2021-08-16 - Ordinance 2021-053 - APPROVING AN AMENDMENT TO THE SPECIAL USE ORDINANCE FOR AN EXISTING GOLF DOME IN MIKE RYLKO COMMUNITY CENTER TO OPERATE YEAR-ROUND AND EXPAND THE PARK DISTRICT ACTIVITIES OFFERED THEREORDINANCE NO. 2021-53
AN ORDINANCE APPROVING AN AMENDMENT TO THE SPECIAL USE ORDINANCE FOR AN EXISTING
GOLF DOME IN MIKE RYLKO COMMUNITY CENTER TO OPERATE YEAR-ROUND AND EXPAND THE PARK
DISTRICT ACTIVITIES OFFERED THERE
VILLAGE OF BUFFALO GROVE,
COOK AND LAKE COUNTIES, ILLINOIS
Golf and Sports Center Dome, 801 McHenry Road
Mike Rylko Community Park
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois Constitution
of 1970; and,
WHEREAS, the real property legally described in Exhibit A ("Property") attached hereto is zoned
in the Residential Estate District with a Special Use for public park facilities pursuant to an Annexation
Agreement dated March 20, 1995 approved by Village Ordinance No. 95-26, with specific plans for
development and operation of the Learning Center being approved by Village Ordinance No. 98-14; and,
WHEREAS, the Special Use on the Property was amended by Village Ordinance No. 2002-35,
which allowed the dome to remain in place year-round, extended the use of the facility pursuant to the
Exhibits attached to said Ordinance, and further allowed the dome structure to remain in place until
May 31, 2006; and,
WHEREAS, the Buffalo Grove Park District requested that the Village amend Ordinance No.
2002-35 concerning removal of the dome by the May 31, 2006 to allow the dome to remain in place in
order to continue golf activities and other recreational uses permitted by said Ordinance, approval of
which was granted by adoption of Ordinance No. 2007-14, including the stipulation that the dome
would be removed by June 1, 2015; and,
WHEREAS, the Buffalo Grove Park District requested that the Village amend Ordinance No.
2007-14 to allow additional activities and recreational uses, approval of which was granted by adoption
of Ordinance No. 2009-4, including the stipulation that the dome would be removed by June 1, 2015;
and,
WHEREAS, the Buffalo Grove Park District requested an amendment of Ordinance No. 2009-4 to
expand the activities allowed in the facility and to allow the dome to remain in place beyond the date of
June 1, 2015 due to the scope and cost of the planned improvements to the facility, approval of which
was granted by adoption of Ordinance 2014-48 including the stipulation that the dome would be
removed by June 1, 2030; and,
WHEREAS, Buffalo Grove Park District has requested amendment of Ordinance 2014-48 to allow
for the existing golf dome in Mike Rylko Community Center to operate year-round and expand the Park
District activities offered there; and,
WHEREAS, the Village Planning & Zoning Commission conducted a public hearing on July 21, 2021
the petition for the special use; and,
WHEREAS, the Planning & Zoning Commission made a finding and determined that the petition
meets the criteria of a special use as set forth in the Buffalo Grove Zoning Ordinance, as described in the
minutes attached as Exhibit B; and,
WHEREAS, the Planning & Zoning Commission voted 9 to 0 to recommend approval of the special
use; and,
WHEREAS, the President and Village Board of Trustees after due and careful consideration have
concluded that the proposed special use is a reasonable use of the Property and will serve the best
interests of the Village.
WHEREAS, the proposed special use shall be operated in accordance with and pursuant to the
following exhibits:
EXHIBIT A Plans
EXHIBIT B Minutes from the July 21, 2021 Planning & Zoning Commission
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS:
Section 1. This Ordinance is made pursuant to and in accordance with the Village's Zoning
Ordinance and the Village's Home Rule powers. The preceding whereas clauses are hereby made a part
of this Ordinance.
Section 2. The Corporate Authorities hereby amend Village Ordinance No. 2014-48 by amending
Section 3.A. and Section 3.13. thereof to read as follows:
3.A. The air -inflated dome structure (Golf and Sports Center Dome) may remain inflated year-
round but shall be removed on or before June 1, 2030. Appropriate repairs and
maintenance shall be performed as necessary, including maintenance of the appearance
of the structure.
3.B. The facility may be used for Park District programming year-round for expanded Park
District activities with daily operating hours of 6:00 a.m. to midnight. The maximum
facility occupancy is limited to 300 persons with the maximum occupancy of the Turf Area
limited to no more than 90 persons. All activities shall be supervised and managed by
employees of the Park District.
Section 3. The Corporate Authorities hereby grant a special use amendment in the residential
district subject to the following conditions:
1. The special use is granted to Buffalo Grove Park District and the said special use does not run
with the land.
2. The special use granted may be assignable to subsequent petitioners seeking assignment of
this special use as follows:
i. Upon application of a petition seeking assignment of this special use, the Village of
Buffalo Grove, in their sole discretion, may approve the assignment administratively,
or may refer it to the Planning & Zoning Commission and/or the Village Board for a
public hearing.
ii. Such assignment shall be valid only upon the written approval of the Village of Buffalo
Grove granting said assignment, which may be granted or denied for any reason.
Section 4. All references, conditions, and obligations to the Property in Ordinance 2014-48, not
otherwise amended by this amendment, shall remain in full force and effect.
Section 5. This Ordinance shall be in full force and effect upon passage.
This Ordinance shall not be codified.
AYES: 5 — Ottenheimer, Weidenfeld, Johnson, Smith, Pike
NAYES: 0 — None
ABSENT: 1— Stein
PASSED: August 16, 2021
APPROVED: August 16, 2021
APPROVED:
Beverly Sussm , Village President
ATTEST:
Jan . irabian, Village Clerk
EXHIBIT A
Plans
Golf and Sports Center Dome, 801 McHenry Road
Mike Rylko Community Park
aYNOG
BUFFALO
GROVE
PARK
DISTRICT
MEMO
To: Dane Bragg, Village
Manager From: Ryan Risinger,
Executive Director
Erika Strojinc, Director of Recreation and Facilities
Re: Golf Dome Village
OrdinanceDate: July 1, 2021
The Buffalo Grove Park District would like to request an amendment to the Golf Dome
Ordinance No.2014-48 from the Village of Buffalo Grove. The last ordinance was from
July 2014 when the life expectancy of the original Dome was extended. The District has
since replaced the original dome structure in July 2017, and that structure has a life
expectancy of 20 years.
The Park District is seeking to amend Village Ordinance No. 2014-48 in the following manner:
1. The District is seeking to expand the use to year round for programming.
Theseadjustments will allow us to better serve the community by expanding
program offerings and rentalopportunities. All activities will be supervised and
managed by employees of the Park District.
In addition, the Buffalo Grove Park District is requesting a waiver of any fees for the
change to thisordinance. If you should need anything further to process this request,
please contact us.
530 Bernard Drive • Buffalo Grove, Illinois 60089 • 847.850.2100.
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1. The special use will serve the public convenience at the location of the subject property;
or the establishment, maintenance or operation of the special use will not be detrimental
to or endanger the public health, safety, morals, comfort, or general welfare;
- The existing building has been built to Federal, State, and local codes. Routine inspections
from the Fire Marshal occur regularly.
2. The location and size of the special use, the nature and intensity of the operation involved
in or conducted in connection with said special use, the size of the subject property in
relation to such special use, and the location of the site with respect to streets giving access
to it shall be such that it will be in harmony with the appropriate, orderly development of
the district in which it is located;
- The existing building is located in Mike Rylko Park located off of McHenry Rd. You are
able to access the building either north or south bound.
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject propertyfor the purposes already permitted in such zoning
district, nor substantially diminish and impair other property valuations with the
neighborhood;
- The existing building has been at the location for over a decade. Many people use the
dome during the winter months to enjoy golf. There is a natural area at Rylko Park that
surrounds three of the four sides of the building.
4. The nature, location and size of the buildings or structures involved with the establishment
of the special use will not impede, substantially hinder or discourage the development and
use of adjacent land and buildings in accord with the zoning district within which they lie;
- The existing structure will not hinder or discourage future development at Rylko Park.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or
will be provided;
- When Rylko Park and the Golf Dome were built, everything was built to specification and
in accordance with the Lake County Storm Water Management requirements, as well as,
State and local requirements.
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance
and exit driveways to and from these parking areas shall be designed so as to prevent
traffic hazards, eliminate nuisance and minimize traffic congestion in the public streets.
530 Bernard Drive • Buffalo Grove, Illinois 60089 • 847.850.2100 • bgparks.org
The existing building has all the proper signage required for traffic. Parking spots are
properly labeled for accessible parking.
Please let me know if you need anymore assistance!
Thank you,
An Howe
Director of Parks and Planning
Buffalo Grove Park District
847.850.2163
530 Bernard Drive • Buffalo Grove, Illinois 60089 • 847.850.2100 • bgparks.org
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EXHIBIT B
Minutes from the July 21, 2021 Planning & Zoning Commission
Golf and Sports Center Dome, 801 McHenry Road
Mike Rylko Community Park
07/21 /2021
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, JULY 21, 2021
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Public Hearincg_jtems For Consideration
1. Consider a Variation for a Proposed Sunroom Addition Which Encroaches into Rear Yard
Setback of the Subject Property 1237 Sandhurst Drive. (Trustee Pike) (Staff Contact:
Nicole Woods)
Village Planner Akash provided background on the proposed addition. She included a
definition of a sunroom and explained the R4 zoning district in which the subject
property sits.
Village Planner Akash noted that the petitioner did speak to all his neighbors and got
signatures from them.
Mr. Block explained his variation for a proposed sunroom addition. He noted that the
architect said the location that is proposed was recommended as the best location.
Chairperson Cesario referenced Packet page 14.
Chairperson Cesario asked if anyone objected to his proposal while collecting signatures.
Mr. Block said no.
Com. Weinstein asked if the immediate neighbors to the south had signed his request.
Mr. Block said yes.
Com. Weinstein asked about the unique circumstance regarding the sunroom?
Mr. Block explained his circumstances.
Com. Moodhe asked about a neighbor on the corner and if they had signed his request
for a sunroom.
Mr. Block said yes
Com. Goldspiel asked if there were any concrete slabs in the backyard.
Mr. Block said said no.
Village Planner Akash explained the plat of survey.
Chairperson Cesario entered the staff report as exhibit 1.
Chairperson Cesorio entered the petitioners collected signatures as exhibit 2.
The Public Hearing was closed at 7:45 PM.
Com. Weinstein made a motion to grant a variation to Section 17.40 of the Buffalo
Grove Zoning Code to allow for a proposed sunroom addition in the rear yard which
encroaches 12'-6" into the required rear yard setback on the subject property. The
sunroom shall be constructed in accordance with the documents and plans submitted as
part of this petition.
07/21/2021
Com Moodhe seconded the motion.
Com. Moodhe commented on the beautiful landscaping at the subject property. He
noted the sunroom goes with the setting.
Com Au asked if there were any other variances on the property.
Village Planner Akash said the addition was in code.
Com. Au noticed the two plats look different.
Mr. Block and Village Planner Akash provided clarification.
Chairperson Cesario spoke in favor of the motion.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan,
ABSENT: Neil Worlikar
Weinstein, Au, Richards
2. Consider a Special Use Amendment to Allow the Existing Golf Dome in Mike Rylko
Community Center to Operate Year -Round and Expand the Park District Activities
Offered There. (Trustee Johnson) (Staff Contact: Nicole Woods)
Village Planner Akash provided a brief background on the Special Use amendment for
the park district to have services year-round and expand park district services. She noted
everything else will remain the same.
Mr. Risinger added that they replaced the dome in 2017 and the new tech that came
with the new dome really allows them to be year-round. He added they have been asked
by many organizations to use the dome for other occasions and have noticed they have a
hard time meeting demand for those services. Mr. Risinger explained having the dome
year-round would Increase revenue and provided additional revenue sources.
Com. Richard asked why it was limited to just winter in 2009.
Mr. Risinger said when it was built it would be deflated and inflated at an incredible cost
of $30,000. He explained the history of the dome and the various amendment they have
made in the past since 2009.
Com. Richards asked if there were any negative reasons to keeping it up year-round.
Mr. Risinger said no.
Com. Goldspiel asked if it was air supported.
Mr. Risinger said yes.
Com. Goldspiel asked how it handles snow and ice.
Mr. Risinger said it has held up well over the past twenty years. He explained the
mechanics of the blower system noting that the blower recognizes the snow and ice on
the dome and will increase air.
Com. Goldspiel asked about much weight the dome can hold.
Mr. Risinger said he does not know the weight it can hold.
Com. Goldspiel asked how long it has been up year-round.
Mr. Risinger said at least 12 years.
Com. Goldspiel asked if there had ever been any problems during that time.
07/21/2021
Mr. Risinger said no and that was with the original fabric.
Com. Goldspiel asked if the dome was heated.
Mr. Risinger said no but some heat does come into the dome form the structure it is
attached to.
Com. Goldspiel asked if engineers looked at it.
Mr. Risinger said yes and noted it has been through 20 winters with no issues.
Com. Goldspiel said he is comfortable that the engineers looked at it.
Mr. Risinger said it is safe.
Com. Goldspiel asked if there was a standby system to keep it inflated.
Mr. Risinger said yes.
Com. Goldspiel asked about outside temp limits.
Mr. Risinger said no, he was unaware of temperature limits.
Com. Moodhe asked when the dome is in normal operation.
Mr. Risinger said during the winter.
Com. Moodhe asked about the new dome and clarified what the Buffalo Grove Park
District was asking for.
Mr. Risinger confirmed they want to be able to offer full year programs and expand the
programs they offer.
Com. Moodhe asked if he could expand upon the services/programs they would like to
provide.
Mr. R provided additional detail on the services they would like to provide.
Com. Moodhe asked if presently they can use the office space for camps.
Mr. Risinger said yes but the space is limited.
Com. Moodhe asked if the structure it is attached to is safe for activities.
Mr. Risinger said yes and noted it is one of the safest places.
Com. Moodhe asked if it was okay with the Fire department.
Mr. Risinger said yes before they got to PZC.
Com. Moodhe clarified the special use is just on number of days.
Village Planner Akash said yes.
Chairperson Cesario asked about parking.
Mr. Risinger said they are good.
Chairperson Cesario spoke in favor of the petition
Com. Goldspiel provided some history on why the original special use was given the
restrictions it was.
Chairperson Cesario entered the staff report was exhibit 1.
07/21/2021
The Public Hearing was closed at 8:07 PM.
Com. Weinstein made a motion to grant a positive recommendation to the Village Board
for a Special Use amendment to Ordinance No. 2007-35, as amended by Ordinance No.
2009-4, and as amended by Ordinance No. 2014-48, to allow for an existing Golf Dome
in Mike Rylko Community Center to operate year-round and to expand Park District
activities offered there, subject to the following conditions:
1. The special use allows year-round Park District activities at the existing Golf Dome in
Mike Rylk Community Center
2. The special use is granted to the Buffalo Grove Park District and the said special use does
not run with the land.
3. The special use granted may be assignable to subsequent petitioners seeking assignment
of the special use as fllows: Upon application of petition seeking assignment of this
special use, the Village of Buffalo Grove, in their sole discretion, may approve the
assignment administratively, or may refer it to the Planning and Zoning Commission
and/or the Village Board for public hearing; and such assignment shall be valid only
upon the written approval of the Village of Buffalo Grove granting said assignment,
which may be granted or denied for any reason.
Com. Moodhe spoke in favor of the motion
Com. Weinstein spoke in favor of the motion
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 8/16/2021 7:30 PM
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au, Richards
ABSENT: Neil Worlikar
Regular Meeting
Other Matters for Discussion
1. Workshop - Proposed Speedway Expansion at 201 N Milwaukee (Trustee Pike)
(Staff Contact: Brett Robinson)
Village Planner Akash provided a brief background on the parcel. She noted they
were before the Village Board on June 21, and the Village Board was in support
of it.
Mr. Kalischefski, the Architect with Speedway provided detail on the site plan
and referenced to packet page 37 and 42. He discussed traffic flow, fueling
stations, material used for the facility, and landscape.
Com. Spunt asked about truck parking for people who want to go in and play
video gaming.
Mr. Kalischefski pointed to the black line on packet page 37, noting they can pull
forward to allow other trucks to move and fuel.
Mr. Hallick added that truckers are not the ones gaming and don't typically use
the slots. Video gaming is typically popular with residents.
07/21/2021
Com. Spunt asked if there was a curb -cut at Riverwalk.
Mr. Kalischefski said yes. Left in and out, right in and out.
Com. Spunt asked how they will advertise for trucks to let them know they can
stop there.
Mr. Kalischefski said through signage, and signage that says truck entrance and
exit.
Com. Richards thanked them for the presentation. He went over the variations
they will be coming to them for and asked if there would be additional variations
they will need.
Mr. Kalischefski said they will be looking for a variation on the number of signs.
He spoke to size of signs and how they would be broken up.
Com. Richards referenced packet page 42.
Mr. Kalischefski talked about the breakdown they will have for the public
hearing for the sign.
Village Planner Akash said staff will review the signs and lights prior to their next
public hearing.
Com. Au asked about the building they will be taking down and if it would be
displacing any residents.
Mr. Hallick said they are working on termination of tenants.
Com. Au asked if the tenants are being incentivized to stay in BG.
Staff noted they were looking into it.
Com Au asked if they are meeting all other standards for a truck stop.
Mr. Hallick said yes.
Com. Au asked about the landscape plan, and if that is how it is going to look.
Mr. Kalischefski said yes and the landscape was picked to withhold salt and
other conditions experienced in Illinois.
Com. Au asked if speedway was going to be maintaining the landscape.
Mr. Hallick said they will take care of it via a contract.
Com Au commented on the style of the building and noted the building style in
that area was more modern then their planned development. She asked why
they were going with standard brown.
Mr. Kalischefski said they went with the brown to sensitive to the community
across the street.
Mr. Hallick commented on the standards they keep store to store. He noted by
keeping the same style passerby's know it as a speedway facility.
Com. Khan asked if they will have a full traffic impact report.
Mr. Kalischefski said yes they will include the final report.
Com. Khan asked if they know that IDOT maintains that road.
07/21/2021
Mr. Kolischefski said yes.
Com. Khan asked if there is written approval and if 1DOT liked their plan.
Mr. Kolischefski said they have an email with no concerns.
Com. Khan asked about increased traffic.
Mr. Kalischefski said with the initial studies, traffic would increase by 1%.
Com. Khan asked if they were foot access points.
Mr. Kolischefski said no, and continued to talk about the access points on packet
page 37.
Com. Moodhe asked about the distance from the sidewalk to the pump.
Mr. Kalischefski said typically it is 40 feet. He explained the center of the
dispenser is between 65 feet and 62 feet which allows cars to go around two-
way traffic.
Com. Moodhe asked about the two gray pavements on packet page 37.
Mr. Kalischefski said they have different support for vehicles.
Com. Moodhe asked where the tanks are now and where they will be.
Mr. Kalischefski provided detail on the tanks new position. He referenced packet
page 37.
Com. Moodhe asked if they will be putting more landscape than shown.
Mr. Kalischefski said will be placing it more strategically and have a more
enhanced landscape plan for the final hearing.
Cam. Moodhe asked how long the building would be shut down.
Mr. Hallick said they will try to keep it operating as long as possible.
Mr. Kalischefski provided additional detail on the closure of the store.
Com. Moodhe asked how many dispensers there were going to be.
Mr. Hallick said 6 dispensers to 10
Com. Moodhe asked about diesal dispensers.
Mr. Hallick said 4 to 2
Com. Moodhe asked if there will be any communication to keep the rumors at
bay regarding the development.
Mr. Hallick said they feel the pain as calling it a truck stop.
Com. Goldspiel asked if they will have any charging stations.
Mr. Hallick said no, but they have investigated it.
Com. Goldspiel asked about the number of gaming stations.
Mr. Hallick spoke briefly about the setup of the gaming stations.
07/21/2021
Com. Weinstein commented on the existing building and believes this will be an
upgrade in facility. He commented on the proposal stating that it looks like a
pretty good proposal and hopes the landscape looks like the proposal does.
Com. Spunt spoke more about car charging stations and told them it is
something to think about it.
Mr. Hallick thanked them for your recommendation.
Chairperson Cesario mode a clarification on video gaming at the new Speedway.
Village Attorney Brankin said the topic fair game for workshop but not really for
the public hearing.
Com. Moodhe commented on the landscape plan. He recommended they
coordinate with village arborists for landscape.
Mr. Kalischefski and Mr. Hallick thanked him for his recommendation.
Chairperson Cesario said it is a nicer fueling center and spoke in favor of the
petition.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au, Richards
ABSENT: Neil Worlikar
Approval of Minutes
Planning and Zoning Commission - Regular Meeting - Jun 16, 2021 7:30 PM
RESULT:
AYES:
ABSENT:
ACCEPTED AS AMENDED [UNANIMOUS]
Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au, Richards
Neil Worlikar
Chairman's Report
Committee and Liaison Reports
Commissioner's provided reports from the past Village Board meetings as it pertained to the
Planning and Zoning Commission.
Staff Report/Future Agenda Schedule
Village Planner Akash provided the commissioners with items they will begin to see in the near
future.
Public Comments and Questions
Adjournment
The meeting was adjourned at 9:11 PM
Chris Stilling
07/21/2021
APPROVED BY ME THIS 21st DAY OF July , 2021