2021-04-21 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
April 21, 2021 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
2. Open Meetings Act Compliance
Pursuant to orders issued in response to the COVID-19 pandemic, this Public Hearing is
closed to in-person, public attendance. The hearing is being held via Zoom web
conference meeting, which permits the public to fully participate in the virtual Public
Hearing via Zoom on a computer, tablet or phone. Details on how to access and
participate in this online virtual hearing are available below. More information
pertaining to the meeting information and links to the virtual meeting can be found at
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II. Public Hearings/Items For Consideration
III. Regular Meeting
A. Other Matters for Discussion
1. Preliminary Plan Approval for a New Industrial Building at 1305 Busch Parkway
(Trustee Johnson) (Staff Contact: Nicole Woods)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Apr 7, 2021 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
Updated: 4/16/2021 11:29 AM Page 1
Action Item : Preliminary Plan Approval for a New Industrial
Building at 1305 Busch Parkway
Recommendation of Action
Staff recommends approval subject to the conditions in the attached staff report.
The subject property is partially improved with a parking lot and is 3.3 acres in area. The petitioner is
seeking to construct a new 50,516 square foot industrial building on the unimproved portion of the parcel.
The building will be multi-tenant with the northern tenant being occupied by the petitioner, Premier Design
+ Build Group. They plan to lease the remaining portion to an unknown tenant. As the proposed plan
complies with all applicable ordinances, a public hearing is not warranted. However, preliminary plan
approval is required prior to the issuance of a building permit.
ATTACHMENTS:
Staff Report (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Johnson Nicole Woods, Community Development
Wednesday, April 21, 2021
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: April 21, 2021
SUBJECT PROPERTY LOCATION: 1305 Busch Parkway
PETITIONER: Premier Design + Build Group
PREPARED BY: Christopher Stilling, Director of Community Development
REQUEST: Petition to the Village of Buffalo Grove for preliminary plan
approval for a 50,516 square foot industrial building.
EXSITING LAND USE AND ZONING: The property is partially improved with a parking lot.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be Industrial.
PROJECT BACKGROUND
The subject property is partially improved with a
parking lot and is 3.3 acres in area. The petitioner is
seeking to construct a new 50,516 square foot
industrial building on the unimproved portion of the
parcel. The building will be multi-tenant with the
northern tenant being occupied by the petitioner,
Premier Design + Build Group. They plan to lease the
remaining portion to an unknown tenant. As the
proposed plan complies with all applicable
ordinances, a public hearing is not warranted.
However, preliminary plan approval is required prior
to the issuance of a building permit.
PLANNING & ZONING ANALYSIS
The following is a summary outlining compliance with the Village Code:
Zoning
The proposed development fulfills the dimensional requirements in the I District as shown below.
Industrial District Dimensional Requirements Vs Proposed Development at 1305 Busch Parkway
I District Requirements Proposed Development
Se
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Front 25 ft. (Min) 57.2 ft. at the closest point
Side 15 ft. (Min) 92.5 ft. at the closest point
Rear 15 ft. (Min) 23.9 ft. at the closest point
Building Height 4 Stories or 50 ft (whichever is less) 2 stories and 37.6 ft at the peak
FAR 0.8 (Max) 0.35
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Surrounding Land Uses
The proposed development is consistent with the other industrial uses and development within the
Corporate Grove industrial park, all of which is zoned Industrial.
Proposed Infrastructure and Facilities
Vehicular Accessibility & Parking
The proposed development includes a total of 62 parking spaces. Parking in the Industrial District is based
on the number of employees and office space provided. The developer will occupy 24,146 square feet,
which includes 7,000 square feet of office/mezzanine. As such, the developer’s portion of the site will
require 23 parking spaces. The parking for the remaining portion (26,370 square feet) cannot directly be
addressed at this time because it will be based on total number of employees of the future tenant. The
requirement is likely to be satisfied as 39 spaces would accommodate approximately 60 employees. When
a final user is identified, further review and analysis will be completed.
The petitioner will utilize the existing vehicular point of access onto Busch Parkway for the development.
They have provided a brief analysis from their traffic engineer which finds that the traffic and circulation
will meet Village requirements.
Stormwater
When the Corporate Grove development was constructed, stormwater detention was provided for this
parcel. Consequently, the existing system can sufficiently serve the proposed building. All required
stormwater is being provided and the proposed project would comply with both the Village’s
Development Ordinance and the Lake County Watershed Development Ordinance.
Landscaping
The applicant has provided a preliminary landscape plan for the overall site. The plan includes landscaping
around the new building as well as within the parking lot. At the request of the Corporate Grove
Association, the petitioner is also providing extension landscaping along the eastern boundary to
effectively screen the truck docks from the existing office uses to the east.
Elevations
The proposed new building would be 2-stories and have a height of approximately 37.5 feet at the highest
point. The material of the building would consist of pre -cast materials. In an effort to screen the loading
docks from Busch Parkway, the petitioner is providing a 14 foot high screen wall that will be covered with
ivy. Overall, staff finds the elevations to be acceptable and meet the Village’s requirements. Further
evaluation will be done as part of the final building permit process. Signage for the building has not been
identified yet; however they fully intend to meet Village Code.
DEPARTMENTAL REVIEWS
Village
Department
Comments
Engineering The Village Engineer has reviewed the proposed plans and has no specific comments
regarding the preliminary plans. The Village Engineer does note that the Developer
still needs to complete final engineering.
Fire
Department
The Fire Department has reviewed the proposed plans and does not have any
objections. Further review will be required at time of the building permit submittal.
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STAFF RECOMMENDATION
Staff recommends approval subject to the following conditions:
1. The proposed development shall be developed in substantial conformance to the plans attached
as part of the Ordinance and in accordance to Section 16.20.070 of the Development Ordinance.
2. The petitioner shall provide samples of the building materials prior to the issuance of a building
permit. Following a review and analysis of the staff Appearance Review Team (ART), the elevations
may need to be revised in a manner acceptable to the Village.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall review the plans and then make a recommendation to the
Village Board.
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1305 Busch Parkway
Buffalo Grove, IL
Speculative Industrial Facility
Our proposed plan for 1305 Busch Parkway entails:
• Constructing an approximately 43,146 sf footprint precast facility
• Approximately 30’ clear-height
• 4 or 5 exterior dock positions on east elevation
• 2 Drive-In-Doors
• Main office on Busch Frontage and spec office for tenant on south
• Storefront glass and Faux wood entry features
• Façade design to be appropriate for the park
• Designed for two-tenants (Premier Design + Build Group and TBD)
• Re-use of existing parking lot geometry as allowable with new site layout
We believe the target user for the rentable space would be a light manufacturer, light process or a
service (plumber, HVAC, etc.) company. The expectation is that this would not be a heavy distribution
user as this would be unusual for the park.
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15
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BUSCH PARKW
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(2) BAYS @ 60'-0"
(3
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(4)
EXTERIOR
DOCKS
D.I.D.
D.I.D.
16
60'-0"
PROPOSED
FACILITY
50,516 SQ.FT.
11
3
(62) CAR
PARKING STALLS
TENANT B
26,370 SQ.FT.
TENANT A
24,146 SQ.FT.
(INCLUDES MEZZA
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1ST FLOOR = 43,136 S
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2ND FLOOR = 7,380
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5
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21'-2"
20'-10
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62'-0"
19
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14' HIGH
SCREEN WALL
COVERED W/ IVY
50
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48
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FENCE DUMPSTER
ENCLOSURE
W/GATES ON
CONC. PAD
PLAN
NORTH
PROPOSED FACILITY
BUFFALO GROVE, ILLINOIS
SITE PLAN:
0 40 FEET2010
3.348
50,516
145,837
BUILDING AREA (GROSS):
SITE AREA:
DATA:
SQ.FT.
SQ.FT.
ACRES
4EXTERIOR DOCKS:DOCKS
2 DOORDRIVE-IN-DOORS:
CARS63CAR PARKING:
F.A.R.:.35
30CLEAR HEIGHT:FEET
APRIL 5, 2021 #14163
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BUSCH
PARKWAY
TREE TO BE
REMOVED (TYP)
EXISTING TREE TO
REMAIN (TYP)
NOTE: ORNAMENTAL PLANTING
ALONG R.O.W. TO PROVIDE
MULTI-SEASONAL INTEREST
NATIVE
PLANTING
EXISTING TREE TO
REMAIN (TYP)
2-UCU
TURF
TURF
FOUNDATION PLANTING
AT ENTRANCE
1-PAS 12
NOTE: LARGE EVERGREENS TO
SUPPLEMENT THE EXISTING TREE
LINE AND PROVIDE SCREENING OF
LOADING AREA
3-AC
CONTINUOUS
HEDGE
CONTINUOUS
HEDGE
GREEN WALL TO BE PLANTED
WITH HARDY VINES
GENERAL CONSTRUCTION NOTES
1.REQUIRED LANDSCAPE MATERIAL SHALL SATISFY AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND BE STAKED, WRAPPED, WATERED AND MULCHED PER
ORDINANCE.
2.BEFORE ANY EXCAVATION ON THE SITE, CALL TO LOCATE ANY EXISTING UTILITIES ON THE SITE. THE CONTRACTOR SHALL FAMILIARIZE HIM/HERSELF WITH THE
LOCATIONS OF ALL BURIED UTILITIES IN THE AREAS OF WORK BEFORE STARTING OPERATIONS. THE CONTRACTOR SHALL BE LIABLE FOR THE COST OF REPAIRING OR
REPLACING ANY BURIED CONDUITS, CABLES OR PIPING DAMAGED DURING THE INSTALLATION OF THIS WORK.
3.FOUR FOOT HIGH FENCING OR OTHER RIGID MATERIAL IS TO BE ERECTED AROUND THE DRIP-LINE OF ALL TREES TO BE SAVED.
4.PLANT QUANTITIES ON PLANT LIST INTENDED TO BE A GUIDE. ALL QUANTITIES SHALL BE CHECKED AND VERIFIED ON PLANTING PLAN. ANY DISCREPANCIES SHALL BE
DISCUSSED WITH THE LANDSCAPE ARCHITECT.
5.ANY DEVIATIONS FROM OR MODIFICATIONS TO THIS PLAN SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.
6.CONTRACTOR TO NOTIFY LANDSCAPE ARCHITECT UPON DELIVERY OF PLANT MATERIAL TO THE SITE. LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY
PLANT MATERIAL THAT DOESN'T MEET STANDARDS OR SPECIFICATIONS OF THE PROJECT.
7.ALL PLANT MATERIAL TO BE INSTALLED PER THE PLANTING DETAILS PROVIDED ON THIS PLAN SET.
8.ALL BED EDGES TO BE WELL SHAPED, SPADE CUT, WITH LINES AND CURVES AS SHOWN ON THIS PLAN SET.
9.ALL PLANTING BEDS TO BE PREPARED WITH PLANTING MIX: 50% TOPSOIL, 50% SOIL AMENDMENTS (3 PARTS PEATMOSS, 1 PART COMPOST, 1 PART SAND)
10.ALL PARKING LOT ISLANDS SHALL BE BACKFILLED WITH THE FOLLOWING: 2' OF BLENDED GARDEN SOIL MIX (60% TOPSOIL, 30% COMPOST, 10% SAND) OR 6" OF ONE
STEP BY MIDWEST TRADING, TOP DRESSED AND TILLED INTO 18" OF TOPSOIL.
11.ALL SPECIFIED LANDSCAPE MATERIAL INDICATED ON THE CONSTRUCTION DOCUMENTS WILL BE REQUIRED TO BE MAINTAINED THROUGHOUT THE LIFE OF THE
PROJECT AND MUST BE REPLACED SHOULD IT DIE OR BECOME DAMAGED.
12.ALL PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE FROM SUBSTANTIAL COMPLETION AS DETERMINED BY THE LANDSCAPE ARCHITECT, AND SHALL BE
REPLACED SHOULD IT DIE WITHIN THAT PERIOD.
13.PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND UTILITIES TO REMAIN FROM DAMAGE CAUSED BY SETTLEMENT, LATERAL MOVEMENT, UNDERMINING,
WASHOUTS AND OTHER HAZARDS CAUSED BY SITE IMPROVEMENT OPERATIONS.
14.ALL LAWN AREAS TO BE SEEDED WITH STANDARD TURF GRASS SEED AND COVERED WITH EROSION CONTROL BLANKET. UNLESS OTHERWISE SPECIFIED ON THE
PLAN.
15.CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL EXISTING TREES TO REMAIN. PREVENT ANY DISTURBANCE OF EXISTING TREES INCLUDING ROOT ZONES. USE
TREE PROTECTION BARRICADES WHERE INDICATED. PROTECT EXISTING TREES TO REMAIN AGAINST UNNECESSARY CUTTING, BREAKING OR SKINNING OF ROOTS,
BRUISING OF BARK OR SMOTHERING OF TREES. DRIVING, PARKING, DUMPING, STOCKPILING AND/OR STORAGE OF VEHICLES, EQUIPMENT, SUPPLIES, MATERIALS OR
DEBRIS ON TOP THE ROOT ZONES AND/OR WITHIN THE DRIPLINE OF EXISTING TREES OR OTHER PLANT MATERIAL TO REMAIN IS STRICTLY PROHIBITED.
16.THE CONTRACTOR AT ALL TIMES SHALL KEEP THE PREMISES ON WHICH WORK IS BEING DONE, CLEAR OF RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS
REMOVED FROM THE SITE SHALL BE DISPOSED OF LEGALLY.
17.ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE AND LOCAL CODES AND ORDINANCES.
OVERALL LANDSCAPE PLAN
SCALE: 1" = 30'-0"
0 30'60'
N
15'
TREE WRAP
6" MIN.
LEVELING
COURSE
SCARIFY AND LOOSEN EDGES OF
TREE PIT TO ENCOURAGE NEW
ROOT PENETRATION
SOIL MIX
CONSTRUCT 3"
TREE SHALL BEAR SAME
RELATION TO
FINISHED GRADE AS
RELATED TO
NURSURY GRADE
SAUCER AROUND
PLANT PIT
DRIPLINE
FOR EVERGREENS
MULCH FOLLOWS
SPECIFIED SOIL
COVERED WITH
& COMPLETELY
REMAIN INTACT
TREE BALL TO
MIX AND/OR
MULCH
AROUND TREE TRUNK
DO NOT MOUND MULCH
MULCH.
3" UNIFORM DEPTH
FOR SHADE TREES
5' MULCH BED
FINISHED
FINISHED GRADE
TAPER TO
SELECTIVE PRUNING
DONE AFTER PLANTING APPEARANCE
VERTICAL AND TRUE
ROTATED FOR BEST
TREE PLANTING DETAIL
GRADE
GROUNDCOVER DETAIL
ABOVE FINISHED
GRADE
FINISHED
TAPER TO
GRADE
SOIL MIX
GRADE
FINISHED
RAISE BED 3"
LAYOUT
TRIANGULATED
SPACING
PLAN FOR
SEE LANDSCAPE
PRUNING DONE
AFTER PLANTING
ROOT COLLAR
INTACT & COMPLETELY
COVERED WITH
SPECIFIED SOIL MIX
AND RECOMPACT
SCARIFY TO 4" DEPTH
SHRUB BALL TO REMAIN
AND/OR MULCH
BASE OF SHRUB
COURSE
TAPER TO
3" LEVELING
GRADE
FINISHED
GRADE
FINISHED
SEE LANDSCAPE
MULCH,DO NOT MOUND
PLAN FOR
3" UNIFORM DEPTH
MULCH AROUND
SPACING
TRIANGULATED
LAYOUT
GRADE
SOIL
SHALL BE
+1" ABOVE
FINISHED
MIX
SELECTIVE
SHRUB PLANTING DETAILPARKING LOT ISLAND
SPADED PLANTING
BED EDGE
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60'-0"
EL: 645.40
FIN. GRADE
DOCK AREA
PARKING LOT
EL: 650.00
FIN. FLR.
EL: 648.00
FIN.FLR.
RETENTION POND
EL: 650.00
FIN. FLR.
PROPOSED FACILITY
BUFFALO GROVE, ILLINOIS
BUILDING SECTION
APRIL 5, 2021 #14163
SCALE: 1/8" = 1'-0"
3.A.1.b
Packet Pg. 11
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KLOA, Inc. Transportation and Parking Planning Consultants
9575 West Higgins Road, Suite 400 | Rosemont, Illinois 60018
p: 847-518-9990 | f: 847-518-9987
April 1, 2021
Mr. Brian Paul
Managing Principal
Premier Design + Build Group
1000 W. Irving Park Road, Suite 200
Itasca, Illinois 60143
Re: 1305 Busch Parkway
Buffalo Grove, Illinois
Dear Brian:
Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) has reviewed the site plan prepared by
SPACECO, Inc. dated April 1, 2021 for the proposed office/warehouse building to be located at
1305 Busch Parkway in Buffalo Grove, Illinois. The site is currently occupied by a surface parking
lot. As we understand it, the plans call for an approximate 53,000 square-foot building of which
approximately 15,000 square feet will be for office use. The building will also be provided with
five loading docks. Access is proposed off Busch Parkway at the same location of the existing
access drive serving the parking lot.
Based on a review of the site plan and the truck AutoTurn diagrams prepared by SPACECO, Inc.
(enclosed), the proposed development will be appropriate from a traffic standpoint for the
following reasons:
− Busch Parkway is a multi-lane major collector that carries an Annual Average Daily Traffic
(AADT) volume of approximately 21,700 vehicles, of which approximately 3,050 vehicles
(14 percent) are trucks.
− The site is currently occupied by a surface parking lot with access off Busch Parkway in
alignment with the access drive serving the existing office building on the north side.
− The proposed development will be a low traffic generator with 270 estimated daily trips,
which will increase traffic on Busch Parkway by less than one percent.
− This low increase in traffic indicates that the proposed development will not have a
significant impact on the traffic operations along Busch Parkway.
− The proposed access drive providing one inbound lane and one outbound lane in alignment
with the existing access drive on the north side will be adequate in accommodating the
traffic movements in and out of the site. Outbound movements should be under stop sign
control.
3.A.1.b
Packet Pg. 12
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Mr. Brian Paul
April 1, 2021
Page 2
− Based on the AutoTurn exhibits prepared by SPACECO, Inc., trucks will be able to
maneuver internally to access the five loading docks without encroachment or conflicts.
The four southern docks will accommodate large semi-trailers whereas the northernmost
dock will be restricted to single-unit trucks.
Should you have any questions or require additional information, please let me know.
Sincerely,
Luay R. Aboona, PE, PTOE
Principal
Enc.
3.A.1.b
Packet Pg. 13
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30"
nail
3
643.64TC646.08646.38TC646.10TC646.06646.24TC646.12646.28TC646.09647.15647.02646.88646.66646.80646.63647.31646.93646.29646.30646.21646.15646.05TC646.20646.26646.23646.38646.42646.41646.12646.23TC646.29646.69646.89TC646.33TC646.32647.07TC646.33TC646.84TC647.09646.50TC646.86647.20TC646.76TC646.61647.10TC646.62TC646.43646.84TC646.36TC646.08646.58TC646.07TC645.84646.40TC645.87646.36TC645.93646.47TC645.92646.47647.39647.42646.94640.44640.50bb
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642.52647.47647.65646.62648.14646.82643.61644.93645.08645.54646.25646.08645.27bb
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325
645.48TC648.45648.02TC648.51648.12648.15TC648.54TC648.11TC647.48TC646.85646.45646.46647.26TC647.98TC647.59TC647.09TC646.66TC646.49646.05TC646.58TC646.80TC646.82TC646.76TC646.71646.61646.43645.92646.00645.92645.75640.31645.11645.63TC646.30645.89645.90646.42646.40646.07646.33646.08645.78TC646.63645.46645.28640.42640.38645.35645.57TC646.39TC646.36645.55TC646.43TC646.62TC646.64TC646.19646.52646.55646.34646.08646.04646.02646.41646.32646.12TC646.60TC646.71FL646.22TC646.74TC646.83TC646.92TC646.77646.70647.03647.05647.31647.28647.17647.11647.50647.89647.80648.47648.15647.32647.14646.79646.44646.99646.84647.51647.89647.12647.31647.85649.78649.45646.84646.11646.14647.38647.52646.88648.14648.32648.47648.47648.47648.27648.15648.63648.87648.32648.43648.09TC646.46TC646.70645.44645.21644.71638.69645.99646.02645.86645.54TC645.70644.66644.39643.98643.90643.80643.59643.71643.63643.48643.29643.46643.67638.73643.20643.10643.46643.31642.89642.86642.89641.99642.04641.92638.75TC645.94646.02646.54TC646.22TC646.93TC647.30647.36TC647.36TC647.50646.53TC647.04TC646.99TC646.95646.36646.34639.97639.84638.66640.20639.93638.77641.87646.28647.13643.68640.08639.86638.79647.72646.12642.91643.45641.38645.52647.89648.16648.80645.15643.28647.34644.34646.06643.18643.83643.68644.56nail
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648.62643.32640.25640.19640.17643.91644.36643.97640.06640.18640.46640.33641.28638.63640.60638.78640.87639.89638.67639.86640.95640.14640.00638.77640.61640.03639.90638.68638.68639.80639.93640.47640.58639.91639.66638.70638.74639.71639.98643.48644.00640.81640.19639.99638.78638.55640.14640.25644.1836"
10"X3
16"
20"
30"
30"
10"
9"x3
12"
14"
STORM STRUCTURE
RIM 645.66
INV 10" N 641.41
INV 15" N 640.11
INV E+W+S 639.96
STORM STRUCTURE
T/C 645.74
FL 645.46
INV 641.66
STORM STRUCTURE
T/C 645.64
FL 645.27
INV 640.52
SANITARY STRUCTURE
RIM 646.30
INV 636.24
STORM STRUCTURE
RIM 645.50
INV 12" 641.90
INV 6" PVC 642.37
STORM STRUCTURE
RIM 645.51
INV 12" 640.56
INV 6" PVC 640.86
STORM STRUCTURE
RIM 645.47
INV 12" 641.82
INV 6"PVC N 642.57
INV 6" PVC S 642.42
STORM STRUCTURE
RIM 645.52
INV 12" 640.35
INV 6" PVC 640.65
STORM STRUCTURE
RIM 645.33
INV 12" 641.91
INV 6" PVC 642.21
STORM STRUCTURE
RIM 645.44
INV 12" 640.24
INV 6" PVC N 640.50
INV 6" PVC S 640.60
521.84
3
1
2
.9
9
SANITARY STRUCTURE
RIM 646.04
INV 636.67
SANITARY STRUCTURE
RIM 646.53
INV 632.69
STORM GRATE
RIM 645.56
STORM GRATE
RIM 645.57
STORM GRATE
RIM 645.52
STORM GRATE
RIM 645.56
INV 18" RCP 638.70 INV BOX CULVERT 638.50
UNDER ROAD
inv
804
638.50
36"RCP IN HEADWALL.
INV 640.03
INV PARTIALLY COLLAPSED
12" FES 638.23
INV EXPOSED 12"
RCP 639.52
INV PARTIALLY COLLAPSED
12" FES 638.11
INV EXPOSED 12"
RCP 639.64
INV PARTIALLY COLLAPSED
12" FES 638.11
INV EXPOSED 12"
RCP 639.71
1
5
"
R
C
P
1
5
"
R
C
P
10" RCP36" RCP
3
6
"
R
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P
18" RCP
18" RCP
12" SANITARY
L
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12" RCP
12" RCP
12" RCP
12" RCP
12" RCP
12" RCP
6
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6
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6
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4
2
3.
5
9
(REC ARC 325.67 RAD 2166.94)
(REC CHORD 325.37 )
LOT 15
"NO BUILDING OBSERVED"
LOT 16
LOT 14
2
0
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20 FOOT DRAINAGE EASEMENT(DOC 2305059)
PRIVATE WATER DETENTION
EASEMENT (DOC 2305059)
PRIVATE WATER DETENTION
EASEMENT (DOC 2305059)
5 FOOT PUBLIC UTILITY
EASEMENT (DOC 2305059)
50 FOOT BUILDING LINE
(DOC 2305059)
RETENTION POND
R
E
T
E
N
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N
P
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N
D
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7-4-20
1
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WATER ELEVATION
ON 7-4-2018 = 638.7
W
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V
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EDGE OF WATER
EDGE OF WATER
EDGE OF WATER
EDGE OF WATER
WATER VALVE
RIM 646.86
TWM 640.15
TWM 639.14
UTILITY
VAULT
UTILITY
CABINET
UTILITY
CABINET ON
POST
TRANSFORMER
UTILITY
CABINET
FOUND IRON PIPE
SET IRON PIPE
15' WESTERLY
FOUND IRON PIPE
FOUND IRON PIPE
LIMIT OF FLOOD ZONE X AS
DEPICTED ON FLOOD MAP PANEL
17097C0266K
LIMIT OF FLOOD ZONE AE AS
DEPICTED ON FLOOD MAP PANEL
17097C0266K
LIMIT OF FLOOD ZONE AE ASDEPICTED ON FLOOD MAP PANEL
17097C0266K
LIMIT OF FLOOD ZONE X ASDEPICTED ON FLOOD MAP PANEL17097C0266K
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BUSCH
PARKWAY
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R = 360.46'
LOT 3 BARCLAY STATION SUBDIVISION
6
6
6
8
8
10
11
11
12
13
14
15
16
FLOOD ZONE X
FLOOD ZONE AE
FLOOD ZONE AE
FLOOD ZONE AE
B
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BLACKTOP PATH
80' ROW
W
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RAD 2166.94
CHORD N83°45'26"E
325.35
RESERVATION OF EASEMENT FOR
UTILITIES BETWEEN THE BUILDING
LINE AND PROPERTY LINE AS
PER DOCUMENT 3800084
17
639
639
639
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639
639
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(c) 2021 Transoft Solutions, Inc. All rights reserved.
(c) 2021 Transoft Solutions, Inc. All rights reserved.
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LOT 15
"NO BUILDING OBSERVED"
LOT 16
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(c) 2021 Transoft Solutions, Inc. All rights reserved.
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(c) 2021 Transoft Solutions, Inc. All rights reserved.
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(c) 2021 Transoft Solutions, Inc. All rights reserved.
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(c) 2021 Transoft Solutions, Inc. All rights reserved.
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(c) 2021 Transoft Solutions, Inc. All rights reserved.
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(c) 2021 Transoft Solutions, Inc. All rights reserved.
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04/7/2021
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, APRIL 7, 2021
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
2. Open Meetings Act Compliance
Pursuant to orders issued in response to the COVID-19 pandemic, this Public Hearing is
closed to in-person, public attendance. The hearing is being held via Zoom web
conference meeting, which permits the public to fully participate in the virtual Public
Hearing via Zoom on a computer, tablet or phone. Details on how to access and
participate in this online virtual hearing are available below. More information
pertaining to the meeting information and links to the virtual meeting can be found at:
<https://us02web.zoom.us/j/82722018540>
Please click the link below to join the webinar:
<https://us02web.zoom.us/j/82722018540>
Or iPhone one-tap :
US: +13126266799,,82722018540# or +13017158592,,82722018540#
Or Telephone:
Dial(for higher quality, dial a number based on your current location):
US: +1 312 626 6799 or +1 301 715 8592 or +1 929 436 2866 or +1 253 215 8782 or +1 346 248
7799 or +1 669 900 6833
Webinar ID: 827 2201 8540
International numbers available: <https://us02web.zoom.us/u/kcHsJeU0zJ>
The Planning and Zoning Commission recording secretary called the roll. In Attendance
was Chairperson Cesario, Com. Weinstein, Com. Goldspiel, Com. Moodhe, Com. Au, Com.
Richards, and Com. Spunt. Absent were Com. Khan and Com. Worlikar.
Public Hearings/Items For Consideration
1. Consider Variations from the Sign Code to Allow for Three Wall Signs at 745 S Buffalo
Grove Rd. (Trustee Johnson) (Staff Contact: Nicole Woods)
Village Planner Akash provided background on the proposed variations to the Villages
Sign Code for the Ace Hardware store at 745 S. Buffalo Grove Road.
Mr. Sheahen, owner of the Ace Hardware, provided additional background on the
signage he is requesting.
Com. Moodhe asked for clarification on the variations.
3.B.1
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Village Planner Akash provided clarification on the variations and the calculations used
for the signage.
Com. Moodhe asked if the rental and backyard BBQ sign would be lighted.
Village Planner Akash replied that they would not be.
Com. Goldspiel asked about the visibility of the ground sign expressing concerns that it is
blocked by the other tenant signs.
Chairperson Cesario asked the petitioner if he intends to change the structure of the
ground sign.
Mr. Sheahen replied that he does not intend to change the structure of the ground sign.
Chairperson Cesario referenced packet page 12 and confirmed with the petitioner about
the changes to the façade of the building.
Mr. Sheahen explained that his is renovating the outside with like materials to match the
rest of the building and going away with the triangle front.
Com. Weinstein commented on the ground sign on packet page 12.
Com. Weinstein expressed that he agrees the Ace sign should be larger on a building of
that size, and thinks the additional signage is not aggressive.
Com Weinstein asked the petitioner what the additional signage accomplishes.
Mr. Sheahen explained the additional signage highlights the unique goods and services
they offer.
Com. Au asked the petitioner if his other stores have the additional signage.
Mr. Sheahen replied that he does at the Highland Park store and will soon have the
additional signs on Palatine store in the fall as it is approved.
Com. Spunt asked if the inside was also going to be remodeled.
Mr. Sheahen replied that it has been rearranged and has had some cosmetic changes.
Village staff report was entered as exhibit one.
Mr. Sheahen thanked the Commission for their time and consideration.
Public hearing was closed at 7:55 PM.
Com Weinstein made a motion to recommend approval for variations to Section 14.16 of
the Buffalo Grove Sign Code to allow for the main sign to exceed the permissible length
of the wall sign by 10’ and the permissible area of wall sign by 152 square feet; and to
allow for two secondary signs on the west building façade of the Ace Hardware building
shall be installed in accordance with the documents and plans submitted as part of this
petition.
Com. Richards seconded the motion.
Chairperson Cesario spoke in favor of the petition.
Com. Moodhe spoke in favor of the petition.
3.B.1
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RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Weinstein, Au, Richards
ABSENT: Zill Khan, Neil Worlikar
2. Consider an Amendment to a Special Use Ordinance and Zoning Code Variations for
Height and Encroachment into a Setback for an Extension of a Communication Antenna
Tower at 1700 Estonian Lane. (Trustee Weidenfeld) (Staff Contact: Nicole Woods)
Village Planner Akash provided background on the Special Use amendment for a
Communication Antenna Tower in the B4 Business District at 1700 Estonian.
Mr. Gasser, representative of Crown Castle, provided background a on the petition and
AT&T’s desire to collocate on their existing tower. Crown Castle sees it as a great
opportunity instead of building a new tower.
Ms. Lewandowski, Council with Crown Castle, mentioned that the location of the tower
is in a wooded area.
Ms. Lewandowski reference packet page 18 and clarified the roles listed in the
conditions.
Attorney Stanford explained the purpose of those conditions.
Mr. Gasser noted that he understood the conditions.
Com. Weinstein asked for clarification on who the petitioner is.
Mr. Gasser replied that AT&T is the petitioner and Crown Castle is the service entity and
representing AT&T.
Com. Weinstein asked Mr, Stanford for additional explanation.
Mr. Stanford provided clarifications.
Com. Weinstein asked why the third tower cannot be below the two existing antennas.
Mr. Flowers, Sr. Real Estate Manager and Construction Manager for AT&T Mobility,
replied that the third antenna could not be placed below because of the tree line.
Com. Weinstein asked how tall these towers can go.
Mr. Flowers replied that out in the country they are as high as 350 feet. He explained in
urban areas, towers need to closer together due to the cellphone usage and that typical
height is around 100 feet.
Com. Weinstein asked about FCC guidelines as it pertains to the height of the tower.
Mr. Flowers responded to Commissioner Weinstein about the FCC guidelines.
Mr. Stanford ask the Commission to move on for the FCC conversation as it is not
necessary since the petitioner already has approval from that entity.
Chairperson Cesario concurred with Village Council.
Com. Moodhe asked staff about the present variations on the property
Village Planner Akash replied that the new variation is required because of the
extension.
Com. Richards asked if there is a maximum height this structure could be and support.
3.B.1
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Village Planner Akash replied with the specifications within the Village Code noting the
contingencies within the setback based on the height of the pole and its proximity to
residential areas.
Mr. Gasser replied that each time a structure is modified an analysis of the towers is
done for many reasons included structural integrity.
Com. Goldspiel asked about the structural analysis and the wind the tower can
withstand.
Mr. Gasser replied he is not an engineer, but commented that they are designed to
withstand a great deal of force from nature. They built in the same manner as bridges.
Mr. Flowers replied that he oversees all the engineering reports for these poles and
discussed the sway factor of the towers.
Chairperson Cesario confirmed with the petitioners that the width of the tower would
not change, only the height.
Mr. Gasser replied yes.
Com. Spunt asked if there would be any noticeable noise.
Mr. Gasser replied there should be no additional noise past the property line.
Chairperson Cesario entered the Staff Report as exhibit one.
The petitioners thanked the Commission for their time.
The Public Hearing was closed at 8:42 PM
Com. Weinstein made a motion to recommend approval for variations to section 17.44
of the Buffalo Grove Zoning Code to allow for communication antenna tower extension
by 10 feet in height and to encroach into the north property setback by 22 feet for a
Public Utility Facility provided; the special use is granted to the petitioner and said
special use does not run with the land, the special use granted may be assignable to
subsequent petitioners seeking assignment of this special use as follows: 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 and Zoning Commission and/or the Village Board for a Public
Hearing. 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,
and the communication antenna tower extension shall be installed in accordance with
the documents and plans submitted as part of this petition, and all other conditions
associated with the special use Ordinance 2000-66, as amended by Ordinance 2010-52
for a Public Utility Facility shall remain in full force and effect, unless modified by the
petition.
Com. Richards seconded the motion.
Com. Moodhe spoke in favor of the motion.
Chairperson Cesario spoke in favor of the motion.
3.B.1
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04/7/2021
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Weinstein, Au, Richards
ABSENT: Zill Khan, Neil Worlikar
Regular Meeting
Other Matters for Discussion
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Mar 3, 2021 7:30 PM
RESULT: ACCEPTED [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Weinstein, Au, Richards
ABSENT: Zill Khan, Neil Worlikar
2. Planning and Zoning Commission - Special Meeting - Mar 24, 2021 7:30 PM
RESULT: ACCEPTED [5 TO 0]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Richards
ABSTAIN: Mitchell Weinstein, Amy Au
ABSENT: Zill Khan, Neil Worlikar
Chairman's Report
Chairperson Cesario thanked staff, members of the Commission and Council for the Commission
training on March 24.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Deputy Director of Community Development thanked the Commissioners for their participation in
the training and reminded the Commission to complete their online Open Meetings Act training.
Public Comments and Questions
There was no public comment.
Chairperson Cesario made a motion to Adjourn.
The recording secretary called the roll.
The meeting was adjourned unanimously.
3.B.1
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Adjournment
The meeting was adjourned at 9:00 PM
Adjournment
The meeting was adjourned at 9:00 PM
Chris Stilling
APPROVED BY ME THIS 7th DAY OF April , 2021
3.B.1
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