2021-08-04 - Planning and Zoning Commission - Agenda Packet m' Meetingof the Villa a of Buffalo Grove Fifty Blvd
g Buffalob u Grprove, IL 60089-2100
L u' Planning and Zoning Commission Phone:847-459-2500
Regular Meeting
August 4, 2021 at 12:00 AM
I. Call to Order
II. Public Hearings/Items For Consideration
III. Regular Meeting
A. Other Matters for Discussion
1. Workshop- Proposed Multi-Family Development at 16051 Deerfield Parkway
(Concrete Erectors) (Trustee Johnson) (Staff Contact: Nicole Woods)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Jul 21, 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.
Information Item : Workshop-Proposed Multi-Family Development
at 16051 Deerfield Parkway(Concrete Erectors)
Recommendation of Action
Both staff and the Developer are seeking the PZC's thoughts and comments concerning the plan.
MZ Capital Partners (MZ) is the contract purchaser of the unincorporated 8.98 acre industrial property
located at1S051 Deerfield Parkway. The existing property is improved with an older industrial building
with a mix ofuses. MZ is proposing a residential development consisting of a mix of six(6) 2-story multi-
family buildings with 20 units in each building. Prior hothe required public heahng, the developer is
seeking comments from the PZC regarding their plans. This item was referred by the Village Board.
° Staff Report (O<]CX)
° Plan Set (POF)
Trustee Liaison Staff Contact
Johnson Nicole Woods, Community Development
Wednesday, August 4, 2021
Updated: 7/30/2021 2:38PK4 Pagel
3.A.1.a
VILLAG'E OF
BUFFALO G'RONT
MEMORANDUM
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DATE: August 4, 2021 w
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TO: Planning &Zoning Commission U
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FROM: Rati Akash, Village Planner v
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SUBJECT: Workshop - Proposed Multi-Family Development at 16051
Deerfield Parkway (Concrete Erectors) a
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Background o
On June 21, 2021, the developer L,
presented an overview of the
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concept plan to the Village Board
for the proposed multi-family
development at 16051 Deerfield ; r a
Parkway. t e o
MZ Capital Partners MZ is the
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contract purchaser of the
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industrial property located at
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16051 Deerfield Parkway. The
existing property is improved
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with a mix of uses. 0, , �� ��y r ,�
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During the Village Board c
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meeting, the Trustees discussed the cross-access with the adjoining Industrial site and to provide en
landscaping backing up to the homes along Marvins Way and Horatio Blvd. Overall, the Trustees 0
were supportive of the use and density of the proposed multi-family development.
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MZ is finalizing their plans for a new multi-family development on the property and is seeking
comments from the Planning &Zoning Commission. w
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The following memorandum provides a brief summary of their project.
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Proposed Plan
MZ is proposing a residential development consisting of a mix of six (6) 2-story multi-family a
buildings with 20 units in each building.The proposed development would consist of a total of 120
units (13.36 units/acre).As currently proposed, the product would be approximately 34.9' high at
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the peak. The proposed height is similar to 2-storym , c
single family homes. The development would also
include a clubhouse with a swimming pool. LU
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The southernmost units would be setback between
45'-50'from the southern lot line (adjacent residential „��� �
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on Horatio Blvd) and 35 from the east line (adjacent
to Marvin's Way). There are 2 existing homes on
Marvin's Way that would back up to the proposed
units. Based on the current plan, those homes would %/ fl/ i f Ii Ny a.,,i�� �% a 1 N,
be setback approximately 65'from the proposed units
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There are also another 6 homes along Horatio that
would back up to the development. At the closest IY��,/,,, � s o��, N�� � �� � , � �,; ❑
point, those homes would be setback approximately Ln
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75'from the nearest unit.The developer has indicated
they intend to provide additional landscaping " „
screening from the adjacent residential. IN
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As part of the PZC process, staff and the PZC will work �� � li��� ;
with the developer to maximize screening and % ' ,,,, " AY /
setbacks. ". " ,, ;o ,,,, (� ❑
Parking ,�
The Zoning Ordinance requires a minimum of 204 parking spaces for multi-family projects. The
developer is proposing a total of 254 parking spaces. This includes 60 garage spaces integrated
into each building. Overall, Staff finds that the proposed concept meets Code requirements.
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2009 Comprehensive Plan/Zoning
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The Village's Comprehensive Plan identifies the entire I
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site to be multiple-family housing with a density of 10-15 ' � 0
units/acre given the proximity to the existing Metra L
Station. As proposed, the project would be 13.36 0
units/acre. Overall, staff finds that the proposed project o
would meet the recommendations of the comprehensive � ;; � � ' tt /%�����u� o
Ian. Furthermore, the density is similar to the 0)
Windbrooke Apartments directly to the north. /, w
As for zoning, the project would require a rezoning to R9CD
l multiple-family zoning district with a Special Use fora ��' R5 .-. E
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Planned Development. This zoning classification is 0
currently located to the north for the existing
Windbrooke Apartments.
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Transportation c
The main access into the development would be from Deerfield Road. The new road would cross U
through the existing ComEd right-of-way. All roads within the proposed development would be w
private. The developer will still to work with ComEd regarding the realignment of the new access
road. At the request of the Village,the developer is proposing an emergency access connection to c
the east. This access drive would only be accessible by emergency personnel. This access drive v
would connect to the existing access drive for the industrial building to the east. The developer
has a tentative agreement with the property owner concerning the access drive and feels 3
confident that a final agreement can be reached. This final agreement will be required prior to M
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final action by the Village Board. M
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Existing Cell Tower
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The property currently has an existing 108' monopole cell tower with 2 antennas located along
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the east side of the site.According to the developer,the current property owner has multiple long- c
term leases on the tower. Due to the current leases, the developer has indicated that the tower `r°
cannot be removed as part of the development. Therefore, the developer has designed their site
around the existing tower.The nearest unit is approximately 60' from the base of the tower.
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Process m
The Village Board has provided positive feedback for the proposed multi-family development at o
16051 Deerfield Parkway. Once the Planning and Zoning Commission provides feedback,this item
will go before the Planning and Zoning Commission as a Public Hearing item to discuss specific E
details concerning parking, setbacks, building design, signage and other bulk regulations. 4
Based on the current configuration,the following approvals will be required:
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• Annexation (n
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• Rezoning to R9 Multi-Family Residential Zoning District 0-
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• Special Use request for a PUD a
• Preliminary Plan Approval Q-
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• Potential variations to the sign package (Ground sign) s
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Action Requested 3:
Staff and the Developer are seeking comments from the Planning and Zoning Commission related o
to the proposed plan. Once the Planning and Zoning Commission supports the proposed concept C
plan; this item will go before the Planning and Zoning Commission as a Public Hearing item to
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discuss in further length specific details concerning parking, setbacks, landscaping and other bulk
regulations. co
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E3MZ Capital Partners
Private Equity Real Estate Investment
Northbrook based MZ Capital Partners, an award winning national multifamily development firm, N
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proposes to redevelop the current site with a high-end luxury low density rental apartment °
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community.The proposed townhome-style apartments consist of 120 units contained in 6 low-rise w
two-story buildings,with 250 parking spaces.Additionally,an amenity rich curated clubhouse would +;
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contain a leasing center/management office,top of the line fitness center,work from home private U
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suites,and a resort style swimming pool and deck.The well landscaped lush treed and aesthetically °
pleasing site plan and elevation renderings are provided for further context.
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MZ Capital Partners has been recognized as one of the fastest growing private companies in
American by INC Magazine by inclusion of the INC 500 list and was recognized as the Best Place to a
Work in the multifamily business by the National Apartment Association. The firm develops and °
owns multifamily properties nationwide, however, corporate offices are based in Illinois and
company principals were born and raised and continue to reside in the Chicago area.The company
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brochure is attached for an overview of further background and experience.
The site was identified for purchase and redevelopment due to the positive demographics and
increasing demand for high end rentals within the Buffalo Grove market and the desire of MZ E
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Capital principals to proudly develop a showplace community within their own community and a °
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short ride from their office and homes.The submarket proximate to the site and the close proximity >
to the Sid Mathias Buffalo Grove Metra stop serve as major drivers of rental demand for the
location. E
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The proposed community, intentionally is designed in a two-story townhome like suburban design
rather than the more common 21s' century suburban garden style bulk three story construction
concepts typically built. The building heights are consistent with the single-family residential c
property heights that adjoin the site.While the Buffalo Grove Code set back requirement is 35'from c
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adjacent lots,the entire South property line proposed set back has been increased by an additional a
11'to 15' for a total setback of between 46' to 50'. Furthermore, landscaping has been greatly 0
enhanced throughout the proposed community as shown on the site plan. In particular, more Y
robust landscaping has been added along the property site lines to the South and West as an °
additional buffer between the adjacent residential properties.
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Outreach and agreement with the adjacent industrial property owner has occurred and the concept
of an emergency access road between the adjoining properties has been agreed to. Initial a
communication with ComEd regarding moving of the existing right of way easement for entry to
the site to the area shown on the proposed site plan has been made and we are confident of our s
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ability to get sign off on the proposal with ComEd as part of the zoning and annexation process.Our
professional team, engineering, and legal representatives have dealt with ComEd in the past on Q
similar issues and we are confident in a favorable conclusion.
The proposed redevelopment is low density by today's development standards as well as compared
to surrounding existing Buffalo Grove multifamily use sites.
Packet Pg. 6
3.A.1.b
The existing multifamily site across the street, commonly known as Windbrooke Crossing, with the
street address 1160 Windbrooke is 13.78 acres and holds 236 apartments. (13.78 dwellings per
acre)
The next closest multifamily use to the proposed new development site is the Wheatlands located
just east at 1200 Deerfield Parkway. That site is 17.61 acres and holds 352 apartments. (19.98
dwellings per acre) L
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The proposed site development concept plan is on 8.98 net acres holding 120 units, is less dense L
than the two nearby multifamily approved and built developments and, subjectively, is a much w
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more aesthetically pleasing upscale proposal. (13.36 dwellings units per acre). L
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It is believed that the proposed low-density development will improve the community, provide for C)
the increased need for high end luxury rental housing near transit within Buffalo Grove, and
significantly enhance the site as compared to the current use.
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MEMORANDUM TO: Brad Zaransky
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FROM: Elise Purguette c
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Luay R. Aboona, PE, PTOE 3
Principal
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DATE: June 3, 2021 :2
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SUBJECT: Traffic Impact Statement o
Apartment Development r
Buffalo Grove, Illinois
This memorandum summarizes the results and findings of a site traffic evaluation conducted by
Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for the proposed apartment development to Q,
be located in Buffalo Grove, Illinois. The site,which is currently occupied by Lamb's Automotive, .2
is located on the south side of Deerfield Parkway east of Weiland Road. As proposed, the site will o
be redeveloped with six two-story apartment buildings with 120 units and 250 parking spaces.
Access will be provided via a full movement access drive off Deerfield Parkway aligned with E
Windbrooke Drive. In addition, an emergency access connection will be provided between the 4
proposed development and the 975 Weiland Road office building site to the west. Figure 1 shows
an aerial view of the site.
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The purpose of this evaluation is to determine the impact of the traffic generated by the proposed 0
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apartment development on the area roadway system and the adequacy of the proposed access. o
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Existing Traffic Conditions 0
The following provides a detailed description of the physical characteristics of the roadways 0
including geometry and traffic control, adjacent land uses, and average daily traffic volumes along
the adjacent area roadways.
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Deerfield Parkway (Lake County Route 47) is an east-west minor arterial with a five-lane cross a
section that in the vicinity of the site provides two lanes in each direction divided by a landscaped
median. At its unsignalized intersection with Windbrooke Drive, Deerfield Parkway provides an E
exclusive left-turn lane and two through lanes on the eastbound approach and an exclusive through
lane and a shared through/right-turn lane on the westbound approach. Deerfield Parkway is under
the jurisdiction of the Lake County Division of Transportation (LCDOT), carries an Annual Q
Average Daily Traffic (AADT) volume of 21,700 (IDOT 2019), and has a posted speed limit of
40 miles per hour.
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Windbrooke Drive is a north-south local roadway that provides access to the Windbrooke Crossing
apartments on the north side of Deerfield Parkway. At its unsignalized intersection with Deerfield
Parkway,Windbrooke Drive provides a combined left-turn/right-turn lane under stop sign control.
Parking is prohibited on both sides of the road. Windbrooke Drive is under the jurisdiction of the
Village of Buffalo Grove and has a posted speed limit of 20 miles per hour. o
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Traffic Characteristics of the Proposed Apartment Development LU
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As indicated earlier, the site will be redeveloped with six two-story apartment buildings with 120 c
units and 250 parking spaces. Access will be provided via a full movement access drive off c0
Deerfield Parkway that will be aligned with Windbrooke Drive to the north. This access drive will
provide one inbound lane and one outbound lane with outbound movements under stop sign
control. In addition, an emergency access connection will be provided between the proposed a
development and the 975 Weiland Road office building site to the west. Based on counts
previously conducted in July 2016, an exclusive westbound left-turn lane will be warranted per
the LCDOT Highway Access and Use Ordinance (which can be accommodated by the existing
median). An eastbound right-turn lane will likely not be warranted. A copy of the site plan is
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provided in the Appendix. c
Development Traffic Generation
The number of peak hour trips estimated to be generated by the proposed apartment development o
was based on vehicle trip generation rates contained in Trip Generation Manual, 10th Edition,
published by the Institute of Transportation Engineers (ITE). The "Multifamily Housing Low o
Rise"(Land-Use Code 220)rate was used for the proposed apartment development. Table 1 shows
the estimated vehicle trip generation for the weekday morning and weekday evening peak hours E
as well as daily traffic. 4
Table 1
ESTIMATED PEAK HOUR VEHICLE TRIP GENERATION
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Peak Hour Peak
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Traffic 0
Code Type/Size In Out Total In Out Total
Apartments �
220 (120 units) 13 44 57 43 26 69 866
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Evaluation
When the estimated peak hour traffic volumes anticipated to be generated by the proposed
apartment development are compared to the total projected peak traffic volumes,the development-
generated traffic will not have a detrimental traffic on the area roadway based on the following: 0
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The proposed apartment development will only generate approximately 57 trips during the
weekday morning peak hour, 69 trips during the weekday evening peak hour, and 866 trips L
daily. o
The site-generated trips will increase the two-way traffic volume along Deerfield Parkway
by approximately four percent daily.
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The site-generated trips will increase the two-way traffic volume along Deerfield Parkway
by approximately three percent during the weekday morning and evening peak hours.
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Access Evaluation
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As previously indicated, access to the site will be provided via a full-movement access drive on
Deerfield Parkway. The design of the access drive with one inbound lane and one outbound lane
under stop sign control and the location of the access drive in alignment with Windbrooke Drive
will ensure that an efficient and adequate access is provided. In addition,providing an emergency 0.
access connection to the 975 Weiland Road office building parking lot will ensure that a flexible
and safe access is provided. o
Parking Evaluation
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As previously indicated, the site will be redeveloped with six two-story apartment buildings with
120 units and 250 parking spaces which translates into a ratio of 2.08 spaces per unit. Based on
the above and the requirements of the Village of Buffalo Grove, multifamily housing should y
provide a ratio of 1.7 parking spaces per unit, which translates into 204 parking spaces. As such, Q.
the proposed parking supply exceeds the parking requirement and will result in a surplus of 46 1-
parking spaces. a
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Conclusion Y
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Based on the proposed plan and the preceding evaluation, the following conclusions and
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recommendations are made: CO
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The traffic to be generated by the proposed apartment development will not be significant and
can be accommodated by the existing roadway system.
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The proposed access system will ensure that flexible access is provided for traffic entering U
and exiting the site. Q
The proposed parking supply will meet the Village parking code requirement.
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847.714.1818
400 Skokie Blvd.Suite 580 info@mzcapitalpartners.com
Northbrook, IL 60062 www.mzcapitalpartners.com
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MZ Capital Partners, an INC 500 company, is a demographically driven real estate
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of existing properties, our well-capitalized entrepreneurial firm has the ability to execute 0-
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Company principals have a combined total of over 50 years of real estate investment Y
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networking and on the ground knowledge. We increase yield by executing a fully
integrated investment strategy. Our experienced hands-on approach includes direct a
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Private Equity Real Estate Investment
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Michael is the founder and managing principal of MZ Capital Partners(an INC 500 w
Company)and the co-chief executive officer of Prime Property Investors, Ltd.
Michael has a wide range of real estate, banking,and financial experience and L
has been a licensed real estate broker since 1979. Michael is a member of the r_
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the National Multifamily Housing Council (NMHC),and the Urban Land Institute(ULI). V
He is a James Scholar graduate of the University of Illinois Urbana-Champaign and earned
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numerous articles and lectured nationally on the subject of real estate investment. a
His real estate investment books"Profit by Investing in Student Housing"and
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category best sellers,were published by Kaplan Publishing and are sold in major
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member of the National Multifamily Housing Council (NMHC)and Michael Reese Health
Trust. He serves on the Executive Committee,and is a past chairman of the board,
of the je\niish Federation-Chicago/Jewish United Fund (JUF), one of the largest c
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operations for MZ Capital Partners,which concentrates on institutional quality investment 0.
property acquisition and development with an emphasis on innovative multifamily projects 0
nationwide. Brad is involved in all aspects of acquisitions, dispositions, underwriting,valuation, a
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He began his real estate career in college as an intern in the private client group of CBRE. Y
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management of over 5,000 apartment units; oversight of on-site property management teams;
implementation and execution of large-scale construction and value-add programs;
and as a portfolio asset manager for the national student housing and conventional
multifamily portfolios of Prime Property Investors, Ltd.
Brad serves as a Commissioner on the City of Highland Park, Illinois Zoning Board of Appeals a
and is a member of the National Apartment Association (NAA)and a board member of the c
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Private Equity Real Estate Investment Packet Pg. 26
3.B.1
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 Hearings/Items 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) 3
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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. c
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Village Planner Akash noted that the petitioner did speak to all his neighbors and got a
signatures from them. a
Mr. Block explained his variation for a proposed sunroom addition. He noted that the a
architect said the location that is proposed was recommended as the best location. cQ�,
Chairperson Cesario referenced Packet page 14. N
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Chairperson Cesario asked if anyone objected to his proposal while collecting signatures.
Mr. Block said no. `V
Com. Weinstein asked if the immediate neighbors to the south had signed his request. c
Mr. Block said yes. +;
Com. Weinstein asked about the unique circumstance regarding the sunroom? _
Mr. Block explained his circumstances. 6
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Com. Moodhe asked about a neighbor on the corner and if they had signed his request
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for a sunroom.
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Mr. Block said yes a
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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 Cesario 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.
Packet Pg. 27
3.B.1
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.
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RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au, Richards c
ABSENT: Neil Worlikar
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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 >
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Offered There. (Trustee Johnson) (Staff Contact: Nicole Woods) a
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Village Planner Akash provided a brief background on the Special Use amendment for a
the park district to have services year-round and expand park district services. She noted
everything else will remain the same. c
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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 N
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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.
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Com. Richard asked why it was limited to just winter in 2009. 0
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Mr. Risinger said when it was built it would be deflated and inflated at an incredible cost c
of$30,000. He explained the history of the dome and the various amendment they have g
made in the past since 2009.
Com. Richards asked if there were any negative reasons to keeping it up year-round. M
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Mr. Risinger said no.
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Com. Goldspiel asked if it was air supported. w
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Mr. Risinger said yes. 0
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.
Packet Pg. 28
3.B.1
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.
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Com. Goldspiel asked if there was a standby system to keep it inflated.
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Mr. Risinger said yes.
Com. Goldspiel asked about outside temp limits. c
Mr. Risinger said no, he was unaware of temperature limits. c
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Com. Moodhe asked when the dome is in normal operation. Q-
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Mr. Risinger said during the winter.
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Com. Moodhe asked about the new dome and clarified what the Buffalo Grove Park M
District was asking for.
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Mr. Risinger confirmed they want to be able to offer full year programs and expand the N
programs they offer.
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Com. Moodhe asked if he could expand upon the services/programs they would like to S
provide. c
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.
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Com. Moodhe asked if the structure it is attached to is safe for activities. a
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Mr. Risinger said yes and noted it is one of the safest places.
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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.
Packet Pg. 29
3.B.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. N
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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 c
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 P
upon the written approval of the Village of Buffalo Grove granting said assignment, C
which may be granted or denied for any reason. �-
Com. Moodhe spoke in favor of the motion a
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Com. Weinstein spoke in favor of the motion
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] 04
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Next: 8/16/2021 7:30 PM N
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au, Richards
ABSENT: Neil Worlikar c
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Regular Meeting =
Other Matters for Discussion 6
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1. Workshop - Proposed Speedway Expansion at 201 N Milwaukee (Trustee Pike) Q,
(Staff Contact: Brett Robinson)
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Village Planner Akash provided a brief background on the parcel. She noted they a
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were before the Village Board on June 21, and the Village Board was in support
of it. 3
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.
Packet Pg. 30
3.B.1
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.
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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. c
Mr. Kalischefski talked about the breakdown they will have for the public c
hearing for the sign. a
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Village Planner Akash said staff will review the signs and lights prior to their next a
public hearing.
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Com.Au asked about the building they will be taking down and if it would be M
displacing any residents.
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Mr. Hallick said they are working on termination of tenants. N
Com.Au asked if the tenants are being incentivized to stay in BG.
Staff noted they were looking into it.
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Com Au asked if they are meeting all other standards for a truck stop.
Mr. Hallick said yes. c
Com.Au asked about the landscape plan, and if that is how it is going to look. 6
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Mr. Kalischefski said yes and the landscape was picked to withhold salt and C
other conditions experienced in Illinois. m
Com.Au asked if speedway was going to be maintaining the landscape. Q
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Mr. Hallick said they will take care of it via a contract. °1
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.
Packet Pg. 31
3.B.1
07/21/2021
Mr. Kalischefski said yes.
Com. Khan asked if there is written approval and if IDOT liked their plan.
Mr. Kalischefski 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. Kalischefski 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.
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Mr. Kalischefski said typically it is 40 feet. He explained the center of the c
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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. °
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Mr. Kalischefski said they have different support for vehicles. a
Com. Moodhe asked where the tanks are now and where they will be. a
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Mr. Kalischefski provided detail on the tanks new position. He referenced packet "i
page 37.
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Com. Moodhe asked if they will be putting more landscape than shown. N
Mr. Kalischefski said will be placing it more strategically and have a more N
enhanced landscape plan for the final hearing.
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Com. 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.
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Com. Moodhe asked how many dispensers there were going to be. C
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Mr. Hallick said 6 dispensers to 10
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Com. Moodhe asked about diesal dispensers. a
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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.
Packet Pg. 32
3.B.1
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 made 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.
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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. c
Chairperson Cesario said it is a nicer fueling center and spoke in favor of the c
petition. a
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RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Q
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au, Richards
ABSENT: Neil Worlikar a
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Approval of Minutes
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1. Planning and Zoning Commission - Regular Meeting - Jun 16, 2021 7:30 PM N
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RESULT: ACCEPTED AS AMENDED [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au, Richards w
ABSENT: Neil Worlikar °
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Chairman's Report =
Committee and Liaison Reports
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Commissioner's provided reports from the past Village Board meetings as it pertained to the a
Planning and Zoning Commission.
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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
Packet Pg. 33
3.B.1
07/21/2021
APPROVED BY ME THIS 21st DAY OF July , 2021
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