2022-04-20 - 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
April 20, 2022 at 7:30 PM
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 16606 W Highway 22, Prairie
View (Fiore Property) (Trustee Pike) (Staff Contact: Nicole Woods)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting -Apr 6, 2022 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 : Works h op-Proposed Multi-Family Development at
T 16606 W Highway 22, Prairie View(Fiore Property)
Recommendation of Action
Both staff and the Developer are seeking the PZC's thoughts and comments concerning the plan.
Staff has recently received a petition from E-Terra+ and Interforurn (Developer)to redevelop the
redevelop the unincorporated 11.4 acre property located at 16606 W Highway 22, Prairie View into a new
multi-family development nn the property. The existing site io occupied by Fiore Nursery and Landscape
Supply, which includes landscaping storage and sales facilities and other landscaping supplies. The
proposed project implements the vision that was established through the Prairie View Metra Station Area
Plan.
Prior to the required public hearing, the developer is seeking comments from the PZC regarding their
plans. This item was referred by the Village Board.
° Staff Report (OOCX)
° Plan Sot (POF)
Trustee Liaison Staff Contact
Pike Nicole Woods, Community Development
Wednesday, April 20, 2022
Updated: 5/10/2022A:07AKd Page
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VILLAG'E OF
BUFFALO G'RONT
MEMORANDUM >,
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DATE: May 10, 2022 °
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TO: Planning&Zoning Commission C
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FROM: Nicole Woods, Community Development Director
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SUBJECT: Workshop - Proposed Multi-Family Development at 16606 W Highway 22, Prairie
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View (Fiore Property) a
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BACKGROUND
E-Terra+ and Interforum (Developer) is looking to redevelop the unincorporated 11.4 acre s
property located at 16606 W Highway 22, Prairie View into a new multi-family development on
the property. The existing site is occupied by Fiore Nursey and Landscape Supply, which includes
landscaping storage and sales facilities and other landscaping supplies. The proposed project
implements the vision that was established through the Village's Prairie View Metra Station Area
Plan.
The developer has constructed similar ` ' ' � ' (� �1 E
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prpoerties which include Arden Oakbrook, a 314 0
luxury rental development in Oakbrook Terrace
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and Arden Warrenvile, a 364 luxury rental
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development in Warrenville.
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On February 22, 2022 the developer presented _
an overview of the concept plan to the Village
Board. During the Village Board meeting,the Trustees discussed setbacks, density,and the general
development of the Prairie View Metra Area. Overall, the Trustees were supportive of the 0
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development as it fufills the vision of the Praire View Metra Station Area Plan. o
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The Developer is finalizing their plans and is seeking comments from the PZC. s
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PRAIRIE VIEW METRA STATION AREA PLAN AND COMPREHENSIVE PLAN °
The proposed development within lies in the heart of the Prairie View
" Metra Station Area (PVMSA). Once a small pocket of development in an Q
agricultural area, the PVMSA has become a neighborhood of two
separate characters split along the irregular boundary line between
unincorporated Lake County and Buffalo Grove.The unincorporated area co
is the older part of the neighborhood and retains the original, hamlet- _
type development pattern. In contrast, the incorporated Buffalo Grove E
part of the neighborhood exhibits a more suburban, development
pattern. Much of this development has been built in the past few Q
.< decades including the more recent Easton Station Townhomes and
Prairie Landing townhomes.
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Over the past few years, market pressures continued to STUDY AREA
mount for redeveloping PVMSA. Buffalo Grove recognized
the need for a clear vision to guide future growth and
consequently, kicked off the Prairie View Metra Station Area
Plan in 2018. The Plan was completed in April 2019 and N AM dV.VNTNbd{tld a
adopted as a as component of the Village's Comprehensive y
Plan. It represents a community-driven vision for what
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PVMSA could look like over the next 10-20 years. The Plan -_..._ °
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ecific development or J.
itself is a framework, not a s
construction plan. In that sense, imagery and plans featured
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in the Prairie View Plan are meant to provide examples and -m-- mm 2
ideas of how some of the main concepts could be �o �� � M
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implemented. It is expected that future redevelopment a
embraces and implements the vison s core principles.
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The Developer's proposal is the first redevelopment project :.:`���................................................................... s
in the Prairie View Metra Station Area Plan since the Plan's adoption. As discussed below, it
incorporates the main concepts from the Plan and will look to serve as a catalyst for further 3:
development in the area.
PROPOSED PLAN c
The Developer is proposing a four-story multi-family residential development that would offer 300
apartment units (26 units/acre).This would include one-bedroom units (147),two-bedroom units Q.
(120), and three-bedroom units (33). The proposed development would feature a wrap building 2
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design, meaning that the _
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building would wrap around an -� -`� `' ` �' ft*
rdinternal parking garage. The
development would be r,
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approximately 488,000 squares
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feet and include a variety ofb , y
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amenities such as a swimming
pool yoga studio exercise �m� r - — o
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room, community room, and
other open areas. � U�' �fp ��e � CL'"
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The project would require �, ��'� �. 1
annexation and then rezoning to (,FL r � � 1 F. 0
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R9 multiple-family zoning
district with a Special Use for a N: o
Planned Development. Developments that retain this type of COLOR LEGEND ,
density include Turnberry (23 units per acre) and Town Place (28 "
units per acre).The property would be set back approximately 25 cis
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feet from Illinois Route 22. The building would be approximately ""`"."F 'E�MEr"�`Ar°""
47' height at its tallest point, which is in aligned with other types E
of residential buildings found and allowed in the R-9 zoning district. U
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Future Development
The proposed project looks to solely redevelop the Fiore Nursery property. The surrounding
properties,including the Lake County Scrap Metal property will,at this time, remain.The proposed
site plan shows the multifamily development (grey) as well as how the balance of the area could
redevelop in the future (yellow). The site plan is aligned with the Prairie View Metra Station Area aD
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Plan's vision of the subarea. Staff will work closely with the petitioner to ensure that the site plan a
will continue to anticipate future a,
development to ensure riu� //
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integration and the
implementation of the Prairie �L� � tl r -T
View Plan's vision.
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Parking and Accessibility a
The Zoning Ordinance requires a minimum of 510 parking spaces for multi-family projects. The N
developer is proposing a total of 530 parking spaces. This includes 386 garage spaces and 144
outdoor parking spaces. Overall, staff finds that the proposed concept meets Code requirements. s
The site would be accessible via three main existing points. This includes two access points along
Route 22, as well as one access point via North Main Street. Private roads that would provide
connections from the entry points to the development. The site would also have direct access to
the Prairie View Metra Station area located approximately 500 feet away.
Landscaping and Fagade
The developer is proposing to utilize natural materials for the building facade and landscaping to Q.
help cultivate a neighborhood environment and maintain the small-town character of the area. 2
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Landscaping will be featured around the perimeter of the development and within the parking >
areas and entry ways. Complimentary landscaping and pedestrian elements such as benches and a
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trellises will be scattered to create welcoming atmosphere.
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IMPLEMENTATION OF THE PRAIRIE VIEW METRA
STATIONAREA PLAN ................C.EPdTAAL SU6A8EA..........................................................................................��......................................................................................... �
The proposed plan implements the following core LAND USE PLAN
concepts of the PVMSA Plan: Provides the dense 0
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multi-family housing envisioned at the southeast �" �' o
corner of the Prairie View Metra Station Area's 11!0, ,,,�,�, Q 9 CL
central subarea °i °
• Offers a housing option that is attractive to the �NIu ��"" 'I /� NFMVSYIG IItl OWI y
emerging demographics, such as millennials, ;,,U;�,
young families, baby boomers and empty nesters
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• Leverages one of the area's greatest assets ���, ��'
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(Prairie View Train Station) by creating a housing
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and transportation nexus
• Begins to build a multi-modal road networkry"'` � �%p
infrastructure and thereby enhances connectivity
and accommodates vehicular, pedestrian, and , '
bicycle traffic ��` °��I��� � ) c
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• Anticipates and integrates into future developments (both residential, mixed use, and
commercial) shown in the Prairie View Metra Station Area Plan
• Utilizes materials and landscaping to that is in alignment with the tone established by the
area's historical architecture, character, and charm
• Helps transform the Prairie View Metra Station Area into a destination and create an identity
PROCESS Q,
Based on the plans submitted, it is anticipated that the following approvals will be required: 0
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• Annexation 0
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• Plat of Subdivison 3
• Rezoning to R9 Multi-Family Residential Zoning District
• Special Use request for a PUD d
• Preliminary Plan Approval
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• Potential variations a
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ACTION REQUESTED >'
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Both staff and the Developer are seeking the PZC's thoughts and comments concerning the plan. s
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16606 W Highway 22 — Prairie View
Intake Narrative C.
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January 5, 2022 0
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Current Conditions L
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The subject property is located at 16606 W Highway 22, in Unincorporated Prairie View, Lake County, N
IL, and consisting of 11.417 Gross Acres of Land with 11.126 Acres Net Area. The existing site is 3
occupied by Fiore Nursery and Landscape Supply for sales and storage of landscaping supplies, bagged
trees, shrubs, rock, stone, and vehicle and equipment parking, and maintenance.
The property is adjacent to the Prairie View Metra Station to the East, the Village of Buffalo Grove Fire S
Station to the West, Residential & Residential with Special/Business Use to the North, Highway 22 to
the South with Multi-Family across. There are a variety of land uses in the immediate area consisting
mostly of multi-family, the Metra Station, the Fire Station, and Offices. Q
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The Property is currently in Unincorporated Lake County in Prairie View, IL, and we are seeking to
annex to Buffalo Grove.
Proposed Proiect 4
The proposed development consists of 300 apartment homes in a Four-Story Building, in a Wrap
Design. Wrap, meaning the building wraps around the parking garage, thereby being incredibly c
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aesthetic, hiding the majority of the auto parking. The building will be highly amenitized with first class o
amenities, including an in-ground swimming pool, yoga studio, workout room with equipment, a a
community room with amenities, game room, open areas and more. y
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The proposed building is expected to have approximately 147 One Bedrooms, 120 Two Bedrooms, and
33 Three Bedrooms. Parking for approximately 530 cars, consisting of approximately 386 garage
spaces and 144 outdoor parking spaces.
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The sites pond and wetlands will be significantly improved both aesthetically and in water quality. The
trees on the property are mostly scrub trees that have overgrown at the intersection of Easton and E
Half Day Road. Our Landscape Architect will prepare plans in the process to remove any nonnative
species and improve the water quality of the wetlands. We will be maintaining a fifty-foot averaged a
buffer zone to the wetland as well. In addition, extensive landscaping will be provided at the entrances,
around the building, and within the site. A significant improvement to the existing site.
Packet Pg. 7
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Prairieview Metra Station Area Plan
This proposed development implements and enhances the Village's Prairieview Metra Station Area Plan,
and will kick off the plan for the community's benefit. Optimistically spurring further improvements to
the immediate area and plan.
Proiect Development and DCD Input o
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The development team has been in discussions with the Village since early March of 2020. We have c
discussed our preliminary plans with the Director of Community Development, and with his comments, u,
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have improved the layout, ingress, and traffic flow, which is shown on the Revised Site Plan.
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Location
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Located near the northwest corner of Main Street and IL Route 22/Half Day Road, the proximity of the
Metra Station is an asset to the proposed community, as well as convenient access nearby to the s
expressways.
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Experience
We have a number of completed, similar, and successful communities in the suburbs, including Cantera
in Warrenville and Oak Brook Lakes in Oakbrook Terrace.
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Economic Impact and Social Impact
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There will be significant increase in real estate taxes generated from the development, approximately
200 construction jobs, plus a number of full-time jobs. Furthermore, the increased residents will assist �
in the continued viability of the local businesses in the community.
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MEMORANDUM TO: Kristopher Plencner
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FROM: Luay R. Aboona, PE, PTOE L
Principal
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DATE: January 31, 2022 N
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SUBJECT: Traffic Impact Statement
Proposed Apartment Development
Buffalo Grove, Illinois
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This memorandum summarizes the results and findings of a site traffic evaluation conducted by c
Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for the proposed apartment development to
be located in Buffalo Grove, Illinois. The site, which is currently occupied by Fiore Nursery and E.
Landscape Supply, is located at 16606 W. IL Route 22. As proposed, the site will be redeveloped 2
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with an apartment development with 300 units and 530 parking spaces. Access will be provided >
via two right-in/right-out access drives on IL Route 22 and a full-movement access drive on Main a
Street. 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
apartment development on the area roadway system and the adequacy of the proposed access.
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Existing Traffic Conditions Q
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The following provides a detailed description of the physical characteristics of the roadways a
including geometry and traffic control, adjacent land uses, and average daily traffic volumes along s
the adjacent area roadways.
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IL Route 22 (W. Ralf Day Road) is an east-west major arterial with a five-lane cross section that
in the vicinity of the site provides two lanes in each direction divided by a landscaped median. At in
its signalized intersection with Main Street/Prairie Road, IL Route 22 provides an exclusive left-
turn lane, a through lane, and a shared through/right-turn lane on the eastbound and westbound a
approaches. IL Route 22 is under the jurisdiction of the Illinois Department of Transportation
(IDOT), is classified as a Strategic Regional Arterial (SRA), carries an Annual Average Daily E
Traffic (AADT) volume of 20,600 vehicles (IDOT 2019), and has a posted speed limit of 35 miles U
per hour. a
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Prairie.Road (Lake County.Route W17) is a north-south roadway that extends between IL Route
22 and Aptakisic Road. At its signalized intersection with IL Route 22,Prairie Road is widened to
provide a northbound right-turn lane. Prairie Road is under the jurisdiction of the Lake County
Division of Transportation (LCDOT), carries an AADT volume of 7,450 vehicles (IDOT 2019),
and has a posted speed limit of 40 miles per hour. Q-
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Main Street is a north-south local roadway that extends between IL Route 22 and Buffalo Grove c
Road. At its signalized intersection with IL Route 22, Main Street is aligned opposite Prairie Road
and is widened to provide a southbound left-turn lane. Access to the Prairie View Metra station 3:
and surface parking lot is provided off Main Street. Main Street is under the jurisdiction of the
Village of Buffalo Grove and has a posted speed limit of 30 miles per hour.
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Traffic Characteristics of the Proposed Apartment evelop en N
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As indicated earlier, the site will be redeveloped with an apartment development with 300 units 3
and 403 garage parking spaces and 117 outdoor parking spaces for a total of 530 spaces. Access
will be provided via two restricted access drives off IL Route 22 and one full-movement access z
drive off Main Street. The proposed access system will result in the elimination of one access drive
on IL Route 22, which will help reduce the points of conflict and improve traffic flow. A copy of
the site plan is provided in the Appendix.
Development Traffic Generation CD
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The number of peak hour trips estimated to be generated by the proposed apartment development 0
was based on vehicle trip generation rates contained in Trip Generation Manual, 10t Edition, o
published by the Institute of Transportation Engineers (ITE). The "Multifamily Housing Low �.
Rise"(Land-Use Code 220)rate was used for the proposed apartment development. Table 1 shows E
the estimated vehicle trip generation for the weekday morning and weekday evening peak hours 4
as well as daily traffic. It should be noted that, given the proximity of the site to the Prairie View
Metra station, it is anticipated that not all of the residents will drive to commute to work. As such,
the trip generation estimates summarized in Table 1 are conservatively high. y
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Table 1 °
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ESTIMATED PEAK HOUR VEHICLE TRIP GENERATION a
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Land Peak Hour Peak Hour DailyL
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Use Traffic
CodeType/SizeTotal
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Apartmnts
220 (00 unit) 28 88 116 95 55 150 1,998
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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 roadways based on the following: o
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The proposed apartment development will only generate approximately 116 trips during 0
the weekday morning peak hour, 150 trips during the weekday evening peak hour, and U,
1,998 trips daily distributed over three access drives and onto two roadways.
The site-generated trips will increase the two-way traffic volume along IL Route 22 by
approximately four to five percent daily.
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The site-generated trips will increase the two-way traffic volume along IL Route 22 by N
approximately three to four percent during the weekday morning and evening peak hours. 3
s
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Access Evaluation =
As previously indicated, access to the site will be provided via two access drives on IL Route 22
to
that will be physically restricted via the existing barrier median and one full-movement access
drive on Main Street to be located near the north property line to maximize the spacing from IL
Route 22. The design of the access drives with one inbound lane and one outbound lane under stop (D
sign control will ensure that efficient and adequate access is provided. a
0
m
Parking Evaluation o
As previously indicated,the proposed apartment development will provide 300 units and a total of
530 parking spaces, which translates into a ratio of 1.77 spaces per unit. Based on the above and 4
the requirements of the Village of Buffalo Grove, multifamily housing should provide a ratio of
1.75 parking spaces per unit, which translates into 525 parking spaces. As such, the proposed
parking supply exceeds the parking requirement and will result in a surplus of five parking spaces. N
0
Q.
Conclusion
a
a
0
Based on the proposed plan and the preceding evaluation, the following conclusions and y
recommendations are made: c
The traffic to be generated by the proposed apartment development will not be significant and
can be accommodated by the existing roadway system.
CL
Given the proximity of the site to the Prairie View Metra station, the number of vehicle trips
during the weekday morning and evening peak hours will be reduced.
E
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.
4
Packet Pg. 19
3.A.1.b
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3.A.1.b
From: Jeffrey Berman
To: Christopher Stilling;Nicole Woods; Rati Akash
Cc: Dane C. Braga
Subject: Proposed Multi-Family Development at 16606 W Highway 22,Prairie View
Date: Thursday,March 10,2022 11:21:24 AM
d
Dear Chris, Nicole and Ms. Akash: o
a
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L
During the New Business portion of their meeting held on February 22, 2022 (Item 11.A),
the Village Board held a "Pre-Application Discussion" for the "Proposed Multi-Family 3:
Development at 16606 W Highway 22, Prairie View." As reflected in the staff memo
included in the agenda packet, E-Terra+ and Interforum, as Developer/Contract
Purchaser, is seeking to construct a new 300-unit apartment development on the a
c
unincorporated property (Fiore Nursery) located at 16606 W Highway 22, Prairie View. I
did not attend the February 22 meeting, but I have reviewed the packet materials, as s
well as an article that appeared in the Daily Herald shortly thereafter. It is my
understanding that the Village Board, in accordance with staff's recommendation,
0
referred the matter to the Planning & Zoning Commission for its consideration and o
recommendation. c
c
a�
E
I do not presently see an agenda posted to the Village's website for any upcoming o
meeting of the Planning & Zoning Commission, and I do not know when the matter will
be presented to the PZC. I would like to share a few thoughts and some historic
perspective that may aid the PZC in its deliberations on this proposal, which I include E
below. I would respectfully request that they be timely shared with the members of the
Commission.
as
0
I read with some interest Steve Zalusky's article in the Daily Herald concerning the 0
L
proposed development (and related proposed annexation) that was published after the a
Village Board meeting. I noted, in particular, that the article quotes Chris Stilling as y
responding to a question regarding the proposed high density of 26 units per acre by 0
suggesting the Village has "identified this as a more transit-oriented and higher-density
location as part of the Prairie View (plan)," referencing (I presume) the Prairie View W
Metra Station Area Plan that was created and adopted in 2019, prior to the pandemic a
(which was discussed in the Village Board agenda materials). I do not quarrel with the
as
notion that the developer's proposal superficially follows from the Prairie View Metra E
Station Area Plan and the TOD concepts it embraced. The question is whether that
viewpoint, seemingly valid in 2019, is now outdated. a
Packet Pg. 22
3.A.1.b
My historical cynicism toward Transit Oriented Development (TOD) along the North
Central Line (NCS) is not a secret, to say the least. But even when I was railing against
greedy developers misusing the TOD label for improper purposes and in unjustifiable
contexts, I did not foresee the way in which current circumstances have rendered the
very notion of any TOD along the NCS a non sequitur. The core TOD concept involves a o
0
self-contained and sustainably walkable neighborhood with critical access to convenient a
as
L
(walk-to) amenities, mass transit and other services. The availability of walk-to mass
i_
transit, providing an alternative to using single-occupancy vehicles to travel to work, 3
2
entertainment, shopping and other destinations, is critical to a TOD's success, and >
2
underlies the rationale for higher densities. TOD was always a somewhat questionable
L
concept along the NCS, specifically, given its limited schedule, which contravenes the a
N
very core TOD "transit" concepts. The Prairie View Metra Station Area Plan overcame
that concern with an optimistic perspective on prospective commuting patterns that s
seemed ostensibly justifiable at that time. Then came Covid-19, which ushered in a new
era of concern for avoiding transmission of a highly contagious and potentially deadly
virus, and the necessary transition of many commuters to a full or at least hybrid remote
working environment. For many, it seems, the days of regular commuting to a loop office
are gone and unlikely to return, at least not any time soon. When Covid-19 turned our
CD
lives upside down, sadly, it also rendered plans (like the 2019 Prairie View Metra Station o
Area Plan) that were based on conditions and expectations existing prior to the
as
pandemic, obsolete.
The TOD concept and its rationale supporting extra-high density residential development
around mass transit simply crumbles in a moribund commuting environment. The TOD
label then becomes a vain and hollow platitude selfishly offered by developers to justify N
concepts that maximize their profit without any of the intended benefits for future C.
0
residents or the community at large. Too often in the past our Village has seen a
a
developers tout proposals in the name of TOD merely because a parcel on which they 0
N
sought to jam unduly high density development (and little or nothing more by way of i
0
amenities) was somewhat proximate to the train tracks. Fortunately, due to the
thorough and thoughtful work of the PCZ and Village Boards in place at those times most
of those overly greedy charlatans were appropriately rebuffed. o
a
c
The unfortunate bottom line here, which shows the fallacy of the TOD concept near the E
Prairie View station, is the fact that there is barely any service on the NCS line, or at that U
station. Further, ridership levels on the NCS, and Metra generally, also have dramatically a
deteriorated, even in pre-pandemic years, but definitely since the onset of Covid-19.
Common sense suggests, moreover, that the declining ridership trend is unlikely to
Packet Pg. 23
3.A.1.b
change in a post-Covid world where remote working is the rule, rather than the
exception, and fewer commuters than ever are using mass transit to get from the
suburbs into the loop for work.
Service began on the NCS in August 1996 with an underwhelming schedule of 20 trains o
L
each weekday, 10 in each direction. That service level was actually less than what Metra a
as
L
promised to communities when it sought and received local investment in related
i_
infrastructure. The NCS did not (and never has) provided weekend or holiday service. 3
as
Roughly 10 years later, on September 11, 2006, NCS service expanded from 20 daily >
as
trains to 22 trains when Metra split one rush-hour local train in each direction into two
L
(phony) "express" trains. On February 5, 2018, however, that "improvement" was a
N
reversed, and service was reduced from 22 trains back to 20 trains per day. For the past N
several years, moreover, NCS service has been limited only to rush hours. As of s
September 7, 2021, Metra operated only six inbound trains and six outbound trains on
the NCS on for weekday rush hours. Of those, four inbound trains originate from Antioch
and two from the Buffalo Grove station. Two outbound trains terminate at the Buffalo
to
Grove station and four at Antioch. That means a grand total of four inbound and four
outbound trains stop at the Prairie View station each weekday. And, of course, there still C
is no service on weekends or holidays. o
a�
as
Metra's published ridership figures for the NCS paint a dismal picture. Ridership on the
NCS peaked in 2014. Between 2014 and 2019, annual ridership declined 12.5% from £
1,817,335 to 1,589,905. During the pandemic, moreover, ridership dropped
precipitously to a mere 340,682 passengers in 2020. That is just 1,310 passengers each
day.
0
0.
0
I do not contest the premise of the 2019 Plan that developments in reasonable proximity a
a
to active train stations are benefited to some extent by their location, and vice-versa, or 0
N
its then seemingly reasonable view of commuting patterns. But the world has changed. i
0
The critical transit component of TOD essentially does not exist today for the NCS and its
Prairie View station. And the ridership levels do not remotely justify extra consideration
in terms of planning and zoning (i.e., TOD bonus densities). o
a
c
I offer these thoughts not to condemn in advance the proposal. But instead to urge the E
PCZ, on behalf of the Village, to scrutinize the proposal carefully and to work to ensure U
that it stands on its own merits, rather than with an artificial and unwarranted density a
enhancement merely because in 2019 the area seemed ripe for TOD style development.
Otherwise, we risk saddling the community with an island of bonus density residential
Packet Pg. 24
3.A.1.b
lacking any other mixed uses or amenities, merely because the parcel is proximate to the
underutilized train tracks, and the area was conceptualized for possible TOD in a
different era when people were actually using the train.
I thank you in advance for your consideration, and I wish you luck in your deliberations. o
L
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Best regards,
i-
3
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Jeff Berman >
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Packet Pg. 25
3.B.1
04/6/2022
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 6, 2022
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Consider Approval for Rezoning, Preliminary Plan, and a Plat of Subdivision 22371 &
22405 N Prairie (Trustee Pike) (Staff Contact: Nicole Woods)
Community Development Director Ms. Woods provided a brief background on 22371 &
22405 N. Prairie. No variations. Staff is in support of the proposal.
0
Mr. Goodman provided background on Huron group and Avalon Crossing subdivision,
which they plan to develop and, in the process, demolish 2 homes and build 6. The first o
request is to annex the property for R4 residential use, noting no variations are being a
requested. a
Com. Moodhe ask if the homes there are on similar lots. a
0
Mr. Goodman said yes, and they are lined up with the existing homes. ti
N
Chairperson Cesario commented on the road and how the extension of the road will be a N
nice addition to make it look complete. N
co
Com. Weinstein asked the petitioner if they have seen the staff recommendation and are C
good with the conditions. o
Mr. Goodman said yes.
Com. Richards asked about future variations over time once residents move into the
homes.
ai
Mr. Goodman reference packet page 36, noting there is at least a 40 foot setback and
c�
about 50 to 60 feet to the street.
U
Com. Moodhe asked if the extension of Avalon Drive would be a village street or private a
street.
Mr. Goodman said it will be a Village owned street. They only have to connect homes to c
sewer hookup, and they will be paying the recapture fee.
Com. Moodhe asked staff if the extension of the street will make it easier for plowing.
Mr. Sianis, Village Engineering, said everything will be much easier for plowing.
Com. Worlikar asked about the fence 4 foot that is existing.
Mr. Goodman said it had been approved by the county. They will be removing existing
sidewalk and add sidewalk to make it continuous, make it conform to what is already
existing.
Chairperson Cesario entered the Staff Report as exhibit one.
Packet Pg. 26
3.B.1
04/6/2022
Mr. Rosenberg, Buffalo Grove Resident, said there is not enough room for 6 homes. He
also asked about the wires that are not buried.Additionally, he asked when construction
will start and what it will do to the property value.
Mr. Goodman said it will begin in May. They are putting in storm sewer to collect sump
pump water. He noted that the electrical lines are not in their property, but part of the
County. He said the new homes will not impact the existing homes in a negative way in
terms of property value. Additionally, he mentioned all houses are the same size and
have the same lot sizes as the existing homes.
Com. Weinstein made a motion to approval of the rezoning to the R-4 One-Family
Dwelling District, a Preliminary Plan, and a Plat of Subdivision, subject to the conditions
outlined in the staff report.
Com. Richards seconded the motion.
Chairperson spoke in favor of the motion. o
Com. Moodhe spoke in favor of the motion. o
L
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] a
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Next: 4/18/2022 7:30 PM
AYES: Moodhe, Spunt, Cesario, Weinstein, Au, Richards, Worlikar a
ABSENT: Zill Khan «Q
EXCUSED: Stephen Goldspiel
N
N
2. Consider Approval -Amend to PD, SU, Plat of Sub, Prelim & Final Dev Plan, SU and Var. N
at Town Center (Trustee Johnson) (Staff Contact: Nicole Woods)
Director Community Development Director Ms. Woods provided a brief background on Q
the development. o
Mr. Schoditsch, Kensington Development, spoke about the development and the work
they have done with staff to get the project moving. He went through the history of =_
Kensington and their standing in the area. He touched on their partnership with Urban
Street. He explained the overall vision of The Clove and the planned project to create a
one-of-a-kind, eye catching retail mixed use center, which will create interest and
compliment the surrounding developments. The Central Park in the middle of The Clove
will activate the development with the lush landscape and outdoor dining, as well as a
making it walkable. The vision is in line with the community's vision. He talked about the
parcels that are not being bought, but explained they are well positioned to purchase if
they were to be sold. Additionally, he talked about the two phases and the purpose of
the two phases as a big picture, noting the existing tenants will find their home in Phase
2, while work is done on Phase 1. Lastly, he went through the site plan from south to
north.
Calloway discussed, on a high level, the traffic and parking plan. He discussed the
uniqueness of the development and its access points. He believes the mixed use and the
access, the signalized intersections, provide adequate access to the site. The
improvements made to Lake Cook also helps with the traffic the site may generate.
Mr. Clark provided background on the landscape plan and the importance of the central
green and how it creates a sense of place within the site as well as the community. He
talked about programmed events that will breathe life into the site. He showed in the
PowerPoint the difference in the green space that will be added to the site. Lastly,
Packet Pg. 27
3.B.1
04/6/2022
touched on the pedestrian connectivity that they have created to rid of conflict points
between people and cars.
Mr. Brown provided a brief overview of the overall utility plan. He noted the site is flat
and drains north to south, discussing the storm and drainage storm water will be much
the same. The overflow route will bring it all to the existing detention basin. He went
over the pervious and impervious changes, which creates less runoff, a benefit to the site
and the infrastructure. In closing he noted they will have to maintain and make small
enhance to the pond, but the pound will be able to support the site.
Mr. Schoditsch went over the signage plan, which will go at each access points and
eplained why the signage is important to the site. He explained the anchors will need to
be larger signs, but also wants the smaller tenants to have proper signage to be
successful. Larger one on lake cook rd. will be a modernized electronic sign.
Mr. Ludwig provided background on Building signage, architecture, and exterior design.
0
Mr. Warlak talked about Guzman Y Gomez, an Australian restaurant. Noting it has been
a successful store in Naperville. It is a fast casual, colorful, and nice outdoor dining o
establishment that uses fresh ingredients with a clean environment. a
Q
Mr. Wisem added more about the building colors and elevation of Guzman Y Gomez,
reviewing the square footage and outdoor dinning space. He talked about the drive-up a
art graphics that wrap the towers, noting each restaurant has unique art work inside. «Q
ti
Mr. Rea provided additional overview of the out lot building architecture. N
N
O
Mr. Burk, Urban Street, provided background on the Urban Street group. He spoke about N
the rental housing market and the amenities of the mixed-use residential space. The a
area is what the market is demand. Thanked the commission for their commitment to Q
w
the project. 0
Mr. Morkron went through the details of the development of Urban Street. Reviewed the �
7-story structure and the frontage retail that will be there on the first floor, promoting E-
interconnectivity. There will be a surplus of parking in the garage and has parking on
each side as well. Retail spaces will have their own trash and be separated that from the
c
residents. He reviewed the proposed exterior material and the next generation of
a
apartment amenities. U
U
Ms. Dixon reviewed the plan for the clubhouse space which includes, couches, chairs, Q
Ul
dinning and outdoor cooking lounge area. She reviewed screening for the four seasons
and talked about snow storage and snow removal.Additionally, she talked about the
fenced dog park secured for resident use.
Com. Moodhe asked where they came up with the name for the development.
Mr. Schoditsch their marketing department was going for a name with a rich, warm,
spice of life feels.
Com. Moodhe asked about Brookfield, WI development as it relates to Buffalo Groves
demographics.
Mr. Schoditsch said no, the demographic is closer to Oak Brook. Buffalo Grove is more
residental than re
Com. Moodhe asked about the management company and if it was going to be
contracted out.
Packet Pg. 28
3.B.1
04/6/2022
Mr. Schoditsch said Ion properties is the management company, noting they have a
good relationship with them.
Com. Moodhe asked if they will be looking at it in a similar light as the developers.
Mr. Schoditsch talked about the leasing plan, that the management company
understands the overall feel of high end will be throughout.
Com. Moodhe asked about sidewalk width throughout the development.
Mr. Rea said they have a mixture of sidewalk width, with a minimum of S foot to
upwards of 10 foot as it gets closer to the park.
Com. Moodhe asked if we are reducing retail square footage due to the parking garage
and on the southeast side.
d
Mr. Rea said they are decreasing overall retail square footage relative to what is
currently there. o
Com. Moodhe asked staff if an impact study was done on sales tax as it relates to the >
new development and the loss of retail square footage. °
a
a
Community Development Director Ms. Woods reviewed the Lake Cook Corridor Economic Q
Development Plan for the site. Noting the Village is confident the retail dollars will
exceed what is currently coming in, especially with the grocer and well established c
restaurants that are not there currently.
ti
Deputy Village Manager, Mr. Stilling provided additional comments on the poor design c
of the current space. N
co
Com. Moodhe commented that he wants to make sure we are not building town center Q.
all over again with residents in it. Q
0
Mr. Schoditsch said they put a lot of thought into the development. He noted the key
elements that will make this development successful.
c
Com. Moodhe asked about parking first floor of garage for retail.
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Mr. Schoditsch said the first floor of the parking garage is all for the residents, with 40 to
60 for retail tenants. a
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U
Com. Moodhe asking if they were looking at passive/hanging greenery on the parking a
structure.
Mr. Schoditsch said no. '
c
Com. Moodhe said he would like to see something there because it is so large.
Com. Moodhe asked the Village attorney asked if they are restricted to the variances
listed in the packet.
Mr. Brankin, Village Attorney, said that is what is before. He told the Commission to keep
in mind what is before them is an amendment baked into the approved PUD.
Com. Worlikar asked about the parking, specifically how much of that space will be
utilized/designation of spaces.
Mr. Rea talked about the designation of parking spots.
Com. Worlikar asked about the landscape and what the Village forester has said.
Packet Pg. 29
3.B.1
04/6/2022
Ms. Woods said the forester has reviewed the plan and has made some suggestions to
the plan and will work with the developer on the landscape plan.
Com. Worlikor asked about the delivery areas and emergency areas.
Mr. Rea talked about the service areas and the truck study that has been conducted with
the Village, which has met all requirements.
Mr. Stilling provided additional information on the truck study and the additional access
points in terms of safety plan.
Com. Worliker asked if any of the amenities would be open to the public that are part of
the residential development.
Mr. Rea said the amenities that are part of the residential development are for those
who live there.Additionally, he talked about the other amenities such as benches, c
sidewalks, and the programed park plans will be open to the community.
0
Mr. Stilling noted the Village will take control over the park and partner with the
developer to create a program plan to active it on a regular basis. L
a
Mr. Rea noted the outdoor dining is also available for non-residents of the development. Q-
a
Com. Richards asked about the current tenants that are still in the current dwelling.
a
Ms. Shandish spoke about the phase 2 building and the investment that will be made for �Q
the tenants to be there, ensuring it is functional and safe. ti
N
Com. Richards asked about repair on old checker. N
Mr. Rea talked about the repairs that will be done. `D
a
Com. Richards asked if they are going to be making improvements to the right aways. Q
Asking if anything will be touched to the roads that have been recently redone. 0
m
Mr. Rea said they will not be making any improvements to the road improvements that
have already been completed. g
Com. Spunt about if parking spots will be assigned and there were gates to access the
c
garage.
a
Mr. Rea said yes, they will have assigned parking spots for tenants and there will be gate U
access. a
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Com. Spunt asked about the pool at the residential development.
°1
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Ms. Dixon said there is no whirlpool.
Com. Spunt asked about public restrooms throughout the site.
Mr. Rea said no.
Com. Spunt referenced page 41. He asked if there would be a sun glare off of the
windows.
Mr. Shandish said there is a lot in the way and would not cause any glare to drivers.
Com. Spunt reference page 11. He said he is concerned with the main attraction and the
access to the grocer.
Packet Pg. 30
3.B.1
04/6/2022
Mr. Schoditsch commented on the importance of the grocer and noted that the access
points are more than sufficient.
Com.Au asked about the parking structure and what will happen during peak times,
such as issues when everyone is trying to leave the building.
Mr. Calloway said there is plenty of room to move around and make their way to the
different access points.
Com Au asked if there was a lighting plan for the Central Park.
Mr. Stilling said there will be surrounding lighting, however, right now there is no
lighting plan for the park. There is now time to create a plan for the park.
Mr. Schoditsch will bring proper infrastructure to the site to allow for lighting in the
future. c
Com. Weinstein commented on the traffic study. o
Mr. Calloway said it will generate traffic, but it will not overwhelm the area because of >
the unique access points that are there.Additionally. the improvements of Lake Cook Rd °
a
also provided a lot of reserved capacity for traffic. Q-
a
Com. Weinstein asked about the total number of restaurants.
a
Mr. Schoditsch said 6 or 7. c
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Com. Weinstein asked if they could say what tenants are staying with the new N
development. N
Mr. Schoditsch said no. `D
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Com. Weinstein asked about full service vs.fast casual. Q
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Mr. Schoditsch talked about the restaurant plans.
Com. Weinstein asked about drive-up windows.
Mr. Schoditsch said there are two planned in phase one, and they could be a pickup
window or drive up. c
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Com. Weinstein commented on drive throughs.
U
Mr. Stilling commented on drive throughs and the authority Kensington has an Boston Q
Market, and what they have the potential to add as it relates to sit down restaurants.
0
Mr. Schoditsch said they purposely left the pad with the Boston Market so they could
add a full-service restaurant if it become available.
Ms. Woods touched on walkability and the appropriate out lots.
Com. Weinstein believes excitement will build when the names begin to be announced.
Chairperson Cesario reference packet page 55. He asked if they are aware and
comfortable with the requirements.
Mr. Schoditsch said yes, they are.
Chairperson Cesario asked about wall signs. Relative to the number of signs currently
there, would there be a significant change.
Mr. Rea said he is not sure how many are there are at the current development.
Packet Pg. 31
3.B.1
04/6/2022
Chairperson Cesario asked about the B4 Zoning
Mr. Stilling provided additional detail.
Com. Moodhe asked about seating area by the grocer that was in their previous plan.
Mr. Rea said it was removed due to the slope that is there, which does not support a
seating area.
Com. Moodhe asked when phase 2 is down, will there be more variances.
Mr. Stilling yes there may be some additional amendments throughout the process if
there are variances, which allows for flexibility in the future.
Chairperson Cesario entered the Village Staff Report as exhibit one and the email
received as exhibit two. 3
c
Evelyn Crawford, 544 Cherbourg Ct. expressed their concerns for the retailers and the
lack of community outreach the Village has done. They do not like Lake Cook Road and is o
concerned about additional traffic. Said they are not a fan of the 7-story building. >
0
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Ford Culbertson, 201 N. Buffalo Grove Road, asked about old checker road and the Q-
a
condition.Are the developers going to maintain the road?Poor lighting is also a concern. a
During construction is that road going to be closed. Worried about the grocer that will 2
compete with the bakery. Thinks it will bring business and will grow the community. c
Appreciates what the Village is doing to try an improve the area and hopes it works.
ti
Rich Kane, 125 N. Buffalo Grove Road, Condo board of Turnberry.Spoke about the c
residents that live there. Asked about the hours of construction, cleanliness of the site N
and how they can continue to live with the construction. He asked that the developers to
communicate with Turnberry. Lastly asked about security for the building and dog park Q
hours. o
Dolly Granszowaiz, 125 N. Buffalo Grove Road, Turnberry resident.Asked how far the
building is going to butt up to their property. She wants to know if she can they still use
the back entrance and how the walkways work. In closing said she is all for something
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new and is excited for the change.
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Mr. Perez, 125 N. Buffalo Grove Road, Turnberry resident. Wants to know the impact of
the building. U
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Mr. Peock, owner of the auto repair shop on Buffalo Grove Road, asked about the impact
the development will have on his existing sewer concerns. He expressed his concerns
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over how close the sidewalk is to 83 due to the reckless drivers on 83. Overall, the
development is exciting.
A current tenet of Buffalo Grove Town Center spoke in favor of the development,
explained how excited she is for what is going to happen. She commented on how well
the developers have communicated with her and thank the team.
Chairperson Cesario read the email received by the Village from Greg Merrit, resident of
Buffalo Grove.
Mr. Schoditsch said they will talk to the president of Turnberry
Mr. Sianis said there will be a maintenance review of access to the development as it is
under construction and will communicate that with the public.
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3.B.1
04/6/2022
Ms. Woods said they will maintain accessibility.
Com. Moodhe asked if the Village has an ordinance for construction hour.
Mr. Sianis said yes, they are 7am to 5pm. Noting the Village does strongly enforce the
ordinance.
Chairperson Cesario closed the public hearing at 10:13 PM.
Com. Weinstein made a motion to grant approval for an amendment to Planned
Development Ordinance No. 85-61, as amended, requesting approval for a special use
for mixed use Planned Unit Development and approval of a Final Plat of Subdivision and
Preliminary and Final Development Plan approval with Special Uses and Variations for a
proposed plan for a 20-acre mixed-use redevelopment center with grocery store, retail, N
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restaurants, and multi family residential at the Buffalo Grove Town Center.
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Com. Moodhe seconded the motion
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Chairperson talked about the engagement process that took place for the plan. Spoke in �a
favor of the development. L
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Com. Worlikar spoke in favor of the development and the engagement process that has Q-
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been done.
Com. Moodhe spoke in favor of the development. c
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Com. Spunt spoke in favor of the development. ti
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Com. Weinstein spoke in favor of the development and how it is a start of the big N
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RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Q
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Next: 4/18/2022 7:30 PM
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AYES: Moodhe, Spunt, Cesario, Weinstein, Au, Richards, Worlikar
ABSENT: Zill Khan
EXCUSED: Stephen Goldspiel
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Regular Meeting a
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Other Matters for Discussion a
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Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Mar 16, 2022 7:30 PM
RESULT: ACCEPTED [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Weinstein, Au, Richards, Worlikar
ABSENT: Zill Khan
EXCUSED: Stephen Goldspiel
Chairman's Report
Committee and Liaison Reports
Com. Weinstein provided Com. Khans notes on the last Board meeting he attended.
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3.B.1
04/6/2022
Staff Report/Future Agenda Schedule
Ms. Woods provided details on upcoming agenda items.
Public Comments and Questions
Adjournment
The meeting was adjourned at 10:22 PM
Chris Stilling N
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APPROVED BY ME THIS 6th DAY OF April 2022 0
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