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2023-10-18 - Planning and Zoning Commission - Agenda Packet m' Meetingof the Village of Buffalo Grove Fifty Raupp Blvd g Buffalo Grove,IL 60089-2100 L u' Planning and Zoning Commission Phone:847-459-2500 Regular Meeting October 18, 2023 at 7:30 PM I. Call to Order II. Public Hearings/Items For Consideration Public Comment is limited to items that are not on the regular agenda. In accordance with Section 2.02.070 of the Municipal Code, discussion on questions from the audience will be limited to 5 minutes and should be limited to concerns or comments regarding issues that are relevant to Planning and Zoning Commission business. All members of the public addressing the Planning and Zoning Commission shall maintain proper decorum and refrain from making disrespectful remarks or comments relating to individuals. Speakers shall use every attempt to not be repetitive of points that have been made by others. The Planning and Zoning Commission may refer any matter of public comment to the Village Manager, Village staff or an appropriate agency for review. 1. Consideration of a Fence Variation to Allow Replacement of a 6-Foot Solid Fence that Encroaches Within the Minimum Setback Along the Public Sidewalk for the Property Located at 1206 Sandhurst Drive (Trustee Weidenfeld) (Staff Contact: Andrew Binder) 2. Consideration of a Planned Unit Development Amendment, Preliminary Plan, and Variations from the Zoning and Sign Codes to Allow the Construction of a Lazy Dog Restaurant with a Covered Patio at 51 McHenry Road (Trustee Weidenfeld) (Staff Contact: Kelly Purvis) 3. Consideration a Plat of Subdivision; Rezoning to B-3 Planned Business Center and R-9 Multi-Family Dwelling District; Special Use for a Planned Unit Development; Special Use for Sale and Lease of Motor Vehicles on a Portion of the Site; Development Plan; Uniform Sign Package; with Variations from the Development, Zoning, and Sign Codes to Accommodate a Tesla Sales, Service and Delivery (SSD) Center on Lot 1 of the Proposed Subdivision, Commercial Uses (To be Determined)on Lot 2 of the Proposed Subdivision, and a Multi-Family Residential Building on Lot 3 of the Proposed Subdivision, Located at 915-945 Dundee Road. (Trustee Weidenfeld) (Staff Contact: Nicole Woods) III. Regular Meeting A. Other Matters for Discussion B. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting- Jul 19, 2023 7:30 PM C. Chairman's Report D. Committee and Liaison Reports E. Staff Report/Future Agenda Schedule F. Public Comments and Questions Public Comment is limited to items that are not on the regular agenda. In accordance with Section 2.02.070 of the Municipal Code, discussion on questions from the audience will be limited to 5 minutes and should be limited to concerns or comments regarding issues that are relevant to Planning and Zoning Commission business. All members of the public addressing the Planning and Zoning Commission shall maintain proper decorum and refrain from making disrespectful remarks or comments relating to individuals. Speakers shall use every attempt to not be repetitive of points that have been made by others. The Planning and Zoning Commission may refer any matter of public comment to the Village Manager, Village staff or an appropriate agency for review. 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. 2.1 ......................................... r ............................... � m Action Item : Consideration of a Fence Variation to Allow Replacement of a 6-Foot Solid Fence that Encroaches Within the Minimum Setback Along the Public Sidewalk for the Property Located at 1206 Sandhurst Drive ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ Recommendation of Action Staff recommends approval of the request, subject to the conditions in the attached staff report. The petitioner is seeking to replace a 6-foot solid fence within the 12-inch minimum required setback along the public sidewalk on Deerfield Parkway. The fence would be replaced in the same location it currently exists and would align with the placement of other fences on adjoining properties. The Planning and Zoning Commission (PZC) is requested to open a public hearing and take testimony on the request. The PZC is requested to vote and make a final determination regarding the request for a fence variation on the subject property. ATTACHMENTS: • 1206 Sandhurst Dr- Staff Report (PDF) • 1206 Sandhurst Dr- Plan Set (PDF) Trustee Liaison Staff Contact Weidenfeld Andrew Binder, Community Development Wednesday, October 18, 2023 Updated: 10/2/2023 2:09 PM Page 1 Packet Pg. 3 Ililll°Illli"�,"'°m�""1� 2 1.a VILLAGE OF BUFFALO GROVE PLANNING &ZONING COMMISSION STAFF REPORT MEETING DATE: October 18, 2023 SUBJECT PROPERTY LOCATION: 1206 Sandhurst Dr, Buffalo Grove, IL 60089 PETITIONER: Lawrence & Lori Abrams PREPARED BY: Andrew Binder,Associate Planner c 0 REQUEST: Variation to the Fence Code, Section 15.20.080-C, for the a •L purpose of replacing a six-foot solid fence that encroaches beyond the minimum required setback for a fence along a public sidewalk along Deerfield Parkway. U. EXISTING LAND USE AND ZONING: The property is improved with a single-family home currently .y zoned R-4. N i COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property and the immediate neighborhood to be single-family detached. co PROJECT BACKGROUND The Petitioner is proposing to remove and replace an it existing 6-foot solid privacy wooden fence that encroaches within the minimum 1-foot setback for a fence along a / C public sidewalk, as shown in Figure 1. w PLANNING &ZONING ANALYSIS 4� • The subject property is an interior lot that abuts o Deerfield Parkway to the south. A 6-foot solid privacy L fence is currently in place along Deerfield Parkway that is setback 9" from the sidewalk.The existing c fence encroaches into the required 1-foot setback for SubjectPro�Zerty in co a fence along a public sidewalk and is legally non- s'Privacy Fence N conforming. c ,'�� J G1 • The existingprivacyfence was damaged b a storm and rf 1 ///// % / f//rr, iif�� 1��// /� //� E the Petitioner is proposing to remove and replace the "'/ !! �' /"/ � r/%' !/i � /i/% U fence in the same location. • The 6-foot solid fence marked in red in Figure 1 Figure 1:Subject Property with Fence Varaition Request requires a variation because the fence encroaches 9"into the required 12"or 1-foot setback for fences along a public sidewalk.The fence will be 3" from the public sidewalk as shown in Figure 2. • The proposed fence will be in line with the adjacent properties' fences along Deerfield Road and is compliant with all other fence code requirements. Packet Pg. 4 2.1.a VARIATIONS REQUESTED 1. A fence variation from Section r 15.20.080.0 of the Buffalo Grove fence /if f code,which states that ii No fence shall be dl erected within twelve inches of any public sidewalk or other public way." lG r ��xl�i,;rff�p�i�il��f xry r DEPARTMENTAL REVIEWS Figure 2:Photo of Existing Damaged Fence Village Department Comments Engineering The Village Engineer has reviewed the proposed fence location and has LL no engineering or line of sight concerns or objections with the proposed location of this fence. > 'i SURROUNDING PROPERTY OWNERS L Pursuant to Village Code, the contiguous property owners were notified, and a public hearing sign was s posted on the subject property.The posting of the public hearing sign and the mailed notifications were c completed within the prescribed timeframe as required.As of the date of this Staff Report,the Village has in received one call from a neighboring property that was in support of the request. N T STANDARDS The Planning & Zoning Commission is authorized to grant variations to the Fence Code based on the C following criteria: w ea 1. The plight of the owner is due to unique circumstances; N 2. The proposed variation will not alter the essential character of the neighborhood; o 3. There are practical difficulties or particular hardships in carrying out the strict letter of this y L Chapter which difficulties or hardships have not been created by the person presently having an 3 interest in the property; and, 4. The proposed variation will not be detrimental to the public health, safety and welfare. CO m 0 The petitioner has provided a written response to the variation standards included in this packet. `m c STAFF RECOMMENDATION E Village staff recommends approval of variation to allow the installation of a 6-foot solid wood fence that U encroaches beyond the minimum required setback for a fence along a public sidewalk along Deerfield `d Parkway at 1206 Sandhurst Drive, subject to the following conditions in the Suggested PZC Motion listed a below based on the following reasons: o The proposed fence is replacing the existing fence in the same footprint. o The existing fence is next to a great deal of mature trees and landscaping, and Staff believes moving the landscaping would be an undue hardship to the property owner. o The proposed fence will be in line with the adjacent properties' fences and would match the character of the surrounding area. Packet Pg. 5 2.1.a ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the variation request.The PZC shall make the final decision on whether or not to approve the variation. SUGGESTED PZC MOTION The PZC moves to grant a variation to Section 15.20 of the Buffalo Grove Fence Code to allow the installation of a 6-foot solid wood fence that encroaches beyond the minimum required setback for a fence along a public sidewalk along Deerfield Parkway at 1206 Sandhurst Drive, provided the fence shall be installed in accordance with the documents and plans submitted as part of this petition. o �a Attachments: • Narrative Description d • Response to Variation Standards • Plat of Survey with Proposed Fence (X-X-X) u_ • Photos of the Site and Existing Fence > 'i c/J L t Q N T L O Q. W L ❑ L CO W N C G1 E s U �a Q Packet Pg. 6 Lawrence and Lori Abrams 2.1.b 1206 Sandhurst Drive Buffik) GrOve, 11, 60089 September 15, 2023 0 Planning & Zoning Commission Village of Buffalo Grove > Fifty Raupp Blvd Buffalo Grove, IL 60089 LL This is a letter to support our request for a zoning variance regarding the replacement of a 6fence on our property. The variance relates to code 15.20.080-C and specifically: in N CD i`f r,Ct- S Cn The section of fence being replaced is along Deerfield Road and sustained significant storm damage. Currently the fence is approximately 9" from the sidewalk and has approximately 15 feet of grass between the sidewalk and the major street. a All houses in the Old Farm Village subdivision that are adjacent to Deerfield Road M have fences that are approximately 9" from the sidewalk. This is primarily due to the fact that several utilities (including Com Ed) run lines along the edge of the Cn subdivision along Deerfield Road that begin approximately 12" away from the sidewalk. They extend in approximately 36". E We got several quotes from fence contractors before becoming aware of the code requiring 12". Also, JULIE was out twice to mark the utilities and it is clear that there are significant lines running through that area. We had the contractors come back out and try to work within the 12+ inch threshold and they feel that it would be too difficult to move the fence in a few inches due to: 1 . Conflict with the utility lines 2. Conflict with root systems from trees that were planted given the location of the fence and utilities. I Packet Pg. 7 3. Shape of the terrain that was designed for drainage given the fence location. 11111 !i i iiiiii,il I'll IN: Lawrence and Lori Abram-, 2.1.b ADDRESSING THE 4 STANDARDS 1. The plight of the owner is due to unique circumstances. Moving the fence 3 or more inches would conflict with the utility lines, tree root systems, and drainage design of the property. 2. The proposed variation will not alter the essential character of the neighborhood. The character of the neighborhood would be enhanced by the variance. Every single Old Farm Village home has a fence along Deerfield Road that is 0 the same distance from Deerfield Road as our existing fence. It would took *.I totally out of character for our fence to be at a different depth than all of the A others. Aesthetically, both for vehicle and foot traffic, the variance would allow > a consistent appearance. U In addition, it appears that many new fences have been built/replaced along U- the sidewalks of the major roads (specifically Buffalo Grove Road and Deerfield Road) that are significantly closer than 12 inches from the > sidewalks. This may be due to similar issues, however in all cases, it gives an even and consistent appearance related to the contiguous fences. 3. There are practical difficulties or particular hardships in carrying out the strict 0 letter of this Chapter which difficulties or hardships have not been created by in the person presently having an interest in the property; The hardships that have been presented are due to the utility companies locating their assets along the sidewalk. When the fence was built, it was the obvious place to do it to avoid the utilities. This was not an issue at the time Cn as we understand that the code allowed it at that time. We did nothing to contribute to this hardship. a. 4. The proposed variation will not be detrimental to the public health safety and welfare The proposed variance will not be detrimental to the public health safety and welfare. The variance will allow consistence appearance and a safer and more uniform line for the walkers and bikers on the sidewalk. In addition, by cn keeping the fence off of the utility lines, the utility companies will continue to have access to them when they need any repair, maintenance, or replacement. E Thank you for your consideration in this matter. Lawrence Abrams Lori Abrams 2-J Packet Pg. 8 PLAT:-i 'SURVEY � d '11 � kE.�.` 2.1.b 1 LOT 22 IN BLOCK Z OF OLD FARM VILLAGE UNIT I, BEING A SUBDIVISION OF iNE I -- ` PRINCIPAL SOUTHNEST QUARTER 0.� SECTION 20, TOWNSHIP 43 NORTH, RANGE Il EAST OF TIIE T)IIRU IPAL MERIDIAN RECORDED Mqv / 19WAS DOCUMENT NO.27sz3zc, IN LAKE COUNTY, ILLINOIS,. ;aq k t " , l Z4 0 $6 KZE� Tit AS 61, ^ cu ✓'. J(L q ✓ cu Z /4, � c h . 4 CA . r Ito u in L. APPROVED ,G o 77 z2 G °IE'VV v� 4: DEI ' Co EN INLFING x )<x E N a9'46'40M E 79.93' � I �i-. "14ho.0 m �ah � A FIVE FOOT WIDE EASEMENT HAS BEEN GRANTED ALONG EACH SIDE AND PEAR FARD 10 THE I VILLAGE OF BUFFALO GROVE FOR WATER SUPPU AND DISTRIBUTION. SEWERAGE, DRAINAGE ANO SIRE[I LIGIITIHG(BUT HOT LIHITED 10)AS SET FORTH IN THE EASEMENT PROVISIONS . J q ON THE PLAT OF SUBDIVISION. �F CJUN!f ;F D6 -'ADE., fit) Wd G THIS 1, '. CERI:F0 :NA1 'HE ABOVE DESCRIBED PROPERTY WAS SURVEYEC BY HAGENSEE SURVEYINT, ,ROUP. dNDER THE )IREC:I]N f'aN I: ;:IO;S REGISTERED LAND SURVEYOR AND THAT THE PLAT IIEREON BRAWN 4EPRESE4rA!::N :F ;A;: :bRV�, ALL 31SIANCES ARE SHOWN I:1 FELT AND :ECCIALS THEREOF. 1APERV: DAY )F 0 t, �Otb•O)• e F... V A.C., .iBS LEGEND , F ^ +�...t1EC ,JRvLvr7H N�fz�.. o - FOUND IRON PIPE o Lr" x+,TLFI°" w ) m w" I1C} 413 O = FOUND CONCRETE ME,d)UMENT t I.ANDOAh'! " P.U-E. = PUBLIC UTILITY EASEMENT,'' �, 7" ' IwILIjIT � 1; P D.E. 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Action Item : Consideration of a Planned Unit Development Amendment, Preliminary Plan, and Variations from the Zoning and Sign Codes to Allow the Construction of a Lazy Dog Restaurant with a Covered Patio at 51 McHenry Road ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ Recommendation of Action Staff recommends approval of the requests, subject to the conditions in the attached staff report. Lazy Dog Restaurants, LLC is requesting approval of a Planned Unit Development Amendment, Preliminary Plan, and Variations from the Zoning and Sign Codes to allow the construction of a new Lazy Dog Restaurant with a covered patio on the property located at 51 McHenry Road. The Planning and Zoning Commission (PZC) is requested to open a public hearing and take testimony regarding the requests. The PZC should make a recommendation to the Village Board. ATTACHMENTS: • Staff Report (PDF) • Final Plan Set(PDF) Trustee Liaison Staff Contact Weidenfeld Kelly Purvis, Community Development Wednesday, October 18, 2023 Updated: 10/13/2023 10:10 AM Page 1 Packet Pg. 16 2.2.a m. VILLAGE OF BUFFALO GROVE' PLANNING tie ZONING COMMISSION STAFF REPORT MEETING DATE: October 18, 2023 c SUBJECT PROPERTY LOCATION: 51 McHenry Road PETITIONER: Lazy Dog Restaurants LLC, C/O GPD LLC a PREPARED BY: Kelly Purvis, Deputy Community Development Director E REQUEST: The petitioner is seeking approval of an amendment to the L Planned Unit Development and Preliminary Plan approved a by Ordinance No. 82-6 and amended by Ordinance No. 92- _ 37, with Variations from the Zoning and Sign Codes to allow E the construction of a new Lazy Dog Restaurant with a c covered patio on the subject property. E Q EXSITING LAND USE AND ZONING: The property is currently a vacant lot, improved with only a surface parking and is zoned B-3, Planned Business Center +; District. i �a COMPREHENSIVE PLAN: The Village of Buffalo Grove Comprehensive Plan calls for this property to be commercial. 0 ❑ N N BACKGROUND M Golden Property Development is looking to redevelop the former IHOP property into a Lazy Dogl � c Restaurant at 51 McHenry Road, which is the northeast corner of Lake Cook and McHenry Roads. The property is part of the Grove Shopping Center, �� which was annexed into the Village in 1978.The Village later approved Ordinance No. 82-6 approving a 0 Planned Unit Development in the B-3 Planned Business , i 1 C uY Center District for the Shopping Center that was later amended by Ordinance No. 92-37 to allow for an expansion of the Jewel-Osco store and additional parking spaces on the site. E s As part of the development, a private easement agreement was made between the owner of the Jewel-Osco property and the outlot property (51 McHenry Road), which allows access to the outlot Q through the Jewel-Osco property and also allows the sharing of all parking spaces located on the two lots. The subject property was originally developed into a Wags/Shoney's restaurant, which later became an IHOP. The prior restaurant building was demolished in 2020 and the site has since been vacant except for the surface parking lot that remains. Packet Pg. 17 2.2.a At the August 21, 2023 Village Board meeting, the developer presented an overview of the concept plan. The Trustees were supportive of the development and asked the developer to ensure there would be adequate parking (including ADA parking) and circulation. The project was referred to the PZC for public hearing. LAKE COOK CORRIDOR MARKET STUDY AND PLAN The property is located in the "eastern �i��'' �- w bookend" of the larger 475-acre Lake Cook" c Corridor.The Lake Cook Corridor Market Studygm and Plan (LCCP), represents a community- ,� � � > driven vision and plan for the Corridor. In 2018, NOW .. �.w Buffalo Grove adopted the LCCP as component ��/��' -�d�� a to the Village's Comprehensive Plan. c The proposed Lazy Dog restaurant development is in a key part of the Lake Cook Corridor as it represents one of the most visible corners in the Corridor and in the Village with annual daily a traffic counts of 11,900 (McHenry) and 29,900 (Lake Cook). LCCP's vision was to develop retail on this corner property to help create a streetwall to build a stronger presence and identity. E Moreover, the vison was to transform the entire Grove and Highland shopping area into a more modern retail center. The Lazy Dog project upholds the LCCP's general vision and implements key a concepts from the plan as further discussed below. a PLANNING &ZONING ANALYSIS c Golden Property Development is proposing to construct a one-story Lazy Dog restaurant on the .86-acre outlot site, that would be approximately 7,500 square feet and include a 1,400 square foot covered outdoor patio with a central fire pit. The square footage is typical of other sit-down restaurants and is almost double the size of the previous IHOP (and Wags/Shoney's), which was c approximately 4,200 square feet. Lazy dog is a national restaurant brand operating 46 restaurants o across the US including locations in Naperville,Oakbrook,and Vernon Hills.Their restaurants showcase N open kitchens, with rustic Rocky Mountain themed decor and large, dog-friendly patios. Business Operations: C Lazy Dog is a full-service restaurant. The proposed hours of operation will be 11:00 AM — 1:00 AM Monday through Friday and from 9:00 AM — 1:00 AM on Saturday and Sunday. Peak hours are expected to be from 11:30 AM—2:00 PM (lunch service)and 5:30 PM—8:30 PM (dinner service).There will be between 24-30 employees on site during any given shift. Deliveries to the restaurant would be T approximately 3 times per week between the hours of 8:00 AM —11:00 AM. L Use: Q- d The 2009 Comprehensive Plan calls for the site to be a Commercial land use. Restaurant uses are permitted uses in the B-3 Planned Business District and would be appropriate for this location. Overall, c staff believes the proposed plan for the Lucky Dog restaurant would provide a focal point for this major intersection, be an excellent addition to the Lake Cook Corridor, and would be complimentary to the other developments taking place adjacent to the site. z U �a Setbacks and bulk requirements: Q The proposed building would be setback approximately 10 feet from Lake Cook Road and approximately 8.5 feet from McHenry Road. The building is closest to the property line at the corner of Lake Cook and McHenry Road with a setback of approximately 7.8 feet. The Zoning Code requires that the building be setback from the property lines a minimum distance equaling the height of the Page 2 of 7 Packet Pg. 18 2.2.a building (25 feet in this case) and that a landscape buffer of the same distance be provided. The developer is requesting a variation from these requirements. Staff is supportive of the requests due to the recent widening of Lake Cook Road which reduced the size of the property, and the building's relatively low height(25 feet to the top of the tower element and 20 feet for most of the building). Furthermore, the reduced setback will create the desired street wall effect that the Village has begun to establish along Lake Cook Road with the NCH development. Signage: The petitioner is proposing four wall signs for g the development; one on each elevation. All of the wall signs will be internally illuminated , /j/ % j with compliant signs and are ;/ % C" channel letter p com � � // % c / , / / ' the code limitations for sign area. Variations � ,,,,,, % � �< a. — from the Sign Code will be needed to allow 4LED Won Me bo f—tho*Y,0'9'G'otn hm I. d,,... ...r wall signs where 3 are permitted,to allow the tkial,aft" 6 ED D'u rg to be 4e dr Pod da«n ,,• ' D sign on the east elevation of the building fW,thafwmamta14trY,Ok iixo Pom b of Pom`Eui DuioA"aomnnd......, (which does not face the right-of-way) and to f°'�°�"�� ' L a allow the signs on the east and south elevations to be slightly taller than is permitted. +; as Staff is supportive of the variation requests as each side of the proposed building will be visible from the adjacent roadways and the proposed total area of signage is less than the Code allows. The proposed signage is reasonable, and blends in well with the building's architecture. a Traffic& Vehicular Accessibility: a There are two existing access drives that will provide access to the site through the Jewel Osco property. A full access drive is located on McHenry Road and a right-in/right-out access is located on Lake Cook Road.There are no changes proposed to the existing access drives as part of this project.As `d previously noted, access easements to allow cars and pedestrians to traverse through the Jewel Osco property to get to the site are already in place. Traffic will be limited to one-way circulation on the c majority of the site and in all of the east/west oriented aisles with angled parking. ❑ N N M Parking: J The Zoning Code requires one parking space per 100 square feet of floor area for restaurant uses.The proposed Lazy Dog restaurant is just over 7,500 square feet and therefore requires a minimum of 76 ° parking stalls.The proposed plan shows 47 parking stalls on the site and consequently, would require variation. However, there is ample parking (over 500 spaces) provided throughout The Grove and d Highland shopping centers. Given the complimentary parking demands of the various uses,the limited space on the site,and the infill redevelopment nature of the project,staff is supportive of the variation. r u� Landscaping: i ° The petitioner has submitted a landscape plan that includes shade and evergreen trees as well as C shrubs and ornamental grasses.The plan provides foundation landscaping around most of the building with extensive landscape beds on the north, south and west sides of the building. The parking lot islands will also feature landscape upgrades. As previously indicated, a variation request for the minimum landscape buffer requirement is needed. (D E z Lighting: U The proposed lighting will be maintained in accordance with acceptable engineering practices, as Q required by Code, and shall be designed so that neither direct or reflected light will adversely affect surrounding property. Page 3 of 7 Packet Pg. 19 2.2.a Building Elevations: The building showcases four-sided architecture, to be aesthetically pleasing from all sides. An entry %J u tower is proposed, to help direct %, �� Q',� ,��, patrons to the restaurant's front door. Multiple finishes including r L veneer stone, real wood timbers °r � '� M and siding, painted EIFS and metal c canopies are proposed for the M FL building and will provide a rustic feel to the restaurant. Building articulation, the change in materials, ?_1 and various canopies will break up and add interest to the building fagade, as will the covered patio c and tower elements. E L Stormwater& Engineering: a Village Engineering staff have reviewed the preliminary submittal and have indicated that the minimal concerns related to stormwater and utilities can be addressed during the final engineering process. E c a� DEPARTMENTAL REVIEWS E Village Department Comments ❑ Engineering The Village Engineer has reviewed the preliminary engineering plans a. and does not have any concerns. Forestry The Village Forester has reviewed the landscape plan and does not have any concerns. a° Fire The Fire Department has reviewed the plans and does not have any concerns. c Building The Building Division has reviewed the plans for compliance with the ❑ ADA requirements and does not have any concerns. N J SURROUNDING PROPERTY OWNERS Pursuant to Village Code, the surrounding property owners within 250 feet were notified by mail, notice was published in the Daily Herald,and a public hearing sign was posted on the subject property. All notifications were completed within the prescribed timeframe as required. As of the date of this Staff Report,the Village has not received any comments or questions related to the project. T STANDARDS Planned Unit Development Amendment: c The Planning & Zoning Commission is authorized to make a recommendation to the Village Board on C requested Planned Unit Developments/Amendments based upon the following criteria: 1. That the PUD has the minimum areas as set forth in Section 17.16.060. � 2. The uses permitted in such development are not of such a nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood; E z 3. The plan effectively treats the developmental possibilities of the subject property, making U appropriate provisions for the preservation of streams, wooded areas, scenic views, Q floodplain areas, and similar physical features; 4. All requirements pertaining to commercial, residential, institutional or other uses established in the planned unit development conform to the requirements for each individual Page 4 of 7 Packet Pg. 20 2.2.a classification as established elsewhere in this Title, except as may be specifically varied for the proper planning of the planned unit development; 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be sufficient for the proposed use, and that the development of the property in the proposed manner creates no outlots which will be difficult to develop in an appropriate manner. Planned Unit Developments are also Special Uses, and therefore must meet the Special Use criteria as follows: c 0 1. The special use will serve the public convenience at the location of the subject property; or L the establishment, maintenance or operation of the special use will not be detrimental to or > endanger the public health, safety, morals, comfort, or general welfare; 2. The location and size of the special use, the nature and intensity of the operation involved in a or conducted in connection with said special use,the size of the subject property in relation �. to such special use, and the location of the site with respect to streets giving access to it shall = be such that it will be in harmony with the appropriate, orderly development of the district in E which it is located; L 3. The special use will not be injurious to the use and enjoyment of other property in the a immediate vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially diminish and impair other property valuations with the E neighborhood; 4. The nature, location and size of the buildings or structures involved with the establishment E a of the special use will not impede, substantially hinder or discourage the development and ❑ use of adjacent land and buildings in accord with the zoning district within which they lie; a. 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided; 6. Parking areas shall be of adequate size for the particular special use, which areas shall be N properly located and suitably screened from adjoining residential uses, and the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traffic a, hazards, eliminate nuisance and minimize traffic congestion in the public streets. o N N The petitioner has provided written responses to both sets of standards, which are included in the � attached packet. 0 Zoning Variation Requests: The Planning & Zoning Commission is authorized to make a recommendation to the Village Board on requested Zoning Variations based on the following criteria: T 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of the zoning district in which it is located except in c the case of residential zoning districts. C 2. The plight of the owner is due to unique circumstances. 3. The proposed variation will not alter the essential character of the neighborhood. c The petitioner has provided written responses to the variation standards, which are included in the attached packet. E z U �a Sign Variation Requests: Q A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may recommend approval or disapproval of a variance from the provisions or requirements of the Sign Code subject to the following: Page 5 of 7 Packet Pg. 21 2.2.a 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific building, parcel or property in question; and 2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; and 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; and 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to N Section 14.04.020 0 •L B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to > support a finding under subsection (A), but some hardship does exist, the Planning & Zoning Commission may consider the requirement fulfilled if: a 1. The proposed signage is of particularly good design and in particularly good taste;and �. 2. The entire site has been or will be particularly well landscaped. _ E The petitioner has provided written responses to the variation standards, which are included in the L attached packet. a as IMPLEMENTATION OF LAKE COOK CORRIDOR MARKET STUDY AND PLAN E The proposed plan implements the following core concepts of the Lake Cook Corridor Plan: a • Builds off of the momentum from the Clove's redevelopment; a • Helps transform The Grove and Highland Shopping Centers into a more modern retail center; a • Provides a welcoming gateway to the Village by building a vibrant "streetwall" along Lake Cook Road to help shield parking and create a sense of place; • Provides energy and vibrancy to the corridor and this highly visible corner. o: STAFF RECOMMENDATION o Staff recommends approval of the amendment to the Planned Unit Development and Preliminary Plan approved by Ordinance No. 82-6, as amended, with Variations to the Zoning and Sign Codes, to allow J the construction of a new Lazy Dog Restaurant at 51 McHenry Road, subject to the conditions in the Suggested PZC Motion. c ACTION REQUESTED c The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony = concerning the requests for approval of the amendment to the Planned Unit Development and Preliminary Plan approved by Ordinance No.82-6, as amended,with Variations to the Zoning and Sign Codes, to allow the construction of a new Lazy Dog Restaurant at 51 McHenry Road. The PZC shall make a recommendation to the Village Board concerning the requests. a aD Suggested PZC Motion The PZC recommends approval the amendment to the Planned Unit Development and Preliminary Plan approved by Ordinance No. 82-6, as amended, with Variations to the Zoning and Sign Codes, to allow the construction of a new Lazy Dog Restaurant at 51 McHenry Road,subject to the following conditions: d E z U 1. The proposed development shall be developed in substantial conformance with the plans attached as part of the petition. Q 2. The Final Engineering plans shall be submitted in a manner acceptable to the Village. Page 6 of 7 Packet Pg. 22 2.2.a 3. Any directional or incidental signage added to the sign package shall be reviewed administratively by staff. 4. The landscaping on the site shall be maintained in compliance with the approved landscape plan in perpetuity. ATTACHMENTS N • Narrative Description • Landscaping Plan o • Site Plan • Sign Plans •L • Preliminary Engineering Plans • Photometric Plan > • Floor Plan • Response to PUD, Special Use, Zoning c 2 • Elevations (black&white) &Sign Variation Standards a • Elevations (color) E L a a� E _ a� E Q a _ so L d O ❑ N N M J O _ d 2 t� T a.+ L O Q. NW L7� _ d E t V Q Page 7 of 7 Packet Pg. 23 2.2.b September 28, 2023 Village of Buffalo Grove 50 Raupp Blvd. c Buffalo Grove,IL 60089 •L Re: Proposed Lazy Dog Restaurant > 51 McHenry Rd. Buffalo Grove, IL 60089 a To Whom It May Concern: _E Lazy Dog Restaurant proposes the development of a new restaurant building with outdoor patio a and signs at the above referenced location as detailed in the enclosed plans. c am The Huntington Beach-based Lazy Dog Restaurant and Bar started over 20 years ago. Lazy Dog E proposes a casual dining atmosphere that is inspired by the comfort of the Rocky Mountains with a rustic m decor. Artwork and playful touches inspired by man's best friend will be woven throughout, a dog-friendly Q patio along with ample seating and fire pit. Both the bar and exterior patio will be outfitted with multiple p flat screens for guests to enjoy their meals and crafted beers. a Lazy Dog restaurant proposes to develop the new restaurant building with adjacent service yard M and outdoor patio areas. Lazy Dog is proposed operate the restaurant and the patio areas from 11AM to lAM five days per week and 9AM to lAM on Saturday and Sunday. Lazy Dog proposes to employ 24 to 30 employees per shift. Lazy Dog proposes the sale of sandwiches,burgers,meats, fish, salads,beverages, alcoholic beverages and a lids menu. Beer and wine are also proposed to be sold for offsite consumption c as a part of takeout food sales and the Lazy Dog beer club. No dancing or live entertainment is proposed. Lazy Dog Restaurant will be the only tenant in the building. N J The Lazy Dog Restaurant building is proposed with attractive architecture. The building utilizes four-sided architecture,to be aesthetically pleasing from all sides.An entry tower is proposed,to help direct patrons to the restaurant front door. The building proposes the use of multiple finishes including veneer stone, real wood siding, painted brick and metal canopies. The Lazy Dog Restaurant building is designed C to be warm and inviting to guests both inside and out. From the moment guests step out of the parking lot they become emersed in the landscaping surrounding the building which ties directly to the building architecture, emphasizing an inviting Jackson Hole, Wyoming experience. A covered outdoor patio with LO central fire pit and an adjacent outdoor lounge with fire pits and cornhole are proposed. Wall sconces are tastefully proposed around the building. The building will tie beautifully into the surrounding architectural landscape while at the same time providing great visual interest and inviting guests to approach the building e=a and restaurant. a �o c The Lazy Dog Restaurant building architecture includes real wood finish materials, the same as are used U_ by all 40+ existing Lazy Dog Restaurant buildings. Lazy Dog Restaurant has developed an ongoing wood c maintenance program which includes regular cleaning, re-sealing of the wood and replacement of exposed wood finishes once they are past their usable life. The wood siding on the building is not a waterproof finish,this wood is pinned off and bolted to a plaster wall,this wood is easily replaceable with a few bolts and the wood can be replaced without compromising the waterproof finish of the plaster behind the wood. Q Packet Pg. 24 2.2.b Lazy Dog Restaurant employees will be directed to park away from the Lazy Dog and other buildings in the shopping center. Lazy Dog Restaurant proposes the installation of bike racks adjacent to the building as shown on the civil site plan. Lazy Dog Restaurant will request the adjacent property owner to allow Lazy Dog to install a pole mounted c Do Not Enter sign at the first drive aisle (one way) from Lake Cook Road. •L �a We appreciate your review and look forward to working with you on the redevelopment of this restaurant > building. a Sincerely, _E Jared Taylor Golden Property Development LLC E M E Q a _ L U) N� LPL O ❑ N M J 10 O _ d 2 O _ co a �o _ ii _ E s Q Packet Pg. 25 s c ;gig° Q 68009 II`3A089 OIVIlaa pPm oMm $am=p£ko OH AHN314DW IS "Goan A w$oa 2 r wi W F S a u ry m r � OQQ�Na Z a ao�mQo NO6,m< mQaOW T, O ry O a s a A °w o za Q - W �� d oaQ —Al MO �ZO z �l)l)KS K JlzN Z Q O Oz K Q J p p�W N K Ow W yyQv,pLL 6 NO }J z w w V ti w w NQ1�L Q K=arvLLy KQ � SSw K>�tiLLK� UQO U��® UiO�o wzJ W Nr R' 4 d� mm�z�m p~w c Of 7 7 N N Q N N R N Q N J J Q Q F 0 Q 2 � O W o W Q R W z 2 o O N W m f A R Q Q z F 041�R z z »O�i V pdQ°OOw� U QNz WQ� w—W MK-EooQ WoJ °rQw J O WW N S d,w d 0°w u'z S J oJ o o o °O R R z J J N � zFz N6 Itl \ 7 wy k - w-JJJ EE pppppppppaw Raw�p pN UNr Jr Qpo F�1 W DQw�� JIIiW aA � pm�°® J W W a+.. 4. wa J�xaJw 00 O - W V In N N O .nM I . n � O d' d' CD N � I- O Z w 00 co A\ Z Z z zA o c w Jo66fo met Q gwgo�� ~� Qg 6°0 `a mob WA y fMoO 'Q z F C W <o°o° 9J6 G7 W .�. 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CD 1;5 c=i iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii .............. CD I m C:) ............ ............... f-..e ne Ado),,dn M)ld,,jo of of jjV,,g-,g 'O'A Z-J CD C14 ...................... 00 ................ � 10 � O 0 C3F 00 [AIFO O � � N 5 n c> zg C miz A A A ML6 L (SUO!10!JeA'Ueld fueu'LullaJd';uampuatuv and'juejnelsaN Boa Aze-1-PeOM fuuaHOVY L9) PS ueld leu!=l:Iuatu43ePV 0 j Ci CD 2 !;;E CR Vl O O L9 111411h M m Ln 6800911`3AOH9 OlV33n8 r a?] 3H AHN9W E5 y O y = I I E E o� t I's U _ c m � � ri`3 Cg Cm o d IIII � a a gl, Igli 7iY ";ix z z c N: '^ U lif 2.2.b VILLAGIE OF of BUFFAID G110VE PLANNED UNIT DEVELOPMENT STANDARDS N _ In addition to the special use standards, all planned unit developments shall meet the following general C standards: `d •L �a 1. Have the minimum areas as set forth in Section 1..7.1.6.a_060. c ca Response:The property is zoned B-3, Planned Business Center.The subject property is part of a a larger shopping center which meets the minimum site area when the shopping center is considered as a whole. E .S L a 2. The uses permitted in such development are not of such a nature or so located as to exercise an m undue detrimental influence or effect upon the surrounding neighborhood; _ m Response:The proposed use is a full service sit down restaurant.The subject site was previously a developed with a full service sit down restaurant use.The proposed restaurant use will be have a ❑ positive influence and effect surrounding neighborhood by providing a quality dining a establishment the neighborhood will be proud of. c� L N G1 3. The plan effectively treats the developmental possibilities of the subject property, making appropriate provisions for the preservation of streams, wooded areas, scenic views,floodplain o areas, and similar physical features; N M Response:The subject site is located within an existing and fully established shopping center.The J subject site was previously developed as a restaurant and is currently a dirt building pad.The M subject site does not encompass any streams,wooded areas, scenic vies,floodplain area or similar physical features. c d x U 4. All requirements pertaining to commercial, residential, institutional or other uses established in the planned unit development conform to the requirements for each individual classification asCn established elsewhere in this Title, except as may be specifically varied for the proper planning ca of the planned unit development; a Response:The proposed commercial restaurant development is proposed to conform to the ii requirements for each individual classification as established within the code. ; _ s 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be sufficient for the proposed use, and that the development of the property in the proposed Q manner creates no outlots which will be difficult to develop in an appropriate manner. Packet Pg. 66 2.2.b VILLAGIE OF of BUFFAID G110VE Response:The subject lot is existing, no modifications are proposed to the subject lot.The existing lot is sufficient for the proposed use and the development of the property in the proposed c O manner creates no outlots. •L �a c ca a c E .S L a c m E c m E Q a c c� L N G1 O ❑ N O J �0 O C d 2 O C M a co c ii c s ca Q Packet Pg. 67 2.2.b 1 L I,A G 14 BUFFALO GROVE During your testimony at the Public Hearing, you need to testify and present your case for the Special Use being requested. In doing so,you need to address the six(6) Special Use Standards listed below: 0 SPECIAL USE STANDARDS L �a 1. The special use will serve the public convenience at the location of the subject property; or the establishment, maintenance or operation of the special use will not be detrimental to or a endanger the public health, safety, morals, comfort, or general welfare; Response: The proposed Lazy Dog Restaurant will serve public convenience and necessity by providing a quality food service establishment for residents and visitors dining.The special use will E in fact be a bonus to public health by providing a safe and secure dining location which is safe, L a comfortable and inline with the morals of the Village. m 2. The location and size of the special use, the nature and intensity of the operation involved in or M conducted in connection with said special use,the size of the subject property in relation to such m special use, and the location of the site with respect to streets giving access to it shall be such a that it will be in harmony with the appropriate, orderly development of the district in which it is located; a Response:The proposed restaurant location is proposed at a location which has operated as a freestanding restaurant building for many years.The Lazy Dog Restaurant building size and 3 restaurant operation are designed to serve local residents and visitors.The site is surrounded by y a fully developed shopping center and parking lot. The proposed restaurant building and W associated developments will fit harmoniously within the existing shopping center and c surrounding developments. N 3. The special use will not be injurious to the use and enjoyment of other property in the immediate J vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially diminish and impair other property valuations with the neighborhood; a°• Response:The proposed Lazy Dog Restaurant will only provide positive effects to the surrounding properties. Lazy Dog Restaurant will draw customers to the area which will have a positive effect on the surrounding businesses.The proposed Lazy Dog Restaurant will have a U positive effect on surrounding property values. 4. The nature, location and size of the buildings or structures involved with the establishment of the N special use will not impede, substantially hinder or discourage the development and use of adjacent land and buildings in accord with the zoning district within which they lie; a Response:The proposed Lazy Dog Restaurant building size and location are proposed to be c harmonious with the existing and surrounding shopping center and roadway improvements.The ii building is proposed at approximately the same location as a previous restaurant building. m 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided; Response:The site and surrounding area is fully improved with existing utilities, roads, Q drainage etc.The site is designed for a restaurant, the proposed restaurant will plug into the existing site and utilities and should not require any off site work. Packet Pg. 68 6. Parking areas shall be of adequate size for the particular special use,which areas shall be properly located and suitably screened from adjoining residential uses, and the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance and minimize traffic congestion in the public streets. Response:The site contains an existing fully developed parking field and is surrounded on two sides by a larger shared parking field.The proposed restaurant will be served by ample onsite parking. U) c 0 �a •L �a c �a a c E L a c m E M (D E Q a c L U) NCD LPL 0 ❑ N M J 10 O C d 2 O C co a To c ii c m 1= s Q Packet Pg. 69 NILLAGEOF IR F LA GROVE, During your testimony at the Public Hearing,you need to testify and present your case for the variance being requested. During your testimony, you need to address the three (3) Variation Standards listed below: N C Criteria for Zoning Variation. W •L A. The regulations of this Title shall not be varied unless findings of fact are made based upon evidence ca presented at the hearing that: ca 1. The property in question cannot yield a reasonable return if permitted to be used only under the a conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts; E Response:The subject property recently lost frontage due to dedication for new adjacent roadway expansion.The proposed building location will align with surrounding building locations and be a generally in compliance with the Village Code setback requirements prior to the land taking/dedication.The Lazy Dog Restaurant building will not fit on the parcel unless the requested variation in setbacks is provided. M c m E Q The subject property is part of a larger shopping center and is an outlot surrounding by a large ❑ parking field on two sites.Cross access parking exists and the surrounding parking provides more a than sufficient parking for the proposed restaurant and the other existing commercial uses. +; c c� L N G1 O ❑ 2. The plight of the owner is due to unique circumstances; J Response: The unique circumstance of the site is directly related to the recent taking of land for adjacent roadway improvements.Should this unique circumstance not exist the owner would not p be required to request the requested variation. c d 2 Due to the existing parcel being an existing out lot within an existing large commercial shopping U 2 center with shared parking sufficient parking exists to serve the proposed restaurant.The subject site is unique due to it being surrounded by a large parking field on two sides. m y c ca a 3. The proposed variation will not alter the essential character of the neighborhood c Response: The proposed variation will allow the proposed Lazy Dog Restaurant building to be in u_ compliance with the essential character of the surrounding neighborhood in terms of building placement r- and lot use.The proposed variation will therefor not alter the essential character of the neighborhood. £ s The proposed variation will not change anything about the neighborhood.The subject site will continue to be surrounding by a large parking field as a part of a large shopping center. Per code it is understood Q 76 parking stalls are required to serve the Lazy Dog Restaurant building. The real parcel on which the Lazy Dog building is located has less than 76 parking stalls, but the real parcel is surrounded by a large shared parking field on two sides which provide significantly more parking stalls. Packet Pg. 70 2.2.b VILLAGE OF BUFFALO GROVE M Community Development Department ' Fifty Raupp Blvd Buffalo Grove, IL 60089 Phone:847.459.2530 Sign Code — Variation Standard Fax:847.459.7944 N c 0 RESPONSE TO STANDARDS td L During your testimony at the Public Hearing you need to testify and present your case for the variance being > requested. During your testimony you need to affirmatively address the six(6) standards listed below. a The Planning &Zoning Commission is authorized to grant variations to the regulations of the Sign Code (Chapter 14.40) based upon findings of fact which are made based upon evidence presented at the hearing that: E L 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue a and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific m building, parcel or property in question; and E Response:The proposed Lazy Dog Restaurant location is unique in that it is located on a prominent and highly m visible corner within the Village of Buffalo Grove and the subject location is highly visible from all four sides of E the lot and building. Vehicle and pedestrian customers will approach the building and site from all four sides. Signage is proposed on all four sides of the building in order to help direct customers who approach from any a side of the building.The proposed building is large,articulated in design,the proposed signage on each side of c the building is proposed to complement the building architecture in size and design.The signage is proportional L to the building and the signage is tastefully proposed so that the signage does looks appropriate for the building in terms of signage size and quantity of signs. Additionally the code allow the subject site to have a dedicated freestanding sign, the proposed Lazy Dog Restaurant building does not propose the installation of a a� freestanding sign as the subject building and its signage will be visible from the adjacent roadways. 0 N M J 2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; c and W Response:The granting of this request will have no negative impacts on the property owners in the vicinity of c the of the project site. The proposed Lazy Dog Restaurant location is located on a pad site that is surrounded M by major roadways and a large adjoining shopping center parking field. u� m Cn 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; c=a and a. Response: The unusual conditions applying to the specific property are not seen at other properties in the c Village.The subject property is located on arguably the most prominent commercial corner within the Village. u_ The proposed restaurant front door is located interior facing on the parcel, to allow for safe customer gathering/waiting outside of the restaurant, away from the roadway. Wall signage must be installed on the tower at the front door to provide customer direction to the front door and prevent approaching customer confusion.Signage must also be installed on the two street facing elevations of the building to provide vehicular Q direction/identification and help activate the two street facing building facades. Without wall signage on all four sides of the restaurant building the building would 'appear to be missing an eye' and lacking in visual interest and aesthetic design. Like the landscaping, the Lazy Dog signage is integral to the Lazy Dog building architecture. 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 1 Packet Pg. 71 2.2.b Response:The granting of the signage variance will be in alignment with the goals and objective of the Village and will help to support and engage a vibrant and health economic and casual dining environment within the Village.The granting of this variance will help to maintain an attractive and quality signage environment within the Village.The proposed signage encompasses the entire spirit of Section 14.04.020. B. Where there is insufficient evidence, in the opinion of the Planning&Zoning Commission,to support a finding under N subsection (A), but some hardship does exist,the Planning&Zoning Commission may consider the requirement fulfilled c if: •L �a 1. The proposed signage is of particularlygood design and in particularlygood taste; and � Response:The proposed Lazy Dog Restaurant signage is of the highest quality,design and taste.The proposed 2 a signage is iconic and will help to create a sense of place within Buffalo Grove similar to the recent Lazy Dog Restaurant developments within Vernon Hills, Oak Brook and Naperville. It should also be noted that monument signage is permitted and Lazy Dog does NOT proposed a monument sign. E L a _ m 2. The entire site has been or will be particularly well landscaped. E Response:The landscaping as proposed by Lazy Dog Restaurant is top notch, of a higher caliber than required = by the code and will be more than particularly well landscaped. a a _ Additional information can be found at the Village's Sign Code Regulations webpage: 1Mm , llliiillbii ua i Mg!I!ii llide.ciouM uilll. ll ww�� III�� jr2y&20gg 2& Q! QKdhiim in ces?nodell d:::11111 J A Sill C Cill Q4 40VAA1II'). U) W IM O ❑ N M J O _ d 2 O _ co a To _ ii _ i= s a Packet Pg. 72 2.3 ......................................... r ............................... � m Action Item : Consideration a Plat of Subdivision; Rezoning to B-3 Planned Business Center and R-9 Multi-Family Dwelling District; Special Use for a Planned Unit Development; Special Use for Sale and Lease of Motor Vehicles on a Portion of the Site; Development Plan; Uniform Sign Package; with Variations from the Development, Zoning, and Sign Codes to Accommodate a Tesla Sales, Service and Delivery(SSD) Center on Lot 1 of the Proposed Subdivision, Commercial Uses (To be Determined) on Lot 2 of the Proposed Subdivision, and a Multi-Family Residential Building on Lot 3 of the Proposed Subdivision, Located at 915-945 Dundee Road. ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Recommendation of Action Staff recommends approval of the requests, subject to the conditions in the attached staff report. Shorewood Development Group (Shorewood) and Double Eagle Development (Double Eagle) are purchasing and redeveloping approximately 16-acres of land located at the southeast corner of Dundee Road and Old Arlington Heights Road, commonly known as the former Rohrman car dealership sites. The property, which is located at 915-945 Dundee Road, is currently zoned B-4 Business, Service, Wholesale District and developed with three car dealership buildings that have been vacant for over 10 years. The developers are planning to demolish all three of the existing buildings and redevelop the site into a new mixed-use development called Bison Crossing. The subject site is proposed to subdivided into three lots: Lot 1 (5.61 acres), Lot 2 (4.89 acres), and Lot 3 (5.69 acres). In Phase I of the project, Shorewood will develop Lot 1 into a 50,354 square foot Tesla Sales, Service, and Delivery (SSD) Center and Double Eagle will develop a multi-family residential building on Lot 3. Shorewood intends to develop Lot 2 into a multi-tenant commercial use as part of Phase 2 of the project, which will be completed at a later date. The Planning &Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the requests and shall make a recommendation to the Village Board concerning the requests. ATTACHMENTS: • Staff Report- Final (PDF) • Plan Set-Commercial(PDF) • Plan Set- Residential (PDF) Trustee Liaison Staff Contact Weidenfeld Nicole Woods, Community Development Wednesday, October 18, 2023 Updated: 10/13/2023 5:49 PM Page 1 Packet Pg. 73 VILLAGE OF BUFFALO GROVE PLANNING &ZONING COMMISSION STAFF REPORT m MEETING DATE: October 18, 2023 w d SUBJECT PROPERTY LOCATION: 915-945 Dundee Road o PETITIONER: Shorewood Development Group & Double Eagle Development 6 w m PREPARED BY: Nicole Woods, Director of Community Development ~ Kelly Purvis, Deputy Director of Community Development c .T 2 REQUEST: A petition to the Village of Buffalo Grove for approval of a Plat of Subdivision; Rezoning to B-3 Planned Business Center and R-9 N Multi-Family Dwelling District; Special Use for a Planned Unit c Development; Special Use for sale and lease of motor vehicles on M a portion of the site; Development Plan; Uniform Sign Package; with Variations from the Development, Zoning, and Sign Codes to accommodate a Tesla Sales, Service and Delivery (SSD) center M a on Lot 1 of the proposed subdivision, commercial uses (to be determined) on Lot 2 of the proposed subdivision, and a multi- c family residential building on Lot 3 of the proposed subdivision. EXSITING LAND USE AND ZONING: The property is zoned B-4 (Business, Service, Wholesale District) 06 COMPREHENSIVE PLAN: The recently amended Comprehensive Plan calls for this property 'R to be mixed-use. m BACKGROUND E 0 Shorewood Development Group (Shorewood) and v r Double Eagle Development (Double Eagle) are o purchasing and redeveloping approximately 16- acres of land located at the southeast corner of Dundee Road and Old Arlington Heights Road, commonly known as the former Rohrman carLO p dealership sites. The property, which is located at 915-945 Dundee Road, is currently zoned B-4Lo Business, Service,Wholesale District and developed � rn n., with three car dealership buildings that have been vacant for over 10 years. ii The developers are planning to demolish all three of c the existing buildings and redevelop the site into a Figure 1:Aerial Image of Development Site new mixed-use development called Bison Crossing. w ca c a� E z c� a Packet Pg. 74 2.3.a The subject site is proposed to subdivided into three lots: Lots 1 (5.61 acres), Lot 2 (4.89 acres), and Lot 3 (5.69 acres). In , Phase I of the project, Shorewood will develop Lot 1 into a w 50,354 square foot Tesla Sales, Service, and Delivery (SSD) Center and Double Eagle will develop a multi-family residential building on Lot 3. Shorewood intends to develop ! �; =- � o° r � �� Lot 2 into a multi-tenant commercial use as part of Phase 2 Lot 2 (�i I Lott 1 06 of the project,which will be completed at a later date. -- t Although the project has various lots and phases,the project _ 0 is viewed and considered one redevelopment project,and is I l y consistent with the Village's Comprehensive Plan which calls Lot i for the site to be mixed-use. The Tesla and commercial lot keep with the general commercial nature of the Dundee W Road Corridor and renew the commercial activity that was Figure 2:Bison Crossing Subdivision � once present on the site. The multi-family residential element provides a suitable buffer and transition from the single-family properties to the south of Bison C Crossing to the commercial properties along Dundee Road. M a At the August 21,2023 Village Board meeting,the developers presented an overview of the concept plans. The Trustees commented on the significance of this development for the Village, indicated their support for the project and referred it to the PZC for a public hearing. y a� The proposed plan reflects the realties and challenges innate 06 to infill redevelopment. This 16-acre redevelopment plan new uses and buildings that look to retrofit and �C �" m proposes g � I .Phase 2 � work within the physical and infrastructure framework that comes with the property and within the greater Dundee Road a W v area context. Added on are market pressures and realities �I� that are demanded by today's commercial, residential, and o development markets. The proposed plan represents the f push-and-pull dynamic of all these factors and embodies a IN unified mixed-use redevelopment project. 3 LO In order for the project to proceed as proposed, it will require II rn the following approvals: Plat of Subdivision; Rezoning to B-3 Planned Business Center and R-9 Multi-Family Dwelling District; Special Use for a Planned Unit Development; Special ° °°°° ► Use for sale and lease of motor vehicles on a portion of the LL site; Development Plan; Uniform Sign Package; with Figure 3:Project Phasing c Variations from the Development,Zoning, and Sign Codes. w to y _ a� E t u Q Packet Pg. 75 2.3.a PLANNING &ZONING ANALYSIS m a� Lot 1—Tesla Dealership w Proposed Use,Zoning, and Building d On Lot 1, Shorewood is proposing to construct a one-story, 3 0 50,354 square foot Tesla Sales, Service and Delivery (SSD) 06 Center on the property. This state-of-the-art facility will I '` provide full sales, service and charging capabilities at this location.The Tesla SSD center will be open Monday through Saturday and closed on Sunday. Operating hours are 10:00 c AM —8:00 PM for the sales department and from 10:00 AM VN, r U) > — 5:00 PM for the service department. The property will include 23 electric vehicle charging stations(4 superchargersco and 19 wall chargers). `"' 1 c E IL v N„ To accommodate this use, Shorewood is requesting to rezone Lot 1 and Lot 2 from B-4 Business,Service,Wholesale " District to B-3 Planned Business Center District. The B-3 Zoning District is intended to create a flexible business district given its nature as a planned development district, L l l�f`I ��' [� "r ` � > such a zoning designation is appropriate and suitable for this - —�-- "' project. A special use is necessary to allow auto dealerships in the B-3 District. In addition,a variation is required to allow 06 the project to exceed the code's maximum size (3 acres) for a car dealership. E The Tesla SSD Center complies with building setbacks and �� E d ,i". 0 height standards as it is approximately 115 feet from Dundee r 4 v Road and is 26 feet tall at the high parapet. The building's architecture and elevations reflect a modern aesthetic with o building materials that include metal panels, spandrel glass and painted concrete.Additional architectural features such Figure 4:Lott—Tesla Dealership c as bump outs, parapets, and varied coordinated colors add 3 articulation and dimension to the auto dealership and service center building. v Ln Site — rn The Tesla site will provide ample parking including a total of 418 parking stalls on the site, well above the 101 spaces that are required by code. Two loading spaces are provided along the eastern border of the c site. Per the code, the loading spaces need to be screened with a 6-foot wall or fence as they are within 25 feet of residential zoning district (Bison Park to the east of the site is zoned R-1). Given the site's 0 geometry, the location of loading spaces, the landscaped buffer along the eastern edge of the Tesla site, CL and the significant tree cover lining the western portion of Bison Park, a variation from this requirement is requested and found to be reasonable. y Landscaping for the site includes a variety of trees, shrubs, annuals, and grasses. As shown on the landscaping plan, the landscaping will be installed along the perimeter of the site, on the front and east s sides of the Tesla SSD Center, within parking islands on the north part of the site, and along the Dundee U Road frontage to provide screening for the parking lot. As required by code, landscaping will be installed a Packet Pg. 76 2.3.a around the base of the monument sign and a landscape buffer is provided along Dundee Road and _ between the site and the adjoining residentially zoned properties. m a� w The developer is seeking a variation to have fewer landscape islands than required on the southern part of the Tesla site to maximize parking for their for-sale vehicles. Such a variation is suitable given the site's proposed use and shape, as well as the lack of visibility of the southern part of the site. o 06 2 The proposed lighting will be aligned with the Code's standards and designed so that neither direct or m reflected light will adversely affect surrounding property. o - N 7 CO MMMMM O J Sri C 0 a Figure 5: Rendering—Tesla Dealership a� Sipnape Q Two signs are proposed for the Tesla property including one individual letter wall sign on the north W 06 elevation of the building and one monument sign. The proposed signage is compliant with all �a requirements of the Sign Code including area, height, and setback from the property line. m E Lot 2—Commercial Development E II VVVVV IIIIIIIIIVIuuuuuuuuuumuuuuuuuum V Site �IllllllllllllllllluuuuuulliiiilpuuiuuuuumopuuiiPiillouilillill IlVpl m III °ul°iiillii°iiiiliii%uu Lot 2 is 4.89-acres located on the west portion of the site, �a fronting Dundee Road.This lot is proposed to be developed II " yl into a commercial use as part of Phase 2, which will be �Yn!r' V�Vr'iil!I'i completed at a date in the future. As noted above, ;,'sll'IJ'IIIII, ',q';IIIIIIII',, le, c Shorewood is proposing to rezone the property to B-3 Planned Business Center for future commercial uses. The uI) submitted site plan shows a potential layout for future J11di a' i/ LO development of the site but is only for illustrative purposes. �a c Sianaae The petitioner is proposing a multi-tenant monument sign 0 on Lot 2.The proposed sign is 20 feet tall and would include one tenant panel for each tenant space on Lot 1 and Lot 2. The sign is compliant in terms of square footage and setback from the property line but would require a - y variation as the maximum height for a monument sign is 15 feet. Landscaping will be installed around the base of the Es sign, as required by Code. Figure 6: Multi-Tenant Monument Sign Q Packet Pg. 77 2.3.a Lot 3—Multi-family Residential Building _ Proposed Use,Zoning, and Building m Double Eagle is proposing a luxury I w apartment building on Lot 1, which is r d p project �- 0 5.69-acres and is located on the , o southwest portion of the roject site o �tf fronting Old Arlington Heights Road. H;I ll II �l fl 1 � „� i n,,n6'�lr i The building will feature 224 units with fair aj/� U) r a proposed density of 41 dwelling units � � � . � � � � ' �; � ' per acre. The unit count includes 22 «9 C studios, 144 one-bedroom, and 58 two- y bedroom units. In all,the project will be Tay i „�� i,��i��`� > / ii Rio approximately 229,200 square feet inCn �� %(7 � lill�ll gll�111�1 � _.�:9 �_:_. ��_�� , �-'r� area. Double Eagle recently completed a i comparable project in Elmhurst called Cl) Eldridge Townhomes. Figure 7: Lot 3—Multi-Family Building Site Plan C As noted above, the multi-family residential element provides a suitable buffer and transition from the single-family properties south of a Bison Crossing to the commercial properties along Dundee Road. a� The courtyard style building will be highly amenitized including electric vehicle chargers, a dog washing y a� station, a fitness center, a community lounge, common area Wi-Fi, package delivery lockers, an outdoor pool and hot tub, an outdoor terrace with grills and fire pits, a coffee bar, a dog park, bike racks, storage 06 �a rooms,and coworking area with conference rooms. Furthermore,the plan proposes to provide a sidewalk i to Bison Park to capitalize on the site's nearby community amenities. E The residential portion of the project is seeking approval of a Residential PUD with R-9 Multi-Family v Dwelling District as the underling zoning. Overall, the project meets most of the bulk and height requirements set forth in the Residential PUD and R-9 requirements with a few exceptions. A variation is 0 requested to exceed the R-9 District's maximum building height of 45 feet.The proposed 4-story building varies in height with the flat roof portion (the majority of the building) at 45 feet, the top of the pitched roof at 58 feet 4 inches,and the parapet at 50 feet 4 inches. In addition,a variation is requested to reduce o the required setback of approximately 117 feet from the south property line to the building to 79 feet. LO Such a variation is reasonable as the standard would effectively reduce the development site by T approximately 1/3. rn The project's density is 41 dwelling units per acre, when examined within the standalone residential property. This ratio does exceed the maximum density (14 units an acre) allowed in a Residential PUD. LL However, when the density is evaluated within the entire Bison Crossing Development (16 acres), the c density is 14 units an acre. As a result, a density variation is requested and found to be acceptable. m The look, feel, and function of the proposed luxury apartment building invokes modernity within the a context of the surrounding residential neighborhood. This is exemplified through the building materials y which include stone veneer, fiber cement panels, fiber cement siding, with prefinished metal accents. In addition,the varied roofline and building articulation provide points of interest that are harmonious with s the surrounding neighborhood.Staff will continue to work with Double Eagle to refine the elevations prior U to permitting. a Packet Pg. 78 2.3.a Site m Overall, the project's proposed parking is w sufficient for un s. As shownonthe tan,there II P 0 will be 359 total parking spaces, which includes 334 surface spaces , 06 and 25 garage spaces. This equates to a parking ratio of 1.6 stalls perIA unit. The project requires a )' c variation as it is slightly lower than y the Code's requirement of 17 parking spaces per unit or 381 M parking spaces for the project.Staff �� maiillllllllllllllllllj(((�� IIIIIIII�� .�� W p g p p Figure 8: Rendering—Multi-Family supports this variation as the � code's parking ratio does not distinguish between the parking demands of two-bedroom, one-bedroom, _ and studio units and most of the project's units (approximately 75%) are either studio or one-bedroom 0 units. D a The suitability of the proposed parking quantity is further supported when pragmatically examining the building's parking supply and demand. If all the two-bedroom units (representing 26%of the units) take 2 parking spaces each and all studios (representing 10% of all units) take 1 parking space each, then the y a� 1-bedroom units (64% of all units) would have a parking ratio of 1.53, which is a reasonable ratio for 1- bedrooms. 06 �a The traffic/parking analysis provided in the petitioner's packet also indicates that a parking ratio of 1.6 will be adequate to serve the site. A final point of note is that in addition to these 359 spaces there are 11 E surface spaces in front of the garages along the south side of the site, which can also accommodate v parking. �a 0 The developer is considering adding carports over some of the surface parking stalls on the east side of the site to provide additional covered parking for the residents. Variations may be needed for the height and coverage of such structures. o ul) Landscaping for the site includes ornamental trees, shrubs, perennials, grasses, and groundcover T LD landscaping which will be installed along the foundation of the multi-family building. As shown on the plan, the landscaping elements include parking lot screening, a landscaping berm or screen between the development site and the single-family residential properties to the south, landscape islands throughout the parking lot,and landscaping around the base of the monument sign.The landscape plan will be further i� developed and the Village Forester will provide a complete review of the plan as part of the final c engineering process. m The development will meet all Village Code requirements related to lighting and illumination levels at the a property lines. There are overhead utility wires along Old Arlington Heights Road that may need to be y modified or buried in order for appropriate emergency access to be provided to the site. Staff will work with the developer during final engineering on an amenable solution. s U a Packet Pg. 79 2.3.a Student Generation _ Development Planning Partners provided an analysis of the potential impact of the project on Buffalo a� Grove area schools based upon the character and unit mix of the development. They have indicated that w luxury apartment rentals yield far fewer school aged children than other types of housing. With only approximately 25% of the units in the development being two bedrooms, it is estimated that the development will generate between 3 and 6 school aged children when fully occupied. These estimates o are lower than the Code's student generation estimates, which project 11 students. 06 �a m It should be noted that staff has worked with the school districts serving comparable residential developments and has found that the projected student generation as shown in the studies and as c calculated by our code are generally aligned with actual student enrollment. Staff has been in y communication with both school districts (District 21 and District 214) as this project has progressed and no concerns have been expressed. Signage � Double Eagle is proposing one freestanding sign on that site that will look similar to the prototype �r=E� L U I UQi �� - 0 shown in Figure 9. The sign will be compliant in terms of square footage but will need variations a ( ) v to be slightlytaller 5 feet, 8 inches than the �,�� _ Code allows(5 feet maximum) and to permit the sign to be located within the required setback. T� y a� As shown on the site plan, the sign would be 06 Ta setback from the property line approximately 7 i feet,8 inches. Engineering and planning staff will i N11 �N 1 �� ✓ �� E work with the petitioner regarding the r'r ✓ ;;r ✓i, ✓��y�� l �� E a?y //l///i�/ � er r( / ✓%//// /�/ " 0 v�/ ;�y ,/9;�lip %( ✓a ii,✓ , /elrP imo G placement of the sign to avoid interference with w„, J, �� d,� ��,� �� , `;�p r �,,�,, , ,� �a�r� U utilities and ensure a line of sight is maintained. �� t �✓, , ✓r»�, �yl;,� Figure 9: Prototype-Residential Development Sign o ACCESS AND CIRCULATION d The project will benefit from great access to and from the site, as well as adequate circulation within the site. It is anticipated that the overall development will generate 178 total trips during weekday morning o peak hour and 285 total trips during the peak evening hour. The majority of the trips to and from the site LO will be generated by the commercial component on Lot 2. Given that Dundee Road is a Major Arterial, rn with annual average daily traffic counts of 29,000 vehicles, it is anticipated that the roadway network will "' rn be able to accommodate the new trips generated by the development. Both Dundee Road and Old Arlington Heights Road are under IDOT jurisdiction.Any improvements required for the development will be permitted by IDOT. ii 0 Access to the mixed-use development is proposed to be provided via two access drives on Dundee Road, Q. m two access drives on Old Arlington Heights Road, and an existing cross-access with Bison Park and the Park's access drive off Dundee Road. a y Lot 1 will have a full-movement access drive, approximately 610 feet east of Old Arlington Heights Road and additional access provided via the existing cross-access to Bison Park and its access road with Dundee s Road. Lot 2 will have a right-in/right-out access drive off Dundee Road, approximately 300 feet east of U east Old Arlington Heights Road and a full-movement access drive located on the east side of Old Arlington a Packet Pg. 80 2.3.a Heights Road, approximately 475 feet south of Dundee Road that will be aligned opposite Boeger Drive. _ The Old Arlington Heights Road median will be restriped to provide a separate southbound left-turn lane a� that will accommodate inbound left-turn movements to this access drive. w a� Lot 3 would have a full-movement access drive located at approximately the same location as the existing full access drive serving the site.The existing Old Arlington Height Road median will be restriped to provide o a separate southbound left-turn lane that will accommodate inbound, left-turn movements to this access 06 2 drive. Additional access would be provided to Lot 2 through the interior access drive between Lot 2 and m Lot 3. _ The petitioner's traffic analysis indicates that the access and circulation system will provide orderly and y efficient access to,from and through the mixed-use development and will help mitigate the impact of the development on the external roadway system. STORMWATER 0 The Village Engineering Department has reviewed the preliminary engineering submittals for the proposed development and has minimal concerns related to stormwater provisions. Existing stormwater C detention is accounted for within the proposed project's design. Additional stormwater detention and volume control will be provided for the site per Village Code and per the Metropolitan Water Reclamation a District (MWRD) permitting requirements.The developers have performed soil borings and engaged with other permitting agencies for the permit including FEMA and MWRD. Village Engineering staff will continue to workwith the developerto refine the engineering plans through the final engineering process. y a� DEPARTMENTAL REVIEWS 06 Village Department Comments m Engineering The Engineering Department has reviewed the engineering plans and E E has no specific comments or concerns regarding the engineering plans. C U Landscaping The Village Forester has reviewed the landscape plan and has no 0 concerns with the proposed landscaping. Building The Building Division has reviewed the proposed plans for ADA compliance and does not have any objections. 3 Fire Department The Fire Department has reviewed the proposed plans and does not ul) have any objections. Ln SURROUNDING PROPERTY OWNERS Pursuant to Village Code,the contiguous property owners were mailed a copy of the public hearing notice on September 29, 2023; a public hearing sign was posted on the subject properties on October 3, 2023; ii and the public hearing notice was published in the Daily Herald on October 3, 2023. As of the date of this report,the Village has received 2 calls and 2 visits from nearby residents interested in knowing more about Q, the development and wanting to view the proposed plans. One objection to having another dealership on the site was expressed. y In order for the project to proceed as proposed, it will require the following approvals: a� E 1. Plat of Subdivision—the property will be resubdivided into 3 lots; Lots 1 and 2 will have frontage mac, on Dundee Road, and Lot 3 will be accessible from Old Arlington Heights Road; a Packet Pg. 81 2.3.a 2. Zoning Map Amendment — The site is currently zoned B-4 Business, Service, and Wholesale _ District. Lots 1 and 2 of the proposed subdivision are proposed to be rezoned to B-3 Planned a� Business Center and Lot 3 is proposed to be rezoned to R-9 Multi-Family Dwelling District; w 3. Special Use for a Planned Unit Development; 4. Special Use for sale and lease of motor vehicles, including outdoor display of vehicles, and warranty repair work and other repair services as accessory uses, on Lot 1 of the proposed o subdivision to accommodate a new Tesla Sales, Service and Delivery(SSD) center; 06 5. Development Plan; m 6. Uniform Sign Package for the Commercial properties (Lot 1 and Lot 2); 7. A Variation from Section 16.50 of the Development Code to allow for a reduced number of c landscape islands to be installed on the south portion of the parking lot(Lot 1 of the proposed .gin subdivision) as depicted on the Development Plans; 8. The following Variations from the Zoning Code: Cn Requests for Lot One (Tesla SSD) 0 a) A Variation from Section 17.44 to increase the lot acreage allowed for motor vehicle sales and _J M operations; _ b) A Variation from Section 17.36 pertaining to distance and barriers between off-street loading 0 spaces and a residential zoning district; M (L Requests for Lot Three (Multi-family Residential Building) 70 c) A Variation from Section 17.36 to reduce the number of parking stalls required per dwelling unit from the required minimum as depicted on the Development Plans; -a U) d) A Variation from Section 17.28.050 to exceed the residential density allowed; 0 e) A Variation from Section 17.28.050 pertaining to height and setbacks of a multi-family 06 residential building adjacent to single-family homes as depicted on the Development Plans; 'R f) A Variation from Section 17.40 and Section 17.28.050 to allow the residential building to m exceed the maximum height as depicted on the Development Plans; E g) A Variation from Section 17.32 pertaining to location, height, and coverage of accessory o structures in the rear yard; v 9. The following Variations from the Sign Code: Requests for Lot One (Testa SSD) �° a) A Variation from Section 14.16 to exceed the commercial multi-tenant sign height maximum for free-standing signs as depicted on the Sign Plans; Requests for Lot Three (Multi-family Residential Building) ❑ uI) b) A Variation from Section 14.16.010 to allow a free-standing residential development sign within the required building setback area and to exceed the maximum height standard; Ln rn Planned Unit Development Criteria: The Planning & Zoning Commission is authorized to make a recommendation to the Village Board on iL requested Planned Unit Developments based upon the following criteria: 0 a 1. That the PUD has the minimum areas as set forth in Section 17.16.060. (D 2. The uses permitted in such development are not of such a nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood; in 3. The plan effectively treats the developmental possibilities of the subject property, making appropriate provisions for the preservation of streams, wooded areas, scenic views, floodplain E areas, and similar physical features; U a Packet Pg. 82 2.3.a 4. All requirements pertaining to commercial, residential, institutional or other uses established in _ the planned unit development conform to the requirements for each individual classification as m 0 established elsewhere in this Title, except as may be specifically varied for the proper planning M w of the planned unit development; 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be sufficient for the proposed use, and that the development of the property in the proposed o manner creates no outlots which will be difficult to develop in an appropriate manner. 06 2 U) m Special Use Criteria: 1. The special use will serve the public convenience at the location of the subject property; or the c establishment, maintenance or operation of the special use will not be detrimental to or y endanger the public health, safety, morals, comfort, or general welfare; 2. The location and size of the special use, the nature and intensity of the operation involved in or M 0 conducted in connection with said special use,the size of the subject property in relation to W such special use, and the location of the site with respect to streets giving access to it shall be � such that it will be in harmony with the appropriate, orderly development of the district in which it is located; 0 3. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property for the purposes already permitted in such zoning a district, nor substantially diminish and impair other property valuations with the neighborhood; 4. The nature, location and size of the buildings or structures involved with the establishment of the special use will not impede, substantially hinder or discourage the development and use of y aD adjacent land and buildings in accord with the zoning district within which they lie; W 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be 06 �a provided; i 6. Parking areas shall be of adequate size for the particular special use,which areas shall be E properly located and suitably screened from adjoining residential uses, and the entrance and E exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards, v eliminate nuisance and minimize traffic congestion in the public streets. �a 0 The petitioner has provided written responses to both sets of standards, which are included in the attached d packet. c Zoning Variation Criteria: ,n The Planning&Zoning Commission is authorized to make a recommendation to the Village Board on T LD requested Zoning Variations based on the following criteria: 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of the zoning district in which it is located except in the case LL of residential zoning districts. c 2. The plight of the owner is due to unique circumstances. m 3. The proposed variation will not alter the essential character of the neighborhood. w �a The petitioner has provided written responses to the variation standards, which are included in the y attached packet. Sign Variation Criteria: E s U Q Packet Pg. 83 2.3.a A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may _ recommend approval or disapproval of a variance from the provisions or requirements of the Sign a� Code subject to the following: w 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific building, parcel or property in question; and o 2. The granting of the requested variance would not be materially detrimental to the property 06 �a owners in the vicinity; and m 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; and c 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to y Section 14.04.020 B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to Cn support a finding under subsection (A), but some hardship does exist, the Planning & Zoning � Commission may consider the requirement fulfilled if: 1. The proposed signage is of particularly good design and in particularly good taste; and 0 2. The entire site has been or will be particularly well landscaped. a The petitioner has provided written responses to the variation standards, which are included in the attached packet. y G1 STAFF RECOMMENDATION Staff recommends approval of a Plat of Subdivision; Rezoning to B-3 Planned Business Center and R-9 06Ta Multi-Family Dwelling District; Special Use for a Planned Unit Development; Special Use for sale and lease of motor vehicles on a portion of the site; Development Plan; Uniform Sign Package;with Variations from 1= the Development, Zoning, and Sign Codes to accommodate a Tesla Sales, Service and Delivery (SSD) c center, a multi-tenant commercial development, and a multi-family residential building on the property v at 915-945 Dundee Road, subject to the conditions in the Suggested PZC Motion . �a 0 ACTION REQUESTED d The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the requests for approval of a Plat of Subdivision; Rezoning to B-3 Planned Business Center 3 and R-9 Multi-Family Dwelling District; Special Use for a Planned Unit Development; Special Use for sale v and lease of motor vehicles on a portion of the site; Development Plan; Uniform Sign Package; with ?� Variations from the Development, Zoning, and Sign Codes to accommodate a Tesla Sales, Service and "' rn Delivery(SSD) center on Lot 1 of the proposed subdivision, commercial uses (to be determined) on Lot 2 of the proposed subdivision, and a multi-family residential building on Lot 3 of the proposed subdivision, c located at 915-945 Dundee Road.The PZC shall make a recommendation to the Village Board concerning the requests. c a m Suggested PZC Motion The PZC recommends approval of a Plat of Subdivision; Rezoning to B-3 Planned Business Center and R-9 0 Multi-Family Dwelling District; Special Use for a Planned Unit Development; Special Use for sale and lease y of motor vehicles on a portion of the site; Development Plan; Uniform Sign Package;with Variations from the Development, Zoning, and Sign Codes to accommodate a Tesla Sales, Service and Delivery (SSD) s center, a multi-tenant commercial development, and a multi-family residential building on the property U located at 915-945 Dundee Road, subject to the following conditions: a Packet Pg. 84 2.3.a 1. The proposed project shall be developed in substantial conformance with the plans attached as m a� part of the petition. w aT 2. The Final Engineering plans shall be submitted in a manner acceptable to the Village. � 0 3. The Final Plat of Subdivision shall be revised in a manner acceptable to the Village. 06 2 U) m 4. The final Landscaping Plan shall be submitted in a manner acceptable to the Village Forester. c 5. The multi-family development elevations will be submitted in a manner acceptable to the y Architectural Review Team. 6. The freestanding residential development sign shall be located a minimum of 10 feet from the C/) property line, and a line-of-site exhibit provided to the satisfaction of the Village Engineer, prior � to issuance of a building permit. 0 7. The base of the residential sign shall match the materials of the principal structure on the lot. M a 8. Any directional or incidental signage added to the sign package shall be reviewed administratively 2 by staff. y G1 9. An appropriate connection and access easement between the residential development and Bison W Park shall be established through the south portion of the Tesla site. 06 Ta 10. The landscaping on the site shall be maintained in compliance with the final landscape plan in 1= perpetuity. c U 11. The petitioners shall enter into a Redevelopment Agreement in a form and substance acceptable to the Village. 0 d d ATTACHMENTS uO • Residential Plan Set rn • Commercial Plan Set rn �a _ ii 0 a m w y _ a� E t U Q Packet Pg. 85 2.3.b a� a� �a shoirewood (D PROPOSED BISON CROSSING BUFFALO GROVE DEVELOPMENT 0 In Shorewood Development Group is developing the proposed Lot 1 (+/-5.611 acres) with a +/-50,354 8 N square foot Tesla occupied Sales, Service and Delivery Center(SSD). Every Tesla is delivered and serviced through one of these SSD Centers. This state-of-the-art facility will provide full sales, service c 0 and charging capabilities at this location. The expanded parking lot will make this a regional destination. 2 2 Lot 2 (+/-4.891 acres) is planned to be re-subdivided into two parcels upon final determination of end N 0 users. M c 0 Lot 3 (+/-5.688 acres) is for residential use. ❑ a 2 c a� N m W 08 L CE G 0 U �a 0 m d c 3 Lo rn uO rn io L E E 0 V d a c m E s v �a Q Packet Pg. 86 2.3.b a� a� �a shoirewood (D PROPOSED BISON CROSSING BUFFALO GROVE DEVELOPMENT 0 In Shorewood Development Group is developing the proposed Lot 1 (+/-5.611 acres) with a +/-50,354 8 N square foot Tesla occupied Sales, Service and Delivery Center(SSD). c 0 Note the following for the SSD facility: N 2 0 Store Hours N 0 o Monday (10:00 am—8:00 pm) M o Tuesday(10:00 am—8:00 pm) 0 o Wednesday(10:00 am—8:00 pm) o Thursday (10:00 am—8:00 pm) a To o Friday (10:00 am—8:00 pm) o Saturday (10:00 am-8:00 pm) m o Sunday(CLOSED) W 08 • Service Hours �a o Monday (10:00 am—5:00 pm) o Tuesday(10:00 am—5:00 pm) E o Wednesday(10:00 am—5:00 pm) v o Thursday (10:00 am—5:00 pm) c o Friday (10:00 am—5:00 pm) m m o Saturday (10:00 am-5:00 pm) c 3 o Sunday(CLOSED) ❑ Lo 0 Number of Staff(20—22) rn uO 0 Charging Stations (4 superchargers and 19 wall chargers) a, • Typical number of cars stored on lot (15 loaners, 6 demo, 20 service, 40 delivery) L • Delivery Route. The car hauler delivery location is on the east side of the property at the enlarged designated loading area (198'x 18'). See truck turn exhibit for reference. E 0 c.� Lot 2 (+/-4.891 acres) is planned to be re-subdivided into two parcels upon final determination of end d users. �a a c Lot 3 (+/-5.688 acres) is for residential use. E s v �a Q Packet Pg. 87 0 • •* 7 (d163 v Man A v4 swls a ae a v a v asscstsl e w 4 '\ M ft", „s ulvom=w4s ONISSO lXos(uDN 0[[�+17[[�+D}M.�(biM1M 05 D Q o 0 4p :., v- a sae w 7 z _ = od � _ oF o 3 a wo am PH�e H �o � �F g as - dw o¢ _ohm _o -von <o_o�P _ow -o =or vO� vOo _Om <O_O=w _O_ O< �a _O� so U SDT37-W(R)545.44'(D) pit.—P FOUND PRK 3/4"O.W.P. 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Illiuoir;6 0 to W O 7 O a 08 N MEMORANDUM TO: Ryan Blocker, P.E. Jacon& Hefner Associates, Inc. c 0 .N FROM: Shahrzad Ainkeshavarzi 2 Consultant co T Michael A. Werthmann, P.E., PTOE Principal c 0 DATE: October 12, 2023 a T SUBJECT: Preliminary Traffic Statement Mixed-Use Development a Buffalo Grove, Illinois 08 This memorandum summarizes a preliminary traffic statement conducted by Kenig, Lindgren, 2 O'Hara, Aboona, Inc. (KL,OA, Inc.) for a proposed mixed-use development to be located in E Buffalo Grove, Illinois. The site, which contains three former car dealerships, is located in the c southeast quadrant of the intersection of Dundee Road with Old Arlington Heights Road. Figure v 1 shows an aerial view of the site. 0 As proposed, the site is to be redeveloped to include the following uses: c An approximately 5 0,3 54 square-foot Tesla dealership to be located in the northeast portion Lo of the site. LO A 224-unit residential building to be located on the south side of the site. �o Approximately 36,000 square feet of commercial space to be located in the northwest portion of the site. E E 0 Access to the development will be provided via a full-movement access drive and a restricted right- c.� turn in/right-turn out access drive on Dundee Road, two full-movement access drives on Old Arlington Heights Road, and cross-access to Bison Park and its access road to Dundee Road. A copy of the site plan is included in the Appendix. a c as E s v �a Q 1 ruu,.'rorkltIolI m-d Pm lfI Cft Phil III`11,g Conmfltm iIs Packet Pg. 133 2.3.b w 0 08 to mom li o ; d �1 O 1 ; O M it %J rf d 08 E O 5� m U c LO LO Aerial View of Site Figure 1 �o L E E O U d a c d E s v �a Q 2 Packet Pg. 134 2.3.b Existing Traffic Conditions w The site is located in the southeast quadrant of the intersection of Dundee Road with Old Arlington Heights Road. Land uses in the immediate vicinity are primary residential with commercial uses n located along Dundee Road including Dakota Auto Repair & Tire Center and a McDonald's o restaurant and Oberweis Dairy to the west of the site. Bison Park is located to the immediate east 08 of the site,which has access to Dundee Road. Additionally, Buffalo Grove High School is located a to the northwest of the site. c The primary roadways serving the site include the following: N Dundee Road (IL 68) is an east-west, other principal arterial that provides two through lanes in each direction divided by a striped or barrier median in the vicinity of the site. At its unsignalized T intersection with Weidner Road/Crofton Lane, Dundee Road provides an exclusive left-turn lane, � a through lane, and a shared through/right-turn lane on both approaches. Standard style crosswalks c and pedestrian signals are provided on all four legs of this intersection. At its signalized ° 0 intersection with the Buffalo Grove High School access drive/Oberweis Dairy inbound access M a drive/McDonald's inbound access drive, Dundee Road provides an exclusive left-turn lane, a through lane, and a shared through/right-turn lane on both approaches. The school access drive provides an exclusive left-turn lane and an exclusive right-turn lane on the southbound approach. At its unsignalized "T" intersection with Old Arlington Heights Road, Dundee Road provides a through lane and a shared through/right-turn lane on the eastbound approach and an exclusive left- 08 turn lane and two through lanes on the westbound approach. At its unsignalized intersection with 70 the Bison Park/site shared access drive, Dundee Road provides a through lane and a shared through/right-turn lane on the eastbound approach and an exclusive left-turn lane and two through E lanes on the westbound approach. Dundee Road is under the jurisdiction of the Illinois Department v of Transportation (IDOT), is not classified as a Strategic Regional Arterial (SRA), has a posted speed limit of 35 miles per hour, and carries an annual average daily traffic (AADT) volume of c 29,000 vehicles (IDOT 2021). a� as Old Arlington Heights Road is a north-south, local roadway that extends between Dundee Road and Arlington Heights Road and is aligned opposite University Drive at its intersection with Lo Arington Heights Road. It provides one lane in each direction generally divided by a striped median. At its signalized intersection with Arlington Heights Road, the Old Arlington Heights LO Road and University Drive approaches provide a shared left-turn/through lane and a shared through/right-turn lane. At its unsignalized "T" intersection with Dundee Road, Old Arlington ro Heights Road provides a right-turn lane on the northbound approach that is under stop sign control. At its unsignalized "T" intersection with Boeger Drive, Old Arlington Heights Road provides an E exclusive left-turn lane and a through lane on the northbound approach and a shared through/right- v turn lane on the southbound approach. Old Arlington Heights Avenue is under the jurisdiction of IDOT, is not classified as an SRA, has a posted speed limit of 40 miles per hour, and carries an AADT volume of 4,050 vehicles (IDOT 2022). a Boeger Drive is an east-west, local roadway that extends from Old Arlington Heights Road to Arlington Heights Road providing one travel lane in each direction. At its unsignalized "T" E intersection with Old Arlington Heights Road, Boeger Drive provides a shared left-turn/right-turn lane on the eastbound approach that is under stop sign control. Q 3 Packet Pg. 135 2.3.b Estimated Site Traffic Generation w The volume of traffic projected to be generated by the proposed mixed-use development was a, estimated using data published in the Institute of Transportation Engineers (ITE) Trip Generation n Manual, 1 Ph Edition. The following land use codes were used to estimate the trips to be generated o by the each of the proposed uses: 08 N G1 The Multifamily Housing Mid-Rise (Land Use Code (LUC) 221) trip rates were used to estimate the traffic to be generated by the residential building. c .N The Strip Retail Plaza (LUC 822) rates were used to estimate the traffic to be generated by the proposed commercial space. co 0 Given the unique nature of the Telsa dealership as compared to other automotive dealerships, the _J volume of traffic estimated to be generated by the proposed Tesla dealership was based on surveys c conducted at existing Tesla dealerships. The surveys were conducted in 2018 at the Burbank and o Los Angeles, California locations. In regard to the surveys, the following is important to note: a �o The surveyed dealerships provide both sales and service facilities. M N One of the surveyed dealerships provides public charging stations. The trips generated by W these stations were independently estimated and subtracted from the total volume of trips Ors generated by the facility. L As the surveys did not distinguish between entering and exiting traffic, the distribution of E E traffic was based on rates included in ITE Trip Generation Manual, 1 lth Edition for Land- v Use Code 840 (Automobile Sales (New)). 0 It is important to note that surveys conducted by ITE have shown that approximately 30 to 35 percent of trips made to commercial developments are diverted from the existing traffic on the roadway system. This is particularly true during the weekday morning and evening peak hours o when traffic is diverted from the home-to-work and work-to-home trips. Such diverted trips are Lo referred to as pass-by traffic. However, in order to provide a conservative analysis, only a 20 LO percent pass-by reduction was applied to the trips anticipated to be generated by the proposed rn commercial space. �o Table 1 tabulates the vehicle trips estimated for the proposed development during the weekday morning, weekday midday, and weekday evening peak hours. E 0 c.� a c 0 a c m E s v �a Q 4 Packet Pg. 136 2.3.b Table 1 PROJECTED SITE-GENERATED TRAFFIC VOLUMESITE w Weekday Morning Weekday Evening LanLand-1 Peak Hour 7 O Use a 11 ' In OutTotal1 08 221 Multifamily Housing Mid-Rise 20 67 87 53 35 88 1d (224 Units) c Car Dealership (50,360 s.f) 16 6 22 17 25 42 0 .N 822 Commercial Space (36,000 s.£) 51 34 85 97 96 193 0 Total 87 107 194 167 156 323 co O 20% Commercial Space Pass-By Taps -8 -8 -16 -19 -19 -38 c Total New Trips 79 99 178 148 137 285 0 0 a 2 Site Access 0 .N Access to the mixed-use development is proposed to be provided via two access drives on Dundee Road,two access drives on Old Arlington Heights Road, and cross-access with Bison Park and its 08 access road with Dundee Road. Currently, access to the site is provided via three access drives on Dundee Road and one access drive on Old Arlington Heights Road. As such, the number of access drives serving the development is to remain the same and the number of access drives on Dundee E Road will be reduced. The following outlines the location and design of each access drive: v A proposed right-in/right-out access drive to be located on the south side of Dundee Road c approximately 300 feet east of Old Arlington Heights Road. Left-turn movements to and from this access drive will be physically restricted via the existing barrier median along Dundee Road. This access drive will provide one inbound lane and one outbound lane with o the outbound movement under stop sign control. Lo LO A proposed full-movement access drive to be located on the south side of Dundee Road approximately 610 feet east of Old Arlington Heights Road just west of the location of the existing full access drive serving the site. This access drive will provide one inbound lane 2- and two outbound lanes striped for an exclusive left-turn lane and an exclusive right-turn 0 lane. The outbound movements will be under stop sign control. Inbound left-turn E movements to the access drive will be provided via the existing westbound left-turn lane c°� on Dundee Road serving the existing access drive which will be slightly extended with the relocation of the access drive. c 0 a c m E s v �a Q 5 Packet Pg. 137 2.3.b A proposed full-movement access drive located on the east side of Old Arlington Heights Road approximately 475 feet south of Dundee Road that will be aligned opposite Boeger Drive. This access drive will provide one inbound lane and two outbound lanes striped for CD a shared left-turn/through lane and an exclusive right-turn lane with the outbound movements under stop sign control. The existing Old Arlington Heights Road median will o be restriped to provide a separate southbound left-turn lane that will accommodate inbound ds left-turn movements to this access drive. N G1 H A proposed full-movement access drive located on the east side of Old Arlington Heights c Road approximately 845 feet south of Dundee Road at approximately the location of the y existing full access drive serving the site. This access drive will provide one inbound lane 0 and one outbound lane with the outbound movements under stop sign control. The existing Old Arlington Heights Road median will be restriped to provide a separate southbound Co left-turn lane that will accommodate inbound left-turn movements to this access drive. M c The existing cross-access to Bison Park and its access road with Dundee Road which is located on the south side of Dundee Road approximately 945 feet east of Old Arlington a Heights Road. At its intersection with Dundee Road, the Bison Park access road provides . one inbound lane and one outbound lane with the outbound movements under stop sign control. Inbound left-turn movements to the Bison Park access road are accommodated via a a separate left-turn lane on Dundee Road. 08 With access via four access drives along two roadways, the proposed access system will provide the mixed-used development with excellent access flexibility, which will only help to distribute the traffic at the access drives and along the roadway system. Further,cross-access and circulation E will generally be provided to, from, and through the mixed-use development, which will reduce c the circulation along the external roadway system. In addition,separate left-turn lanes are proposed v to be provided on Dundee Road and Old Arlington Heights Road serving the three full access drives. As such, the access and circulation system will provide orderly and efficient access to, �° from, and through the mixed-use development and will help mitigate the impact of the mixed-use development on the external roadway system. 3 Lo LO as �o L E E O V d a c d E s v �a Q 6 Packet Pg. 138 2.3.b Residential Building harping Evaluation w The residential building proposed as part of the development is to provide a total of 224 units with approximately 22 studios, 144 one-bedroom units, and 58 two-bedroom units. In addition, the n residential building is proposed to provide 25 garage parking spaces and 334 surface parking o spaces for a total of 359 park-ing spaces. As such, the residential building will provide a parking 08 ratio of 1.60 parking spaces per unit. The peak parking demand of the proposed residential building was determined based on the c following sources: .2 2 • The ITE Parking Generation Manual, 6th Edition, which indicates that Mid-Rise Apartments have a peak rate of 1.31 parking spaces per unit and a 951h Percentile CO Confidence Interval of 1.26 to 1.36 parking spaces per unit. M c • Parking surveys previously performed by KLOA, Inc at(1) The Element at the Veridian in o Schaumburg and (2) Barrington Lakes in Hoffman Estates on Friday and Saturday, a February 25 and 26, 2023 at various times throughout the two days. The results of the w surveys indicated that the Element at the Veridian had a peak parking demand of 1.12 vehicles per occupied unit and Barrington Lakes had a peal-, parking demand of 1.25 vehicles per occupied unit. (D 08 Further, it is important to note that studio and one-bedroom units typically have a lower parking 7 demand than two-bedroom and three-bedroom units. As indicated previously, 74 percent of the units in the residential building will be studios and one-bedroom units with the other 26 percent of E E the units consisting of two-bedroom units. As such, based on the various parking surveys and the G U proposed unit mix of the residential building, the 1.6 parking ratio will be sufficient to meet the peak parking demand of the residential building. c a� as c LO LO as �o L E E O V d a c m E s v �a Q 7 Packet Pg. 139 2.3.b a� a� ca w m O 13 06 c� y G1 H C O .y 3 CO T O J M _ O ❑ a �a a� m . od ppendixA E O U ca O m d c 3 nO rn uO as is m E E O U d _ cv a _ m E �a a Packet Pg. 140 (a16e3 algnod g elsal-uolsiAlpgnS;o-1£uo and leRuaplsab g leloaammoo-peon eapund SVGSL6) leloaammoO-;aS ueld:ju8m43egy s v SIONPPII `HA02I0 O'IVddIIH C6/C N M3N3tl 3N3n�4 m " C � ez/o M3N3tl 3N3n�L DrI'I dIIOZI`J J,NHNId07HAHO QOOMMOHS z " " p a FZ/L M3N38 1Ndn0 8 ' 4` ' a'cfU It7 cz/ 6 7vulnens ozdWDI HNISS02IO NOSIH o rc 40,,,,,,,.,V II U rz/el/s Mn�aidu„ R a.J��'' `III. 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I I I ---�--�— � --- o aNZJi! 91H`JI3H N019NI1i1V Q"I _ .k w I I '0NI'eeP]>oeey,euyeH 8 WW£ZOZ 6 44fiµ& 2.3.b VILLAGIE BUFFAID G110VE a� a� ca w PLANNED UNIT DEVELOPMENT STANDARDS 0 In addition to the special use standards, all planned unit developments shall meet the following general a 08 standards: ca N G1 1. Have the minimum areas as set forth in Section 1.7.:J.6.060. � ....................................................................................... , c Response: Yes. Lot 1 the current proposed development of the SSD center. Lot 2 is planned . to be re-subdivided into two parcels upon final determination of end users. Lot 3 is for N residential use. co 0 J 2. The uses permitted in such development are not of such a nature or so located as to exercise an c undue detrimental influence or effect upon the surrounding neighborhood; 0 0 Response:The proposed PUD has been designed in harmony with the Village of Buffalo a Grove's ordinances. The requested minor variances are designed to support the end user without any adverse impacts on the surrounding neighborhood. This tremendous investment will convert blight to beauty. 08 Ta 3. The Ian effective) treats the developmental possibilities of the subjectproperty, makin p Y p p J g � appropriate provisions for the preservation of streams, wooded areas, scenic views, floodplain E E areas, and similar physical features; 0 U Response:The environmental aspects of the proposed PUD will be greatly enhanced. There will be tremendous investment in stormwater treatment facilities. The improvement of the water quality will better serve the surrounding natural area and parks. In addition,the buildings and landscape area will be greatly enhanced and no longer be an area for squatters, 3 vandals, and a magnet for litter. Lo Iq 4. All requirements pertaining to commercial, residential, institutional or other uses established in T uO the planned unit development conform to the requirements for each individual classification as 9 established elsewhere in this Title, except as may be specifically varied for the proper planning To of the planned unit development; m E Response:The requested variances are designed to accommodate the requests of the anchor E user and to maximize the commercial viability of the currently blighted subject property. v d c 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be a sufficient for the proposed use, and that the development of the property in the proposed manner creates no outlots which will be difficult to develop in an appropriate manner. E �a a Packet Pg. 146 2.3.b VILLAGIE BUFFAID G110VE a� a� ca w m Response: Lot 1 is the current proposed development of the SSD center. Lot 2 is planned to be re-subdivided into two parcels upon final determination of end users. Lot 3 is for O residential use. See site plan and PLAT for reference. 08 ca N G1 H C O 2 2 7 Co O J c�J C O ❑ a 2 c a� N m W 08 L CE G O U M O m d c 3 no Iq T uO rn io i d E E O U d C O a c d E M a Packet Pg. 147 2.3.b 1 L I,A G 14 BUFFALO GROVE ^ w During your testimony at the Public Hearing, you need to testify and present your case for the Special Use being requested. In doing so,you need to address the six(6) Special Use Standards listed below: c In 06 SPECIAL USE STANDARDS ca N G1 1. The special use will serve the public convenience at the location of the subject property; or the ~ establishment, maintenance or operation of the special use will not be detrimental to or c endanger the public health, safety, morals, comfort, or general welfare; 2 2 Response: The development of this severely neglected property will enhance public health, safety, morals, comfort, and general welfare. The current property condition is a public CO nuisance, filled with litter, squatters, broken windows,truck parking and abandoned buildings. c The special uses requested will allow for a massive development that will reshape the Village's —J M frontage on Dundee Road and will be the second Shorewood Development Group anthem c 0 project in Buffalo Grove. ❑ a 2. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use,the size of the subject property in relation to such special use, and the location of the site with respect to streets giving access to it shall be such that it will be in harmony with the appropriate, orderly development of the district in which it is located; 08 Response: The proposed plan represents an incredible investment and improvement Ta through the collaboration of the developer and Village staff. Tesla's sales, service and delivery center will support thousands of electrical vehicles and charging infrastructure. E E 0 3. The special use will not be injurious to the use and enjoyment of other property in the immediate v vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially diminish and impair other property valuations with the neighborhood; a°. Response: This development will be a draw for thousands of shoppers to the area and m m further support the Village of Buffalo Grove retail base. 4. The nature, location and size of the buildings or structures involved with the establishment of the LO special use will not impede, substantially hinder or discourage the development and use of T LO adjacent land and buildings in accord with the zoning district within which they lie; 9 Response: The proposed development will not impede or hinder the development of To adjacent land. 2- 0) E 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be c provided; c� Response: The developer has been working with Village staff,civil engineering, architectural,traffic and landscaping firms to verify and provide the availability of the required y infrastructure, utilities, roads, and stormwater treatment facilities. a 6. Parking areas shall be of adequate size for the particular special use,which areas shall be C properly located and suitably screened from adjoining residential uses, and the entrance and exit E driveways to and from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance and minimize traffic congestion in the public streets. a Packet Pg. 148 Response: Safety will be enhanced through the upgraded and relocated access points. Traffic improvements have been designed in coordination with the Village staff and top design professionals. a� a� M w O 08 �a N G1 H C O 2 2 7 CO O J crJ C O ❑ a 2 c a� N m W 08 L CE G O U M O m d c 3 nO Iq rn uO rn io L E E O U d CO a c d E z a Packet Pg. 149 NILL AG O IR F LA GROVE, During your testimony at the Public Hearing,you need to testify and present your case for the variance w being requested. During your testimony, you need to address the three (3) Variation Standards listed below: 0 Criteria for Zoning Variation. 06 c� A. The regulations of this Title shall not be varied unless findings of fact are made based upon evidence y d presented at the hearing that: 1. The property in question cannot yield a reasonable return if permitted to be used only under the o conditions allowed by the regulations of the zoning district in which it is located except in the case N 2 of residential zoning districts; Response: 3 T 0 J M The 16.69 Acre parcel is one of the most underutilized assets in the community. The buildings on r- the property have been vacant for over 10 years and they are functionally obsolete. The 0 variances are to accommodate the operations of the anchor tenant and the unique characteristics a of the property. The developer has coordinated daily with the Village staff,end user and design 20 professionals to optimize the development for the end user,the neighborhood,and the Village. d .N m 08 �a L 2. The plight of the owner is due to unique circumstances; E E 0 Response: U This infill development has sat vacant for many years,this dormant retail property has lost assessed value every year. The functional obsolescence and the neglected buildings require the a0. whole site to be redeveloped. With the current real estate market conditions,accommodating the end user's as efficiently as possible was the key to creating a marketable product. Daily coordination with the Village and countless design professionals representing the developer,end 3 user and the Village of Buffalo Grove have been involved in the process. ,n Iq T uO rn �o i d E E O U d C 3. The proposed variation will not alter the essential character of the neighborhood a Response: E The proposed variations will not alter the essential character of the neighborhood. The variances are specifically targeted to accommodate operations with minimal impact on the character of the Q neighborhood. Packet Pg. 150 2.3.b VILLAGE OF BUFFALO GROVE M Community Development Department Fifty Raupp Blvd Buffalo Grove, IL 60089Phone a Fax: .459.7944 Sign Code — Variation Standard u Fax:847.459.7944 w m 0 0 RESPONSE TO STANDARDS 08 0 During your testimony at the Public Hearing you need to testify and present your case for the variance being requested. During your testimony you need to affirmatively address the six(6) standards listed below. c 0 T The Planning &Zoning Commission is authorized to grant variations to the regulations of the Sign Code (Chapter 14.40) .> based upon findings of fact which are made based upon evidence presented at the hearing that: T 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue 0 and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific M building, parcel or property in question; and 0 0 0 Response: Bison Crossing is on the south side of East Dundee Rd. Since the most recent development the right a of way trees planted have grown tall. The current restriction of 15 feet would not be visible from both directions `�—° and would detrimentally impact the current tenants. Shorewood's request reflects a reduction in overall signage count for the site. inn m 2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; 08 and `d L Response: Shorewood can confirm that the neighboring properties will not be adversely impacted by a taller sign. £ Dakota Auto Repair, the western adjacent parcel has a clear view and adequate separation from the proposed 0 Bison Crossing sign location. Bison Park to the east has adequate separation from the proposed sign. M 0 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; m and c Response: The right of way plantings are uniquely dense and tall at Bison Crossing. Any replacements would no likely be rejected by IDOT. rn _LO 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020. 9 �o Response: The overall signage will be reduced with the parcel. The 16.69 acre development current) has three pp p Y � signs fronting E. Dundee Rd. Shorewood is reducing the sign count. This development's significant size, limited E visibility and potential tenant count warrants a taller sign. 0 B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to support a finding under y subsection (A), but some hardship does exist, the Planning & Zoning Commission may consider the requirement fulfilled q if: a c 1. The proposed signage is of particularly good design and in particularly good taste; and z Response: This sign will exceed Village standards and its design will be coordinated with Village staff. This sign will be a tremendous enhancement vs. the current design. a Packet Pg. 151 2.3.b 2. The entire site has been or will be particularly well landscaped. Response: As part of their redevelopment, Shorewood is working closely with village staff on updated landscaping plans for the site. a� ca w O 08 ca N G1 H C O 2 2 7 CO O J c�J C O ❑ a 2 c a� N 08 L CE G O U ca O m d c 3 nO Iq rn uO rn io i d E E O U d C O a c d E M a Packet Pg. 152 2.3.c DOUBLE EAGLE DEVELOPMENT 332 North Arlington Heights Road w a� Proiect Narrative o 0 Double Eagle Development ("Double Eagle") has commenced a partnership with Shorewood 06 Development ("Shorewood")to develop approximately 5.63 acres of land located at 332 North Arlington 2 Heights Road. Shorewood is under contract to purchase approximately 16 acres of land at the southeast corner of North Old Arlington Heights Road and East Dundee Road. Shorewood plans to develop 10.5 c 0 acres for retail use and sell the remaining 5.63 acres to Double Eagle to develop a multifamily residential .2 community. 2 Presently the 16 acres consist of car dealerships that have been vacant for over 10 years.The co T development vision is to revitalize this blighted area with new retail along Dundee Road and luxury 0 rental housing on the southwest interior portion of the site. c 0 The partnership's goal is to provide high quality redevelopment of the 16 acres that will benefit the o D Village of Buffalo Grove and its residents by creating job opportunities, strengthening the Dundee a commercial corridor, enhancing the tax base, and diversifying the housing stock with underrepresented 7V luxury rental offerings. Double Eagle and Shorewood are committed to delivering thoughtfully designed buildings that will reactivate the area and serve the community. Double Eagle's proposed vision for the residential development is to create an elegant and well- 06 appointed community that will attract and retain residents to Buffalo Grove and compliment the `d surrounding neighborhood. Our goal is to provide much needed new luxury rental offerings that will cater to the needs of today's suburban lifestyle. E 0 The project will consist of approximately 224 residences situated within a four-story luxury buildings. The v building design will reflect the architectural character of the modern homes recently built in the area. o Throughout the community there will be lush landscaping. Residents in the community will enjoy a m variety of convenient amenities including a fitness center, coworking area, reservable lounge, outdoor d pool, grill stations,fire pits, and a dog park.The building will offer 25 private single car garages with direct access to the interior corridor. Ground floor units will have outdoor patios. Upper floor units will Lo have elevator access, balconies or Juliet balconies. rn uO The benefits of the design lie in its balance of proper height, practical density, varied parking options, and a serene resort-style central courtyard. Residents will be attracted to the community because of its �a relatability to sophisticated suburban single-family living combined with white glove professional m management and convenient amenities. y a� The proposed project will deliver a type of residential offering that has been ultra successful in like-kind communities such as Deer Park, Vernon Hills, and Wheeling. Double Eagle is honored to have the cn opportunity to deliver a beautiful and enduring development to the Buffalo Grove community. C a c am E s U Q 13075 Manchester Road, Suite 250 St. Louis, MO 63131 Packet Pg. 153 (916e3 algnoa IS elsal-uoisinipgnS Sol£uo and lel3uaplsab$leioaammoo-peoa sepun(3 S76-gL6) lelluepisaa-log ueld:;uamyoelly v A ri N O . ��/ y a. 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T f II F �l O / O 3 I � a � I I y ti s W w / 23c l .rrrr,•� r � r / r a� i r/ i 1 � 7 LU 06 r, �r r I I YI w d ,w 06 i E o I I I lii " � y w r ❑ Q� Q� .y G1 II �s E�ii u1 d��,,ll a f�::�r, u��i.�ullc:::�ll� � a �II�� '��w��"�,��.�ii ��,��,..�� DEVELOPMENT PLANNING �uuuuiuuuu� �-' P" R VI`� NE R.". s to Q Packet Pg. 170 2.3.c IIB acl III. : rouiri d IL o 1 IC I ssiiigira r.n e n.l. -- At the request of Double Eagle Development, Development Planning Partners investigated the potential impact of the introduction of new residential units in the Village of Buffalo Grove, Illinois on area primary and secondary public schools. U Specifically focusing on the client's proposed development of 224 new market-rate, non-age restricted attached rental apartments,this report provides a summary of our findings, along with a forecast of the number of school-age children likely ❑° to live in the new units. Our analysis utilizes the unit size, mix, configuration, and other product details provided by Double 06 Eagle and included in the September 2023 Conceptual Plan by KTGY Architecture + Planning. y d Our work on this assignment encompassed a series of interrelated research investigations, including (but not limited to)the ' c following: 2 2 ■ A review of existing project planning materials, including the concept site plan, floor plans, area matrix, and other information provided by Double Eagle. 3 CO ■ An analysis of resident age characteristics within a representative group of rental apartment developments c deemed comparable to the proposed development and occupied prior to the 2020 Decennial Census (as M described in the "Methodology" section below)to determine the number of school-age children living within c each development at the time of the Census. ■ An analysis of Census Bureau Public Use Microdata for the immediate area around the subject site in order to gain a further understanding of resident age dynamics by dwelling structure type. `0 ■ A review of extant research on the propensity of school-age children to live in various forms of attached and detached housing as a means of comparing our findings and projections to resident trends across Illinois and nationwide. 06 Proposed Development The subject property,consisting of 5.5(+/-) acres, is located at the southeast corner of Old Arlington Heights Road and Boeger Drive in the extreme southern portion of Buffalo Grove where the Village extends from Lake County into northern Cook E E County. The property lies immediately south of Dundee Road (Illinois Route 68), 0.25 miles east of IL-53, and approximately v four miles west of Milwaukee Avenue (US-45). Located approximately 34 miles northwest of Chicago's Loop, the location is well-served by the area transportation network. o W l ir„ 1. Sial,)ject°k.e l"7rfiei la iio n aa) w o",Cook rapt butaa o urove w�_r,kv k Rd ❑ r. L0 . - r'Rl� t"r iar i •i arrtt'u G1 Ha v,ii i,,r i u + N N qpj51 f^IC7 I) � "rd I!vf ft7 i h,8i 68 W I RC) VV lku ii dt`n,tl't C1 G&� .� subject Site �Oidmi in , molt F, a fl,s¢rilll'I WI f"wmrk �' �Ci r d E rt+ Source: Double Eagle Development,KTGV,and Development Planning Partners. Q Packet Pg. 171 2.3.c As currently envisioned, the new development will include 224 units in one four-story courtyard style building. The development will be highly amenitized, including elevator service, electric vehicle chargers, a dog washing station, a fitness a center, a community lounge, common area Wi-Fi, community gardens, package delivery lockers, an outdoor pool and hot w tub, an outdoor terrace with grills and fire pits, a coffee bar, a dog park, bike racks, storage rooms, and a coworking area with CD conference rooms. Parking will include 334 surface spaces and 25 single-car enclosed garage spaces, for an overall ratio of M 0 1.6 spaces per unit. o 06 A mix of studio, one-, and two-bedroom units will be offered, ranging in size from 600 square feet for studio units to 1,115 2 square feet for two-bedroom units, on an average basis. Across the group, the average unit size will be 823 square feet, when weighted by unit mix. Studio and one-bedroom units will include one full bath, while two-bedroom units will include two full baths. Studio and one-bedroom units will make up nearly 75% of all units, while the 58 planned two-bedroom units .N will encompass the remainder. > Ivry 2 C ortrqlpa 11=l1ian T 0 niii GYiii 3 M O 1r M a � , � f, � waeeeee eeeeeeaeee�X3�J r nfy �� ii i IAl r E I 0 ea Source: Double Eagle Development and KTGY 0 d Unit features and finishes are expected to be comparable to newer"luxury" style apartment product across the northern suburban region, including a full stainless steel appliance package, quartz countertops with tile backsplash, a kitchen island, G and in-unit washer and dryer. All units will include either a patio or balcony. LO rn fa[)lic,1. Iliior,)osed Unit S ruruairy LO rn IIII�IpINNI IUpN � i IIpIu�NNN NNNNN NNN Studio 600 0 1 22 9.8 v, a� 1 Bed 740 1 1 144 64.3 a 2 Bed 1,115 2 2 58 25.9 N c Tot./Wtd. Avg. 823 -- -- 224 100.0 a Source: Double Eagle Development,KTGY,and Development Planning Partners d Current proforma rents at development stabilization (expected in spring of 2027) stand at $2,292 per month, or $2.78 per M square foot. Q Packet Pg. 172 2.3.c Area Public Schools The subject site is served by Wheeling Community Consolidated School District 21 (kindergarten through eighth grade), which a� encompasses nine elementary schools and two middle schools, and Township High School District 214 (ninth through twelfth w grade), encompassing six high schools. Public school students living within the proposed development will likely attend Riley Elementary School (kindergarten through fifth grade),Jack London Middle School (sixth through eighth grade), and o Buffalo Grove High School (ninth through twelfth grade). a 06 �a N aII-rlle of If''ualtflhc Sdhods Sei viing "�sa:lba ec[ y d luumu NNNNN ndC INIR� � 2 Wheeling CCSD 21 2 JW Riley Elementary School K-5 272 N Jack London Middle School 6-8 577 0 J Township HSD 214 c Buffalo Grove High School 9-12 1,892 0 Source: Illinois Report Card,Schooldigger.com D a �o Note that not all school-age children living within the development will necessarily attend area public schools, as some may instead attend private or parochial schools, be homeschooled, or not be enrolled in school for other reasons. .N Methodology � 06 The fundamental measure of potential impacts on area schools utilized in this assignment is the number of school-age children �a (those aged 5-17 years) who are likely to reside within the new development. In order to estimate this number, Development Planning Partners analyzed newer rental apartment developments located throughout the northern Chicago suburban region E deemed comparable to the proposed development and for whom 2020 Decennial Census data is available at the block level. o U Comparability was determined on the basis of three factors: 1)Age of development (all were built in 2010 or later); 2) Locational attributes (all are located in Lake and Cook counties within roughly 3.5 to 6.5 miles of the subject site; and 3) o Product type (all consist of"luxury style" apartments in mid- or high-rise configurations, featuring a high level of features, m finishes, and building amenities). c Our methodology involves using the most recent Decennial Census data available (2020), where the actual block level (the p smallest Census level of geography) matches the boundaries of the comparable apartment development. This allows us to retrieve actual data from the Census on the number of school-age children who lived in the apartments at the time of the LO Census. rn Five such comparable developments were identified for this analysis, located in Arlington Heights, Des Plaines, Lincolnshire, �a Northbrook, and Vernon Hills. It should be noted that this methodology, while highly accurate in allowing us to construct a picture of resident mix in 2020, does not allow us to include comparable developments completed post 2020, since neither the Census Bureau's annual a American Community Survey(ACS) nor private demographic data sources like Esri Business Analyst have more current estimates of resident demographics at the block level. Therefore, some nearby developments completed after 2020 that may N be considered comparable in terms of product type and vintage are not included in this analysis. Moreover, developments M located in census blocks that included additional housing that is not part of the development cannot be used. a c It is assumed that virtually all school-age children live in units with two or more bedrooms. (This is born out in our review of secondary research on the subject of school impacts of multifamily housing, as discussed below.) Therefore, the number of school-age children living within each comparable apartment development was divided by an estimate of the number of occupied units with two or more bedrooms to create a ratio representing the number of children per multi-bedroom unit. Q Occupancy data was derived from the Census, while data from Costar provided unit mix characteristics for the apartment Packet Pg. 173 2.3.c comparables. Note that,while occupancy data by unit type is not available from the Census, it is assumed that actual occupancies across each development at the time of the Census closely reflected the unit mix within the development. a� s ro IV"'i III "i w Our survey identified five comparable rental apartment developments built between 2010 and 2019 for which Decennial Census data at the block group level are sufficient for targeted analysis of resident age characteristics: 444 Social o (Lincolnshire),Arrive Glenview(Northbrook),Arrive Town Center(Vernon Hills), Buckingham Place (Des Plaines), and One o Arlington (Arlington Heights). Four of the comparables are mid-rise apartment buildings consisting of four to six stories, while 6 one (One Arlington) is a highrise with 13 stories. Fir k 3 ("onilparralhlla, IDevellol.burir.,in(s c 0 N 2 q J { d I(, CO Q J Arrive Town Center M k ZurkJi 444Social 0 0 0 in ,),C a Subject Property �o 9()Arrive`)Glenview -,f One Arlington 06 nt I n rd ^,k ,�,a, l' Buckingham Place 70 2- i'ai ,1 Sri J/f ,r lr�i r,r n V r � E �1 r O �{If7 /l.7,rJrc V O r r,rar'tin d IH m d c Source: Google Maps,CoStor,Development Planning Partners G The comparable developments range from 85 units to 302 units in scale and from 922 to 1,240 square feet in unit size (when rn weighted by unit mix). Current average asking rents range from $2,047 to $2,552 on a whole dollar basis and $2.01 to $2.69 on Ln a square foot basis. The analysis revealed that the number of school-age children living within area apartment developments comparable to the '. proposed development is quite low, totaling 22 children of elementary school age (5-13) and 17 of high school age (14-17) across the group. More specifically, the number of school-age children living in multi-bedroom apartment units ranged from in 0.058 to 0.220 per unit, or 0.106 across the group. A closer look at the Census Data reveals that more than half(56.4%) of the 39 school age children living in the comparable y apartment developments were 5-13 years of age at the time of data collection and would most likely have attended a primary school. A smaller percentage (43.6%) were age 14-17 and would likely have attended high school. a c E s U �a Q Packet Pg. 174 2.3.c ualN c, ' C miloaiufl,.flle lf:Ir nl� ,„Il A,mriir nr�iw 0 I)mldlo:'orrleilt> (DccuIp aunc.y C1haI,acf'eri=tic ' I`Iqp@p N l pUl pu puu Npl y NN NNN NN N Np Nip q p NN�N �i kk�ii i Npf IUllll IIINIIIIIIIIINN N�k IIIIII N � q� NNiy ul yl N N JIIIINIII IIIIII U@ UII p N N IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Uw�Y U,IU,IU,9 M II, @N fl "A, I; II I"Ij,.u'a -., IIIIIIIIIIII f,n m o I IIIIIIII II\lI4I ,I{, IpVp�p�p'^,'Nk p¢. ... 'p�p�IYu.,�u{ nlp�. i IN >d'hI.'I,IHIIIv� t,I'iIIIryII�III m� i Np oq�pp!i�@��q..'q"pip a....,i. IIIIII Nfl ., {ry,,,.�ryl d oai I4III,,INIIryIIryIIryIN IIIIII N .,..,. i ��'h�,l��d��V.; .,,A��I��V�� .,,�.,,��N.,�illA�l4,uvlus ,ak�� n�daxk�l�d)Vlx,!NbI 10 Location Lincolnshire Northbrook Vernon Hills Des Plaines Arlington Heights W Year Built 2019 2014 2010 2018 2014 Property Manager Smash Trinity Red Tail Star High Stoneleigh O Stories 4 4 6 5 13 6 06 Unit Size Range(approx.SF) 475-1,544 599-2,079 855-2,003 603-1,786 549-1,467 to fA Average 948 1,004 1,240 930 922 980 H Current Asking Rent Range $1,595-$4,105 $1,438-$2,316 $2,105-$3,295 $1,860-$3,590 $1,957-$3,924 Average $2,552 $2,047 $2,484 $2,203 $2,444 $2,347 2 .T Per Sq. Ft. $2.69 $2.04 $2.01 $2.37 $2.65 $2.39 2 0 Total Units 302 290 85 267 214 228 Studio 57 37 28 51 40 N O 1-bed 104 112 34 130 113 96 J MJ 2-bed 126 141 46 104 50 95 r_ O 3-bed 15 5 5 8 Occ. Units(Census) 241 212 73 143 90 152 d r Occupied Units with 2+ 113 103 44 59 49 74 +r bedrooms(est.) m Total Residents(Census) 344 322 146 238 266 263 N CD School-Age Children 11 6 6 13 3 8 W Ages 5-13 6 3 3 9 1 4 06 Ages 14-17 5 3 3 4 2 3 v L .School-Age C'hlldrenlUnit 0.097 0.0.53 0.136 0.220 0.061 0.106 O E Elementary 0.053 0.029 0.063 0.153 0.020 0.060 E High Schaal 0.044 0.0.29 0.068 0.068 0.041 0.046 V Percent of all Residents 3.20 1.86 4.11 5.46 1.13 2.06 0 � Source: U.S.Census,2020 Decennial Census,Summary File 1,Development Planning Partners O d' d Notably, the two comparable developments that did not offer three-bedroom units (Arrive Glenview and One Arlington) exhibited the lowest ratios of school-age children per unit (0.060 on average) when compared to the three developments offering three-bedroom units. While the depth of the available data do not permit an analysis of student generation solely for Lo newer developments offering only units with fewer than three bedrooms, it is considered highly likely that absence of three or rn more bedroom units is positively correlated with a lower presence of school-age children. On average, school-age children made up 2.96% of all apartment residents (and 1.50%for the two developments without �a three-bedroom units). By contrast, across the Chicago metropolitan region as a whole, school-age children made up nearly 170/c of the population at the time of the 2020 Census. N G1 dalialk.,d S h ooaa l age 0h0ladrr,n d' a II)ercei'otl of ill nuschrc:rll ls' 4�0a. � Total population in households, 2020 9,618,501 1,316 c Population, 5-17 years 1,601,884 39 Percent 16.65 2.96 U Source: U.S.Census,2020 Decennial Census,Summary File 1,Development Planning Partners Q Packet Pg. 175 2.3.c � o r)C II u S II ' ns a� The investigation detailed in this report suggests that student generation for new, luxury-style apartment units in northern suburban Chicago is quite low relative to many other forms of housing. CD According to current plans, 58 of the 224 proposed units will contain two or more bedrooms. Of these, 55 are expected to be o r7 occupied once stabilized occupancy has been achieved (here defined as 95%). Based on our analysis of comparable area 06 apartment developments, we estimate that the proposed apartments will house between 0.060 and 0.106 children age 5-17 2 fA per unit, or three to six children of this age overall. Noting that the proposed development will not offer three-bedroom units, the lower end of the range represents the average child to unit ratio of the two comparable developments without three-bedroom units. The higher end represents the average of the group of comparable developments overall—considered ° 2 the highest realistic generation ratio given the proposed development character and unit mix. 2 i lh>Ilrx.`). Il11 cehec tee 1p<:Jhodr ,reqe s".hilldrei o II Io i^„ard [he Illimprn.,ed D rrellr:.nlprne ntl: 3 Total Units 224 0 Studio 22 a 1-bedroom 144 2-bedroom 58 m Occupied 2-bedroom units* 55 CD Projected school-age children per unit (range) 0.060-0.106 W 06 Low 0.06 �a Mid 0.083 High 0.106 E 0 Total school-age children at stabilized occupancy(rounded) 3-6v *At stabilized occupancy,defined as 95%. Source: U.S.Census,2020 Decennia[Census,Summary File 1,Development Planning Partners d d In accordance with comparable averages, of the 3-6 students generated, slightly more than half at any given time can be c expected to be of primary school age, while the remainder will be of high school age. However, it should be noted that not all p school-age children attend public school. A portion attend private or parochial schools, while others are homeschooled or are for other reasons not enrolled in school. uO rn Additional Demographic analysis �o An analysis of Public Use Microdata Sample (PUMS) data from the 2021 American Community Survey (the most recent vintage m available) allows us to compare our primary survey findings with supporting evidence covering larger geographic areas and y population samples. These data are available at the Public Use Microdata Area (PUMA) and state levels. According to the Census, PUMAS are "non-overlapping, statistical geographic areas that partition each state or equivalent entity into geographic areas containing no fewer than 100,000 people each." N c M The subject site is located at the northernmost edge of the Cook County(North)--Wheeling Township (North & East) PUMA. a However, the majority of Buffalo Gove is located within the Lake County(Southeast)--Vernon, Moraine, &West Deerfield PUMA. Given the close identification of the subject site with the Village of Buffalo Grove and the likelihood that the market s area for the development will extend well into the Village and its northern environs, we have utilized a combined area U representing both PUMAS for our analysis of PUMS data relevant to school-age children. Q Packet Pg. 176 2.3.c I Irk y. II^lJIMI,;AllaNys,fl:;Area Libertyville 10 Mundelem W Waucanda G1 V7G';l f Lake F'Gresl O ! Verner'Hills Q_yy V47i W fl,x,PRw'prt&":�srodxan&��l�ruuN,Ptuu,f� rc�x'unea¢n I(�falr'wwuir'dwc� � Lake Zurich West Dcwlh'fOPald ttuwudnwltl'gM'p s PUMA d (highland Parif I Rq Deer leid 0 i cw o-Grove e4rra y ns<pWy spur 0; •>_ P'l uillapaaa 9*I�wi Whee46org j ; Northbrook it w arewk CoubtyQhd dap wea rllml'n a k by gs Palatine J, p udhl ILZm)RJlW rny r1d � O w J Arfirigton <. ft,t M ✓f/su,y r Rol Heights Meadows Glenview W�Imerte ^Hoffman '�- O tern rory rr i Pit Prospect ,� Estates Q (r f Rd fnVdr19l'!in VV("'H R6 a Source: U.S.Census,Development Planning Partners +r As of the 2021 ACS,the Census Bureau estimated that 45,478 children between the ages of five and 17 lived within these two -00a PUMAS, or 17.2% of the total combined PUMA population. Of these, 1,703 lived in multi-bedroom apartment homes in larger U) scale developments of 20 or more units.There were a total of 8,721 occupied units of this type in the two PUMAS,yielding a W total of 0.195 school-age children per unit (or 19.5 per 100 units), which is much lower than that for other types of housing. 06 frallrlkr 5 ;chod age y;llaillrhein Illy Dwrallllhng S rG cUire, ..f.wtr �IVJIMA Arga�ysi°>N are � pluuu»1 d polo 0H"h NNIN N °° NNNN NNE luuis yflfl�� fl pl puuu NdN � �� ,;;�;�, One-family house detached 57,790 31,544 0.546 54.6 0 One-family house attached 11,180 3,673 0.329 32.9 m Multifamily, less than 20 units 17,261 7,955 0.461 46.1 Multifamily, 20 or more units 15,233 1,921 0.126 12.6 0 Lo Other 386 385 0.997 99.7LO rn Total 110,571 45,478 0.41 41.1 �a Source: U.S.Census,2020 Decennial Census,Summary Fife 1,Development Planning Partners +r C d While the PUMS-derived ratio is higher than the average for the set of comparables analyzed, it is considered in line with N expectations and supportive of the findings of our comparables analysis, given that the PUMS data include units of all vintages W (including much older developments) and rent levels (including rent restricted and rent subsidized affordable units). Ample d research has shown that older developments and those with lower rent levels generally house more children than newer, higher N c end developments. (See below for further information on supporting research.) M a Recent Multifamily Experience and Supporting Research E It has been our experience, in analyzing apartment developments across the Chicago region, that newer market rate multifamily suburban rental developments attract few families with children. Generally speaking, parents choose less dense Q housing (in both rental and ownership forms) that offers the additional living Packet Pg. 177 2.3.c space and/or private outdoor space that are desirable for child-rearing. This is amply evident in our analysis of comparable multifamily developments region wide. It is particularly true within the luxury apartment segment in the suburbs, where rents a� are often equal to or even higher than monthly housing costs for many ownership homes. w a� Additionally, anecdotal evidence suggests that the aging of the regional population is in many ways changing the market profile of many higher-end apartment developments, with empty nesters and retirees representing an increasingly important a target market. In fact, some developers and managers of apartment properties within the Chicago Metro have reported that 06 2 older households now represent up to 50% of the tenant base for some newer developments, particularly within the northern d and western suburbs. c Moreover, a growing body of secondary research on the subject of multifamily housing impacts on schools and other N municipal services corroborates this experience. For example, a 2005 Urban Land Institute report notes that, "multifamily 0 housing attracts predominantly childless couples, singles, and empty nesters."' Similarly, a 2014 report from the Multifamily Housing Council found that, "on average, there are significantly fewer children in apartments than in single-family homes, N whether renter or owner-occupied. The difference is even greater among recently built homes."' � M A 2007 paper published in the land economics journal Middle States Geographer shows that demographic shifts and lifestyle o changes led to a significant reduction in the number of children living in multifamily housing in the late 1990s and early 2000s. This research found that while perceptions of negative impacts from higher-density housing on municipal services and public a �o schools persist, they do so "despite overwhelming evidence that demographic shifts have changed the composition of multi- family households."3 Q N CD A 2015 analysis from the National Association of Home Builders' utilized ACS data to demonstrate that new construction, in W general, contributes fewer students to public schools than existing housing and that larger-scale developments contribute the 06 �a fewest number of students to the public schools in their area. Specifically, the analysis found that, on average, multifamily 2- rental developments with 20 or more units generated 21.0 school-age children per 100 units. However, that number fell to 11.0 E school-age children per 100 units for newer construction. c (U Finally, these trends have been well-researched and documented over time. For example, a 1966 reports by the American Society of Planning Officials (now the American Planning Association) analyzed 17 studies dealing with the impacts of multifamily housing on local schools in locations across the country demonstrated the significant and inverse relationship between rent level and student generation. Specifically, the studies analyzed showed that "conventional" (i.e., market rate) rental apartments produce, on average, far fewer than 0.5 students per two-bedroom unit, and essentially no students per one- Lo bedroom unit.The report concluded that LO [L]uxury apartments tend to be occupied by families with few or no school-age children,while 9 low-rent apartments are occupied by both large and small families with an higher average number of school-age children. The reason, of course, is that for low-income families low-rent apartments, often in public housing projects, may be the only housing alternative, while high- y income families with children prefer single-family homes. While this is a small sampling of available research on the municipal impacts of multifamily housing, the trends these reports cn discuss persist today and are evident in our findings. M a c Haughey, Richard M."Higher-Density Development:Myth and Fact."ULI—The Urban Land Institute,2005. s Z Obrinsky,Mark."Apartments Versus Schools Redux."National Multifamily Housing Council,2014. U 3 Ives-Dewey, Dorothy."The Multi-Family Myth:Exploring the Fiscal Impacts of Apartments in the Suburbs."Middle States Geographer,40,39-46,2007. Q ' Ford,Carmel."Only 41 Children for Every 100 Housing Units in the U.S.,on Average."HousingEconomics.com,2015. 5 Holley, Paul."School Enrollment by Housing Type."American Society of Planning Officials,1966. Packet Pg. 178 2.3.c Further Considerations As a final note, officials should keep in mind that our projections do not necessarily reflect a total net increase of students w driven solely by the new rental apartment units. New housing units tend to draw a large percentage of their residents from aD the immediate area, and it is certainly possible that a portion of the school-age children living in the proposed development M will have been of school age and already attending public schools within the district prior to moving with their families to the a new development. Additionally, families moving from one area to another often do so to be near employment or because 06 M they find an area desirable;thus, it is quite possible that some families moving from outside the area would do so regardless of whether the new apartments were built. ~ c O 2 2 3 T O J M C ��II�UIVI�IVO O ._,VIVIVIVVI IVIVIVIVI ❑ IIIII�II�II�IIIIII®I �IIIIIIIII a �o c .N W 06 L CE G O U ea O d d c 3 nO rn uO rn is c d .y G1 d C M a c E M U Q Packet Pg. 179 2.3.c ... s a j ir. .)Il�.. .I.ii r: Tres 8, Il[ iii it is iii 111 iii ri g C ar.l d 111 iiians Data collection for this assignment took place in September of 2023. The information analyzed herein was obtained from a variety w of sources deemed reliable at the time but is not guaranteed. The estimates,projections, recommendations, and opinions provided were based on the information analyzed. No liability is assumed for the accuracy of said information. Client agrees to indemnify o and hold harmless Development Planning Partners, LLC, its owners, independent contractors, agents, employees, and assigns, .6 from all liabilities they may be subject to as a result of these services. .2 fA d Absorption forecasts and/or estimates of market potential provided in this report are based on the assumption that the property ~ will be developed in accordance with the recommendations given, with high caliber design, features, and amenities, and that the c units will be professionally and aggressively marketed to the appropriate target markets. They also assume that normal economic -T conditions will prevail during the marketing of the properties. Unforeseen economic downturns can impact the performance of even the best housing developments. CO T O J M C O D a �o c .N 06 L CE G O U ea O d d c 3 nO rn uO rn is c d .y G1 d C a c E M Q Packet Pg. 180 2.3.c VILLAGIE BUFFAID G110VE a� a� co w PLANNED UNIT DEVELOPMENT STANDARDS 0 In addition to the special use standards, all planned unit developments shall meet the following general ❑ standards: 06 �a N 1. Have the minimum areas as set forth in Section ....................................................................................... Response: Yes. Lot 1 the current proposed development of the SSD center and 5.61 acres. Lot 2 0 is planned to be re-subdivided into two parcels upon final determination of end users and is a total of 2 4.89 acres. Lot 3 is for R-9 Multiple-Family Dwelling use and is above the 2 acres minimum area. U) T 0 J 2. The uses permitted in such development are not of such a nature or so located as to exercise an c undue detrimental influence or effect upon the surrounding neighborhood; 0 D Response:The proposed PUD has been designed in harmony with the Village of Buffalo Grove's a ordinances. The requested minor variances are designed to support the end user without any adverse c impacts on the surrounding neighborhood. This tremendous investment will convert blight to beauty. m .N a� 06 3. The plan effectively treats the developmental possibilities of the subject property, making appropriate provisions for the preservation of streams, wooded areas, scenic views, floodplain areas, and similar physical features; E 0 Response:The environmental aspects of the proposed PUD will be greatly enhanced. There will v be tremendous investment in stormwater treatment facilities. The improvement of the water quality will better serve the surrounding natural area and parks. In addition,the buildings and landscape a0, area will be greatly enhanced and no longer be an area for squatters,vandals, and a magnet for litter. m d c 3 Lo 4. All requirements pertaining to commercial, residential, institutional or other uses established in rn the planned unit development conform to the requirements for each individual classification as "O established elsewhere in this Title, except as may be specifically varied for the proper planning 9 of the planned unit development; ca c m Response:The requested variances are designed to accommodate the requests of the anchor user N and for commercial viability multifamily residential. d 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be 0 sufficient for the proposed use, and that the development of the property in the proposed a manner creates no outlots which will be difficult to develop in an appropriate manner. a=i E s v �a Q Packet Pg. 181 2.3.c VILLAGIE BUFFAID G110VE a� a� co w Response: Lot 1 is the current proposed development of the SSD center. Lot 2 is planned to be re- subdivided into two parcels upon final determination of end users. Lot 3 is for residential use. o See site plan and PLAT for reference. 06 �a N d H _ O A 2 3 Co O J M _ O D a To _ .N a� 06 L CE G O U �a O d d _ 3 no Iq T uO rn is _ .y G1 G1 _ a E M v �a Q Packet Pg. 182 2.3.c 1 L I,A G 14 BUFFALO GROVE w During your testimony at the Public Hearing, you need to testify and present your case for the Special °1 Use being requested. In doing so,you need to address the six(6) Special Use Standards listed below: 0 In SPECIAL USE STANDARDS 06 �a N G1 1. The special use will serve the public convenience at the location of the subject property; or the ~ establishment, maintenance or operation of the special use will not be detrimental to or c endanger the public health, safety, morals, comfort, or general welfare; 2 Response:The development of this severely neglected property will enhance public health, safety, morals, comfort, and general welfare. The current property condition is a public nuisance, filled with litter, squatters, broken windows,truck parking and abandoned buildings. CO The special uses requested will allow for a development that will reshape and benefit the —J Village's frontage on Dundee Road and Old Arlington Heights Road. Both the commercial and C residential components of this development will serve the public convenience and not be 0 detrimental to or endanger the public health,safety, morals, comfort, or general welfare. a To 2. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use,the size of the subject property in relation to such special use, and the location of the site with respect to streets giving access to it shall be such that it will be in harmony with the appropriate, orderly development of the district in which it is 06 located; E Response:The proposed mixed use development of retail and residential is in harmony L with the district in which it is located.The retail is positioned along the Dundee retail corridor £ and of comparable intensity of operation with the district.The multifamily residential will be E 0 of similar size and intensity of operation of nearby four story multifamily properties within the v area.The developer has worked with the Village to ensure scale and access are in harmony with the surrounding neighborhood. 0 m d 3. The special use will not be injurious to the use and enjoyment of other property in the immediate _ vicinity of the subject property for the purposes already permitted in such zoning district, nor 0 substantially diminish and impair other property valuations with the neighborhood; Lo Iq Response:Th retail development will be a draw for thousands of shoppers to the area and T LO further support the Village of Buffalo Grove retail base.The residential development will add a, modern housing to an already diverse residential neighborhood along Arlington Heights Road. 12 The residential development will replace an abandoned parking lot and unkept low lying field, adding value and improved site lines to the neighborhood. m y a� 4. The nature, location and size of the buildings or structures involved with the establishment of the special use will not impede, substantially hinder or discourage the development and use of adjacent land and buildings in accord with the zoning district within which they lie; _ Response:The proposed development will not impede or hinder the development of adjacent land. a m 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be s provided; Q Packet Pg. 183 Response:The developers have been working with Village staff,civil engineering, architectural,traffic and landscaping firms to verify and provide the availability of the required infrastructure, utilities, roads, and stormwater treatment facilities. 6. Parking areas shall be of adequate size for the particular special use, which areas shall be properly located and suitably screened from adjoining residential uses, and the entrance and exit a driveways to and from these parking areas shall be designed so as to prevent traffic hazards, w eliminate nuisance and minimize traffic congestion in the public streets. CD Response: Safety will be enhanced through the upgraded and relocated access points. 5 Traffic improvements have been designed in coordination with the Village staff and top o design professionals. A residential development parking study indicates peak parking 06 demand at comparable multifamily properties ranges from 1.12 to 1.36 vehicles per y occupied unit.The proposed residential development is providing 1.6 parking spaces per built unit—well above peak rates indicated in the study. 0 A 2 3 CO O J M C O D a To c m .N CD W 06 L CE G O U ea O d d c 3 nO rn uO rn is c d M .y G1 d C M a c am E M U Q Packet Pg. 184 NILLAGEOF IR F LA E, During your testimony at the Public Hearing,you need to testify and present your case for the variance c�a being requested. During your testimony, you need to address the three (3) Variation Standards listed 4) below: -0 0 0 Criteria for Zoning Variation. a 06 0 A. The regulations of this Title shall not be varied unless findings of fact are made based upon evidence 0 presented at the hearing that: 1. The property in question cannot yield a reasonable return if permitted to be used only under the c conditions allowed by the regulations of the zoning district in which it is located except in the case A of residential zoning districts; 2 Response: 3 CO T The 16.69 Acre parcel is one of the most underutilized assets in the community. The buildings on the 0 J property have been vacant for over 10 years and they are functionally obsolete.The proposed r7 variances are to enable the introduction of a mixture of commercial and residential uses to revitalize 0 the site.These variances are necessary to accommodate the operations of the anchor commercial G tenant and allow for feasibility of multifamily residential use. The developers have coordinated daily a with the Village staff,end users and design professionals to optimize the development for the tenants, residents,neighborhood,and Village. m (n a) W 06 �a 2. The plight of the owner is due to unique circumstances; a) E Response: E 0 This infill development has sat vacant for many years.This dormant retail property has lost assessed V value every year. The functional obsolescence and the neglected buildings require the whole site to be redeveloped. With the current real estate market conditions,accommodating the end user's as a0, efficiently as possible was the key to creating a marketable product. Daily coordination with the Village m and countless design professionals representing the developers,end users and the Village of Buffalo c Grove have been involved in the process. G nO Iq rn uO rn �a c m y a� 3. The proposed variation will not alter the essential character of the neighborhood Response: <a a The proposed variations will not alter the essential character of the neighborhood. The variances are specifically targeted to accommodate operations with minimal impact on the character of the °' E neighborhood. M �a Q Packet Pg. 185 2.3.c VILLAGE OF BUFFALO GROVE M Community Development Department Fifty Raupp Blvd Buffalo Grove, IL 60089 Phone:847.459.2530 Sign Code — Variation Standard Fax:847.459.7944 w d 0 0 RESPONSE TO STANDARDS 06 0 During your testimony at the Public Hearing you need to testify and present your case for the variance being requested. During your testimony you need to affirmatively address the six(6) standards listed below. c 0 T The Planning &Zoning Commission is authorized to grant variations to the regulations of the Sign Code (Chapter 14.40) :> based upon findings of fact which are made based upon evidence presented at the hearing that: CO 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue J and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific M building, parcel or property in question; and 0 0 Response: Bison Crossing is on the south side of East Dundee Rd. Since the most recent development the right of way trees planted have grown tall. The current restriction of 15 feet would not be visible from both directions a and would detrimentally impact the current tenants. Shorewood's request reflects a reduction in overall a signage count for the site.The multifamily residential signage is along N Arlington Heights road and in the form of a detached monument sign that will be 5'-8"tall to account for landscaping along the base of the monument. w The monument will be set back 7'-8" from the property line, and thus within the 25' front yard setback. The height and location of the sign are to allow for suitable visibility from the Arlington Heights Road. If located behind the 25' setback, the sign would be blocked by parked cars. Note, the sign will be approximated 25' set 2 back from the public sidewalk. The 8" of extra height allow for beautification of the base of the sign with landscaping. E E 0 U �a 0 2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; and d Response: Shorewood can confirm that the neighboring properties will not be adversely impacted by a taller = 3 commercial sign. Dakota Auto Repair,the western adjacent parcel has a clear view and adequate separation from the u� proposed Bison Crossing sign location. Bison Park to the east has adequate separation from the proposed sign. Double Eagle can confirm that the neighboring properties will not be adversely impacted by a slightly taller residential sign LO within the setback.Though within the setback from the property line,the sign is still set back over 25'from the sidewalk.The height of signs to the south along both sides of Arlington Heights road vary in heights above 5'.The Ta style of the sign will be designed to fit well within the context of the surrounding mix of residences and businesses. .y G1 G1 C 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; a and Response: The right of way plantings are uniquely dense and tall at Bison Crossing. Any replacements would £ likely be rejected by IDOT.To maintain a residential look and feel,the multifamily property will not be attaching large signage to the west face of the building. A monument sign fits better within the character of the Q neighborhood, but the location within the setback is necessary for visibility. 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 1 Packet Pg. 186 2.3.c Response:The overall signage will be reduced with the parcel. The 16.69 acre development currently has three signs fronting E. Dundee Rd. Shorewood is reducing the sign count. This development's significant size,limited visibility and potential tenant count warrants a taller sign. The residential signage will not be contrary to this Title pursuant to Section 14.04.020. a a� co w a2 B. Where there is insufficient evidence, in the opinion of the Planning&Zoning Commission,to support a finding under an subsection (A), but some hardship does exist,the Planning&Zoning Commission may consider the requirement fulfilled o if: 06 �a fA 1. The proposed signage is of particularly good design and in particularly good taste; and Response:The signage will exceed Village standards and its design will be coordinated with Village staff. The signs will be a tremendous enhancement vs.the current design and the residential sign will reflect the character ° N or the Arlington Heights Road corridor. 2 O J 2. The entire site has been or will be particularly well landscaped. M Response: As part of their redevelopment, Shorewood and Double Eagle are working closely with village staff Or- on landscaping plans for the site. ❑ D a �o c Additional information can be found at the Village's Sign Code Regulations webpage: Illiiill ip ur .uiim wumil ., au � uilll, Il ww III, ogMg& &' &Q :» Q gEdiiui auiiuwes?iii ' Illdi.:!!!IIIIIJ A S111 C011111C III U 40VAA111w. 06 is .v L CE G O U ea O d d c 3 nO rn uO rn is c d .y G1 d C a c E M U Q Packet Pg. 187 3.B.1 07/19/2023 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 19, 2023 Call to Order The meeting was called to order at 7:30 PM by Commissioner Mitchell Weinstein Public Hearings/Items For Consideration 1. Consideration of a Petition to the Village of Buffalo Grove for a Re-Zoning to the R-9 Multiple-Family Dwelling District with a Special Use for a Residential Planned Unit Development, Final Plat of Subdivision, Preliminary Plan and Zoning Variations to Allow 3 c the Construction of a 41-Unit Townhome Development on the Property Located at 22771- 22825 N. Prairie Road. (Trustee Weidenfeld) (Staff Contact: Kelly Purvis) c Purvis, Deputy Community Development Director,provided a background on the subject i° property. a a Freedman, attorney for the petitioner, reviewed the variations they are seeking for the a subject property. a Schwartz, President of Bloom Street Partners, reviewed the process they began with staff M and spoke to the collaborative nature of the project. 04 Michel, Traffic Engineer for petitioner, reviewed the traffic study for the project. N Com. Worlikar asked Michel if a crosswalk by the train was going to be part of the access plan for the development. Michel said there would be no crosswalk because the track location and signals for the o train cause a safety issue. Com. Worlikar asked if sound was a concern from the train. _ Schwartz addressed the sound concerns. He noted that the developers did not believe there was an issue and referenced the townhome development on the other side of the tracks. e. a� Com. Worlikar asked the petitioners about the impact the development would have on a the schools. Perman,from the Perman Group, talked about the analysis completed to estimate the c impact to the schools. He noted that the impact would be minimal. Com. Richards asked about water flow and water management. Schwartz spoke to the trap that is currently there and their plans for the site. Com. Spunt asked about EV options for residents. Schwartz said there will be one charger per dwelling. Com. Spunt asked about solar panels. Schwartz said they have thought about it, but they are not there yet. Com.Au asked staff what kind of families are moving into row homes.Additionally, Com. Au asked staff what the difference was between the estimated student impact to the actual student impact from the Didier Farms development. Packet Pg. 188 3.B.1 07/19/2023 Purvis, said she did not have those numbers, but could investigate it. Com. Moodhe asked what the setback is from the road. Purvis said 35 feet from the property line. Com. Moodhe asked if they have worked with the Army Corps of Engineers. Schwartz said no, not yet. Com. Moodhe spoke about the physical location of the proposed pergola and asked if there was any consideration to move it to the south end of the site. Schwartz said that side is low and reserved for surface detention. He noted that the pergola is meant to be an aesthetic piece to anchor the corner. N Com. Moodhe asked what they heard during the zoom meeting they held with residents 3 regarding their planned development. Schwartz provided Com. Moodhe an overview of the zoom meeting and indicated that c residents did not voice any objections to the project. 0 Com. Moodhe asked for additional clarity on the traffic study. a a Michel provided additional information regarding the traffic study and the minimal a impact the development would have to the area. a Com. Moodhe asked the petitioners about the impact to the schools. M Perman provided clarity on the net increase to the schools. N 0 Com. Moodhe asked what would cause a net decrease to schools. N ai Perman said more than 5 students, but noted that rental properties are different than ownership and typically yield less school aged children. w 0 Com. Moodhe said he believes that rentals are ideal for Stevensen High School. Com. Moodhe asked how the school buses impact traffic to the site. Michel said that school buses are counted in daily traffic studies. They would not impact the site. °1 c Com. Moodhe asked if the Village has any control of school bus routes and plans. a a� Johnson, Village Engineer, said there has never been any approval process by the Village a for school routes, but that the Village can make suggestions. w as Com. Moodhe asked for clarification on the crosswalk near the railroad crossing. Michel said that the area is not ideal for a crosswalk and talked at length about the technical reasons why it would never be approved by IDOT. Schwarts said he walked the site and explained his experience. Schwarts also spoke to a similar development and the impact outcome to the area schools. Com. Moodhe asked if the development was in Highland Park. Schwarts said it is right next to the school in Highland Park. Purvis provided the Commission with student numbers from the Didier Farms development. Com.Au thanked Purvis for the numbers. Packet Pg. 189 3.B.1 07/19/2023 Com.Au expressed her concern about the lack of a crosswalk by the train station noting the number of students that park there to walk to school. Purvis said there is a sidewalk on the south side of Half Day Road and a controlled crosswalk students can safely cross near Stevensen High School. Johnson said IDOT would be in charge of permitting a crosswalk and believes IDOT would not approve a crosswalk due to the proximity to the train. Michel provided additional clarification on the crosswalk and the distance of the interaction. Com. Worlikar asked staff if the Link Crossings development was fully occupied. Purvis said it is not fully occupied as construction is ongoing. 3 Com. Worlikar asked if we have any data on other rentals. Purvis said they do not have =_ that data at this time. 0 Chairperson Weinstein asked if the traffic study was completed on a school day. Michel said it was done on a school day. o a Chairperson Weinstein asked if it would have impact to traffic. Michel said it adds two a seconds to traffic queues, which is negligible. a Chairperson Weinstein asked about the south end of the property and the ordinances c regarding the type of development on the site. M Purvis provided clarity on the subject property and the dynamics of the site. c N Chairperson Weinstein asked the petitioners if it would be viable project if they reduced ai the number of units. Freedman said the loss of units would be a significant impact. c Com. Spunt asked if they would ever change the property from rental to owned. Schwarts said they could if the market called for it. _ Com. Moodhe asked about the proposed wall on the east side of the development. Schwartz talked about the retaining wall. c Com. Moodhe asked how the site drains. Q- a� Schwartz indicated that the property drains to the basin under the train tracks. Com. Au a asked staff if the property to the south was zoned different. 0 Purvis said they are zoned single family. _ Com. Worlikar asked if the entrance to the site will be right in right out only. Michel said it is full access on Prairie Road. Com. Worlikar asked if the entrance will have a stop light. Michel responded no, it will be a stop sign controlled to the left turn at willow parkway. Chairperson Weinstein entered the Village staff report as exhibit one. Heusinger, Buffalo Grove resident at 22723 prairie road, expressed her concerns about the traffic the development will bring to the area. The public hearing closed at 8:40 PM. Com. Richards made a motion. Packet Pg. 190 3.B.1 07/19/2023 Com.Au expressed her concerns on the impact the development will have on the schools and the financial impact it will have on the residents. She expressed wanting further analysis done on the estimated impact. Brankin, Village Attorney, said they Village can go back to the schools, but the schools have already reviewed the development and have not voiced any concerns. Com.Au asked if they could amend the motion to require a more in-depth analysis on the impact to the schools. Brankin said he was unclear how to word the amendment, but noted the development is subject to annexation agreement review and additional vetting at the Board level. Com. Davis expressed his concerns on the impact to the schools. Com. Moodhe express his concerns on the reduction in wetland. Johnson spoke to the stormwater plans for the project. He said the Village is relying on Lake County as they are very familiar with wetland credits;however, the Village is ° comfortable with the concept approved by Lake County. c i Chairperson Weinstein spoke in favor of the proposal. a Q Com. Richards made a motion to recommend approval of the Special Use for a Residential Planned Unit Development, the Zoning Map Amendment to zone the a property R-9 Multi-Family Dwelling District, the Final Plat of Subdivision (Consolidation), M the Preliminary Plan, and the above noted Zoning Variations, to accommodate the04 ~ M construction of a 41-unit townhome development on the properties located at 22771- c 22825 N. Prairie Road, subject to the following conditions: N ai a. The proposed development of 41 attached single-family units shall conform to the plans and conditions provided in the staff report and in the Planned Development c Ordinance. y m b. Prior to the approval of the final engineering plans, the Developer shall provide = approval from the Lake County Stormwater Commission concerning the impacts to the existing wetland. c C. The Final Engineering plans shall be submitted in a manner acceptable to the a Village Engineer. U d. The Plat of Subdivision and Annexation Plat shall be submitted in a manner Q Ul acceptable to the Village Engineer and the Village Attorney. e. Prior to the issuance of building permits for construction of the development, the = Developer shall obtain all necessary permits from the IEPA, Lake County Department of Transportation, Lake County Stormwater Management Commission, and the US Army Corps of Engineers f. Signage prohibiting parking on the roadway on the east side of the property shall be installed as required by the Village of Buffalo Grove Fire Department.All associated pavement markings or signage shall be maintained by the property owner. g. Any directional or incidental signage added to the sign package shall be reviewed administratively by staff. h. All landscaping shall be maintained in accordance with the approved landscaping plan in perpetuity. Packet Pg. 191 3.B.1 07/19/2023 i. The proposed development is subject to the storm water utility. Com. Worlikar expressed his concerns over the crosswalk and the impact to the schools. He asked if they could get a letter from the school district with their approval of the development. Brankin said the Village can't force the school to draft a letter but can ask and amend. the motion to include it as a condition. Chairperson Weinstein reviewed the amendment to the motion. Com. Richards said he feels personally satisfied with the plan and staff's review. Com.Au asked staff what reports were provided to the school. Purvis said they saw the some report that was included in the packet for tonight's. c meeting. 0 Com. Richards said he would not be in favor of amending the motion. > 0 i Com. Moodhe said the Commissioners'concerns have been noted in the minutes on the Q- a record. a RESULT: RECOMMENDATION TO APPROVE [6 TO 1] a 0 Next: 8/21/2023 7:30 PM ti AYES: Moodhe, Spunt, Weinstein, Richards, Worlikar, Davis N NAYS: Amy Au N ABSENT: Zill Khan, Sujat Sazen ai 2. Consideration of a Petition to the Village of Buffalo Grove for Approval of an Amendment to Ordinance No. 2021-067, an Amendment to the Planned Unit Development and the c Preliminary Plan, with Approval of a Self-Storage Use, to Allow the Construction of a y 112,268 Square Foot Self-Storage Facility on the Property at 105 Lexington Drive. (Trustee Stein) (Staff Contact: Kelly Purvis) _ Purvis provided background on the subject property. 6 U eudgell, architect for the project, summarized the project for the self-storage facility. r- a Com.Au asked about emergency access and if there is a phone number for people who might need to access it when they are closed. a Ul eudgell said they must wait until the next day unless they arranged ahead of time. Com. Au asked if the operation is like other self-storage facilities. _ Lapetina, owner, and developer for the project, said they all operate the same. They also have security on site and cameras. eudgell said the area will also be well lit. Com. Richards asked the petitioners what the view of the building will be from Lake Cook Rd. Lapetina spoke to the view and said they would see the top part of the sign on the building. Com. Moodhe asked how tall Ricky Rockets is. Staff said they would look for how tall Ricky Rockets Gas Station is. Packet Pg. 192 3.B.1 07/19/2023 Com. Moodhe asked how much room people have maneuver U-Haul trucks. Budgell said the access is 24 feet. The size of a two-lane road in a neighborhood. Com. Moodhe asked how tall the doors are for the loading dock. Budgell provided the dimensions. Com. Moodhe asked about safety features. Lapetina spoke to the safety feature for U- Hauls. Com. Moodhe asked about the hours of operation. Lapetina spoke to the hours of operation, which will be no later than 8 PM. Security walks the area. No one would be stuck inside or on the property. He also spoke to the emergency exits in the garage and throughout the building. Com.Au asked if they anticipate selling anything. 3 Budgell said if there is room in the office, they may but just standard boxes and packing =_ material. 0 Com.Au asked if they would need a variation to sell. 0 Purvis explained they would not need any variations as the site is zoned to allow retail a sales. Q' a The staff report entered as exhibit one. a Buffalo Grove Resident expressed concern over the lighting and landscaping of the other M developments and hopes this one is different. M N Budgell spoke to the lighting on the building and spoke to the landscape of the site. The N public hearing closed at 9:30 PM. w Com. Richards made a motion to recommend approval of the amendment to Ordinance 0 No. 2021-067, an amendment to the underlying Planned Unit Development, the c Preliminary Plan, and approval of a self-storage use, all to accommodate the 0 construction of a new self-storage facility at 105 Lexington Drive, subject to the following conditions: g 1. The proposed development shall be developed in substantial conformance with the plans attached as part of the petition. 2 a 2. The Final Engineering plans shall be submitted in a manner acceptable to the Village. 0 3. Any directional or incidental signage added to the sign package shall be reviewed w administratively b Y staff � 4. The landscaping on the site shall be maintained in compliance with the approved landscape plan in perpetuity. Motion was seconded by Com. Davis. Com. Richards spoke in favor of the motion. Com. Moodhe spoke in favor of the motion but noted his caution at the number of storage facilities. Com.Au asked for clarification on the corners of the building. Purvis said that the lights would be on a timer and not on late at night. Packet Pg. 193 3.B.1 07/19/2023 RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 8/21/2023 7:30 PM AYES: Moodhe, Spunt, Weinstein, Au, Richards, Worlikar, Davis ABSENT: Zill Khan, Sujat Sazen 3. 4274 : Comprehensive Plan Amendment (Dane Bragg, Trustee Weidenfeld) (Staff Contact: Kelly Purvis) Purvis provided a background information regarding the proposed Comprehensive Plan amendment and the proposed TIF District on Dundee Road. Com. Moodhe asked if we need to make this amendment for the Village Board to approve the TIF District. N m 3 Purvis said that the amendment helps align the future landuse map with what is c proposed for the TIF District by allowing mixed uses. c Com. Moodhe asked if the High School within the TIF could use funds from the TIF. Purvis > said any projects would have to qualify for funds through eligible improvements. Staff a report was entered in as exhibit one. Q- a The public hearing was closed at 9:40 PM. a Com. Richards made a motion to recommend approval of an amendment to Ordinance No. 2009-15, which adopted the "Village Comprehensive Plan Update 2009;for the Dundee Road TIF area to have future land use designation of mixed-use including c Commercial, Office, Residential, Civic/Cultural, and public uses as outlined in the Dundee Road TIF District Eligibility Report and Redevelopment Plan and Project. Motion second by Com. Worlikar. w 0 RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 8/21/2023 7:30 PM = AYES: Moodhe, Spunt, Weinstein, Au, Richards, Worlikar, Davis ABSENT: Zill Khan, Sujat Sazen c� a Regular Meeting a Other Matters for Discussion 0 Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Jun 21, 2023 7:30 PM RESULT: ACCEPTED AS AMENDED [UNANIMOUS] AYES: Moodhe, Spunt, Weinstein, Au, Richards, Worlikar, Davis ABSENT: Zill Khan, Sujat Sazen Chairman's Report Committee and Liaison Reports Com. Richards reviewed the liaison report from the most recent Village Board Meeting. Packet Pg. 194 3.B.1 07/19/2023 Staff Report/Future Agenda Schedule Purvis provided details on the future agenda schedule. Public Comments and Questions Adjournment The meeting was adjourned at 9:45 PM Action Items N d Kelly Purvis 0 APPROVED BY ME THIS 19th DAY OF July , 2023 c i Q Q Q a 0 M ti M N 0 N M 7 M w O N d 7 C d C cC CL d c.� v Q Ul O r� 7 C Packet Pg. 195