2023-11-15 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
November 15, 2023 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
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. Consider a Amendment to the Special Use to Allow Torah Academy to Modify the
Conditions of Approval Set Forth in Ordinances 2014-052 and 2015-043, Which Limit the
Maximum Enrollment of Students Until Certain Improvements to the Parking Lot at 720
Armstrong Drive. (Trustee Weidenfeld) (Staff Contact: Andrew Binder)
2. Consider an Amendment to Ordinance No. 1998-14, as Amended through Ordinance No.
2021-53, to Expand the Uses Permitted Within the Golf Dome Facility to Include the Sale
and Consumption of Alcohol at 801 McHenry Road (Trustee Weidenfeld) (Staff Contact:
Andrew Binder)
3. Consideration of a Petition for an Amendment to the Park Preliminary Plan Approved by
Ordinance No. 1989-017, a Special Use for a Public Park, and a Zoning Variation from
the Off-Street Parking Requirements, to Accommodate Proposed Improvements to
Parkchester Park, at 851 Weiland Road (Trustee Weidenfeld) (Staff Contact: Kelly
Purvis)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Oct 18, 2023 7:30 PM
2. Planning and Zoning Commission - Regular Meeting - Nov 1, 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.
Updated: 11/9/2023 2:36 PM Page 1
Action Item : Consider a Amendment to the Special Use to Allow
Torah Academy to Modify the Conditions of Approval Set Forth in
Ordinances 2014-052 and 2015-043, Which Limit the Maximum
Enrollment of Students Until Certain Improvements to the Parking
Lot at 720 Armstrong Drive.
Recommendation of Action
Staff recommends approval, subject to the conditions in the attached Staff Report.
Steven Zehnwirth of Torah Academy, has requested an amendment to the previously approved ordinances to
increase the maximum enrollment to sixty (60) students. Furthermore, they are requesting a modification to their
approved parking lot layout.
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:
• 720 Armstrong Drive - Staff Report (PDF)
• 720 Armstrong Drive - Plan Set (PDF)
Trustee Liaison Staff Contact
Weidenfeld Andrew Binder, Community Development
Wednesday, November 15,
2023
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: November 15, 2023
SUBJECT PROPERTY LOCATION: 720 Armstrong Drive, Buffalo Grove, IL 60089
PETITIONER: Steven Zehnwirth
Suburban Alliance for Jewish Education D/B/A Torah Academy
PREPARED BY: Andrew Binder, Associate Planner
REQUEST: Petition to the Village of Buffalo Grove requesting an amendment to
the Special Use granted by Ordinance No. 2014-52, as amended by
Ordinance No. 2015-43, to allow a childcare facility and
preschool/elementary school in the industrial district at 720 Armstrong
Drive.
EXISTING LAND USE AND ZONING: The property is improved with a 6,000-square-foot single-story building
in the “I” Industrial Zoning District.
COMPREHENSIVE PLAN: The Village Comprehensive Plan calls for this property to be Industrial.
PROJECT BACKGROUND
Steven Zehnwirth, is requesting an amendment to Torah
Academy’s Special Use to modify the conditions of approval
set forth in Ordinance No. 2014-52 and amended under 2015-
43, which limited the maximum enrollment of students until
certain improvements to the parking lot at 720 Armstrong
Drive were completed.
On July 7, 2014, the Village Board approved Ordinance 2014-
52, a special use for a childcare facility and a
preschool/elementary school for the property located at 720
Armstrong Drive. The special use was approved subject to six
(6) conditions, one of them limiting the number of students
allowed to a total of forty-five (45) and a maximum of twenty-
five (25) students allowed on the property until certain
parking lot improvements were made. The Ordinance also
indicated that the special use would expire on August 15,
2015 (approx. 1 year from the date of approval) unless the
parking lot improvements were completed. The required
parking lot improvements involved widening the access drive
from Armstrong Drive and creating a turnaround at the northern end of the property, as shown in Figure 2.
On July 20, 2015, the Village Board approved Ordinance 2015-43, amending the special use to allow the school to
have up to thirty students enrolled before the parking lot improvements would need to be made. The requirement
to make the improvements by August 15, 2015 was also removed.
Torah Academy has requested an amendment to the previously approved ordinances to increase the maximum
enrollment to sixty (60) students. Furthermore, they are requesting a modification to their approved parking lot
layout, as shown in Figure 3.
Figure 1: Subject Property
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PLANNING & ZONING ANALYSIS
Operations
• Torah Academy is a private preschool/elementary school in an
existing 6,000-square-foot building. The use was approved to
have up to 12 classrooms for grades PreK-8th Grade.
• Originally, the petitioner had estimated up to 45 students with
nine (9) staff members. However, the current enrollment is at 39
students, 19 of whom are local and 20 of whom are transported
by van from Chicago. The petitioner is estimating a maximum
enrollment of 60 students for the facility.
• The Petitioner has indicated that the maximum number of
employees will not exceed 8, 3 of which will be arriving by the
vans used to transport the students.
• School starts around 8 AM and ends at 3:45 PM.
Parking & Drop-off/Pick-up
• Pursuant to the Zoning Ordinance, an elementary school (pre-K-
8th) requires 1 space per employee and a childcare facility
requires 2 spaces per 1,000 square feet. The petitioner is
proposing to have up to 8 teachers/employees at maximum
capacity and use 1,000 square feet for the childcare use.
Therefore, a total of ten (10) parking spaces are required.
• The previously approved parking lot plan had 11 parking spaces.
Improvements to the parking lot were made in 2021, which
expanded the number of parking stalls to 21, as shown in Figure
3. Staff believes the existing site will have sufficient parking to
accommodate the use with the current and anticipated future
enrollment.
• Village Staff observed the drop-off/pick-up traffic operations at
Torah Academy seven times - four times in the morning and
three times in the afternoon, over the course of a few weeks. It
was noted that the drop-off/pick-up traffic generated by the use
was quite minimal, with an average of just 5 cars present on the
street during each drop-off/pick-up time, with each car carrying
between 2-3 students. However, Village Staff also observed that
having the drop-off/pick-up area on the street poses a traffic
concern when larger vehicles, such as semi-trucks, are passing
by. Therefore, Staff recommends that parents be required to
drop off/pick-up their children by parking in the areas designated
for pick-up/drop-off as shown in Figure 3, the parking lot plan. In
addition, signage and painting of drop-off/pick-up spaces shall be
installed within the parking lot.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has
reviewed the plans and does not
have any concerns.
Building The Building Division has
reviewed the plans for
compliance with Maximum
Occupancy and the ADA
Figure 2: Previously Approved Parking Lot Plan
Figure 3: Existing/Proposed Parking Lot
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requirements and does not have
any concerns.
STANDARDS
Pursuant to the Zoning Ordinance, the proposed changes to the conditions of approval does require an
amendment to the Special Use. The Planning & Zoning Commission shall make a recommendation to the Village
Board regarding the Amendment to the Special Use, based upon the following criteria:
1. The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or endanger the
public health, safety, morals, comfort, or general welfare;
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;
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 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 adjacent land and
buildings in
accord with the zoning district within which they lie;
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 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.
The petitioner’s responses to the standards are included in the attached packet.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified by mail and a public hearing sign was posted
on the subject property. The posting of the public hearing sign and the mailing of the notifications were both
completed within the required timeframe. As of the date of this Staff Report, staff has not received any inquiries
regarding the requested Special Use Amendment.
STAFF RECOMMENDATION
Staff recommends approval of the amendment to the Special Use at 720 Armstrong Drive, subject to the
conditions listed in the PZC motion due to the following reasons:
1. Torah Academy's traffic operations are minimal with only 5 cars arriving during pick-up and drop-off
times. The existing parking lot layout can easily accommodate the traffic being generated by the use, and
the new drop-off/pick-up zone will improve operations.
2. Having the drop-off/pick-up zone in the parking lot will improve traffic flow along Armstrong Drive, and
the safety of the students.
3. The maximum number of sixty (60) students allowed is within the building occupancy limit.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the
amendment to the Special Use to allow Torah Academy to modify the conditions of approval set forth in
Ordinances 2014-052 and 2015-043, which limit the maximum enrollment of students until certain improvements
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to the parking lot at 720 Armstrong Drive are completed. The PZC shall make a recommendation to the Village
Board regarding the requested Special Use Amendment.
Suggested PZC Motion
The PZC moves to make a positive recommendation to the Village Board to allow an amendment to Ordinance No.
2014-052, as amended by Ordinance No. 2015-43, which approved a Special Use to allow Torah Academy to operate
a childcare facility and preschool/elementary school in the industrial district at 720 Armstrong Drive subject to the
following conditions:
1. Condition 2 of Ordinance 2015-43 is hereby amended and replaced with the following new condition 2:
“A maximum of sixty (60) students are allowed on the Property. The revised parking lot layout labeled
‘Proposed Torah Academy Parking Lot Striping Plan - dated 9/12/2022”’ shall be implemented with
parking lot signage and/or paint. Prior to the start of each school year, the petitioner shall provide the
Village with the projected enrollment for the upcoming school year.”
2. Drop-off/pick-up operations shall solely take place on the subject property. If at any time, enrollment
reaches a point where traffic operations cannot be accommodated on site, additional improvements to the
parking lot may be required at the Village’s discretion.
3. Except for those conditions specifically amended as part of this request, all other conditions of Ordinances
2014-52 and 2015-43 shall remain in full force and effect.
ATTACHMENTS
• Petitioner’s Narrative Statement
• Petitioner’s Response to the Special Use Standards
• Parking Lot Striping Plan
• Ordinance 2014-052
• Ordinance 2015-043
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Narrative
Torah Academy is requesting that the special use granted to it for the premises located at
720 Armstrong be amended as follows:
1. The parking lot, which provides for 21 parking lot spaces including one handicapped
space, and the student drop-off area, as shown is the attached plan, be approved in
accordance with the attached plan in lieu of Exhibit E to Ordinance 2014-52.
2. The maximum number of students be increased to 60.
Torah Academy presently has an enrollment of 39 students, 19 of whom are local and 20
of whom are transported to and from the facility by one or two vans. The 19 local students are
dropped off by parents, but even those students are from multiple child homes resulting in the
current population of 19 students only, generating nine family units dropping students off. The
parking lot, which originally only accommodated 14 vehicles, has been expanded by
approximately 50% to provide for 21 parking lot spaces, including one handicapped space. The
vans can each be parked in one of the parking spaces. At most on a given day, the maximum
number of employees at the facility will not exceed 8, 3 of whom will be arriving by the vans used
to transport students rather than by their own automobiles.
Students are dropped off by parents or transported by the vans. Arriving students are
greeted by an employee of Torah Academy who monitors their entry to the facility. An employee
also monitors student departures as they are picked up by parents.
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VILLAGE OF
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:
SPECIAL USE STANDARDS
1. The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
Response: The special use has been in effect since 2014 and has provided child care and
school facilities at the subject property with no detrimental effect or
endangerment to 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
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;
Response: The location and size of the special use and the nature and intensity of the
operation involved in connection therewith has functioned in harmony
with the appropriate and orderly development of the district of which the
special use is located since 2014.
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
substantially diminish and impair other property valuations with the neighborhood;
Response: The special use has operated at the subject property since 2014 without
injury to the use and enjoyment of other property in the immediate vicinity
and has not diminished nor impaired other property valuations within 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
adjacent land and buildings in accord with the zoning district within which they lie;
Response: The special use has operated since 2014 at the subject property and is not
impeded, hindered, or discouraged the development and use of adjacent
land and buildings.
2.1.b
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5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
Response: Adequate utilities, access roads, drainage, and other necessary facilities
have been provided to the subject facility at all times since the
commencement of the operation of the special use in 2014.
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: As shown on the proposed parking lot parking plan submitted in support of
this application, parking areas are of adequate size for the special use, and
they are property located and suitably screened, with the entrance and exit
driveways to and from these parking areas designated so as to prevent
traffic hazards, eliminate nuisances and minimize traffic congestion in the
public streets.
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7/1/2014
IN THE INDUSTRIAL DISTRICT
VILLAGE OF
COOK AND LAKE COUNTIES, ILLINOIS
Suburban Alliance for Jewish Education d /b /a Torah Academy
720 Armstrong Drive
Special uses for a child care-facility and preschool /elementary school
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois
Constitution of 1970; and,
WHEREAS, the property ( "Property ") legally described in EXHIBIT A attached hereto is
zoned in the Industrial District; and,
WHEREAS, the Suburban Alliance for Jewish Education, an Illinois not - far - profit
corporation, d /b /a Torah Academy (hereinafter sometimes referred to as "Torah Academy ")
Petitioner "), as contract purchaser of the Property, has petitioned the Village for approval of
special uses to operate a child care facility and preschool/ elementary school at the Property;
and,
WHEREAS, the Village Plan Commission conducted a public hearing on June 18, 2014
concerning the petition for special uses; and,
WHEREAS, the Plan Commission determined that the petition meets the criteria for both
special uses set forth in Section 17.28.040 of the Buffalo Grove Zoning Ordinance; and,
WHEREAS, the Plan Commission voted 6 to 0 to recommend approval of the special uses
subject to: petitioner shall secure approval and licensing from the Illinois Department of
Children and Family services before receiving children for child care at the Property; the facility
shall have a maximum of forty five (45) students; a maximum of twenty five (25) students are
allowed at the facility until improvements to the parking lot are completed as depicted on
Exhibit E hereto; the special uses shall expire on August 15, 2015 unless improvements to the
parking lot as depicted on Exhibit E hereto are competed; and,
WHEREAS, the President and Village Board of Trustees after due and careful
consideration have concluded that the proposed child care facility and preschool /elementary
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school are reasonable uses of the Property and will serve the best interests of the Village.
WHEREAS, the Torah Academy shall be operated in accordance with and pursuant to the
following exhibits:
B{H|8[TA Legal Description
EXHIBIT B Acceptance and Agreement concerning special uses
EXHIBIT Schedule concerning completion uf site improvements
Letter dated July 7, 2014 from Rabbi Steven Zehnwirth)
EXHIBIT Conceptual floor plan
EXHIBIT Site plan /"Parking and Drop Off Lane Configuration")
dated June I7,20I4
Section 1. This Ordinance is made pursuant to and in accordance with the Village's
Zoning Ordinance, Development Ordinance, and the Village's Home Rule powers. The preceding
whereas clauses are hereby made a part of this Ordinance.
Section 2. The Corporate Authorities hereby grant special uses to the Torah Academy to
operate a child care and a pneschmol/e|ennentarysohoo| at the Property subject 1mthe following
A. The special uses granted to the Torah Academy expire on August 15, unless
improvements tothe parking lot as depicted on Exhibit E hereto are completed. The
special uses are not assignable and shall not be transferred to any other operator or
user.
B. The Torah Academy shall diligently manage parking and the drop off and pick upof
children to ensure that adequate parking is available on the Property and to
maintain safe conditions for pedestrians. For events and activities that require more
parking than can be provided on the Property, the Torah Academy shall take
appropriate measures to secure the use of off-street parking on adjacent properties.
Said parking on adjacent properties shall be limited to times when parking is not
required to accommodate the business operations onsaid adjacent properties.
2.1.b
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C. The Torah Academy shall comply with the requirements of the Illinois Department of
Children and Family Services concerning child day care and shall provide proof of
compliance tm the Village.
D. A maximum of forty five (4yG) students are allowed on the Property. A maximum of
twenty five (25) students are allowed on the Property until the parking lot
improvements depicted on Exhibit E hereto are competed.
E. The location of handicapped accessible parking is subject to approval h« the Village.
The Site Plan, Exhibit E hereto, is subject to Village approval and conformance with
applicable codes.
F. The Torah Academy shall comply with stmrnmvvater management regulations as
determined by the Village Engineer.
Section 3. This Ordinance shall bein full force and effect upon the submittal ofsigned
Exhibit B (Acceptance and Agreement) hereto. This Ordinance shall not be codified.
AYES:
NAYS: 0—None
ABSENT: I — Berman
PASSED: July 7, 2014
APPROVED: July 7, 2014
ATTEST: APPROVE
Viliag"e Clerk inman, Village President
2.1.b
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Suburban Alliance for Jewish Education d /b /a Torah Academy
720 Armstrong Drive
Lot 5 in the Resubdivision of Lots 5 & 6 in the Buffalo Grove Commerce Center Unit 1, being a
subdivision of part of the west half of the southwest quarter of Section 34, Township 43 North,
Range 11 East of the Third Principal Meridian in Lake County, Illinois.
31010 1.cc i1:
2.1.b
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Suburban Alliance for Jewish Education d/b/a Torah Academy
720 Armstrong Drive
Suburban Alliance for Jewish Education d/b/a Torah Academy acknowledges that it has read
and understands all of the terms and provisions of Buffalo Grove Ordinance No. 2014-52
pertaining to the special uses, and does hereby accept and agree to abide by and be bound by
each of the terms, conditions and limitations of said Ordinance,
The undersigned Owner acknowledges that it has read and understands all of the term's and
provisions of said Buffalo Grove Ordinance No. 2014-52.
Owner: EMESS Ventures Inc,
BY:
Name (print):.
Title:
2.1.b
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EXHIBIT D
2.1.b
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EXHIBIT E
2.1.b
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July 20, 2015
ORDINANCE NO. 2015 - 43
AN ORDINANCE GRANTING ANA END ENT TO
SPECIAL USE ORDINANCE 2014-52
VILLAGE OF BUFFALO GROVE,
COOK AND LAKE COUNTIES, ILLINOIS
Suburban Alliance for Jewish Education D/B/A Torah Academy
720 ARMSTRONG
An amendment to Special Use Ordinance 2014-52
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois
Constitution of 1970; and,
WHEREAS, the property ("Property") legally described in EXHIBIT A attached hereto is
zoned in the Industrial District; and,
WHEREAS, on July 7, 2014, the Village Board approved Ordinance 2014-52 granting a
special use for a child care facility and a preschool/elementary school for the Property; and,
WHEREAS, Suburban Alliance for Jewish Education D/B/A Torah Academy
Petitioner"), as owner of the Property, has petitioned the Village for approval of an amendment
to Special Use Ordinance 2014-52 located at 720 Armstrong; and,
WHEREAS, the Petitioner has indicated that they have not met their enrollment
projections and is requesting an amendment to the special use to defer the parking lot
improvements until such time that their enrollment exceeds 30 students; and,
WHEREAS, the Village Plan Commission conducted a public hearing on July 15, 2015
concerning the petition for the amendment; and,
WHEREAS, the Plan Commission determined that the petition meets the criteria of a
special use set forth in Section 17.28.040 of the Buffalo Grove Zoning Ordinance; and,
WHEREAS, the Plan Commission voted 7 to 0 to recommend approval of the
amendment to Special Use Ordinance 2014-52 subject to the special conditions outlined in
Section 2 below; and,
WHEREAS, the President and Village Board of Trustees after due and careful
consideration have concluded that the amendment to Special Use Ordinance 2014-52 is a
reasonable request and will serve the best interests of the Village.
WHEREAS, Torah Academy shall be operated in accordance with and pursuant to the
following exhibits:
EXHIBIT A Legal Description
2.1.b
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EXHIBIT B Acceptance and Agreement concerning special use amendment
EXHIBIT C Special Use Ordinance 2014-52
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES,
ILLINOIS:
Section 1. This Ordinance is made pursuant to and in accordance with the Village's
Zoning Ordinance, Development Ordinance, and the Village's Home Rule powers. The
preceding whereas clauses are hereby made a part of this Ordinance.
Section 2. The Corporate Authorities hereby grant approval of the amendment to special use
Ordinance 2014-52, subject to the following conditions:
1.Condition A of Ordinance 2014-52 is hereby amended and replaced with the
following new condition A:
The special uses granted to Torah Academy, Inc. are assignable to
subsequent petitioners seeking assignment of this special use as follows:
i. Upon application of a petitioner seeking assignment of this special
use, the Corporate Authorities, in their sole discretion, may refer said
application of assignment to the appropriate commission(s) for a
public hearing or may hold a public hearing at the Village Board.
ii. Such assignment shall be valid only upon the adoption of a proper,
valid and binding ordinance by the Corporate Authorities granting said
assignment, which may be granted or denied for any reason."
2.Condition D of Ordinance 2014-52 is hereby amended and replaced with the
following new condition D:
A maximum of forty five (45) students are allowed on the Property. A
maximum of thirty (30) students are allowed on the Property until the
parking lot improvements depicted on Exhibit E of Ordinance 2014-52 are
competed. Prior to the start of each school year, the petitioner shall
provide the Village with the projected enrollment for the upcoming school
year.-
3.Except for those conditions specifically amended by this Ordinance, all other
conditions of Ordinance 2014-52 shall remain in full force and effect.
Section 3. This Ordinance shall be in full force and effect upon the submittal of a signed
Exhibit B (Acceptance and Agreement) hereto. This Ordinance shall not be codified.
2.1.b
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3
AYES: 5 —Trilling, Stein, Ottenheimer, Weidenfeld, Johnson
NAYS: 0 - None
ABSENT- 1 - Berman
PASSED: Au-qust 3, 2015.
APPROVED: August 3, 2015.
ATTEST: APPROVED-
Wla6e Clerk Beverly'Suss Wan, Village President
2.1.b
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EXHIBIT A
LEGAL DESCRIPTION
Suburban Alliance for Jewish Education D/B/A Torah Academy
720 ARMSTRONG
An amendment to Special Use Ordinance 201 -
S JCT PROPERTY LEGAL DESCRIPTION: Lot 5 in the Resubdivision of Lots 5 & 6 in
the Buffalo Grove Commerce Center Unit 1, being a subdivision of part of the west half of the
southwest quarter of Section 34, Township 43 North, Range 11 East of the Third Principal
Meridian in Lake County, Illinois.
SUBJECT PROPERTY COMMON DESCRIPTION: 720 Armstrong Drive, Buffalo Grove, IL
PIN 15-34-308-009)
2.1.b
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EXHIBIT B
Suburban Alliance for Jewish Education D/B/A or Academy
720 ARMSTRONG
An amendment to Special Use Ordinance 2014-52
Acceptance and Agreement concerning special use amendment
Torah Academy acknowledges that it has read and understands all of the terms and provisions
of Buffalo Grove Ordinance No. 2015-43 pertaining to the special use, and does hereby accept
and agree to abide by and be bound by each of the terms, conditions and limitations of said
Ordinance.
Suburban Alliance for Jewish Education D/B/A Torah
Academy
By:
Name (print): ft-ve-
Title: -NeaJ 4
c-4dv
2.1.b
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EXHIBIT
Suburban Alliance for Jewish Education / / r Academy
amendment
720 ARMSTRONG
An cil Use Ordinance 2014-52
Ordinance
2.1.b
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7/1/2024 Exhibit C to
Ordinance
ORDINANCE NO. 2014-52
AN ORDINANCE APPROVING SPECIAL USES
IN THE INDUSTRIAL DISTRICT
VILLAGE OF BUFFALO GROVE,
COOK AND LAKE COUNTIES, ILLINOIS
Suburban Alliance for Jewish Education d/b/a Torah Academy
720 Armstrong Drive
Special uses for a child care-facility and preschool/elementary school
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois
Constitution of 1970; and,
WHEREAS, the property ("Property") legally described in EXHIBIT A attached hereto is
zoned in the Industrial District; and,
WHEREAS, the Suburban Alliance for Jewish Education, an Illinois not-for-profit
corporation, dj a Torah Academy (hereinafter sometimes referred to as "Torah Academy")
Petitioner"), as contract purchaser of the Property, has petitioned the Village for approval of
special uses to operate a child care facility and preschool/ elementary school at the Property;
and,
WHEREAS, the Village Plan Commission conducted a public hearing on June 18, 2014
concerning the petition for special uses.- and,
WHEREAS, the Plan Commission determined that the petition meets the criteria for both
special uses set forth in Section 17.28.040 of the Buffalo Grove Zoning Ordinance; and,
WHEREAS, the Plan Commission to 6 to 0 to recommend approval of the special uses
subject to: petitioner shall secure approval and licensing from the Illinois Department of
Children and Family services before receiving children for it care at the Property; the facility
shall have a maximum of forty five (45) students; a maximum of twenty five (25) students are
all at the facility until improvements to the parking lot are completed as depicted on
Exhibit E hereto; the special uses shall expire on August 15, 2015 unless improvements to the
parking lot as depicted on Exhibit E hereto are competed; and,
WHEREAS, the President and Village Board of Trustees after due and careful
consideration have concluded that the proposed it care facility and preschool/elementary
2.1.b
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school are reasonable the illserve s interests ill .
the r ah Academy shall be operated in cc c with n pursuant
following i i s:
EXHIBITA Legal Description
EXHIBIT c ceptance and Agreement concerning special uses
EXH I BIT C Schedule concerning i site improvements
Letter dated July 7, 2014 from i Steven Zehnwirth)
EXHIBIT 1
EXHIBIT i Parking and Drop Off Lane Confi i "
dated June 17,
NOW,THEREFORE, BE IT ORDAINED BY THE PRESIDENT TRUSTEES
THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS:
Section 1, This Ordinance is in cc r with e Village's
Zoning ! c , Development Ordinance, and the Village's Home Rule powers. The preceding
whereas clauses are hereby made a part of this Ordinance.
Section r rii es hereby grant special uses to the c
operate a child r e and a preschool/elementary schooI at the Property subject to following
conditions:
A. The special r ah Academy expire on August 15, 2015 unless
improvements e parking lot as depicted Exhibit ere completed. T e
special uses are not assignable II not be transferred or
user.
B. The Torah c shall diligently manage i r pick up of
children i is i I on the Property and
maintain ii s for pedestrians. For events and activities it r
parking provided Property, the Torah Academy all take
appropriate s s to secure the use of offi on adjacent properties.
Said r i adjacent r i s shall be limited times when parking is not
required to accommodate business operations said j c ent properties.
2.1.b
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C. The Torah Academy shall comply with the requirements of the Illinois Department of
Children and Family Services concerning child day care and shall provide proof of
compliance to the Village,
D. A maximum of forty five (45) students are allowed on the Property. A maximum of
twenty five (25) students are allowed on the Property until the parking lot
improvements depicted on Exhibit E hereto are competed.
E. The location of handicapped accessible parking is subject to approval by the Village.
The Site Plan, Exhibit E hereto, is subject to Village approval and conformance with
applicable codes.
F. The Torah Academy shall comply with s management regulations as
determined by the Village Engineer.
Section 3. This Ordinance shall be in full force and effect upon the submittal of signed
Exhibit B (Acceptance and Agreement) hereto. This Ordinance shall not be codified.
AYES: 5—Trilling, Sussman, Terson, Stein, Ottenheimer
NAYS: 0—None
ABSENT: I—Berman
PASSED: July 7, 2014
APPROVED: July 7, 2014
ATTEST: APPROVE
Vil6g,e Clerk B aima'n, Village President
2.1.b
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EXHIBIT A
LEGAL DESCRIPTION
Suburban Alliance for Jewish Education d/b/a Torah Academy
720 Armstrong Drive
Lot 5 in the Resubdivision of Lots 5 A, 6 in the Buffalo Grove Commerce Center Unit 1, being a
subdivision of part of the west half of the southwest quarter of Section 34, Township 43 North,
Range 11 East of the it Principal Meridian in Lake County, Illinois.
PIN 15-34-308-009
2.1.b
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EXHIBIT 6
Suburban Alliance for Jewish Education d Torah Academy
720 Armstrong Drive
Acceptance and Agreement concerning speclai uses
Suburban Alliance for Jewish Education d/b/a Torah Academy acknowledges that it has read
and understands all of the terms and provisions of Buffalo Grove Ordinance No. 2014-52
pertaining to the special uses, and does hereby accept and agree to abide by and be bound by
each of the terms, conditions and limitations of said Ordinance,
Suburban Alliance for Jewish Education
d/b/a Torah Acadi-niv
By
Name (print).A
Title: J
The undersigned Owner acknowledges that it has read and understands all of the terms and
provisions of said Buffalo Grove Ordinance No. 2014-52.
Owner. EMESS Ventures Inc.
Byo
Name (prim.)
Title:
2.1.b
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EXHIBIT C
ORD, NO. 2014-52
TORAH
ACADEMY
OF BUF r AID GROW
abbi E ezer Grunberg
abbi Shimon Zehnwirth Exhibit
oads of School
Schedule/Timeline
Irs, Elise Zehnwirth for 720 Armstrong Drive
arly Childhood Coordinawr
oraviva Dalton July 7, 2014
teve Feldstein
so Grossman Dear Mr. Pfeil,
4yron Solomon
lob T ano Regarding the planned acquisition of 720 Armstrong I)rive in BG,
con Weber our closing date is August 6, 2014.
fowi-dqfDirecrovs
In accordance with the recommendations of the in Commission at
4rs, Shoni C ov the June 18 Ih
meeting, we will be scheduling the improvements to
Ars, Lisa Woods
the driveway and parking for completion before the next (2015-16)
residium,
arems Association school year. This would be approximately August l5d' 2015.
The I'Clicilig f0l- the p1m,"roullcl, oil the otlier 11all(l, will be (lone 661.
this immediate school year (by August 20, 201 4) so the children
will have a safe, enclosed outdoor play area.
and you for your assiswi-ice,
Rabbi Steven Zehnwirth
Head of School
Torah Academy of Buffalo Grove
Suburban Alliance for Jewish Education (S.A.J.E.)
860 Chaucer Way Buffalo Grove, It., 60089 Tel.- 224-353-7791 Cell: 173-"'1 1-2613 Email i)!'i icc a
www.torahacademybg.cone
2.1.b
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PROPOSED TORAH ACADEMY
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Updated: 11/9/2023 2:46 PM Page 1
Action Item : Consider an Amendment to Ordinance No. 1998-14, as
Amended through Ordinance No. 2021-53, to Expand the Uses
Permitted Within the Golf Dome Facility to Include the Sale and
Consumption of Alcohol at 801 McHenry Road
Recommendation of Action
Staff recommends approval, subject to the conditions in the attached Staff Report.
Buffalo Grove Park District is proposing to expand the uses permitted within the Golf Dome Facility to include the
sale and consumption of alcohol, which requires an amendment to Ordinance No. 1998 -14, as amended through
Ordinance No. 2021-53. The reason for this request is to enhance their customer experience and to generate
additional revenue for the Park District that will go toward maintenance and improvements of the Golf Dome.
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:
• 801 McHenry Road - Staff Report (PDF)
• 801 McHenry Road - Plan Set (PDF)
Trustee Liaison Staff Contact
Weidenfeld Andrew Binder, Community Development
Wednesday, November 15,
2023
2.2
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: November 15, 2023
SUBJECT PROPERTY LOCATION: 801 McHenry Road, Buffalo Grove, IL 60089
PETITIONER: Joe Zimmermann on behalf of the Buffalo Grove Park District
PREPARED BY: Andrew Binder, Associate Planner
REQUEST: Petition to the Village of Buffalo Grove for an amendment to Ordinance
No. 98-14, as amended, which approved specific plans for development
and operation of a Golf Learning Center on the subject property; to
modify the conditions of approval of the Ordinances related to the golf
dome to expand the uses to include the sale and consumption of
alcohol within the golf dome facility at 801 McHenry Road.
EXISTING LAND USE AND ZONING: The property is improved as a public park with various accessory
structures and is currently zoned R-E Residential District
COMPREHENSIVE PLAN: The Village Comprehensive Plan calls for this property to be Parks/
Open Space.
PROJECT OVERVIEW
The petitioner, Joe Zimmermann, on behalf of the
Buffalo Grove Park District (BGPD), is proposing to
expand the uses permitted within the Golf Dome
Facility to include the sale and consumption of
alcohol, which requires an amendment to
Ordinance No. 1998-14, as amended through
Ordinance No. 2021-53. The reason for this request
is to enhance their customer experience and to
generate additional revenue for the Park District
that will go toward maintenance and
improvements of the Golf Dome.
Pursuant to the Zoning Ordinance, a public/private
space with recreation activities is a special use in all
residential districts.
PLANNING & ZONING ANALYSIS
History
Over the years, Ordinance 1998-14 has been amended several times as summarized below.
• 1998 – The Village Board approved the use and construction of the Golf Dome Facility.
• 2002 – The Village Board approved the Golf Dome to remain inflated throughout the year.
• 2007 –The Golf Dome received approval to be in operation for a certain timeframe in the summer
months.
• 2009 – Village Board approved further expansion of park district activities in the Golf Dome, such as
fitness walking, calisthenics, etc.
• 2014 - The Golf Dome received approval to be in operation 242 days per year with a certain set of Park
District activities that can be conducted.
• 2021 – The Village Board approved year-round Park District activities at the Golf Dome Facility.
2.2.a
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Operations and Use
• The Golf Dome is an indoor golf
learning center with a 75-yard
indoor driving range, and putting
green, with professional
instruction. Other various fitness
and Park District activities are
conducted within the space when
the golf facility is not in use.
• The proposed amendment to the
Special Use would allow the
existing Golf Dome to expand their
operations to include the sale and
consumption of alcohol on
premises. They intend to sell beer,
wine, and seltzer-type drinks, along
with pre-packaged foods. A liquor
license will be required in order for the Park District to sell alcohol at the Golf Dome facility.
• The Golf Dome is open from 10 am to 8 pm Monday through Friday and 9 am to 7 pm Saturday and Sunday
throughout the year. Alcohol will only be sold during the Golf Dome's season of operation, which is from
November to April, as well as for certain special events throughout the rest of the year. Alcohol sales will
be daily starting at 12 pm until 30 minutes before closing time.
• The Golf Dome employs 1 full-time and 15 part-time staff, all of whom will receive BASSET training to serve
alcohol.
• The parking requirements for the Golf Dome will remain the same as there is no additional space required
for the expanded use.
• The Park District does plan to make interior improvements to the Golf Center including adding seating areas
and TVs to enhance the customer experience and to align with similarly run golf facilities.
DEPARTMENTAL REVIEWS
Village Department Comments
Building The Building Division has reviewed the plans for compliance with Maximum
Occupancy and does not have any concerns.
STANDARDS
Pursuant to the Zoning Ordinance, the proposed use does require an amendment to the Special Use. The Planning
& Zoning Commission shall make a recommendation to the Village Board regarding the amendment, based upon
the following criteria:
1. The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or endanger the
public health, safety, morals, comfort, or general welfare;
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;
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 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 adjacent land and
buildings in
accord with the zoning district within which they lie;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided;
2.2.a
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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.
The petitioner’s responses to the standards are included in the attached packet.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified by mail and a public hearing sign was posted
on the subject property. The posting of the public hearing sign and the mailing of the notifications were both
completed within the required timeframe. As of the date of this Staff Report, staff has not received any inquiries
regarding the requested amendment to the Special Use.
STAFF RECOMMENDATION
Staff recommends approval of the amendment to the Special Use at 801 McHenry Road, subject to the conditions
listed in the PZC motion due to the following reasons:
1. The overall Golf Dome operations (hours, anticipated number of guests, recreational activities offered,
etc.) will remain largely unchanged.
2. Allowing the sale and consumption of alcohol on-site will allow the Golf Dome to remain competitive with
the other similar indoor golf facilities.
3. The Park District has a track record of responsible alcohol service at other facilities and for special events.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the
requested amendment to the Special Use to allow the Buffalo Grove Park District to expand the uses permitted
within the Golf Dome Facility at 801 McHenry Road to include the sale and consumption of alcohol. The PZC shall
make a recommendation to the Village Board regarding the requested amendment to the Special Use.
Suggested PZC Motion
PZC moves to make a positive recommendation to the Village Board to allow an amendment to Ordinance No. 98-
14, as amended through Ordinance No. 2021-53, to expand the uses permitted within the Golf Dome Facility at 801
McHenry Road to include the sale and consumption of alcohol, subject to the following conditions:
1. Section 2. of Ordinance 2021-53 is hereby amended as follows:
3.C. The Buffalo Grove Park District shall be permitted to sell alcohol for consumption within the Golf Dome
Facility.
3. D The Buffalo Grove Park District shall obtain a liquor license pursuant to the Village of Buffalo Grove
Municipal Code prior to selling any alcoholic beverages on the premises.
2. All references, conditions, and obligations to the Property in Ordinance 2021-53, not otherwise amended by this
amendment, shall remain in full force and effect.
ATTACHMENTS
• Petitioner’s Narrative Statement
• Petitioner’s Response to the Special Use Standards
• Golf Dome Security Plan
• BGPD Alcohol Serving Policy & Procedures
• Ordinance 1998-14
• Ordinance 2021-53
2.2.a
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Memo
TO: PLANNING & ZONING COMMISSION, VILLAGE OF BUFFALO GROVE
FROM: ERIKA STROJINC, EXECUTIVE DIRECTOR
JOE ZIMMERMANN, DIRECTOR OF RECREATION & FACILITIES
DANI HOEFLE, SUPERINTENDENT OF PARKS
RE: REQUEST FOR ALCOHOL AT BUFFALO GROVE PARK DISTRICT GOLF DOME
DATE: OCTOBER 16, 2023
______________________________________________________________________________
Action Requested:
We are requesting permission to serve beer and wine at the Golf Dome at the Buffalo Grove Park
District.
Narrative:
We are requesting permission to serve beer and wine at the Golf Dome at the Buffalo Grove Park
District. The reason for this request is to generate additional revenue that will be used towards the
maintenance and improvements of the Dome, and it will enhance our customer experience to align
with similarly run facilities.
General Business Description: Recognized as one of the top indoor golf learning centers in the
nation, we offer a temperature controlled, realistic practice environment, suitable for working
on full shots and the short game. We have a 75 yard indoor driving range, putting green,
and professional instruction from our staff of golf professionals and group classes.
Hours of Operation: Monday through Friday 10am until 8pm. Saturday and Sunday 9am
until 7pm.
Total Number of Employees: 15 part-time and 1 full-time staff.
Parking spaces: 87 regular spaces and 3 handicap spaces.
Potential Improvements: If alcohol is approved, our future plan is to set up a seating area with
TVs so customers can enjoy each other’s company with a beverage after they are done hitting
golf balls. We would work with our Planning and Development Manager to come up with
ideas for one (possibly two) small seating areas. Our goal is to have this addition completed
2.2.b
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prior to opening the Dome in November 2024. We have also met with various companies to
add more technology to the Dome, such as Toptracer or simulators. Adding this technology
will allow customers to view their ball flight, distance, ball speed, play courses around the
world, play with friends, and allow the Park District to start indoor leagues.
We understand the importance of ensuring responsible alcohol sales, and we are prepared to
implement several measures, including:
Per Illinois State Law, alcohol will only be sold to customers who are 21 years of age or older
and who can provide a valid ID.
Alcohol will be sold during the Golf Dome's season of operation (November – April) and for
certain special events during the remainder of the year.
Alcohol will be available for sales daily starting at 12 pm until 30 minutes before close.
The intended types of alcohol sold will be beer, wine, and seltzer-type drinks.
Pre-packaged food will be available to purchase.
Participants will only be able to consume alcohol inside the dome area and will not be
permitted to take it with them into the lobby or restroom areas.
Alcohol available for immediate sales will be stored in a locked cooler behind the front desk
inside the dome area. Extra product will be stored in a locked storage unit inside the facility’s
locked storage room.
We will have all staff (who are age-eligible to serve) BASSET trained to be able to serve alcohol. A
BASSET-trained employee will be scheduled for every shift to ensure responsible alcohol sales practices
and all applicable laws and regulations are followed.
In addition to the above, we would like to point out that we have a similar program at our Community
Arts Center (CAC), which has brought the Park District increased revenue and allowed us to expand
upon our rental and program offerings. We have also been serving alcohol at summer events,
including BG Days. We have been responsibly selling and serving alcohol at the CAC and these
events, and we believe we can apply the same safeguards at the Golf Dome to ensure that alcohol is
sold and consumed responsibly.
We also believe that the ability to serve beer and wine will make the Golf Dome a more attractive
destination to the Park District and community in general. Many of our customers enjoy having a drink
while they are playing golf, and this would allow us to provide them with that option with out having to
leave the facility.
We appreciate the Village's consideration of our request, and we are certain that the ability to serve
beer and wine will be a responsible, positive addition to the Golf Dome at the Buffalo Grove Park
District.
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Enclosed:
Floor Plan
Security Plan
Alcohol Serving Policy
Proof of Ownership
Plat of Survey
Certification of Mailing List Form
Addresses for Public Hearing
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Special Use Standards Response
Buffalo Grove Park District
Golf Dome – Alcohol Request
1. The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
Response:
A special use permit for a liquor license at the Buffalo Grove Park District Golf Dome would serve the
public convenience in a number of ways:
● It would provide a convenient and affordable way for golfers and their guests to enjoy a drink
while playing or after a round of golf.
● It would generate more revenue for the Park District that could be used for the maintenance
and improvements at the Dome.
● It would make the Golf Dome more attractive to potential customers, including groups and
businesses.
● It would provide a more social and enjoyable experience for golfers and their guests.
● It would support the local economy by encouraging people to spend money at the Dome and
other nearby businesses.
● It could attract new opportunities for residents, businesses, or groups to use the Dome for
special events.
In addition, the Park District will ensure that the sale of alcohol at the Golf Dome is done in a
responsible and safe manner.
Overall, a special use permit for a liquor license at the Buffa lo Grove Park District Golf Dome would
be a positive change that would benefit both the public and the Park District.
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 whic h it is located;
Response:
2.2.b
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The Golf Dome at the Buffalo Grove Park District is located at 801 McHenry Road, Buffalo Grove, IL
60089. It is situated on a 5-acre parcel of land that is surrounded by other Park District facilities,
including a nature preserve, a playground, and a picnic area.
The Golf Dome is a 100 x 60-yard indoor driving range with 32 hitting stations. It is open to the
public year-round and offers a variety of amenities, including a putting green, a chipping area, and a
pro shop. The Golf Dome also offers lessons from qualified golf instructors.
The nature and intensity of the operation at the Golf Dome is relatively low-impact. The facility is open
from 9:00 am to 9:00 pm, seven days a week. The Golf Dome does not generate any significant
noise or traffic.
The size of the subject property is in proportion to the special use. The 5-acre parcel of land is large
enough to accommodate the Golf Dome and its associated parking lot, as well as a buffer zone
around the facility.
The location of the Golf Dome with respect to access is convenient and safe. The facility is located on
McHenry Road, which is a major thoroughfare. There is also a traffic signal at the intersection of
McHenry Road and Buffalo Grove Road, which makes it easier for people to enter and exit the Golf
Dome parking lot.
In addition to the above, the Buffalo Grove Park District has taken a number of steps to ensure that the
Golf Dome is compatible with the surrounding community. For example, the Golf Dome is required to
close at 9:00 pm each night, and there is a zero-tolerance policy for underage drinking. The Park
District also works closely with the Buffalo Grove Police Department to ensure that the area around the
Golf Dome is safe and well-lit.
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
substantially diminish and impair other property valuations with th e neighborhood;
Response:
The following are some specific ways in which the Park District will help to ensure that the Golf Dome
is not injurious to the use and enjoyment of other property in the immediate vicinity:
● The Golf Dome is required to close at 9:00 pm each night. This helps to reduce noise and
traffic in the area during the evening hours.
2.2.b
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● The staff at the Golf Dome is BASSET trained and committed to the responsible serving and
selling of alcohol. This will help to prevent problems associated with alcohol consumption,
such as drunk driving and public intoxication.
● The Park District works closely with the Buffalo Grove Police Department to ensure that the area
around the Golf Dome is safe and well-lit. This will help to deter crime and make residents feel
more secure.
● The Golf Dome is located on a 5-acre parcel of land that is surrounded by other Park District
facilities, including a nature preserve, a playground, and a picnic area. This buffer zone will
help to mitigate any potential noise or light pollution from the Golf Dome.
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 special use permit for alcohol at the Golf Dome at the Buffalo Grove Park District will ensure that
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 in the following ways:
● The Golf Dome is already a well-established and popular facility. It is located on a large
parcel of land that is surrounded by other Park District facilities, including a green space, a
playground, the Spray N Play, softball fields, the Fitness Center, Nature Classroom, and many
other Park District amenities.
● The addition of alcohol to the Golf Dome is not expected to generate any significant increase
in traffic or noise.
● The Park District has also taken steps to ensure that the Golf Dome is safe and certain that we
will be able to serve alcohol responsibly.
● The Golf Dome is required to close at 9:00 pm each night. This helps to reduce noise and
light pollution, which can be bothersome to nearby residents.
In addition to the above, the Park District will also monitor the situation after the liquor license is issued
to ensure that it does not have any negative impacts on the surrounding community. If any problems
do arise, the Park District will take steps to address them.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
2.2.b
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Response:
The Golf Dome at the Buffalo Grove Park District has already ensured adequate utilities, access roads,
drainage, and/or other necessary facilities have been or will be provided if they receive special use
by the Village of the Buffalo Grove in the following ways:
● Utilities: The Golf Dome is already connected to all necessary utilities, including water, sewer,
gas, and electricity.
● Access roads: The Golf Dome is located on McHenry Road, which is a major thoroughfare.
The facility also has a dedicated parking lot that is large enough to accommodate any
additional traffic generated by the sale of alcohol.
● Drainage: The Golf Dome has a comprehensive drainage system in place to prevent flooding
and other water damage.
● Other necessary facilities: The Golf Dome has all of the necessary facilities to support the sale
of alcohol.
The Park District is committed to working with the community to ensure that the Golf Dome at the
Buffalo Grove Park District is a positive asset for the neighborhood.
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 Golf Dome at the Buffalo Grove Park District will ensure that parking areas are 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 in a number of ways:
● Parking areas: The Golf Dome has a dedicated parking lot with over 85 spaces, with more
auxiliary parking near the softball and Spray N Play areas. This is more than enough parking
to accommodate the expected demand for parking, even on busy days.
● Location of parking areas: The parking lot is located away from the surrounding residential
neighborhoods. This will help to reduce noise and light pollution, and it will also make it
easier for customers to enter and exit the parking lot without disturbing nearby residents.
2.2.b
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● Screening of parking areas: The parking lot is surrounded by a dense hedge, which will help
to screen it from the view of nearby residents. This will help to reduce the visual impact of the
parking lot and make it more compatible with the surrounding community.
● Entrance and exit driveways: The entrance and exit driveways to the parking lot are located
on McHenry Road, which is a major thoroughfare. This will help to minimize traffic congestion
in the public streets. The driveways are also designed to prevent traffic hazards. For
example, there is a traffic signal at the intersection of McHenry Road and Buffalo Grove Road,
which makes it easy for customers to enter and exit the parking lot.
2.2.b
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Golf Dome Security Plan
The Golf Dome at the Buffalo Grove Park District has several security layers that will provide barriers of
protection for the Park District, the Village of Buffalo Grove, and the surrounding community. First, the
building itself has access control and a burglar alarm. The burglar alarm is monitored by an alarm
monitoring company, FSS Technologies. Employees will need a key fob to disarm the alarm and enter
the building. Once inside, employees will need to use their key fob to enter the room where back
stock of product will be stored as well as to enter the room with the safe. Security cameras are placed
in the building lobby, overlooking the safe, in the garage, outside the garage facing the driveway, in
the bathroom hallway, in the breezeway between the building and the dome, and on the cash register
inside the dome. Cash is removed from the facility daily.
The product will be stored in two places. The daily product will be stored inside a padlocked fridge
behind the main desk inside the dome. Back stock of product will be secured in a padlocked fridge
inside the garage. This area is secured by a locked door/access control and , as previously
mentioned, has security cameras.
Daily Product Storage – Locked Fridge behind Front Desk
2.2.b
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Product Back Stock – Locked Fridge behind Access Control
Garage
2.2.b
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ALCOHOL SERVING POLICY
Revised November 2016
Revised October 2023
2.2.b
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Alcohol Serving Policy and Procedures
Alcohol Serving Policy & Procedures
Local Ordinance Requirements……………………………………………………….2
State of Illinois Requirements – Liquor Control Act of 1934………………………..2
ID/Carding Practices……………………………………………………………………2
Prevention Practices/Techniques……………………………………………………..2
Intervention Procedures………………………………………………………………..3
Training Staff…………………………………………………………………………….4
Special Events Alcohol Policy & Procedures
Planning/Executing the Event………………………………………………………….4
State Requirements…………………………………………………………………….4
Identify Drinkers…………………………………………………………………………4
Sign Requirements…………………………………………………………………......5
Limit Alcohol Sales……………………………………………………………………...5
Ban Outside Alcohol Beverages……………………………………………………….5
Police/Security Staff…………………………………………………………………….5
Buying Alcohol/Outside Caterers………………………………………………………5
Appendix 1 – Age Identity Verification Form ………………………………………….6-7
Appendix 2 – Refusal of Service Report ………………………………………….…...8-9
2.2.b
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ALCOHOL SERVING POLICY & PROCEDURES
Buffalo Grove Park District
The following policy is in effect to help you and your co-workers understand your responsibility serving or
dispensing of alcoholic beverages as part of the total service experience you provide for our guests.
Local Ordinance Requirements
All persons selling/serving alcohol must be at least 21 years of age as established by the local
liquor commission of the Village of Buffalo Grove.
State of Illinois Requirements (235 IL CS 5/) Liquor Control Act of 1934
Post license. The liquor license must be framed and hung in plain view in a conspicuous place
on the licensed premises
Beer taps must be clean and sanitary
Proper display of the alcohol pregnancy warning sign
Proof of Age sign must be posted
Pre-mix alcohol beverage requirements
Law prohibits anyone under the age of 21 to be served
ID/Carding Practices
It is illegal to serve alcohol to minors and intoxicated individuals . The Buffalo Grove Park District has the
right to protect its guests, its establishment, and staff . There is no penalty for refusing alcohol to someone
you suspect is a minor or an intoxicated individual. Anyone who appears to be under the age of 30 must
show a valid picture ID. If in doubt of their age, ask to see ID
The following are acceptable forms of ID: driver’s license; state ID card; military ID; or a current
passport. Tickets will not be accepted in lieu of a valid driver’s license or any of the other forms
listed above.
Have the individual take their ID out of their wallet or purse and hand it to you . All out of state IDs
should be checked with an ID Checking Guide. The ID Checking Guides are available in the main
office of the Community Arts Center and Museum .
Parents are not permitted to offer alcohol to their minor children.
If the server/seller is not comfortable in verifying an individual’s age, he or she may require the
individual to sign the Age Identity Form or have the right to refuse service. (Refer to Appendix #1
for a sample form)
Prevention Practices/Techniques
A) The sale of drinks with more than 2 oz. of alcohol is prohibited.
B) The sales of “doubles” or “triples” is prohibited.
C) The sales of drinks in rounds is prohibited.
D) Drinks can only be sold by drink only, not in pitchers.
2.2.b
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E) Servers should encourage food consumption.
F) Customers are prohibited from leaving the premises with drinks.
G) An intoxicated individual should not be allowed to drive from the establishment. Arrange for a
ride (call a cab, sober friend, or family member, or use a ride share app, etc.). If the individual
does drive away, call the police.
H) The telephone numbers of local cab companies or ride share services should be posted near
alcohol sales.
I) Information signs must be posted.
Warning to minors.
Government warning.
J) No alcohol may be brought on or off premises.
K) No “last calls” will be announced.
L) Service should be cut off around 30 minutes prior to the end of an event.
M) Service to adults who give minors alcoholic beverages will be prohibited.
N) Employees are prohibited from selling/serving intoxicated or under age patrons.
O) The ID of all patrons who look under the age of 30 should be checked.
P) All questionable cases should be addressed by the shift manager.
Q) Servers must be trained and certified in responsible beverage service practices through an
approved BASSET program.
R) Non-alcoholic beverages will be available for consumption.
Intervention Procedures
A) A shift manager should be designated for all events with alcohol.
B) Management should support seller/servers’ intervention efforts. Management should be
informed as soon as a problem has been identified by the server.
C) Never accuse guests of being drunk . Expressing concern is a good way to achieve empathy
with a guest. He or she is more likely to feel that you really care about his or her welfare and
safety. Never tell a customer “You can’t have a drink”; always say, “Our policy doesn’t allow
me to serve you more alcohol.” Ask if you can serve them a nonalcoholic beverage. If
necessary, contact the shift manager.
2.2.b
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D) Never change your mind after discontinuing service. This can allow the guest to bargain “just
one more.”
E) Remain patient and calm . Simply and clearly repeat the decision to discontinue alcohol
service to the guest as often as necessary.
F) If an intoxicated guest becomes verbally abusive or hostile and/or physical violence seem s
likely or occurs, immediately take the following steps:
Call the police and contact a manager. Do not assume that the situation will resolve
itself.
Try to separate the intoxicated guest from other guests.
Speak firmly and calmly. Repeat yourself as often as necessary to make the guest
understand you.
Negotiate with the guest not to leave the establishment and to calmly wait for the police
to arrive.
Never touch or try to physically restrain an intoxicated guest.
Training Staff
All Buffalo Grove Park District staff interested in becoming certified to serve alcohol at special events
must attend and pass the TIPS (Training for Intervention ProcedureS) On Premise Course. Staff
recertifying can take an approved online BASSET class or retake TIPS.
Special Events Alcohol Policy & Procedures
Planning/Executing the Event
Getting started early and planning ahead is the key to a successful special event alcohol procedure .
Remember the larger the event, the more time it takes to plan and organize.
Also, in addition to the checklist, other important elements to planning for a special event where alcohol
will be served are follows:
State Requirements
Post license
Beer Taps Must Be Clean and Sanitary
Proper Display of the Alcohol Pregnancy Warning Sign
Pre-Mix Alcohol Beverage Requirements
Schedule of Drink Prices
Liquor Invoices Available at the Event Premises
Law prohibits anyone under the age of 21 to be served.
Identify Drinkers
Require proper identification of any adult who wants to buy alcohol. Identification booths should be
established separate from the alcohol serving area. Screen and issue a non-transferable wristband to
2.2.b
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anyone who wants to drink alcohol. No one will be served without proper marking. Designate staff to
assist with checking ID, monitoring wristbands, and monitoring guest behavior.
Sign Requirements
All warning signs should be posted at access points. Signage such as:
A. Warning to minors.
B. Government warning.
C. Specific rules
Limit Alcohol Sales
No more than two drinks may be purchased at one time and end alcohol sales around 30 minutes prior to
the end of the event.
Ban Outside Alcoholic Beverages
Attendees may not bring outside alcoholic beverages into any Park District program or event.
Police/Security Staff
Police or security should be considered in the crowd management plan and is essential to maintaining
order and preventing potential problems. Either private security or local police should be a part of
meetings/training for the event. Locations may include:
1. Parking lots: Provide security for parked cars and partygoers in the parking lots and protect those
waiting for rides.
2. Perimeter: Prevent partygoers from entering the event without passing through entrances or
purchasing tickets.
3. Roving Staff: Identify potential disturbances as early as possible to serve as a deterrent for
potential incidents; identify intoxicated partygoers or those who show symptoms of medical
problems; and identify maintenance or other problems.
Buying Alcohol for Park District Events
Purchase alcohol on a Park District Pcard or company account.
Alcohol will need to be stored in a locked area away from unauthorized staff.
Open bottles of alcohol will need to be discarded down the sink right after an event is over. Park District
employees will not be able to store onsite or take home open bottles of alcohol after an event.
Outside Caterers
1. Must furnish the Park District, one month prior to the event:
a. Their certificate of liability insurance, with an additional insured endorsement naming the
Buffalo Grove Park District as additional insured. It must have $1,000,000 general
liability, each occurrence.
b. Proof of workers compensation and employer’s liability will be on the certificate of
insurance.
c. A copy of their ILCC Retailer’s Liquor License.
2.2.b
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APPENDIX 1
Age Identity Form
The Age Identity Form is a tool to be used by retailers in the event they are unsure of whether a
prospective customer is of legal age to purchase and consume alcohol.
Staff Members who have checked the identification and compared the identification to the person
presenting it, and are still unsure whether the person is of age, for whatever reason, may re quest
the person to complete the form.
The practical result of this is that a person who is using another’s identification, or has some form of
illegal identification, may stop short of signing the form . If the person refuses to complete and sign the
form, the person should be turned away. It may be that any number of persons, when asked to complete
and sign the form, will simply turn and walk away.
In either of these events, a possible sale or service of alcohol to a person not legally entitled to purch ase
or consume same has been avoided.
If the person signs the form, and that person is actually under legal age, that person committed a Class A
misdemeanor (fine up to $2500 and up to a year in jail) under 235 ILCS 5/10-1(e).
The form is not a “get out of jail” card, but may be used as evidence of the staff member’s positive
attempts to avoid service and sale of alcohol to a person not of legal age.
2.2.b
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2.2.b
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APPENDIX 2
Refusal of Service Report
Location Date
Report Written By Time
Name of Patron
Address
City/State
Description/Observation of Patron
Server/Bartenders on Duty
Bar Tab Yes No (Copy and Attach To Report)
Physical Description Report
Observations
Describe Type and Color of Clothes
Condition of Clothes: Disorderly Disarranged Orderly
Breath: (Alcohol) Strong Moderate None
Attitude: Polite Hilarious Talkative Carefree Sleepy Cocky Combative
Unusual Action: Vomiting Fighting Crying Laughing Hiccoughing
Speech: Not Understandable Mumbled Slurred Confused Mush-Mouthed
Thick Tongued: Accent Fair Good Speech Impediment
Eyes: Bloodshot Watery Glassy
Complexion: Flushed Pale Other
2.2.b
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Indicate Other Unusual Actions or Statements, Including When First Observed:
Check Steps Taken
Offered Non-Alcoholic Beverage
Offered Food
Offered To Call another Party
Suggested/Called A Cab
Was Patron Alone? Yes No
Did Patron Drive? Yes No
Patron’s Actions & Comments:
Signature of Staff Member Completing Report
Signature of Supervisor
Date
2.2.b
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Updated: 11/9/2023 2:14 PM Page 1
Action Item : Consideration of a Petition for an Amendment to the
Park Preliminary Plan Approved by Ordinance No. 1989-017, a
Special Use for a Public Park, and a Zoning Variation from the Off-
Street Parking Requirements, to Accommodate Proposed
Improvements to Parkchester Park, at 851 Weiland Road
Recommendation of Action
Staff recommends approval of the requested amendment to Ordinance No. 1989-017, a Preliminary Plan,
a Special Use for a public park, and a Variation from the off-street parking regulations, subject to the
conditions in the attached staff report.
Laurie Hoffman, Planning & Development Manager for the Buffalo Grove Park District, is requesting
approval of a park improvement plan for Parkchester Park.
Proposed improvements to the park include: removal of the existing playground, basketball half courts,
tennis courts and baseball field with its associated backstop fencing; construction of a new playground in
the center of the park, along with a full-size basketball court, tennis court and pickleball court (with 10 foot
high fencing); construction of a 19-stall parking lot and a new deceleration lane off of Weiland Road; two
fish outcropping locations will be added to the existing detention pond; the existing trail system will be
extended throughout the park; bench seating and native landscaping will be added to the site.
As proposed, the project will require an amendment to the Preliminary Park Plan approved by Ordinance
No. 1989-017, a Special Use for a public park, and a Zoning Variation from the off-street parking
requirements.
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the petition. The PZC shall make a recommendation to the Village Board concerning the
requests.
ATTACHMENTS:
• Staff Report (PDF)
• Final Plan Set (PDF)
Trustee Liaison Staff Contact
Weidenfeld Kelly Purvis, Community Development
Wednesday, November 15,
2023
2.3
Packet Pg. 90
______________________________________________________________________________
MEETING DATE: November 15, 2023
SUBJECT PROPERTY LOCATION: 851 Weiland Road (Parkchester Park)
PETITIONER: Laurie Hoffman, Planning & Development Manager
PREPARED BY: Kelly Purvis, Deputy Community Development Director
REQUEST: The petitioner is seeking approval an amendment to the Park
Preliminary Plan approved by Ordinance No. 1989-017, a
Special Use for a public park, and a Zoning Variation from the
off-street parking requirements, to accommodate proposed
upgrades to Parkchester Park.
EXSITING LAND USE AND ZONING: The property is a 7.05-acre public park and is zoned R-4
Residential District.
COMPREHENSIVE PLAN: The Village of Buffalo Grove Comprehensive Plan calls for this
property to be a park/public open space.
BACKGROUND
Laurie Hoffman, Planning & Development Manager for the Buffalo
Grove Park District, is requesting approval of a park improvement
plan for Parkchester Park. The Park is 7.05-acres with 4.15-acres of
it being an active use park and approximately 2.9-acres serving as
a stormwater detention pond. The park is currently improved with
a playground, 2 basketball half-courts, a baseball field, 2 tennis
courts, and a loop path that is connected to the Buffalo Grove bike
trail system.
Proposed improvements to the park include: removal of the
existing playground, basketball half courts, tennis courts and
baseball field with its associated backstop fencing; construction of
a new playground in the center of the park, along with a full-size
basketball court, tennis court and pickleball court (with 10 foot
high fencing); construction of a 19-stall parking lot and a new
deceleration lane off of Weiland Road; two fish outcropping
locations will be added to the existing detention pond; the existing
trail system will be extended throughout the park; bench seating
and native landscaping will be added to the site. The Park District
held community meetings in August and September of 2022 to
collect resident input which has resulted in the proposed plans for
the park.
Parkchester Park, Existing Conditions
2.3.a
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As proposed, the project will require an amendment to the Preliminary Park Plan approved by
Ordinance No. 1989-017, a Special Use for a public park, and a Zoning Variation from the off-street
parking requirements. The following report provides a summary of the project and requests.
Zoning History:
Parkchester Park exists as a result of a park dedication associated with the development of the 44-
acre Parkchester Estates Subdivision approved in 1989. As such, a Special Use was never
established to allow the park in a residential district. With the substantial proposed improvements
to the park, it is appropriate to issue a Special Use at this time, to come into compliance with
current Code requirements.
PLANNING & ZONING ANALYSIS
Use:
Public parks are Special Uses in all residential districts.
The 2009 Comprehensive Plan indicates that this site
should remain a public park/open space.
Proposed Plan:
The Park District received an Open Space Lands
Acquisition and Development (OSLAD) grant to
redevelop the site and upgrade the amenities for
future use.
Setbacks and bulk requirements:
The proposed playground, picnic shelter, tennis court,
pickleball court, and basketball court are all considered
accessory structures, which are subordinate to and
serve the principal use of the property as a public park.
All of the proposed structures will be setback more than
the minimum requirment of 25 feet from the property
lines. Village staff have reviewed the locations of the
accessory structures/recreational equipment and find
their placement to be acceptible. All structures will
comply with the maximum height limiation of 15 feet for
accessory structrues in residential districts.
Bike & Pedestrian Connectivity:
An extension of the existing asphalt trail will connect
all amenities accessibly and create a loop path. The
trail will provide connections to the existing sidewalk
network in the neighborhood and connect to the
Buffalo Grove bike trail system.
Parking:
Parkchester Park does not currently have off-street
parking. Village Code requires 1 parking stall per
5,000 square feet of land area (37 stalls for a park of
North Site Improvements
South Site Improvements
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this size). A 19-stall parking lot is proposed as part of the
project. The Park District has indicated that a compliant
parking lot would detract from the recreational amenities
they would be able to provide on the property.
Parkchester is also classified as a neighborhood park,
which is likely to serve the neighborhoods within
walking/biking distance of the property. As indicated
above, the park is well connected to the pedestrian
sidewalk network and the Buffalo Grove bike trail system.
As part of their response to the variation standards, the
Park District has included data (provided by the Illinois
Department of Natural Resources) for the anticipated
parking demand for the proposed amenities. The data
indicates that the parking lot will adequately serve the
proposed amenities on site, which should not require
more than 16 parking spaces. Staff finds the variation
request to be reasonable and concurs with the analysis
provided by the Park District.
Vehicular Access:
With the addition of the new parking lot, a new right-
in/right-out vehicular access to the park is proposed. In
addition, a deceleration lane will be added to Weiland
Road. Village Engineering staff have reviewed the plans
and do not have any concerns. They will continue to work
with the Park District during final engineering to finalize the roadway details.
Landscaping:
Native plantings are proposed along the eastern edge of the property and along the south portion
of the detention pond. New ornamental and shade trees will frame the new playground area. The
landscaping plan has been reviewed and approved by the Village Forester.
Lighting:
No lighting for the park is proposed at this time.
Signage:
No new signage is proposed at this time.
Stormwater & Engineering:
The Village’s Engineers have reviewed the preliminary plans and do not have any concerns about the
project meeting the stormwater and engineering requirements. These requirements will be reviewed
more closely during final engineering.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the preliminary engineering plans
and does not have any concerns.
Forestry The Village Forester has reviewed the landscape plan and does not
have any concerns.
Landscape Plan
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Fire The Fire Department has reviewed the plans and does not have any
concerns.
Building The Building Division has reviewed the plans for ADA compliance and
does not have any concerns.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the surrounding property owners within 250 feet were notified and a public
hearing sign was posted on the subject property. The posting of the public hearing sign and the mailed
notifications were completed within the prescribed timeframe as required. As of the date of this Staff
Report, one adjacent property owner called with questions about the plans.
STANDARDS
A. All special uses shall meet the following criteria:
1. The special use will serve the public convenience at the location of the subject property; or
the establishment, maintenance or operation of the special use will not be detrimental to
or endanger the public health, safety, morals, comfort, or general welfare;
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;
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 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 adjacent land and buildings in accord with the zoning district within which they lie;
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
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.
B. The regulations of this title shall not be varied unless findings of fact are made based upon
evidence presented at the hearing that:
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 of residential zoning districts;
2. The plight of the owner is due to unique circumstances;
3. The proposed variation(s) will not alter the essential character of the neighborhood.
The petitioner’s responses to each of the above standards are attached for the Commission’s review.
2.3.a
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STAFF RECOMMENDATION
Staff recommends approval of the requested amendment to Ordinance No. 1989-017, a Preliminary
Plan, a Special Use for a public park, and a Variation from the off-street parking regulations, subject to
the conditions in the suggested PZC Motion below due to the following reasons:
• Parkchester Park has been operating as a neighborhood park since 1989.
• The proposed updates to the park will be an improvement for the enjoyment of the
surrounding neighborhoods.
• The parking lot addition will allow vehicular access to the site, which is currently not available.
The parking lot will adequately serve the proposed amenities.
• Parkchester Park is classified as a neighborhood park (which typically serves the
neighborhoods within walking distance) and is well connected to the surrounding pedestrian
and bicycle networks.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the requests for approval of an amendment to Ordinance No. 1989-017, a Preliminary Plan,
a Special Use for a public park, and a Variation from the off-street parking regulations to accommodate
the above-described improvements to Parkchester Park at 851 Weiland Road. The PZC shall make a
recommendation to the Village Board concerning the requests.
Suggested PZC Motion:
The PZC recommends approval of an amendment to Ordinance No. 1989-017, a Preliminary Plan, a
Special Use for a public park, and a Variation from the off-street parking regulations to accommodate
the above-described improvements to Parkchester Park at 851 Weiland Road, subject to the following
conditions:
1. The proposed park improvements shall be constructed in substantial conformance with the
plans attached as part of the petition.
2. The Final Engineering plans shall be submitted in a manner acceptable to the Village.
3. Any directional or incidental signage added to the site shall be reviewed administratively by
staff.
ATTACHMENTS
• Narrative Description
• Plat of Survey
• Site Plan
• Preliminary Engineering Plans
• Landscape Plan
• Shade Structure – Cut Sheet
• Response to Special Use & Variation Standards
• Ordinance 1989-017
2.3.a
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530 Bernard Drive ● Buffalo Grove, Illinois 60089 ● 847.850.2100 ● bgparks.org
To: Village of Buffalo Grove Planning and Zoning Commission
From: Erika Strojinc, Executive Director
Tim Howe, Director of Parks and Planning
Laurie Hoffman, Planning and Development Manager
Date: October 16, 2023
Revised: October 27, 2023
Re: Buffalo Grove Park District – Parkchester Park OSLAD Development
Action Requested:
The Buffalo Grove Park District asks that the Village of Buffalo Grove Planning and Zoning Commission
accept our formal application and provide a recommendation to the Village Board for the following
regarding Parkchester Park:
• Final Plan approval for the Parkchester Park OSLAD Development.
• Special Use of Parkchester Park.
Project Narrative / Use Description:
Parkchester Park is a popular park located at the intersection of Weiland Road and Newtown Drive.
The park currently has outdated playground equipment, (2) basketball half-courts, a baseball field and
(2) tennis courts. The north section of the park has an existing detention pond and a loop path that is
connected to the Buffalo Grove bike trail system.
The Buffalo Grove Park District as applied for and was granted an Open Space Lands Acquisition and
Development (OSLAD) Grant to redevelop the site and upgrade the amenities for future use. As part of
this grant process the Buffalo Grove Park District held community meetings in August and September of
2022 to gauge public interest and gain feedback as to what residents wanted to see in Parkchester
Park. The proposed plans being presented as part of this application are a result of the direct feedback
received from residents.
2.3.b
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530 Bernard Drive ● Buffalo Grove, Illinois 60089 ● 847.850.2100 ● bgparks.org
The updated playground equipment will be installed on ADA-accessible poured rubber safety surfacing.
The playground will be relocated to the center of the park along with a new full-size basketball court, as
well as new tennis court and pickleball court with 10’-0” high fencing. The existing baseball field and
associated backstop fencing will be removed. A new parking lot is being added to the center of the
park for ease of accessibility for residents. The parking lot provides 10 spaces and 1 ADA Space.
The existing pond on the north end of the park will remain. Two fish outcropping locations will be added
to the pond for public use. A native landscaping barrier will be added around the perimeter of the pond
as well as to the east part of the park where the loop trail around the pond has been extended to.
The south end of the park where the playground used to be will be turned into an educational walking
path. The path will be provided with interpretive signage to educate the community about the trees
located on the site. This educational walking path is part of an overall extension of the trail system that
runs through the park, creating a walking loop with bench seating for visitors to utilize.
Construction documents are currently being prepared for permit submittal and bidding. The work will
be publicly bid following local and State bid requirements. Development activities will be constructed
within the footprint of previous land development activities to minimize impacts on open space and
trees.
Attachments:
• Responses to Variation Standards
• Response to Review Comments
• Site Plan dated 2023OCT27
• Preliminary Engineering Plan dated 2023OCT27
Please feel free to reach out with any questions and thank you very much for your consideration.
Sincerely,
Laurie A. Hoffman, AIA | CDT | NCARB
Planning and Development Manager
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VILLAGE OF
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:
SPECIAL USE STANDARDS
1. The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
Response: Yes, the site is currently being used as a public park for the benefit of the residents of
the neighborhood. The proposed project maintains that use and updates the existing conditions
for future longevity.
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;
Response: Yes, the existing site will remain the same size that it is currently.
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
substantially diminish and impair other property valuations with the neighborhood;
Response: Yes, the site is currently being used as a public park for the benefit of the residents
of the neighborhood. The proposed project maintains that use and updates the existing
conditions for future longevity.
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: Yes, the existing playground structure and basketball court is being replaced in kind,
the new tennis and pickleball courts are being added based on current residents’ feedback. The
structures associated with these uses 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.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
Response: Yes, adequate utilities, access roads and drainage have been or will be provided.
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: Yes, parking areas shall be of adequate size for visitors choosing to utilize vehicular
means to access the site. We are proposing a new turn lane to prevent traffic hazards,
eliminate nuisance and minimize traffic congestion.
2.3.b
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VILLAGE OF
BUFFALO 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:
Criteria for Zoning Variation.
A.The regulations of this Title shall not be varied unless findings of fact are made based upon evidence
presented at the hearing that:
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
of residential zoning districts;
Response:
2.The plight of the owner is due to unique circumstances;
Response:
3.The proposed variation will not alter the essential character of the neighborhood
Response:
The current property does not have a parking lot. Most park users will be coming from the
surrounding neighborhood and either walking or biking. There are accessible sidewalks or trails
from all directions that connect to each amenity.
The current property does not have a parking lot. Adding one as large as what would be required
based on the property size would take away from the open area being utilized for outdoor
recreation and activity.
A a total of 18 non-handicapped and 1 ADA parking stall have been provided. This would be 50%
of the required parking stalls based on the size of the property. Below is a total of approximate
vehicle quantities based on each park amenity. It is anticipated that all amenities will be not
utilized at the same time and can vary throughout the time of day, day of week and seasons.
Parking Stalls Park Amenity
2 Tennis Court*
2 Pickleball Court
5-10 Basketball Court*
1 Playground
1 Fishing
11-16 Total Needed
18 + 1 ADA Total Provided
* Reference: Outdoor Recreation Facilities Guide: A Guide for Illinois Communities, IDNR
2.3.b
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10/18/2023
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, OCTOBER 18, 2023
Call to Order
The meeting was called to order at 7:30 PM by Chair Mitchell Weinstein
Public Hearings/Items For Consideration
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)
Petitioners were sworn in.
Binder, Associate Planner, provided a background on the petitioner’s fence variation.
Com. Spunt referenced packet page 15.
Com. Spunt asked how the fence would be constructed with the tree so close to the property line.
Abrams, petitioner, said it will have a box around the tree.
Com. Au asked staff if that neighborhood had a different setback.
Com. Moodhe commented that it may have been due to the extension of Deerfield.
Com. Moodhe asked if there were any other variations.
Binder said no.
Com. Moodhe commented that staff should consider amending the code of variations like these.
The public hearing closed at 7:42 PM.
Com Richards made a motion 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.
Com. Moodhe seconded the motion.
Com. Richards spoke in favor of the motion.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Au, Davis, Weinstein, Richards, Sazen, Spunt, Worlikar
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)
Purvis, Deputy Community Development Director, presented the background on the subject property.
Taylor, Golden Property Development, thanked the village for their efforts in helping to move the project
forward. He discussed the process of creating a cohesive package for development. The variation for the
sign, they believe is necessary for the building in a highly visible location. Additionally, he reviewed the
operations of the business.
Michel, VP of design construction, thanked staff and the planning and zoning commission for their work.
Com. Moodhe asked if there is a separate pin for the property.
Purvis said yes.
3.B.1
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Com. Moodhe asked for clarification of the revised document.
Purvis explained the changes to the parking.
Com. Moodhe referenced packet page 28.
Com. Moodhe commented that it looks like there is a landscape island near the handicap parking.
Taylor explained the changes to the parking and the ADA stalls to the north. The landscape island will be in
conformance with Village code.
Com. Moodhe asked if they could explain the traffic flow.
Taylor addressed the traffic flow from the east.
Com. Moodhe asked if the patio is open during all business hours.
Taylor said the patio is open when they are open, year-round.
Com. Richards asked if there are any difference in BG location than any other location.
Taylor said there are components that are a little different to maximize the lot they must work with, but for
the most part it is in line with their other locations.
Com. Richards asked if they talked with Jewel.
Taylor said they have talked with Jewel, but Lazy dogs owns their subject property and has an easement
agreement in place which entitles them to share access and parking.
Com. Worlikar reviewed the variations. Worlikar asked about the sign’s brightness and if they believe it will
be an issue.
Michel said the sign is dimmable and would be happy to dim it and work with the Village should any issues
arise.
Com. Worlikar asked if the traffic study has been done and if the number of parking spots is adequate.
Taylor said Lazy Dog Restaurants have a standard number of parking spots they require. He commented that
a traffic study was not required, but believes that traffic flow should not be a problem.
Michel added additional comment on the number of parking spots.
Com. Worlikar asked if the patio was heated.
Taylor said yes.
Com. Worlikar asked if there are accommodation for dogs.
Taylor said yes there are and places for the dogs to relieve themselves.
Com. Au asked if they anticipate curbside and delivery drivers.
Taylor pointed out the designated spots.
Com. Spunt asked about the additional handicap spot, commenting that there is a curb on one side.
Taylor said there is a path of travel.
Sianis, Assistant Village Engineer, said that it is compliant and there is a path of travel.
Com. Moodhe asked how many parking spots they are losing.
Woods, director of community development, explained the number of parking spots within the shared lot.
Com. Moodhe asked if there was ever an analysis of the increase of pedestrian traffic.
Woods, said it was looked at, but no they did not provide that during the Lake Cook Corridor Study.
Com. Moodhe asked if we could look at pedestrian flow.
Sianis explained who owns the roadways. He noted we can have that conversation with those agencies, but
we do not control those signals.
Johnson, Deputy Public Works Director/Village Engineer, mentioned that the Village has started a
multipurpose use path plan and pedestrian study.
3.B.1
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Chairperson Weinstein addressed the standards and the variations. Referenced packet page 58.
Taylor said the four sides with a sign is due to the location. There is no monument sign.
Chairperson Weinstein asked if they could come back and place a ground sign.
Brankin, the Village Attorney, said they would have to come back for approval.
The staff report was entered as exhibit one.
The supplemental survey was entered as exhibit two.
Taylor thanked the Commission.
Public Hearing closed 8:17
Com. Richards made a motion to recommend 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:
1. The proposed development shall be developed in substantial conformance with the plans attached as part
of the petition.
2. The Final Engineering plans shall be submitted in a manner acceptable to the Village.
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
Com. Davis seconded the motion.
Com. Worlikar spoke in favor of the motion.
Com. Richards spoke in favor of the motion.
Com. Moodhe spoke in favor of the motion.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Moodhe, Au, Davis, Weinstein, Richards, Sazen, Spunt, Worlikar
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)
Woods, Community Development Director, provided a background on the subject property.
Developer thanked staff. Introduced the development team. Talked about introducing Tesla
Com. Au asked who the target resident is for the residential development.
Petitioner Andrew Juiris, of Double Eagle Development explained their target resident and that he believes
the project matches the surrounding communities and their demand for similar developments.
Com Au asked if they had similar one in other areas.
Petitioner Juiris explained their operations in multifamily and residential development.
Com. Worlikar asked about the school impact and the study used.
Petitioner Juiris said there will be no restriction on the number of school children allowed to live in the
development. They do have strict occupancy limits. They completed a school study, showing an impact of
three to six school aged children.
3.B.1
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Com. Worlikar asked what the entrance will look like from the east.
The petitioner said there will be three access points.
Com. Worlikar asked if there is a dedicated left turn.
Angspatt of Shorewood Development said there is full access out, middle has a dedicated left lane.
Com. Wolikar asked about the eastern most entrance.
Angspatt said they share that entrance with the park district.
Com. Worlikar asked if there would be two super charges for the EV vehicles.
Angspatt noted there will be four super chargers.
Com. Worlikar asked if there are any power issues.
The petitioner said they are currently working with ComEd, but there should be ample power available for
the chargers.
Com. Worlikar asked if the location will be sales, collision, and service.
Bovack, general manager of the Tesla Lisle location, said it will not be collision center, only service and sales.
Com. Worlikar asked what kind of volume they see for service.
The petitioner said they expect 10 to 15, 40 cars per delivery, 20 parking spots for employees.
Com. Richards asked if they could walk through the phases of 1 and 2 and what will be on lot 2.
Schriber of Shorewood Development explained the process of development for phase 1 and 2. He indicated
they have not identified a tenant for Lot 2 as they are looking to find the right fit.
Com. Richards asked if the lot could be used for overflow parking for BG High School.
Schriber said the first step will be to tear down and safely secure the site.
Com Moodhe asked if management will be on-site for the residential development.
Juiris said the development will have on-site management; service technicians will also be there full-time.
Professional staff will be that 24/7.
Com. Moodhe asked if the parking garage is included in the total count for parking spots.
Woods explained the parking count.
Com. Moodhe asked what the density of other developments are in our similar developments in town.
Purvis, provided the density information.
Com. Moodhe asked for clarification on the deliveries of vehicles to the site.
Angspatt explained the truck turn analysis and the number of cars that are being delivered.
Sianis, Assistant Village Engineer, provided clarity to the truck analysis.
Com. Moodhe asked if the entrance is right in right out.
Sianis said it looks like full access and it is currently full access.
Com. Moodhe asked how soon the demo would start.
Schriber said depending on timing, December.
Com. Moodhe asked staff if B4 would allow tesla to still build.
Woods explained what kind of retailers could make use of the B4 district.
Com. Moodhe asked staff if it is special use.
Woods explained the requirements and the variations of the Special Use.
Com. Davis asked about the traffic flow west as it relates to lot 3 and the apartments.
Juiris explained the traffic flow out of the apartment buildings.
3.B.1
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Com. Saxena referenced the letter provided to the Commissioners.
Woods provided clarity to what was mentioned in the letter from the resident.
Com. Saxena asked if the development cuts off access to the park.
Woods said it will add more access.
Chairperson Weinstein reviewed the variations being asked for lot one.
Schriber explained the sign variation is for the main intersection, a 5-foot height increase from the code. He
referenced national tenants and the need for variation.
Chairperson Weinstein reviewed the variation for the residential development.
Juiris explained the desire for the sign as proposed.
Chairperson Weinstein reviewed the variations being asked for the residential building itself.
Juiris explained the desire for the height of the building as proposed.
Chairperson Weinstein reviewed the variations being asked for parking.
Juiris addressed the number of parking stalls provided in the plan.
Com. Au asked if the garage parking allows for a second car.
Juiris reviewed the parking scenarios.
Com. Au asked if they will be giving parking stickers and guest parking.
Juiris reviewed guest parking scenarios.
Com. Worlikar asked about the design of the residential building.
Juiris said the Melody Farms development was a reference for them.
Com. Weinstein asked about the packets that have been handed out to Commissioners from staff.
Purvis reviewed the documents.
The staff report was entered as exhibit one.
The certificates of publication were entered as exhibit two.
The emails and comments that were received by staff were entered as exhibit 3.
Public Comment
Buffalo Grove Resident, 883 Stonebridge Lane, expressed concerns regarding the development, specifically
noting concerns about the public notice and the availability of documents at the Village.
Buffalo Grove Resident, 1261 Radcliff Rd, expressed concerns regarding the development expressing
concerns about traffic and snow removal.
Buffalo Grove Resident, 953 Old Arlington Court, expressed concerns regarding the proposed development,
specifically about the lot line, the proximity of the residential development, and flooding.
Buffalo Grove Resident, 955 Old Arlington Court, expressed concerns regarding the proposed development,
specifically concerns regarding the public notice, the proximity of the residential building and its density, and
flooding issue.
Buffalo Grove Resident, 951 old Arlington court, expressed concerns regarding the proposed development,
specifically the proximity of the residential building and flooding.
Buffalo Grove Resident, 959 Old Arlington Court, expressed concerns regarding the proposed development,
specifically the proximity of the residential building, the lack of notice and flooding.
Buffalo Grove Resident, 971 old Arlington Court, expressed concerns regarding the proposed development,
specifically the proximity of the residential building and flooding.
Buffalo Grove Resident, Mill Creek Subdivision, expressed concerns regarding the proposed development,
especially traffic from the density of the area.
3.B.1
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Buffalo Grove Resident, 955 Old Arlington Court, expressed concerns regarding the proposed development.
Com. Richards made a motion to extend the meeting.
Com. Moodhe seconded the motion.
Ryan Blocker, the project Civil Engineer addressed stormwater concerns.
The public hearing was closed at 10:29 PM.
Com Richards motion The PZC recommends approval of 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, a multi-tenant commercial development, and a multi-family residential building on the
property located at 915-945 Dundee Road, subject to the following conditions:
1. The proposed project shall be developed in substantial conformance with the plans attached as part of the
petition.
2. The Final Engineering plans shall be submitted in a manner acceptable to the Village.
3. The Final Plat of Subdivision shall be revised in a manner acceptable to the Village.
4. The final Landscaping Plan shall be submitted in a manner acceptable to the Village Forester.
5. The multi-family development elevations will be submitted in a manner acceptable to the Architectural
Review Team.
6. The freestanding residential development sign shall be located a minimum of 10 feet from the property
line, and a line-of-site exhibit provided to the satisfaction of the Village Engineer, prior to issuance of a
building permit.
7. The base of the residential sign shall match the materials of the principal structure on the lot.
8. Any directional or incidental signage added to the sign package shall be reviewed administratively by staff.
9. An appropriate connection and access easement between the residential development and Bison Park
shall be established through the south portion of the Tesla site.
10. The landscaping on the site shall be maintained in compliance with the final landscape plan in perpetuity.
11. The petitioners shall enter into a Redevelopment Agreement in a form and substance acceptable to the
Village.
The motion was seconded by Com. Spunt
Com. Spunt spoke in favor of the motion.
Com. Worlikar spoke in favor of the motion and addressed resident concerns.
Com. Richards spoke in favor of the motion.
Com. Au spoke in favor of the motion.
Com. Davis spoke in favor of the motion.
Com. Moodhe spoke in favor of the motion.
Chairperson Weinstein spoke in favor of the motion.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Moodhe, Au, Davis, Weinstein, Richards, Sazen, Spunt, Worlikar
Regular Meeting
Other Matters for Discussion
Approval of Minutes
3.B.1
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1. Planning and Zoning Commission - Regular Meeting - Jul 19, 2023 7:30 PM
RESULT: ACCEPTED [UNANIMOUS]
AYES: Moodhe, Au, Davis, Weinstein, Richards, Sazen, Spunt, Worlikar
Chairman's Report
Committee and Liaison Reports
Committee Liaison provided an update on the last Village Board Meeting.
Staff Report/Future Agenda Schedule
Staff provided information on the future agenda schedule.
Public Comments and Questions
Adjournment
The meeting was adjourned at 10:49 PM
Kelly Purvis
APPROVED BY ME THIS 18th DAY OF October , 2023
Mitchell Weinstein, Commissioner
3.B.1
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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, NOVEMBER 1, 2023
Call to Order
The meeting was called to order at 7:30 PM by Chair Mitchell Weinstein
Public Hearings/Items For Consideration
1. Consideration of a Fence Variation Pertaining to Golf Course Lots, for the Purpose of
Maintaining a Fence that Has Been Installed Along the Rear Property Line Abutting the
Arboretum Golf Course at 2731 Acacia Terrace (Trustee Weidenfeld) (Staff Contact:
Andrew Binder)
Andrew Binder, Associate Planner, reviewed the requested fence variation being sought
by the petitioners and indicated that staff is recommending denial of the request due to
the following reasons:
• The subject property has no practical difficulties or undue hardships due to the physical
shape of the property or location when compared to the adjacent properties that abut
the Golf Course;
• Allowing the fence to remain on the subject property would impact the open character of
the neighborhood, and does not coincide with the intention of the Village Code as it
relates to properties abutting golf courses;
• There is no precedent for a variation from the Fence Code to allow this kind of variation;
granting such a variation may lead to additional variations of the same nature, which
will further impact the intended character of the area.
Petitioner, William Dolak, was sworn in. Dolak indicated that his home is situated along
the 11th hole on the golf course and that he and his wife did not purchase the home
because it was on a golf course - rather, they really liked the home.
Dolak showed some photos of the various holes on the golf course including the 11th hole
where his home is located, and indicated that they face constant and flagrant
trespassing on the property by golfers that routinely help themselves to their property,
searching for balls, playing the ball from wherever it lies, and approaching/scaring their
daughter in the backyard.
Dolak indicated that his lot is unique due to the sheer magnitude, which he estimates to
be 8 to 10 times the number of balls and number of trespassers, compared to other
homes near other holes on the course. He showed diagrams of all of the holes on the golf
course.
Dolak stated that his house encroaches into the playing zone and is uniquely situated
among all of the 36 holes on the golf course.
3.B.2
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Dolak stated that his home is situated behind a berm and is not visible from the golf
course. He indicated that he selected the least visible fence possible and that he and his
family want to peacefully coexist with the golf course.
He then showed a slide with a white barrier and no trespassing signs, which he indicated
was installed by the golf course on another lot surrounding the course.
Melony Dolak, petitioner, was sworn in and thanked the commissioners. Mrs. Dolak
stated that she wanted to address the concern that the Commission might be setting a
precedent by approving the variation. She indicated that they do have a unique plight,
and does not believe any other homeowner would come to the Commission with a
similar request.
Mrs. Dolak stated that they made some changes to the property with landscaping to try
to make it a deterrent. The fence was not something they wanted to install but felt that
they had to.
Mrs. Dolak also indicated that her neighbor was in the audience to speak on behalf of
the requested variation.
The property owner from 2721 Acacia Terrace was sworn in. He indicated that he is the
Dolak’s neighbor and spoke on behalf of the petitioners. He indicated that he does not
get as many balls or trespassers as his neighbors and that he doesn’t see any problem
with the fence they have installed. He also stated that their request is for a genuine
reason.
Com. Richards asked staff if there were any comments from the golf course and where
the complaint came from.
Binder indicated that the staff from the golf course did not have any comments or
concerns about the fence and that a complaint was received and fielded by the Village
Property Maintenance Inspector.
Com. Richards asked how long the fence has been up.
Dolak indicated it has been up for two years - since July of 2021, and that the fence has
essentially alleviated the trespassing problem.
Com. Worlikar asked for confirmation that the fence has been effective and that this is a
unique circumstance due to the design of the golf course and the location of the trees.
Dolak concurred that it is the combination of the two things.
Com. Saxena asked what the difference is between the white golf course fence and the
one the petitioners have installed.
Binder responded that neither are permitted.
Com. Saxena stated that this is clearly a problem, and asked if the golf course could
make adjustments to the course to eliminate the issue.
Binder indicated that adjustments to the golf course have not been discussed at this
time.
Com. Moodhe asked about the material of the fence.
Dolak responded that the fence is a linked plastic chain fence and is just in the ground
deep enough to be stable.
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Com. Moodhe asked for an estimate of the number of trespassers on the property since
the fence has been up.
Dolak indicated that the number of trespassers has been reduced by about 98% - and
stated they have had virtually none.
Com. Moodhe asked about the tee box location to which Binder provided a response.
Com. Moodhe asked the neighbor to come back to the podium and asked about the
height of the trees on his property. He also asked the neighbor if he had a fence in his
rear yard due to having a pool.
The neighbor indicated that his trees are not as tall and confirmed that he does have a
fence due to having a pool on his property.
Com. Spunt asked for clarification about the trees.
Dolak responded that the golf balls get stuck in the tree canopy, bounce off the trees and
into the yard.
Com. Spunt asked staff if the golf course could possibly trim back the trees.
Dolak indicated that the location of the trees in the field of play is more the issue.
Com. Spunt asked the petitioner if the landscaping he installed had deterred trespassers.
Dolak indicated that landscaping alone was not effective.
Com. Spunt asked staff if they could add tall bushes to the property instead of the fence.
Binder responded that yes, bushes would be permitted.
Dolak indicated bushes would be a far less attractive option than the current fence.
Chairman Weinstein asked staff if the Code provides a definition for a fence.
Village Attorney Brankin indicated that the Village Code does not define fence but
provided the Oxford Dictionary definition of fence.
Chairman Weinstein asked the petitioner if the golf course has installed white stakes to
delineate the area that is out of bounds.
Dolak indicated that they do install the stakes each year and that there are also a few
“no trespass” signs installed by the golf course.
Chairman Weinstein confirmed the substantial decrease in trespassers. He also asked the
petitioner if prior to this year, had he discussed any potential options with the golf
course.
Dolak indicated they had not.
Com. Richards asked staff whether it would still be a fence without the chains in
between.
Brankin indicated that if the stakes create a barrier, it would still be considered a fence.
The Public Hearing was closed at 8:10pm.
Chairman Weinstein entered the staff report into the record as Exhibit 1 and the
petitioners’ presentation as Exhibit 2.
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Com. Richards made a motion to recommend approval of a variation to Section 15.20 of
the Buffalo Grove Fence Code for the purpose of maintaining a fence that has been
installed along the rear property line abutting the Arboretum Golf Course at 2731 Acacia
Terrace.
Com. Moodhe seconded the motion.
Com. Moodhe spoke in favor of the motion and indicated that he walked the property,
and it took him a minute to realize the fence was even there. He stated that the fence
blended well with the landscaping.
Com. Moodhe stated the way this fence sits, keeps the area quite open, while still
creating a deterrent, keeping people out of the yard. He indicated that he understands
staff’s concerns about setting a precedent. Moodhe stated this case should be the
standard, as the fence does not encroach on the view of the golf course.
Com. Richards indicated that he had mixed feelings on this one; he stated he finds the
behavior of the golfers appalling and feels for what the property owner is up against.
Com. Richards stated that the Village and golf course need to have a discussion about
golfer behavior. He also indicated that he thinks the white fence looks worse and that he
understands the property owners’ plight.
Com. Worlikar stated that he is a stickler about setting precedent but that there are
always exceptions to every rule. He indicated that this is really more of a barrier than a
fence. He stated he thinks there is a unique circumstance here that has been
demonstrated.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Moodhe, Spunt, Weinstein, Richards, Worlikar, Saxena
ABSENT: Amy Au, Jason Davis
2. Consideration of an Amendment to the Planned Unit Development and Preliminary Plan
Approved by Ordinance No. 2021-067 and Sign Variations to Allow the Construction of a
Belle Tire and Operation of a Minor Automobile Repair with General Retail Sales Use on
the Property Located at 704 E Lake Cook Road (Trustee Weidenfeld) (Staff Contact:
Andrew Binder)
Associate Planner, Andrew Binder provided an overview of the project and requests.
Com. Richards asked about the north access drive and truck turning movements.
Assistant Village Engineer, Ted Sianis responded that deliveries would take place from the
private drive north of the site, and that the property to the north would allow trucks to
complete their turning movements to exit the site. Sianis also indicated that the private
drive does not connect to the property east of the Belle Tire site.
Representatives for Belle Tire, Brandon Ferro (project architect) and Dave Brink (sign
contractor) were sworn in.
Ferro provided a brief background about Belle Tire and offered to answer any questions
by the Commissioners.
Com. Spunt asked about the hours of operation.
Ferro provided the general hours and indicated that the store would be open later on
Mondays and Thursdays.
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Com. Richards asked if there were any variances being requested for the use.
Binder responded that a variation is not necessary as the use can be considered as part
of the amendment to the PUD.
Com. Moodhe asked if “Minor Auto Repair” is something defined in our code and if there
are other comparable business in Buffalo Grove that have been defined this way.
Binder indicated that Minor Auto Repair is defined in the Code but was not sure if any
other establishments have been granted that specific use.
Sianis indicated that Firestone would fit into the same category as an example.
Ferro provided some additional information about services offered by Belle Tire.
Com. Moodhe asked about the procedure for oil storage and removal.
Ferro indicated that an oil separator is installed in each facility that is cleaned out as
required by Code.
Com. Moodhe confirmed the used tires are stored inside and asked how often they are
removed.
Ferro responded that trucks come weekly to remove the tires and transport them to a
Belle Tire facility in Michigan.
Com. Moodhe asked if the monument sign would be internally lit.
Brink responded, yes, it will be internally lit with LEDs.
Com. Moodhe asked about the lumen output.
Brink indicated that the lumen output would be standard for the industry, to provide
adequate light.
Com. Moodhe asked about access to the site.
Binder responded there are two access points, one north of the building and one through
the Ricky Rocket’s site.
Com. Moodhe asked about truck deliveries.
Binder indicated deliveries will take place 2-3 times per week from the north access.
Com. Moodhe asked if there were any concerns from neighbors.
Binder indicated there were none received.
Chairman Weinstein spoke about the variations being requested. He indicated that most
of them were reasonable and asked why a 600 square foot flag is needed.
Ferro indicated that 75% of stores have this flag, and that it is a standard for Belle Tire.
Chairman Weinstein asked if the other stores have smaller flags.
Ferro stated, yes.
Chairman Weinstein asked what the smallest sized flag is.
Ferro indicated he does not have the exact size.
Chairman Weinstein asked if the pole height of 60 feet was also a standard?
Ferro indicated that the poles are typically scaled to the size of the flag.
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Chairman Weinstein indicated that he has concerns about setting a precedent for such a
large variation request and asked if a smaller version of the flag could be proposed.
Ferro responded that Belle Tire has done smaller sizes when needed.
Com. Spunt asked if the flag would be up year-round.
Ferro responded, yes.
Com. Spunt asked about the logo “tire man”.
Brink indicated that Belle Tire acquired tire man, which is why that is now part of the
logo.
Com. Moodhe asked about the size of the flag at the Palatine location.
Ferro indicated he thinks it was the full-size flag, but he would have to look it up to
confirm.
Chairman Weinstein asked staff if the flag variation could be removed from the package.
Village Attorney, Brankin replied yes, but that it may be handled better with a not to
exceed number. He indicated if the commission is not in favor of granting any relief for
the flag the commission would need to make two separate motions.
Com. Worlikar discussed the other sign variations.
Binder indicated the requests are due to the corporate standards of Belle Tire.
Brink indicated that this sign package is smaller than Bell Tire usually puts up and that
the west wall signage is important to see from roads leading to site access.
Chairman Weinstein asked about the location of the flagpole and if it will hang over Lake
Cook Road.
Binder pointed out the flag radius shown on one of the plans, confirming that it would
not overhang onto Lake Cook Road.
Ferro indicated that the flag has a 30-foot radius.
Chairman Weinstein indicated that he does not want to set up a situation where they
would have to come back for the flag size. The Commissioners discussed the flag size and
agreed that they would be ok with a not to exceed amount of 400 square feet and a pole
height not to exceed 50 feet.
Chairman Weinstein entered the staff report into the record as Exhibit 1.
The Public Hearing closed at 8:49 PM.
Comm Richards made a motion to recommend approval of the amendment to the
Planned Unit Development and Preliminary Plan approved by Ordinance No. 2021-067
and Sign Variations to allow the construction of a Belle Tire and operation of a Minor
Automobile Repair with General Retail Sales on the property located at 704 E Lake Cook
Road, subject to the following conditions:
1. The proposed project shall be developed in substantial conformance with the plans
attached as part of the petition, with the exception of the proposed flag and flagpole
which shall not exceed 400 square feet in area and 50 feet in height respectively.
2. The Final Engineering plans shall be submitted in a manner acceptable to the Village.
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3. Any directional or incidental signage added to the sign package shall be reviewed
administratively by staff.
4. The Final landscape plans shall be submitted in a manner acceptable to the Village Forester.
5. The landscaping on the site shall be maintained in compliance with the approved
landscape plan in perpetuity.
Com. Worlikar seconded the motion.
Chairman Weinstein spoke in favor of the motion indicating that overall, this is a great
project that fits in with the other uses, the variations are reasonable, noting his concerns
about the flag size.
Com. Moodhe spoke in favor of the motion and indicated that this use will keep the flow
of what is already going on Lake Cook Road. He stated that the proposed solution is a
reasonable compromise for the flag.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Moodhe, Spunt, Weinstein, Richards, Worlikar, Saxena
ABSENT: Amy Au, Jason Davis
Regular Meeting
Other Matters for Discussion
Approval of Minutes - None to Approve
Chairman's Report
Committee and Liaison Reports
Committee Liaison provided an update on the last Village Board Meeting.
Staff Report/Future Agenda Schedule
Staff indicated that there will be a meeting on November 15th to discuss special use
amendments for Torah Academy, the Golf Dome at Rylko Park and Parkchester Park.
Public Comments and Questions
Adjournment
The meeting was adjourned at 8:54 PM
Action Items
Kelly Purvis
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APPROVED BY ME THIS 1st DAY OF November , 2023
Mitchell Weinstein, Commissioner
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