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2023-12-04 - Ordinance 2023-167 - APPROVING SPECIAL USE, FINAL PLAT OF SUB, DEVELOPMENT PLANS, SIGN PACKAGE, VARIATIONS FOR 915-945 DUNDEE ROAD, BISON CROSSING . , _ _.__. .� ORDINANCE NO. 2023-167 AN ORDINANCE APPROVING A MAP AMENDMENT TO 63 AND R9 SPECIAL USE FOR A PLANNED DEVELOPMENT WITH MULTI-FAMILY RESIDENTIAL A FINAL PLAT OF SUBDIVISION PRELIMINARY AND FINAL DEVELOPMENT PLANS A UNIFORM SIGN PACKAGE A SPECIAL USE FOR SALE AND LEASE OF MOTOR VEHICLES.AND VARIATIONS TO THE DEVELOPMENT ZONING AND SIGN CODES VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS Bison Crossing Development 915-945 Dundee Road,and Vacant Lot on Old Arlington Heights Road Buffalo Grove, tL 60089 WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois Constitution of 1970; and, WHEREAS, 915-945 Dundee Road and the vacant lot on Old Arlington Heights Road (hereinafter referred to as the "Property") and legally described on Exhibit A, is currently improved with three vacant car dealership buildings; and, WHEREAS, Shorewood Development Group LLC, and Double Eagle Development (hereinafter referred to as "Petitioner" or"Developer"), have entered into a contract to purchase and redevelop the existing 16-acre Property.The development will include a resubdivision of the site into three lots. Lot One will be developed with an approximately 50,000 square foot Motor Vehicle Sales, Service, and Delivery(SSD) Center; Lot Two will be developed with multiple commercial buildings, the uses of which are yet to be determined; and Lot Three will be developed with a 4-story, approximately 224-unit residential building, (collectively, the "Development") pursuant to and in accordance with Exhibit B attached hereto; and, WHEREAS, the Petitioner has filed a petition requesting approval of the following: a Special Use for a Planned Unit Development, a Final Plat of Subdivision, a Zoning Map Amendment, the Preliminary and Final Development Plans, and a Uniform Sign Package, with the following Special Use and Variation requests: Development Ordinance: Requests for Lot One 1. A Variation from Section 16.50 of the Development Code to allow for reduced number of landscape islands to be installed on the south portion of the parking lot (Lot 1 of the proposed subdivision) as depicted on the Development Plans; Zonin�Ordinance: Requests for Lot One 1. A Special Use for sale and lease of motor vehicles, including delivery, outdoor display of vehicles, and repair work and other repair services as accessory uses; 2. A Variation from Section 17.44 to increase the lot acreage allowed for motor vehicle sales and operations; _ �..,-r 3. A Variation from Section 17.36 pertaining to distance and barriers between off-street loading spaces and a residential zoning district; Requests for Lot Three 4. A Variation from Section 17.36 to reduce the number of parking stalls required per dwelling unit from the required minimum as depicted on the Development Plans; 5. A Variation from Section 17.28.050 to exceed the residential density allowed; 6. A Variation from Section 17.28.050 pertaining to height and setbacks of a multi-family residential building adjacent to single-family homes as depicted on the Development Plans; 7. A Variation from Section 17.40 and Section 17.28.050 to allow the residential building to exceed the maximum height as depicted on the Development Plans; 8. A Variation from Section 17.32 pertaining to location, height, and coverage of accessory structures in the rear yard; Si�n Ordinance: Requests for Lot One 1. A Variation from Section 14.16 to exceed the commercial multi-tenant sign height maximum for free-standing signs as depicted on the Sign Plans; Requests for Lot Three 2. A Variation from Section 14.16.010 to allow a free-standing residential development sign within the required building setback area and to exceed the maximum height standard; WHEREAS, the Village Planning &Zoning Commission conducted a public hearing on October 18, 2023 concerning the Development; and, WHEREAS, the Planning & Zoning Commission made findings as represented by the minutes attached as Exhibit C and determined that the testimony and exhibits presented by the Petitioner at the public hearing demonstrated support for the requested Development; and, WHEREAS, the Planning&Zoning Commission voted 8-0 recommending approval of the Development. WHEREAS, the proposed Development is being requested pursuant to the following exhibits: EXHIBITA Legal Description EXHIBIT B Planning &Zoning Commission Staff Report, Staff Presentation and Complete Plan Set with all application materials EXHIBIT C Minutes from the October 18, 2023 Planning&Zoning Commission Meeting WHEREAS, all due and proper notice was given and the Development meets all applicable standards for approval of all relief sought and is otherwise entitled to that relief. 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 Development, Zoning, and Sign Ordinances and the Village's Home Rule powers. The preceding whereas clauses are hereby incorporated herein. SECTION 2. The Corporate Authorities hereby adopt a proper, valid, and binding ordinance approving a Map Amendment to B3 and R9, a Special Use for a Planned Unit Development with Mu�ti-Family Residential, a Final Plat of Subdivision, the Preliminary and Final Development Plans, a Uniform Sign Package, a Special Use for Sale and Lease of Motor Vehicles and Variations to the Development, Zoning, and Sign Ordinances, 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 Finai Landscaping Plan shall be revised in a manner acceptable to the Village. The Final Landscape Plan shall include landscape buffering and screening along the southern lot line of Lot Three. Said screening shall include efforts to preserve the existing mature trees, if possible, plant a combination of landscaping evergreens, canopy trees and/or columnar trees with a minimum height between ten to twenty-five feet, and configure the landscaping to have the greatest screening impact. 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. SECTION 3. This Ordinance shall be in full force and effect.This Ordinance shall not be codified. EXHIBIT A Legal Description Bison Crossing Development 915-945 Dundee Road,and Vacant Lot on Old Arlington Heights Road Buffalo Grove, IL 60089 PARCEL 1: LOT 1 IN THE RESUBDIVISION RECORDED JANUARY 31, 1980 AS DOCUMENT 25344703, BEING A RESUBDIVISION OF LOT 1 IN GRAND SPAULDING DODGE SUBDIVISION RECORDED DECEMBER 17, 1976 AS DOCUMENT 23752075, BEING A SUBDIVISION OF PART OF THE WEST 1/2 OF SECTION 8, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PARCEL 2: LOT 1 IN CHRYSLER REALTY SUBDIVISION,A RESUBDIVISION OF PART OF AN UNNUMBERED LOT IN GRAND SPAULDING DODGE SUBDIVISION, RECORDED MAY 25, 1988 AS DOCUMENT NUMBER 88224282, IN THE WEST 1/2 OF SECTION 8,TOWNSHIP 42 NORTH,RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,IN THE VILLAGE OF BUFFALO GROVE, IN COOK COUNTY, ILLINOIS. PARCEL 3: LOT 2 IN THE RESUBDIVISION RECORDED JANUARY 31, 1980 AS DOCUMENT 25344703, BEING A RESUBDIVISION OF LOT 1 IN GRAND SPAULDING DODGE SUBDIVISION, RECORDED DECEMBER 17, 1976 AS DOCUMENT 23752075, BEfNG A SUBDIVISION OF PART OF THE WEST 1/2 OF SECTION 8, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PARCEL 4: THAT PART OF THE WEST 1/2 OF SECTION 8, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING ATA ONE INCH OUTSIDE DIAMETER IRON PIPE MARKING THE NORTHEASTCORNEROF LOT 1 IN CHRYSLER REALTY SUBDIVISION, A SUBDIVISION RECORDED MAY 25, 1988 AS DOCUMENT NUMBER 88224282;THENCE SOUTHWESTERLY,WESTERLYAND NORTHWESTERLYALONG THE NORTH LINE OF SAID LOT 1 AS MONUMENTED, BEING A CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 430.00 FEET, A CHORD BEARING OF NORTH 84 DEGREES 55 MINUTES 06 SECONDS WEST, A CHORD LENGTH OF 429.89 FEET, AN ARC LENGTH OF 450.17 FEET TO THE NORTHWEST CORNER OF SAID LOT 1, SAID NORTHWEST CORNER BEING ON THE EASTERLY LINE OF OLD ARLINGTON HEIGHTS ROAD AS DEDICATED BY DOCUMENT 21043975;THENCE NORTH 02 DEGREES 44 MINUTES 55 SECONDS EASTALONG SAID EASTERLY LINE,507.47 FEETTO THE SOUTH LINE OF EAST DUNDEE ROAD AS DEDICATED BY DOCUMENT 21043975;THENCE SOUTH 89 DEGREES 36 MINUTES 43 SECONDS EAST ALONG SAID SOUTH LINE, 402.65 FEET TO THE NORTHWEST CORNER OF LOT 1 IN THE RESUBDIVISION OF LOT 1 IN GRAND-SPAULDING DODGE, ACCORDING TO SAID PLAT OF RESUBDIVISION RECORDED JANUARY 31, 1980 AS DOCUMENT 25344703; THENCE SOUTH 00 DEGREES 07 MINUTES 47 SECONDS EAST, ALONG THE WEST LINE OF SAID LOT 1, A DISTANCE OF 542.24 FEET TO THE POINT OF BEGINNING; IN COOK COUNTY, ILLINOIS. PINS: 03-08-101-020, 03-08-101-021, 03-08-101-025, &03-08-101-028 EXHIBIT 6 Plan Set Bison Crossing Development 915-945 Dundee Road,and Vacant Lot on Old Arlington Heights Road Buffalo Grove, IL 60089 Exhiit B to Ord 2023-167 Staff Report PZC Meeting 10/18/2023 � Exhiit B to O � � VILLAGE OF BUFFALO GROVE � °' ' PLANNING &ZONING COMMISSION STAFF REPORT MEETING DATE: October 18,2023 SUBIECT PROPERTY LOCATION: 915-945 Dundee Road PETITIONER: Shorewood Development Group& Double Eagle Development PREPARED BY: Nicole Woods, Director of Community Development Kelly Purvis, Deputy Director of Community Development REQUEST: A petition to the Village of Buffalo Grove for approval of a Plat of Subdivision; Rezoning to B-3 Planned Business Center and R-9 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. EXSITING LAND USE AND ZONING: The property is zoned B-4(Business,Service,Wholesale District) COMPREHENSIVE PLAN: The recently amended Comprehensive Plan calls for this property to be mixed-use. BACKGROUND Shorewood Development Group (Shorewood) and " ` " " � ` ' ` � aa .. Double Eagle Development (Double Eagle) are �„� . �� � ,aF '' • `'' '� � x.�::: . purchasing and redeveloping approximately 16- � � � �' `�����e� �� � ;� �,��"�,�^`��'�� acres of land located at the southeast corner of �g�� �'� ` ��� +�;._��� k � -=►�` ��:, '`�� ��; ,�' • Dundee Road and Old Arlington Heights Road, r� ��� '`� ` "� �^�$ � �tir^��F.� ' .. � 'A` . � ���� commonly known as the former Rohrman car ¢��" � ' ` x�'"�°' }�'i dealership sites. The property, which is located at � ��� ' ,_ � ` ��' ' ^ 915-945 Dundee Road, is currently zoned B-4 ` � "� ��0. �,. ,"T` -.���'. � � r i t r' Y �� ' ��� Business, Service,Wholesale District and developed � �� .a,.. � �. with three car dealership buildings that have been ' r • ,J '�,� ''°� �_,��s-'��? '� ,�,r.._ . � : vacant for over 10 years. �,�,�y a��,� ;�, � a � � �,� "-;; �`��f'�"4"«��°. ��# :'� ��"'`j �r,� . �uw,. The developers are planning to demolish all three of `"�� ��� � ' �" *� �'�� A � µ�' . ` � the existing buildings and redevelop the site into a Figure 1:Aerial Image of Development Site new mixed-use development called Bison Crossing. Exhiit B to Ord 2023-167 4. The subject site is proposed to subdivided into three lots: Lot - - - � �— =ry`�"" ` 5 � 1 (5.61 acres), Lot 2 (4.89 acres), and Lot 3 (5.69 acres). In -" � � J ;�;�.,� ;. ;; �'� Phase I of the project, Shorewood will develop Lot 1 into a ; ' � � +� �;'� 50,354 square foot Tesla Sales, Service, and Delivery (SSD) : ' ^ ��; ! � Center and Double Eagle will develop a multi-family ���' ' � residential building on Lot 3. Shorewood intends to develop : � � ���a - r` Lot 1 4:F1 Lot 2 into a multi-tenant commercial use as part of Phase 2 LO�' - �" � � � ���: �� of the project,which will be completed at a later date. _ _ �� . r _ � .� , Although the project has various lots and phases,the project � ;`r' is viewed and considered one redevelopment project,and is � � i � consistent with the Village's Comprehensive Plan which calls ,...... �„�3 `!-,�_. . for the site to be mixed-use. The Tesla and commercial lot � � keep with the general commercial nature of the Dundee Road Corridor and renew the commercial activity that was Figure 2:Bison Crossing Subdivision once present on the site. The multi-family residential element provides a suitable buffer and transition from the single-family properties to the south of Bison Crossing to the commercial properties along Dundee Road. At the August 21,2023 Village Board meeting,the developers presented an overview of the concept plans. The Trustees commented on the significance of this development for the Village, indicated their support for the project and referred it to the PZC for a public hearing. The proposed plan reflects the realties and challenges innate _ ... .- . p.�;. to infill redevelopment. This 16-acre redevelopment plan t ,�, � - ---,-�j-,; Q proposes new uses and buildings that look to retrofit and . PhQSe 2 = `�'==-�'" work within the physical and infrastructure framework that I �lI ,I;'' comes with the property and within the greater Dundee Road � + �� � area context. Added on are market pressures and realities ��� ' " -- '�; - �� that are demanded by today's commercial, residential, and � : � �i ,,-,�, � development markets. The proposed plan represents the ,���'"�-�� t _.� , ;. �, push-and-pull dynamic of all these factors and embodies a �-�, �; - unified mixed-use redevelopment project. ;-r� """ ; ,�� , ,,E - � � In order for the project to proceed as proposed, it will require .; � the following approvals: Plat of Subdivision; Rezoning to B-3 ,,,, I;`� .;,. . . �K.M�..:.� Planned Business Center and R-9 Multi-Family Dwelling � District; Special Use for a Planned Unit Development; Special 1 Use for sale and lease of motor vehicles on a portion of the site; Development Plan; Uniform Sign Package; with Figure3:ProjecrPhasing Variations from the Development,Zoning, and Sign Codes. Exhiit B to Ord 2023-167 PLANNING &ZONING ANALYSIS Lot 1-Tesla Dealership Proposed Use,Zoninp, and Buildinq On Lot 1, Shorewood is proposing to construct a one-story, 50,354 square foot Tesla Sales, Service and Delivery (SSD) -� -���� � '� - " "' _- .,. �. .. ._ Center on the property. This state-of-the-art facility will '' - , +:-"�'�``+ - * --+-- -�- �--� � � , , � - --.,-- provide full sales, service and charging capabilities at this �1 ��'" i = � �V'` -' 9;_ ''�.� location.The Tesla SSD center will be open Monday through � �: . : � �k + ,; �. Saturday and closed on Sunday. Operating hours are 10:00 � � �__ __�_ t � AM-8:00 PM for the sales department and from 10:00 AM . '� i �� •`' - 5:00 PM for the service department. The property will � c� + ` � „ � �.�i inc lu de 2 3 e lectric ve hic le c harging stations(4 superchargers � ' �,w.::��••-- "'" r;r:��,�; and 19 wall chargers). ` ' * �•-� Y •. � " „_�< , � �- � . ,,'�i �, ; ' _t ` ` ; ' �, ' To accommodate this use, Shorewood is requesting to i � � :fi ,' ",'LE' � �' �I rezone Lot 1 and Lot 2 from B-4 Business,Service,Wholesale ' � District to B-3 Planned Business Center District. The B-3 . , r' , + � ,-. ���}� Zoning District is intended to create a flexible business � 4�; �pr� ,� _1 f I�f 1�;, �`� �'[ I district given its nature as a planned development district; ___.�.-�.� j �=;-�- , ,, � _, � I(�11;1LI�i�l':LL`111�L„ such a zoning designation is appropriate and suitable for this --� -= �R,�� � ,.—� � l �.{���.� ��+.�� project. A special use is necessary to allow auto dealerships ; , + , —i � in the B-3 District. In addition,a variation is required to allow � ' K-i i the project to exceed the code's maximum size (3 acres)for �� ^ I � + � � I f � `1 a car dealership. ,�. - � � ' '�� The Tesla SSD Center complies with building setbacks and �` , ,�' ' height standards as it is approximately 115 feet from Dundee : ' � *''' ' +; Road and is 26 feet tall at the high parapet. The building's � `��. *��'�,�' �d' architecture and elevations reflect a modern aesthetic with —��—T — building materials that include metal panels, spandrel glass ' and painted concrete.Additional architectural features such Figure 4:Lot 1—Tesla Dealership as bump outs, parapets, and varied coordinated colors add articulation and dimension to the auto dealership and service center building. Site The Tesla site will provide ample parking including a total of 418 parking stalls on the site,well above the 101 spaces that are required by code. Two loading spaces are provided along the eastern border of the site. Per the code, the loading spaces need to be screened with a 6-foot wall or fence as they are within 25 feet of residential zoning district (Bison Park to the east of the site is zoned R-1). Given the site's geometry,the location of loading spaces, the landscaped buffer along the eastern edge of the Tesla site, and the significant tree cover lining the western portion of Bison Park, a variation from this requirerr�ent is requested and found to be reasonable. Landscaping for the site includes a variety of trees, shrubs, annuals, and grasses. As shown on the landscaping plan, the landscaping will be installed along the perimeter of the site, on the front and east sides of the Tesla SSD Center, within parking islands on the north part of the site, and along the Dundee Road frontage to provide screening for the parking lot. As required by code, landscaping will be installed Exhiit B to Ord 2023-167 around the base of the monument sign and a landscape buffer is provided along Dundee Road and between the site and the adjoining residentially zoned properties. The developer is seeking a variation to have fewer landscape islands than required on the southern part of the Tesla site to maximize parking for their for-sale vehicles. Such a variation is suitable given the site's proposed use and shape, as well as the lack of visibility of the southern part of the site. The proposed lighting will be aligned with the Code's standards and designed so that neither direct or reflected light will adversely affect surrounding property. ,; . , � _ ,w ._....o.�.--.�—_.�-�_ n�� , � �� t 1 � � ��� .-��. i' ,�. ���w���1111r�r111��111 ° � h �p' �, 1'e� ��.�I i _ ��45�"+:I ���"��� ��R A � !� . A ".' . � ��Y . � � " �'+� _ .�..._. . � _ — : - �rt - .� �::%�:�:... � � �i � � . ��' .: `.h __ ---. : i, � ..'�'. ��---.,—� ' �� `�!. . ?,'�,eCF` � � '. . —'�— .' .. ... � � � � '�`�w y�q, ,5a�t�,l�..'. . —. " . .. . — ,. _. .. - ��, � ���� .� , t,. .. . r F;' r..-_ � ..� "'.�"'tik. ,y_ �� .m...w.. . . ... ...�._ 1...�_Y".x a _..... ,....�,.� ..�_..... - � . _ _ Figure 5:Rendering—Tesla Dealership Siqnaqe Two signs are proposed for the Tesla property including one individual letter wall sign on the north elevation of the building and one monument sign. The proposed signage is compliant with all requirements of the Sign Code including area, height,and setback from the property line. Lof 2—Commercial Development Site � , Lot 2 is 4.89-acres located on the west portion of the site, � fronting Dundee Road.This lot is proposed to be developed j � ; into a commercial use as part of Phase 2, which will be � ` �>� , �F completed at a date in the future. As noted above, ! � Shorewood is proposing to rezone the property to B-3 � "�"'1'Y"T'TT'Z'1'iryTrP�% Planned Business Center for future commercial uses. The submitted site plan shows a potential layout for future �''� � development of the site but is only for illustrative �t�.T.T�P�.T,T.�r.t�• purposes. f 'h,` �}�` k - 4� Y � �5 ��'�.n �a..�;�x at�.. � �, ��'��� � k � Slqnaqe �x'���� ���� The petitioner is proposing a multi-tenant monument sign � r on Lot 2.The proposed sign is 20 feet tall and would include one tenant panel for each tenant space on Lot 1 and Lot 2. The sign is compliant in terms of square footage and setback from the property line but would require a variation as the maximum height for a monument sign is 15 � h _ � � :�:;: feet. Landscaping will be installed around the base of the �. , , =;i � ;j ., _ ., '_ �� 5ign, a5 required by Code. Figure 6: Multi-Tenant Monument Sign Exhiit B to Ord 2023-167 Lot 3-Multi-family Residential Buildina Proposed Use, Zoninq, and Buildinp Double Eagle is proposing a luxury r I apartment building on Lot 1, which is - 5.69-acres and is located on the �, � ` ' _' ,� �� � � ' �� ..L;. . •I . .H..{ w.... .. ..... . .. .. . �. . , _, : w >, w southwest portion of the project site . � , . � . �- � �; fronting Old Arlington Heights Road. ��' ` " ' ��` ' ._ . ; : _. : � , P-„ �---, n _ The building will feature 224 units with < `., ' ''� � , � '--- a proposed density of 41 dwelling units � '" � � "�� � �' '"'� " � = � � � „� � �__ per acre. The unit count includes 22 � , r-'Q �'. ?l:� � -- � '��' �` �, � � studios, 144 one-bedroom, and 58 two- � °`"�' `'"__� ��� �� + - .a« ��: .� � . bedroom units. In all,the project will be � , '— ��- 1_-� _ ��""= R� � . . - `- T. __ - . , � approximately 229,200 square feet in �' i . ` , �r . . , _ � _ � - area. Double Eagle recently completed a ��� — � --� '� - ���I- - � ,� � ' � `� � �_ � -�-�`e�` -� _ .. comparable project in Elmhurst called � - � - , . ___ Eldridge Townhomes. ����i . . , , . . • . _. , �. _ �-__ __ �___� _ �_ _. Figure 7:Lot 3-Multi-Family Building Site Plan As noted above, the multi-family residential element provides a suitable buffer and transition from the single-family properties south of Bison Crossing to the commercial properties along Dundee Road. The courtyard style building will be highly amenitized including electric vehicle chargers, a dog washing station, a fitness center, a community lounge, common area Wi-Fi, package delivery lockers, an outdoor pool and hot tub, an outdoor terrace with grills and fire pits, a coffee bar, a dog park, bike racks, storage rooms,and coworking area with conference rooms. Furthermore,the plan proposes to provide a sidewalk to Bison Park to capitalize on the site's nearby community amenities. The residential portion of the project is seeking approval of a Residential PUD with R-9 Multi-Family Dwelling District as the underling zoning. Overall, the project meets most of the bulk and height requirements set forth in the Residential PUD and R-9 requirements with a few exceptions. A variation is requested to exceed the R-9 District's maximum building height of 45 feet.The proposed 4-story building varies in height with the flat roof portion (the majority of the building) at 45 feet, the top of the pitched roof at 58 feet 4 inches,and the parapet at 50 feet 4 inches. In addition,a variation is requested to reduce the required setback of approximately 117 feet from the south property line to the building to 79 feet. Such a variation is reasonable as the standard would effectively reduce the development site by approximately 1/3. The project's density is 41 dwelling units per acre, when examined within the standalone residential property. This ratio does exceed the maximum density (14 units an acre) allowed in a Residential PUD. However, when the density is evaluated within the entire Bison Crossing Development (16 acres), the density is 14 units an acre. As a result, a density variation is requested and found to be acceptable. The look, feel, and function of the proposed luxury apartment building invokes modernity within the context of the surrounding residential neighborhood. This is exemplified through the building materials which include stone veneer,fiber cement panels,fiber cement siding, with prefinished metal accents. In addition,the varied roofline and building articulation provide points of interest that are harmonious with the surrounding neighborhood.Staff will continue to work with Double Eagle to refine the elevations prior to permitting. Exhiit B to Ord 2023-167 Slte Overall, the project's proposed parking is sufficient for the mix of units. As shown on the plan, there � will be 359 total parking spaces, �"�� � which includes 334 surface spaces ���� and 25 garage spaces. This equates �,, ` �^�� � , � t; to a parking ratio of 1.6 stalls per s E� B�� � �� �' ,�„ '�'' ��h unit. The project requires a : �� ' � - - �-: � f �. ; "� , � � variation as it is slightly lower than ` �� ' � I�� � e_ �t the Code's requirement of 1J � - �`" �°"""` �" "�`� �:' �-��- '� ... �.�,;,�.�.�,^—, _ • . , parking spaces per unit or 381 .��, parking spaces for the project.Staff Figure 8: Rendering—Multi-Family supports this variation as the code's parking ratio does not distinguish between the parking demands of two-bedroom, one-bedroom, and studio units and most of the project's units (approximately 75%) are either studio or one-bedroom u n its. The suitability of the proposed parking quantity is further supported when pragmatically examining the building's parking supply and demand. If all the two-bedroom units (representing 26%of the units) take 2 parking spaces each and all studios (representing 10% of all units) take 1 parking space each, then the 1-bedroom units (64% of all units) would have a parking ratio of 1.53, which is a reasonable ratio for 1- bedrooms. The traffic/parking analysis provided in the petitioner's packet also indicates that a parking ratio of 1.6 will be adequate to serve the site.A final point of note is that in addition to these 359 spaces there are 11 surface spaces in front of the garages along the south side of the site, which can also accommodate parking. The developer is considering adding carports over some of the surface parking stalls on the east side of the site to provide additional covered parking for the residents. Variations may be needed for the height and coverage of such structures. Landscaping for the site includes ornamental trees, shrubs, perennials, grasses, and groundcover landscaping which will be installed along the foundation of the multi-family building. As shown on the plan, the landscaping elements include parking lot screening, a landscaping berm or screen between the development site and the single-family residential properties to the south, landscape islands throughout the parking lot,and landscaping around the base of the monument sign.The landscape plan will be further developed and the Village Forester will provide a complete review of the plan as part of the final engineering process. The development will meet all Village Code requirements related to lighting and illumination levels at the property lines. There are overhead utility wires along Old Arlington Heights Road that may need to be modified or buried in order for appropriate emergency access to be provided to the site. Staff will work with the developer during final engineering on an amenable solution. Exhiit B to Ord 2023-167 Student Generation Development Planning Partners provided an analysis of the potential impact of the project on Buffalo Grove area schools based upon the character and unit mix of the development.They have indicated that luxury apartment rentals yield far fewer school aged children than other types of housing. With only approximately 25% of the units in the development being two bedrooms, it is estimated that the development will generate between 3 and 6 school aged children when fully occupied. These estimates are lower than the Code's student generation estimates, which project 11 students. It should be noted that staff has worked with the school districts serving comparable residential developments and has found that the projected student generation as shown in the studies and as calculated by our code are generally aligned with actual student enrollment. Staff has been in communication with both school districts (District 21 and District 214) as this project has progressed and no concerns have been expressed. Siqnape Double Eagle is proposing one freestanding sign � - on that site that will look similar to the prototype =- _- - shown in Figure 9. The sign will be compliant in � terms of square footage but will need variations � to be slightly taller (S feet, 8 inches) than the j. p�. �I � Code allows(5 feet maximum)and to permit the i � sign to be located within the required setback. � TOV(/ N H O M E S i As shown on the site plan, the sign would be � � setback from the property line approximately 7 feet,8 inches.Engineering and planning staff will � � =r; ° ���=��� �r-���--`�, work with the petitioner regarding the � r �,, A �� ��"' �� �` � � placement of the sign to avoid interference with ; ,¢ � : .,." ; �" �" - � �� _ � .� ��— ,� r �; _ �w`",�_� utilities and ensure a line of sight is maintained. �"�-': ��� .��e �._ . �.���. �.. � . + -���:,���� Figure 9: Prototype-Residential Development Sign ACCESS AND CIRCULATION The project will benefit from great access to and from the site, as well as adequate circulation within the site. It is anticipated that the overall development will generate 178 total trips during weekday morning peak hour and 285 total trips during the peak evening hour. The majority of the trips to and from the site will be generated by the commercial component on Lot 2. Given that Dundee Road is a Major Arterial, with annual average daily traffic counts of 29,000 vehicles, it is anticipated that the roadway network will be able to accommodate the new trips generated by the development. Both Dundee Road and Old Arlington Heights Road are under IDOTjurisdiction.Any improvements required forthe development will be permitted by IDOT. Access to the mixed-use development is proposed to be provided via two access drives on Dundee Road, two access drives on Old Arlington Heights Road, and an existing cross-access with Bison Park and the Park's access drive off Dundee Road. Lot 1 will have a full-movement access drive, approximately 610 feet east of Old Arlington Heights Road and additional access provided via the existing cross-access to Bison Park and its access road with Dundee Road. Lot 2 will have a right-in/right-out access drive off Dundee Road, approximately 300 feet east of east Old Arlington Heights Road and a full-movement access drive located on the east side of Old Arlington Exhiit B to Ord 2023-167 Heights Road, approximately 475 feet south of Dundee Road that will be aligned opposite Boeger Drive. The Old Arlington Heights Road median will be restriped to provide a separate southbound left-turn lane that will accommodate inbound left-turn movements to this access drive. Lot 3 would have a full-movement access drive located at approximately the same location as the existing full access drive serving the site.The existing Old Arlington Height Road median will be restriped to provide a separate southbound left-turn lane that will accommodate inbound, left-turn movements to this access drive. Additional access would be provided to Lot 2 through the interior access drive between Lot 2 and Lot 3. The petitioner's traffic analysis indicates that the access and circulation system will provide orderly and efficient access to,from and through the mixed-use development and will help mitigate the impact of the development on the external roadway system. STORMWATER The Village Engineering Department has reviewed the preliminary engineering submittals for the proposed development and has minimal concerns related to stormwater provisions. Existing stormwater detention is accounted for within the proposed project's design. Additional stormwater detention and volume control will be provided for the site per Village Code and per the Metropolitan Water Reclamation District(MWRD) permitting requirements.The developers have performed soil borings and engaged with other permitting agencies for the permit including FEMA and MWRD. Village Engineering staff will continue to work with the developer to refine the engineering plans through the final engineering process. DEPARTMENTAL REVIEWS Village Department Comments Engineering The Engineering Department has reviewed the engineering plans and has no specific comments or concerns regarding the engineering plans. Landscaping The Village Forester has reviewed the landscape plan and has no concerns with the proposed landscaping. Building The Building Division has reviewed the proposed plans for ADA compliance and does not have any objections. Fire Department The Fire Department has reviewed the proposed plans and does not have any objections. SURROUNDING PROPERTY OWNERS Pursuant to Village Code,the contiguous property owners were mailed a copy of the public hearing notice on September 29, 2023; a public hearing sign was posted on the subject properties on October 3, 2023; and the public hearing notice was published in the Dailv Herald on October 3, 2023.As of the date of this report,the Village has received 2 calls and 2 visits from nearby residents interested in knowing more about the development and wanting to view the proposed plans. One objection to having another dealership on the site was expressed. In order for the project to proceed as proposed, it will require the following approvals: 1. Plat of Subdivision—the property will be resubdivided into 3 lots; Lots 1 and 2 will have frontage on Dundee Road, and Lot 3 will be accessible from Old Arlington Heights Road; Exhiit B to Ord 2023-167 2. Zoning Map Amendment — The site is currently zoned B-4 Business, Service, and Wholesale District. Lots 1 and 2 of the proposed subdivision are proposed to be rezoned to B-3 Planned Business Center and Lot 3 is proposed to be rezoned to R-9 Multi-Family Dwelling District; 3. Special Use for a Planned Unit Development; 4. Special Use for sale and lease of motor vehicles, including outdoor display of vehicles, and warranty repair work and other repair services as accessory uses, on Lot 1 of the proposed subdivision to accommodate a new Tesla Sales, Service and Delivery(SSD)center; 5. Development Plan; 6. Uniform Sign Package for the Commercial properties(Lot 1 and Lot 2); 7. A Variation from Section 16.50 of the Development Code to allow for a reduced number of landscape islands to be installed on the south portion of the parking lot(Lot 1 of the proposed subdivision) as depicted on the Development Plans; 8. The following Variations from the Zoning Code: Requests for Lot One(Tesla SSD� a) A Variation from Section 17.44 to increase the lot acreage allowed for motor vehicle sales and operations; b) A Variation from Section 17.36 pertaining to distance and barriers between off-street loading spaces and a residential zoning district; Requests for Lot Three(Multi-family Residential Building) c) A Variation from Section 17.36 to reduce the number of parking stalls required per dwelling unit from the required minimum as depicted on the Development Plans; d) A Variation from Section 17.28.050 to exceed the residential density allowed; e) A Variation from Section 17.28.050 pertaining to height and setbacks of a multi-family residential building adjacent to single-family homes as depicted on the Development Plans; f) A Variation from Section 17.40 and Section 17.28.050 to allow the residential building to exceed the maximum height as depicted on the Development Plans; g) A Variation from Section 17.32 pertaining to location, height, and coverage of accessory structures in the rear yard; 9. The following Variations from the Sign Code: Requests for Lot One(Tesla SSD) a) A Variation from Section 14.16 to exceed the commercial multi-tenant sign height maximum for free-standing signs as depicted on the Sign Plans; Requests for Lot Three(Multi-family Residential Building) b) A Variation from Section 14.16.010 to allow a free-standing residential development sign within the required building setback area and to exceed the maximum height standard; Planned Unit Development Criteria: The Planning & Zoning Commission is authorized to make a recommendation to the Village Board on requested Planned Unit Developments based upon the following criteria: 1. That the PUD has the minimum areas as set forth in Section 17.i6 05�. 2. The uses permitted in such development are not of such a nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood; 3. The plan effectively treats the developmental possibilities of the subject property, making appropriate provisions for the preservation of streams,wooded areas,scenic views,floodplain areas,and similar physical features; Exhiit B to Ord 2023-167 4. All requirements pertaining to commercial, residential, institutional or other uses established in the planned unit development conform to the requirements for each individual classification as established elsewhere in this Title, except as may be specifically varied for the proper planning of the planned unit development; 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be sufficient for the proposed use, and that the development of the property in the proposed manner creates no outlots which will be difficult to develop in an appropriate manner. Special Use 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 has provided written responses to both sets of standards, which are included in the attached ap cket• Zonin�Variation Criteria: The Planning&Zoning Commission is authorized to make a recommendation to the Village Board on requested Zoning Variations based on the following criteria: 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts. 2. The plight of the owner is due to unique circumstances. 3. The proposed variation will not alter the essential character of the neighborhood. The petitioner has provided written responses to the variation standards, which are included in the attached packet. Si�n Variation Criteria: Exhiit B to Ord 2023-167 A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may recommend approval or disapproval of a variance from the provisions or requirements of the Sign Code subject to the following: 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific building, parcel or property in question; and 2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity;and 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village;and 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020 B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to support a finding under subsection (A), but some hardship does exist, the Planning & Zoning Commission may consider the requirement fulfilled if: 1. The proposed signage is of particularly good design and in particularly good taste;and 2. The entire site has been or will be particularly well landscaped. The petitioner has provided written responses to the variation standards, which are included in the attached packet. STAFF RECOMMENDATION Staff recommends approval of a Pfat 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 motorvehicles 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 at 915-945 Dundee Road,subject to the conditions in the Suggested PZC Motion . ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the requests for approval of a Plat of Subdivision; Rezoning to B-3 Planned Business Center 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.The PZC shall make a recommendation to the Village Board concerning the requests. Suggested PZC 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 motorvehicles 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: Exhiit B to Ord 2023-167 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. ATTACH M ENTS • Residential Plan Set • Commercial Plan Set Exhiit B to Ord 2023-167 StafF Presentation PZC Pubiic Hearing 10/18/20z3 �i .��� � �_ , ,I_ ,� . � �i- � �. �, ¢ � ..t . N €��l�� i F�i�lf8 ��r €# a ■�^i O ; E � &��t� ' &�: a; m � t � x w � _ � � � 17:; i � f 3 ��<'' � -' a > �' � � �,���� a � � �`� � � �� � � _ o "� �� ' J .�� �.j��,�,�:�• � � ... -G�;. a.. � � � �1 �. `� �,;: ; O �H:aup+atr � .» -��;'.. ,�„�s �;. j -�F -� i,� U �, y . ea • ,� ,..�. � � � .. , �1�: ���� � -+ �', .'�.f�����,+,+�'` _ ,ra, �. �� .� �� ��� w ,, _f�. -.f ( �4 � �'s1iE � t t .."� . . fl N � -� � ►..�-� �-� �� � � �r` +���.� '��1�1�'�� �xar.��q.�- - r� ��t._ _ �� LL � ''; i � � � � �..�� _}, �cY� J . � L. . � ` ��� � ��y _ ��. .. . ��� �� +�`'. [ � ��"� � � . .�, �. � , Y,��� _ _Y'� �u�,�� � �,...'"� , �e..�,,,?'��.. ^-^.J�",�,�cw. ,3�`.n 'I �, 4 R Y , YSfa �.. 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" . a� ,* � � ;� �� - . .. .��. �.4�� . . �5 E�� � � ��� l�l�. �� � $ , . € 1 � '�i � � �` '�.` .. � . � ��� � '� � �� �� � ' � # ; r }�# '� � ;e - .a I ��,,,L (.r � t.., II .,.-r ?,.. . � I �e��� , � ! � � .`� � � �ti, � , :� � - x, �`�`'` � � ..'�'}' �s "� � � � � � . . � � � �R� � . {a.f . �, � t�'� � . ' 1� �� � ` a � : � �£a .` , } ^ �; ��� � � ' � *-- � �� � �� .. � ��. �� ���� � { �"s � �� ^ �+� � ^ � i��'' � ����r�'` . *t' R � t �� . ,. r�� , � i�� :, �_ ,� � ;y;�+ �. __.,_ - _ J ��"ry�r � � Y � R��" t• � =��j� � ,,�« " _� k_� _ � .. _ Exhiit B to Ord 2023-167 Plan Set, Application, and Response to Standards Commercial Development/Shorewood Development Group Lot 1 — Lot 2 Exhiit B to Ord 2023-167 � shorewood PROPOSED BISON CROSSING BUFFALO GROVE DEVELOPMENT Shorewood Devetopment Group is developing the proposed Lot 1 (+/-5.611 acres)with a +/-50,354 square foot Tesla occupied Sales,Service and Delivery Center(SSD). Every Tesla is delivered and serviced through one of these SSD Centers. This state-of-the-art facility will provide full sales,service and charging capabilities at this location. The expanded parking lot will make this a regional destination. Lot 2 (+/-4.891 acres) is planned to be re-subdivided into two parcels upon final determination of end users. Lot 3 (+/-5.688 acres) is for residential use. Exhiit B to Ord 2023-167 � shorewood PROPOSED BISON CROSSING BUFFALO GROVE DEVELOPMENT Shorewood Development Group is developing the proposed Lot 1 (+/-5.611 acres)with a+/-50,354 square footTesla occupied Sales, Service and Delivery Center(SSD). Note the following for the SSD facility: • Store Hours o Monday(10:00 am—8:00 pm) o Tuesday(10:00 am—8:00 pm) o Wednesday(10:00 am—8:00 pm) o Thursday (10:00 am—8:00 pm) o Friday(10:00 am—8:00 pm) o Saturday(10:00 am-8:00 pm) o Sunday(CLOSED) • Service Hours o Monday(10:00 am—5:00 pm) o Tuesday(10:00 am—5:00 pm) o Wednesday(10:00 am—5:00 pm) o Thursday(10:00 am—5:00 pm) o Friday(10:00 am—5:00 pm) o Saturday (10:00 am-5:00 pm) o Sunday(CLOSED) • Number of Staff(20-22) • Charging Stations (4 superchargers and 19 wall chargers) • Typical number of cars stored on lot(151oaners, 6 demo, 20 service, 40 delivery) • Delivery Route. The car hauler delivery location is on the east side of the property at the enlarged designated loading area (198'x 18'). See truck turn exhibit for reference. Lot 2 (+/-4.891 acres) is planned to be re-subdivided into two parcels upon final determination of end users. 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H �II " Ic.e ' x . : e e : ��a�� , o . . f a'� jt > LL £ - W - �ikS O3�a � i ...�a. .°�° �ca� �w.wes��:2?=�n��as � . � - _— �� . . ;# . �e . �� � '�NI'wlqbuy suNH i W�M C20Z OIYh+F�'J Exhiit B to Ord 2023-167 VILLAGE OF BUFFALO GROVE PETITION FOR CONCEPT AND PRELIMINARY PLAN REVIEW PI.r:ASE NOTF�;�i'I IA"i'1'HIS YF�CI'CIO�I MUti"I'liN:�IG�IEll IiY ALI.VROPFiR'1'Y O�Y�'�1HR5�1NU'7'Hh:Yh"i'1"fIOT�H;R. II�PL-:17I'tONF,R HAS ANY QULS`CIt�NS CUNCFRNINC;REQLSIRED�4A1'F,RI.�1I.S,PLEASE CALL TI IE DIVISi(�N OP PL��'�INING SERVICES AT 847-4�s)-2525. Projcct Name: Bison Crossin� T � INDEX INFORMATION(To be completed by Village stat� Sitc:1�3dres�: Title: -.---� D�te of Submittal � � BACKGROUND INFORMATION Yentianer:Shore�e�ood Develaptnent Group LLC -Dari�ngspatt Corporation/Title: �1'of Enginecring Street Address: 8G0 N.:�filwaukee.lvenue,Siute 1�0 (:ity;State/ ZIP: 60089 Telephone(Office): +1 (224) ;,2-2�+03 Cell: +1 (773)573-65$2 i:mail: dan(�shorewooddecelopmentgcoup.com Fax: n/a Relationship of Peutioner to Propem�(e�.g.Contract Purchaser,Lessee,Owner):contract purchaser OWNER OF PROPERTY(If a Trust,see attached Beneficiary Disciosure Fotm) C)wncr Name: Shorewood Development Group I,LC-l,ouis Schriber Corpoxation/Title: President Stcect�ddress: 860 N. I�tiwaukee:lvenue,Suite 100 �Cin�/State/ ZIP: Buffalo Grove,IL 60089 Telephone(Office): +1 (�24) �32-2401 Cell: 1�inaiL louis a,shore��-ooddevelopmenTgroup_com H�ax: n/d PR(JJECT STAFF(As applicable) Develo�er Attornev Name: Shorewood Development Group LLC-Louis Schriber Name: David N.Tanner Company: Shorewood Development Group LLC Company: Polsinelli PC .lddress: 860 N.Milwaukee Avenue,Suite 1�0 �-lddress: 150 N.Riverside Plaza,Suite 3000 Cin�,State,'LIP:Buffalo Grove,IL 60089 Ciry,Stare,Z.iP:Chicago,IL Yhone(Office):+1 (224)532-2401 Cell: Phone.(Office):+1 (312)463-6236 Cell: � ��a�n/A F.,mail:dtanner@polsinelli.com Fax:n/a F,mail:louis@shorewooddevelo�cN � T:...-.,,I�.r.N...N,�I�.,�,,,..��1111 P..n.-1 nFd En,�ineer Architect Exhiit B to Ord 2023-167 Name: Ryan Blocker,PE Name: Crystal Lester,AIA,PMP,LEED AP � — --- ICompany: Jacob and Hefner Associates,Inc. Company: Progressive AE � r I� -�ddress: 1333 Butterfield Road,Suite 300 _�lddress: 330 South Street#500 ! t-- Cin�,Stacc,ZIP:Downers Grove,IL 6051 S Ci�}�,State,IIP:Charlotte,NC 28202 Phone(Office):+1 (630)652-4630 Cell:+l (847)902-5248 Phone(Office):+1 (704)731-8080 Cell:+l (863)513-3757 Fas:n/a Lmail:rblocker@jhainc.com l�ax:n/a Email:lesterc@progressiveae.com Landscape Architect Traffic Consultant Name: Dennis Jarrard,PLA �Iame: Michael A.Werthmann,PE,PTOE Company; Jarrard Design Company: KLOA ?�ddress: 506 Greenfield Avenue '�ddress: 9575 West Higgins Road,Suite 400 City,Stace,ZIP:Glen Ellyn,IL 60137 City,Scate,ZIP:Rosemont,IL 60018 Phone(Office):+1 (224)212-4920 Cell: Phone(Office):+1 (847)518-9990 Cell: s �Fax:n/a Email:djarrard@me.com Fax:n/a Email:mwerthmann@kloainc.com Other Other Name: Dan Walter,PLS Name: Robert Vanni Company: Compass Surveying LTD Companp: MidweSt ECOIOgiCal InC �ddress: 2631 Ginger Woods Parkway,Suite t00 �ddress: PO Box 321 Cir�•,Stare,7.iP:Aurora,IL 60502 City,Stace,7_IP:Gilberts,IL 60136 Phone(Office):+l (630)820-9100 Ccll: Phone(Uffice):+1 (847)514-5476 Ccll;+l (847)514-5476 Fax:n/a Email:dwalter@clsurveying.com Faa:n/a Finail:rvanni@midwesteco.com APPROVAL REQUESTED(Check all that apply) �X Site Plan!Preliminan�Plan �X Special Use � PUll I r .lunexation (— �`ariation �X Rezonuig r �ppearance Rciriew �X Landsca e 1'lan �' p �X Onc�r signage package PROJECT/ SITE INFORMATION �Site addzess: 915 l�'.l�imdcc Road,Butfalo Grovc,II. 6�089 �I i ' 'I,egal descriPaon: see attached��'C7RD document for T,egal Descriprion (If description excecds more.than cight t}'pe-written i lines,submit as au i electronic file in i Ward it�rmat) u,..>>„s a P1N number(s):03-OS-101-020,03-08-101 021,03-08 101 02� Size of parcel: 244,409 sq.ft. 5.6�chiddd�o Ord 2023-167 Sizc oE huilding:50,3�4 sq.ft. Sizc of uscr%tenant spacc: 50,�� sq.ft. �F,xisting uses on site: vacant automotice sales Cnnenr land use: automotive sales ;E�cisting structures: four(�3)��acant existing buildings Proposed uses: automotive sales,service and delivery �Current zoning: B-4 Business Sen-ice and�C'holesale District ProPosed zoning: B-3 Planned Business District Proposed structuxes(sq. ft. and building hcight): +/-50,354 sf and 26 feet �Significant nxtural amcniries,inciuding trees: new landscaping trees per landscape plan Floodpl��r,s and orh�r dE��-�i�ptnet�r re,tricrions: No wetlands-Negative Findings report received by Midwest Ecological,� CHARACTER OF SURROUNDING AREA Zoning/Jurisdiction Land Use Norch IDOT Right of Way Dundee Road � Sourh R-S: One Family Dwelling District � Residential development Easc R-E: One Family Dwelling District Bison Park t�iesr IDOT Right of Way N.Old Ariington Heights Road ! VARIATIONS: List all�ranations requested of�'illage Ordinances.The specific secrion of the.respecti�re Orduiance should be cited,and the reason(s) that the�-ariarion is needed should be clearly explained. TBD(building signage,monument signs signage and landscaping islands} FILLING FEES: �111 applications require pavment of a non-refundable fee.Plcase see the I�ee Schedulc at the�'illage���ebsite unc�er Homei Gocemment/Planning and Economic Development/�pplications and Forms/Fee Schedule. In addition to filuig fces,an escrow deposit for dic Village's reco�rerable costs is required.Questions concerning iees ca�i be directed to the�'illage 1'lanner�;t{847}45)-2525. I certif}%that thc above is true and accurate and agree to pa5�the requircd fees as stated in Fee Schedule. Si�iature of Petitioncr �'''^' �T� Datc �(y��3 i Signan�xe of Propertj-O�mer � Datc �� ` �f� 3 v.,.w z,�.r a Exhiit B to Ord 2023-167 �`iLLI��`1E �F , � ` „ BUFFALf� PRQVE PLANNED UNIT DEVELOPMENT STANDARDS In addition to the special use standards,all planned unit developments shall meet the following general standards: 1. Have the minimum areas as set forth in Section 17.1�.Q60. Response: Yes. Lot 1 the current proposed development of the SSD center. Lot 2 is planned to be re-subdivided into two parcels upon final determination of end users. Lot 3 is for residential use. 2. The uses permitted in such development are not of such a nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood; Response:The proposed PUD has been designed in harmony with the Village of Buffalo Grove's ordinances. The requested minor variances are designed to support the end user without any adverse impacts on the surrounding neighborhood. This tremendous investment will convert blight to beauty. 3. The plan effectively treats the developmental possibilities of the subject property, making appropriate provisions for the preservation of streams,wooded areas, scenic views,floodplain areas,and similar physical features; Response:The environmental aspects of the proposed PUD will be greatly enhanced. There will be tremendous investment in stormwater treatment facilities. The improvement of the water quality will better serve the surrounding natural area and parks. In addition,the buildings and landscape area will be greatly enhanced and no longer be an area for squatters, vandals,and a magnet for litter. 4. All requirements pertaining to commercial, residential, institutional or other uses established in the planned unit development conform to the requirements for each individual classification as established elsewhere in this Title,except as may be specifically varied for the proper planning of the planned unit development; Response:The requested variances are designed to accommodate the requests of the anchor user and to maximize the commercial viability of the currently blighted subject property. 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be sufficient for the proposed use, and that the development of the property in the proposed manner creates no outlots which will be difficult to develop in an appropriate manner. Exhiit B to Ord 2023-167 ���.�.��7� �}� • i G � � BUFFAIf? GF�C��`E Response: Lot 1 is the current proposed development of the SSD center. Lot 2 is planned to be re-subdivided into two parcels upon final determination of end users. Lot 3 is for residential use. See site plan and PLAT for reference. Exhiit B to Ord 2023-167 i t 1..l.:�l,L". �)l' . � �3I!FFAI.� (�R()VE G ,' ' ,�,. 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 development of this severely neglected property will enhance public health, safety, morals, comfort, and general welfare. The current property condition is a public nuisance, filled with litter, squatters, broken windows,truck parking and abandoned buildings. The special uses requested will allow for a massive development that will reshape the Village's frontage on Dundee Road and will be the second Shorewood Development Group anthem project in Buffalo Grove. 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 proposed plan represents an incredible investment and improvement through the collaboration of the developer and Village staff. Tesla's sales,service and delivery center will support thousands of electrical vehicles and charging infrastructure. 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: This development will be a draw for thousands of shoppers to the area and further support the Village of Buffalo Grove retail base. 4. The nature, location and size of the buildings or structures involved with the establishment of the special use will not impede, substantially hinder or discourage the development and use of adjacent land and buildings in accord with the zoning district within which they lie; Response: The proposed development will not impede or hinder the development of adjacent land. 5. Adequate utilities, access roads, drainage,and/or other necessary facilities have been or will be provided; Response: The developer has been working with Village staff,civil engineering, architectural,traffic and landscaping firms to verify and provide the availability of the required infrastructure, utilities, roads,and stormwater treatment facilities. 6. Parking areas shall be of adequate size for the particular special use,which areas shall be properly located and suitably screened from adjoining residential uses, and the entrance and exit 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. Resqonse: Safety will be enhanced through the upgraded and relocated access points. Traffic improvements have been designed in coordination with the Villa��##�d��gp3_i6� design professionals. Y ILLA(�E (��� Exhiic e co ord zo23,167 . _ : �t.14 �. / 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: The 16.69 Acre parcel is one of the most underutilized assets in the community. The buildings on the property have been vacant for over 10 years and they are functionally obsolete. The variances are to accommodate the operations of the anchor tenant and the unique characteristics of the property. The developer has coordinated daily with the Village staff,end user and design professionals to optimize the development for the end user,the neighborhood,and the Village. 2. The plight of the owner is due to unique circumstances; Resqonse: This infill development has sat vacant for many years,this dormant retail property has lost assessed value every year. The functional obsolescence and the neglected buildings require the whole site to be redeveloped. With the current real estate market conditions,accommodating the end user's as efficiently as possible was the key to creating a marketable product. Daily coordination with the Village and countless design professionals representing the developer,end user and the Village of Buffalo Grove have been involved in the process. 3. The proposed variation will not alter the essential character of the neighborhood Response: The proposed variations will not alter the essential character of the neighborhood. The variances are specifically targeted to accommodate operetions with minimal impact on the character of the neighborhood. Exhiit B to Ord 2023-167 VILLAGE OF BUFFALO GROVE � Community Development Department ` ' ' Fifty Raupp Blvd Buffa lo G rove, I L 60089 Phone:847.459.2530 Sign Code — Variation Standard Fax:847.459.7944 RESPONSE TO STANDARDS During your testimony at the Public Hearing you need to testify and present your case for the variance being requested. During your testimony you need to affirmatively address the six(6)standards listed below. The Planning&Zoning Commission is authorized to grant variations to the regulations of the Sign Code (Chapter 14.40) based upon findings of fact which are made based upon evidence presented at the hearing that: 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific building, parcel or property in question;and Response: Bison Crossing is on the south side of East Dundee Rd. Since the most recent development the right of way trees planted have grown tall. The current restriction of 15 feet would not be visible from both directions and would detrimentally impact the current tenants. Shorewood's request reflects a reduction in overall signage count for the site. 2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; and Response: Shorewood can confirm that the neighboring properties will not be adversely impacted by a taller sign. Dakota Auto Repair, the western adjacent parcel has a clear view and adequate separation from the proposed Bison Crossing sign location. Bison Park to the east has adequate separation from the proposed sign. 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; and Response: The right of way plantings are uniquely dense and tall at Bison Crossing. Any replacements would likely be rejected by IDOT. 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020. Response: The overall signage will be reduced with the parcel. The 16.69 acre development currently has three signs fronting E. Dundee Rd. Shorewood is reducing the sign count. This development's significant size, limited visibility and potential tenant count warrants a taller sign. B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to support a finding under subsection (A), but some hardship does exist,the Planning & Zoning Commission may consider the requirement fulfilled if: 1. The proposed signage is of particularly good design and in particularly good taste;and Response: This sign will exceed Village standards and its design will be coordinated with Village staff. This sign will be a tremendous enhancement vs.the current design. Exhiit B to Ord 2023-167 2. The entire site has been or will be particularly well landscaped. Response: As part of their redevelopment, Shorewood is working closely with village staff on updated landscaping plans for the site. Exhiit B to Ord 2023-167 Plan Set, Application, and Response to Standards Residential Development/Double Eagle Development Lot 3 Exhiit B to Ord 2023-167 DOUBLE EAGLE DEVE �OPMENT 332 North Arlington Heights Road Project Narrative Double Eagle Development ("Double Eagle") has commenced a partnership with Shorewood Development ("Shorewood")to develop approximately 5.63 acres of land located at 332 North Arlington Heights Road.Shorewood is under contract to purchase approximately 16 acres of land at the southeast corner of North Old Arlington Heights Road and East Dundee Road. Shorewood plans to develop 10.5 acres for retail use and sell the remaining 5.63 acres to Double Eagie to develop a multifamily residential community. Presently the 16 acres consist of car dealerships that have been vacant for over 10 years.The development vision is to revitalize this blighted area with new retail along Dundee Road and luxury rental housing on the southwest interior portion of the site. The partnership's goal is to provide high quality redevelopment of the 16 acres that will benefit the Village of Buffalo Grove and its residents by creating job opportunities,strengthening the Dundee commercial corridor, enhancing the tax base, and diversifying the housing stock with underrepresented luxury rental offerings. Double Eagle and Shorewood are committed to delivering thoughtfully designed buildings that will reactivate the area and serve the community. Double Eagle's proposed vision for the residential development is to create an elegant and well- appointed community that will attract and retain residents to Buffalo Grove and compliment the surrounding neighborhood. Our goal is to provide much needed new luxury rental offerings that will cater to the needs of today's suburban lifestyle. The project will consist of approximately 224 residences situated within a four-story(uxury buildings.The building design will reflect the architectural character of the modern homes recently built in the area. Throughout the community there will be lush landscaping. Residents in the community will enjoy a variety of convenient amenities including a fitness center, coworking area, reservable lounge, outdoor pool,grill stations,fire pits, and a dog park. The building will offer 25 private single car garages with direct access to the interior corridor. Ground floor units will have outdoor patios. Upper floor units will have elevator access, balconies or Juliet balconies. The benefits of the design lie in its balance of proper height, practical density,varied parking options, and a serene resort-style central courtyard. Residents will be attracted to the community because of its relatability to sophisticated suburban single-family living combined with white glove professional management and convenient amenities. The proposed project will deliver a type of residential offering that has been ultra successful in like-kind communities such as Deer Park,Vernon Hills, and Wheeling. Double Eagle is honored to have the opportunity to deliver a beautiful and enduring development to the Buffalo Grove community. 13075 Manchester Road, Suite 250 � St. Louis, MO 63131 e i a O � � -- --- , x �' ' � � : � i � Q E i I R � � U • m wm i� 'i Q _ _ _ I�`� � o _ _ _ � o __ _ ; , � , § , J C�� .� � o z 1 � o J ��,.,, �._ �� � � � � � ;_ _ I � �a � � � � � I J ., _�L_L . .._ Q �' _'__ __ . � : li �.�. _' . . z �e� � w ._ _ _.__. ._,.__..Tr � e O M ' ffi' 1 ��d`� ��I . I v I� , ,. 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W , . .y C s ' , '�✓ w �'� �4 g r. ,: .; � '' / y"- - � � � .' � �.�,��� �� � a :.`;:. ' ` ' ' . �' ' � � �) � . � � ~' � � -:. +'»„ �` �6 ., 'I � � i O"'� ����}. "'" �` " t � a �y �. � q� �, � .,�� 4•� k`' `,�.Y� �v�•`4_ • ��9 �i �� ' ." Y £ . r� �,l/ � �f'f �M .�� ���� •�'��� � {'���'. � .. . ., iL,M •. � � � .. � . ' ; � - �;� �y .. «. � , q y . .•, .'° � �;.� i'� a.uy �'� � ,�i�1����� . �� �^� ��i ,�., � . -.�. � " .i ` t ..: . .�� -� §� . � ^tr k �� �� F ` � rr ��€ �v O - ��. ���� s¢�, P y� ,� e l.� ` � „ � � � t � ����_-�u�d`"' �' i��°s.�, � °�' , . �y.g�� .� f � .� �� .� r✓i 4 � ' _. .,>� ��� . ,.-� � T, ' _ . .fn ._ � e... � . � ' . . x„ . f Aw 1�i ! �,A,. w���.a..:�YY �.'��. '�" �'': �� �R. Prep�red tc�� '' ' ' , - , a�_ .^ �'':., ',•' ,` DEVELOPMENT ���,t�r����������r,-� ; �,; PLANNING .... PARTNERS E:s Exhiit B to Ord 2023-167 �'�C�z�i�7�)i i�1 ��� ���F' !�,,�i'�i�i1 i�'�:fi At the request of Double Eagle Development, Development Planning Partners investigated the potential impact of the introduction of new residential units in the Village of Buffalo Grove, Illinois on area primary and secondary public schools. Specifically focusing on the client's proposed development of 224 new market-rate, non-age restricted attached rental apartments,this report provides a summary of our findings,along with a forecast of the number of school-age children likely to live in the new units. Our analysis utilizes the unit size, mix, configuration, and other product details provided by Double Eagle and included in the September 2023 Conceptual Plan by KTGY Architecture + Planning. Our work on this assignment encompassed a series of interrelated research investigations, including (but not limited to)the following: ■ A review of existing project planning materials, including the concept site plan,floor plans, area matrix, and other information provided by Double Eagle. ■ An analysis of resident age characteristics within a representative group of rental apartment developments deemed comparable to the proposed development and occupied prior to the 2020 Decennial Census(as described in the "Methodology" section below)to determine the number of school-age children living within each development at the time of the Census. ■ An analysis of Census Bureau Public Use Microdata for the immediate area around the subject site in order to gain further understanding of resident age dynamics by dwelling structure type. ■ A review of extant research on the propensity of school-age children to live in various forms of attached and detached housing as a means of comparing our findings and projections to resident trends across Illinois and nationwide. Proposed Development The subject property, consisting of 5.5(+/-)acres, is located at the southeast corner of Old Arlington Heights Road and Boeger Drive in the extreme southern portion of Buffalo Grove where the Village extends from Lake County into northern Cook County. The property lies immediately south of Dundee Road (Illinois Route 68), 0.25 miles east of IL-53, and approximately four miles west of Milwaukee Avenue (US-45). Located approximately 34 miles northwest of Chicago's Loop, the location is well-served by the area transportation network. � —W-LakeGock-Rd-- -- ��"""'���" .- - BLl1idl0�ifOV2 "�'�""' — .— —— __ ._ _ — ._ ._ __ — _.' ___ — `_ . . . — _ — _ _ _E-Lake-Co _ ' �'L W' �. - . �. . nV R ' � _ � _ _ 4; '�6 J Z ,� � r'Pkwy C53�' _ _ . � "',�y 3 - P9 r eernard�` Ro � ` n6R - I�3� � � � -T Hawf�orne q — _ - a n �;,�..� � ..., ,�...��iRd - P``�� '�5g� fi8�'�� W Dundee R�I � y _ r,ovndee Rd 68 W Shure�r 2 Subjec[Sde". - _ j - Celiular Or f .���� � `"9i ' l _ ... . `r � W�.i.... '�Dr r0,p .n RanG�ill Perk ` 0 Cemetery a �N sui r C.�k� F � E eurr UaM D� - - � - 3 Source: Double Eagle Development,KTGV,and Development Pfanning Partners. Exhiit B to Ord 2023-167 As currently envisioned, the new development will include 224 units in one four-story courtyard style building. The development will be highly amenitized, including elevator service, electric vehicle chargers, a dog washing station, a fitness center, a community lounge, common area Wi-Fi, community gardens, package delivery lockers, an outdoor pool and hot tub, an outdoor terrace with grills and fire pits, a coffee bar, a dog park, bike racks, storage rooms, and a coworking area with conference rooms. Parking will include 334 surface spaces and 25 single-car enclosed garage spaces, for an overall ratio of 1.6 spaces per unit. A mix of studio, one-, and two-bedroom units will be offered, ranging in size from 600 square feet for studio units to 1,115 square feet for two-bedroom units, on an average basis. Across the group,the average unit size will be 823 square feet, when weighted by unit mix. Studio and one-bedroom units will include one full bath, while two-bedroom units will include two full baths. Studio and one-bedroom units will make up nearly 75%of all units, while the 58 planned two-bedroom units will encompass the remainder. , , __, . �- ...� �, j , -� � � --- -- �r . ' � -- ---��_��. -�—� , �.._.,�. � .C���_ - � , � , . , �_ . _ �- ._.� -- �,.� r, , ... i" > �' : . , ������� � � . I4 � 4� �� , � , � ��, j`, ' g •. � F — '�� �'.G,. �, r'__� r�e . �s `��,�'��T� � I F��� � � I ;:j. ,�' � ��'�`g �Qw' --;�,� -I � �t,.s�� � � �.�-_�_ � ., � �� �s—;�� 'ti_j.r-�.�> � ��'' _ � � , _ '� � I��f=i �i� � �� -�- - -- ___�,:. _ � � r > ��� � . ' ij r< .�,m� � ' �� ������-� I� �._�� � � ., _ ! - � � , � _ ,.� _� ; i�.. r p � 1 , - , , ��"�--_y; _ � ... i ._ . , �r,, _ _ _ ---- , , u-� .�r� �i, , . , �,�.,� , . . _ v,,t, _ _ . ' � Source: Double Eagle Development and KTGY Unit features and finishes are expected to be comparable to newer"luxury"style apartment product across the northern suburban region, including a full stainless steel appliance package, quartz countertops with tile backsplash, a kitchen island, and in-unit washer and dryer. All units will include either a patio or balcony. . � . . .�,.,...,. ........�.... . .«._.:,.. . ...,.:�+�.f..�.�n�. _ .. . ._... .. .:� . - ..,, ,.,�—.��� Studio 600 0 1 22 9.8 ' 1 Bed 740 1 1 144 64.3 2 Bed 1,115 2 2 58 25.9 Tot./Wtd.Avg. 823 -- -- 224 100.0 Source: Double Eagle Development,KTGV,and Development Planning Partners Current proforma rents at development stabilization (expected in spring of 2027) stand at$2,292 per month, or $2.78 per square foot. Exhiit B to Ord 2023-167 Area Public_� Schools The subject site is served by Wheeling Community Consolidated School District 21 (kindergarten through eighth grade),which encompasses nine elementary schools and two middle schools, and Township High School District 214 (ninth through twelfth grade), encompassing six high schools. Public school students living within the proposed development will likely attend JW Riley Elementary School (kindergarten through fifth grade), Jack London Middle School (sixth through eighth grade), and Buffalo Grove High School (ninth through twelfth grade). . ����� . . , . - - . . - Wheeling CCSD 21 JW Riley Elementary School K-5 272 Jack London Middle School 6-8 577 Township HSD 214 Buffalo Grove High School 9-12 1,892 Source: Iflinois Report Card,Schooldiggeccom Note that not all school-age children living within the development will necessarily attend area public schools, as some may instead attend private or parochial schools, be homeschooled, or not be enrolled in school for other reasons. rs,�rf�,o:��i��y The fundamental measure of potential impacts on area schools utilized in this assignment is the number of school-age children (those aged 5-17 years) who are likely to reside within the new development. In order to estimate this number, Development Planning Partners analyzed newer rental apartment developments located throughout the northern Chicago suburban region deemed comparable to the proposed development and for whom 2020 Decennial Census data is available at the block level. Comparability was determined on the basis of three factors: 1)Age of development(all were built in 2010 or later); 2) Locational attributes(all are located in Lake and Cook counties within roughly 3.5 to 6.5 miles of the subject site; and 3) Product type (all consist of"luxury style" apartments in mid- or high-rise configurations, featuring a high level of features, finishes, and building amenities). Our methodology involves using the most recent Decennial Census data available (2020), where the actual block level (the smallest Census level of geography) matches the boundaries of the comparable apartment development. This allows us to retrieve actual data from the Census on the number of school-age children who lived in the apartments at the time of the Census. Five such comparable developments were identified for this analysis, located in Arlington Heights, Des Plaines, Lincolnshire, Northbrook, and Vernon Hills. It should be noted that this methodology,while highly accurate in allowing us to construct a picture of resident mix in 2020, does not allow us to include comparable developments completed post 2020, since neither the Census Bureau's annual American Community Survey(ACS) nor private demographic data sources like Esri Business Analyst have more current estimates of resident demographics at the block level. Therefore, some nearby developments completed after 2020 that may be considered comparable in terms of product type and vintage are not included in this analysis. Moreover, developments located in census blocks that included additional housing that is not part of the development cannot be used. It is assumed that virtually all school-age children live in units with two or more bedrooms. (This is born out in our review of secondary research on the subject of school impacts of multifamily housing, as discussed below.) Therefore, the number of school-age children living within each comparable apartment development was divided by an estimate of the number of occupied units with two or more bedrooms to create a ratio representing the number of children per multi-bedroom unit. Occupancy data was derived from the Census, while data from CoStar provided unit mix characteristics for the apartment ��-.��:�_: Exhiit B to Ord 2023-167 comparables. Note that,while occupancy data by unit type is not available from the Census, it is assumed that actual occupancies across each development at the time of the Census closely reflected the unit mix within the development. Fint�ing� Our survey identified five comparable rental apartment developments built between 2010 and 2019 for which Decennial Census data at the block group level are sufficient for targeted analysis of resident age characteristics: 444 Social (Lincolnshire),Arrive Glenview(Northbrook),Arrive Town Center(Vernon Hills), Buckingham Place(Des Plaines), and One Arlington (Arlington Heights). Four of the comparables are mid-rise apartment buildings consisting of four to six stories, while one (One Arlington) is a highrise with 13 stories. �� Arrive Town Center '� � 444 Social '. sr�l Q SubjectProperty � ,;,,t,,,,_, Arrive Glenview i �., Q One Arlington ` Q Buckingham Place i;� t �ifOV@ . , _� � �J�'�I�3gE' � R�152rT1 U� Source: Google Maps,CoStar,Development P(anning Partners The comparable developments range from 85 units to 302 units in scale and from 922 to 1,240 square feet in unit size (when weighted by unit mix). Current average asking rents range from $2,047 to $2,552 on a whole dollar basis and $2.01 to $2.69 on a square foot basis. The analysis revealed that the number of school-age children living within area apartment developments comparable to the proposed development is quite low, totaling 22 children of elementary school age(5-13) and 17 of high school age (14-17) across the group. More specifically, the number of school-age children living in multi-bedroom apartment units ranged from 0.058 to 0.220 per unit, or 0.106 across the group. A closer look at the Census Data reveals that more than half(56.4%) of the 39 school age children living in the comparable apartment developments were 5-13 years of age at the time of data collection and would most likely have attended a primary school. A smaller percentage (43.6°/o)were age 14-17 and would likely have attended high school. Exhiit B to Ord 2023-167 - _.. - � � Location Lincolnshire Northbrook Vernon Hills Des Plaines Arlington Heights -- Year Built 2019 2014 2010 2018 2014 -- Property Manager Smash Trinity Red Tail Star High Stoneleigh -- Stories 4 4 6 5 13 6 Unit Size Range(approx.SF) 475-1,544 599-2,079 855-2,003 603-1,786 549-1,467 -- Average 948 1,004 1,240 930 922 980 Current Asking Rent Range $1,595-$4,105 $1,438-$2,316 $2,105-$3,295 $1,860-$3,590 $1,957-$3,924 -- Average $2,552 $2,047 $2,484 $2,203 $2,444 $2,347 Per Sq. Ft. $2.69 $2.04 $2.01 $2.37 $2.65 $2.39 Totai Units 302 290 85 267 214 228 Studio 57 37 -- 28 S1 40 1-bed 104 112 34 130 113 96 2-bed 126 141 46 104 50 95 3-bed 15 -- 5 5 -- 8 Occ.Units(Census) 241 212 73 143 90 152 Occupied Units with 2+ 113 103 44 59 49 74 bedrooms(est.) Total Residents(Census) 344 322 146 238 266 263 School-Age Children 11 6 6 13 3 8 Ages 5-13 6 3 3 9 1 4 Ages 14-17 5 3 3 4 2 3 School-Age Chrldren/Unit 0.097 0.058 0.136 0.220 0.061 0.106 Elementary 0.053 0.029 0.068 0.153 0.020 0.060 High Schoo! 0.044 0.029 0.068 0.068 0.041 0.046 Percent of al/Residents 3.20 1.86 4.11 5.46 1.13 2.96 � Source: U.S.Census,2020 Decennial Census,Summary Fi(e 1,Deve(opment Planning Partners Notably, the two comparable developments that did not offer three-bedroom units (Arrive Glenview and One Arlington) exhibited the lowest ratios of school-age children per unit(0.060 on average)when compared to the three developments offering three-bedroom units. While the depth of the available data do not permit an analysis of student generation solely for newer developments offering only units with fewer than three bedrooms, it is considered highly likely that absence of three or more bedroom units is positively correlated with a lower presence of school-age children. On average, school-age children made up 2.96°/o of all apartment residents (and 1.50%for the two developments without three-bedroom units). By contrast, across the Chicago metropolitan region as a whole, school-age children made up nearly 17% of the population at the time of the 2020 Census. �- ._ r z -� ��. Total population in households, 2020 9,618,501 1,316 Population, 5-17 years 1,601,884 39 Percent 16.65 2.96 Source: U.S.Census,2020 Decennial Census,Summary Fi(e 1,Development Planning Partners �;,.",°" Exhiit B to Ord 2023-167 Canciusions The investigation detailed in this report suggests that student generation for new, luxury-style apartment units in northern suburban Chicago is quite low relative to many other forms of housing. According to current plans, 58 of the 224 proposed units will contain two or more bedrooms. Of these, 55 are expected to be occupied once stabilized occupancy has been achieved (here defined as 95%). Based on our analysis of comparable area apartment developments, we estimate that the proposed apartments will house between 0.060 and 0.106 children age 5-17 per unit, or three to six children of this age overall. Noting that the proposed development will not offer three-bedroom units, the lower end of the range represents the average child to unit ratio of the two comparable developments without three-bedroom units. The higher end represents the average of the group of comparable developments overall—considered the highest realistic generation ratio given the proposed development character and unit mix. �` ,.,. �. �. ., .,�,� _ �,. ,;-� �:.�..� . .. ..., ... . Total Units 224 Studio 22 1-bedroom 144 2-bedroom 58 Occupied 2-bedroom units* 55 Projected school-age children per unit(range) 0.060-0.106 Low 0.06 Mid 0.083 High 0.106 Totai school-age ch�(dren at stabiiized occupancy jrc�unded) 3-b *At stabilized occupancy,defined as 95%. Source: U.S.Census,2020 Decennial Census,Summary File 1,Deve(opment Pfanning Partners In accordance with comparable averages, of the 3-6 students generated, slightly more than half at any given time can be expected to be of primary school age,while the remainder will be of high school age. However, it should be noted that not all school-age children attend public school. A portion attend private or parochial schools, while others are homeschooled or are for other reasons not enrolled in school. Additionrai Demo��ra�hic Analysis An analysis of Public Use Microdata Sample (PUMS)data from the 2021 American Community Survey (the most recent vintage available) allows us to compare our primary survey findings with supporting evidence covering larger geographic areas and population samples.These data are available at the Public Use Microdata Area (PUMA) and state levels. According to the Census, PUMAs are "non-overlapping, statistical geographic areas that partition each state or equivalent entity into geographic areas containing no fewer than 100,000 people each." The subject site is located at the northernmost edge of the Cook County(North)--Wheeling Township (North & East) PUMA. However, the majority of Buffalo Gove is located within the Lake County(Southeast)--Vernon, Moraine, &West Deerfield PUMA. Given the close identification of the subject site with the Village of Buffalo Grove and the likelihood that the market area for the development will extend well into the Village and its northern environs, we have utilized a combined area representing both PUMAs for our analysis of PUMS data relevant to school-age children. `..�� Exhiit B to Ord 2023-167 ��, li6ertyville Mundelein � � Waucontla .-�h�_ � Lake Forest I Vernon Hills VC9 ' I Lake County(Southeast)-Vemon,Moraine& � �ake zur�ch West Deefield Townships PUMA � i I � Highland Park DeeA;eld '6 ---- ,_....9 �o�6reve-__.. __ . p . ..--EtlensF.. - . . .__a_._"' " �� tay Spur E ..,. �. - Sub�ecf Site Wheeling .. . � Northbrook _ 666p �<�g,,, � Cook Counry(NorUi}-Wheeling TowrIshlp. � �' , � valaune , (North&East)PUMA ` � ���� �y Rd - � Arlmgton - - - . � - Ro11�ny Helgh[s � . Meadows - Glenview W�Imette HOHman Mt Prospect � . . ."....:`.. Estatez L , ,. Evansron � � Source: U.S.Census,Deve(opment P(anning Partners As of the 2021 ACS,the Census Bureau estimated that 45,478 children between the ages of five and 17 lived within these two PUMAs, or 17.2%of the total combined PUMA population. Of these, 1,703 lived in multi-bedroom apartment homes in larger scale developments of 20 or more units.There were a total of 8,721 occupied units of this type in the two PUMAs, yielding a total of 0.195 school-age children per unit(or 19.5 per 100 units),which is much lower than that for other types of housing. �.� �.�,� ��� # '_�_ � . � ���- r, _ � f� � • ...-.. — "��L �..__e�C. ... , . . One-family house detached 57,790 31,544 0.546 54.6 One-family house attached 11,180 3,673 0.329 32.9 Multifamily, less than 20 units 17,261 7,955 0.461 46.1 Multifamily, 20 or more units 15,233 1,921 0.126 12.6 With two or more bedrooms 8721 1,703 0.195 19.5 Other 386 385 0.997 99.7 Total 110,571 45,478 0.41 41.1 Source U.S Census,2020 Decennia(Census,Summary File 1,Development Planning Partners While the PUMS-derived ratio is higher than the average for the set of comparables analyzed, it is considered in line with expectations and supportive of the findings of our comparables analysis, given that the PUMS data include units of all vintages (including much older developments)and rent levels(including rent restricted and rent subsidized affordable units). Ample research has shown that older developments and those with lower rent levels generally house more children than newer, higher end developments. (See below for further information on supporting research.) R�c�r�t Multifamily Experience and Supporting Research It has been our experience, in analyzing apartment developments across the Chicago region,that newer market rate multifamily suburban rental developments attract few families with children. Generally speaking, parents choose less dense housing (in both rental and ownership forms)that offers the additional living Exhiit B to Ord 2023-167 space and/or private outdoor space that are desirable for child-rearing.This is amply evident in our analysis of comparable multifamily developments region wide. It is particularly true within the luxury apartment segment in the suburbs, where rents are often equal to or even higher than monthly housing costs for many ownership homes. Additionally, anecdotal evidence suggests that the aging of the regional population is in many ways changing the market profile of many higher-end apartment developments,with empty nesters and retirees representing an increasingly important target market. In fact, some developers and managers of apartment properties within the Chicago Metro have reported that older households now represent up to 50°/o of the tenant base for some newer developments, particularly within the northern and western suburbs. Moreover, a growing body of secondary research on the subject of multifamily housing impacts on schools and other municipal services corroborates this experience. For example, a 2005 Urban Land Institute report notes that, "multifamily housing attracts predominantly childless couples, singles, and empty nesters."' Similarly, a 2014 report from the Multifamily Housing Council found that, "on average, there are significantly fewer children in apartments than in single-family homes, whether renter or owner-occupied.The difference is even greater among recently built homes."z A 2007 paper published in the land economicsjournal Middle States Geographer shows that demographic shifts and lifestyle changes led to a significant reduction in the number of children living in multifamily housing in the late 1990s and early 2000s. This research found that while perceptions of negative impacts from higher-density housing on municipal services and public schools persist, they do so "despite overwhelming evidence that demographic shifts have changed the composition of multi- family households."3 A 2015 analysis from the National Association of Home Builders4 utilized ACS data to demonstrate that new construction, in general, contributes fewer students to public schools than existing housing and that larger-scale developments contribute the fewest number of students to the public schools in their area. Specifically, the analysis found that, on average, multifamily rental developments with 20 or more units generated 21.0 school-age children per 100 units. However,that number fell to 11.0 school-age children per 100 units for newer construction. Finally, these trends have been well-researched and documented over time. For example, a 1966 report5 by the American Society of Planning Officials (now the American Planning Association) analyzed 17 studies dealing with the impacts of multifamily housing on local schools in locations across the country demonstrated the significant and inverse relationship between rent level and student generation. Specifically, the studies analyzed showed that"conventional" (i.e., market rate) rental apartments produce, on average, far fewer than 0.5 students per two-bedroom unit, and essentially no students per one- bedroom unit.The report concluded that [L]uxury apartments tend to be occupied by families with few or no school-age children, while low-rent apartments are occupied by both large and small families with an higher average number of school-age children.The reason, of course, is that for low-income families low-rent apartments, often in public housing projects, may be the only housing alternative, while high- income families with children prefer single-family homes. While this is a small sampling of available research on the municipal impacts of multifamily housing, the trends these reports discuss persist today and are evident in our findings. 'Haughey, Richard M."Higher Density Development:Myth and Fact"ULI—The Urban Land Institute,2005. z Obrinsky,Mark."Apartments Versus Schools Redux."National Multifamily Housing Council,2014. 3 Ives-Dewey,Dorothy."The Multi-Family Myth:Exploring the Fiscal Impacts of Apartments in the Suburbs."Middle States Geographer,40,39-46,2007. 4 Ford,Carmel."Only 41 Children for Every 100 Housing Units in the U.S.,on Average."HousingEconomics.com,2015. 5 Holley,Paul."School Enrollment by Housing Type."American Society of Planning Officials,1966. -�. Exhiit B to Ord 2023-167 Further Considerations As a final note, officials should keep in mind that our projections do not necessarily reflect a total net increase of students driven solely by the new rental apartment units. New housing units tend to draw a large percentage of their residents from the immediate area, and it is certainly possible that a portion of the school-age children living in the proposed development will have been of school age and already attending public schools within the district prior to moving with their families to the new development. Additionally, families moving from one area to another often do so to be near employment or because they find an area desirable;thus, it is quite possible that some families moving from outside the area would do so regardless of whether the new apartments were built. ��s� �■�i ;� Exhiit B to Ord 2023-167 r`'������.,�'j`''�' }��;._/I��:, i�t � ��'.�j �'��.i �,J i I�_j�!i\l V�:J Data collection for this assignment took p(ace in September of 2023. The information analyzed herein was obtained from a variety of sources deemed re(iable at the time but is not guaranteed. The estimates,projections,recommendations,and opinions provided were based on the information analyzed. No liabi(ity is assumed for the accuracy of said information. Client agrees to indemnify and hold harmless Development Planning Partners, LLC, its owners, independent contractors, agents, employees, and assigns, from all liabilities they may be subject to as a result of these services. Absorption forecasts and/or estimates of market potential provided in this report are based on the assumption that the property wil(be developed in accordance with the recommendations given, with high ca(iber design, features, and amenities, and that the units wi(l be professionafly and aggressively marketed to the appropriate target markets. They also assume that normal economic conditions will prevai( during the marketing of the properties. Unforeseen economic downturns can impact the performance of even the best housing developments. Exhiit B to Ord 2023-167 VILLAGE OF BUFFALO CiROVE PETITION FOR CONCEPT AND PRELIMINARY PLAN REVIEW Y1.L':1Ski A�O'I'1:'1'ti8"1'1'E1IS PP:1'Cf10N biUS'1'BE SIGNED l3Y AL1.PRC)PliR'fY OVP�lEfLS AND'1'Ht;PL"I'Cl'lUNER. IF Pli'I'1'I'IONER H�15 ANY QUFiS'I'IONS Cc)DiCIiItNINC;I21il�UiRf'si�M�'[TiR1ALS,PLEASI;CALL'I'HL 1)IVISlC1N OF PI.ANNING SLRb'1CL�A'C 84i-459-2525. 1.Projecr Name: 332 North:�rlingron Heights Road �_ 'INDEX INFORMATION(To be completed by Village sta� k Site_lddress: 'I'itle: Dare oE SuhmirtaL• � � 1 BACgGROUND INFORMATION Yetiric�ner:Douhfe Eaglc De��c�o�menr LLC-,�ndrew Juiris I Corporation/Title: President -- � Street.�ddress: 13075�t�fanchester Road,Suite 250 �City/State/'LIP: St.Louis,MO 63131 TetePhone�OfEtce): +1 (847)609-442^ „Cell: +1 (847)609-4427 i — -----i--- _.... ._.___ _._� Email: ajuiris�doubleeagle-de��elopmen[.com �F'ax: n/a Relauonship oE Petitioner to I'roperty(e.g.Lonrract Yurchaser Lessec,(hx nec):Contraet Purchaser OWNER OF PROPERTY(If a Tmst,see attached BeneSciary Disclosure Form) Owner Name: Doublc Eagle Devclopment LLC � CorporauonJ Tide: LLC Street��ddress: 13075 nianchester Road,Suite 250 Ciry!Stare!ZIP: St.LouiS,MO 63131 � � � '1'elephone fOffice): +l (847) 609-4437 Cell: +1 (847)609-4427 � �� —, Email: ajuiris�n;doubleeagle development.com Fa�c: � PROJECT STAFF(As applicable) Developer Atto_ r _net � -- -------,— --. _ . _ ___, �Namc: Andrew)uiris �vame: William B.Remis i 'L ___� ________�� — __ -+- _._..__� —�______ � �Companv: Double Eagle Development LLC %Company: Capes Sokol � _._� .�dd 13075 Manchester Road,Suite 250 I�ddress: 8182 Maryland Avenue,15th Floor �� City,Srate,Z1P:St.Louis,M063131 ,Cicy,Stace,ZIP:St.Louis,Missouri 63105 Phone(Office):+1 (847)609-4427 Cell:+l (847)6�9-4427 Phone(()ffice):+1 (314)754-4852 Cell:+l (314j 401-5857 i Fax:n/a Emul:ajuiris@doubleeagle-dev� Fax:n/a EmaiL•remis@capessokoLcom I f�orm last ce�•ised Januart�2�i'14 Yagc I ot 4 Exhiit B to Ord 2023-167 Engineer Architect 'vame: Ryan Blocker,PE Name: Craig Pryde AIA,LEED AP Company: Jacob and Hefner Associates,Suite 300 Company: KTGY �ddress: 1333 ButterField Road,Suite 300 .lddress: 217 N Jefferso�St.#400 Ci�}•,Sracc,ZIP:Downers Grove,IL 60615 City,Scate,LIP:Chicago,IL 60651 ____- -- -___ _--------------- _ i Phone(Office):+1 (630)652-4630 Cell:+1 (847)902-5248 I Phone((.")ffice):+1 (312)549-4905 Cell:+l (630)881-3950 Fax:n/a Email:rblocker@jhainccom �rax:n/a Email:cpryde@ktgy.com � __ Landscane Architect Tra�c Consultant Name: Rich Olson k Nazne: Michael A.Werthmann,PE,PTOE Company: Gary R.Weber Associates,Inc. Company: KLOA rlddress: 402 W.Liberty Drive '�ddress: 9575 West Higgins Road,Suite 400 Ciry,Srare,"I.IP:Wheaton,IL 60187 City,Stace,ZIP:Rosemont,IL 60018 Phone(Office):630668719 Ce(l: Phone(Office):+1 (847)518-9990 Cell: Fax:nla EmaiL•info@grwainc.com Fax: Email:mwerthmann@kloainc.com _---------.____ �____._--------- -_ ___--_______.___.._-- Other Othec Name: Name: Company: Company: .�ddress: ?,ddress: City•,State,ZIP: City,State,ZIP: 3 Pho� ne(n€ficej: Cell: Phoi�e(Office): Cell: }--- - -----.. �Fax: Email: 'Fat: Em�til: ��� 'APP OR V�AI.REQUESTED(Check all that apply) ', �(Y, Sitc Ylan;Preliminarc Plan �X Special Use �X Plill � rinnesaTion � Variation �� __ _ _..__ � _�_.__�___.____.�-- I� Rcz�>aing [— .�ppearancc Kevie�v �jC Landscape Ylan �X O�her signage plan `PROJECT/SITE INFORMATION I Site addcess: �32 Ivorrh.�rlingron Heights Road,BuFEalo Gco��e,IL 60U89 �� Legal descripuon: see attached\X•'ord document for Legal Descnption '� �___A__..� i (If dcscription exceeds more tl�an eight t�•pe-written lines,subnut as an electconic E�le in �'ord format) � Pagc 2 o f 4 �,.,. ,,...._. . ... ..., �_. Exhiit B to Ord 2023-167 PiN number(s):03-08-101-020,03-08-201-021,03-08-10]-0?,�` Size of parceL 247,856 sq.ft. 5.69 acres Size of building:229,� sq.fr. Size oEuser/tenant space: 214� sq.ft. � F�cisting uses on site: vacant Cuxrenc land use: automotive sales Eusting structures: parking loc Proposed uses: multifamily residential Current zoning: B-4 Business Sen�ice and IX�'holesale District Proposed zoning: R-9 multiple-family dwelling district Proposed structtucs(sq.ft.and building heighr): 229,192 and 45'flat roof with 58'4"decorative ridges Sigivficant natural ameniues,including trees:new landscaping per landscape plan �F'lc,o�lplains and other developmenr rescricdons: No wetlands-Negative report received by Midwest Ecological,Inc. ' ----- -- - - - --- CHARACTER OF SURROUNDING AREA Zonia_ /Jurisdiction Land Uae �orch B-3 Planned Business District Retail Sourh IR-5 one Family Dwelling District I Residential Development � Easc 'B-3 Planned Business District Automotive Sales � i — � �Y%esc IDOT Right of Way I N.Old Arlington Heights Road —1--._—.. VARIATIONS: ',l.ist all variarions requested oE Villagc Ordinances.The specific secuon of the respecu��e Ordinance should be cited,and the reason(s) that the variauon is needed should be clearly esplained. TBD(signage location,building setback,building height,parking ratio). � �FILLING FEES: All applicauons require pa��ment of a non-rcfundablc fcc.Plcasc see the Fec Schedule at the�'illage wehsite under Homc/ Govemment/Plamung and Economic Development%.�pplications and Forms/Fee Schedule. In addiuon�o filing fees,an escrow deposit for the�'illage's recoeerahle cosrs is required.Quesrions concerning tees can be directed tc,the��illagc Plannez ac(847)4�9 2525. [cerefy tha�the above is true and accuratc and agree to pap the required fees as stated in Fce 5chedulc. 10/06/20203 Signature of Peddoner _--.__--__ Dare -_—.__ ' ` � � '"� Date l�J �'3 Signature of 1'coperty Ownec f �----- Page 3 of 4 Exhiit B to Ord 2023-167 BENEFICIARY DISCLOSURE FORM(LAND TRUSTS) __ ____._. __.__�..__..____ For any pcopert�hefd in a land trust,srare law requires all beneficiaries of the trust be identified by name,address,and interest in the subject properry.In addition,the application must be verified b�-the trustee or beneficiaries.In rhe ecent rhe bencficiary of 11and trust is a corporldon,the corporation shareholders must be idenrified. BF.NEFICIAKIES OH'I.�1ND'1'RL'S'I'# Name of Benefician• �lddress Interest in Prc�ecr}. � TKUS'1'EE N�11�1ES �-�ddress: �Telephone: � -�T^�^�— Fax: — ----..___—__��_.__.__------ - 1'rustee Sigian�re: 5L7BSCRIBED.1ND S\k'ORI�1'O f�etore me this day of ,201� Notary Public Beneficiary Signature: SliBSCRIBED 11ND S�x'OR�T TO before me this dav of ,2014 Notarq Yublic P;�{;e 4 of 4 Exhiit B to Ord 2023-167 VfLLAGE OF � � ` „ F3UFFALQ GRQ1�E > PLANNED UNIT DEVELOPMENT STANDARDS In addition to the special use standards,ail planned unit developments shall meet the following general standards: 1. Have the minimum areas as set forth in Section 17.16.060. Response: Yes. Lot 1 the current proposed development of the SSD center and 5.61 acres. Lot 2 is planned to be re-subdivided into two parcels upon final determination of end users and is a total of 4.89 acres. Lot 3 is for R-9 Multiple-Family Dwelling use and is above the 2 acres minimum area. 2. The uses permitted in such development are not of such a nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood; Response:The proposed PUD has been designed in harmony with the Village of Buffalo Grove's ordinances. The requested minor variances are designed to support the end user without any adverse impacts on the surrounding neighborhood. This tremendous investment will convert blight to beauty. 3. The plan effectively treats the developmental possibilities of the subject property, making appropriate provisions for the preservation of streams,wooded areas,scenic views,floodplain areas,and similar physical features; Response:The environmental aspects of the proposed PUD will be greatly enhanced. There will be tremendous investment in stormwater treatment facilities. The improvement of the water quality will better serve the surrounding natural area and parks. In addition,the buildings and landscape area will be greatly enhanced and no longer be an area for squatters,vandals,and a magnet for litter. 4. All requirements pertaining to commercial, residential, institutional or other uses established in the planned unit development conform to the requirements for each individual classification as established elsewhere in this Title, except as may be specifically varied for the proper planning of the planned unit development; Response:The requested variances are designed to accommodate the requests of the anchor user and for commercial viability multifamily residential. 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be sufficient for the proposed use, and that the development of the property in the proposed manner creates no outlots which will be difficult to develop in an appropriate manner. Exhiit B to Ord 2023-167 ���.�,AG� �Cr - i e�r�F�Ec� ��aov� G � � Response: Lot 1 is the current proposed development of the SSD center. Lot 2 is planned to be re- subdivided into two parcels upon final determination of end users. Lot 3 is for residential use. See site plan and PLAT for reference. Exhiit B to Ord 2023-167 �•�1..1.�Vr1: Vl' � � SiTFF:1i.t) (;Kf)VF � � 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 development of this severely neglected property will enhance public health, safety, morals, comfort, and general welfare. The current property condition is a public nuisance, filled with litter,squatters, broken windows,truck parking and abandoned buildings. The special uses requested will allow for a development that will reshape and benefit the Village's frontage on Dundee Road and Old Arlington Heights Road. Both the commercial and residential components of this development will serve the public convenience and 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; Response:The proposed mixed use development of retail and residential is in harmony with the district in which it is located.The retail is positioned along the Dundee retail corridor and of comparable intensity of operation with the district.The multifamily residential will be of similar size and intensity of operation of nearby four story multifamily properties within the area.The developer has worked with the Village to ensure scale and access are in harmony with the surrounding neighborhood. 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:Th retail development will be a draw for thousands of shoppers to the area and further support the Village of Buffalo Grove retail base.The residential development will add modern housing to an already diverse residential neighborhood along Arlington Heights Road. The residential development will replace an abandoned parking lot and unkept low lying field, adding value and improved site lines to 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 proposed development will not impede or hinder the development of adjacent land. 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided; Response:The developers have been working with Village staff,civil engineering, architectural,traffic and landscaping firms to verify and provide the availabi�r,ilP�tb0�2tl'��i infrastructure, utilities, roads,and stormwater treatment facilities. 6. Parking areas shall be of adequate size for the particular special use,which areas shall be properly located and suitably screened from adjoining residential uses, and the entrance and exit 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:Safety will be enhanced through the upgraded and relocated access points. Traffic improvements have been designed in coordination with the Village staff and top design professionals. A residential development parking study indicates peak parking demand at comparable multifamily properties ranges from 1.12 to 1.36 vehicles per occupied unit.The proposed residential development is providing 1.6 parking spaces per built unit—well above peak rates indicated in the study. �ILLA�E f)i' Exhiit B to Ord 202s��s� �U�FALO C;KUti`i�: � �� 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; Resqonse: The 16.69 Acre parcel is one of the most underutilized assets in the community. The buildings on the property have been vacant for over 10 years and they are functionally obsolete.The proposed variances are to enable the introduction of a mixture of commercial and residential uses to revitalize the site.These variances are necessary to accommodate the operations of the anchor commercial tenant and allow for feasibility of multifamily residential use. The developers have coordinated daily with the Village staff,end users and design professionals to optimize the development for the tenants, residents,neighborhood,and Village. 2. The plight of the owner is due to unique circumstances; Response: This infill development has sat vacant for many years.This dormant retail property has lost assessed value every year. The functional obsolescence and the neglected buildings require the whole site to be redeveloped. With the current real estate market conditions,accommodating the end user's as efficiently as possible was the key to creating a marketable product. Daily coordination with the Village and countless design professionals representing the developers,end users and the Village of Buffalo Grove have been involved in the process. 3. The proposed variation will not alter the essential character of the neighborhood Response: The proposed variations will not alter the essential character of the neighborhood. The variances are specifically targeted to accommodate operations with minimal impact on the character of the neighborhood. Exhiit B to Ord 2023-167 VILLAGE OF BUFFALO GROVE � Community Development Department � � � Fifty Raupp Bivd ' Buffalo Grove, IL 60089 Phone:847.459.2530 Sign Code — Variation Standard Fax:847.459.7944 RESPONSE TO STANDARDS During your testimony at the Public Hearing you need to testify and present your case for the variance being requested. During your testimony you need to affirmatively address the six (6)standards listed below. The Planning&Zoning Commission is authorized to grant variations to the regulations of the Sign Code (Chapter 14.40) based upon findings of fact which are made based upon evidence presented at the hearing that: 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific building, parcel or property in question; and Response: Bison Crossing is on the south side of East Dundee Rd. Since the most recent development the right of way trees planted have grown tall. The current restriction of 15 feet would not be visible from both directions and would detrimentally impact the current tenants. Shorewood's request reflects a reduction in overall signage count for the site.The multifamily residential signage is along N Arlington Heights road and in the form of a detached monument sign that will be 5'-8"tall to account for landscaping along the base of the monument. The monument will be set back 7'-8" from the property line, and thus within the 25' front yard setback. The height and location of the sign are to allow for suitable visibility from the Arlington Heights Road. If located behind the 25' setback, the sign would be blocked by parked cars. Note,the sign will be approximated 25' set back from the public sidewalk. The 8" of extra height allow for beautification of the base of the sign with landscaping. 2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; and Response:Shorewood can confirm that the neighboring properties will not be adversely impacted by a taller commercial sign. Dakota Auto Repair,the western adjacent parcel has a clear view and adequate separation from the proposed Bison Crossing sign location. Bison Park to the east has adequate separation from the proposed sign. Double Eagle can confirm that the neighboring properties will not be adversely impacted by a slightly taller residential sign within the setback.Though within the setback from the property line,the sign is still set back over 25'from the sidewalk.The height of signs to the south along both sides of Arlington Heights road vary in heights above 5'.The style of the sign will be designed to fit well within the context of the surrounding mix of residences and businesses. 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; and Response:The right of way plantings are uniquely dense and tall at Bison Crossing. Any replacements would likely be rejected by IDOT.To maintain a residential look and feel,the multifamily property will not be attaching large signage to the west face of the building. A monument sign fits better within the character of the neighborhood,but the location within the setback is necessary for visibility. 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020. Exhiit B to Ord 2023-167 Response:The overall signage will be reduced with the parcel. The 16.69 acre development currently has three signs fronting E. Dundee Rd. Shorewood is reducing the sign count. This development's significant size,limited visibility and potential tenant count warrants a taller sign. The residential signage will not be contrary to this Title pursuant to Section 14.04.020. B. Where there is insufficient evidence, in the opinion of the Planning&Zoning Commission,to support a finding under subsection (A), but some hardship does exist,the Planning&Zoning Commission may consider the requirement fulfilled if: 1. The proposed signage is of particularly good design and in particularly good taste; and Response:The signage will exceed Village standards and its design will be coordinated with Village staff. The signs will be a tremendous enhancement vs.the current design and the residential sign will reflect the character or the Arlington Heights Road corridor. 2. The entire site has been or will be particularly well landscaped. Response: As part of their redevelopment, Shorewood and Double Eagle are working closely with village staff on landscaping plans for the site. 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Aboona, �nc. ����'i I'� ., , , � ;�i ,. �� �' �,. . �� . � .� � � ���� Exhiit B to Ord 2023-167 II 1 This report summarizes the methodologies, results, and findings of a traffic impact study conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for a proposed mixed-use development to be located in Buffalo Grove, [llinois. The site, which contains three former car dealerships, is (ocated in the southeast quadrant of the intersection of Dundee Road with Old Arlington Heights Road. The site will be redeveloped to contain an approxirnately 50,354 square- foot Tesla dealership to be located in the northeast portion of the site, a 224-unit residential building to be located on the south side of the site, and an approxunately 36,000 square feet of commercial space to be located in the northwest portion of the site. Access will be provided via Dundee Road and Old Arlington Heights Road. The purpose of this study was to examine background traffic conditions, assess the impact that the proposed development will have on traffic conditions in the area,and determine ifany roadway or access improvements are necessary to accommodate the traffic generated by the proposed development. Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows an aerial view of the site. The sections of this report present the fol lowing: • Existing roadway conditions • A description of the proposed development �' • Directional distribution of the development traffic • Vehicle trip generation for the development • Future traffic conditions including access to the development • Traffic analyses for the weekday morning, weekday afternoon, and weekday evening peak hours • Recommendations w ith respect to adequacy of the site access and adjacent roadway system • Evaluation of fhe proposed parking supply Traffic capacity analyses were conducted for the weekday morning, weekday afternoon, and weekday evening peak hours tor the following conditions: �° l. Existing Conditions—Analyzes the capacity of the existing roadway system using existing peak hour traffic volumes in the surrounding area. 2. Y"ear 2029 No-Build Conditions — Analyzes the capacity of the future roadway system using the no-build traffic volumes that include the existing traffic volumes plus the traffic to be generated by other regional growth. 3. Year 2029 Total Projected Conditions — Analyzes the capacity of the future roadway system using the projected traffic volumes that include the existing traffic volumes, ambient traffic growth, the traffic estimated to be generated by the full buildout of the proposed development. I'�•n��u.��c'tl lll:�e�/-J �. !� ,�'„�� .� ��� Bt�fjulo C,ru��c. Illin�,;� 1 � Krnig,Lindgr�n.0'Hara,Aboona,lnc. Exhiit B to Ord 2023-167 ,t *'� ` : . r _ _ '"�1�'��b;�};�'�;' ��"�t,�� � �EC�� � � � _ �ir;���411�r�'' ���QL}� a � � �. `u � � � 1. V `w _� _ _ �����WC4{i�L� � �� , _ � _ . _ _, ��� �3i�C��,� �i�f�C �.. ..`t���a e��.,,� L3 f t=k`�` , , .. 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I Oi.` ,i�� �' .f . . �� 5 ._!+,. `�.'1�:lAL � .'~ _.�I I,Ii (T �Y'�,�iK! . , ��� �� i' � �.�ii —� ::.�' .�- .��af�'p�.,, m` R,Sr; ���i. �1 F ' � R r ��. ��,��.� . ���`��'-, '�+.L•YLe ,' � ,� � � 0� ' .� e 'L � . . , �� -�� ;�+1�'_ .: , � -� , �� �, � �`.`�'` �� � a � � ` ' .�`�•'`',� `�`�` � J � � . r� "'��� , � : �. � ""�,; '' ' �"� ,"�,,:��>'r � �``a� ��`� .`" I'.;.. #� a� � .� .� ;'�� �� � �* ,�, �" ' +� � ii�',�� ��'M� �,�•jr '�y�e � �. y ., j�rY. -Y rf � 9 ,r16.. ,� ` �-f�*d'; ��y �i�'� �'u�^r.,r�J' �. � �.� � �'1 a� �7e,: �^"'` '""�V,a»�i„ �� xa A w.a .:.:��4�;:.. ... Aerial View of Site Figure 2 � /'I'u�����r�(.11i_��t'�( l �_� ? � � � KLO , I;trit�rl�� (;rnt�c�. 1tIr1 ,r��. 3 .. Kenig.Lindc�ren.0'Mara.A600na.l nc. Exhiit B to Ord 2023-167 � 1 1 1 I " Existing transportation conditions in the vicinity of the site were documented in order to obtain a database for projecting future conditions.The following provides a description of the geographical location of the site, physical characteristics of the area roadway system including lane usage and traffic control devices, and existing peak hour traffic volumes. Site Location ��` The site is located in the southeast quadrant ofthe intersection ofDundee Road with Old Arlington Heights Road. Land uses in the immediate vicinity are primary residential with commercial uses located along Dundee Road including Dakota Auto Repair & Tire Center and a McDonald's restaurant and Oberweis Dairy to the west of the site. Bison Park is located to the immediate east of the site, which has access to Dundee Road. Additionally,Buffalo Grove High School is located to the northwest of the site. Existing Roadway System Characteristics The characteristics of the existing roadways near the development are described below and illustrated in Figure 3. Darndee Road (IL 68) is an east-west, other principal arterial that provides two through lanes in each direction divided by a striped or barrier median in the vicinity of the site. At its unsignalized intersection with Weidner Road/Crofton Lane, Dundee Road provides an exclusive left-turn lane, a through lane,and a shared through/right-turn lane on both approaches. Standard style crosswalks and pedestrian signals are provided on all four legs of this intersection. At its signalized intersection with the Buffalo Grove High School aecess drive/Oberweis Dairy inbound access drive/McDonald's inbound access drive, Dundee Road provides an exclusive left-turn lane, a through lane, and a shared throu�h/ri�ht-turn lane on both approaches. The school access drive provides an exclusive left-turn lane and an exclusive right-turn lane on the southbound approach. At its unsignalized "T" intersection with Old Arlington Heights Road, Dundee Road provides a through lane and a shared through/right-turn lane on the eastbound approach and an exclusive left- turn lane and two through lanes on the westbound approach. At its unsignalized intersection with the Bison Park/site shared access drive, Dundee Road provides a through lane and a shared through/right-turn lane on the eastbound approach and an exclusive left-turn lane and two through lanes on the westbound approach. Dundee Road is under the jurisdiction of the Illinois Department of Transportation (IDOT), is not classified as a Strategic Regional Arterial (SRA), has a posted speed limit of 35 iniles per hour, and carries an annual average daily traffic (AADT) volume of 29,000 vehicles (IDOT 2021). �. Propo.secf�Llixecl-G'.sc� l� , , � ��� Ptrff<rlr� f;rn��e. lllin�� �� 4 KeNg,Llndgren,0'Hara,Ahoona.lnc,. w � J U N � � � a m �O a ri ; ii d' P � a `: �- w � O � � � � Z � Y33 � �9 �, m �n � � � 3 �n m u� �y = O O � � N K �' J (n U U � O O � � � a w � Z U' � �7 W U � � � g N z g z a � o� m m W 0 U N -� a Or p Q V7 tn m z a x x wf �I ¢ � � a O � O a � � O w�,c w � r �n �n z m m �n = _ � o�a , , , , , , , z.o ��� � � i��H� o, � 3NVl �� �'FSf�6"a� M � 'il�,� � o � : ovoa N 213N413M � � � U � � 1t� � � � S � � l � U Q � Q 2 114 ;.� � } �.�*.�# .,3�tltld$NOS19V Q ; I N 0 Q � � '� C7 �n Z � � � X W � 7""" � t,", . t j� y.' i � 11� �,� t � � � P 1 4 j� .._.._...�_-��{� '* ...` ✓ 't�,�❑r r� r i,�, �� � r. , ,o � � 1 �� � �': � o a �r�' � B o Z� � ����.� . � � J j � �_ ! �. % oW �; o ,'�a�d Hv� �1�. WW o= wO > � t7'_ Z aniaA.:£����d� �y _.s3niaa ssa��v o.o a`'•` a� IOOHDS H�IH 71M�....,""" - �,OlVN049W pp. �`t;' 0 J �� ONV SI3M21390 ��,� Y J _ � h♦ �` F W W � II� ,IO�PO Cj W>p U'Q- w� �� � Qy�' �� w C9 z P' � �p oa W LL LL � �m Exhiit B to Ord 2023-167 Old Arlington Heights Roud is a north-south, local roadway that extends between Dundee Road and Arlington Heights Road and is aligned opposite University Drive at its intersection with Arington Heights Road. It provides one lane in each direction generally divided by a striped median. At its signalized intersection with Arlington Heights Road, the Old Arlington Heights Road and University Drive approaches provide a shared left-turn/through lane and a shared through/right-turn lane. At its unsignalized "T" intersection with Dundee Road, Old Arlington Heights Road provides a right-turn lane on the northbound approach that is under stop sign control. At its unsignalized "T" intersection with Boeger Drive, Old Arlington Heights Road provides an exclusive left-turn lane and a through lane on the northbound approach and a shared thraugh/right- turn lane on the southbound approach. Old Arlington Heights Avenue is under the jurisdiction of [DOT, is not classified as an SRA, has a posted speed limit of 40 miles per hour, and carries an AADT volume of 4,050 vehicles (IDOT 2022). I3oeger Driv�� is an east-west, local roadway that extends from Old Arlington Heights Road to Arlington Heights Road providing one travel lane in each direction. At its unsignalized "T" intersection with Old Arlington Heights Road, Boeger Drive provides a shared left-turn/right-turn lane on the eastbound approach that is under stop sign control. Existin� Traffic Volumes In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted peak period vehicle, pedestrian, and bicycle counts utilizing Miovision Scout Collection Units at the following intersections: • Old Arlington Heights Road with Dundee Road • Old Arlington Heights Road with McDonald�s Access Drive • Old Arlington Heights Road with Boeger Drive • Old Arlington Heights Road with Arlington Heights Road/University Drive • Dundee Road with High School Access Drive • Dundee Road with Bison Park Access Drive • Dundee Road with Crofton Lane/Weidner Road The traftic counts were y.:enerally performed on Thursday, August 31, 2023, during the weekday morning(6:00 to 9:00 A.M.)and weekday afternoon and evening(2:00 to 6:00 P.M.)peak periods. Thc results of the traffic counts indicated that the weekday morning peak hour of traffic occurs from 7:30 A.M. to 8:30 A.M., the weekday afternoon peak hour of traffic occurs from 3:00 P.M. to 4:00 P.M., and the weekday evening peak hour of traffic occurs from 5:00 P.M. to 6:00 P.M. Figure 4 illustrates the existing peak hour traffic volumes. Copies of the traffic count summary sheets are included in the Appendix. Pi°oposecl_11i.r�cl-L'�e 1��>��, , � ��� Btrjfulo C�rore. Illi���� �. 6 Kenig,Lind�ren,O'Hara,Aboona.lnc. W `* J Q a � v U o , > j � � m /-� � � w f��: LL ~ QO � i,.i d p o=, F- o d' O a' O °D O W a �a � � Y o W �. 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I I � 02'•Q.O y w >> o�Q U�?� w,� p� ' �v? �� W C7 z � �m� P` � �O Mom �lai � - X� �m Exhiit B to Ord 2023-167 Crash Data Summar�� KLOA, Inc. obtained crash data� for the most recent available past five years (2018 to 2022) for the intersections of Dundee Road with Old Arlington Heights Road, Dundee Road with Crofton Lane/Weidner Road, Old Arlington Heights Road with Boeger Drive, and Old Arlington Heights Road with Arlington Heights Road/University Drive. It should be noted that no crashes were reported at the intersection of Old Arlington Heights Road with Arlington Heights Road/University Drive. The crash data for the other intersections are summarized in "fables 1 through 3. A review of the crash data indicated that no fatalities were reported at the study area intersections between 2018 and 2022. Table l - DUNDEE ROAD WITH OLD ARLINGTON HE[GHTS ROAD—CRASH SUMMARY � • � � : �: � 1 � 1 � : � . , � i i • � � � 1 i , 2018 0 0 0 0 0 0 0 0 2019 0 0 0 0 2 "' �`'2 0 4 2020 0 0 0 1 0 0 0 1 2021 0 0 0 0 ` 2 0 2 '�a�`�� 2022 0 0 2 0 � 0 � � 2 0 4 Total 0 p 2 1 2 6 0 11 Average -- -- <1.0 <1.0 <1.0 1.2 -- 2.2 N ,;�;:p �� ,:,,; ��-, , . � � � ' IDOT DISCLAIMER: The motor vehicle crash data referenced herein was provided by the [llinois Department of Transportation.The author is responsible for any data analyses and conclusions drawn. � /�i'�, ,,,.c�<i �:c'cl-C �: . � ��� h'�tli<,i„ r,;,�,�f�. IIIr���� � 8 Kenic�,Lindc�ren,O'Hara,Ahoona,Inc. Exhiit B to Ord 2023-167 Table 2 OLD ARLINGTON HE[GHTS ROAD WITH BOEGER DR[VE —CRASH SUMMARY , • � • � � . � � � � ' � � � • � 1 i 2018 0 0 0 0 0 1 0 1 2019 0 0 0 0 0 0 0 2020 0 0 0 0 0 0 0 0 2021 0 0 0 0 0 0 -� � l 2022 0 0 0 0 0 � 0 0 0 Total 0 0 0 0 0 2 0 2 � Average -- -- -- -- -- <1.0 -- <1.0 Table 3 DUNDF,E RO:�D V1�'ITH CROFTON L.�NEIWEIDNER ROAD—CRASH SUMMARY . , . , . , � : � i � 1 � • � � , • � • � 1 � 2018 1 0 0 2 0 4 0 7 2019 0 - 0 1 1 2 1 2 7 2020 0 0 0 1 0 1 0 2 ��s x, 2021 ���`�"��-� `'� 0 0 4 � 0 1 1 6 2022 0 0 0 1 0 0 1 2 Total 1 0 1 9 2 7 4 24 Average <1.0 -- <1.0 1.8 <1.0 1.4 <1.0 2.8 /'r'u��n,��'cl lli.��f'c! ! �_ ? , . � . ��� �)11/°t(!1!) (71�U1`C�, /� li.'�';� 9 KP���,�.��,d�,P,,.o�N�,,,,nno<>�:,,i�,� Exhiit B to Ord 2023-167 • � � ' 1 ' � 1 1 1 ' 1 � ' ' 1 1 ' I In order to properly evaluate future traffic conditions in the surrounding area, it was ntecessary to determine the trafFc characteristics of the proposed development, including the directional distribution and volumes oftraffic that it will generate. Proposed Site and Development Plan � As proposed, the site is to be redeveloped to include the following uses: • An approximately 50,354 square-foot Tesla dealership to be located in the northeast portion of the site. • A 224-unit residential building to be located on the south side of the site. • Approximately 36,000 square feet of commercial space to be located in the northwest portion of the site. Access to the mixed-use development is proposed to be provided via two access drives on Dundee Road, two access drives on Old Arlington Heights Road, and cross-access with Bison Park and its access road with Dundee Road. Currently, access to the site is provided via three access drives on Dundee Road and one access drive on Old Arlington Heights Koad. As such, the number of access drives serving the development is to remain the same and the number of access drives on Dundee Road will be reduced. The following outlines the location and design of each access drive: • A proposed right-in/right-out access drive to be located on the south side of Dundee Road approximately 300 feet east of Old Arlington Heights Road at the location of the existing eastern full access drive serving the site. Left-turn movements to and from this access drive will be restricted via striping and signage. This access drive will provide one inbound lane and one outbound lane with the outbound movement under stop sign control. • A proposed full-mavement access drive to be located on the south side of Dundee Road approximately 610 feet east of Old Arlington Heights Road just west of the location of the existing western full access drive serving the site. This access drive will provide one inbound lane and two outbound lanes striped for an exclusive left-turn lane and an exclusive right-turn lane. 'The outbound movements will be under stop sign control. � Inbound left-turn movements to the access drive will be provided via the existing �"ry westbound lett-turn lane on Dundee Road serving the existing access drive which will be � slightly extended with the relocation of the access drive. • A proposed full-movement access drive located on the east side of Old Arlington Heights Road approximately 475 feet south of Dundee Road that will be aligned opposite Boeger Drive. This access drive will provide one inbound lane and two outbound lanes striped for a shared left-turn/through (ane and an exclusive right-turn lane with the outbound movements under stop sign control. The existing Old Arlington Heights Road median will be restriped to provide a separate southbound left-turn lane that will accommodate inbound left-turn movements to this access drive. f'ru�u.��ec! �Li.�-t�1-1 ,� r` . . � ��� RnHul<� (>>�ni��. Illim:�, 10 KAnig,Lindgren,0'Nara.Aboona,lnc. Exhiit B to Ord 2023-167 • A proposed full-movement access drive located on the east side of Old Arlington Heights Road approximately 845 feet south of Dundee Road at approximately the location of the existing full access drive serving the site. This access drive will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. The existing Old Arlington Heights Road median will be restriped to provide a separate southbound left-turn lane that will accommodate inbound left-turn movements to this access drive. • The existing cross-access to Bison Park and its access road with Dundee Road which is located on the south side of Dundee Road approximately 945 feet east of Old Arlington Heights Road. At its intersection with Dundee Road, the Bison Park access road provides one inbound lane and one outbound lane with the outbound movements under stop sign control. Inbound left-turn movements to the Bison Park aceess road are accommodated via a separate left-turn lane on Dundee Road. A copy of the site plan is included in the Appendix. �;���� +�'� ...,:_ .t.� Directional Distribution The directions from which residents, patrons, and employees will approach and depart the site were estimated based on existing travel patterns, as determined from the traffic counts. Figure � illustrates the directional distribution of the development-;�enerated traffic. � Pr�opose���l�lixecl- � � �� ��� Rr�f1�r1�� (�r��rc° I' .� �� � l l Kenic�,Lind�jren,O'Hara,Aboona,I nr.. w � J U w � `� � � a ` oi -�-i � a -�; � O � O Z ¢ �a z � ^ o � " � � � � z _ � m � � _ � w � N " � � O Z � 2 LL � r W � � Z U Z � � w Q m w U C7 wr � � N O O ILi J d � U Z � Wj0 � i � � O O;Q V 2�D � � �k� � � O � � I � € 3Ntll O1d021� �_,�.. � apoa 213N413M ...._�._.._...._,_,......:. Z �'' O H � m e. � H � � „,'� an�aa gsaaav J Havd Nos�e a --- -. .,__- _--•—•� .; z0 '� � H � I \`t � n Nl �' Q ,— Mi i I ! I � •1 :I,,...�... I . , ���....::e;:* I W I I � � � �" � I � I I 'w .,a i � ' � . i � �4---------- ' � ' -�-- ,_. ._ _ � t� `'o� � � �..'� .__-�_�.__-,,.:...._ � � ,,--- 09Z ,SZZ � ,Sb£ I z �� 0 0 �, �� z � �� �` a� �y ~cn ' �w �$> O S w O _ ; �Z 3AI2J,0 S,s,_$3��tl,_ .. .$3AINO SS39�V �;� �y a J 100H�S H'JIH'.�..�...,�.�.�S.OItlNOO�W m.'; �Z'�� J - 4NV SI3M21380 �� �V' � �— �O� � W W � �'��OP W> QO ��' �o � P�� � �� , �O � J oa LL � � X LL O � � �I �m Exhiit B to Ord 2023-167 Estii��ated Site Traf�fic Gcneration The volume of traffic projected to be generated by the proposed mixed-use development was estimated using data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11`� Edition. The following land use codes were used to estimate the trips to be generated by the each of the proposed uses: • The Multifamily Housing Mid-Rise (Land Use Code (LUC) 221) trip rates were used to estimate the traffic to be generated by the residential building. • The Strip Retail Plaza(LUC 822) rates were used to estimate the traffic to be generated by the proposed commercial space. Given the unique nature of the Telsa dealership as compared to other automotive dealerships, the volume oftraffic estimated to be generated by the proposed Tesla dealership was based on surveys conducted at existing Tesla dealerships. The surveys were conducted in 2018 at the Burbank and Los Angeles, California locations. [n regard to the surveys, the following is important to note: • The surveyed dealerships provide both sales and service facilities. � One of the surveyed dealerships provides public char`�ing stations. The trips generated by these stations were independently estimated and subtracted from the total volume of trips generated by the facility. • As the surveys did not distinguish between entering and exiting traffic, the distribution of traffic was based on rates included in [TE Trip Generation Manual, 11`" Edition for Land- Use Code 840 (Automobile Sales (New)). It is important to note that surve}s conducted by ITE have shown that approximately 30 to 35 percent of trips made to co►nmercial developments are diverted from the existing traffic on the roadway system. This is particularly true during the weekday morning and evening peak hours when traffic is diverted from the home-to-��ork and work-to-home trips. Such diverted trips are referred to as pass-by traftic. However, in order to provide a conservative analysis, only a 20 percent pass-by reduction was applied to the trips anticipated to be generated by the proposed commercial space. ,;�`' Tablc -i tabulates the vehicle trips estimated for the proposed development during the weekday morning. �tieekday afternoon, and weekday evening peak hours. m•�. ��,��.,�,,,���� ,�,:,����1 � e, � � KLO 1�:;!t��Iu r,��„��t�. I Ir, - - 13 Kr.nig,Lindc�ren.0'Nar.�,Aboona.lnc. � � M N c�.i _� , 00 N O� N M 0�0 -o - oo rt' .-. M � N = O ' o � m Q X v� V� �O �O 1 l� m W � M N 'J� � '�' �,My = � _ �� ij � � �C � � _ .-. � � c Y v'� h :.� O� r � O N � � �� � � - � � i N �rt 00 "h !I' O �n ��' •-, �, O � N N [� ^, , � O � N � � O M I� ,-� i �,,,d � -d - 00 N pp O� �I 0�0 � � � . n � � � M � °�I �, � w � o `o — t� = c�� �n oo x� r �;_ � � :� O > �, �, U ^ .-. `'-; CL� 4-: " �" rn O LL "O Q � O ;� � � CG M �p � c.� � � .� .� � � � ' � � O, � •�' p. #: � L� Q --C �t � C� �' �i" ^ N �C �,� N � (��' � � �1 w +� � 3 � '� a� W � p � E- � Z ; f 4. � C7 ^ � � � e� � ` � � \ o �, ._ � � � U �j ; F" � � � � � � W 1 F- -,. ��: � LL] N N � � � � � � � N � v � � �`� F- 0.. -� =� Exhiit B to Ord 2023-167 � � 1 ' ' 1 . I 1 1 The total projected traffic volumes include the existing traffic volumes, increase in background traffic due to regional growth, and the traffic estimated to be generated by the proposed subject development. Development Traffic Assignment � � The estimated weekday morning, weekday afternoon, and evening peak hour traftic volumes that will be generated by the proposed development were assigned to the roadway system in accordance with the previously described directional distribution (Figure 5). (�i�;ure 6 illustrates the traffic assignment of the new trips. Figure 7 illustrates the traffic assignment of the pass-by trips. �.: Background (No-Buildj Traffic Conditions The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for the increase in existing traffic related to regional growth in the area (i.e., not attributable to any particular planned development). Based on Annual Average Daily Traffic (AADT) projections provided by the Chicago Metropolitan Agency for Planning (CMAP). the existing traffic volumes are projected to increase by an annual compounded growth rate of approximately 0.53 percent. As such, traffic volumes were increased by three percent to represent Year 2029 no-build conditions. A copy of the CMAP projections letter is included in the Appendix. The Year 2029 no-build traffic volumes, which include the existing traffic volumes increased by the regional growth factor are illustrated in Figure 8. Total Projected Tral�tic Volum�, The development-generated traffic was added to the existing traffic volumes considering background growth to determine the Year 2029 projected traffic volumes for the development which are illustrated in Fi�;ure 9. ,�° � � ��,.��,,,,,���� ,�r<<,�, � . KLO lill�/ti�r) (II't11'c' � (lr " • 15 Kenic�,Linrf�rrn,0'Mara,Ahonna,lnc. w � J Ua ✓ � (n o m �-+ O -- o w f�_�. LL H � � � � < �3 a O `: O > � � � � � Z �o � a a o w �_ �.. 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K 'ti /f�� el6 ?y .``��Q'�'� iy�t _ - 1 �� �,ti ��° �`�r __ _ � , _ ` <� 'e��-`a.y` m.�`� t oW Hc� � � Y�� Cl�> � y �ryo P, �. w Z 3AI2�4 S 30 d ,,yy� 53AI,MO SS3��V �p �54,, , d J �OOHO H'JIH 1�'.'»,�".'.�..""�;OItlNOdOW m; V'2;' . �J ONtl 513Ma380 ' �� J [56]c68u bf2-� � ♦ ,r4%" [99] U£li b11� � I � � W w ��� w » oN� �~��P w� �� �� y" v �� W U' z � "-'�v,o Q'� �' O ,p^' �J - pLL W LL � - X� �m Exhiit B to Ord 2023-167 � ' . � 1 � ' 1 ' 1 . � The following provides an evaluation conducted for the weekday morning, weekday afternoon, and weekday evening peak hours.The analysis includes conducting capacity analyses to determine how well the roadway system and access drives are projected to operate and whether any roadway improvements or modifications are required. Traffic Analyses �� � Roadway and adjacent or nearby intersection analyses were performed for the weekday morning, weekday afternoon, and weekday evening peak hours for the Year 2023 existing, Year 2029 no- build, and Year 2029 projected traffic volumes. The traffic analyses were performed using the methodologies outlined in the Transportation Research Board's Highway Capaciry Manual (HCN�), 6te Edition and analyzed using Synchro/SimTraffic 1 1 software. The analysis for the traffic-signal controlled intersections, to determine the average overall vehicle delay and levels of service, were accomplished using utilizing actual cycle lengths and phasings. The analyses for the unsignalized intersections determine the average control delay to vehicles at an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign (includes the time required to decelerate to a stop) until its departure from the stop sign and resumption of free flow speed. The methodology analyzes each intersection approach controlled by a stop sign and considers traffic volumes on all approaches and lane characteristics. The ability of an intersection to accommodate traftie flow is expressed in terms of level of service, which is assigned a letter from A to F based on the average control delay experienced by vehicles passing through the intersection. The Hig{nvay Capaciry Manual definitions for levels of service and the corresponding control delay for signalized intersections and unsignalized intersections are included in the Appendix of this report. Summaries ofthe traftic analysis results showing the level ofservice and overall intersection delay (measured in seconds) for the existing, Year 2029 no-build, and Year 2029 total projected conditions are presented in "I ables S through 10. A discussion of each intersection follows. Summary sheets for the eapacity analyses are included in the Appendix. Pro�u.sed�llixecl-(���� ;�� � �. . ��� Rliff�rlc� Grurc�. 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E� � F- 3 s C� ii Q i O c� Q-' �n Orn � o c��� cn v-� � W C] ri CA O Q � W � Ca Q � '.Y.' � C4 Q � Ltl — � ^ o ^ 00 pp ^ �n �'O � � oo ^ c�1 M F M � � M � M � ,� � � .—� �--� i•--. .-_ .-� C I I � I I � I I � � s I Oa W Q � 0� d � W Q �' a � Cp.i L � O� O N N v'� �n N O� � � � = Q � ¢ v� Q �n ¢ °° Q v� ¢ �n ¢ °° Q �n C �n � i� � ' W � CL � ; � � �� � - � _ R = � o � � � � � o � � � � � a � � � o � r o a o c ,� , ,ti p ,� a o �, ; � a � A � 'a x � � � � 'o � � � a se ti ���� r �'. 6� Z' G� 3"" 6� 6� 6J i" 6� Z' 6> 6� 6� L' 6� i"' 6� 0� N " i � a� O a� r�,. G� � a� O C� y 6� � G� O G� ,� G> > y -C � �. Q : 3 � 3d 3W 3 � 3Q 3W 3 � 3 � 3w � � . � �- � � � �- � � � U " N � � - � •- _ � Q � i i , � i � � � ; � i , ; i � , � , � _ � � Q � �] � �: F- U -- � Exhiit B to Ord 2023-167 Table 8 CAPACITY ANALYSIS RESULTS — EXISTING CONDITIONS— UNSIGNALIZED � . i � � . ii � i � . � � ' ' � ' • � ' • . � 1 1 • . 1 1 • , 1 • Old Arlington Heights Road with Dundee Road' • Northbound Approach C 18.9 C 16.4 17.5 • Westbound Left Turn B 12.3 B 1 1.l B " 10.9 Old Arlington Heights Road with Boeger Drivel � • Eastbound Approach B 12.1 �=r` 1 1.8 B 12.8 � Northbound Left Turn A 8.l A 8 X��;: ' A 8.1 Old Arlington Heights Road with McDonald's Access Urivet • Eastbound Approach B 10.6 B w�;��;� B 12.1 • Northbound Left Turn A 7.9 A 79 A 8.1 Dundee Road with Bison Park Access Drive1 ��� ��ii����- � • Northbound Approach C 21}S B t2.6 C 16.4 • Westbound Left Turn A 0.1 � B 10.0 B 10.6 LOS=Level of Service 1- One-Way Stop Control Delay is measured in seconds. Propo.��ed �ti�li�ecl-! �c� l)< � , ��� Rr�fl�rl�, (;i ni�c�. ll%in,,:� 24 Kenlc�,Lind�r�n,O'Hara,Ahoona,I nc. Exhiit B to Ord 2023-167 Table 9 CAPAC[TY ANALYS[S RESULTS—YEAR 2029 NO-BUILD CONDIT[ONS UNSIGNAL[ZED � i � � � ' � " � �li � - i � � � , � 1 1 • . � 1 • . � 1 • . Old Arlington Heights Road with Dundee Road� • Northbound Approach C 20.5 C 16.7 C �Y'18.9 • Westbound Lefit Turn B 12.9 B 11.8 B 11.3 Old Arlington Heights Road with Boeger Drive' • Eastbound Approach B 12.3 B 1 1.9 B 13.0 • Northbound Left Turn A 8.1 A 8.2 A 8.1 Old Arlington Heights Road with McDonald�s Access Drive' • Eastbound Approach B 10.7 B 1 l.8 ��� ����3 12.2 �; • Northbound Left Turn A 8.0 A 8.0 A 8.1 Dundee Road with Bison Park Access Drive' � • Northbound Approach C 23.2 B � 13.0 C 17.2 • Westbound Left Turn A 0.1 B 10.3 B 10.9 LOS=Level of Service 1- One-Way Stop Control Delay is measured in seconds. �;,�;;,��'-��`` ,�,.�,,��,����� �,,.,���,_� � � � KLo Btrftulo Gru��c�. 11/ir��, , 25 � Kenig,Lindgren,0'Hara,Aboona,lnc Exhiit B to Ord 2023-167 Table 10 CAPACITY ANALYSIS RESULTS-YEAR 2029 PROJECTED CONDIT[ONS UNSIGNALIZED � i , � i � � � � . � � � ' i � � , , � � 1 1 • . � 1 • . � 1 � . Old Arlington Heights Road with Dundee Road' • Northbound Approach C 20.5 C l 7.8 C �.2 • Westbound Left Turn B 12.9 B 11.9 B 11.? Old Arlington Heights Road with Boeger Drive/Proposed Full-Movement Access Drive2 • Eastbound Approach B 13.8 B 13.0 C 15.l � Westbound Approach C 15.0 C 15.3 C 19.8 • Northbound Lefit Turn A 8.1 A 8.2 A 8.2 • Southbound Left Turn A 7.7 A 7.7 ���.� 7.9 Old Arlington Heights Road with McDonald`s Access Drive� • Eastbound Approach B 10.8 B 12.0 B 12.5 • Northbound Lett Turn A 8.0 A 8.0 A 8.2 Dundee Road with Bison Park Access Drivel a�;;, � • Northbound Approach C 20.5 C 15.9 C 18.6 �', • Westbound Left Turn B 12.0. - ` B 10.7 B 11.3 Dundee Road with Proposed Ri�ht-InlRight-Out Access Drive� • Northbound Approach C 16.1 B 13.4 B 14.5 Dundee Road with Proposed Full-movement Access Drive� • Northbound Approach C� 21.7 C 21.7 D 29.0 � • Westbound Left Turn B 12.4 B I 0.6 B 1 I.8 Old Arlington Heights Road with Proposed Full-Movement Access Drivei • Westbo�md Approach B 1 1.0 B 1 1.6 B 12.5 • Southbound Left Turn A 7.7 A 7.8 A 7.9 LOS=Level of Service 1- One-Way Stop Control Delay is measured in seconds. 2- Two-Way Stop Control Propo.sec��t�ixecl-C,',�� ;� � ',,,, ,, ,,, ��� Btrf f'�ilo Grore. Illij������ 26 Krni�,Lmdc7rnn,0'Hara,Aboona,lnc. Exhiit B to Ord 2023-167 Discussion and Recommendations The following summarizes how the intersections are projected to operate and identifies any roadway and traffic control improvements necessary to accommodate the development-generated traffic.It is important to note that due to the surging of traffic associated with the start and end of Buffalo Grove High School, severa[ area intersections e_rperiences some ad�litional congestion during the weekday morning and afternoon peak periods. However, the congestion typically only lasts for approximately IS to 20 minutes before and after school and is inherent with most schoo[s given the fixed start and end times. .�r•lif��tor� Hei,�lt�a� R�>ucl tii�ith C)I���Irlis�,�tnf7 I�IHi;l�ts Koc��l�( nrrrrs'itylh'ri'� � The results of the capacity analysis indicate that that this signalized intersection currently operates at an overall Level of Service (LOS) B during the weekday morning, weekday afternoon, and weekday evening peak hours. All of the movements and approaches operate at LOS C or better during all three peak hours. Under Year 2029 no-build and Year 2029 total projected conditions, this intersection is projected to continue operating at an overall LOS B during the three peak hours. In addition, all of the intersection movements and approaches are projected to continue operating at LOS C or better during all three peak hours. As such, this intersection has adequate reserve capacity to accommodate the traffic estimated to be generated by the proposed development and no roadway improvements or traffic control modifications are required. Duynt'c�c Ro���(�rillr ('ru��u;; '����,� '!�iclner Rc�c�c! The results of the capacity analysis indicate that that this signalized intersection currently operates at an overall LOS A during the weekday morning, weekday afternoon, and weekday evening peak hours. In addition, all of the intersection movements operate at LOS D or better during all three peak hours except the northbound and southbound left-turn movements which operate at LOS E or F. The lower level of service for the left-turn movements is due in part to the fact that Dundee Road is the inajor road at this intersection and receives the majority of the green time. Further, both(eft-turn movements operate with a volume to capacity(v/c)ratio of less than one with limited queueing. Under Year 2029 no-build and Year 2029 total projected conditions, this intersection is projected to continue operating at LOS A during all three peak hours. Further, all of the intersection movements are projected to operate at LOS D or better during all three peak hours except the northbound and southbound left-turn movements which are projected to continue to operate at LOS E or F. It should be noted that the left-turn movements are projected to continue to operate with a volume to capacity (v/e) ratio of less than one with limited queueing. As such, this intersection has adequate reserve capacity to accommodate the traffic estimated to be generated by the proposed development and no roadway improvements or traffic control adjustments are required. /'rc��u.��ecl Ilr����l ! ��� :'r � - �: ��� Rti�>rrl�� (ir•n,���. lIlr ;�3 ��, 27 Keni�,Lmdgren,0"Hara,Aboona,I nc. Exhiit B to Ord 2023-167 Dtr»�lce Roud�i�ith fli,�rl�Sr6���n1 Acce.s�s� /�ri��c The results of the capaeity analysis indicate that that this signalized intersection currently operates at an overall LOS B during the weekday morning and weekday afternoon peak hours and LOS A during the weekday evening peak hour. In addition, all of the intersection movements operate at LOS B or better during all three peak hours except the southbound left-turn movement which operates at LOS E. The lower level of service for this movement is due in part to the fact that Dundee Road is the major road at this intersection and receive the majority of the green time. Further, that southbound left-turn movement is operating with a volume to capacity (v/c) ratio of less than one with reasonable queueing. It is important to note that due to the surging of traffic associated with the start and end of Buffalo Grove High School,this intersection experiences some additional congestion during the weekday morning and afternoon peak periods. However, the congestion typically only lasts for approximately 15 to 20 minutes before and after school and is inherent with most schools given the fixed start and end times. Under Year 2029 no-build and Year 2029 total projected conditions, this intersection is projected to continue operating at LOS A during all three peak hours. Further, all of the intersection movements are projected to operate at LOS B or better during all three peak hours except the southbound left-turn movement which is projected to continue to operate at LOS E. It should e noted that the southbound left-turn movement is projected to continue to operate with a volume to capacity (v/c) ratio of less than one with reasonable queueing. As such, this intersection has adequate reserve capacity to accommodate the traffie estimated to be generated by the proposed development and no roadway improvements or traftic control adjustments are required. (Jlcl��rlir�,�lo�� f�ler�,h�� K��ucl,rr�h 1>tij7dc� Kuurl The results of the capacity analysis indicate the northbound approach currently operates at LOS C during the weekday morning, weekday afternoon, and weekday evening peak hours and the westbound left-turn movement currently operates at LOS B during all three peak hours. Under Year 2029 no-build and Year 2029 total projected conditions,the northbound approach and the westbound left-turn movement are projected to continue operating at the same existing levels of service during all three peak hours. The 95t" percentile queue for the westbound left-turn movement is projected to be one to two vehicles during all three peak hours which can be accommodated withing the existing left-turn lane. As such, this intersection had adequate reserve capacity to accommodate the traffic estimated to be generated by the proposed development and no roadway improvements or traftic control modifications are required. `�J<��'li�:,��„�? Il.,��l?ts K�,�iel�rrth 13c�c�e�• Drii�c�Pro��osecl Ft�ll-:�Lt��rcmer�t ,�1�'c'c.cs Urrrc The results of the capacity analysis indicate the eastbound approach currently operates at LOS B during the weekday morning, weekday afternoon, and weekday evening peak hours and the northbound left-turn movement operates at LOS A during all three peak hours. ��,������,.��<<, �,�.,��<<�_� ,� :� KLO � Buff�rlr� Gr rn�c�. /llirn� � 28 Kenig,Lind�ren,0'Hara,Aboona,lnc. Exhiit B to Ord 2023-167 Under Year 2029 no-build conditions, the eastbound approach and the northbound left-turn movement are projected to continue operating at the same existing levels of service during all three peak hours with increases in delay of less than one second. Access to the development will be provided via a full-movement access drive located on the east side of Old Arlington Heights Road approximately 475 feet south of Dundee Road that will be aligned opposite Boeger Drive. This access drive will provide one inbound lane and two outbound lanes striped for a shared left-turn/through lane and an exclusive right-turn lane with the outbound movements under stop sign controL The existing Old Arlington Heights Road median will be restriped to provide a separate southbound left-turn lane that will accommodate inbound lett-turn movements to this access drive. Under Year 2029 total projected conditions,the eastbound approach is projected to operate at LOS B during the weekday morning and weekday afternoon peak hours and LOS C during the weekday evening peak hour. The westbound movements are projected to operate at LOS C or better during all three peak hours. Additionally, the northbound and southbound left-hirn movements are projected to operate at LOS A during all three peak hours. The 95`h percentile queue for the northbound and southbound left-turn movements are projected to be one to two vehicles during all three peak hours which can be accommodated �vithin the existing and proposed left-turn lane at this intersection. As such, this intersection has adequate reserve capacity to accommodate the traffic estimated to be generated by the proposed development and the proposed access drive and no additional roadway improvements or traffic control moditications are required. O1c(_Irli�?,lu��t flei�rl�t.� K�>cr�l�i�itl� _llc'Unrtulcl�.s Arr���.s'1�r'ii c, � The results of the capacity analysis indicate the eastbound approach currently operates at LOS B during the weekday morning, weekday afternoon, and weekday evening peak hours and the northbound left-turn movement operates at LOS A during all three peak hours. Under Year 2029 no-build and Year 2029 total projected conditions, the eastbound approach and the northbound lett-turn movement are projected to continue operating at the same existing levels of service during all three peak hours with increases in delay of less than one second. The 95`n percentile queue for the northbound left-turn movement is projected to be approximately one to two vehicles during the peak hours and will not interrupt the traffic flow on Old Arlington Heights Road. As such, this intersection had adequate reserve capacity to accommodate the traffic estimated to be generated by the proposed development and no roadway improvements or traffic control modifications are required. (%'����11�1ar��_ ;�;� //��i<�/�t5`h'u�rcl���ilh l'r��/��>�ecl��trll-.1/u��c�mc�»! .-�c'c'c�.s�s� 1�)�•r�•� Access to the development will be provided via a proposed full-movement access drive located on the east side of Old Arlington Heights Road approximately 845 feet south of Dundee Road at approximately the location of the existing full access drive serving the site. This access drive will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. The existing Old Arlington Heights Road median will be restriped to provide a separate southbound left-turn lane that will accommodate inbound left-turn movements to this access drive. l'ru��t,,��'�1 JIL��c�<l ( ��� �' � �"' ' � ��� /;,rrliitu �:1�r,r�°. I�'li�;�,��, 29 .. Kenlc�.L�ndqren.0'Fl:rta.Aboona.l nc. Exhiit B to Ord 2023-167 Under Year 2029 total projected conditions, the westbound approach is projected to operate at LOS B during the weekday morning, weekday afternoon, and weekday evening peak hours while the southbound left-turn movement is projected to operate at LOS A during all three peak hours. The 95'h percentile queue of the northbound left-turn lane is projected to be one to two vehicles which can be accommodated within the proposed left-turn lane. As such, this access drive will be adequate to accommodate the traffic estimated to be generated by the proposed development and will ensure efficient and flexible access to the site. Dunc�ee Rouc!irilh Bi.son Pc�i•k Access Urn�c The results of the capacity analysis indicate the northbound approach currently operates at LOS C during the weekday morning and weekday evening peak hours and LOS B during the weekday afternoon peak hour. The westbound left-turn movement operates at LOS A during the weekday morning peak hour and LOS B during the weekday afternoon and weekday evening peak hours. Under Year 2029 no-build conditions, the northbound approach and the westbound left-turn movement are projected to continue operating at the same existing levels of service during all three peak hours. Under Year 2029 total projected conditions, the northbound approach is prajected to operate at LOS C and westbound left-turn movement is projected to operate at LOS B during all three peak hours. As such, this intersection has adequate reserve capacity to accommodate the traffic estimated to be generated by the proposed development and no roadway improvements or traffic control modifications are required. Drrr�c%e Kucr�l u�rtll Prn��osec�Ri��lli-In�Rit,ht-Or�! ,�'rce.ss D��ive Access to the development will be provided via a praposed right-in/right-out access drive to be located on the south side of Dundee Road approximately 300 feet east of Old Arlington Heights Road at the location of the existing eastern full access drive serving the site. Left-turn movements to and from this access drive will be restricted via signage and striping. This access drive will provide one inbound lane and one outbound lane with the outbound movement under stop sign control. The results of the capacity analysis indicate the northbound approach is projected to operate at LOS C during the weekday morning peak hour and LOS B during the weekday afternoon and � weekday evening peak hours. As such, this access drive will be adequate to accommodate the traffic estimated to be generated by the proposed development and will ensure efficient and flexible access to the site. � Pi•opv.secl �1�Iixecl-L-��c� I� � �',,,, .,� ;,, ��� Rr�tf�r/c> (;rui•E�. Illrn�,_�. 30 Kenig.L md9ren,0'HaraAboona,lnc. Exhiit B to Ord 2023-167 Dur�dee Knucl irith P��o����.5�c�cJ I��rrll-Llcn�c mc n�.-1c�ees.s Dr�ii•c Access to the development will be provided via proposed ful(-movement access drive to be located on the south side of Dundee Road approximately 610 feet east of Old Arlington Heights Road just west of the location of the existing western full access drive serving the site. This access drive will provide one inbound lane and two outbound lanes striped for an exclusive left-turn lane and an exclusive right-turn lane. The outbound movements will be under stop sign controL Inbound left- turn movements to the access drive will be provided via the existing westbound lett-turn lane on Dundee Road serving the existing access drive which will be slightly extended with the relocation of the access drive. The results of the capacity analysis indicate the northbound movements are projected to operate at LOS D or better during the weekday morning, weekday afternoon, weekday evening peak hours. The westbound left-turn movement is projected to operate at LOS B during all three peak hours with a 95`"percentile queue of one to two vehicles which can be accommpdated within the existing left-turn lane. As such, this access drive wili be adequate to accommodate the traffic estimated to be generated by the proposed development and will ensure efticient and flexible access to the site. l�,.,,�,t„�t��� «t����� , ��: ,, , ��,, , KLO� litt/trrl�� (�i�'n��c�. liiii�u%� 31 Keni�,Gndc�ren,0'Mara,Aboona,inc. Exhiit B to Ord 2023-167 1 1 1I Based on existing conditions and the traffic capacity analyses for the full buildout of the development, the findings and recommendations ofthis study are outlined below: • Access to the mixed-use development is proposed to be provided via the following: . A proposed right-in/right-out access drive to be located on the south side of Dundee Road approximately 300 feet east of Old Arlington Heights Road at the location of the eastern existing full access drive serving the site. Left-turn movements to and from this access drive will be restricted via signage and striping This access drive will provide one inbound lane and one outbound lane with the outbound movement under stop sign control. .. A proposed full-movement access drive to be located on the south side of Dundee Road approximately 6l0 feet east of Old Arlin��ton Heights Road just west of the location of the existing western full access drive serving the site. This access drive will provide one inbound lane and two outbound lanes striped for an exclusive left- turn lane and an exclusive right-turn lane. The outbound movements will be under stop sign controL Inbound left-turn movetnents to the access drive will be provided via the existing westbound left-turn lane on Dundee Road serving the existing access drive which will be slightly extended with the relocation of the access drive. „ A proposed tull-movement access drive located on the east side of Old Arlington Heights Road approximately 475 feet south of Dundee Road that will be aligned opposite Boeger Drive. This access drive will provide one inbound lane and two outbound lanes striped for a shared left-turn/through lane and an exclusive right- turn lane �vith the outbound movements under stop sign control. The existing Old Arlington Heights Road median will be restriped to provide a separate southbound left-turn tane that will aeeomtnodate inbound left-turn movements to this access drive. A proposed full-movement access drive located on the east side of Old Arlington �'" Heights Road approximately 845 feet south of Dundee Road at approximately the location of the existing full access drive serving the site. This access drive will provide one inbound lane and one outbound lane with the outbound movements �''�kx. �� under stop sign controL The existing Old Arlington Heights Road median will be � < restriped to provide a separate southbound left-turn lane that will accommodate ��� _� inbound left-turn movements to this access drive. o a The existing cross-access to Bison Park and its access road with Dundee Road which is located on the south side of Dundee Road approximately 945 feet east of Old Arlington Heights Road. At its intersection with Dundee Road, the Bison Park access road provides one inbound lane and one outbound lane with the outbound movements under stop sign control. [nbound left-turn movements to the Bison Park access road are accommodated via a separate left-turn lane on Dundee Road. /'ro��u.s����l tlr.�'c��l-C ,� ' . . �>.' KLO Rtiffc�l�a Gr��i��� Illirn� �, 32 Keni�,l.mcigren,0'11ara,Aboona.lnc. Exhiit B to Ord 2023-167 • Currently, access to the site is provided via three access drives on Dundee Road and one access drive on Old Arlington Heights Road. As such, the number of access drives serving the development is to remain the same and the number of access drives on Dundee Road will be reduced. • The proposed access system will provide flexible and efficient access to and from the site with limited impact on the through traffic along Dundee Road and Old Arlington Heights Road. • The volume of traffic to be generated by the development will be reduced to account for pass-by trips and interaction between the various uses. • Due to the surging of traffic associated with the start and end of Buffalo Grove High School, several of the intersections within the area experience some additional congestion during the weekday morning and afternoon peak periods. However, the congestion typically only lasts for approximately 20 minutes before and after school and is inherent with most schools given the fixed start and end times. • The roadway system generally has sufficient reserve capacity to accommodate the traffic to be generated by the proposed development.No additional roadway improvements and/or traffic control modifications will be required to accommodate the development generated traffic. � kI hrt I'�•u,�t�,��'t/ tli��c'<l / �� :�. � KLO I�tEiirrin (;r��rc�. I�Iri<<, . 33 Kenic�,Lindgran,0'Hara,Abnana,inc. Exhibit C Minutes from the October 18, 2023 PZC Public Hearing Bison Crossing Development 915-945 Dundee Road,and Vacant Lot on Old Arlington Heights Road Buffalo Grove, IL 60089 Exhibit C to Ord 2023-167 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 Hearinqs/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 sYaff 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 7:4Z 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 instolled 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 forword.He discussed the process of creoting 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 ihere is a separate pin for the property. Purvis said yes. Exhibit C to Ord 2023-167 10/18/2023 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 Yhey could explain the Yraffic 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,buY for the most part it is in line with their other locations. Com.Richards asked if they talked with Jewel. Taylor said they have tolked with Jewel,but Lozy dogs owns their subject property and has an easement agreement in ploce 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 dimmoble and would be happy to dim it ond work with ihe Village should any issues arise. Com. Worlikar osked 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 Yhat 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 iravel. Sianis,Assistant Village Engineer,soid that it is compliant and there is a path of trovel. Com.Moodhe asked how many parking spots they ore 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 o[pedestrian flow. Sianis explained who owns the roadways.He noted we can have that conversotion with those agencies,but we do not control those signals. lohnson,Deputy Public Works Director/Village Engineer,mentioned that the Village has started a multipurpose use paih plan and pedestrian study. Exhibit C to Ord 2023-167 10/18/2023 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 os exhibit one. The supplemental survey was entered as exhibit two. Taylor thanked the Commission. Public Hearing closed 8:17 Com.Richords made a motion to recommend approval ihe amendment to the Plonned Unit Development and Preliminary Plon approved by Ordinance No.82-6,as amended, with l/ariations to the Zoning ond Sign Codes,to allow the construction of a new Lazy Dog Restaurant at 51 McHenry Road,subject to the following conditions: 1.The proposed developmentshall be developed in substantial conformance with the plans attached as part of ihe 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 landscoping 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 o background on the subjecY property. Developer thanked staff.Introduced the development team.Talked about introducing Tesla Com.Au asked who the torget resident is for the residential development. PetitionerAndrew Juiris,of Double Eagle Development explained their torget resident and that he believes the projeci matches the surrounding communities and their demand for similar developments. Com Au asked if they had similar one in other areas. PetitionerJuiris explained their operations in multifamily and residential development. Com. Worlikar asked about the school impact and the study used. PetitionerJuiris 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. Exhibit C to Ord 2023-167 10/18/2023 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 Yhere 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 ihere should be ample power available for the chorgers. Com. Worlikor 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 ideniified 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 sYep 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 siaff will be thot 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 siart. 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 84 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 Yraffic flow out of the apartmenY buildings. Exhibit C to Ord 2023-167 10/18/2023 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 voriations 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 tenonts 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 iYself. 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. luiris reviewed the parking scenarios. Com.Au asked if they will be giving parking stickers and guest parking. luiris 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 sYaff report was entered as exhibit one. The certificates of publication were entered as exhibit two. The emails and comments thot were received bystaff 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 obout traJfic 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 noiice 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. Exhibit C to Ord 2023-167 10/18/2023 Buffalo Grove Resident,955 Old Arlington Courf 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 dosed at 10:29 PM. Com Richards motion The PZC recommends approval of a Plat of Subdivision;Rezoning to 8-3 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 vehides on a porYion of ihe site;Development Plan;Uniform Sign Package; with Uariafions from the Development,Zoning,and Sign Codes to accommodate a Tesla Sales,Service and Delivery(SSDJ center,o 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 substontial conformance with the plans atiached 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 sholl be revised in a manner acceptable to Yhe Village. 4.The final Landscaping Plon 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 developmenY 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 ihe lot. 8.Any directional or incidental signage added to the sign package shall be reviewed administratively by staff. 9.An appropriate connection ond access easement between the residential developmenY 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 finol landscape plan in perpetuity. 11. The petitioners shall enter into a Redevelopment Agreemeni 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 Reqular Meetinq Other Matters for Discussion Approval of Minutes Exhibit C to Ord 2023-167 10/18/2023 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 ReportlFuture Aqenda Schedute Staff provided information on the future agenda schedule. Public Comments and Questions Adiournment The meeting was adjourned at 10:49 PM Kelly Purvis APPROVED BY ME THIS 18th DAY OF October , 2023 Mitchell Weinstein, Commissioner