2024-01-16 - Ordinance 2024-008 - AN ORDINANCE APPROVING A SPECIAL USE FOR 21 N BUFFALO GROVE ROAD (MLA Associates LLC) ORDINANCE NO.2024-008
AN ORDINANCE APPROVING A SPECIAL USE
FOR 21 N BUFFALO GROVE ROAD
VILLAGE OF BUFFALO GROVE.
COOK AND LAKE COUNTIES.ILLINOIS
MLA Associates,LLC
21 N Buffalo Grove Road
WHEREAS,the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois Constitution
of 1970; and
WHEREAS,21 N Buffalo Grove Road, Buffalo Grove, IL("Property")is a 1,300 square foot unit
located in a multi-tenant building at 21-61 N BufFalo Grove Road in the B-5:Town Center Planned
District and is hereinafter legally described in Exhibit A; and
WHEREAS,21-61 Buffalo Grove Shops, LLC is the owner of the Property;and
WHEREAS, MLA Associates, LLC, ("Petitioner") has filed a petition for a Special Use to allow a
Supermarket and Food Store in the B-5:Town Center Planned District; and
WHEREAS,the Village Planning&Zoning Commission conducted a public hearing on January 3,
2024,concerning the petition for approval of the Special Use;and
WHEREAS,the Planning&Zoning Commission made findings and determined that the petition
meets the criteria for a Special Use as set forth in the Buffalo Grove Zoning Ordinance,as described in
the minutes attached as Exhibit C; and
WHEREAS,the Planning&Zoning Commission voted 5 to 0 to unanimously recommend
approval of the requested Special Use;and,
WHEREAS,the President and Village Board of Trustees after due and careful consideration have
concluded that the proposed Special Use is reasonable and will serve the best interest of the Village;and
WHEREAS,the proposed use shall be operated in accordance with and pursuant to the following
exhibits:
EXHIBIT A Legal Description of the Property
EXHIBIT B Plan Set
EXHIBIT C Draft Minutes from the January 3,2024,Planning&Zoning Commission Meeting
NOW,THEREFORE,BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF BUFFALO GROVE,COOK AND LAKE COUNTIES, ILLIN015:
SECTION 1. This Ordinance is made pursuant to and in accordance with the Village's Zoning Ordinance
and the Village's Home Rule powers.The preceding whereas clauses are hereby made a part of this
Ordinance.
SECTION 2. The Corporate Authorities hereby adopt a proper,valid, and binding ordinance approving
the Special Use for the Property at 21 N Buffalo Grove Road, Buffalo Grove, IL,subject to the following
conditions:
1. The Supermarket and Food store shall be operated in substantial compliance with the business
description and plans provided as part of this petition.
2. The Special Use is granted to MLA Associates, LLC.to operate a Supermarket and Food Store at
21 N Buffalo Grove Road,which shall not run with the land.
3. The Special Use granted to the MLA Associates, LLC. is assignable to subsequent petitioners
seeking assignment of this special use as follows:
a. Upon application of a petitioner seeking assignment of this Special Use,the Corporate
Authorities,in their sole discretion, may refer said application of assignment to the
appropriate commission(s)for a public hearing or may hold a public hearing at the
Village Board.
b. Such assignment shall be valid only upon the adoption of a proper,valid and binding ,
ordinance by the Corporate Authorities granting said assignment,which may be granted
or denied for any reason.
SECTION 3. This Ordinance shall be in full force and effect upon passage.This Ordinance shall not be
codified.
AYES: 6—Johnson,Cesario.Ottenheimer,Stein. Bocek,Weidenfeld
NAYES: 0-None
ABSENT: 0-None
PASSED: January 16,2024
APPROVED: January 16,2024
PUBLISHED: January 17,2024
ATfEST: APP OVED:
� . �1Wt1��
+�y�sy"': �,'-
Jane� .Sir`��i'i�,n��j��g�lerk Eric N.Smith, i�lage President
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EXHIBIT A
Le�al Description
MLA Associates, LLC
21 N BufFalo Grove Road
Lot 2 of the Walgreens Buffalo Grove Resubdivision, being a subdivision of parts of the southwest
quarter of Section 33,Township 43 North and part of the northwest quarter of Section 3,Township 42
North, Range 11 East of the Third Principal Meridian,in Lake County, Illinois.
Street Address:21 N Buffalo Grove Road
PIN: 15-33-304-164
EXHIBIT B
Plan Set
MLA Associates,LLC
21 N Buffalo Grove Road
Request for Special Use Permit
Minaz Cafe and Indian Grocery
21 N. Buffalo Grove Road
One of the attractions of Buffalo Grove is its availability of a variety of Ethnic and Native Retailers
throughout the Village. Arrow Indian Grocery was a mainstay ofthe Village for many years until the
retirement of its Owners earlier in Z023.This left a void in this particular category of Specialty Food
Retailers and Grocers in the area.
Minaz Cafe and Indian Grocery proposes to occupythe space previously leased by Arrow.
The Business will serve the special dietary requirements of not only the Indian popufation which is now
13.70%ofthe total Village population but the gourmet menus ofthe entire northwest region. Indian
cuisine is becoming increasingly popular and is a healthy and flavorfu(addifion to the collection of
options in the Village.
The Space will occupy 1300 sf and operate at least 6 days per week during normal daytime business
hours.
Typically,there will be two to three employees who will join owner Rakesh Pandita in the operation of
the new Store.
Parking in the Center is adequate to meet the needs of the Retailer as the store size is small enough to
manage and rapid visit thus encouraging parking turnover. The Property will not add to the traffic mix
through the area and is easily accessible for ingress and egress.
Mr.Pandita has extensive experience in the operation of Indian retailers both in the Chicago Area and
Milwaukee and will bring a new and fresh approach to the operation of this locafion.
Merchandise mix includes basic Indian Staples that are present in most Indian Households as well as
, fresh offerings that are normally unavailab[e in traditional Grocers. Mr.Pandita is acquainted with many
� Indian Recipes and can be a resource to Customers in creating exciting lndian Dishes at home.
'v
� Minaz will be a welcome addition to the myriad of different Food retailers in the Village and looks
forward to being a productive member of the community.
, I
�
�ILLAGE (��' � , ;
�UF'FA►.LO GRCI�'� � '
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,rnaintenance or operation of the special use will not be detrimental to or
endanger the public health,safety,morals,comfort,or general welfare;
Response• The avaiiabititv of Sqecialtv Food Retailers is now part af the retait environmerrt
in most Communities and adds to the attractiveness of the communitv for its residents.
BufFalo Grove has an Indian population of 13.70%and is the 4 th lar�est volume of Indian
ancestry residents in the metropolitan area.This is an amenitv that will benefit an imuortant
se�ment of the Viila�e and surroundin�area uopu[ation.
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 wifl be in harmony with the appropriate,orderly development of the district in which it is
located;
Response: Tbe site has been an Indian Grocer for nearlv Twentv Years. It is not
detrimental to the community and fits in with the Tenant Mix of the qropertv.
3. The special use will not be injurious to the use and enjoyment of other property in the immediate
vicinity of the subject property for the purposes already permitted in such zoning district, nor
substantially diminish and impair other property valuations with the neighborhood;
Response: The Grocer will enhance the value of the propertv and continue a service tEtat
has existed for manv vears that is now not available.
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 zaning district within which they lie;
Response• The site is existin�and will be improved with a new operator in this small well
estabtished propertY.
5. Adequate utilities,access roads,drainage,and/or other necessary faciEities have been or will be 'I
provided; ,
Response: The site will not reauire additional services or utilities.
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• Based on the Tenant mix now existin�there will be no additional impediments
to traffic,access or parkin�. The store is a low volume par[cin�user and the customers do
not remain for ton�qeriods of time. Access ta the Center for in�ress and e�ress is safe and
there is additional parkin�behind the buildin�as well. The nature of the business will not
be nuisance ta the existin�center and surraundin�properties.
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EXHIBIT C
Draft Minutes from the January 3,2024 Planning&Zonin�Commission Meetin�
MLA Associates, LLC
21 N Buffalo Grove Road
DRAFf 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,JANUARY 3,2024
Call to Order
The meeting was called to order at 7:30 pm.
Present:Chairman Weinstein,Commissioners Moodhe,Au, Davis and Spunt
Absent:Vice Chairman Richards,Commissioners Saxena and Worlikar
A quorum was established.
Also in attendance:Associate Planner Andrew Binder,Deputy Community Development Director Kelly Purvis,
Village Attorney Nicholas Standiford
Public Hearin�s/Items For Consideration I�
1. Consider a Special Use for a Supermarket and Food Store in ihe 8-5:Town Center Planned District at 218uffalo '
Grove Road(Trustee WeidenfeldJ(Staff Contad:Andrew Binder) ,
Petitioners were sworn in.
Binder,Associate Planner,provided a background on the subject property and the request.
Barry Millman, Horizon Realty Services,thanked the village for their efforts in helping to move the project forward. He
discussed new tenant does have experience operating a grocery store in other locations.
Com.Au asked if the proposed/old use is a grocery store that prepares fresh food.
Rakesh Pandita,the Pefifioner,indicated that he has ten years experience,in business with similar concepts. He
clarified that the prepared foods will be prepared by a professional chef;variety of options to choose from;authentic
cooking methods.
Com.Au asked if the previous business was solely a grocery store.
Binder confirmed.
Com.Au asked if the food will be premade or made to order.
Pandita confirmed the food will be premade.
Com. Moodhe asked if all other grocery stores in the village would be considered a grocery store classification if they
provide premade foods.
Binder confirmed.
Com. Moodhe asked if they had enough space to do what they wanted to do;And if the meals will be for individual or
for families.
Pandita confirmed there will be enough space and the meals will be individual.
Chairperson Weinstein asked if the previous business fail,or did the owner refire.
Millman confirmed that the previous business owner retired.
The public hearing closed at 7:46 PM.
Com. Moodhe made to mpke positive recommendation to the Village eoard to allow a Special Use for a Supermarket and Food
Store in the B-5:Town Center Planned District at 21 Buffalo Grove Road,subject to the following conditions:
1. The Supermarket and Food store shall be operated in substantial compliance with the business description and plans
provided as part of this petition.
2. The Special Use is granted to MLA Associates,LLC.to operate a Supermarket and Food Store at 21 N Buffalo Grove Road,
which shall not run with the land.
3. The Special Use granted to the MLA Associates, LLC. is assignable to subsequent petitioners seeking assignment of this
special use as follows:
a. Upon application of a petitioner seeking assignment of this Special Use, the Corporate Authorities, in their sole
discretion,may refersaid application of assignment to the appropriate commission(sJ for a public hearing or may
hold a public hearing at the Village eoard.
b. Such assignment shall be valid only upon the adoption of a proper,valid and binding ordinance by the Corporate
Authorities granting said assignment, which may be granted or denied for any reason.
Com. Davis seconded the mofion.
Com. Moodhe spoke in favor of the motion and indicated that euffalo Grove is 4�''largest population of Indian
residence in the Chicagoland area. This is a good use for the property.
RESULT:APPROVED [UNANIMOUS]
AYES:Weinstein,Moodhe,Au, Davis,Spunt
2. Consider an Amendment to the Sign Plan Approved by Planned Unit Development Ordinonce No.2022-092
A/ong with Sign Variations to Allow the Installation of a Wa11 Sign on the East Elevation of the euilding at 43
McHenry Road(Trustee WeidenfeldJ(Staff Contact:Andrew BinderJ
The petitioners were sworn in.
einder,Associate Planner,provided an overview of the petitioner's request including an amendment to the PUD,
approved sign plan, and sign variations.
David Mikel,spoke on behalf of the property owner on behalf of I/eterinary Emergency Group(VEGJ through Site
Enhancement Services. He indicated with the amount of visibility that the building has, they felt that a sign on the east
elevation would be helpful for wayfinding, especially at nighitime. He said the east elevafion does have great visibility
from Lake Cook Road and the proposed signage looks consistent with other signage on the building.
Com.Spunt stated that he drove past it the other day and all he could see is a brick wall. eelieves that it will help with
wayfinding.He asked if the clinic is open 24 hours.
Mikel confirmed.
Com.Au asked if there is a monumentsign.
Binder confiemd and showed the location on the property. I
Com Au asked why the reguest now and thought the purpose of the monument sign was to achieve visibility from Lake
Cook Road.
Mikel stated the new sign will help navigote customers to the location if they are traveling west bound on Lake Cook
Road.
Com.Au asked if the 3rd sign were permitted, does it meet the other requirements.And why does the sign need to be
the sized proposed.
Mikel explained that the visibility of the east elevation vs the main entrance sign.
einder reviewed the requested variations and indicated that the main entrance sign is very small. He confirmed that
the total of a113 signs does not exceed the amount permitted.
Com Davis asked why the sign proposed on the east side of the building larger than the north side.
Com Mikel stated that the wayfinding to make the building look better and the corporate standards of the building. He
coniinued that the new signage is an effort to help people to be able to identify where the business is located within
the building.
Com. Moodhe asked if the sign is granted approval, would this affect the Wild Fork's signage.
einder stated no.
The public hearing was closed at 8:05 pm.
Com.Moodhe made a motion to make a positive recommendation to the Village eoard to allow amendment to the sign
plan approved by Planned Unit Development Ordinance No.2022-092 and Sign Uariations to allow the installation of a
wall sign on the east elevation of the building at 43 McHenry Road,subject to the following condifions:
1. The proposed project shall be developed in substantial conformance with the plans attached as part of the petition.
Com. Davis seconded the motion.
Com.Spunt spoke in favor of the mofion noting the sign is for an emergency veterinarian and will help people who are
experiencing an emergency to find the location better.
Chairman Moodhe spoke in favor of the motion and indicated that NCH has 6-7 signs and the proposed sign will be
helpful when people are stressed out regardrng pet health.
Com. Davis stated that he drove through parking lot and thinks the sign makes a lot of sense.
Com.Au indicated that the sign looks a little big for the wall it is on, but stated that maybe it is because she is used to
looking at smaller signs.
Chairperson Weinstein noted that the Wild Fork had a lot of proposed signage and the new sign makes sense for ti►e
location. He continued that he welcomes VEG into the Village, as the Village recently lost a veterinary clinic.
RESULT:APPROVED[UNANIMOUS]
AYES:Weinstein,Richards,Davis,Saxena,Spunt,Worlikar
Re�ular Meetin�
Other Matters for Discussion
Approval of Minutes
1. Planning and Zoning Commission-Regular Meeting—December 6, 2023 7:30 PM
RESULT:APPROVED [UNANIMOUS]
AYES:Weinstein,Moodhe,Au, Davis,Spunt
Chairman's Report
Committee and Liaison Reports
Committee Liaison provided an update on the last Village Board Meeting.
Staff Report/Future A�enda Schedule
Staff provided informafion on the future agenda schedule.
Public Comments and Questions '
Adiournment
The meeting was adjourned at 8:13 PM
RespectFully submitted,
Andrew Binder
Associate Planner
Andrew Binder
APPROVED BY ME THIS DAY OF ,2024
Mitchell Weinstein,Commissioner