2020-11-18 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
November 18, 2020 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
2. Open Meetings Act Compliance
Pursuant to orders issued in response to the COVID-19 pandemic, this Public Hearing is
closed to in-person, public attendance. The hearing is being held via Zoom web
conference meeting, which permits the public to fully participate in the virtual Public
Hearing via Zoom on a computer, tablet or phone. Details on how to access and
participate in this online virtual hearing are available below. More information
pertaining to the meeting information and links to the virtual meeting can be found at
<https://us02web.zoom.us/j/84785468408?pwd=bHNLY001T3FMYTNIL1EvUlpvVGRVZz0
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II. Public Hearings/Items For Consideration
1. Consider an Amendment to the WJ Sports Special Use to Allow for the Onsite
Consumption of Beer and Wine as Part of Their Golf Recreational Services at 1380
Busch Parkway. (Trustee Johnson) (Staff Contact: Nicole Woods)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Nov 4, 2020 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests t hat
persons with disabilities, who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
Updated: 11/13/2020 10:54 AM Page 1
Action Item : Consider an Amendment to the WJ Sports Special Use
to Allow for the Onsite Consumption of Beer and Wine as Part of
Their Golf Recreational Services at 1380 Busch Parkway.
Recommendation of Action
Staff recommends approval, subject to the conditions in the attached staff report.
The petitioners, Won Cho and Jibsoc Jung are proposing to allow for onsite consumption of beer and
wine as part of their golf recreational services, WJ Sports Entertainment at 1380 Busch Parkway. This
facility, which is 3,337 square feet, utilizes approximately 50% of the space for 7 individual simulator
golfing rooms. The owner has indicated that they do not wish to sell wine or beer but rather offer it as part
of their services for renting the golf simulators. The onsite consumption of alcohol will require an
amendment to the Special Use Ordinance 2020-5.
ATTACHMENTS:
Staff Report (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Johnson Nicole Woods, Community Development
Wednesday, November 18,
2020
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: November 18, 2020
SUBJECT PROPERTY LOCATION: 1380 Busch Parkway
PETITIONER: Won Cho and Jibsoc Jung, WJ Sports Entertainment
PREPARED BY: Rati Akash, Village Planner
REQUEST: Petition to the Village of Buffalo Grove to amend the WJ Sports
Special Use to allow for the onsite consumption of beer and wine
as part of their golf recreational services.
EXISTING LAND USE AND ZONING: The property is improved with the existing industrial facility
and is currently zoned Industrial (I).
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be Industrial.
PROJECT OVERVIEW
The petitioners, Won Cho and Jibsoc Jung are
proposing to allow for onsite consumption of
beer and wine as part of their golf recreational
services, WJ Sports Entertainment at 1380
Busch Parkway. This facility, which is 3,337
square feet, utilizes approximately 50% of the
space for 7 individual simulator golfing rooms.
The owner has indicated that they do not wish
to sell wine or beer but rather offer it as part of
their services for renting the golf simulators.
The onsite consumption of alcohol will require
an amendment to the Special Use Ordinance
2020-5.
PLANNING, ZONING, AND ENGINEERING ANALYSIS
History
The 1300 – 1398 Busch Parkway building has 16 tenant spaces in total.
There are 3 tenants which have received a Special Use in this Building in the Industrial District;
Prairie Kraft Brewing Co. as part of Ordinance No. 2014-73 at 1310 Busch Parkway, Movement
2.1.a
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& Sound Dance, LLC as part of Ordinance No.
2018-030 at 1388 Busch Parkway, and
including WJ Sports Entertainment as part of
Ordinance No.2020-5 early this year 2020.
The Petitioners received a unanimous
positive recommendation from the PZC last
year on December 4, 2019, to approve for a
Special Use to allow for a golf entertainment
recreational services in the Industrial District.
On January 6, the Village Board approved the Special Use to allow for golf entertainment in
the Industrial District as part of Ordinance 2020-5 for WJ Sports Entertainment at 1380 Busch
Parkway.
Onsite Alcohol
The proposed onsite consumption of beer and wine as part of WJ Entertainment Sports
recreational service would require an amendment to the Special Use Ordinance 2020-5.
Specifically, the petitioner’s application stated that no alcohol would be provided, thus an
amendment is required.
The Petitioners are requesting to serve alcohol to help promote their golf entertainment
business. The owner has indicated that they do not wish to sell wine or beer but rather offer
it as part of their services for renting the golf simulators.
General hours of operation for WJ Entertainment Sports are between 9:00 am to 10:00 pm
on the weekdays, and 8:00 am to 11:00 pm on the weekends will remain the same.
The number of employees and the anticipated number of clients for this establishment will
remain the same.
STANDARDS
Pursuant to the Zoning Ordinance, the proposed use does require a Special Use in the “I” Industrial
District. The following criteria shall be met:
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
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district, nor substantially diminish and impair other property valuations with the
neighborhood;
4. The nature, location and size of the buildings or structures involved with the establishment of
the special use will not impede, substantially hinder or discourage the development and use
of adjacent land and buildings in accord with the zoning district within which they lie;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will
be provided;
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance and
exit driveways to and from these parking areas shall be designed so as to prevent traffic
hazards, eliminate nuisance and minimize traffic congestion in the public streets.
The petitioner’s response to the standards are included with the packet.
PUBLIC COMMENTS
Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was
posted on the subject property. The posting of the public hearing sign and the mailing of the
notifications were both completed within the required timeframe. As of the date of this report, the
Village has received one call inquiry from the public or adjacent property owners however, no
concerns have been expressed.
STAFF RECOMMENDATION
Staff recommends approval to amend the WJ Sports Entertainment Special Use Ordinance 2020-5 to
allow for the onsite consumption of beer and wine as part of their golf recreational services at 1380
Busch Parkway subject to the following conditions:
1. Except as amended by this petition, all conditions associated with Ordinance 2020 -5 shall
remain in full force and effect.
2. The consumption of alcohol shall only be permitted upon the issuance of a valid Liquor
License by the Village of Buffalo Grove.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony and
the PZC shall then make a recommendation to the Village Board.
Suggested PZC Motion
PZC recommends approval to the Village Board for the amendment to the Special Use Ordinance 2020-
5 to allow for the onsite consumption of beer and wine as part of their golf recreational services.
2.1.a
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To: Village of Buffalo Grove,
WJ Golf is located at 1380 Busch Parkway Buffalo Grove, IL 60089. We are an indoor golf facility
providing golf lessons, golf play where customers can choose from 150+ virtual golf courses. We
have applied for our beer & wine license which will allow us to compete with our competitor
and survive the hardship we are experiencing due to the COVID-19 pandemic. We are trying to
survive in these current circumstances and a beer & wine license would greatly benefit us. We
have had many requests from our customers asking for beer & wine. We have had over ten
cancellations in October once the customer found out we did not have beer & wine. They end
up going to our competitors which becomes a revenue loss of our business. Prairie Krafts
Brewing Co (Now Liquid Love) has agreed to be our distributor which allows both businesses to
help each other and grow during these hard times.
Won Cho
WJ Golf
1380 Busch parkway
Buffalo Grove, IL 60089
2.1.b
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2019
WJ SPORTS ENTERTAINMENT
2.1.b
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Business Proposal
I. Business Concept
a. WJ Sports Entertainment is going to be the pioneer into a new area of indoor golf experience
b. WJ Sports Entertainment wants to bring golf sport that everyone can play anywhere at any time
c. Members vs non-members distinctions and advantages
d. Location will be near industrial and residential area for people to socialize and meet new golfers
e. New golf system can be introduced into residential homes, accommodating PGA tournament hotels,
local festivals, hotels, resorts, auto dealerships, club houses, and commercial buildings
i. Installation and maintenance will be provided by WJ Sports Entertainment
ii. Annual maintenance fees will be applied for all sales
f. Franchising business model once proof of concept has been achieved
II. Branding
a. Following PGA guidelines and tournament schedule to host indoor tournaments
b. WJ Sports Entertainment will focus on user’s experience and creating loyal customers
c. Promoting the accuracy in the technology behind our brand
d. Accessibility to US and International golf courses at any time
e. Time saving to play indoor vs outdoor
f. Competitive online play (global market) with similar handicap players
i. Ball launch detected simultaneously on competitive play
g. Bonding our brand into the hearts of our customers
III. Positioning and Targeting
a.
b. Targeting age group between 20-55
c. Using existing high salary network for residential sales/installation
d. Using existing network to enter commercial space for sales/installation
e. Target 5-7 new members per week
f. Sales review meeting of system and membership quarterly for realignment to the current market
requirement
2.1.b
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IV. Advertising and Promotion
a. Internet advertising is growing at a rate of 15% to 20% annually
i. Instagram
ii. Facebook
iii. YouTube channel
iv. Live Stream (Twitch TV)
b. State of the art accuracy, user interface (HD), and experience
c. Radio and Golf podcast advertising
d. Inviting PGA amateur/pro players to showcase stroke play
e. Local indoor long drive competition
f. Local Indoor tournament league following PGA tournament schedules
g. Retaining monthly membership will accrue points for personalized gifts and merchandise provided by
WJ Sports Entertainment
V. Products and Service Line
a. Private Lesson $50-$100
b. Bay rental $32-$37 (hourly)
c. Indoor driving range $5-$9 (1/2 hour)
d. Corporate events $599-$1199 (four hours)
VI. Conclusion
a. In conclusion, with the high potential for indoor golf business in the Midwest and the number of golfers
that will likely increase based on current paradigm shift for a new concept in indoor golf entertainment.
This venture has great scope to satisfy the current demands. The strengths in focusing on unique
experience and building its brand organically in Chicago to enhance taking up golf for beginners,
providing an atmosphere to play competitively and non-competitively with friends/families, and to
improve the game of golf at our driving range.
2.1.b
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WJ Golf Project of Intent
No alcohol will be served at WJ Sports Entertainment.
WJ golf is an indoor golf simulator facility with the intent to provide a unique golf experience in a safe and fun
environment. Our business will let prospect golfers experience the game of golf through our simulators and seasoned
golfers can improve their golf game with our training tools and meet new golfers from neighboring communities.
WJ golf will provide private lessons to our customers as a service. Customers will schedule their lessons on our online
platform and lessons will be held on weekdays only.
WJ golf will host monthly activities for children on Saturday mornings to neighboring communities to teach and raise
interest in golf.
Hours of operation
Weekdays 9am to 10pm (M-F)
Weekends 8am to 11pm (Saturday and Sunday)
(See attached spreadsheet exhibit for detail information)
Number of Employees
2019: 3 WJ employees (2 owners)
1 receptionist and 2 owners demonstrating simulators and catering customer needs.
2020: anticipating 4 WJ employees (2 owners)
1 receptionist, 1 golf pro and 2 owners demonstrating simulators and catering customer needs.
(See attached spreadsheet exhibit for detail information)
Discounts for WJ golf
Military
Fire & Paramedics
Police
JSS (Juniors, Seniors, and Students)
Soft Drinks and Snacks will be sold at WJ Golf
2.1.b
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# of employees on site # of backup employees when needed
# of
clients
(Lessons)
# of
clients
(golfers)
# of
clients
(practice
range
Total
Clients
Total
people Type of Clients Type of Service
9am ‐ 10am 2 (Owners)N/A 322710 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
10am ‐ 11am 2 (Owners)N/A 322710 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
11am ‐ 12pm 2 (Owners)N/A 322710 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
12pm ‐ 1pm 2 (Owners)N/A 322710 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
1pm ‐ 2pm 2 (Owners)N/A 23279 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
2pm ‐ 3pm 2 (Owners)N/A 23279 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
3pm ‐ 4pm 2 (Owners)N/A N/A 3258 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
4pm ‐ 5pm 3 (Owner + Receptionist)N/A N/A 8 2 10 13 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
5pm ‐ 6pm 3 (Owner + Receptionist)N/A N/A 8 2 10 13 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
6pm ‐ 7pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 12 2 14 19 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
7pm ‐ 8pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 12 2 14 19 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
8pm ‐ 9pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 12 2 14 19 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
9pm ‐ 10pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 12 2 14 19 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
# of employees on site # of backup employees when needed
# of
clients
(Kids
Program)
# of
clients
(golfers)
# of
clients
(practice
range
Total
Clients
Total
people Type of Clients Type of Service
8am ‐ 9am 2 (Owners) 2 (family members over 18 of age) 6 2 2 10 12 Students, Juniors, Casual Golfers and Seniors Kids Program, Golf Simulator
9am ‐ 10am 2 (Owners) 2 (family members over 18 of age) 8 2 2 12 14 Students, Juniors, Casual Golfers and Seniors Kids Program, Golf Simulator
10am ‐ 11am 2 (Owners) 2 (family members over 18 of age)10 2 2 14 16 Students, Juniors, Casual Golfers and Seniors Kids Program, Golf Simulator
11am ‐ 12pm 2 (Owners) 2 (family members over 18 of age) N/A 10 2 12 14 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
12pm ‐ 1pm 2 (Owners) 2 (family members over 18 of age) N/A 10 2 12 14 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
1pm ‐ 2pm 2 (Owners) 2 (family members over 18 of age)N/A 10 2 12 14 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
2pm ‐ 3pm 2 (Owners) 2 (family members over 18 of age) N/A 10 3 13 15 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
3pm ‐ 4pm 2 (Owners) 2 (family members over 18 of age) N/A 10 3 13 15 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
4pm ‐ 5pm 3 (Owner + Receptionist) 2 (family members over 18 of age)N/A 12 3 15 18 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
5pm ‐ 6pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 12 3 15 18 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
6pm ‐ 7pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 16 2 18 21 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
7pm ‐ 8pm 3 (Owner + Receptionist)2 (family members over 18 of age) N/A 16 2 18 21 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
8pm ‐ 9pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 16 2 18 21 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
9pm ‐ 10pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 16 2 18 21 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
10pm ‐ 11pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 16 2 18 21 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
Weekdays Hours of Operation
Weekends Hours of Operation
Number of anticipated clients per hour during the hours of operation
2.1.b
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Suite Tenant Allocate Stalls Per Lease Hours of Parking Demand Tenant Type
1300‐1308 Medical Association of the North Shore 5 Reserve 30 Unreserved Mon ‐ Sat. 8:00AM‐ 8:00PM Medical
1310 Prairie Kraft's Brewing Co.8 Unreserved Mon ‐ Thr 4:00PM‐‐9:00PM, Fri‐ Sat 2:00PM‐11:00PM, Sun 2:00PM‐7:00PM Recreational
1318‐1320 SST Form 8 Unreserved Mon‐Fri 6:00AM‐6:00AM Light Industrial
1330 Veterinary Real Estate Group, LLC 10 Unreserved Mon‐Fri 8:00AM‐5:00AM Office
1340 Crown Trophy 6 Unreserved Mon‐Fri 9:00AM‐5:30PM Retail
1348‐1350 MIR Tactical 11 Unreserved Mon‐Fri 12:00PM‐8:00PM Retail
1358 Chicago Show 6 Unreserved Mon‐Fri 8:00AM‐5:30PM Office
1360 Chicago Quick Clean 6 Unreserved Mon‐Fri 5:00AM‐4:00PM Light Industrial / Office
1368 Trademark Licensing Corp.6 Unreserved Mon‐Fri 8:00AM‐5:00 PM Office
1370 Diplomat Specialty Pharm.7 Unreserved Mon‐Fri 8:00AM‐6:00AM Office / Medical
1380 ***Proposed ***8 Unreserved ***Proposed******Proposed***
1388 Movement & Sound Dance 11 Unreserved Mon‐Fri 9:30 AM‐9:30 PM Saturday 8:30AM‐1:00 PM Recreational
1390 Geocomp Corp.6 Unreserved Mon‐Fri 7:30AM‐5:00PM Office
1398 Heritage Products 6 Unreserved Mon‐Fri 9:00AM‐6:00PM Office
Total Assigned Stalls 126
Unassigned Stalls 22
Total Stalls 148
Tenant spaces and parking allocation
2.1.b
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24‐Oct THU 25‐Oct FRI 26‐Oct SAT 27‐Oct SUN 28‐Oct MON 29‐Oct TUE 30‐Oct WED
Hours North East South Total North2 East2 South2 Total2 North3 East3 South3 Total3 North4 East4 South4 Total4 North5 East5 South5 Total5 North6 East6 South6 Total6 North7 East7 South7 Total7
6:00 AM 435123341032493137529165371553917
7:00 AM 4411194261242511213673112163817441321
8:00 AM 882036581730835162136682034951731952135
9:00 AM 9 9 21 39 6 8 20 34 9 6 8 23 4 1 9 14 12 9 22 43 12 7 23 42 8 8 29 45
10:00 AM 11 8 23 42 10 8 24 42 9 5 10 24 4 1 9 14 18 6 23 47 14 7 26 47 15 8 37 60
11:00 AM 9 8 31 48 11 8 25 44 9 6 10 25 4 4 11 19 20 8 30 58 13 7 28 48 14 8 38 60
12:00 PM 15 7 36 58 14 9 20 43 7 6 8 21 4 5 12 21 20 7 28 55 13 8 31 52 14 11 39 64
1:00 PM 22 11 45 78 19 9 29 57 7 3 9 19 3 6 10 19 25 8 30 63 12 9 29 50 20 10 38 68
2:00 PM 23 11 41 75 25 8 37 70 7 6 9 22 2 2 13 17 24 6 31 61 15 11 38 64 23 11 44 78
3:00 PM 24 11 43 78 24 4 36 64 5 6 9 20 2 2 14 18 21 6 29 56 16 11 41 68 21 11 48 80
4:00 PM 20 8 40 68 27 4 32 63 4 6 7 17 2 3 9 14 20 5 25 50 13 11 43 67 18 8 47 73
5:00 PM 197356114330471771511681932446151129551284161
6:00 PM 16721441243046269171157112213411728461182847
7:00 PM 97153134212816714114621182113724441172038
8:00 PM 54132214202515713115721202314625451171432
2.1.b
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Buffalo Grove, IL Code of Ordinances Page 1 of 2
17.28.040 - Criteria for special use.
A.
All special uses shall meet the following criteria:
1.
The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or endanger the
public health, safety, morals, comfort, or general welfare;
2.(Yes)
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.(Yes)
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.(Yes)
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.(Yes)
Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
6.(Yes)
Parking areas shall be of adequate size for the particular special use, which areas shall be properly
located and suitably screened from adjoining residential uses, and the entrance and exit driveways to
and from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance and
minimize traffic congestion in the public streets.
B.(Yes)
The special use shall in all other respects conform to the applicable regulations of the zoning district
in which it is located, except as such regulations may be varied. Notwithstanding the foregoing,
business planned unit developments shall conform with ction l 7.44.040(D) unless varied.
C.(Yes)
about:blank 7/11/2017
2.1.b
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Buffalo Grove, IL Code of Ordinances Page 2 of2
The Planning & Zoning Commission may recommend and the Corporate Authorities may impose
such conditions and restrictions upon the subject property, the location, the construction and design
of buildings and use of the property benefited by such special use as may be necessary or appropriate
to comply with the foregoing criteria.
D. (Yes)
Notwithstanding hapter 17.52, the Planning & Zoning Commission may recommend and the
Corporate Authorities may vary the regulations of the zoning district in which the special use is
located subject to meeting the criteria of Section l 7.52.070(A)(l)-(3), except for planned unit
developments which shall meet the general objectives of ection 17.28.0S0(A)(l)-(7).
(Ord. 2004-100 § 2, 2004)
(Ord. No. 2014-43, § 21, 6-16-2014)
(WJ Sports Entertainment will abide by the criteria defined above)
about:blank 7/11/2017
2.1.b
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Example
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12/4/2019
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, DECEMBER 4, 2019
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Petition to the Village of Buffalo Grove for a Special Use for a Recreational Use (Golf
Simulator Facility) in the Industrial District for the Property at 1380 Busch Parkway
(Trustee Weidenfeld) (Staff Contact: Nicole Woods)
Mr. Cho, Mr. Jung and Mr. Lamphere were sworn in.
Mr. Cho described their request for a special use to operate a golf simulator facility at
1380 Busch Parkway.
Com. Goldspiel asked the petitioners to explain the parking.
Mr. Lamphere responded that there are 120 parking spaces and 6 ADA parking spaces
and do not anticipate any parking issues.
Com. Goldspiel asked the petitioners about the night lighting in the area of 1380 Busch
Parkway.
Mr. Lamphere responded that the lighting was adequate for patron safety.
Com. Goldspiel asked the petitioners where additional parking would be in the event
they came across inadequate parking.
Mr. Lamphere responded that the current landscape would allow for additional parking
should they come into a situation in which they no longer had adequate parking.
Deputy Community Development Director Woods commented that there is ample
parking in this area, and explained why staff included additional parking as a condition
to the special use.
Com. Goldspiel asked the petitioners if there would be any outside use.
Mr. Lamphere responded no, there will not be any outside use.
Chairperson Cesario asked the petitioners to describe the use of the facility in terms of
number of players and the hours in which they would be busy.
Mr. Lamphere responded that they would be most busy during week nights and
weekends and would have a minimum of 2 to 4 at each of the simulators.
Com. Moodhe asked if the facility could hold a corporate event, and if it could, how
many people could be in the corporate group.
Mr. Cho responded that they could host a corporate event up to 20 people max on week
nights.
Com. Weinstein asked the petitioners to go over the special use criteria and provide
more detail.
2.1.b
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12/4/2019
Mr. Cho responded with detailed answers to the special use criteria.
Com. Khan asked the petitioners to educate the commission on the golf simulator system
and how it works.
Mr. Cho explained how the golf simulator system works and the time it would take to
complete 18 holes for a beginner.
Com. Khan asked if training was available.
Mr. Cho responded that there are 3 modes to accommodate the needs of the player
including a training mode.
Chairperson Cesario entered the staff report as exhibit one.
The public hearing closed at 7:47 PM.
Com. Weinstein made a motion to approve a special use for a recreational use (golf
simulator facility) in the Industrial District, subject to the following conditions:
1. The special use is granted to Won Cho and Jibsoc Jung of WJ Sports Entertainment at
1380 Busch Parkway and said special use does not run with the land.
2. The special use granted may be assignable to subsequent petitioners seeking
assignment of this special use as follows: i. Upon application of a petition seeking
assignment of this special use, the Village of Buffalo Grove, in their sole discretion, may
approve the assignment administratively, or may refer it to the Planning & Zoning
Commission and/or the Village Board for a public hearing. ii. Such assignment shall be
valid only upon the written approval of the Village of Buffalo Grove granting said
assignment, which may be granted or denied for any reason.
3. The petitioner shall monitor traffic circulation and parking on the property and take
appropriate measures, as approved by the Village, to ensure adequate parking is being
provided. If the Village determines, in its sole discretion, that additional parking is
required, the petitioner shall provide said parking in manner acceptable to the Village.
Com. Khan seconded the motion.
Com. Moodhe commented on the recreational use of the business and how it is
consistent with the use of the rest of the building, and sees a need.
Com. Goldspiel asked if the motion included
Chairperson Cesario commented on the use and concurs with Com. Moodhe, that the use
of the building is not new and believes that it will keep the area active.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein, Richards, Worlikar
ABSENT: Amy Au
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
2.1.b
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12/4/2019
1. Planning and Zoning Commission - Regular Meeting - Nov 20, 2019 7:30 PM
RESULT: ACCEPTED [7 TO 0]
AYES: Moodhe, Cesario, Cohn, Khan, Weinstein, Richards, Worlikar
ABSTAIN: Stephen Goldspiel
ABSENT: Amy Au
Chairman's Report
None.
Committee and Liaison Reports
Com. Weintein talked about the items that were approved at the Village Boarding Meeting,
previously brought to the Planning and Zoning Commission.
Staff Report/Future Agenda Schedule
Deputy Community Development Director, Woods, spoke about the future agenda item for the
December 18th PZC meeting.
Public Comments and Questions
Adjournment
The meeting was adjourned at 7:51 PM
Chris Stilling
APPROVED BY ME THIS 4th DAY OF December , 2019
2.1.b
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11/4/2020
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, NOVEMBER 4, 2020
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
2. Open Meetings Act Compliance
Pursuant to orders issued in response to the COVID-19 pandemic, this Public Hearing is
closed to in-person, public attendance. The hearing is being held via Zoom web
conference meeting, which permits the public to fully participate in the virtual Public
Hearing via Zoom on a computer, tablet or phone. Details on how to access and
participate in this online virtual hearing are available below. More information
pertaining to the meeting information and links to the virtual meeting can be found at:
You are invited to a Zoom webinar.
When: Nov 4, 2020 07:30 PM Central Time (US and Canada)
Topic: PZC
Please click the link below to join the webinar:
<https://us02web.zoom.us/j/84068673693>
Or iPhone one-tap :
US: +13126266799,,84068673693# or +19294362866,,84068673693#
Or Telephone:
Dial(for higher quality, dial a number based on your current location):
US: +1 312 626 6799 or +1 929 436 2866 or +1 301 715 8592 or +1 253 215
8782 or +1 346 248 7799 or +1 669 900 6833
Webinar ID: 840 6867 3693
International numbers available: <https://us02web.zoom.us/u/kvQ7jFZcy>
Public Hearings/Items For Consideration
1. Consider Variations from the Sign Code to Allow for Two Wall Signs at 960 S Buffalo
Grove Rd. (Trustee Weidenfeld) (Staff Contact: Nicole Woods)
Ms. Boenzi, on behalf of Nino’s Pizzeria, discussed the petition for variations from the
Sign Code for an east elevation wall sign which exceeds the length of the sign, and
exceeds the maximum permissible area of the sign; and a north elevation wall sign which
exceeds the number of wall signs permitted, exceeds the length of the sign, and exceeds
the maximum permissible area of the sign.
3.B.1
Packet Pg. 33
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Com. Goldspiel commented that he understands the need for two signs, because of the
position of the building. However, he said, given the substantial size of each, it is just too
much sign.
Ms. Boenzi discussed how Nino’s is in a strange spot and the other signs in Buffalo
Grove. The building is so large, that any smaller you wouldn’t be able to see the sign. She
noted that the sign is only taking up a third of the front elevation.
Chairperson Cesario asked the petitioner if the white space of the building was part of
the calculous of as to the size of the black lettering.
Village Planner, Akash explained the consideration if you take the entire length of 80 feet
then the sign would be permitted, however, the length for consideration is only 49 feet 6
inch requiring a variation.
Ms. Boenzi said they own the entire building. The side view elevation is 24 feet and the
sign is 21 feet.
Chairperson Cesario reiterated the size of the sign and the black lettering. Noting that
there is a lot of white space due to the spacing of the letters, but it is a little aggressive
as it relates to the Village Sign Code. He asked the Commissioners if it looks good or
should it be smaller, and if so how much smaller.
Com. Moodhe asked the petitioner what that physical sign will be.
Ms. Boenzi said they will be aluminum letters back lit at night.
Com Moodhe asked if they are individual or one piece.
Ms. Boenzi said they are individual letters.
Com. Moodhe asked if the oval around Nino’s was also going to be back lit as well.
Ms. Boenzi said yes.
Com. Moodhe asked on the building itself, about the west portion of the building.
Ms. Boenzi said Nino’s owns the whole building and right now they use the rear portion
as storage.
Com. Moodhe asked if they intend, in the near future, to lease that space.
Mr. Boenzi said she believes they do not intend to do that any time soon. They also own
the properties to the left that they lease out.
Com. Moodhe asked if the curve of Buffalo Grove Rd, makes this a unique circumstance
to see Nino’s and if this sign would help it get recognized.
Ms. Boenzi agreed with Com. Moodhe’s statement. She believe that having both signs
also balances out the building.
Com. Moodhe commented that the sign is all individual pieces instead of one whole large
sign.
Ms. Boenzi said every part of the sign is individual.
Com. Moodhe asked staff that if the letters were counted separate instead of as a whole,
the sign would be in compliance.
3.B.1
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Deputy Community Development Director Woods told the Commission that the way a
sign is calculated is not by its individual pieces, but rather in its entirety.
Com. Moodhe said he understands that we, the Village, look at signs in their totality.
Com. Au asked staff if the area in the calculation was smaller because the roof doesn’t
extend all the way across.
Village Planner, Akash said no. It is because Nino’s has a ground sign, thus putting
additional restrictions to the additional signs. She noted that if there was no ground sign,
they would not need a variation or different restriction.
Com. Au clarified that for the calculation it take into account the entire elevation.
Village Planner, Akash said yes. You take into account the entire height, width and
length of the building for the calculations.
Chairperson Cesario asked if the petitioner could go through the responses to the
standards on packet page six.
Ms. Boenzi went through the responses to the standards included on packet page six.
Chairperson Cesario asked if there were any calls from the public.
Village Planner, Akash said there were a few phone calls, but no concerns we raised.
Com. Weinstein commented that the signs are substantially larger than the Village
standards.
Ms. Boenzi asked about the square feet standards.
Village Planner Akash explained that the standards are different due to the ground sign.
Had there not been a ground sign, the standards would be different.
Ms. Boenzi said aesthetically it does not look like she is asking for double the square feet,
it just looks that way on paper because the standards have been reduced due to the
ground sign.
Com. Weinstein noted that the sign extends from one end to the other.
Village Planner Akash offered a suggestion to remove the catering lettering and only
have the Nino’s text on the north elevation.
Ms. Boenzi said it is not uniform and looks like two different businesses. This is what they
proposed and prefer. She discussed how the additional text is necessary to catch traffic
to Nino’s.
Com. Moodhe asked staff if these variations would be before the commissioners if there
was not ground sign.
Village Planner Akash said it would be before them for two reasons. The fist reason is
because it doesn’t meet the length. The east is over by 4’ 1” and on the north they are
over 5’ 1”, and the number of signs.
Chairperson Cesario asked if packet page 20 could be shared. If the signs were reduced
they would met code. He asked the petitioner if they would be willing to reduce the size
by 25 percent.
Ms. Boenzi said she would be, but they smaller they go the harder it is to light them.
3.B.1
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Chairperson Cesario entered the staff report as exhibit one.
Chairperson Cesario asked that he would like to see them smaller and asked what the
petitioner would like them to vote on.
Ms. Boenzi said she wants to get it approved for them as is and doesn’t want to leave
the building blank much longer.
Village Attorney Brankin, spoke to the petitioner that this Commission would not be
approving anything as it is a recommending body.
Ms. Boenzi asked what came next after this meeting.
Village Attorney Brankin said the next step is the Village Board for final approval. He
suggested that she have some back up plan in the event the Village Board wants to
change the existing proposal.
Com. Moodhe asked staff if they stand by the recommendation in the packet.
Village Planner Akash said yes. They support it because Nino’s has been a big part of the
community for a long time.
Com. Au noted that if the petitioner is willing to make adjustments to the sign, then the
recommendation should be modified.
Ms. Boenzi said she is willing, however, she will have a hard time being able to put
lighting behind it and believe that Nino’s wants the sign as it is presented.
Village Attorney Brankin suggested that the commission make a recommendation to the
Village Board as presented in the packet. Noting that the petitioner’s ability to make
modifications will be shown in the minutes.
Com. Weinstein made a motion for a positive recommendation to the Village Board
granting approval of the variation for the size and length for the east elevation wall sign;
and the number of signs, size and height of the north elevation wall sign subject to the
following condition:
1. The proposed wall sign must be installed in accordance with the documents and plans
submitted as part of this petition.
Com. Moodhe seconded the motion.
Chairperson Cesario said that the two signs makes sense. He admits that he wish the size
of the sign was a little smaller, but does support the motion.
Com. Richards commented on the restaurant and its place in the community. He is in
favor of the motion as it was presented.
Com. Weinstein commented that the signage does not meet or come close to the
standards, but he believes the sign is in particularly good taste and particularly good
design, and that he can be in favor for that purpose.
Com. Moodhe brought up the location of the building. He is okay with the two signs. He
believes the design fits the building and is subtle enough with all the white space.
3.B.1
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11/4/2020
RESULT: RECOMMENDATION TO APPROVE [6 TO 1]
Next: 12/7/2020 7:30 PM
AYES: Moodhe, Cesario, Khan, Weinstein, Au, Richards
NAYS: Stephen Goldspiel
ABSENT: Marc Spunt, Neil Worlikar
2. Consider an Amendment to Ordinance 83-8 for a New Outbuilding, Special Use for a
Drive-Through Facility, and a Preliminary Plan Approval with Variations to the Zoning
Ordinance and Sign Code at Spoerlein Commons Shopping Development at 1131 -1271
McHenry Road. (Trustee Johnson) (Staff Contact: Nicole Woods)
Mr. Burton, land and entitlement with Whitestone, discussed the history of the
commercial area of Spoerlein Commons Development. He noted that back in 1983 the
Village approved the development of Spoerlein Commons with a second phase allowing
for additional 2,000 square feet of retail space. The second phase was never constructed,
but is now seeking an amendment to the original ordinance to allow for the construction
of 2,388 square foot outbuilding to accommodate the new location of Dunkin Donuts
and Baskin Robins with a drive-through establishment.
Mr. Kovacevic, owner of Spoerlein Commons Development, talked about the change in
quick service and the importance of a drive-through to those types of businesses,
claiming Dunkin Donuts receives 60% of its revenues from drive-through orders.
Mr. Leder, RGW Engineering, talked about the civil engineering aspect of the project
referring to packet pages 29 through 32, showing the paved area and the basin with the
proposed building and location of the pickup window.
Mr. Sjogren, Kimley Horn, discussed traffic as it pertains to the development. He
discussed parking for the development on packet page 33, noting they would need a
variation for parking. They looked at the existing parking utilization pre-COVID-19 and
found that only 81 spaces (about 50 percent) of the available parking was being used.
The proposed building would shrink the number of available parking spaces to 148 at full
occupancy.
He also discussed traffic. This development would add about 25 cars to the existing
roadways during the morning rush hour. Well over half of the traffic is already there with
little impact to the Arlington Heights, McHenry Road intersection. Additional stop signs
are recommended with other directional signs for the Dunkin Donuts.
Mr. Pomis, Warren Johnson Architect, discussed the construction of the building
reference packet page 33 touching on the tower structure and the elevations of the
building (packet page 39 through 42). He also talked briefly on the landscape plan on
packet page 35.
Mr. Sravan, All Signs Corporate Signage Solutions’s discussed the signs for the
development. He noted that the pictures in the packet are not the right ones.
Village Planner Akash noted that even if the signs are not the same, the measurements
are.
Village Attorney Brankin clarified that the signs are one variation and the other is the
east and south elevation signs measure 6’ 5” in height. Noting the pictures can change,
the relief is the same; the notice, application, is okay to proceed with.
Mr. Stavan discussed that the sign change was to make the new sign cleaner looking.
3.B.1
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Com. Goldspiel referred back to the original plans submitted and referenced traffic flow
with Dundee Road on packet page 138.
Mr. Sjogren said this has been talked about amongst staff and at the team level
regarding the traffic flow. They believe the location of the access where it is at is good,
as it aligns nicely to the access across the street and maximizes the distance from the
traffic signal. They also do not believe IDOT is willing to move it.
Com. Goldspiel asked if the Village requirements for water retention and detention have
been met.
Mr. Burton replied yes.
Com. Goldspiel commented that the new signs are nicer than the old signs.
Com. Richards asked what the impact will be to the neighborhood behind Dunkin
Donuts.
Mr. Sjogren agrees with Com. Richards that there will be increased traffic to Courtland
Dr. because of its proximity to the drive through entrance, but believes it will be very
little and most likely though coming off Arlington Heights. They are looking at an
additional 5 to 10 vehicles on Courtland Dr.
Com. Richards asked for clarification on the removal of the grass currently in front of the
development to shift the parking.
Mr. Burton confirmed with Com. Richards that he is reading the design correctly,
however, that grass area is approved for two buildings.
Com. Goldspiel asked about the occupancy of the tower.
Mr. Pomis said it will not be occupied.
Com. Moodhe asked if there has been any thought to widening the entrance off of
McHenry Road because it tends to be a bottle neck.
Mr. Leder said that the new parking layout would help with that bottle neck effect that
currently happens.
Com. Moodhe asked about the inbound customers near that entrance.
Mr. Sjogren said the only increase in traffic would come off of Courtland D, which would
be 10 to 15 at peak hour.
Com. Moodhe asked what the loss or gain of total parking spaces.
Mr. Burton said there is a net gain of two parking spaces.
Com. Moodhe asked if there is outdoor seating proposed.
Mr. Burton said there was a floor plan that shows the outdoor seating on packet page
38.
Mr. Pomis said there are 19 total inside, but there is a space available for outdoor
seating.
Com. Moodhe noted with COVID-19, outdoor seating becomes a big deal so you are not
using the parking lot.
3.B.1
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Chairperson Cesario reiterated the changes in the variations from 2018 to 2020. He
complemented the petitioners on the traffic analysis they had asked for, as well as the
access to stay where it is. He noted that all other requirement are met as outlined in
packet page 19.
Chairperson Cesario also noted the reason for the sign variations.
Com. Au ask about the proximity to the gas station, with concerns that people might
think they can access the Dunkin Donuts from the Mobile.
Mr. Burton does not recall interconnected driveways, which would require cooperation
with Bucky’s.
Com. Au asked if it would be an issue.
Mr. Burton said he doesn’t think it will be an issue.
Com. Au asked if they were going to do anything to mitigate people going through the
lawn or about approaching Bucky’s to connect.
Mr. Burton said that there would be no easy way to access Dunkin Donuts from Bucky’s.
He believes there is too much in the way for people to try and access Dunkin Donuts by
cutting through.
Mr. Sjogren noted that anytime they are working on a development like this, they look at
all ways for access or ease of access to help those who don’t know where they are going,
touching briefly on their process.
Chairperson Cesario commented on how he would navigate from Bucky’s to Dunkin.
Mr. Burton agreed.
Com. Au said she thinks people unfamiliar with the area may get confused.
Com. Moodhe ask if the directional signage includes signage on Courtland Dr and Ranch
view.
Mr. Stavan noted there are no direction signs in his package.
Com. Moodhe asked if it is necessary they come back with lighted directional signs and
asked if they would also require a variance.
Village Planner Akash noted that if it conforms to the size, it will not need a variation.
Village Civil Engineer Sianis commented on the entrance and exit at Bucky’s further
noting that coming down Arlington Heights Road you would keep going north and not
mistakenly go into the gas station.
Chairperson Cesario asked if there had been any comments or concerns from the Public.
Village Planner Akash said there were approximate 7 calls which were mostly for more
information. One concern did come from Bucky’s as it pertains to the stormwater
detention.
Richard, representing Bucky’s, asked a series of questions regarding the stormwater and
detention basin which can be found on packet page 139, noting that their civil engineers
looked at their plans and had some concerns.
Village Attorney Brankin said legal the petitioners can move forward with the proposal
tonight to amend the 1983 Ordinance which does not hinder their ability to ask for relief.
3.B.1
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Chairperson Cesario asked staff if they had reviewed the concerns for the stormwater
brought up by Bucky’s.
Village Civil Engineer Sianis commented on the preliminary plans they have received
from the development noting they have not yet been given the final plans for review. The
petitioner will need a watershed permit and make some changes to a few calculations,
however, what they are asking for and what is currently in the primary plans, at this
time, allows them to move forward. Commenting that the Village will not approve
anything that would be impactful to the Village. Mr. Sianis also said that freeboard is no
longer in the Village Code as a requirement and on top of that, the development is not
looking to change any of that.
Mr. Burton commented on the final engineering plans to come.
Chairperson Cesario entered the Village Staff Report as exhibit one and new sign
elevations as exhibit two.
Heresh Patel, owner and operator of the Dunkin Donuts, thanked the petitioners for their
time. He noted that he owns and operates 70 locations and enjoys being able to
upgrading their locations and is looking forward to the improvements in Buffalo Grove.
Public Hearing closed at 10:03 PM.
Com. Weinstein made a motion to recommend approval to the Village Board for an
amendment to Ordinance 83-8 for a new Dunkin Donuts outbuilding in the Spoerlein
Commons development which is in the B3 Planned Business District; special use for a
drive-through facility in the B3 Planned Business District; preliminary plan approval with
variations to the reduction in the number of parking spaces, and allowing for 2 extra wall
signs on outbuilding and allowing for the east and south elevation wall signs to exceed
the height of the sign by 10” provided:
1. The proposed development shall be developed in substantial conformance to 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 special use granted may be assignable to subsequent petitioners seeking
assignment of this special use as follows:
i. Upon application of a petition seeking assignment of this special use, the Village of
Buffalo Grove, in their sole discretion, may approve the assignment administratively, or
may refer it to the Planning & Zoning Commission and/or the Village Board for a public
hearing.
ii. Such assignment shall be valid only upon the written approval of the Village of Buffalo
Grove granting said assignment, which may be granted or denied for any reason.
Com. Richard seconded the motion.
Com. Weinstein commented in favor of the motion.
Com. Moodhe commented in favor of the motion.
Chairperson Cesario thanked the petitioners for their work and spoke in favor of the
motion.
3.B.1
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RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 12/7/2020 7:30 PM
AYES: Moodhe, Cesario, Goldspiel, Khan, Weinstein, Au, Richards
ABSENT: Marc Spunt, Neil Worlikar
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Oct 21, 2020 7:30 PM
RESULT: ACCEPTED [UNANIMOUS]
AYES: Moodhe, Cesario, Goldspiel, Khan, Weinstein, Au, Richards
ABSENT: Marc Spunt, Neil Worlikar
Chairman's Report
None.
Committee and Liaison Reports
Com. Richards gave an overview of the last Village Board Meeting.
Staff Report/Future Agenda Schedule
Village Planner Rati talked about the next meeting.
Public Comments and Questions
None
Adjournment
The meeting was adjourned at 10:30 PM
Chris Stilling
APPROVED BY ME THIS 4th DAY OF November , 2020
3.B.1
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