The URL can be used to link to this page

2024-06-17 - Ordinance 2024-069 - AMENDING ORDINANCE NO. 2023-106 AND THE PLANNED UNIT DEVELOPMENT, FINAL PLAT OF SUBDIVISION, AND PRELIMINARY PLAN - Prairie Point Townhomes, 22771 & 22825 Prairie Rd) � _ �, BUFFALSJ 20 ORD06 AND T�EPLANN DRUNITNCE N0. G1 t7✓VE DEVELOPMENT, FINAL PLAT OF SUBDIVISION, AND PRELIMINARY PLAN PRAIRIE POINTE TOWNHOMES 22771 AND 22825 N. PRAIRIE ROAD, BUFFALO GROVE, IL WHEREAS the Village of Buffalo Grove is a home rule unit pursuant to the Illinois Constitution of 1970; and WHEREAS the property legally described in Exhibit A hereto was annexed to the Village of Buffalo Grove by Ordinance No. 2023 - 105 pursuant to a written Annexation Agreement dated August 21, 2023 and approved by the Village by Ordinance No. 2023- 104 ("Annexation Agreement"); and WHEREAS Bloom Street Partners, LLC an Illinois limited liability company received approval of entitlements to construct the 41-unit townhome development on the property located at 22771 and 22825 N. Prairie Road, on August 21, 2023,through approval of Ordinance No. 2023-106, approving a Zoning Map Amendment, a Special Use for a Residential Planned Unit Development with Variations to the Zoning Ordinance; and WHEREAS Prairie Point Partners Buffalo Grove LLC, a successor-in-interest to Bloom Street Partners, LLC, closed on the property on December 20, 2023 and received Village approval of an Assignment and Assumption Agreement on January 2, 2024 through approval of Resolution No. 2024- 01; and WHEREAS Prairie Point Partners Buffalo Grove LLC, is now proposing to sell the property to Projades, LLC; and WHEREAS Projades, LLC ("Petitioner") has applied for an amendment to the Residential Planned Unit Development, Plat of Subdivision, and Preliminary Plan approved by Ordinance No. 2023-106; and WHEREAS notice of public hearing for the amendment to the Residential Planned Unit Development, Plat of Subdivision, and Preliminary Plan approved by Ordinance No. 2023-106 has been given and a public hearing was held on June 5, 2024, before the Village of Buffalo Grove Planning& Zoning Commission; and WHEREAS the Planning &Zoning Commission voted 5-0, with 4 votes in favor and 1 abstention, to recommend approval of the amendment to the Residential Planned Unit Development, Plat of Subdivision, and Preliminary Plan approved by Ordinance No. 2023-106, as set forth in the draft meeting minutes attached hereto as Exhibit C; and Page 1 of 7 smart. with heart. � . WHEREAS the President and Village Board of Trustees, after due and careful consideration have concluded that the requests are reasonable and will serve the best interests of the Village; and WHEREAS the proposed development 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 June 5, 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, Illinois, as follows: 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 amendment to the Residential Planned Unit Development, Plat of Subdivision, and Preliminary Plan approved by Ordinance No. 2023-106, for the Property located at 22771 and 22825 N. Prairie Road, Prairie View, IL, subject to the following conditions: 1. The proposed development of 41 attached single-family units shall conform to the plans and conditions provided in the staff report and in the amended Planned Development Ordinance. 2. The Plat of Subdivision shall be submitted in a manner acceptable to the Village Engineer and the Village Attorney. 3. A Sign permit for the monument sign shall be submitted in compliance with the Village Sign Code. 4. Projades, LLC shall be limited to selling up to 20 units with the 4-bedroom floor plan; all other units shall have a maximum of 3 bedrooms. 5. Except for those conditions specifically amended as part of the request, all other conditions of approval included in Ordinance No. 2023-106 shall remain in full force and effect. 6. Prior to approval by the Village of the Final Plat of Subdivision for all or any portion of the Property, the Developer shall provide to the Village for review and approval Homeowner's Association Declarations to which all lot owners in the Development shall be required to contribute assessment payments in order to accumulate such funds as might be necessary for the operation, maintenance, repair and reconstruction of the common areas and private improvements serving the development, including but not limited to the street lighting, sidewalks, parkways, storm sewers, and storm water management facilities, including but not limited to the detention pond and related aeration systems, common area landscaping, fences and landscape, which shall all be the responsibility of the applicable association to own, operate, --- -- Paoe 2 of 7 -------- - --- smart. with heart. and maintain and which shall be located in easements for that purpose, as well as timely snow removal and ice control of said private street and sidewalks. a) It shall be a specific condition of approval of the Special Use that said Homeowners' Associations shall thereafter be required to be maintained in good standing with the State of Illinois Secretary of State. b) In addition, it shall be a condition precedent of the approval of the Special Use that the Homeowners'Associations shall retain ownership of, and operation and maintenance responsibilities for, all applicable required improvements within the Development, except as otherwise specified in the annexation agreement.The Developer shall (i) record the Declarations and (ii) incorporate the aforesaid Homeowners'Associations prior to the issuance of a certificate of occupancy for the first unit within the Property. c) The Property shall be subject to the (i) Master Association Declaration of Covenants, Conditions and Restrictions ("Declarations") which shall include but not by way of limitation a provision whereby the Village shall have the right, but not the obligation, to enforce covenants or obligations of the applicable association and/or owners of the units of the Property as defined and provided within the applicable Declaration, and further shall have the right, upon thirty (30) calendar days prior written notice specifying the nature of a default, to enter upon the Property and cure such default, or cause the same to be cured at the cost and expense of the applicable association of the Property. The Village shall also have the right to charge or place a lien upon the Property for repayment of such costs and expenses, including reasonable attorneys' fees in enforcing such obligations. d) The Declarations shall also include the obligation that the applicable association shall provide snow removal for private driveways, streets and sidewalks and shall store excess snow in appropriate off-street locations, and shall not in any way impede the Village's snow removal operations on public streets. e) The Declarations shall also provide that the Property shall be used and developed in accordance with Village ordinances, codes and regulations applicable thereto, including ordinance(s) enacted pursuant to this Agreement. f) The Declarations shall be submitted to the Village for review and approval, and shall further provide that the provisions relative to the foregoing requirements may not be amended without the prior approval of the Village. g) The Declarations shall also provide that the Village may enforce its ordinances, including but not by way of limitation traffic ordinances, on the Property, including private alleys and common areas. h) The Declarations shall be submitted in a manner acceptable to the Village. All landscaping embellishments (arbors,trellises,fences, etc.) shall be standardized and incorporated into the Declarations. Page 3 of 7 smart.with heart. : :_ , - , , i) The Declarations shall indicate that certain private alleys will remain private with the maintenance responsibility of the association in a manner acceptable to the Village. The Village may require that all initial and subsequent homeowners sign a disclosure acknowledging that these streets will remain private. SECTION 4. This Ordinance shall be in full force and effect from and after its passage and approval and shall not be codified. AYES: 5—Johnson, Cesario, Ottenheimer, Bocek, Weidenfeld NAYES: 0—None ABSENT: 1—Stein PASSED: June 17, 2024 APPROVED: June 17, 2024 PUBLISHED: June 18, 2024 ATTEST: APPROVED: ��y�.�,�,�.� Janet . Sirabian, Village Clerk Eric N. Smith, ' ge President `-4�: , _ - : ��= �= ._ -_ -__ _ ., '• ' — r•�+- % , .. •-� � . ' - - _ Page 4 of 7 smart. with heart. EXHIBIT A Legal Description THAT PART OF THE WEST%z OF THE NORTHEAST%OF SECTION 21,TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF THE NORTH % 1382.3 FEET NORTH OF THE SOUTHWEST CORNER THEREOF; THENCE NORTH OF SAID WEST LINE OF THE NORTH EAST %, 84.62 FEET; THENCE NORTHEASTERLY WITH AN ANGLE OF 85 DEGREES 09 MINUTES TO THE RIGHT OF THE LAST MENTIONED LINE, AS PRODUCED NORTHERLY 413.3 FEETTO THE WESTERLY RIGHT OF WAY LINE OF THE SOO LINE RAILROAD;THENCE SOUTHEASTERLY ON THE WESTERLY LINE OF SAID RAILROAD RIGHT OF WAY, 116.2 FEET; THENCE WESTERLY 454.7 FEET TO THE POINT OF BEGINNING, IN LAKE COUNTY, ILLINOIS. A PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 21,TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, AND DESCRIBED AS FOLLOWS: BEGINNING ATTHE INTERSECTION OF THE CENTER OF THE HALF DAY AND MCHENRY ROAD AND THE QUARTER SECTION LINE RUNNING NORTH AND SOUTH THROUGH THE ABOVE MENTIONED SECTION 21; THENCE RUNNING SOUTH ALONG SAID QUARTER SECTION LINE 9.93 CHAINS; THENCE EAST 6.55 CHAINS TO THE WEST LINE OF THE RIGHT OF WAY OF THE WISCONSIN CENTRAL RAILWAY (NOW CALLED MINNEAPOLIS, ST. PAUL AND SAUK STA. MARIE RAILWAY); THENCE NORTHWESTERLY ALONG SAID WEST LINE OF SAID RIGHT OF WAY 10.05 CHAINS TO THE CENTER OF THE ABOVE MENTIONED HALF DAY AND MCHENRY ROAD; THENCE WEST 2.64 CHAINS TO THE PLACE OF BEGINNING, IN LAKE COUNTY, ILLINOIS. PARCEL INDEX NUMBER: 15-21-200-014, 15-21-200-032 SUBJECT PROPERTY COMMON ADDRE55: 22771 &22825 Prairie Road, Prairie View --- Paoe 5 ot 7 -- -- smart.with heart. EXHIBIT B Plan Set Pa�e 6 of 7 smart.with heart. � Dated :Apri112th 2024 NARRATIVE STATEMENT Project Name : Prairie Pointe Address : 22825 N PRAIRIE ROAD Buffalo Grove IL Type : 41 Townhomes Applicant : PROJADES, LLC Introduction : We are excited to present our new construction townhomes for sale subdivision, a modern and vibrant community designed to meet the needs of today's homebuyers. Located at 22825 N PRAIRIE RD, Buffalo Grove IL our development offers an unparalleled blend of convenience, comfort, and style. Location : It is strategically located at the intersection of Rt 22 and Prairie Road and is within walking distance to Metra train stop, providing easy access to major thoroughfares, shopping centers, schools, parks, and recreational facilities. The community is also well-connected to public transportation options, making it an ideal choice for commuters. Design and Architecture: The townhouses feature contemporary architecture with a focus on aesthetics and functionality. Each unit is thoughtfully designed to maximize space and natural light, offering open floor plans, high ceilings, and large windows. Quality finishes and modern fixtures complement the sleek design, creating a welcoming and elegant living environment. 33 W Higgins Rd Ste 720 South Barrington IL 60010 '�,—!� ;.� �i[?? rilt��.,#�,,,, : ,: 224.215.6477(Voice) Fax(973) 556-1955 �;'� � The townhouses offer a variety of floor plans to suit different preferences and lifestyles, including: • Multiple bedrooms and bathrooms. • Modern kitchens with high-quality appliances and finishes. • Private outdoor spaces such as balconies or patios. • Attached garages for convenient parking and storage. • Energy-efficient features for sustainable living. Target Market: Our townhouse subdivision is designed to appeal to a diverse range of homebuyers, including: • Young professionals seeking a stylish and convenient living space. • Families looking for a safe and friendly community. • Empty nesters and retirees who value low-maintenance living. Conclusion : We believe our new construction townhouse subdivision offers an exceptional opportunity for individuals and families to own a beautiful home in a desirable location. With its modern design, extensive amenities, and thoughtful features, this community is poised to become a sought-after destination for discerning homebuyers. 33 W Higgins Rd Ste 720 South Barrington IL 60010 ��;� i(li'•, ��.�ltl �l�li�Ul�-�ri��'-1.iCt � � 224.215.6477(Voice) Fax(973) 556-1955 Dated : May 16th 2024 PROJADES LLC 33 W HIGGINS RD Ste 720 - 725 SOUTH BARRINGTON IL 60010 SUBJECTS : Changes requested from PROJADES for PRAIRIE POINTE PROJADES NAME : Prairie Pointe Address : 22825 &22771 N PRAIRIE ROAD Buffalo Grove IL Type : 41 Townhomes Applicant : PROJADES, LLC Listed below are the changes we are requesting -� Change in ownership/development entity � For sale product vs. rental product ♦ Plat of subdivision; 71ots instead of 1 ♦ CCRs for HOA rather than a management company � The building materials/elevations � Covered entrances to the buildings (and the front yard setback) � Floor plan - with optional additional bedroom/bathroom instead of den � The monument sign design Other than the above mentioned items, everything else will substantially comply with the approved project plans. Sincerely PROJADES LLC c��V� ��Y��JL/ ��1 V JL 1/ ��1J JLY�� V ��1 V S:�N300-0]3EXNUMBERS: l_I .LL,v.,��F(zfii�-Zn.�',o,,,'"'" emaor.�rorraxonm�sr�ucfraxwr�vsr+Hosaecnwx�.roansxw.aHaRm.tiwae��.ewsrormTMrm P 70 10 57�a �i �� Prm�ae.LLuvmur+.uu¢Cawn.nlNas � I �wo.vn�tsffif«.M.m�vwo wsr wwe�m mlw�E(EtiseMENrPR Wxs erse.sxr ron senewo�sueomsiw�wo mnu rnore�iv vmm BFAIWG9&t5E➢OHW.�pIM�f) .eu nmY EIECiPoCANOCWMIMGiW116FAVICESIIERE9VRE5EPKOFONMID arSTAtEP4NEFKi20NE iOiKAROMStlNIAEkt65.S]tSG.qi�]COACPEs �MNREOiOCp40NWEliIiNEG5pIC0AmAN1'.�TaT.CC�WIWG1qNASBC TELEPH WE CpRMT GPNAFES ANG NMM 91CPE G�15 CCMPNM.TMEDt a Cp1411NGT.CPEAAiE PEPMt W Wi.N1,N'p6'Y.PE��151RIIGf.1�Mf.'E'TO �� sirn��xr.nn.wrEamnEvv.sr�oum�rom�,roies.eurs. µo w��Era�'rve,�saiora��u mr+ca�rmecna�i�vnr��i ��:�„'•�p"'�'",c E ,wounorncxourvom,ww�ztiwumomnmurroxor �- ry�� crwarc.co�wiwiuroxssa�wos,woscxusrrocasw.woc .---. - —.-iLLINOIS--�inrv"—ROUTE22--.—.-L_ s� .a�„__ �'r�im�ww�onc,wowa�rnsmr�ormernormnsiown on oonm u+cs t«e swnwn eF.vmumrn av m�cur HALF DAY ROAD "'°""°�°m""�`�"''.'".e,°"�.""°�`""'1""""'"` � �------ GROVE11tVOE94TNiEOWTNE�ECLFATqNOFCOH00WNLAxOqRONTYS � � MTAS'CMNIXIEIEYENiS,.WOlXEP0.q�FRRiYOEdGNAIEDWMEMTA4 YGwW uE�p1MFAS.NW THEPPq�AttOE5GuiEn W TEftwTFdt STrtEi3uN N1EYS.NNEIHFAPtIB4C W mN�te.TOGEmEnMIMiHE �'�"^��+ 3 TNMGYFNOOCSf¢tS]f i WpHTbTO�WSiKLPEOUWFDgIMLECOMIECTON50VpiqtIMOENTHE F�FACHLOMNCFMtOT4u�O LW WNMFAdIMEl5�11�WtirtTO 1dQ--I~ IFAq�ETPFE8.el5MESR00T5M9SliWfSNlOi00.EM I OBSiRUCilOxSRPW 11ESVRFItE�WG5U05UqFACEAS WYOERE/SIXUeLY A•nW 58B']1'31'E �N0101EDWWEHTTOT�EWOIibHEN@1GNEt(A1IDIMEPoGIIiTOIXiFR NaMedl N)f]�.3C s4ullTM1msU80NmE0vR�]vEnrvFonuAsib�RmrosEs.assiFucilaraa m�wn M 134.30' ow�a�umm�uunieesrncnrt�swmwur� nwoa wwrrtx cwsmr s cuvr�s�n wsruu�oc,wv ww � x..ye� qp sv,nn FAC6RIFA.IHFGNMEOFiNEBIIBOhIDEOPROPERM1'9VLLNOTBEKTEPEON (�J�. nw+wwwAsroorten�revmmx�rtmorFnovewncxuro J� �hrw�w¢euenn•wu�uvETMeuerwxoserromHronaa ' iEnwN mE'cW W1muNIPRoaEnivlGl'.aw�ERmsl[smv11�1.As I I w�snim.v.w�m�onTi�iawwu��.u.�an.me�e�w.�u+o��EFWE� I � AREAOFPERMANENTOEED EN.ION1ENiOFWMCHOPESEAVE�WN1qtEqt/.4AVMWqiFNMCETOTIE � RESTRICTIONANDSTORMWA7ER ssainnmrowHm s,vu�c¢son,we�swrtwr��wumm DETENTION EhSEMENT oev¢aauerr.em�mwcnwa ee ome�eesuuhn on�rurer I w�ssuwwswrtms.�cwe�av�.vrr.rorexv�.vww�w•. ■ �^y NERE9YGRANTEO 'COIOIWGNWMO'.4MWICAWYpOAONMEK.THEIFAY'CpOIWMEA 1 , t , �,�..,��„p„�.wa,��,,.a�.�o,� I ��.=�„o,�.�.,��,�s��,,, , ��o� � CIYNGILECI�A�Mf.PELOGl1ONOFFACIIIIE W1L�00NEN i ' _______wn�_ �t GMNiEE5NTt65TOFTIEGMViqElOTO�NER.VPof1%WREl111EOUEST. � ^� �l E/sE4vRPaPAcox9 E4 I � HEREBVGRANiED �� I G µ��T�iFat.,[Ave�ci'Ev�wwwmanEMPPo14rtIY eux�tEiE�sF M eyo wrtN¢ECmKsourmsuroacrvusumCo�wUxrc.�rwx5^ ceISNEAEev �- G �,o�..��.�� , � i R��«�µo��ro�r��. „��,ro�.,�,��ow�E��w�«.� � ..7,E m�r��,= N ��.�=,�9� ///�� wawovaeurxoruureoro.mawrox,wr��rro nwroecxus�no � ' v� i ` ) CONMdUG110xSN.0YE0.UlmE0.PO1053.NONONN4YWT1¢SNF/t£OF �' �PHOPERIY91ov�xmmaxT�E6lV�mortWnEot➢�EslaRsumA9 Q ' 1 O Caxo oEmxlanmEnv.TumuwaO�Ker�w�.ui•.4uFla � ��natra.wo.emvoracnnn.nwnreucwx..nwaF �� 1 u+ua�a+rravurwsiou�w¢Euwrr.wmm� ma rear oevcrun.n ax ins rur ws•caakw,w�,an u�wr.�xo� LL s� I mortrtrvoE5cwlmwTrcrursa+SinFEi5umNlErSw�mEn T o�; `� N ��s�a�°`��.�"°�'�� re��s�.��orx� ( W t�V� L.G� �/J COUWNMFAdiN1EA5.NAMEMOVEF1Y0E9Gu�iE9p1THEMTiOR O �� p�i� �` -/_ 6lPEEiSANONIEVSTOGE11ENtM111HEPoGYfTOpSfNLIEOW�E05EXNCE rz��$ 1 (� eox�emrvuemFnx�wu�oe�wiorros�umrtovee�r�rs x �$ � W PEON.TIEWCMfiOC11f.TPo1lORPEYOVEIAEFS8U91F50.`AROOi3A4 t om�� EBE B� � wr.r�r�ro��ma�r��awnm��cmEurrma°�u�iv�rwiw.�wn�'vos�ea.'� I � moej I aesmurnassiw.xorescuceoancwwresruur¢saaw.ww OUTLOT A ortwrnmsraa�mrvnnmr�oo�rmuvcsu�owaxenser�r `� I .aew.v+4una� ..�.v �vmtrour�rlaorsxwrreHcaxswrarra�.vr¢s�rert b �� Mswl�cnFS��.y iqxOFurvSuwF�caRIERiNeau➢EosinES�eavOEe � 3 SjV� +� �, �OPF1t�YSHW.MoiBE.LLiERF�w�YArolEN60A4To0'rtFFFEFEVRINiNE Iy� O,I ____y3_______ � � � /� PROPEROPEMTONMiOYNNIQINI�TIFAEOF. a ��' ;�; �J�� a� `, �I �' I �"'„"a'""""�\ ��ui� �/� aaa Taele gi 3 i jpe �"" � .,,r\� � !� �� NEREBYCRAHiED ,�� I �4° �E eunmream�ewr � I>. � � o _ °i M v 1 ��`� �• � zC �� Fyi'I i ° z� 4� � a � ;�s �p�g �s �� LOT5 �� B i 4- EBE �- �� EBE y�- �$ LOT4 E� `�\``r�y 2 q � z i �; g� �EBE �� \� �� S I � i `�� a ,;� �a � � ; �5 ,� � � I w� i �� sg` � � I � j yp„�w i�8�� _xEREHYGRANiED� O ( ' i§ SePUYtE R�SOY'Y] S�� SW'ltRt'E �T�a� ` � � � � OIiTLOTA I l � t ' � OUTLOT A i `�� '�� L��' �� O�Z �� 0�3 � _ ```` �§� EBE '"� x EBE �� Gx EBE �x �-----�'-`--z— "s' [L � — — _� _ _ :,u.._s�__ _ -- — �— — �'-- . i �E,�.� �p i ��:�.,�— — `— — �� , , I �g �' �- % ``� �� ---'�'-- �� ------'°'i------ � ----'-°�--- ,��,w �; ��«��cs ' � g� � wz,w �,�,"� Id s ,g I rarn.mw.y OU7107A�'w x �� -�K�°E HEREBVGitANiEO� �" � � _ � eux4Te�sflmR �� P�/ c�vnaw ru�m NYs,.i4 4 m.wo� 413.75' seroe�rw I mOTACCESBNOTE: TIERE&1�t1.GE q0�RlIX.1R/�A KCE55 fRo1I d1ROT A TO WNpSR0111Et1(IutF OAv110.1�� I 2 .^_,.,�n,�,ar�..,.a.��,wr-o.�� LEGEND yzi - -------- �"'___��rsswErtews�xrven � �oac.wiuem t______J vaoraseo�oruNe PROJECTNo.: PLATPREPAREDFOR: PLATPREPAREDBY: No. atvl51oN5 on7E LOT -��o�m��.�� 252230698-� CORNERSITELLC UNITED SURVEY SERVICE, LLC � REVISEo iHBfla -E�UmNctorml�H 05107/2023 3190 DOOLITTLE DR. CONSTRUCTION AND LAND SURVEYORS 2 ReA�D �` EBE -��""ONTO�T SCALE:1'=30' NORTHBROOK,IL 60062 7710 CENTRAL AVENUE,RIVER FOREST,IL 60305 3 �M� TEL:(847)299-1070 FAX:(647)299-5887 � �n�mc�axrnnEcnawu.•s sti 2�F,2ER TEL.847-230-1344 E-MAIL•USURVEY�USANDCS.COM 6 seruorareu�ro: 1 �6,�� V JL�� warurro: PpMUE POIHiE PAIRi¢it4 I NLLAGE OF BUFFALO GROVE BUFFFLD GROVE,LLC 50 RAUPP 80UlEVA1iD, 19lB W IANRENCEAVENUE CHIGGO. em+0 PurtOvi�rtx0�+nmEsiiw OF i�HOziKiSl W OsgcTwx�.iawra�w�aHortiH.wwce t�.ewsi wi�rtiHwe BUFFALOOROVE,I180089 M1LIN01560810 pppqpK�pqµ.��q�yiy.yypyp�g, IWOM� mMx�OM.vurNuoEtove.0.4xnf OWNFA'S CERitFlCATE• �»ma�nu�m�u.w STATEOFIWNOIS) TOTN6womvonutEwles.utSF.at�laa/�S 7 S.S LOIINTY OF COOK) iMI515TOtERi1FY THATPRNNEPqNTEPARiNEH3BUFFALOGROVE,LLCISiHEOWNEROFTHE s��°f��°m's�g LW�OESCRI9EO W TMEANNEXEOPLAT,M'OTiATME/SNEHA5G115EOTHESIUIE �� TOBESU0.VETEDNIDSt19WN�E0A41N01GTEDHEREONFORTME115E5AND �Mpp� rmu�ortomw�wemnrayvuwrn'ur PIIRPoSESHEREPlSEiFORT,AND00E5HEREBYACIPloWIE�GEAN�ADOGTTHE µ�yyp��Faµqppp�gp�awwO,eUivOitWtepio,w�i[nsuvrtvuro SAMEUNDERTMESMEANDiTIIEHEREON WDIGITE. o6msunox,aEwfluc[,siowlaEw[n,aMow�auG¢,umsipFsfticMwa,n r NE1�svNE mFnFonAxocnwrtEoio ��coux�rcorw4s�m�r�vcs��irw A��IiIONAtLY,WEHEREBYCERi1FYTHATTHEPROPERiYHERE0NOE5GRIBEDIS �Ea�waanovertssuc�ssonsNrowcvcNSTONST�tLa�flutE • YNNfYMAxolEua'E.Fnor�TWEio iuEF,�IfESuSm FOR WnPoSES s�v�o LOGTEOVlITHWTHEBOUNOARIESOF: walmw�.8uix0il4rttFDTo.WUFAawrtvuOOLsrnmuifOx,SfKEMGE,SIqw ��A�W'e�µ° *'�'`� SEWEIIANOGUNMiE.FVO51PFEtIIGHIVIOW.WmEM..1CRO5SKONOA40UPW sWLCa,Smurew�xx�x�stoiemmmluiMLvn.N STEVENSDNl9GHSLHOOLOISTWLTN/25 T�smi EOFtHEvnonFxttsxwmwn�axlNEn0TiE0twEsaITNEPUTNIO ��e��µo�� L1NLOlNSWflE?RNNE NEW SLHOO�WSTRICT A103 M;./150 WMTm11O+£Ylill LSTNEPobrtiOM.TFW OM RE40VEiFEE9.CY9ZSI�xDR00i6A9WVEPFA50N�lLYI¢pMEOWCmExTTO �iwGottluu�tpv�iwow�v4rH�rrtlCwEw[turmr¢W.��GVT. OATEDTHIS_OAYOF AD.ZO_ �PofJ1TSNFFEWGNEN..w01NERKi�iioEx�mllaaxiNESumrvoEnmoaErtiv prµv.�G¢�LLF.x�:oamu�t'Fs,�fs�[cscnH[uvs FONILLLSUGI WRPRSE;OBSIWCIICeCYl41NOTBERA�OVERGFNlfEFS FACM1P£StliNUPCNOROY£MIHEPiCaEMtYNt1HNiHE RMu2fFA5EUEMi xtlHOtrtTEPWMNWiIEMCOxSEnTOFGiux�EESµlERHSi/3UilIX10FN(V '��Rluo.v c�ini�mm EM61Nihfawi�uwMwrtM��v�[vrc�xLv.i�n StIWi�C6R�RTNEGNAOEOFTHE&IDONWEOPPOPERiY9NLLNOTBE,LLIFREON awrtGitxEwEINWUIDN�vF�NFAYDFx�sEoxix[ �.. �uaxxerssouromwEnemmm�Pnovmeavunonarou�wrex�.v� n OwNER'SSIGNANRE TIrtE �.ceiexnox a�Eu.nxEn�. sW[tBEo.vxmµpwwf,wmml�E y ONxERS,VSSOCNl10tl.AxOTMEV61A0EH441HAVET�EWOXi.MnOiIHE ¢IWiION.TOPEPFOMI WMENNIt£91qItDiHENGFA0.T000 SO.INOTE tA9t�ro�.TM¢�ouu+nqK�M�Ei�rmtms� VM1lAGE5�LLLIBEPEMlPiSmFqiN1YCO5i5 WCIMAED. Onmcwdlummwiw1asix[xinua�voetrtau¢nsn ADORESS:PR�IRffPdNfEPARiNERSBUFFLLOGrtOVE,LLC � u^�°1^'0^�K'^�^°1�^'E'^E "'�^F�E^ 1B16WUWRENCEAVENUE ��'��,.��KiMrypi�� uady�a CMICnGO.ILLIN0IS 80610 ��iaw W u�r�ar lanm m,�iacn�i iv.cFs.lsuom. NM1111GUn9C'EniM11C�iE u NOiMY CERTIFlC�TE• ST�TEa`��1 r�sriw�� 5TATEOFILLP1015) c�Y��I� �Lo��w� J 58 MPnOVFDUAi�CCEVImeri�rtP 9ii0ExilwDBwnOOF1Fu5*Fre LOUNTY OF LOOK) WE,COpc.wolu�EfAwm[4�dR OFINEVC1wGE69Yff�LOW ATAYEETWON6oT65_WY A0.]Y� 1. .ANOTARYPUeLICINMI�FORSNOLOUNiYP1THE ��°'�f�110V��1p°SO��' dt vE�tarwo.ww FztxKma aL STATE AFORESAIO DO MEPEBY CERTIFYIHAT w,��iln�o wvEi�ctEwc�.c�surt�vtawanm�cm�sn� rtm9rrto nwa.rro va[�awu�o VllAGEVRESIDEMi 1�4aturqNa�i gx�[w.uw��uEC�nf.u.OW.tuFnqrF� PERSONRLIYNNONTlTOMET09ETHESFMEPERSONVM0.5EtlAh1EI5 �^��+��+^'��"'� SUBSCRIBEO TO iHE FOREGOING P15TRUMENTAS OWNFR OF iHE PROPEfttt �� OESCRIBEOHEREON.APPEAREOBEFOREMEiHI50AYWPERSONAND �ilESi: �¢vrwnu�unu�m�rvcsE�nwrwrraMouxHwm ACIWOwLFDGEO SIGNWTHESAIOWSTRUMEMAS 'a+�EdE� OWNFREEANDVOLI1NiA2YACTFORTHE115ESANDRIRPO5E57HEPEW5E7 a"^��"��'��r��i°z°'LL6NOt'�� FORiH, couvg4uaa,v.Eiuxm.rnmru�mes GNENLINDERMYHANDANDNOTARIALSFALTMS OAYOF �y�a��,.y�gWyq�xxp�e�vxs��K p- ietT jtrExn��Euo Si�TEK4D'�arl�� i�Ea�x�MwF IirEA�FAu�MroRR[o Iss «�lrwwvnonvwrwwmo�nu��r w q ul�r�itxi ro+me suE u�rxi oi�rrt rmrutn. �.. CIXMIYKIAI�) NOTMYPUBLJC ,woi.C�eoev�rvert.wcwuissioHaF�K1wGEKNFFUO GROVF.COOKANOIN£CIXWilE56[Ix015.�T�NEElWOI¢3➢T93_GAY �n]� 'F�mE�nvrEiortpM rarE�rtr�omp�,wm'� CO�WISSION EI�IRES ixEra9ruuiCviam'.t Ewc.w uaaE[w(�srtc'1 r swE1F1xE l��qCf M1E COYFxW T LULL E¢R W Cm OH ME cFID M on R� �CMWIYN�OF iNEftAV Ld.P6S9W MMNaxqClCwrvCrNl¢fCw4m�PEnr. CWN1'/REC0�0Ex3Cfl111fICA16 IImiNE sf�nTEaF�oRl cos�sNc�nRo. �•c�omeaumixEvu�aEWdanEussaE�nranury tw�7 ss Ai1Esl• gCPEfA9Y TIEY6116NFH�fRF➢FIXiIELdNM iNEPELOF0ER50fFICECFIA�LdMiY.M1liv'OL'n /tIDl¢C➢➢KOOCYIEMNIIY ��10.AT_OYLObt_4. CWxiYMECOPOER OCCOLLLRW CFFrnC�Tl: STAiEaFl1NOL4� SfAiEKLLN015) )SS 1 u COIMV Cf CIXYf) CWMttOFIN@ 1 4PDY4LAWNClAN.�PEGISiEAEOPP�FE590NAL11➢VdSVy St1HVEYMN0. ]!-IIq00XERFBYCEFi6YGRMYfVEWIL590YT0 TOI�COM 4 OILERWFORTIEV¢lAGEOFBtIFFNAGRWF,C00K TYSPtATNro%10NOE�COPVOFYlE. vu�COUMIES.t11MW5.00MEFELY CErtNVTUTIR0N00¢WMN� siA�afalwasl � G[xFn.uTNEe.mwOUEMisv[au..•e�e.�ueBwmN•weM1liwwf onlE0tn6wYaF .Wm� OFlu�155 ��aee --`WEAWWfi�T1EtAVOWCI INEPLANI@PEW � CQIx}YCE�'E6WtEWIM1Y.LIHO�500 �NOY¢NKwC1AKFEc6iFHECM1tNOWlANOSYHVEY0RNCIS � 1��4�� OEIMOUFNf xLLT�3.UWiIDNFPEM iFDT65_MYaG � 110EN5EFJ�IRES:NOVF1mFA]C.IDS GENEAILTAIG$CElNOUEHi5PE6LL e� 9q1tIxPAOMiPENiSPEW1 W 1 ASSESSI�Nf5AMN5TMYOFiXEIINOWCWEUNTfE0E5CRmmPNOPErtrv. PPOFESSIWA�OE9CNFlIWIICENSExD_t8�00�A0 ��C1��% IFLIRIIIEACENIM1HAi1NAVE1IE�NEUNLSMMqiYf£ESNCOW�LRIIXINtM IKENgE).POFSIPI¢XAn _ �� iNEP4T. - o= ��w�µo��.�� : o��: _MYOF �AD.�i�OCIOIX.I.i v6twGE<OUEcrOR t�xOW�v[vOett[�MC�TpC ��'.CH/CAG��..•��• 4pp15, StAiEaFLL1N015 1 Illlu�l\�1`� Iss 0/: cWnvCSCOd�1 tw�CqMnttE�a 4 nar a uwx�a/ut.�RECL5m+E0 rnorEsstoxK u W ol5 wm 5i W vEvce Na l3-]ID4 00 HEHE9V fERIRY TNT�IuvE SNR�£vFn um 6UmNIOFL ME FIXLONW 0 OEKAIDEORICPFAiY: srAreauwar Iac�� n.wcFl.t )SS �V.VRKiMEHORTMESf 1M OFIHEHOFiHEA5TIN OF gC11W 31.TOWMSMR']NORtH. CWx1Y0FtN�) MM�cE11.EA5TOFiHEi1NiOPMICPNI�RLA,NlDOESCR0mA4FOLLONSBEGPAVNG�T .wOUCxEHI[vFPNwwTrtOUAFIENSECfql1LNE Ww�N6 4 TIEVlUGEOFeUFFNOGnOVEvO �i�WiNMFOUGHTHE/�eOVEYEHIlOxmSELTW3CT�ENfEHIM�d105W1�1 RATWIOCNYEEt5TNE10NM141iEqLPE1GNi4 �OS.mIX1AVlER5EC11W�ME0.CICIW,S:iHENCEFI5T63lCVANSTOINEWE6TlII1E OFIHESNGOtt.� OFTfEPofillt OF WAYOf 1HEK15CW9NCFNfRM.i4LLWAY(NOW HllEONHNFAVOtK.Sf. SNhT51E ALWEFKWhVk i1�FN�NdlfIrvlFSfF16YNWO5VOwE5ilAEOF cowumuacaw�a¢iwns.iras_urov�un� �¢.�mwcxraw•v�asocw�w.ro��xreaame�eove.smwxmwuwrum rom�eFsraama,a.�xe�xneuas.meozuruceorrnesmrncewnrers ua�xrrcnnutTMercevhsrwouwsroTMerowroceecwrm+awu�camtt. OTBEOuxGmCVIIRfAu5R61CTWOFT�IS6lRCl�4 WIXIANYnMfiNEPEOF. lllN0.S OMTYT654W5t111F�10EWAlERpiMUGEW1tBE0� Gm. PPO'NSIMS N�VEBEEYYKEfqfMcCIX1ECIKNM1DpYEP5KK10F5YG1911RFAfEWAIEPSMO V¢LY.EFMGWEFA PMCF1.3 PUBUCMEA40RMNNSNHKHTIESVBpMpptMM14�WCJRiO USEMW RIATSUpI TMATPMTOf il�WES[1ROFTHENqtiHEl5I1MCf SEGi1CN 31.TONMSI�UNqlIH,14WGE SVFFhCEWAIEXSVALBERiNxEOFORH�CCOPL�N�W1111GExEMLLYACCFJIEU 1f�FA5[OfTETMW➢flWOaM.MEMI/�x.0E5Cn0EU/SiqLOxSEEGEVm��T�PoWiIX, ENpNEENNOPRAGI�CES6DA3TOPE➢IICETNEl11�11NO00Cf UMIIGETOiHEAdpMM6 WESiIINE OPT1ENdtIIE/S�tN.t]p.f FEEf„pm�OF1NE SOUM1nYE6iCOPHER YF�PEfRYBEGW5E0FT1ECR15iH11CfroNOFTNE511B�M90N. Ntl1iN0.Y5W WESf WEOFIHEN011i11FAST W.l1J3fEETTIIFNCE xrn�mEws�wuvw�m,w�wa.e auoeraeesaoiomrtesrorawc�rt ovmevsr r.Exnwm�wewsmoouc nNa+rrhni.vnvnzrrotnev.Esre�¢vwartoswnvua wrenras_wva .a�o , ovrnesoou+ewxowmexcesoun�ewsrz�m.vwm�xurewvv�oswo PA4ROMPoGHf OF WAY.�f6]RFf'f:iNENW WFSiFPLY W.]FEEiTO i11EPoN(Of eeawwawu�courm.uwas ovnui. irun�n cmrcvnurTMesinrtcrrao�arc�soEsc.wrmwsiwvuornzor+e-�r. OEFNFL M ME.�4OETEHI.Y�F➢TO BE qlfSmE TME N%IHx WL P W ICE rtOO�MM.A4 �R LERiRYAiE CFMGHWAYACCESSNRHOHI(l: M1OOO WAI�xCEa�TE WP6�7ME1M1UOEOaB11iF�t0 W WELI➢V015 suteor6twota 1 �cou�nm�rvXuu�nlross�wmr�ur�nmaeKwrtmWmxvNEftfarvFwre Iss sErlEuemt4mta.wsweuSnEoarineFfn�w.EUFnc6EHHcruuucEuwrACErvcr. FHGMFFR CWxtYCFIN�1 1NEPLATI�PEONtlUNN6AT181EMiOCOxnECTPEVPESExTAT10NOF5AmbNNEY,WO TGSMT6HERE9Y�PPf10VEDTtlS MY6 k��mYOEPICfLLOPP9vERtt.d1¢NSIONSMEAIOWNNfEETNN�EOYALPMT3 BY MECd.N1YENGNEE¢OFIAI¢Cdx1YNIPSVu�Ti�CnM1ERm5.�SNSSECIWN 9N�lEOwff�R�1NECORVOMAiETWrtSaF�MAGLP.LLRYWMOIN/SAOOvtE�A LNILS OF ILMMiCC�w6m5l.�NIESAS/YENCEDM1SiOM0�0'NA TOCIXMIY <WRE SNEY1AxAVOWMIO1t4E13PO5NOiNE�ECMIVOv.E0.SAUT1p1�06V Y /u.SOwvOvm/SN.nOMErtW0.oWECT�C�55Frt1�E11TDORiP9Y WISIONItOFIRfI�E110FiNEL1WtP5WMGiKW�E. CqNiVWpM'�Y�.&WLBENESiWCi 6HtlNNIX1TQ5PlATMW9YLLBE StmFGf i0 RIE tARE CCUMY AC�SS NN VSE OPO W 4V CE N111p111E01➢HEA N iNR, ��sniunweewoeum�w�crEssrmuiroeaaru�enmaumecouxry irunmeacrnrsrm�rrvorurtavm�morEancaommerTMururaysrea�wox�s cweenosuu�eammrwonroun•ccesswsruurn+. TMienawrtmm �xra..a.s•ceuuwa+w•rzn<argsemwan�urwn ,wFwovwonwesonwae. asoesnrtnkHroF.wxaw�rniroxcertmr.n nexcwEm ivuamrnevncrrH.rww+wwrsoescrun.nwa.rvesr.m�oaca+a+� TYSMi WISBEFIIMNtWID9TTNE WNdS � NOMIWENi60.V T0.5ftAT1UVE8FII1ffiTAT�t1L0TCpWERS �A�Wrt11PEVECf fMCECMiqaSM1MEC�RFEHTLlMp9NWWY5�NNumSFOn• iANKYTOREVISETMEUWWPflAtOYTOMTS' B��Y�g EH ISMIFIIOE0.ARIN TW�T1ffFf5l1�EPEW WEYEMS CqIINHFD W 1HEOEPMIIENISPIXJCYON PEINRSFIXt oYExAWSMESNOvmklFEETNW ceCWKPurt61MERE0sumME COHPECiEDTO♦ ACfE55qWEW�KTObT�lE1MiM'AKwLL.BE iE]mEMTMEOiltOEqEE6FNINENII�flf. PEOUIRE00VT£DEPMLMEM. GNEl1 NIDERNY WWON105Eu.T4SAaGYOFNAY.Ai�ATIN£N iME5T.6LxW. J�OSEPoOSPE �` GIWCIEENGINFFA �xovauwxlClucnEctsiFAmo.tY'a6uxowr+vErown0.3ivm`�p`�1(�.��'�jc��' LKEN SE E1P W ES NOKII�P]0.10t� ar�nresvaw.cesmnrmuucwssHmiswwsm �?e.-eenw Tt_ u�rseowwes,w+e.w.ams _ ..e�uvew� _ PROJECT No.: PLAT PREPARED FOR: PLAT PREPARED BY: Ho. aEVlsiotus DATE �e��"�w � zozz-aossa-, UNITED SURVEY SERVICE, LLC ' "�`^�° '"�' "'""°c,",,;�^,�°;y�'' CORNERSITE LLC 5101Y2023 � 3190 DOOLITTLE DR. CONSTRUCTION AND LAND SURVEYORS 1 aFnSEo snni SCALE:1�so' NORTHBROOK,IL 60062 7770 CENTRALAVENUE,RIVER FOREST,IL 80305 SHEET NUMeER TEL.847-230-1344 �L:(847)299-1010 FAX:(847)299-5887 5 1 OF 2 EMNL:USURVEYQa USANOCS.COM 6 ac..��a'mc ,�...o..>...�.m�p —n[er� _�= �:asaaam+m w tuJ:av S2s6zs:anmi.w�ao �r� .0C o SITCt a�mrnmtmxw'�ctR YJ�:aBGaI�iN� = j w • � �5�:16111�YY0 Q � F c�mxnx'3oxuvrcxoa ■�I —��:+am�ma'aa y � � � '�NI'S31tl1�OSStlBNMOaB�NOS2IV3d � m o z �'��at/Ob 31b1�d21d 'N SZ8ZZ N��a As�•a� Nb�ld S�12113W03J � � ' Y �� ' �� ' �� ` aH021 Jltla dlt/H N � � � � � � � -a a � � � ��rJ , a a w F8 D a ¢m w �. I 5 � a � a � fd � `�'m �� S� �� ysy ❑ � � O ZZmN fl � �` • ::5 �r'° nr ; - - - o J�W �� . �, ,�---------------------------- w �� i� ; � -` ` �� xwW ��x 3� :� " � > �w�� < � <� �� a W� �� "`� � ; ` �� i - �o� 3`m a, ��, � �: w� »W � � •, `w - �w �� ; � ,. <u , a �� o�,.. w � Nm<w s . ;; '�, �� Qa� �� +� • � _ `� � �" � ==�w = �a .�------------------ , , :� '�� 3 > a�o� Z�< ar�� r � a �;� g�m �� € - ,�------- � �'� � $ "� � � e o ;� � ; ' � � ^ �• m < w i� � � � o �� ;I� � � � f� o; ' a ;I „ � �� m � ' w� �� - - �d' '�_ , eo`L \opz � I y''� •n�3 I o< P L,� �� 1x �6 � s �� a `1 , a° � }',•r < A � ^ �O z?� 'n � � " ` � ,Q a : � � � �' d bo °�► o '� m�; � I� zy � � �� o� � z � � o '�; y � I � < � o 0 oe � i �, � � �< - N� �. o� _ - � ,� tl �� o � �. � 1HI � �m = ��o ,o� $ - o ; �- � r _ � N � M d m S n ° o ° _ i�z o • o Z � ' '� �9 °' � � 9 0 : �i------- i�� 9 �� $ � � i g 5; p o �., 4 O° E � 8� � +,+'� F I o annn�ava nno��Un �, I �=` , , " �U � . Illltttllttll IlY a� cx o '�3 � # _ �� ' _ � 3� �p . � C"_"""__""__""__"'_""'_'_'3 � , n � d � �c , S � j �pF = , � ;S � ° O ��o w � � @ � i � ` �� Y � 6 , y�B�S rs s � oi E�g� W 6� �� ':` �'� � ' e �� t s � � �► �� \ wo �� , ' Y b i L598�919�C49 �4d o�oiiag snsaf ; - � tio15S�Z-bue�d-suoqena�3ioua�x3 � G(009 siowlll'auiloiod I ° - -- . siowlll'ana�o�egng ^ 31�a1��NIadS 9NI83d5IHM OZi� � < �,y�m � � — � peoaauieid N �w'�.�I� r� � A21V�N 1�311H�aV 08� � ��W �,�m — � S2lU0yUM0j �g � � �NI 1�31IH��d - NOS�3N NHO�� --' -- a�uiod auie�d $'��°I� � 4.�E z.,� � �� e �„ �6 � > 0 �'� ��I I� I�� I ..9-.tE �� i'�� ❑ ', - � � Z � � � ; o � Ji I b I� '� '' Q I I � , 0 I ' - I , , > �� w �~ w � � ❑JI, o � � -- i� �� — � _ � — - c� ,` �� io ; � �_ ,'� --- , - I � � � �, ,. �� ,� t � i � !E ¢�� i�� i�� 41�� 6 B e� — — -—-—-—-— —. . _ il� iGs �± i,t €�� 3� i� �'i i 1 � �, � �,� I' � � �' � z ` ° O � — ¢ I �I � I J �I � � W � J �? � W — ❑❑ � W II� � --_ � p � - cA � � I I �� . � � I� W — ,-� '� , J Z � I I � I i i — / F— �� -- Q ��I� —- — -- � ' W J W �I�I �_- I--- �� J�'_I Z � a I � -- + L� � 7 , i! � R�� t �1a gi3 $� � �Bs i�S �43 �!9 �41 a �T :! 'S�A�Sl8�L48 �4c o�o��ag snsap � Zp�ue�d-uoi,�enal3ieaa SL009 siowll�i'aw�oiod �° o� siowlll'ano��o�eyng o i,��a��a�a�s�N�a3dsNM ozci < �' N ,�� Peoaauieid-N ��I,"e � eav�N 1�3iiN�av oe� � ��w ��a — � � sawoyunnol I g Q ��N� ��=1IH�HV - NOS�3N ��'I-C� � a;uiod auiead w��w p �o 0 � .-. . --- � 9.,E �� I �a .�.e �e o ; �_�� o000 � o0o w -- oo,00 � �___ oo��oo � ''II 'Ti'.� ��Ia�0'� � '� -- I�000 m ,�� 0 � � ' ��p . , _ � ; . � ' �..� � -' ��0�� -- � 0� A^; - - 0� ,�� - ;� � ��0'�0� ��'�, ' ; — � � �'�I� — — �, ,� ,1 � 000�0 �.' �� i � 0 � � �� ID � � � 00 I i ,l ;�� ' o�ao��o �o � oaa � � � o��a�oo � _ Z _ _ __o I � � � � � o0o w , ooa J �� o0o w � � e o0o w �, , ; �� , , -;� � � � ��, ��, ��: �,f a �i I� ��3 �� : �� ., ��, � LG99��iHY49 �.vd o��iiag sn;ap � ue�d iool� 7LCC9 s�owlll'aw�,olod � i � _ .— siowlll'ana�olegng � 3�N��NIBdS�NI83dSIHM Od7l � < I y�� peoa auieid�N � �= �� e�v��u .�3iiN�av oe� � ��W �I�m — sawoyunnol � I�� Q ��I l��I-�� — NOS��'V NPC� - �� a;uiod auie�d �I=�� e � _ � J _ CQI �o � m �m on °- z � �o w g �o m � - � �� - ! w - � ° w � - , — � 0 J �� :�a� ' , _ __ _ � � o0 _❑❑ w'^ S'�a �o 'I x- Z° �' �i u �� s I I � d N. � LL O _________ O �L> ______ ' J -- _ w o '� ' LL �' � a � � � � '�a' ; I,'��", (!J � LL I .o„s I ��-o < � Oa m D �- � f. i �.��^ �' � � � � �OO m 'i�'I Z r° p 'rJ v' Q ml � ��o a � O � � O c � g o -�, I � � �� i Z m° � T- � �I o ' � i w I i � LSS8�419Y48 ��4d ol�>>aS snsaf .- � tio�s- E�Z ueld-suopena�3 ioua�x3 7L�C9 so�.11l'auqolod � .� siouyll'ana�o�e�ng a 3�b'I��NIedS 9NR13dSIHM Od6l � < , y"��, � peoa auie�d�N �� r�y�� BbV�N �'.,�ICaV �E� � ��]�, ,�� -- - +-- S8Ul0yUM01 � o W �V� ��3y1-��?�d - V`'��=� UNO�� — - a}uiod auie�d ��w � � �e ��' , � � � � 0 _ _ __ � �I' �,; , ' ` N �� ;- �—�' i�' w � �; . . �. .9�.�f � IIP � � I-C'i - / I I � � Z � �� O � �_- w Q _ � w , J � _ �1! �� w -— Q �-.--�� .I�- �.� � � � I� _ — ,�-' w , � � I� I � � � � - i ia � I — _ — _i — i— __ F I � I� d F 9�� te �s� � e � � I � I — 313 t�i E.� S�: L f� � �- �--� I � I - - _ ; �� w � � � ,� � e , , � � ❑ �� - — � ��I - z � ,� ' �C o � -- ,_ N Q � � �' W � �' �� W � , �_� — W � , Z '� �i � W I ,,I � � — ,- _ O - � _ � � �� Q � I— � I� ', �� ■� �� - �_ > �� J \� J �� --�I- � W � I�� '. Z _ -- - 0 � � - � �. � �� y -- - --� , i ell� ��t 41i ��'� p'j S 9 i�e Sci I',1 I�4 63 Fi± :S !S58�Si9 L6R �.4d o�oiia5 srsap _ -- ue�d�oold-Z�eld CLOC9 socqp'auqolod ��a� sioupll'ana�o�egng � 3'�81��NIedS 9NI83dSIHM OZ6'� � < �� peoa auieid�N I;R N � aav�N ��H�av oe� � �� m � sawoyunnol ' � ��NI 1�311H��d - NOS13N NNOr�� __ . — � a;uiod auie�d a;�',�� 0 � � - ____� a o e£ � s 0 � � w ;O QI �o m �I O h N O- i Z �° � ' g Q� �� w o > w J � _____�_'-_ I W „ ' , I ��J�O : ___ ----, . . —— —� ,.s o,> _..�• ------- S �— � z� � � m �, �� . �� zo � , m ]L 9 ' �- �o F� N $� LL o � d � LLo .. _._. pl � �� .�� ,�'� I . � � � I I� � —1] � ' m � 8� I � �o Q �o� �,i m� � 0n Q�� i g <� �, �m` � m U � 0 � o o� ° —1 ` �� I Y j. � JI i ZO ; I w -- ----' v� _._._ — r,�,�.,tN � C.i. _ _.— — .- '�7. , `��— ___.... - ,� L 6 �ll,lll', It+f%`Ir�'�it'r�l'� II,I� I� �J'"�`�J�s�yk ',i _: � ' ,ti� � �< w � �1+�,� � � - � �>. G�� l � I/ff�(]" � � ' ' � � ��;''� r ��J1 l ir 'i�at ��'� ��I � �i ' � �i� ' �� /1? {� 1 �li i�!i �� I; �� ,�,�� lll � r � �� , � , � �; �i ��.��' � -�4�n'� <� ;�� - � ,�$ —�� --------- -.� - � � � _ ; C . -- �"� ; ,. i; _.— y, ��`t� �-'� - . ... �-i, z i��i� �' - . _ � , �3. i `i i 6" ` . I ��WII�V@�UM�6-�Y, � "'� �t ,4 Y� '` '�..4�'C_'xkl}S�I� `�� . ��. ( >', ' _ — . _ '_... .. .._�:1 . ' �,,: i �k � �i� �, .- _ - ... �i � _ ��'-- — - 3 .� �— -_ �a � -� -� �� <��, � � �� - � _ ;� , , � � , � r=� ��. '�l � � �� '� � � ��`; � �. {�y� � , ' �� - : �#x� �C: ?� a� � ` �'. u.�,�� . ��fJ��;,, x�Jl,Fa! . . .��: . ,\ ' _ ,�R�, �kt �.;.,i. {;Ina. � �. . � �"�'�35`,rd '°� � � ��= �� , . zE,�. �� a�� [�.�.._ r� '�.,, �. ; ,, �¢ � � "� � � � � �� ,� �i � ; � � `�� c�, - i �= ,. ., ;.� � :� ��: ' , , . '..t �9 � : � '.,-�i � � " __ _.__—" "'` 1 � }�d, -�� I ��! ,.�� y 7 .�-a,.. � � �� •�y�.,,� �'wr.r�C ��, � {, � I � �� ,— — _ . , �,� , �� — — �.:�s� �� ',��= ,�r�F�r � C� ��!�� I �,� i � �, � ,� 11; �� (i ,�' .x �� ,, , � '�'' �� j�� ' '; �'',� ,, , .� �� t - `'� � �;,�:.� �� .� ��'�� Y� � �,:: -�,; �.� . - �.�.• :� � { �7�hl�Cff�� II:1' �� ,.��fkIC�5�1 . �� ` S� r ��, .._ .. .____.. ; � ' ......_.�� . .. _.,. � �r. �k l 1�'{,y° ']{�a1�' . '�� !l� fi,;iill�4!!��i��fll��l�i{� ��u i ;'`�"�z�u� ��. � _.. , . ^ __ a : � R ,� r�r � ,.,. , -- —� � � 3 _'— _ i 7 �.?l� __ ..__ -_ .. �,'�y ' x � � _ _^ _�_ ..-1� .r '6"F �__� __ � ..� �..Y��,y i - a, _.. ._...—. - u }.:.. �- . .s,�� rqs(/ ' . ��.}� ,'��L Y ..:AIY .� � � � It � � ��E�� /j � � � � �� l�� . -- _ , �„>> ,��,�^{ � � �-�., - : � '� � _ � � � �� 3 r ti � ;v, 5� .'�: � `� � I l I — i i i 1'� �� ,_ � � � �, f ; � � . �' � �� . � � ,`� , _�� L � �� a �;.� �"� �� -� �� , s _?,;. ; �. -- : �� — —� ,. r —_.— _ � �p.,�. - � '� e �t : �` �. ' { • .._. � '.� � � . � � .` • — � . � ._ — ...._._.... . . __ � � _ �....t��:ll tt� �6Sld�ih'. _ .. . __ — ; '��. :^R'fjR t I' �.'it Y �� yii :S � �. ��;��; �I;; t� �� .. , r �. i 2. .t ' �� . � � �� .� x , _ ,�,�.'.'+,u � __ � __� _ .�;� k��y�� — — + �,€�w: _ . = .�'r �t,: � r,'�7�.,'x� � �' - � :�, '"-�' { ,:.. �� t ` s � � �� ` __�_ ra �=� w �� t°`; _� i ��' '� � � , t l� l;� j�� 1;� 1 ��' � _� .�,t4? ��i , ; , � ��,, .. . 3i i f`` ., �,�*I' �t+rt�+i�il`;rt��ji' j��i��?�`�� ii�"�'��, i r' 4 �1 �i !�� l� � � '�I� I �µ�=�7 �r��Fl, % � � ; �, � ' , ,' ` I r,� `k �� -`/'/,l%r,tl;-l ..it„ll„11, �11��I' I ��; �;,�r,��; �� , � � _ _. - . . � €. �� .,-�._.-.' , „ = � , I � A fi'$ � � � , r � i 1�,� � VA�� ' �t k•�'�:' �� - � � 3 �}EkN`z��` �J�+r , C��'' � 1\� y4tl�—�� __. ; S�{' ' �^�. � t � ��-�h! ��','�i i�`j � 11!� .. �- �.x � � i.�� t x — f"" � r r�� ` ��yyr . r.. -- _`.. .�. 'm� � _ __.— fiA�+/ ' � �` �I✓ Fi --_ ...__ ... . - `��h-�L'��1��... � �y�__ ��, 'l'. — � __ . . — ' ' y y��j � � ` '' �.. _ e '4 _ _. ... — (' ��f� , t��Kiu. 1 .f �i�: �� . �. '� �� '� 1� , � i II}#�' .. �'"�m, !! t '' �� " �� 1 i ' ti�ti , �Y'Y , ��1 '. ., r /��g�l i i, :!_. L 1�� '# i �/��"� J�.�+�I..i.:i�i�. �� 4: Y�.1 i: �—-- � � t �,!� � � � ti � F . '' " � � �i, �� 1,� 'a,t 5 A ��, .�j{�n.�;�t�l�� 'r q. �+ f �7�� u $ ; �,�._ F�F�7 _ C 1�.L J �''',1`;a�a,.. � r m��,'�7�'�, ` e � ..r- �'.� � �� ,;�v�`��'; . > '''.��.. � �s��t � '�' � �r�.:�y^ — '�� ,�yA �Y �5 `� S �b � � � � � b.. xa ,'., u ¢ '. �� 3 y., � .',.��`,_'I�.T, .,�'.�� i � � � ��'� t �j�� i �� - �.';, � � �� _- ,. _ ��,, -_ �� ;... , �'-�{�i'�T�'�`,I` x ry �.��! k �', � '- � � �'� � t f� � � �}� �� . N� __. ' F 1 t � 2 H � J. '4 % . � ` f li"l�, I�� .� � , �� 't. ,x .� , � . , �. h . � � y �� .,��# ;,' . , ; - , �::. ��.:'r-- -- � �`� '15 r R 4x `� �.; i �� ., �- �� a. �� * r� i�.� '� ,,. „� ra: ,�°,�� +° 3Y�i�;a� l �y. �'�:,: � '1U :s y°; r �. � �F "-' � � � �` � �"°h �� : �4�:�� 1 a � ?: a ��t➢ �, Q h�". � * .J. .! ..��i l J ��: �ei l.�jp, � s, � .y Y' ,ef � �. � ` r:�. = �" � � �,� w „f �.�_ •`plr ��. �. � �c �� ^N�� v��/�� l\��i .k� ``��ll. � ' � s kd � � �'!,t,� � ��' -.� ^ ��q ` � � d 7�++.� ,+��`31 �- ■ � +� �� ,� r � 'i .: ?; "��, �� ' '+ �liil I(�l �` 1 ��`� . y�tA �x � � � �rp`� � I�f�� +-a,.. tg +.,... ��'i� l,;�r! " r,* � '�. � ''" �f� '�t� �4 �� ,IIIiII� i -i� F ;� � ' �' ` ,I!''�,� �'`'""y� � c �,� � ` p�ji�i � �� ,� � �"` f `;� I -y i� ( �_� � ` „a a ;u i� -'- j ..�� 3�„ ` i +!'X .� r� ' r , I - 'v a7 .-. � � : r�, - �l/'%�� r� <'- �� `'� ', 1.:,.:, i .� ` xr� :j { ��. � �' �a y.� �': � �P'� L^ ��'xssse ..: t¢%, g r 1 �1� 5�" .,yik�'. a °e{ � t._ � J.—� r�,�, � `. R q � s _ '�+� - 4 k s� r.�' � � . , � i � � v ; ��-�� , � � : � �t �� - � � � � ,`�, ' ; g i s �' r\ � 1 j-� {�} 5�� ) �'F �.;�f t � S' P , R � "Y 1 t � �,. � � �, � � 'e�r' � y _. v � � e' _ � #l � ! _ ��.1 p f �I ,d,� �,d`h �� i 1 I - y �'� . !� , I I ��+.� 9 Y �+ a� S S �- S' �,,� y �H � r �rp:; Z .� '�'�','�� t ��i � � ��;i �� i� �3.� � {*� r � � rt [ y� GA� �`�'C �`II I �'' ti ' 3 i .�• a+ �4 �,1_��I , � � �, �.�t �. �� `ls�il �� " . � '�";�: ..� � I4 ��i I Z'�` LS ly,� � 1 �, • � �a C �:Y' S �I+E II I . t 4 k � t p � �- :�,'�p ""� � �i� a ` =� c ,� i y �' I�.y I I�I��I� � ,�yT � ; ' I:vj�L4 ' �� '�I ,�$ �� . - .� - � Kk 1 1 i YI �i.�r�t � :� s�4+..�, '� �r�$� a:' �� .y� ,y'��I� ,�� - ��A --�Y.� �J' � '�.� .:��# ' � �x L .Z� �i�u;' x a .5.,� �' as �� .� �I I � � � � i� � r , � f-* � �'`�� t� :1� 3, x. `` u � I�I�j ti . �'�i �,� �. '� �;i �� . �r x.. � �, "� .�! �r. �_� ;�,�'' k. y�v h� �' i S �� i.�:'�'`S� .a�' �, 4,',k". r�'�Yk �'� � � }�''ir '�1 5 '. � � ' �� .�� ` - �.M1kr �1�1' '� � � �� 4u � 4 ��Z� , �� f Tkt Z � y• �� 'd 4 �$r,t S.t �v ,/�� 1�� .'.i � ' �J� . L �y �y��SF` �� h�3 � E'\: �tG � ��` s r�¢� .t .�t # � �� +�7;�� : '�� i' p � � � �,��a� r �r � �� y ` y�. � � �5 �s �.. �'��`�,�"� ` �,�� ;�! tiz- � �`4�c r"' �'. a�" ,�;" �txy+� �.� �.��?;k *, `� �,''�: ,�� , i � � �" � +��r� " ,>` i� " � ?� � § .a�' � �'� �` �:z..";� t . .. . i�lc�r-� 4 . .. ,i.'�' .. . . . i��n� � .. DATED:APR 23 2024 ' i ' • : 1 � MATERIAL SUMMARY MATERIAL TYPE MANUFACTURE PRODUCT CUT SHEET REF 1 EXTERIOR STONE EDEN STONE EDEN MACHINE CUT VENNER ATTACHED 2 WINDOW JELDWEN DLAL PANE ATTACHEU 3 SID[NG JAMES HARDIE VERTICAL SIDING ATTACHED 4 ROOF GAF TIMBERLINE Charcoal ATTACI IED 5 SID[NG JAMES HARDIE HORIZANTAL SIDING ATTACHED 6 METAL ROOF GIBRALTOR SM-RIB# ATTACHED -fl � , ,► . . �_ �'; � _ GEOLOGY Dolomitic Limestone ORIGIN Eden,WI DESCRIPTION Machine splitface. Natural cleft top and bottom. Snapped ends. COLOR White to light gray,buffiens as it ages COVERAGE Full Veneer-Approximately 38 sqft per ton LENGTHS Random 8 to 36 inches(zo3 to g�4 mm) HEIGHTS Full Veneer-Random heights between z to 6 inches (5�to�52 mm),6 to 9 inches(�5z to Zz9 mm),or 9 to�z �� • • . �� • •••- •. - inches(Zz9 to 305 mm) , Thin Veneer-Random heights between z to 6 inches �• - �- � � �- �• • (5�to�5z mm),6 to g inches(�5z to zz9 mm) . . .- �. . . .- ' ' ' ' ' ' ' WEIGHT Approximately�73 Ibs per cubic foot THICKNESS ' Full Veneer - 3-��z to 4-i�z inches(89 to��4 mm)with ° � + � + � � • some up to 5 inches(�Z7 mm)maximum � ' 7 � Thin Veneer-314 to�-1�2 inches(�9 mm to 38 mm) � � , . . , � � � a •. � .,. � �:� �r� I . �~� �� F��.e.� 7cV"' x,� �� . . .. . — �� i,�c?�� . . � � . � . ..� . . . . r� � ��a4 ��,�'��,'#�'ti � #'�,,�;� �� 1 i � I ., . • y ' �:. . �� . ��• . �it� � i�'� .,. i .:.: . ...... �� . . ... . , ':"''.. 'C�: ^`:,.r"! '4'�.. " . # �c� r � � �� i HardiePlank° Lap Siding Product Description HardiePlank lap siding is factory-primed fiber-cement lap siding available in a variety of styles and textures. Please see your local James Hardie°product dealer for product availability. HardiePlank° lap siding comes in 12 ft. lengths. - Nominal widths from 5'/4 in. to 12 in. create a range of exposures from 4 in. to 103/a in. HardiePlank lap siding is also available with ColorPlus°Technology as one of James Hardie's prefinished products. =_ ColorPlus Technology is a factory applied, oven-baked finish available on a variety of James Hardie siding and trim . products. See your local dealer for details and availability of products, colors and accessories. � ,� � : a -;;�� 3 '-' �� a� -i � •'-+2 Select Cedarmillm Smooth Beaded Cedarmill� -'x � 1 ,. g- w�i =� Z Beaded Smooth Custom Colonial Roughsawn° Custom Colonial Smooth° . ""` y�..,yr . �,�: r, ��: *�� yN�� : , , ... __�-��``. �� ' ,.-�,;; ,.-� r .�' w r""� - _. _ ��. �,.� � r � A�, �- �• i ;. f4 ��S�r� �� r - — 5. � [- _- f�� y I � I 1 r ii�l�:�n i � .._ � . ��t �� "r � � �:'' ► �� , ��' ,,�, -, , �._'• [, � . �� . .� .i� R,._ .+►�'�r . ., r� 85 ��r..�'`. �''�:��"��'�� `" . .. ..�. ��""�1 % '�: ,;� -- _--.._ � =� �.�-- .^,- _. �. - _..� `� _-� ..--- ,. _ ;.�._ � � � . _ . . _ � __ , . � � .., �y�� , � x �� 0� f�� _ � r _ - � ( = i !11 ili �� _ t _ , � � t ,� - .. �\ _ � I �� "'�_ 's�i� �y,'" y�°�' { � ^ � � � - _ \ _ ._ __ �3A� . >.�.,d^d' .. � �� \ �_ _,_,,...,.. " . _ ��_ � . " -»,m-.,"` �..,m. , . .. '_._.� �..,:... _ i„� .,m ; .-, .,.. � -'- -rr ,.�,.T. ., ... _ ..._ .„. �_.., : :.• �' s .r �_ ... � � - '�. p -- . . -�..� ..... .�:.� ._.� : , ...� '� ' " . _ � . � - ..--,:*- . �-� .}-.�.. .-.' " a , �.��_....-�., _. _ , o.�-�. - ;_._,.,, .�..----` � ' - " �_ '� , +'---"^ .... < -• �. . . � _ � . . .. • .._-....._. . ...,_. �--�- - . , � _ . . ,. .r--,..-._ ,..._ ,.� �- ,. _ .._.> . .. � �, ...., ,.�.,.�.. ....�..�.�.----- . ,..� _ f,, _-._,..^--,�-._ ..�,_. .: � . ..w�---� _ � � "--"' ' � _ . � ,�,,.v„ .. _._... .,...,�-.. - . Y _ r . , _ .�._ .,....-.-- .....�. r....�.. _.«.� ��.E' _.�� i 7'�-"'., . .„.- —"- .,--�. � . ..� Y—.. .,r...,.-- I •,.,..-.._ � � ....._._ . ._—_.. . - �" � � � "_.._ . _ ' " „ � \ , ,.._. ... . .... ' '_. •--> ,__ -. . .._.�... . . ,� ..� ,._... ` t ' .. .ya�a;': . t . ' _ . � . a�� .�... . �- -' 1 ,—__.. . .. . .. .._. � 1 ` a i, __ ^ .� ". . . 1 , , _ . . �,i �..,.—� . � � .. ..''�...' - ' , '- ..._..._._._ .'� , - _ a. 3 ..._.. ' � � �I ' � ... , �. � __.. J'� d W •_:, � _ _ . _ . — ��i�� .. � - =t �, . _.�.... .. .- _ . __�.__ _. .—T- ...� . �. � ,, . � �„i � +l _--- __—_____. - � ��'� �. _ . _ : _ _ . . _ , , _ _. � � ^ � ¢� — - m, . _ � __ _, __ :,; ,, � � < - ;�: �ax _ �'#'�-�.� _ 'r_ _ - _ � � "� __ __.< — _ _. _ _ �„ � �s.� ` �� " - _ - _ `_ _ - . .. �„ _ __ - _: _ _ ..r _ — __ ..-_ _ � �a , _ _ �� _ � _ _ __ . -�- _.._�.,�___� _ . _ � _ � ` �..�., _ ��,,�. ` ,y_ _�—�---_.. ` �� ` -�--� _ � � � �y _ '�� r �� . �� . . � `�,:,- �� C:I .i.11 �� ;� , . *�"'' � �� _�!:i 1��ir i(�1�� 1 � ��,�� _ _ .�.;� ' �� + , a�r� '� � � If�1�� - �,,,�� , -~ . �.,, � --_��_. ( .� �111�` �° - ,. � i ' �� . . i � _ ;" �I�I� '' � � � ;� � � �� '""„��, '` `:•Fi� � � �!� �� ;�� ' �a; �" ��;;� , .� � � I� �� ,� �. ,. ��,�V.e,=�',,,-,� m. �' ��• i � � t� �,� ` �t. ��f� ,��•` � , .x w �.p ` �� 'F • .t� � �" ..� � � �� , ��E� �t` "�'� ' c„�„�n � .a R �v.- ..•ti„". .'7 � � . � � � Y � Y y .. . . � . . . . � . T I -�� ; _ � . �� A�� _ Millions of families have found shelter and peace of mind under a Timberline"roof. And now,a good thing just got even better again. � We pro#ect what matters most" GIBRALTAR �. � A � � � " e`» s1{ 29 Gauge Galvalume Steel• 12 ft.lengths•Polyester Paint over Primer - 36 in.Coverage - - 9in. - � 3�4 _..____ .__.___ ____...—.__ Slate Code Approvals' Testing Data&Specifications — UL Fire Resistant Directory#R20735 Acceleratetl Testing 2000 hours-ASTM G23 ��`��y� Florida Building#FL-11175.1 Salt Spray Testing 1000 hours-ASTM 6117 , 1.Code Approval numbers may have changed since publicatioa FIfE T@Stlfl9-A$TM Ei�8 Of UL 7� � . � , � �.� �� . for the most recent code approval numbers,contact our ��, Techincal Department or refer to the appropriate code agency. Wlfld �rNefl RBI�-TAS�� THE � �� :�: $��RQUP , . 6 ��$�s�. ��L?��' May 23, 2024 Mr. Ram Prashantha Projades, LLC 33 W. Higgins Rd., Suite 723-25 South Barrington. IL 60010 Dear Mr. Prashantha: The Perman Group was asked by Projades to evaluate the fiscal/economic impact of a proposed residential development called Prairie Pointe to be built at 22771-22825 Prairie Rd. in Buffalo Grove. IL. The proposed project consists of: 41 for-sale townhomes within Seven; 2-story buildings (Six. 6- unit buildings and one. 5-unit buildingj on 4.25 acres in Buffalo Grove. The property is located in the South Subarea featured in the Prairie View Station Area Plan, which was adopted by the Village of Buffalo Grove as part of its Comprehensive Plan in 2019. The units are expected to range between 1,800-2,000 square feet and will inciude 3 and 4 bedrooms, a den, 2 '/z bathrooms, and a rear-loaded two-car garage. With an estimated average sale price of$575.000., the townhomes wouid appeal to young families, empty-nesters looking to downsize or anyone seeking a convenient location near the North Central Service Metra train line. Our evaluation includes: the absorption rate and projected population. the tax revenues that will accrue to the Village of Buffalo Grove and the other local taxing bodies, the attendant costs to thosa taxing bodies. the net present value of net revenues to the taxing bodies over 13 years, and our conclusions of the fiscal impact from the proposed project that will benefit the Buffalo Grove community. Besides our internal calculations using well-recognized formulas, we based our conclusions on data provided by Projades; formulas from both ±he Illinois Schooi Consulting/Associated Municipal Consultants, Inc. (1996); and from Rutgers University, Center for Urban Policy Research, Residential Demographic Multipliers, Estimates for the Occupants of New Housing. June 2006, and other sources identified in the report. The Viilage of Buffalo Grove, Stevenson High School District 125 and Lincolnshire-Prairie View District 103, and the other taxing bodies. such as the Vernon Area Public Library District, will see significant doliars resulting from the project when it is fully occupied. Before the project is compieie. the Viliage of Buffalo Grove will bene.fit from substantial construction and permit fees. Since�ly, �� , � ;;�� _�? :._� — `.�Jonathan Perman / Managing Director 1.0 �►bsorption Rates, Popuia#ion anci SchooB Acte Es�i�raate� �7'able 1) The absorption rate assumes the following schedule for the residential units. It is based on the developer's projections today for regulatory approval, construction, and a marketing campaign for the sale of the units. 2025 Construction 1St Q 2026 Occupancy begins End of 2026 Occupancy reaches 100°/a The project expects to have a fuli population of 110. This number is reached by using a weighted average of household size based on the type of unit, according to formulas from Rutgers Universi�y, Center for Urban Policy Research, Residential Demographic Multipliers, Estimates for the Occupants of New Housing, June 2006. Their formulas are specifically for Ilfinois public school districts and unlike some other studies, use explicit estimates for single- family attached 3-and 4-bedroom structures. It assumes 21 unifs are 3BR and 20 units are 4 BR, which is the ratio we understand the developer is planning. With regard to schoof age population,we used the same study with the fo[lowing estimates: 3 BR attached towrnhomes generate: .09 public K-8 grade school students/unit .06 public high school students/unit 4 BR aitached townhomes generate: .39 public K-8 grade school students/uni� .17 public high school studentslunit For Prairie Pointe, this calculates to: 21 3 BR units for a#otal of: 9.9 public K-8 grade school students 1.3 public high school students 20 4 BR units for a total of: 7.8 public K-8 grade school students 3.4 pubtic high school students The to�al student poputations woutd be 10 elemenfary school students and 5 high schoal students. The Village of Buffalo Grove Code, by contrast, uses formulas from 1996 Ehlers study that are 28 years oId and that project the following: 3 BR attached townhomes generate: .292 public K-8 grade school students/unit .059 public high school studentslunit 4 BR attached townhomes generate: .476 pubtic K-8 grade school students/unit .173 public high schoo[students/unit z For Prairie Pointe,this calculates to: 2'i 3 BR units for a total of: 6.42 pablic FC-8 grade school students 9.45 public high school students 20 4 BR units for a totai of: 9.52 public K-8 grade school students 3.46 public high school students The total student populations woufd be 16 elementary school students and 5 high schoot studen�s. Given this data, we have elected to use the more recent Rutgers Univ. 2006 estimates fior school children_ While our 3 BR estimates round up to 10, we have added one more student for a total of 11 elementary students. Our estimates of high school students comport with the Ehlers study but considering the proximity of the project to Stevenson High School, we have added one more student for a total 6 high school students. Thus, our study yields the foliowing: 2�i 3 BR unifis for a total of: 3 public K-8 grade school students 2 public high schoot students 2Q 4 BR units for a total ofi: 8 public K-8 grade schoot sfiudents A.public high schoot students Thus, the proposed Prairie Point development is expected to yield: 11 K-8 students, and 6 high school students. 2.0 Taxable Revenue Proiections (Table 2� 2�1 Properiy Taxes Based on the last Lake County quadrennial reassessment(2023), at 22771-22825 Prairie Rd., the taxes paid on the property in 2024(for the 2023 tax year) was$17,226. Future quadrennial reassessment years occur in 2027; 2031, and every four years thereafter. Taxes based on the reassessment are due in the following years, respectively. Properfy taxes are adjusted in the study in the year after any change in use or reassessment. The study uses a 3% growth rate in assessmen�for a compounded 4-year increase between reassessments of 12.55%. Since the property has never been developed and has largely been used for passive purposes, and since there are few attached townhomes for safe in Buffalo Grove, devetoping an estimate for the development's property taxes has been calculated using the following methods. 3 Efifective Tax Rate Model The Civic Federation of Chicago in March 2023, released its year(y report of effective tax rates in the Chicago metro area. An effective tax rate is the actuai doilars paid by the taxpayer as a percentage of true market value. BufFalo Grove's effective tax rate for the 2019 fax year is 3.09%. Our small survey of comparab[e existing attached townhomes in Buffalo Grove shows effective tax rates of around 2.8%. For purposes of this report, we have used a 3.0% effective tax rate. The developer estimates the true market value of the property, when the 41 attached fownhomes are completed to be $23,575,000, based on an average sales price of$575,OOQ per unit. At a 3.0% effective tax rate, the property taxes would be$707,250,when fhe devefopment is fulfy occupied in 2026, more than 41 times more than the property taxes paid in 2024. In the 2022 tax year(paid in 2023), Lincolnshire-Prairie View School District#103 accounted for 37.4°/Q of a property tax bill and Stevenson High School District#125 accounted for 36.2% of a tax bill. The Lincolnshire-Riverwoods Fire Profection District is 9.7% of the tax bil(. The Vernon Area Library District is 3.6% of the tax bil(. The Township of Vernon is 1.1% of the tax bill. Other tax districts for Lake account for fhe remaining 12%. Beginning in 2023 (paid in 2024}, the following distribution is used for the developed property's tax bill, based on the 2023 tax bill for Buffalo Grove properties near the project's land. Village of Buffalo Grove= 8_8% School District#103=34.5% School District#125 = 32.6% Lincofnshire-Riverwoods Fire Protection District=8.8% Vernon Area Library= 3.3% Twp. Of Vernon = 1.2% All other Lake County Taxing Districts= 90.8% Beginning in 2024 (paid in 2025), the study assumes the fiollowing distribution: Village of Buffafo Grove= 9.1% School District#103 = 35_8% School District#125 =33.8% Buffalo Grove Park District=5.5 Vernon Area Library= 3.4% Twp. Of Vernon + Roads & Bridge = 1.4% All other Lake County Taxing Districts= 11.1°/o The additional property taxes generated by the project will increase the tax base for alI of the taxing bodies cited above. Whether those taxing bodies choase to increase their levy to capture those incremental taxes or hold their levy constant(and reduce the amounts area residents have to pay) is a policy choice for each taxing body. 4 2.2 Househo(d lncome of Residen�s Living in Project(Table 3} The median household income in the project is about$190,000 when the development is opened in 2026. This is derived by taking the median value of a home in Buffalo Grove ($380,700) according to the U.S. Census Bureau American Community Survey (2022) divided by median household income in Buffalo Grove ($127,553), which provides a 3-1 ratio of home value to income or$191,667. We also caiculated the yearly income needed to acquire a 30- year conventional mortgage at 7% interest on a home valued at$575;000, including property taxes of$17,500 plus home insurance. That equated to $187,423 as the necessary yearly income. The growth in household income is estimated at 3% per year. 2.3 Sales Taxes from Residents Living in the Project (Tabtes 2 & 4) The study assumes the average household spends 20% of their annual income on convenience goods, of which 70% are purchased locally. The study also assumes the average househoid spends 10% of their annual income on comparison goods, of which 30% is purchased locally. So, for exampie, in 2027, when the project is fully occupied, it is expected that the Village of Buffalo Grove will receive�665 per household x 41 households =$27,265 {see Ta61e 4). The study conservatively estimates in 2026, onfy 50% of sales tax revenue of fhe later years, when the development is fully occupied for the entire year. The sales tax revenues identified here are only for direct spending by residents and do not include anticipated visitor spending or further economic benefits that often occur as new residents create demand for new businesses or expans�on of existing businesses. The study uses a 3% growth rate for each year. Sales taxes include both the 1% municipal sales tax (returned from the state) and fhe 1% Home Rule sales tax. 2.4 State Share Local Use l'ax (Table 2) The Village is expected to receive in 2024, $1,730,000 or�109.74 per househotd. The evafuation has kept the state income tax revenues level through the study period and bases it on the current Vil(age of Buffalo Grove househo(d population and the number of units occupied in Prairie Pointe. The study assumes a one-year lag for receiving state local use taxes so that in 2027, one year after the development is fully occupied; the Village of Buffalo Grove wi(I receive$4,499. 5 2.5 Sta�e Income Taxes (Tabie 2) State income tax estimates are based on the total population absorption rates cited earlier. The Village of Buffalo Grove is budgeted to receive $6,530,000 in its share of state income taxes in 2024 (Village of Buffalo Grove Budget}. The study assumes a one-year lag for receiving state income faxes. The most recent U.S. Census housef�old population estimate for Buffalo Grove is 15,764 (2018-22). That amounts to $414 per household x 41 units = $16,974,the income tax generated for the Village of Buffalo Grove, in the year(2027), one year after the building is fully occupied. The evaluation has kept the state income tax revenues level through the study period and bases it on the current Viflage of Buffalo Grove household population and the number of units occupied in Prairie Pointe. 2.6 Mo$or Fue! Tax (Table 2) In 2024, the Village of Buffalo Grove is budgeted to receive$1,814,900 in motorfuel taxes from the Stafe of tllinois, plus $682,700 from its local tax for a total of$2,497,600. This amounts to $158.44 per household. Since Buffalo Grove will not capture additional motor fuel taxes from the project until after it is occupied, we do not show motor fuel tax revenue unti(2027. So, for example, in 2027, when the project is fully occupied, it is anticipated the Village of Buffalo Grove will receive an estimated $158.44 x 41 household units = $6,496, annually. The study assumes a one-year lag for receiving state motor fuel taxes. The evaluation has kept the state motor fuel tax revenues Ievel through the study period because of the uncertainties in driving behavior in the future_ Also, even though most of the househo(ds in Prairie Pointe wil( own cars, they stil(will also take taxis and ridesharing vehicles which will purchase motor fuel. 2.7 Utility Taxes (Tabte 2) In 2024, the Vi(lage of Buffalo Grove is budgeted to receive tax revenue from the combined accounts of Electric Use Tax and Natural Gas Utitity Tax, totaling $2.7 million. In 2026, when the building is fully occupied, the Village of Buffato Grove is expected to generate $2,700,OQ0/15,764 households = $171.28 per household. So, mu(tiplying $171.28 x 41 units = $7,022 annually. The study assumes immediate collection of utility taxes. The evaluation has kept the utility tax revenues (evel through the study period because of the uncertainties in consumer behavior in the future with respect to electricity and natural gas. 6 2.8 Telecommunications Taxes (Table 2) ln 2024, the Village of Buffalo Grove is budgeted to receive$650,000 from the Telecommunications Tax. In 2026, when the building is fully occupied, Buffalo Grove is expected to generate$650,000/15,764 households = $4123 per househoid. So, muitiplying $4123 x 41 units= $1,690 annually_ The study assumes immediate collection of telecommunications taxes. The evaluation has kept the telecommunications tax revenues level through the study period because of the uncertainties in consumer behavior in the future with respect to telecommunications usage. 2.9 Bu�falo Grove Library District Fees (Table 2) The Village of Buffalo Grove, according to its municipal code, levies a fiee of$93.85/person for library services. With 110 new residents in the development at$93.85 each, that will yield $10,323 annually to the Indian Trails Public Library District. The study assumes immediate collection of public library fees. The evaluation has kept these fee revenues level through fhe study period because of the uncertainties in how the fees will be assessed in the future. 2.10 Buffalo Grove School, Parks, and Library Donations (Table 2) Based on the Viflage of Buffalo Grove's requirements for school and parks donations, the project will provide a Cash in Lieu of Land payment in the amounts as follows for Single Family Attached 3 BR &4 BR units: Elementary School District#103 (grades K-8): $965.03 x 21 3 BR units= $20,265.63 High School District#125: $179.57 x 21 3 BR units = $3,771 Elementary School District#103 (grades K 8): $1,602.03 x 20 4R units = $32,040.60 High School District#125: $526.52 x 20 4 BR units =$10,530.40 Parks B ($4,186.00) x 21 3 BR units=$87,906 Parks B ($5,503.75) x 20 4 BR units=$110,075 Library: $224.49 x 2'[ 3 BR units=�4,71429 Library : $295.16 x 20 4 BR units=�5,903.20 The study assumes these donations will be made in 2025. 7 2.11 Cons$ruction anc9 Other Permit Fees (Ta6ie 2) Construction Fees, as well as fees for inspections, occupancy, electric permits, ptumbing water/sewer, gas piping, mechanical permits, (ift fees, signs and awnings fees, fire plan reviews, zoning and plan review fees, and other municipal fees associated with the construction that are charged to the developer by the Village of Buffalo Grove are estimated to be a total of at least $250,OOU over two years (2024-2025). At this stage of devefopment process, this is an estimate based on fhe kinds of fees seen in similar projects of this size in Chicago's Narth Suburbs, and the estimate is intentionally low given the lack ofi information avaifable now. 3.0 Publsc Expenses Proiections 3.1 Village of Buffalo (�rove Expenses (Table 5j The cost to the Village of the additional 110 residents is calculated as follows. Included were all. major budget ca�egories. Total FY 2023 estimated actuals budget= $110,411,810. The costs are then adjusted downward to fa�rly distribute the costs of public services betuveen residential and non-residentiaf uses. The study estimates 41'.4% can be ai�ributed to servicing single-family residential uses (CMAP Community Data Snapshot, Buffalo Grove, 2023). Therefore, the$110,491,810 in relevant municipal expendifures is expressed as fhe 41.4% attributed to residential Iand use. 110,411,810 x.414=$45,710,489J42,482 population = $1,076 average cost per new resident. The report also takes inta accounf that Prairie Pointe is a Smart Growth developmenf and therefore the incremental costs of providing services to such a project are less than in typical single-family neighborhoods where the relatively larger acreage results in a higher cost of service per capita. According to a 2013 Smart Growth America study, "Buifding Better Budgets: A National Examination of the Fiscal Benefits of Smart Growth Devefopment", the cost of providing upfront infrastructure for smart growth developments is about 1/3 less than conventional suburban developmenfs and the ongoing defivery of municipal services is 10% less. Smart Grawth development is characterized, according to the study, "by mare e�cient use of land, a mixture of homes, businesses and services located closer together; and better connections between streets and neighborhoods". It also nofes fhat more waikable neighborhoods and more public fransportation options as features of Smart Grovuth. The proposed development meets the characteristics of Smart Growth development and therefore our study decreases ths yearly municipal cost to servicing the 110 new residents.by 10%. $1,076 x 110 new residents= $118,360 minus 10% (11,836) _$106,524 yearly municipaf cost to the Village of Buffalo Grove_ s A three percent grouvth rate in expenses is used per year, and is adjusted from fhe 2023 baseline. So, for example, in 2026, when the project is fully occupied, the cost to the Village will be $116,4Q2. 4.0 School Irnpact Fiscal Analvsis (Tabl� 61 The proposed project is in the Lincolnshire-Prairie View elementary School District#103 and Stevenson High School District#125, and the study assumes all school children generated firom the property will attend those schools—although we do know some families may choose parochial or private schools. The pro-rata share of property taxes collected for Prairie Point will go directly to these iwo school districts. As noted earlier, once the project is completed in 2025, we assume Lincolnshire-Prairie View School District#1 o3 will be 35.8°/o of a property tax bill and Stevenson High School District#125 accounted for 33.8% of a tax bill, based on the latest property tax bill available (2023). The report uses these same percentages of tax bills throughout the study period. We also assume an annual 3% increase in school operating costs per pupil. We also assume that in 2026, about half of the total students will be enrolled compared to 2027 and beyond as sa(es of the �ownhomes will be made throughout the 2026 year. Using the formulas cited earlier the proposed development is expected to yiefd 11 elementaey school age chitdren and 6 high school students (see Table 1). Over the course of the study period, 2026-2036, the Lincolnsl�ire-Prairie View District#103 will receive$114,863 in net property tax revenue+the school donation. Stevenson High School District#125, between 2026-2036, wilf receive$810,153 in net property tax revenue�-the school donation. The operating expense per student in 2023 in District#103 was $18,029; and in District#125 it was$24,175, according to the Illinois School Report Card. Therefore, in 2027, when the project is fully occupied, we estimate the cost of 11 elementary school students @ $21,737 each = $239,107. We estimate the cost of 6 high school students @ �27,210, each =$163,260. 9 Conclusions The proposed Rrairie Pointe project ofFers sign6�tcant new positive frscal impac#to�he Viilage of Buffalo Grove�nd its schoo! disfiricts. Consider first the current property yieids only $14,478 in property tax revenue. The new development, by contrast, offers$707,260 in property tax revenue in 2027 (see Table 2). By 2029, property tax revenue will have grown fo more than $750,000 annually. As with residenfiaf projects of this type, most of this new revenue wi(I be in the form of new property taxes but fhere will be considerable other kinds of revenue too (see Table 2). Ana[yzing the new revenue of each of the major taxing bodies, the study finds the Village of Buffalo Grove receiving an immediate infusion of new dollars from the construction building permit fees of more than$250,OOQ over two yeae�s. Starting in 2027., the Village of Buffalo Grove is predicted to receive more than $138,Q00 of new revenue and that figure wrill ramp up to over$156,000 annually by 2033 (see Table 5). Whenever a new residential development is constructed, there are aftendant cosfs to the major taxing bodies. For the Village of Buffalo Grove, those costs are for some nominal additional services necessary to accommodate increases in population resulting from the new development (see Table 5}. Nonetheless, the project is a nef positive for the Vitlage over the 13-year period with more than $342,000 in net revenue. Looking at the expected Net Revenue fior the project(see Table 7); the first year(2024) brings $142,226, mainly from building permif and impact fees. By 2030,the annuat iVet Tax Revenue is$278,969, primarily from property taxes(see Tabte 7). Even more striking is the proposed project is estimated to generate over$3.1 million of new Net Revenue in 13 years to the Village of Buffalo Grove and the fwo schoo( districts and other taxing bodies (see Table 7). On a Net Present Value basis, tf�e project's tax and fee revenue(2024-2036) is worth $1,999,859, using a discount rate of 6% (see Table 7). From a benefit/cost perspective,the proposed project is a winner fior both the focal governmental taxing bodies and for the Buffalo Grove economy. With no real economic activity on the property, this project offers a substantial opportunity to create jobs, focal income, and tax revenue. 20 tD � O r o N N O c- t.f) CO MO N N � � V CO rP c- r � O � K1 c- O r � CO N O r- tn t0 M N N � � V (O r c- r O N 0 � r '� r O r' 0 00 N O , �- tn CO Mp N CV � � V' CD � �- � H O � M r- O � � M N N �I' o � � O � t!� Cp ///��+ N � r W T d�d� � N r O r o CO N O c- tf� Cp M N N � '�1' CO r r e- O o H O � � P � MO N N c}' � � � � .`�- � � � N O �S O �- O r � � M N N !f � �i' (p � r � � N � r � � Q! t- O T � N N N �' 0 � CNO O cT- � r � N � r � � s� 00 � O r � 00 N C � l.() CO � �� N N N � � � (fl r c- r /�� N 0 r �N � T � � I� c- O r � c0 N O c- lfi CO � � o N N � O d' CD � � � T o N r � N CV N eP ' M � 0�0 CD c+� G� N N r' �r � N � O r � � =' N N � p _ � R � m � o � � .� `� a° �-' 'R � > �. .� L a �� t/� o 0 � � � � a. n. N o N M d � a 0 d � � � � s ¢ Q � = o � � o � N a a o � 3 � � � � � t � at° t° ot-° t° dv� � � m m �~ � m m � � � �° T O A O — • O F �"� V� F- l- �''� �t F- W = 1- � N N N 6� V' C� N O M O 00 O M � 1p Q1 N h 10 'ct � � � � V CD N O ch � M tD W CD Q1 t� a- N NN C7 M V' � I� � N � N h 0� O� � O e- � 0� M r � G7 f� � N � N c- t� 'V' h a- CD � M M M � V m V O (O M N N LO b tC) CO �D N Q 00 OD V 6� V' O CO M V', Q� tn M � M � 'ct O O 00 V' (O CO 1� r O <D W N tl� O 00 M M N N N � cr (p (p r r- O ti� M h r N O e- N 1` P N � � � fC � N � N N CO G1 � � r � p � � M � M M � � ii? fR 4T HT (A 69 Nf N? tA d3 toA E� 69� 4A 00 OO 00 � � �' CO N O p'l O c- �- M N � tp 4A r LL� CD � <O � � 'V' (O N O M � 00 O tp N M it7 CO � N i` h � � 1� � N � CV OD Q1 tD t0 C� � N t0 � M M � � f� W N G� N Q� M fD t0 �' '[t N C N � � O V � 'ct O CO [+� tp N tD' h e- t� N CO O � � 7 � V' O CD M tt t0 h ef � t� 07 tt �D N CO V' CO CO h � O C') tD' O tr O O' t0 O H tfj Kj �.�j � �p �p h r. O h e= N O N O N 6i N iV N r c- O� tD �O N e- N N cp � p� � � � �,� � M M � I� l� � r r (�T f�T lf? FF} fA bT 69 tf3 EA tfl tA u3 �f} t�iJ 1� O O � � (p N O t+') O 4') � M h N Q7 � �D � � e- N p� � �p N O M � h lf� N tp CO M tD N N (O CO OD � h � CV � N �' �O O) 'd' O Q1 � O t7 V' et � � i� W N C7+ N O> tn r h h C O tn O N N N V � �' O (O M �p M � O 01 � C tn O W OD 'ch � 'C� O (D Cn C? � � tQ <- � O � � N (� A 1� V f9 (O 1� c- O W t�D 0�0 N � tM c'! n N (9 � M V CO CO 1� r- O O Q) N O) N r C' CO O O N Qtp h �h N � M N O� � h h s- � h M N N OJ pp c- � � A� Vl KT EA &3 VT tf3 [�T d9 EH iA f� 69 V3 t9 W` / m � W O O O N O M O O lh r r c0 N 1� � M tn O � �i' � � U N O Ch O N C CO M M M M O q� N t� h N N 6) N M �O tp N 5CJ �' l� N C7 O O 1� m I� U7 N d] N 00 W h � N M � 'et �W O N N W O (O (h N !O O t0 N tf! c- O O tt) 1n tf'l V' m tt O (O C7 O 00 �' t� 00 M � h N a0 W T {� � p O � O (D CO N N C�'' � CN V' (D CO I� r O tY t0 r!' N � N ln M e- r 47 � c- r � 1� � N r M � C� � � � � � Gf? Ef3 6!3 E!� Fl� EA tA EA tR lf3 fR tfT 5fT H} � � N O C7 M O O O O O O W � tD O� M OD 1� 00 Q1 N 00 O 00 (O m V CO N O (�7 O O� N Q1 t� Q1 h. Q) O � 7 a O � ct � tp O � tn QS tfl M O O N m h G7 N � N M c- � h h N N O f� I� O ln M r I� CO N CO N � O W 6i (D C' ('�i � O CO C`� tt� �D Ol 0� �h � a- O � '1 N � � � O tA r � tp N c N � r C'� V' (D� CO 1� r O 00 'C O 1� a- M t� a- � o �� l� � N � � N C> N �J � tA 4A 4R V3 fR EF? t+H fff fR EH tf} �{y Eg ER �y� �' O (fl CO O O O O O O O CD Q> ' N h M tG O � � 1� O t� t!� � tt (fl N O Ch O f0 00 tn t[� � pp t� p) V ' N N N O N b CO O C r tp yn e+) N N O O� 1� G> N 6� N M M � �D tt h Lp ip � � N N O N a- Lp N Q� t0 GO O O O 1� � ("�i C O (O M P t7 CO O r O� O M � ^ � N � e�- � tn � c N CD CO O V' CD CO 1� � O c"J' N' P h �= R O� OD � r � O� � (7 r c- � t� M� N r � � OD � r 1� h � if7 �fl V� (�? HY d? EA EA fA SfT f9 f9 fFY 4if �� N O Op OD O O O O O W r- 01 W � n p O N O N O � � (O N O M O CD O) M h O h e- t[) W O V_ tt 1� N [q � M � M V' tP � l� � N C7i N tt� N CO t� N h. N 00 � ti7 e- � N 1_ O CO 00 00 � (7i V_ O CD ('7 <D' M O N W t0 !V I� N �' � � i{� 1D r � N ^ � N V (O (D I� � O O) O tO t0 O CO � [n r c- W h � N a- N N � Vi tA ftT fi3 tA EiT ifT V> 4A fi? tA tA E9 EA C C d O O N U L ffl •RS •lE ❑ U L i L m eE ,� N = � CJ tCl � N y •o s � m o a = .� . m s d �- a�i x � a � � '_' o a m y � � x a .: i� m % x Rs ' m � � � l� ~ m c c .in w -rmc m 'a � m F- m "a � o s° �, c � •- �- :a o ^ o o F h Q a � � � G� � � R � �' n' � U � � � � l�4 i i t .� � O. a M L L C 01 � � C 0� � a N e9 tII S �n �X�e O �, j � fO tA � LL ;j vQi �ic O a c`�i eao N N ag =� x = y .i3 n. .i �w o ,�, � n m =� x = � a � '; o x x � � t- x� m o m > w 0 � F- F Y o X �' t� X � � � N � � i- 1- c � � y � L� N +�.' � � C � � J O E' a y ~ � +��+ � � � C �. �, � � x m � v� � d C9 ` � o d d � � �+ x v� � �' � �7 Y � o m m C� m m !fO � iu x o i � c -° R � E o o .c > °�' ro � �' � x o �� o m` � � o a s a � � m m �, �, a m � � ... � ti � � �u � � �, a � d � 0 �. o I- x � J > a a � o �, m m d m X a � y o -� m � � � a' m a�i 3 > ca '•- cn �n o � x � r m Q -� o t@ c � Q' a�i � > c�c w ea� � � Q� "� N E � m O ;Q LY O� 0 i � O N +� m w � m � m 0 O N � �p Q. \ J X U' Q �t �t � O x � � m X � � � �X L L x F o o m c� co, °' m � � = o C' x r'�n � o `� C7 Q Q- �t at M- c � -c � �a t � � m o � � � � o o a� 4 a ~ v� : � �- � °ts � � o e y w. ... �, c w � t _ � �- c � f6 o c s .� tca L o �, � � o � o ro 4 0- �7 , o � 1- m m c, � Q a � �s m m m o � m ta � � m R � � ; + : o. � c � a ;s ai m °' � �' a�i � � �a c°1a � c � '� •„ c, �. m m o m � � `o � a'� ,a` `o m` o = � a, o w w a � >, m m o �o �° :9 0 ' a� c o o = � a� p = m o t- � � t- � v� v� � � t- �, U4t- > m > FOQ a1t- � � t- v� v� v� � jt- �, C� t- > m > t- o0 n`. r � 000 0000 = rn � � = titir � �� 0 � ��r doo � oo � � � o� � — � � � � � � o r � � � o O = M .� � � aS w � � � � � a� O •V O l�' � a � � ti � � � �a � � � � N c- r .gd = �i' d' � � � � � O � G7 O v c � 0 s a� N � O 2 � = � Q _ m w. �' � O o�$ t � � � ,� F�- mF � mvrnv � o � � ao � M �' (p ch � Cp r LO CO C> O M O cCl t� (fl t� � pp t{� N L� � t.[) l� !�- 1� N �n N c�3 M Ln 1� r c- [� f� �!' � M 00 p�� M O o0 � O C� � �- t* t(� iV � � lf7 I� I� '� CD �- CO 4� .� �td' Nc'�7 ~ M � N A9 zP CO I� � CO � �t d' W N W MoOc'7CO � N t� 'V' e- � � O Cfl r- O CO N (O r- 0p tA � N N d' N M ~ M � M Cfl t!� 0� tn O �' O Qt �' w/ M 1� M CO r r t!') �' p� � ^ O Cd 1� M I` O CO c- h tfl � N C`'� C�' N M ~ M � N � N O d' 1� N CO � (O e- CO A+ M I` f� 00 (O O c+') c� t� N W O � Ch CD I� 00 C9 r I� CO �p N N V N ch � M � N �- N N CO f� CO I� N 6'� tp M Cp tp N M O <- c�7 � O s9[ O N O O 00 (J (p c- 1` ti ur� N pN V�t' N MO (fl M � N � O I� O� tn � t.() � 00 I� O M �7' CO 00 C'� �- 6) N CY r ■� Q 00 f� M G7 V' tn r 1� 00 � N M N r G7 CO � ^ N � N N N a. � O� 00 � N f� � r lC) <O N p� N � NCO (flN oOCV O eF 1d O (fl t!� 1� O N � � t� C) � � O � N N � t�t p� N V OD r V 1� O I� � �- [n � � N t� c- t.f) CV R CO N 00 C7 o O ip M c- N O tt7 c- Cp O � � O v-�- N N � N w* N w�w [� O O O CD c- 00 I� tf) r Va�Ip N O V' i� � I� �j- r �p � ai N I� c- L(� C'') OD Lf� � CO N O � c'�� N � N i � CO O O O O O N �t t,0 O N O O O O O M � N � OO � OCflI� tt� � <p G� � N O 00 �CD tf� N � W 07 � N r T ��•g � v � � � � cn � O � � O t�A � O � � O � � � U` � � � 5 'a � a� � � � � c o L .. � co '°' � ai a� .� �, � m "' �� m � 4 m a�i � � � o o � �Cj U � C7 x x � _ � � �` UU � i� F IR d � V � +r ,._. �II CII � r.. O a� � Q Q� � ta ca � 0 � � N � � � � V1 Sn Q� � Q� � =� -� _ fs, � C E U U X X +.�. +.�+ l�2UUJ � F� I� F � 0 0 0 0 O O O O N � f� C� � � � N � � 6�i � M ti � c� � � O N c- r O O � � �Y � � N � N e�- N � i0 ro a' r T r r ' YI� 00 O r- M tt� N O � M � N � c- � O M Q1 � I� r � M � �t � O O � CO N Z N � M 1� N M �-- r ,a, N � CD tf) r � T �"� � � � 1� O 'cf' N [t � O LC) <G � N � c- � 1n M r r Lf� Ln O � T o0 t� O 1` T � N `� N W 00 N C� I� N (� � � � tA �I' r o = r !� T v �C O N 00 M CO O 0 00 � N � r O r M N r (p Cp O � r- � N O 'cf r � N o N ~ � � � t� V r � � � r � � � � O O CV N O r c- N � O M � � 6� tA O r O O N r W N O N � N � �'� � � N � c� � � � � r � � � � N G� � � M et � V O � � O T � O � T � N � o N � e't' N t�C) t� � � � T C" r � � � c7 O O O M O N r N M Ct � � M � O , O r � O �- � � N � m � s r T V � � � � � � � � � � � � � � �� N I.�L� � I.l.� �L Q'S d C[j d O Z O Z � O � � O � O � U � O QZ'j U � � a .Qo � a .Qo O Q U tG � Q .0 tC ti � � � � � � � � � 3 � � � 3 m a � m m � � m o � � ° o � � � L i� � � a' a� � � a'' c`�i � ai a � � ai a � >- > � ¢ > > ZQ > � rt I� N N � N � M M � CCOj M r c�- N M � `Q Q� � [[� O Ot? N O 00 �- 00 ,� N � tt� c'7 00 N M N � e- N � m r. � 6� c� c'� 6) c� N iCJ CU tn CO tS� O �A CU CrJ CO � I� O � � t0 � 0�0 O � oN0 � 0�0 O N � N N O r N a�0 �p t'� Cp � N M C'7 r� 1� «� �t O � � M M V� O � � N `O 00 � I� !J M O [O O [t' 1` N 6i c- N � T N �j � c7 O c'f W M N � N � N � M O M t� O N M O � W M O <O tD C� � tn 00 O � V' � 6) �f� N V' � N rt O' a�o c� N N � � N co o� G� N o0 1� � N tn M O N O) � M M O N � � � Q� `O � � �- r- M O � s- t� N 0�0 � � M ln I� CO N � 1� r- G7 I� �- � CV [` r � i` o� CO CO � CO N N DO N r � r I� CO Ln � Q� � f� 1� � 1` O � O O � V � p�p f'� N � N �' e- N `O O O CO (� c+� � �l rn a�0 N (�O � C�i� C�D C'� a�0 0�0 f� N CV I� N c- � � O N I� C7 O h O N c- ch l(� � � � M V f1 if) 00 � M '[t N ch 6� N O o0 CO I� N M O CO N I� C7 00 � N N � � � N CD � ti CO N � ONO � i� N N 1� N � •� � � � N � �- O C� p� � �..e iV M c- CO 1� �' N M � � � r Q O c�J Cp O (O G� O c') CO W � tt N c� C�O N � � N u�j tm N ti � f� N N l� N � � O c0 CO tt) � N M 00 a0 t[J (O cf? � S N 1� � op c0 r N 1� N N �.f� I` O � t� M N ti� O d- N O r O � N ti N N N � N � N N CO � t� O O� I� 00 e- I� O �l" O I� 1� N Cp � c*� O O� N CO tL) � tf) p� � N � I� �- O O N O N N t� O [� N c7 e�- N O M N C.�7 ti t� N N t� N � CO � N V O tn M Cfl t() ti � M N N � � U C�7 � O N � �- � O f� �i CV M t� 00 CO c- Lf) N GO N CO CO C4 � �' CO t- N O I.t� � c- N I�. r tp r � � � � U ° � � � v� N � � U �'- N � �ri a U � � � a U � > � _, � � °' @� cn C � a� „' � '_ � �, ,o � @� v� .� ,o o' � a� � -a � °' � x � a�i ai � d � � � CII +� � 0=7 � � C6 Q � C � � � � � V Q-�j�` O � � O � � � O C � O > .O tp d �L O O � i- O � N � V a � -� .�+ � p� a u�j � �+ � � � Q � � � 0 CL [� <C -,�'! a? Z o � rn � � � � � � � � N `- L� N CO � CO O � O � N �p � I� W � � �p � N � N CO �' N Q� � c- � CO O� 1� O 00 00 � � N � � N M P N ~ � � � C�O c��- � � N f � � O N 1� N � � N � � N O � r M � Q� � � V N � � Cfl � � � V aNO � M 00 N � o � d� N � N p�p N N � frrJ CO C�O N O tp � c�- 00 N �h _ � tf� CV h � � c+� N CO M � � r � W N 'Ct � O L� � � � M � � � O �W � � O � a0 � N N N O'� N � � o� 00 � C� � N � � �j (�p N � r N CO r Lt7 N X (� r (V � N � � � O O CO r N � M N Ct� M N ` N � • a �"' O N d' l� N � � C�O � M t�f) ti � c�- OMO N V O 1� (h O M � 'o N � � O � O tt� � � � I� � O N 00 CO � V � O d� O O [� � � C'� N N � � N C1f CO M tq r L N � t19 � O O c- [� M � O 00 1� t1� 00 CO � O M ' � M t O � � � � CQO � N N � � N � M �' � r N � CNO M � � N L „} d' N O O tfl tfl G� N M �- N O c+� � 00 �Ie N N N N � M � � CQ �' 01 tfl v0 N N ' ' N N 00 N � d� � N d' O I� � �2' N CV T � CO I� �l lf� M I� � � � � � Ch f� 00 O � C� r � � r (V r (O N 00 T r C1 3 � N fA O d O � m � U � � 3 m � a� � � � c Z � � c o � ,� � o y G�7 � tA N y y � d � !n fA Vf d � � N N y � � � O �N N y � G� G� c3 � c4 O O O C1 � � U U V Y � � U U V 0.� m O N V � y r'' � � M tp V G� � � cj� LII O N •- � 4f � p �k �E � G� w � � p �k �k 3 C� :�. F' � V V a � � i F � V v n- � 3 f4 e�+ �4 �i aL+ � � � a � Y �6 �.L+ ri.r � � � d) O � N UJ O Gf 7 d � O - N tA 0 � � �- F- > � � F Z U Z � F � � � F � U VILLAGE OF ' ' BUFFALO GROVE � ' 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 ��: ��, '- !�_� ��,�i��. RESPONSE :Yes - the minimum area for the proposed R9 zoning district is 2 acres. The subject property is 4.27 acres. 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 use, attached single family residential for sale, is consistent with the nature of the surrounding neighborhood, which is predominantly townhomes to the east and west, commercial properties to the north, and single family homes to the south.As such, the proposed use will have no detrimental effects on the surrounding neighborhood and as such will be very compatible with it. 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 plan is designed to maximize the potential development of the existing features of the property by partially remediating and landscaping the existing wetland, creating a park-like feature on the corner with a gazebo and wetlands overlook, as well as landscaping the entire property in accordance with the development's upscale nature. 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 requirements pertaining to residential use are the same as those relating to other residential uses as outlined elsewhere in this title. 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. RESPONSE: Developer proposed OUTLOT A Area of 150, 146 or 3.447 Acres. VII_I.AGE OF � � P�UFFAI.O GKOVI: � ' ' 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 : As a matter of public convenience, the special use shall serve the public in the manner that it provides a sought after type of housing that is a single-family attached for sale, which is in an exceptionally convenient and attractive location in which to live. In light of the proposed use of attached single family residential, it is in line with the characteristics of the surrounding neighborhood,which includes townhomes on its east and west sides, commercial on its north side, and single family homes on its southern side. The purpose of these activities is to make sure that they do not negatively affect or endanger the community's health, safety, morals, comfort, or welfare. Z. 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 development will be in harmony with the appropriate and orderly development of the district in which it will be located because of its multiple points of ingress and egress, as well as carefully planned street presence. 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; Res�onse: RE5PONSE: The special use will be consistent with other recent developments that have taken place in the neighborhood.As a result,the value of other properties will not be affected or diminished in any way. 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: As part of the site plan of the special use we have specifically designed the space for a potential future "Phase 2" of additional units to be located to the south of the property should those two properties ever become available.As a result of the special use,future development will not be hindered or impeded in any way. 5.Adequate utilities,access roads, drainage,and/or other necessary facilities have been or will be provided; RESPONSE: As far as access and utilities are concerned,they are available and/or will be provided as soon as possible. 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: Each unit is provided with a total of 4.58 parking spaces. It should be noted that a11188 parking spaces are either indoor or provided within the interior driveways of the buildings and are otherwise suitable screened from the adjoining residential uses of the buildings.Traffic is prevented from building up along the ingress and egress drives by designing them to minimize the amount of congestion. EXHIBIT C Draft Minutes from the June 5, 2024 PZC Meeting Pa�e 7 of 7 smart. with heart. �, .,. � �-. .. �, _ - - - - . . .. , -. , , --, . , _, , -- 06/5/2024 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,JUNE 5, 2024 Call to Order The meeting was called to order at 7:43 PM by Chair Mitchell Weinstein Public Hearinqs/ltems For Consideration 1. Consideration of Petition to the Village of Buffalo Grove for Approval of an Amendment to the Planned Unit Development and Preliminary Plan for Joyce Kilmer School and Park, with Variations from the R-5 One Family Dwelling District Requirements Related to Setbacks,to Accommodate a Temporary Awning and Modular Classroom on the Subject Properties,and to Allow a Portion of the Existing School Building to Encroach on the Park Property at 655 Golfview Terrace. (Trustee Weidenfeld) (Staff Contact: Kelly Purvis) Deputy Director Purvis,provided a background on the subject property and the request. Claudia Welp, the petitioner from CAGE Engineering,provided a background on the subject property and request. Com. Moodhe asked about the timeline of the project. Welp stated that the school district is going to review the number of students coming in and take some time to get a permanent solution for the influx of students so that the trailers are not out there for more than 2 to 3 years. Com.Moodhe asked about what if the school is not ready to move the modular buildings after Z-3 years. Welp stated that if the School District would need the modular buildings more than 2-3 years, then they would have to come back for an extension of their approval through a public hearing process. Com.Moodhe asked if the modular buildings could be moved closer to not need the awning. Welp stated that they tried to place it in a way that works for the location of the classrooms and also provides an accessible ramp. They were trying to ensure that it is placed in the best way to work with the elevation for grade utility connections.All of these factors were taken into consideration when theyselected the location. Com. Moodhe asked about the raised modular building. Welp stated that the modular buildings are raised for utility connections and the buildings have a switch back ADA ramp. Chairperson Weinstein asked about the security and safety plan for the modular buildings. Micheal Deeartolo,Assistant Superintendent for School District 21,stated that the new buildings will have the same perimeter and interior security features as regular school buildings. They will have badge access to the two doors, cameras covering all four sides of the perimeter for a 360-degree view of the building,and fire and burglar alarms. The 06/5/2024 school has decided to place the fifth grade into the modular classrooms, which will limit foot traffic back and forth. Weinstein asked who maintains the blacktop. Deeartolo stated that the school district maintains the blacktop. Saxena asked if during lunch breaks and PE class,students are going back and forth from the modular buildings. Deeartolo confirmed and stated that the children are outside all day long for recess or lunch. We are familiar with securing the school's perimeter during lunch and recess, and we have supervisors outside with the students before and after schooL We already have a daily security check with students,so knowing that there is a separate building 35 feet away doesn't change anything in our minds, except for ramping up security. Saxena asked if the school encourages kids to mave within the rest of the park and baseball field. Deeartolo stated that the school utilizes all of the outside space including the tennis courts and baseball track. Com. Worlikar asked that with the modular building on the existing basketball courts, will the basketball rims be removed? Deeartolo stated they would remove the basketball rims and that there would be no outdoor basketball programming,only indoor basketball.A new playground will be installed this summer, which will enhance the area. Com. Worlikar asked if there will be anything different about these modular classrooms compared to a typical classroom. Deeartolo stated that there will be no difference,including classroom size,and will also have new furniture. Chairperson Weinstein asked if they would like to supplement anything else that was submitted regording the variation standards. Welp confirmed nothing is to be added. Com Moodhe asked if there would be any changes to the existing parking lot. DeBartolo stated that no changes are reguired for the modular classrooms.He mentioned that they have already reviewed three of their parking lots in the past year and there are more to come. He noted they have a contract with an engineering firm that handles traffic control,and Kilmer is on the list. Com.Moodhe asked if they have any issues with the cooperation with the Park District. Deeartolo stated that the School District has had great cooperation from the euffalo Grove Park District as well as the Village of euffalo Grove. Com.Moodhe asked if there will be any fisca!issues with meeting the timeframe to find a more permanent solution. Deeartolo stated not at all os they have started to look at different options for how they increase space not only at one school but all schools and programming for each school. 06/5/2024 Com. Moodhe asked if the trailers would need to stay in place if there was a more permanentsolution. Deeartolo confirmed that they would not need to stay in place and the modular classrooms would be removed. He stated in 2023 they started with 472 students,and ended in 2023 with 510 students. He said they began the school year lost year with 540 students and ended with 585 students. He stated that the school is a destination area and ihe class sizes and programming took off. Com.Moodhe asked if the future solution includes two-story. Deeartolo stated that Kilmer is a challenge with the two sides that don't connect and have limited area to add new classroom space and adding certain additions could cause the school to close for up to a full year. Com.Saxena confirmed that they are looking to have the classrooms up for two years and a third year as a contingency. Deeartolo confirmed. Com.Saxena asked that since the basketball rims are being removed, will there be any requirements. Purvis stated there is no requirements to replace the existing basketball courts once they are removed. Com. Worlikar asked if the school district would need anything else from this body to help the school district with this kind of growth or expansion problem. Deeartolo stated that they are looking for funding and other types of programs to help with their expansion challenges and might have to talk with the Village as far as buying land from the Village if any becomes available. A euffalo Grove Resident stated that he doesn't understand spending all this money and infringing on the park district.He suggested that the school should use Alcott Center instead. Deeartolo stated that Alcott Center has not been in discussion, and changes to the Alcott might outweigh the cost of the modular buildings. Michelle Dicristo, 764 Golfview Terrace, expressed her concern about the project's timeline.She said the park is being used so much more now, with kids playing basketboll and playing in it after school hours.She and her neighbors would just like the park to be used as a park and would like the project to move along as quickly as possible. Vice Chairperson Richards made a motion to recommend approval of an Amendment to the Planned Unit Development and Preliminary Plan for Joyce Kilmer School and Park, with Uariations from the R-5 One Family Dwelling District reguirements related to setbacks, to accommodate a temporary awning and modular classroom on the subject properties,and to allow a portion of the existing schoo!building to encroach onto the park property located at 655 Golfview Terrace,subject to the conditions listed in the staff report. Com Moodhe seconded. Chairperson Weinstein stated that the request is for zoning relief because the building has been encroaching on the park property. He stated that whether there is justification 06/5/2024 to amend the planned unit development and if setback variatians are warranted. It seems like the proposal is for a temporary solution to address the need for an expanded number of students within the school and the school has found alternative places to play basketball and use the park property. It's worth noting that the school has been maintaining this property and using it. He stated that he believes the criteria for the proposal have been met. Com Moodhe mentioned that the schools in District 21 in Buffalo Grove are experiencing an increase in enrollment.He liked that the proposed solution is time-bound.Even if they need more time to come up with a permanentsolution, they will have to return to the Village for approval. He stated that the permanent solution won't involve tax increases. He also commented on the increased usage of the park,expressing concern obout the playground and basketball court if the issue persists. Vice-Chairperson Richards mentioned that he frequently passes by the school and park and that his first child attended Kilmer. He expressed his appreciation for the park being utilized, as it bothers him to see a beautiful baseball field go unused. He generally supports the proposal but rpised concerns about the relatively short timeframe of three years. He pointed out that planning and design will take two years, leaving a decision between permanency or an extension. He anticipates the need for further discussion within a couple of years due to the time required to construct a facility. While he sees the benefits of keeping students together as the community grows, he worries about the timing. RESULT: RECOMMENDATION TO APPROVE[UNANIMOUS] AYES: Moodhe,Weinstein, Richards,Worlikar, Saxena ABSENT: Marc Spunt,Amy Au,.Jason Davis 2. Consideration of a Petition to the Village of Buffalo Grove for an Amendment to the Residential PUD, Final Plat of Subdivision, and Preliminary Plan Approved by Ordinance No.2023-106 to Allow Changes to the Approved Plans for a 41-Unit Townhome Development on the Subject Properties at 22771-22825 N. Prairie Road. (Trustee Weidenfeld) (Staff Contact: Kelly Purvis) Purvis provided a background on the subject property and the request. Daniel5hapiro,570 Lake Cook Road,Deerfield, IL representing the petitioner, was sworn in and gave an overview of the project and the reguest. Vice-Chairperson Richards asked if there are any changes to the variations or setbacks that were approved from last time. Purvis stated no and that there are no changes in variances from what were originally granted. Vice-Chairperson Richards stated that at the original approval meeting,the generatian of the school children from the proposed development was the biggest discussion.Asked if they have heard back from School District 125 and 103 since reaching out to them and if we are presuming they are fine with the proposal. Mr.Shapiro confirmed that they have not heard back from either districts and is presuming that they have no objections. Vice Chairperson Richards mentioned that they would like the developer to have a more active conversation between the property owner and the school district to ensure that 06/5/2024 everyone is working on the same page. He asked if there had been any direct interaction with the school districts. Mr.Shaprio stated that he had no interaction with the school districts. He stated that this is a public hearing and the school districts were notified but not aware of any less formal engagement that he is referring to. Com. Moodhe asked if there has been any movement to include parcel2. Mr.Shaprio stated that parcel 2 is not for sale Com. Moodhe asked if there is going to be a limit on the 4-bedroom units. Mr.Shaprio stated that they are open to it and would consider it, but would like it to be a preference stating that they would like to sell these units by responding to the market with flexibility. Com.Moodhe asked why sales vs rental and asked what they are seeing in the market that has suddenly changed this proposal in the past year. Ram Prashanta, Projades,LLC,33 W Higgins Rd,South Barrington, IL,stated that they look at every product in a different way and he stated that location here is best suited for sale compared to rent. Com. Moodhe stated that the last three projects that they have seen have been rental projects and asked what makes this project different. Mr. Prashanta stated that with interest rates going up and price points, it's hard to have a rental property and cap rate will be low with such high value homes if they were rental housing. Com.Moodhe asked if having townhomes along the railroad track priced around 500K seems to work. Mr. Prashanta stated that the biggest draw is the schools'location and easy transportation in the area. Com.Moodhe stated that the schools seem to be maxed out ot Stevenson and District 102 and has some serious concerns regarding the number of school children generated, and the numbers don't add up with the addition of a 4"'bedroom. Mr. Prashanta stated that a lot of families will have senior citizens,and the addition of the fourth bedroom in the basement is a big draw. Com.Moodhe asked if he sees the market and the proposed development being for the extended family types, which will include more students. Chairperson Weinstein asked if the additional bedroom or occupancy added going to generate more cars or traffic. Mr.Shaprio stated that he does not expect that it will,as no traffic study was done since the original proposaL eut stated that the 4i''bedroom being added to the development would marginally increase traffic. Com. Worlikar asked if the petitioner could explain how the student count is calculated and how adding a fourth bedroom affects the student count.Also, clarify which parameters ore used,considering that the school district is a draw,and explain which factor accounts for that in the calculation. 06/5/2024 Jonathan Perman from the Perman Group at 1904 W NewportAve, Chicago, IL provided an overview of the student calculations. He mentianed using a study from 2006 by Rutgers University Center for PolicyAnalysis and noted that the Village uses a formula from 1996, which may be outdated.In their fiscal impact analysis, they prefer to use a more recent study. Perman considered both studies in their estimated formula and assumed that half of the units will be three-bedroom and the other half will be four- bedroom units. Their estimate indicated less than 10 elementary ond 5 high school students.However, according to the Village`s formula, the results were 16 elementary students and 5 high school students. Herman mentioned that they adjusted the numbers slightly,adding two students and rounding up to 10 for elementary students, and similarly, they added another high school student,going beyond what the formula suggested. Mr. Perman presented new trends on student projections of District 125 ond District 103 to the Commissioners. Com.Saxena stated that he is not sure if he agrees with the logic of the new student projection trends with the new developments in the area. Mr. Perman stated that he thinks the trends show that we have more households being formed but with fewer people per household. He mentioned that there are fewer people living in each unit compared to 20,30,or 40 years ago. Com. Worlikar asked if the report shows a decline in population in the totol population or school population. Mr. Perman stated that the whole population in the area is in a decline. He stated that District 21,mentioned on the prior agenda item,actually saw a drop in the total student population district-wide. Com. Worlikar asked if the new trends report takes into account the current classes going into District 125. Mr. Perman stated that their report does not break it down by entering class numbers, but are using a standard measurement. Com. Worlikar indicated he has concerns about capacity at Stevenson. Mr. Perman stated that Stevenson once held a couple hundred more students back in 2006 than it does today. Com. Worlikar asked if the calculation considers expanded ESL or programmatic services that are needed. Mr. Perman stated that another section of the report examines the total cost per student, which includes ESL and other special student services aggregated together. Com. Worlikar asked if the student generation is larger than expected,is there ony thought of working with schools to support them in meeting the expected number of students or limiting the capacity of school-aged children as the development proceeds. Mr.Shaprio stated this is an issue that could go into a number of layers and respect the due diligence with the schools but offered to reduce or cap the proposed development to have no more than 50%or20 units offered to be four-bedroom units. In addition, before the Village eoard meeting, they would be happy to make another outreach to the school districts. � 06/5/2024 Com.Saxena asked Staff if they have any view on the trend data provided. Ms. Purvis stated that the Link Crossing Development is a different kind of development thot includes both single family and townhomes,so not an apples to apples comparison, but the townhomes vary between 3 and 4-bedroom units, which is somewhat comparable.She stated that they have actual student generation numbers from Link Crossing, which is almost at full capacity,and they are producing.48 students per 3 to 4- bedroom unit, which coincides with the proposed developmentstudentgeneration numbers.She stated that the numbers that are projected for this project are not outside the norm.She stated that the capacity at the schools is a question she would not feel comfortable responding to and is really more a matter for the School Districts. Further discussion was made regarding the revenue the schools would generate if more students were added and the fiscal net gain to school districts. Cynthia Holtzinger,22723 Prairie Rd. Prairie View,stated that she has been a 30-year resident and the proposed development negatively impacts her life.All of her kids went to the school districts and the schools were packed and the calculations are not correct as this is a highly desirable school district.She had concerns about traffic congestion and speeding issues along Prairie Road.She was also concerned about the negative impact to the environment with the development. Mr.Shaprio closed by reiterating that they open to reduce or cap the proposed development to have no more than 50%or 20 units offered to be four-bedroom units. Vice Chairperson Richards made a motion to recommend approval of an amendment to the Residential PUD,Final Plat of Subdivision,and Preliminary Plan approved by Ordinance No.2023-106 to allow changes to the approved plans for a 41-unit townhome development, to be called Prairie Pointe Townhomes, located at22771-22825 N. Prairie Road,subject to conditions in the Staff Report, with the added condition of capping the number of four bedroom units at 50%of the total number of units on the property. Com. Moodhe seconded the motion. Com. Worlikar expressed conflicting feelings about a development that would enhance the area with improvements and benefits,despite the ongoing challenges caused by the increasing number of students.He suggested that it would be helpfu!for the developers to obtain a letter of support from the School Districts for the project.Additionally,he proposed that if more students are generated than the estimated number, the school should consider making some concessions to address the current issue of overcrowding. Vice Chairperson Richards stated that the development is a betterment to the currently vacant property. He prefers the new design to the older one and also favors ownership over rentals because it provides more stability.Richards expressed empathy for the schools,but mentioned that the actual Link Crossing numbers of school age kids generated is lower than projected. He also pointed out that the school district has not responded since IastAugust,suggesting that they`ve had ample time to voice any concerns or objections. In conclusion, he voiced his support for the project. Com.Saxena stated that he loves everything about the project but has concerns about the school district impact and would love the schools to buy-in. Com.Moodhe stated that the village has been presented with development projects for a piece of vacant land. The goal is to work with the developers to meet their objectives as 06/5/2024 well as the village's goals. There are challenges in collaborating with the school districts and considering how these projects impact them without their input, and determining what's best for the village. Chairperson Weinstein,spoke in favor of the motion. He stated that they have an approved project with an ordinonce in place, approved last year. He mentioned that the request involves some modifications to the fa�ade changes and rental, as compared to the for-sale units. He believes they have met the criteria for the PUD amendment. Additionally,he noted that the schools are aware of the changes, and while it would be nice for the schools to provide input, it's not the Village's responsibility to dictate how the schools should operate. RESULT: RECOMMENDATION TO APPROVE[4 TO 0] AYES: Adam Moodhe, Mitchell Weinstein, Kevin Richards, Sujat Saxena ABSTAIN: Neil Worlikar ABSENT:. Marc Spunt,Amy Au,Jason Davis Reqular Meetinq Other Matters for Discussion A�proval of Minutes 1. Planning and Zoning Commission-Regular Meeting-May 15,2024 7:30 PM The Commission accepted the minutes as presented. RESULT: ACCEPTED[4 TO 0] AYES: Adam Moodhe, Mitchell Weinstein, Neil Worlikar, Sujat Saxena ABSTAIN: Kevin Richards ABSENT: Marc Spunt,Amy Au,Jason Davis Chairman's Report None Committee and Liaison Reports Commissioner Moodhe noted all PZC items were on the consent agenda at the last meeting. Staff ReportlFuture Aaenda Schedule Staff provided information on the future agenda schedule, and reminded the Commission of the upcoming 1/olunteer Reception scheduled forJune 23,2024 at 4:ODpm. Public Comments and Questions None Adiournment The meeting was adjourned at 9:16 PM 06/5/2024 Action Items Kelly Purvis APPROVED BY ME THIS 5th DAY OF June ,2024 Mitchell Weinstein, Commissioner �