2024-07-15 - Ordinance 2024-075 - APPROVING AN AMENDMENT TO THE SPECIAL USE AND PRELIMINARY PLAN APPROVED BY ORDINANCE NO. 2019-036, WITH ZONING CODE VARIATIONS FOR THE CAFT FACILITY AT 851 KRAUSE DR i
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BUFFALSJO TOH SPEC AL USE ANVDN RELIM NARDY PLAN
��\ J� APPROVED BY ORDINANCE NO. 2019-036, WITH
tir ZONING CODE VARIATIONS FOR THE CAFT
FACILITY AT 851 KRAUSE DRIVE, VILLAGE OF
BUFFALO GROVE, COOK AND LAKE COUNTIES,
ILLINOIS
CAFT Facility
851 Krause Drive
WHEREAS the Village of Buffalo Grove is a home rule unit pursuant to the
Illinois Constitution of 1970; and
WHEREAS 851 Krause Drive, Buffalo Grove, IL is improved with a 3,070 square
foot Fire Department training facility on approximately 4.5-acres in the I Industrial
District, and is hereinafter legally described in Exhibit A; and,
WHEREAS the Buffalo Grove Public Works Department, ("Petitioner") has filed
a petition to allow the construction of a combined water fill and truck weigh station
along with a surface parking lot on the Combined Area Fire Training (CAFT) facility
property, and is requesting the following approvals:
l. An amendment to the Special Use and Preliminary Plan approved by
Ordinance No. 2019-036; and,
2. A Variation from Section 17.48.020 to allow improvements other than
landscaping within the 50-foot front yard setback; and,
3. A Variation from Section 17.32.020 of the Zoning Code to allow accessory
structures to be located in the front yard, closer to the front lot line than
the principal building; and
WHEREAS notice of public hearing was given and the Village Planning &
Zoning Commission conducted a public hearing on June 19, 2024 concerning the
petition for approval of the Amendment to the Special Use and Preliminary Plan
with Zoning Code Variations; and,
WHEREAS the Planning & Zoning Commission made findings and
determined that the petition meets the criteria for Special Uses and Zoning
Variations as set forth in the Buffalo Grove Zoning Ordinance, as described in the
minutes attached as Exhibit C; and,
WHEREAS the Planning & Zoning Commission voted 7 - 0 to unanimously
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recommend approval of the Amendment to the Special Use and Preliminary Plan
with Zoning Code Variations; and,
WHEREAS the President and Village Board of Trustees after due and careful
consideration have concluded that the proposed Amendment to the Special Use
and Preliminary Plan with Zoning Code Variations requested are reasonable and will
serve the best interests of the Village.
WHEREAS the proposed development shall be constructed in accordance
with and pursuant to the following exhibits:
EXHIBITA Legal Description ofthe Property
EXHIBIT B Plan Set
EXHIBIT C Draft Minutes from the June 19, 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 foregoing recitals are
hereby adopted and incorporated and made a part of this Ordinance as if fully set
forth herein.
SECTION 2. The Corporate Authorities hereby adopt a proper, valid, and binding
ordinance approving the Amendment to the Special Use and Preliminary Plan with
Zoning Code Variations for the Property located at 851 Krause Drive, Buffalo Grove, IL,
subject to the following conditions:
A. The proposed development shall be developed in substantial conformance
with the plans attached as part of the petition.
B. The Final Engineering plans shall be submitted in a manner acceptable to the
Village.
C. Any directional or incidental signage added to the site shall be reviewed
administratively by staff.
D. A "Do Not Block Driveway" sign shall be installed on Krause Drive in
accordance with the recommendation of the traffic consultant.
E. The Special Use is granted to the Village of Buffalo Grove to operate at 851
Krause Drive, which shall not run with the land.
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F. The Special Use granted to the Viliage of Buffalo Grove is assignable to
subsequent petitioners seeking assignment of this special use as follows:
i. Upon application of a petitioner seeking assignment of this Special Use,
the Corporate Authorities, in their sole discretion, may refer said application
of assignment to the appropriate commission(s) for a public hearing or
may hold a public hearing at the Village Board.
ii. Such assignment shall be valid only upon the adoption of a proper, valid,
and binding ordinance by the Corporate Authorities granting said
assignment, which may be granted or denied for any reason.
SECTION 3. If any section, paragraph, clause or provision of this Ordinance shall be
held invalid, the invalidity thereof shall not affect any other provision of this
Ordinance.
SECTION 4. This Ordinance shall be in full force and effect from and after its passage
and approval and shall not be codified.
AYES: 6-Johnson Cesario Ottenheimer, Stein, Bocek, Weidenfeld
NAYES: 0 - None
ABSENT: 0 - None
PASSED: Julv 15, 2024
APPROVED: July 15. 2024
PUBLISHED: July 16, 2024
ATTEST: A OVED:
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Jan� . Sirabian, Village Clerk Eric N. Smit , Village President
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EXHIBIT A
Legal Description
Combined Area Fire Training Facility (CAFT)
851 Krause Drive
SUBJECT PROPERTY COMMON ADDRESS: 851 Krause Drive
BUFFALO GROVE CONSOLIDATION BEING A CONSOLIDATION OF LOTS 11, 12, 13, 14,
15, 16, 17, AND 18 IN COVINGTON CORPORATE CENTER UNIT 1, BEING A SUBDIVISION
IN THE SOUTH HALF OF SECTION 27 AND THE NORTH HALF OF SECTION 34,
TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED JUNE 24, 1987 AS DOCUMENT
2582920, IN LAKE COUNTY, ILLINOIS
PINS: 15-34-205-001, 15-34-205-002, 15-34-205-003, 15-34-205-004, 15-34-205-005,15-
34-205-006, 15-34-205-007, 15-34-205-008
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EXHIBIT B
Plan Set
Combined Area Fire Training Facility (CAFT)
851 Krause Drive
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' � ,) GEWAIT HAMILTON
\ I � ASSOCIATES, INC.
May30, 2024 CONSULTING ENGINEERS
627 Forest Edge [)rice,Vernon Hills, IL 60061
'fF.[.84i.�k'3.9''00 ■ Fax 84i.�#7S.9i01
�vww.Kha-engineers.com
Re: Project: CAFT (Combined Area Fire Training) & Weigh/Water Station
851 Krause Drive, Buffalo Grove, IL 60089
GHA Project No. 4798.072
NARRATIVE STATEMENTIUSE DESCRIPTION
Village of Buffalo Grove is developing the existing CAFT (combined area fire training) facility with
a new parking lot and consolidating the eight existing parcels into a single combined parcel.
In pursuit of enhancing the existing facility, we are requesting a special use amendment and
zoning variation. These requests are crucial for the addition of a water-fill up station and truck
weigh station infrastructure, both of which will significantly benefit the community.
The zoning variation arises from the location of the proposed infrastructure, which falls within
the standard yard setback. We propose a revised setback that ensures the integrity of the
surrounding area and the functionality of the existing CAFT facility.
The new facilities are anticipated to have minimal truck traffic, averaging one truck per day, with
a slight increase during the summer months and no traffic in the winter. The Police Department
will primarily utilize the weigh station, with potential for access to be granted to adjacent local
police departments. The Village's Public Works and contractors will be the main users of the
water station. Both stations are designed to operate continuously throughout the entire day,
with the ability to weigh one truck at a time and to accommodate up to three water trucks
onsite for water filling. The weigh station will function under police supervision, and the water
station will be equipped with a self-service kiosk.
This project is designed with high regard for safety needs and community standards, ensuring
that the facility continues to serve as a vital asset to the Village of Buffalo Grove.
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' � ,1 GEWALT HAMILTON
l I � ASSOCIATES, INC.
- --------------- ---
Memorandum CONSULTING ENGINEERS
62� Fnrest E'.dge[)rive, Vernon Hills,IL 60061
To: Mr. Kyle JOhrlSorl, PE, CFM ��F� �sa�.a;K.��;-ot� ■ ��.t x�+-.a;%x.y�ot
Deputy Public Works Director/Village Engineer
Village of Buffalo Grove ����'w.�na-��,x��,�t«.��,�„
From: Dan Brinkman, P.E., PTOE
Date: May 24, 2024
Subject: Traffic Operations
Water Filling /Weigh Station
SEC Deerfield Parkway at Krause Drive
Buffalo Grove, Illinois
Part I. Project Context and Summary Statement
Gewalt Hamilton Associates, Inc. (GHA) has completed a traffic planning analysis for the above referenced project.
As proposed, the Village of Buffalo Grove proposes to construct a shared water filling station and weigh station at
the southeast corner of the Deerfield Parkway intersection with Krause Drive. Additionally, a parking lot will be
constructed for the adjacent Combined Area Fire Training (CAFT) facility.
• The water filling station will be a mostly seasonal (spring-summer) activity for contractors to purchase water
from the Village.
• The weigh station will be used intermittently by the Village of Buffalo Grove Police Department and potentially
other local law enforcement agencies.
• The parking lot will be utilized by visitors and users of the CAFT.
The following summarizes our findings and provides various recommendations for your consideration. Exhibits and
Appendices referenced are centrally located at the end of this document.
Part II. Background Information
Site Location Map, Existing Traffic Operations, and Roadway Inventory
Exhibit 1 provides a Location Map / aerial photo of the subject site and surrounding development. Pertinent
comments regarding land-uses in the site vicinity and transportation components include:
Area Land Uses
• The water/weigh station will be constructed immediately adjacent to the existing Combined Area Fire
Training (CAFT)facility.
• The majority of the surrounding land use is currently a mix of office and industrial uses.
• South of the CAFT facility is the Lake County Public Works water treatment plant.
• To the east of the CAFT facility is the large The Wheatlands residential development.
Traffic Operations
Proposed Water Fill /Weigh Station
Buffalo Grove, Illinois
Roadway Inventory
Deerfield Parkwav
• Deerfield Parkway is an east-west Minor Arterial roadway under the jurisdiction of the Lake County
Division of Transportation (LCDOT).
• Dee�eld Parkway provides two travel lanes in each direction along the site frontage separated by a
landscaped boulevard style landscaped median.
• Deerfield Parkway carried approximately 16,500 vehicles per day in 2023 per the IDOT webpage
- .�I� -
• Deerfield Parkway has a posted speed limit of 40-miles per hour(mph) along the site frontage.
Krause Drive
• Krause Drive is a north-south local roadway under the jurisdiction of the Village of Buffalo Grove.
• Krause Drive provides a single travel lane in each direction.
• No speed limit is posted on Krause Drive at Deerfield Parkway.
• The north leg of the Krause Drive intersection with Deerfield Parkway is a private access for a series
of office I light industrial buildings.
Crash Analysis
GHA reviewed crash data obtained from LCDOT Transportation Data Management System for the last five
available calendar years, 2018 to 2022. Only two reported crashes occurred within 100-feet of the Krause Drive
intersection. The lone injury crash involved two vehicles leaving the private drive on the north side of the
intersection. The Fixed Object crash involved a DUI. No pedestrian or bicyclist crashes were reported in the 5-
year period.
Table 1 Crash Summary 2018-2022
Severity e Crash Type o Percent
Location No.of During
Crashes P�� Wet/lcy
PD A B C FO FTR P Conditions
Intersections -Crashes within 100-feet of intersection
Deerfield Parkway at Krause Drive 2 1 - - 1 1 1 - 50%
Total (2018-2022) 2 1 0 0 1 1 1 0 50%
°'Source:Lake CouniyDivision of Transportation Data Management System for the 2018-2022 calendaryears.
B PD=properrydamage only,PI=personal injury;F=fatality.
�Type A(incapacitating injury);Type B(non-incapacitating injury);Type C(possible injury).
FO=Fixed Object;FTR=Front to Rear;P=Pedestrian
A collision diagram is included as Appendix A. The proposed development and access operations are not
anticipated to have an impact on the safety of the intersection.
Gewalt Hamilton Associates, Inc. - Page � 2
Traffic Operations
Proposed Water Fill /Weigh Station ,
Buffalo Grove, Illinois I
Part IIL Evaluation '
Site Plan I
Included as Exhibit 2 is the site plan for the proposed water fill/weigh station tlated May 24,2024,and prepared I
by GHA. Key operational observations for the site include the following:
• Two access driveways are proposed for the water fill /weigh station.
o A single entrance only tlrive on Krause Drive 65-feet south of Deerfield Parkway.
o A single exit only / right out only drive onto Deerfield Parkway approximately 315-feet east of Kruase
Drive.
• An increased radius is proposed for the exit drive to help facilitate the movements of large multi-unit
vehicles.
• The water fill station has been located as far east as possible to maximize on-site queuing for vehicles.
• A single 30-ft (edge-edge) drive is proposed to help accommodate vehicles passing each other on site.
• A parking lot for the CAFT facility will be constructed concurrently with the water fill I weigh station.
Traffic Generations
Typically, the 11th edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual would be
used to determine the anticipated traffic generated by the proposed development. However, given the unique
nature of the proposed uses trip data is based on historical records of water sales and traffic violations for
overweight vehicles. The following summarizes the anticipated traffic volume associated with the proposed
water fill /weigh station as provided by the Village (See Appendix 8).
Per the Village of Buffalo Grove Police Department an average of 98 tickets have been issued for overweight
vehicles in the past 5 years, with 203 tickets issued in 2023. Assuming having a fixed scale location would
increase usage by 30-50 tickets annually. Conservatively estimating that 250 trucks would be weighed on an
annual basis translates to 21 trucks a month or fewer than one truck a day.
The Village of Buffalo water sales over the last 5 years averaged approximately 810,650 gallons per year.
Assuming the average tank truck holds 6,000 gallons equates to approximately 135 trucks per year. Further
assuming the water sales are generally seasonal from April to September equates to an average of 23 trucks
per month or fewer than one truck a day.
For comparison, Table 2 below provides the Peak Hour and Average Daily traffic volume for a 30,000 square
foot light industrial building similar to the one on the west side of Krause Drive.
Table 2: Tri Generation for Comparison
Weekday Peak Hours
Land Use ITE Morning Ever�int
Size Code In Out Sum In Out Sum In Out Sum
Light Industrial-Cars 30,000 SF 110 _
Light Industrial-Trucks 30,000 SF 110 �
Source:ITETrip Generation Manual, llth Edifion
Gewalt Hamilton Associates, Inc. - Page � 3
Traffic Operations
Proposed Water Fill/Weigh Station
Buffalo Grove, Illinois
As can be seen, a relatively small light industrial building would be expected to generate significantly more
traffic on a regular basis than the proposed water fill/weigh station.
Part IV. Recommendations and Conclusions
We believe that the proposed one-way traffic pattern and use of the combined water fill !weigh station represents
a minimal impact on the Krause Drive intersection and Deerfield Parkway. Given the close proximity of the Krause
Drive entrance of the facility consideration should be given to posting a"Do Not Block Driveway"sign and pavement
markings on Krause Drive to help minimize the potential of vehicular traffic northbound on Krause Drive prohibiting
truck traffic from entering the facility.
Part V. Technical Addendum
The following Exhibits and Appendices were previously referenced. They provide technical support for our
observations,findings, and recommendations discussed in the text.
Exhibits
1. Site Context
2. Overall Site Plan
Appendices
A. Collision Diagram
B. Village Correspondence
4798.087 VBG Water Station Traffic 052424.docx
Gewalt Hamilton Associates, Inc. -Page �4
Traffic Operations
Proposed Water Fill/Weigh Station
Buffalo Grove, lllinois
TECHNICAL ADDENDUM
� r, GEWALT HAMIITON
\ I �1 ASSOCIATES, INC.
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Traffic Operations
Proposed Water Fill/Weigh Station
Buffalo Grove, lllinois
APPENDICES
A. Collision Diagram
B. Village Correspondence
'� � r�t GEWALT HAMIITON
\ I f ASSOCIATES, INC.
���L Lalte'�'^����3 Lake County, IL � N15Z
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• !4 �r �/��' trecad pla#e<i�- ,: ' -- -. ,: ;I' .. .�,� �
• 8 c�ncrete r�ecK vers,o•� �:; '.� , - - `?''
• c�pti[�n�l mCtnh�le �� �"'� ;
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• 'c.� raecess to I:��sd eE� , �.� -?�
• St;ainless steel :�rtalog �:,, �; c, :� ._��� .. :-�� . � �� ,. `y�`� 4�'�',,'�'��:�.__
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• �aad cell housinca� cre �Ff.?, �� �i �°��
• Qcly coated stcins�ss shec..-,._1 ' ti? �-.�- ::;;a- �, _ p'��. �
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• N�MA 4X juncti�n b�x ?'
• ir,s�ection plates ?r15V'�aC75y r,,�,-^ro55 "o loac :��'s arc r.;��i i�:�'�=�s ;=1�:_;
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• B���c�er chee�ing system minim�zes movem,ent to exteno t�� �•_ _`
scale
• All str�ctUr�l ste�l s sh:o'-�lcsted t� commercial blc�st sp�c S�-''- � �y �
• r�igh perfcrr.,:ance ccc#ir.gs e��xy!poly�rethflre sys�e�?� �r c�ti�l,�r-..::
steel �s star.cicr� �fferinas
• S-Ye�r w�;ghbr<.dge on� cam�sanent w�arranty
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CONCENTRATEQ LOAD CAPAC�TY: 1�t7.0�0 Ibs.
WE�GHBRICaGE DtCK: 3!'8 dic;��nc;safety-K.Icf'e s+p�s i:eck ;�.�,�etd�c} n' pit
type -
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AVAI�A,BLESIZES: 1Q'x!0'. '`�'xll' I�'x'2 �;:�'xl�,' 1 I �x� 1 ' „ i - r • --=M-� -�
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STEE� PREPARATiON: Comme�c:al blcs' decninca SSPC-$�-- �
PA1Ni S�STEM: t��ass-� nked �wo-�c�rt Epaxy - 2 to 4 ^^�1 �rin,�r �:.se :�:�.:_�'
Twc,-,�crt I�V resistcnt Pelyureth�ne - 2 '0 4 mil top coat or golvaniZed sta.�l -
�s stcn�cr j nf`�rin3s
LOAD CELL S?a+niess s'�e', anc>>o� o�diyital ccmpression c�lumr, I��d cell '
LfJAD �E:LL CABl.E: Stci�rless s*A�i sre�t��ea ca��e v�:ith ciear�o!ymer
���:.• .,g �S, .vatEr-tig��t c�rne,�`�rs
JUNCTI{�N BOX: '�sE�"��A 4X i� �^ �`" "'���� � �� �
i 68;un_ti�n :�ox F `��
WARhANTY: 5-Y��r+,veigh�ridge & CPD-�A load celi �,n,�a�ran+y�cverr�-,
:�?fr•�t;i:^� mater:al5 arJ vv��km��ship�-Ye�r sur�� / ligntning wc���:.;r` :
c�verin� CPU-,M I�cd cetis arJ j��r +�;..-, L =x'�s' � �:�r�� ��r�r ^p� ���_`
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A PRQDUCT OF ELEMECH, INC.
WATER FILL STATION MODEL FS-43
(Portalogic management software included)
For controlling user access, flow metering, and billing
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Hydrant, re�.ise, potabla, and fra:
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ENCLOSURE Temperatura contrvllecl, out�oor rate;-1 7J
IcckoblA wolk in ancl,�;ura includin� j
pre-inslalled F5-20 conhol Pc�nel For �
c7 compl2ta ;y;i�m.
HAULER ACCE55 Multiple access methods including i i'
keYpoc-I entry. swipe carcls. I.ey fobs,
credit,i'debit card,ard others as required
REtE1PT PRIN7ER H2G`iy d�,ty k�osl:-Style print2r: i
illumir�7te��1 chute, Icr�ae::ap�city rc.ii �"�-�___
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WTERIOR Encloses�metered vah�e;2 j,backtl:.:v ``� "
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preventer, and pc�ver�oan21 4$ !I
POWER %dQi �ZOVAC. �.;APv';F �I
FIOW RAiE Up to l,1vU gallons per min ;�1,164
liters per min) :--. , . � � .. f _ ., . _. - : , ,_ _ . �
TEMPERATURE C.)per;�ting temperatu�e range-�1C°F tr = __e. , _. ..^ ti"CviJe_ . ., .. u � ;r,.� � u.. ,. .,�,.-�,5 �
'�_'2�F (-d0'i.to 50 �L1 ,�, I
_�c�� _ �r , � „ ���z ,�.,, u.,., �.^,o�s �I
SOFTWARE Jtntion interfaces wit{� Portaloaic '
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. :>�tcl��r rate�l card reader,7nd kaypod
`,. _ ` . ;,:ith sunlight visibla diipl�7�
i �i."'�: _ �Jptional credit card raadar
. _ � '�� C O�tional illuminatecl receipt pa�.er�hute
� � Lockable access doors
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SOIAR POWERED :iF h,.;.c:an bc p �c ;-;d bv ;�I��r i�r;; tcr remot.� installations
COLD CLIMATE PAtKAGE Heaters, ir,s�laticn: cnd h2at tracin9 can be added to protect the station in �olv climates
HOT CLIMATE PACKAGE Ai��on��itioners cn� sunshields can be ac�c.�ed to protect the station in hot;(imate;
GATE;DOOR CONTROL The siation��n intertace with automatic,gates ancl �oors i�nae:�ed
1 Haule� conn�;:i::truc!.t,,> St��tions�-me tully asiemblecl, teste-�I. arid readv io irstall.
outlat connection � �
The st�7t�on cemes�=vith Portaleg�c managerr�ent sort�:vara
2 Ha�;ler enfers!D;%"F!N number �vhi;;h can ha installed en a,;y number"t she facilihy;PCs.
or RFIQ ;�a;ipe card I`adcled optionj
3 Hauler foll�nv;displ��y prcmpt�and 2nter�
intormati��n such cs de�;ired vc�lu;ne
4 Control valve opens and hauler beqin� Y.II controller�omporant;turni:hed in specitica�:c;n
to fill their trvck �re�uarant22d for 15 months from �ate of snipment.
5 �iy`;,�ter�vill ;7utc�m�7tica�lv tt;rn oFf�r the �:lanai�em2nt ,oft�n.;�re up�•:�tes and pnone suppert i;
ha�,�I2r may pres: ;top', provided for tr-o years frorn date of shipmant.
��e P,rOFRTALOGIC
For mora inforrnation about Portalogic, please �isit�Nww.portalogi;..inta, or con;act an Ele,'�iech engineer at:
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�'ILL�IGE OF ' '
Bl`F'F �LO GRO�'E
G ��, .,
During your testimony at the Public Hearing, you need to testify and present your case for the Special
Use being requested. In doing so, you need to address the six (6)Special Use Standards listed below:
SPECIAL USE STANDARDS
1. The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
Response: The new water fill-up and truck weigh station will enhance the Village of Buffalo
Grove's infrastructure, providing essential services in line with public welfare. A dedicated area
for water truck fill-ups will support various construction and operational activities. The weigh
station will ensure vehicle compliance with weight regulations,thereby ensuring road safety and
protecting infrastructure. Operating under safety standards,these facilities will efficiently meet
public needs while safeguarding the community's health and safety.
2. The location and size of the special use, the nature and intensity of the operation involved in or
conducted in connection with said special use,the size of the subject property in relation to such
special use, and the location of the site with respect to streets giving access to it shall be such
that it will be in harmony with the appropriate, orderly development of the district in which it is
located;
Response: The location and operation of the new water-fill up and truck weigh station ',
infrastructure are designed to be in harmony with the surrounding area, ensuring that their
size, nature, and intensity of operations will not adversely affect traffic on Deerfield Parkway.
The facilities will serve the community's needs and contribute to the orderly development of
the district.
3. The special use will not be injurious to the use and enjoyment of other property in the immediate
vicinity of the subject property for the purposes already permitted in such zoning district, nor
substantially diminish and impair other property valuations with the neighborhood;
Response: The water fill-up and truck weigh station infrastructure are designed to ensure
they do not interfere with the enjoyment or use of neighboring properties, nor will they reduce
property value. Their efficient operation and minimal footprint make them a positive
contribution to the area,serving the community's needs effectively.
4. The nature, location and size of the buildings or structures involved with the establishment of the
special use will not impede, substantially hinder or discourage the development and use of
adjacent land and buildings in accord with the zoning district within which they lie;
Response: The water fill-up and truck weigh station infrastructure are strategically
planned to ensure they do not obstruct or discourage the development and use of adjacent
land and buildings. Operations are designed to facilitate the smooth circulation of vehicles,
ensuring safe and efficient movements in and out of the area's roadway.
5. Adequate utilities,access roads, drainage,and/or other necessary facilities have been or will be
provided;
Response: Provisions for required utilities,access roads,and stormwater drainage are
incorporated into the project plans,ensuring that the water fil-up and truck weigh station
infrastructure are adequately equipped. These facilities are designed to manage trafFic flow '
effectively,accommodating specific operational needs while maintaining smooth and safe I
vehicle movement. �i
6. Parking areas shall be of adequate size for the particular special use,which areas shall be I�,
properly located and suitably screened from adjoining residential uses, and the entrance and exit �I
driveways to and from these parking areas shall be designed so as to prevent traffic hazards, ��
eliminate nuisance and minimize traffic congestion in the public streets.
Response: The project incorporates an onsite area for waiting vehicles,designed to
accommodate the anticipated volume of vehicles. This ensures the safe and orderly
movement of vehicles,alongside the effective management of vehicle flow. The strategic
design is integral to the commitment to maintaining streamlined traffic within the property
and optimizing overall operation efficiency.
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�'1LL.-1GE OF ' ' '
BI�F F��LO GRO�-E
G ., ,� �
During your testimony at the Public Hearing,you need to testify and present your case for the variance I
being requested. During your testimony, you need to address the three (3) Variation Standards listed �I
below: I
Criteria for Zoning Variation.
A. The regulations of this Title shall not be varied unless findings of fact are made based upon evidence
presented at the hearing that:
1. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations of the zoning district in which it is located except in the case
of residential zoning districts;
Response: The existing zoning district regulations pose limitations on the property's financial viability.
Due to the location of the existing CAFT(Combined Area Fire Training)facility,there is no
availability within the current setback to accommodate safe vehicle movements for the new
water fill-up and weigh station infrastructure. Note that the proposed site design considers the
infrastructure locations and ensures that they would not impact traffic,other businesses,or
safety.
2. The plight of the owner is due to unique circumstances;
Response: The property owner is seeking a variance due to the unique circumstances specific to this
particular property. The challenges arise from the location of the existing CAFT(Combined Area
Fire 7raining)facility,which limits available space for safe vehicle movement. The location of the
new water-fill up and weigh station infrastructure accommodate safe vehicle movement. The
proposed site design aims to ensure traffic safety and harmony with neighboring businesses.
3. The proposed variation will not alter the essential character of the neighborhood
Response: The proposed variation in setbacks for the water fill-up and weigh station infrastructure
aligns with the characteristics of the surrounding neighborhood while ensuring vehicle movement safety
within the industrial zoning district.
EXHIBIT C
Minutes from June 19. 2024, Planning & Zoning Commission Meeting
Combined Area Fire Training Facility (CAFT)
851 Krause Drive
Page 6 of 6
smart.with heart.
� �, �� . , . , ° . � - .
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION HELD
AT JEFFREY S. BRAIMAN COUNCIL CHAMBERS
FIFTY RAUPP BLVD BUFFALO GROVE, IL 60089-2139, WEDNESDAY, JUNE 19, 2024
CALL TO ORDER
Chairperson Weinstein calied the meeting to order at 7:30 PM.
Present: Chairperson Weinstein, Vice Chairperson Richards, Commissioners Davis,
Moodhe, Worlikar, Au and SaxenaAbsent: Spunt
A quorum was established.
Also in attendance: Associate Planner Andrew Binder, Deputy Community Development �
Director Kel(y Purvis, Village Attomey Nick Standiford �
PUBLIC HEARINGS/ITEMS FOR CONSIDERATION
A. Buffalo Grove Branding Presentation
Molly Gillespie, Village of Buffalo Grove's Director of Communications and
Engagement, gave an overview of the Viliage's new branding initiative.
Commissioners discussed how the new Village branding will be implemented and
how it can be used fior placemaking and signage.
Wayne Williams, Envy Home Services, stated that businesses could include the new
logo on their website to help promote the Village's new branding initiative.
B. Consideration of a Zoning Variation for the Purpose of Constructing a Three-
Season Room that Woutd Encroach into the Required 30-Foot Rear Yard
Setback at 1343 Logsdon Lane
Associate Planner Binder, provided a background on the subject property and the
request.
Zach Zielinski, the Petitioner 2601 Elkhart Lane, Waukesha, WI and Nikhil Turang,
property owner, were sworn in. Mr. Zielinski and Mr. Turang provided an overview of
the request.
I
Com. Richards asked Staff if they have gotten any calls, comments or feedback
from the surrounding properties regarding the requested variation.
Mr. Binder stated that the Village had not received any calls or comments regarding
the requested variation request.
Com. Richards asked if the proposed addition would be the same size as the
existing deck on the property.
Mr. Zie(inski confrmed that the praposed sunroom is about the same size as the
existing deck.
��
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Chairperson Weinstein asked Staff who the app[icant or petitioner is for the request.
Mr. Binder stated that the Petitioner is the buifder on behalf of the
homeowner/property owner.
Mr. Standiford stated that Staff will ensure the documents reflect that the variation is �
granted ta the property and the owner.
Com. Saxena asked Staff if they have approved similar variation requests in the
past.
Mr. Binder stated that the PZC has approved similar variations in the past, and the
last one that was approved was 2 meetings ago, where the setback of the home
was encroachmg about 27% into the rear yard setback, and the variation request
being presented tonight is about '!3% into the rear yard setback.
Com. Saxena asked if the structure was detached, it would not require a variation?
Mr. Binder confirmed as detached structures must not�exceed 20% of the rear yard
and must be setback at least 5 fee�from the rear property (ine and 3 feet from the
side property line. He stated that if the requested sunroom was detached from the
house, it would be permitted outright.
Com. Au asked if the current deck meets the setback requirement.
Mr. Binder explained that a deck would be considered an accessory structure and
the proposed sunroom is an addition to the house and would be considered a
primary structure, which must meet the setback requirements.
Com. Richards made a motion to approve the requested rear yard setback variation.
The motion was seconded by Com. Davis.
Com. Worlikar spoke in favor of the motion, stating precedent and that the
requested variation has plenty of room in the rear, it is a value improvement, and
� there were no comments from the neighboring properties.
Com. Moodhe spoke in favor of the motion, stating that the addition fits in with the
neighborhood and the PZC has approved many of these in the past.
Moved by Kevin Richards, seconded by Jason Davis to approve. Upon roll call,
Commissioners voted as follows:
AYES: 7 Mitchell Weinstein, Kevin Richards, Amy Au, Adam Moodhe, Neil
Worlikar, Jason Davis, Sujat Saxena
NAYS: 0 None
ABSENT: 1 Marc Spunt
Motion passed.
C. Consideration of a Petition for Approval of:
An Amendment to the Special Use and Preliminary Plan Approved by
Ordinance No. 2019-036 with Variations from the Zoning Code to Allow a
Combined Water Fill and Weigh Station and Construction of a New Surface
Parking Lot on the Combined Area Fire Training (CAFT) Facility Property at 851
Krause Drive.
Deputy Director Purvis, provided a background on the subject property and the
request.
Kyle Johnson, Deputy Public Works Director and Village Engineer Village of Buffalo
Grove, Adam Dow, Buffalo Grove Civil Engineer, and Brian Wesolowski, GHA
Engineering, provided a background on the subject property and request.
Com Worlikar asked about the mobile scales in the Viflage and how this new scale
will be an improvement.
Mr. Johnson stated that the new scale would be safer and have less risk of injury by
having a dedicated lane that is more efficient and safer with a calibrated scale that
will be easy to access.
Com Worlikar asked if there are any concerns with traffic as trucks making right
turns into the site.
Mr. Wesolowski stated that the facility poses challenges with turning movements for
trucks, but he explained how they will address this by having police presence and
signage for trucks entering and leaving the site. He assured that they will comply
with all LCDOT requirements and operate effectively. He also mentioned that the
police will assist larger vehicles to navigate effectively. This site is one of the few in
the village that meets the necessary turning movement criteria.
Com. Richards asked how passenger cars will access the site.
Mr. Wesolowski stated that they will access the site from the south and that there is
an access between the station and the parking lot. He stated that it will be gated and
can be opened for fire personnel to exist after a training session.
Com. Moodhe asked about the gate and if the proposed gate would be a rolling
gate.
Mr. Johnson stated that they are going to be repurposing the existing gate.
Com. Moodhe asked if they were going to be dredging the pond.
Mr. Wesolowski stated no.
Com. Saxena asked if the weigh station and the water station can operate
concurrently and if there could be a traffic backup.
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Mr. Dow confirmed and noted that the stations are staggered and stated that the low
(evels of traffic wilf not cause any traffic backup.
Chairperson Weinstein asked if there will be any impact on the fire training outside.
Mr. Johnson stated no, as it is ali designed and set up so that all the activities cou(d �i
take place at the same time. I
Chairperson Weinstein asked where do trucks currently fill up for water.
Mr. Johnson sta�ed that they use a fire hydrant in front of the existing public works
facility at 51 Raupp Blvd. He stated it is critical to our use.
Chairperson Weinstein asked about truck weighing enforcement.
Mr. Johnson indicated that the Village Police Department has a whole system and
process in place, and the new station will help make it safe and move the trucks off
the main roads for weighing.
Com. Moodhe asked what the width of the roadway and width of the current Public
Works entrance.
Mr. Weso(owski stated 30 feet for the proposed roadway.
Mr. Johnson stated that the Public Works entrance is approximately 24 fieet.
An employee at Nagano International Corporation, located across the street from
the site, has raised concerns about traffic and safety at the intersection, particularly
regarding the westbound truck turn. The company is worried that some drivers might
encroach onto the curb of their property (which is west of Krause Drive) as the
trucks make fhe turn. Additionally, they are concerned about potential traffic
backups due to trucks coming in and out of their facility. There is a[so a bus stall on
eastbound Deerfield Parkway.
Mr. Wesolowski mentioned that they have data from the police department showing
that less than one truck per day is being ticketed. They don't expect many more
trucks. He mentioned that they used a very large truck to model the turn and that it
is likely that very few trucks this size would be brought into the facility. He stated that
auto-turn represents the worst-case scenario and smaller trucks will have an easier
time making this turn.
Vice Chairperson Richards made a motion to recommend approval of an
Amendment to the Special Use and Preliminary Plan approved by Ordinance No.
2019-036, and Zoning Variations from the Front Yard Setback Requirements to
allow the construction of a combined water and weigh station and a surface parking
lot on the property located at 851 Krause Drive, subject to the conditions listed in the
staff report. Com Moodhe seconded.
I
Com Moodhe explained that this facility is unique. He noted that he has observed
the challenges water trucks face while maneuvering across the street at Public
VVorks. He clarifiied that this is not an interstate weigh station but more of an
enforcement type station. Removing trucks from the street would improve safety,
and the parking lot would also help clear all the cars from Krause Road. He
expressed strong support for the proposal, emphasizing that only a small number of
vehicles would enter the site daily. He noted, originally, the site was designed to
accommodate large fire trucks.
Chairperson Weinstein expressed support for the motion, noting that it represents a
current public use and does not entail a major change from the current situation. He
suspects that if any of the turning movements become problematic, the Village will
address those changes at that time.
Moved by Kevin Richards, seconded by Adam Moodhe to recommend approval of
the requests. Upon roll call, Commissioners voted as follows:
AYES: 7 Mitchell Weinstein, Kevin Richards, Amy Au, Adam Moodhe, Neil
Worlikar, Jason Davis, Sujat Saxena
NAYS: 0 None
ABSENT: 1 Marc Spunt
Motion passed.
REGULAR MEETING j
A. Other Matters for Discussion II�
B. Approval of Minutes
Moved by Kevin Richards, seconded by Adam Moodhe to approve the draft minutes.
Upon roll cal(, Commissioners voted as follows:
AYES: 5 Mitchell Weinstein, Kevin Richards, Adam Moodhe, Neil Worlikar,
Sujat Saxena
NAYS: 0 None
ABSENT: 1 Marc Spunt
Motion declared Passed.
C. Chairperson`s Report
None
D. Committee and Liaison Reports
E. Staff ReportlFuture Agenda Schedule
Staff provided information regarding the upcoming future agenda schedule, noting a
special meeting wifl be held on July 10, 2024.
F. Public Comments and Questions
All comments w[tl be limited to 5 minutes and should be limited to concerns or
�
comments regarding issues that are relevant to Planning and Zoning
Commission bus[ness.
ADJOURNMENT
The meeting was adjourned at 8:49 PM
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