2024-07-15 - Ordinance 2024-076 - APPROVING AN AMENDMENT TO THE PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAN FOR 655 GOLFVIEW TER�. , , _, _ , 4�..,.. . _ _
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BUFFALSJ AM NDMENT TO THE P AI NNED UNIT
��V� DEVELOPMENT AND PRELIMINARY PLAN
FOR 655 GOLFVIEW TERRACE
VILLAGE OF BUFFALO GROVE,
COOK AND LAKE COUNTIES, ILLINOIS
Joyce Kilmer School and Park
School District #21
655 Colfview Terrace
WHEREAS the Village of Buffalo Grove is a home rule unit pursuant to the
Illinois Constitution of 1970; and
WHEREAS 655 Golfview Terrace, Buffalo Grove, IL is improved with a public
elementary school on approximately 3.4 acres, and a public park on approximately
6.6 acres, in the R-5 One Family Dwelling District, and is hereinafter legally described
in Exhibit A; and
WHEREAS in 1971, the Village Board approved by Ordinance No. 1971-005 for
the Planned Unit Development of the Oak Creek Condos and Apartments, whereby
the subject property was dedicated to the Village for a school and park site; and
WHEREAS Cage Engineering, ("Petitioner") has filed a petition on behalf of
School District #21, to allow construction of a temporary awning and modular
classroom on the subject school property, and to allow a portion of the existing
school building to encroach on the park property, and is requesting the following
approvals:
l. An amendment to the Planned Unit Development and Preliminary Plan;
and,
2. A Variation from Section 1732.020 to allow an accessory structure to
project in front of the mid-point of the principal structure; and,
3. A Variation from Section 17.40.020 of the Zoning Code to allow the existing
school building to encroach upon the park property resulting in no
setback for the southerly interior side yard; and
WHEREAS notice of public hearing was given and the Village Planning &
Zoning Commission conducted a public hearing on July 10, 2024 concerning the
petition for approval of the Amendment to the Planned Unit Development and
Preliminary Plan with Zoning Code Variations; and
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WHEREAS the Planning & Zoning Commission made findings and
determined that the petition meets the criteria for Planned Unit Developments,
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 6 - 0 to unanimously
recommend approval of the Amendment to the Planned Unit Development 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 Planned Unit
Development and Preliminary Plan with Zoning Code Variations requested are
reasonable and will serve the best interests of the Village; and
WHEREAS the proposed development shall be constructed 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 July 10, 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 Planned Unit Development and
Preliminary Plan with Zoning Code Variations for the Property located at 655
Golfview Terrace, Buffalo Grove, IL, subject to the following conditions:
A. The proposed improvements shall be constructed 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. The modular classroom, awning and all improvements associated with the
temporary classrooms shall be removed from the properties within 3 years,
and the site shall be restored to the existing condition or better.
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D. The dumpster on the southeast side of the building shall be located at least 10 I�
feet away from the building structure.
E. The mobile classroom shall meet all ADA access and IBC/NFPA Life Safety I
Code 101 requirements for the type and use of the building.
F. "No Parking" areas with appropriate signage and (if needed pavement I
markings on the south side of the building shall be designated by the Fire
Prevention Bureau and shall be enforced by school officials. '
G. During fire alarm activation, the evacuation/assembly areas for the classes
shall not be in the path of travel of the Fire Department vehicles (same as the
"No Parking" areas).
H. A commercial grade fire extinguisher (4A60BC 10 pound) shall be installed
inside and right next to the exit door.
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: July 15, 2024
APPROVED: July 15, 2024
PUBLISHED: July16, 2024
ATTEST: APPROVED:
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Jane� . Sirabian, Village Clerk Eric N. Smi , illage President
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EXHIBIT A I�
Legal Description
Joyce Kilmer School & Park
School District #21
655 Golfview Terrace
SUBJECT PROPERTY COMMON ADDRE55: 655 Golfview Terrace
LOT "A" IN BUFFALO GROVE UNIT NO. 7, BEING A SUBDIVISION OF SECTIONS 4
AND S, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLATTHEREOF RECORDED JUNE 17, 1965 AS DOCUMENT
NUMBER 14497804, IN COOK COUNTY, ILLINOIS.
LOT "B" IN BUFFALO GROVE UNIT NO. 7, BEING A SUBDIVISION OF SECTIONS 4
AND 5,TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED JUNE 17, 1965 AS DOCUMENT
NUMBER 14497804, IN COOK COUNTY, ILLINOIS.
PINS: 03-04-300-007 and 03-04-300-008
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EXHIBIT B
Plan Set
Joyce Kilmer School & Park
School District #21
655 Golfview Terrace
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June 18, 2024
Kelly Purvis
Deputy Director of Community Development
Village of Buffalo Grove
50 Raupp Blvd
Buffalo Grove, IL 60089
RE: Prefiling Conference Project Description for School District 21 -
Mobile Classroom Building at Joyce Kilmer Elementary School
655 Golfview Terrace, Buffalo Grove, IL 60089
Proiect Narrative
Joyce Kilmer Elementary School currently faces a classroom shortage for the 2024-2025,
2025-2026, and 2026-2027 school years. With the need for more space, it is in the best
interest of School District 21 to install a modular classroom building to house four
classrooms. The building will be used for 3 years until reallocation of students can be
completed.
The proposed mobile classroom building is located at the northeast face of Joyce Kilmer
Elementary School on Community Consolidated School District 21's property. This piece of
property currently consists of a teacher parking lot and landscaping. The use of this parking
lot over the 3 year period will result in a loss of 17 parking stalls. This location was chosen
so that the mobile classroom could be placed on the existing asphalt to minimize additional
impervious area to the site and to allow for easy rehabilitation once the classrooms are
removed. The total impervious area added to the site is 2,870 SF (0.07 AC). The site was I
also chosen in order to meet setback requirements of 10 feet from the property lines and �'
20 feet from the school in order to meet fire code standards.
The total square footage of the building is 4,860 sf. A water connection will be made off
the existing watermain along Golfview Terrace and will follow Buffalo Grove and MWRD
ordinances. A sanitary connection will be made to the existing sanitary line running along
Golfview Terrace on the side of the street opposite Kilmer Elementary School and will
meet MWRD standards of depth and slope. The interior of the building consists of four
classrooms, three bathrooms, and an office. The exterior of the building will have an ADA
ramp in order to reach the elevated door and a potential awning covering the path from the
ramp to the exterior door of Joyce Kilmer Elementary School to shield students and
teachers from the weather.
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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 > �=lc � `� _� J6��.
__ _ _ _ _
Response: Minimum areas have been met and are not being adjusted.
2. The uses permitted in such development are not of such a nature or so located as to exercise an 'i
undue detrimental influence or effect upon the surrounding neighborhood; ',
Response:The building will not have a detrimental influence on the surrounding neighborhood. I'
The building will be placed partially on top of existing asphalt as to minimize the amount of new
impervious area (2,530 SF).
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: Half of the building will be placed on top of existing asphalt as to limit disturbance to
any streams,wooded areas,floodplain areas, or other physical features. 3 trees will need to be
removed for the installation of the modular classroom building.Once the building is removed,the site
will be restored to its original condition,or better.
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:A variation is proposed for the accessory structure to be placed beyond the mid-point
of the building.
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:The development of the property will not create any outlots and the building is not a
permanent structure so the lot will be returned to its original condition.
�'ILLAGE OF ' '
` , ,
�l`FF' �t (� (�42(1�'F
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 building will not have a detrimental influence on the surrounding
neighborhood. Half of the building will be placed on top of existing asphalt and only create 0.06
acres of new impervious area and will only be occupied during school hours.
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 building will be in harmony with the district in which it is located in regards
to appearance and function.
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 building will not negatively impact the enjoyment of the property or impair
property valuations within the neighborhood.The building will be removed and the site
restored to its original condition after a period of 2-3 years. ;
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 nature, location, and size on the building will not hinder the development of
the surrounding area.The building footprint is minimized and it is not a permanent structure. �
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be �i
provided; �
Response:The building will provide all necessary utilities and not require access roads or ��
any other facilities. II
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 con�estion in the public streets.
Response: No new parking is proposed.The parking that is displaced by the temporary I
classroom will be located in other areas on the School District's property which will I
not conflict with existing traffic and will be outside of fire lanes. �
�
�
I
�'1LL:�GE OF � �
r, � ��. �
� . ,
�t� ������ �� .t� t,����r��:
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
below: �
Criteria for Zoning Variation.
A. The regulations of this Title shall not be varied unless findings of fact are made based upon evidence
presented at the hearing that:
1. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations of the zoning district in which it is located except in the case
of residential zoning districts;
Response:
Variance 1: Existing building at 0'setback
Variance 2:Accessory structure is located within the side yard of the property.
2. The plight of the owner is due to unique circumstances;
Response:
Variance 1:The existing building was built over the property line and is within existing easements.
Variance 2: Due to existing fire code and safety of the students, this location was determined to be ideal
location.
3. The proposed variations will not alter the essential character of the neighborhood
Response:
The awning structure and temporary classrooms will have minimal impact on the surrounding
neighborhood and will allow for students who need classrooms to have a place to go. Classrooms and
awnings will be removed after a period of three years.
EXHIBIT C
Draft Minutes from July 10, 2024. Planning & Zoning Commission Meeting
Joyce Kilmer School & Park
School District #21
655 Golfview Terrace
Page 6 of 6
smart.with heart.
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MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSiON HELD
AT JEFFREY S. BRAlMAN COUNCIL CHAMBERS
FIFTY RAUPP BLVD, BUFFALO GROVE, IL 60089, WEDNESDAY, JULY 10, 2024
CALL TO ORDER
Chairperson Weinstein called the meeting to order at 7:30 PM.
Present: Chairperson Weinstein, Vice Chairperson Richards, Commissioners Davis,
Moodhe, Worlikar, and Saxena
Absent: Au, Spunt ''
IA quorum was established.
Also in attendance: Associate Planner Andrew Binder, Deputy Community Development
Director Kelly Purvis, Village Engineer Kyle Johnson, Village Attorney Patrick Brankin
� PUBLIC HEARINGSIITEMS FOR CONSIDERATION
A. 655 Goifview Terrace -Joyce Kifiner School and Park - Consideration of a
Petition for approval of an Amendment to the Planned Unit Development and
Preliminary Plan for Joyce Kilmer School and Park with Variations.
Deputy Director Purvis, provided a background on the subject property and the
request.
Micheal DeBartolo, Assistant Superintendent for School District 21, and Claudia
Welp, the petitioner from CAGE Engineering, were sworn in and fielded questions
frorn the Planning and Zoning Commission.
Com. Richards asked a6out the dumpsters and where they wifl be moved to
accommodate the modular classrooms.
Mr. DeBartolo stated that the dumpsters they use during the school year are in the
front of the buifding, and the dumpsters that are in the back of the building now will
be moved to accommodate the modular building.
Com. Richards asked fire truck access to the modular buildings and corresponding
signage.
Ms. Welp provided information on how the fire trucks will maneuver the site and
access the modular classrooms with fire lanes put in place. She indicated that the
Fire Department would approve all signage.
Com. Richards asked about the proposed awnings and safety and if there is
anything different from the previous plan.
Mr. DeBartolo stated that they are stiil determining whether the awning will be fully
enclosed and ensuring that it meets all fire codes. if it is not enclosed, he mentioned
that they will take precautions to meet safety requirements, such as using cameras
and supervision.
Com. Worlikar asked if the modular buildings would be the same size as last time.
Ms. Welp confirmed they are the same size as last approval.
Com. Worlikar asked if the awning is not fully enclosed, wifl there be any fencing
� that can be used to limit access from people off the street.
Mr. DeBartolo stated that cones will be used as fiencing, similar to what is used for �
I students out for recess. He stated that there will be adult supervision, cameras
around the building, and badge access wili still be intact for both the school building
and the modular buifding.
Com. Moodhe asked if student release at the end of the day would be on the same
side of the building as the modular classrooms.
Mr. DeBartolo said the area of the modular classrooms is the teacher parking area, I
and after-school release will be in the front of the building.
Com. Moodhe asked during recess, are students going out of this side of the school,
out the back?
Mr. DeBartolo stated that there is a door on the side where the modular building is in
the back of the building. Students will still utilize that same door when going outside
for recess.
Com. Moodhe asked about the changes to the parking area, and asked if they are
losing 19 spaces and how many they are going to replace them.
Mr. DeBartolo stated that they will have a total of 60 parking spaces, which wiil meet
the required number of parking spaces per Village Code.
Com. Moodhe asked about event parking.
Mr. DeBar�olo stated that parking is always at a premium in any building, whether
we have double the spaces or not. When parents come, there is parking along the
street as it is much easier for them to do so. He stated that as far as the 19 spots
that we'll lose, for events they may have people park next to the library and the
basketball cour�s.
Chairperson Winestein asked how close the access door of the modular classroom
will be to the property line.
Mr. DeBartolo stated that the main door to the classrooms will be on the other side,
away from the property line and the door adjacent to the property line will be for
;�
emergency access only.
Chairperson Winestein asked if right next to the classroom is an adjacent parking
lot.
Mr. DeBartolo confirmed and stated that the classrooms meets all the setback
requirements and the proposed location of the classroom meets all the State Fire
Marshall standards.
Chairperson Winestein asked if there has been any ideas to add a barrier next the
classrooms due to the adjacent property's parking lot being so close.
Mr. DeBarto(o stated they they will not be adding barriers and the back end would
be where the bathrooms are.
Harris Mendez, resident at 284 Dundee Parkway, asked where the 60 parking stalls
will be added. He stated concerns about parking in the street for teacher parking,
snow in the street, congestion, and where kids would enter the school.
Mr. DeBartolo reiterated that they will not add 60 spots, but they will have a total of
60 parking stalls with the removal of 19 parking stalls.
Mr. Mendez stated that there will not be enaugh parking, and it will be a mess for the
neighborhood, with congestion from parking and parents dropping off and picking up
their kids.
When asked to summarize or add anything further by Chairperson Weinstein, Mr.
DeBartolo thanked the Village and their staff for their cooperation, support and
efforts.
Moved by Kevin Richards, seconded by Jason Davis was a motion to recommend
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 Famify Dwelling
District and the accessory structure requirements related to setbacks, to ,
accommodate a temporary awning and modular classroom on the school property, ;
and to allow a portion of the existing school building to encroach onto the park 'I
property located at 655 Golfview Terrace, subject to the conditions in the staff report I
page 6. I
Com. Richards spoke in favor of the motion. He stated that this balances the needs
of the students and the residents, and it fits the school's need to take care of the
students.
Chairperson Weinestein spoke in fiavor of the motion, primarily because it's
temporary, and the school district wifl have to come back if further time is needed
and address all open issues with a long-term plan. He stated they meet the
standards from last time and the proposed changes.
Upon roll call, Commissioners voted as follows:
AYES: 6 Mitchell Weinstein, Kevin Richards, Adam Moodhe, Neil Worlikar,
Jason Davis, Sujat Saxena
NAYS: 0 None
ABSENT: 2 Amy Au, Marc Spunt
Motion declared Passed.
REGULAR MEETING
A. Other Matters for Discussion
B. Approval of Minutes
( 1. Draft Minutes from the June 19, 2024 Planning 8� Zoning Commission IUleeting
I Moved by Adam Moodhe, seconded by Kevin Richards to approve the minutes from
June 19, 2024. Upon roll call, Trustees voted as follows:
AYES: 6 Mitchell Weinstein, Kevin Richards, Adam Moodhe, Neil Worlikar,
Jason Davis, Sujat Saxena
NAYS: 0 None
ABSENT: 2 Amy Au, Marc Spunt
Motion declared Passed.
C. Chairperson's Report
D. Committee and Liaison Reports
E. Staff ReportlFuture Agenda Schedule
Staff provided an overview of the items for the next regular scheduled meeting.
F. Public Comments and Questions
All comments will be tim[ted to 5 minutes and should be limited to concerns or
comments regarding issues that are relevant to Planning and Zoning
Commiss[on business and not on the regutar agenda for discussion.
ADJOURNMENT
The meeting was adjourned at 7:53 PM.