2024-06-05 - Planning and Zoning Commission - Minutes 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 Hearings/Items 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 therefor more than 2 to 3 years.
Com. Moodhe asked about what if the school is not ready to move the modular buildings
after 2-3 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 they selected 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 DeBartolo, 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
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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.
DeBartolo 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.
DeBartolo 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 move within the rest of the park and
baseball field.
DeBartolo 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?
DeBartolo 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.
DeBartolo 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 regarding 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 required 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.
DeBartolo stated that the School District has had great cooperation from the Buffalo
Grove Park District as well as the Village of Buffalo Grove.
Com. Moodhe asked if there will be any fiscal issues with meeting the timeframe to find
a more permanent solution.
DeBartolo stated not at all as 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.
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Com. Moodhe asked if the trailers would need to stay in place if there was a more
permanent solution.
DeBartolo 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 last year with 540
students and ended with 585 students. He stated that the school is a destination area
and the class sizes and programming took off.
Com. Moodhe asked if the future solution includes two-story.
DeBartolo 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.
DeBartolo 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.
DeBartolo 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 for as buying
land from the Village if any becomes available.
A Buffalo 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.
DeBartolo 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 basketball
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 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 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
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to amend the planned unit development and if setback variations 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 permanent solution, 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 about 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 raised 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.
Daniel Shapiro, 570 Lake Cook Road, Deerfield, IL representing the petitioner, was sworn
in and gave an overview of the project and the request.
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 generation
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
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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 parcel 2.
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 far
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 at 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`h 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. But stated that the 4rh bedroom being added to the development
would marginally increase traffic.
Com. Worlikor 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 are used, considering that the school district is a draw, and explain which
factor accounts for that in the calculation.
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Jonathan Perman from the Perman Group at 1904 W Newport Ave, Chicago, IL provided
an overview of the student calculations. He mentioned using a study from 2006 by
Rutgers University Center for Policy Analysis 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 and 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 and 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 total 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 any
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%or 20 units offered to be four-bedroom units. In addition, before
the Village Board meeting, they would be happy to make another outreach to the school
districts.
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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
that 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 development student generation
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 at 22771-22825 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 helpful 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 last August, 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
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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 ordinance in place, approved last year. He mentioned that the
request involves some modifications to the fagode 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
Regular Meeting
Other Matters for Discussion
Approval 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 Report/Future Agenda Schedule
Staff provided information on the future agenda schedule, and reminded the Commission of the
upcoming Volunteer Reception scheduled for June 23, 2024 at 4:00pm.
Public Comments and Questions
None
Adjournment
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