2024-06-19 - Planning and Zoning Commission - Agenda Packet � BUFFALO GROVE PLANNING AND
BUIFTALO ZONING COMMISSION
Regular Meeting: June 19, 2024 at 7:30 PM
Jeffrey 5. Braiman Council Chambers
GROVE Fifty PP Rau Blvd Buffalo Grove IL 60089-2139
1 . Call to Order
a. Pledge of Allegiance
b. Roll Call
2. Public Hearings/Items for Consideration
Public Comment is limited to items that are not on the regular agenda. In accordance with Section
2.02.070 of the Municipal Code, discussion on questions from the audience will be limited to 5
minutes and should be limited to concerns or comments regarding issues that are relevant to
Planning and Zoning Commission business.All members of the public addressing the Planning and
Zoning Commission shall maintain proper decorum and refrain from making disrespectful remarks
or comments relating to individuals. Speakers shall use every attempt to not be repetitive of points
that have been made by others. The Planning and Zoning Commission may refer any matter of
public comment to the Village Manager, Village staff or an appropriate agency for review.
A. Buffalo Grove Branding Presentation (Kelly Purvis, Deputy Community Development
Director, Trustee Weidenfeld)
B. Consideration of a Zoning Variation for the Purpose of Constructing a Three-Season
Room that Would Encroach into the Required 30-Foot Rear Yard Setback at 1343
Logsdon Lane (Andrew Binder, Trustee Weidenfeld)
C. Consideration of a Petition for Approval of a Lot Consolidation Plat, 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. (Kelly Purvis, Deputy Community
Development Director, Trustee Weidenfeld)
3. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
C. Chairperson's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
Page 1 of 2
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F. Public Comments and Questions
All comments will be limited to 5 minutes and should be limited to concerns or
comments regarding issues that are relevant to Planning and Zoning Commission
business.
4. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 P.M. The Commission does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 P.M.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities, contact
the ADA Coordinator at 847-459-2500 to allow the Village to make reasonable accommodations for
those persons.
Page 2 of 2
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VILLAGE OF BUFFALO GROVE m
PLANNING &ZONING COMMISSION
STAFF REPORT
MEETING DATE: June 19, 2024
SUBJECT PROPERTY LOCATION: 1343 Logsdon Lane, Buffalo Grove, IL 60089
PETITIONER: Zach Zielinski, 575 S. Arthur Ave,Arlington Heights, IL 60005
PREPARED BY: Andrew Binder, Associate Planner
REQUEST: A variation to Village Zoning Ordinance, Section 17.40.020, for
the purpose of constructing a 3-seasons room that would
encroach into the required 30-foot rear yard setback at 1343
Logsdon Lane.
EXSITING LAND USE AND ZONING: The property is improved with a single-family home and zoned R-
6A: One-Family Dwelling District.
COMPREHENSIVE PLAN: The 2009 Village Comprehensive Plan calls for this property
and the immediate neighborhood to be single-family detached.
PROJECT BACKGROUND ""'°O
The Petitioner is requesting a variation to ����I'
construct a three-season room that encroaches /,��W
j
into the rear yard setback at 1343 Logsdon Lane.
The R-6A Zoning District requires a 30 rear yard
setback and the proposed addition would
encroach 4'-2" into the setback as shown in
Figure 1.
PLANNING &ZONING ANALYSIS
• The proposed addition will be located in the
rear yard of the subject property.
• This proposed three-season addition
measures 15' in length and 15' in width,
.. Subject Property
which is a total area of 225 square feet. The
q ao'Setback
proposed sunroom will be a one-story
"� ••• - Proposed Addition
addition with a height of 9-6 , which will not ; �
exceed the height of the existing house.
• This addition will encroach 4'-2" into the Figure 1:Subject Property
required 30' rear yard setback and will be located approximately 25'-10" from the rear property line.
The addition will be setback approx. 24'-7" and 25'-6" from each side property line, which meets the
side yard setback requirements.
Page 1 of 3
Page 3 of 73
• The Planning and Zoning Commission is allowed to °
grant variations for encroachment requests up to
33%of the 30'setback requirement. In this case,the
proposed rear yard encroachment of 4'-2"
constitutes 13.8/of the required rear yard setback
and would fall within the PZC's purview to grant full
approval.
VARIATION(S) REQUESTED
A rear yard setback variation from Section 17.40.020 of
the Buffalo Grove Zoning Code to allow the
encroachment of a sunroom addition. Figure 2:Rear Face of the House
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering& Building The Village Engineer and Building Staff have reviewed the proposed
sunroom addition and do not have any concerns.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified, and a public hearing sign was
posted on the subject property.The posting of the public hearing sign and the mailed notifications were
completed within the prescribed timeframe as required.As of the date of this Staff Report,the Village has
not received any inquiries regarding the requested variation. No objections have been filed.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations of the Zoning Code pursuant to
Section 17.52.040 and 17.52.070, based on the following criteria:
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;
2. The plight of the owner is due to unique circumstances;
3. The proposed variation will not alter the essential character of the neighborhood.
The petitioner has provided a written response to the standards for a variation which are included in the
attached packet.
STAFF RECOMMENDATION
Staff recommends approval of the variation request for an addition to encroach 4'-2" into the rear yard
setback at 1343 Logsdon Ln,subject to the conditions listed in the PZC motion below,due to the following
reasons:
• The proposed addition is only 225 square feet,the size of a small accessory structure,which would
be a permitted encroachment in the rear yard;
• The addition complies with all other zoning requirements, other than the variance requested;
• The addition will not impact any easements;
• The addition will not alter the character of the neighborhood.
Page 2of3
Page 4 of 73
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation.The PZC shall make a final decision on whether to approve the variation.
Suggested PZC Motion
PZC moves to grant a variation to Village Zoning Ordinance, Section 17.40.020, for the purpose of
constructing a 3-seasons room that would encroach into the required 30 foot rear yard setback at 1343
Logsdon Lane, subject to the following conditions:
1) The proposed addition shall be installed in accordance with the documents and plans submitted
as part of this petition.
ATTACHMENTS
1. Petitioner's Narrative
2. Petitioner's Response to Variation Standards
3. Site Plan and Architectural Plans
4. Photo of Rear Face of the House
Page 3 of 3
Page 5 of 73
To the Planning and Zoning commission of Buffalo Grove regarding the proposed variance at 1343
Logsdon Ln:
We are requesting a variance because we are trying to construct a 15xl5 3 season sunroom
addition and a 15x12 concrete patio. The rear yard setback requirement is 30 feet, and the room would be
25 feet and 10 inches away.The hardship that will arise if the variance is not granted is that,the shape of
the lot does not dramatically change the front yard, side yard, or rear yard; The lot shape doesn't prohibit
the property owner from building an addition in a manner that would meet the setback requirements.
Although,the undue hardship is that the property resides close and/or beyond the front-yard/rear-
yard/east side-yard setback,meaning all but the west part of the lot has a chance for buildable space. The
addition has no other place besides the west facade to reside. The practical difficulty complained of was
not created as a result of any action taken by the resident or its predecessors in interest of the property
which was unlawful, or which could have been reasonably foreseen to create difficulty in complying with
the ordinance for future improvements.
Page 6 of 73
'VILLAGE, OF
BUFFALO GROVE m
During your testimony at the Public Hearing,you need to testify and present your case for the variance
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;
The practical difficulty complained of was not created because of any action taken by the resident or
its predecessors in the interest of the property, which could have been reasonably foreseen to
develop difficulty in complying with the ordinance or future improvements. The overall purpose
of the zoning and building codes , which will always be highly regarded, goes beyond the variance
presented.
2. The plight of the owner is due to unique circumstances;
My family is really excited about adding a sunroom to our house. My kid's idea is to have a room that can be used throughout
the year so we can enjoy nature.We love our neighborhood and don't want to move to a bigger house.Also,my kid will be with
us for seven more years.That's why we are eager to have this sunroom,to create some wonderful memories.When I look at
my property,the only suitable location for the addition seems to be the west side.A 1 0x1 0 room won't be big enough,so we
are looking to build a 15x15 room. I also think that adding a sunroom will enhance the overall look of the house
3. The proposed variation will not alter the essential character of the neighborhood
The suggested addition will not change the fundamental character of the neighborhood in any manner
Page 7 of 73
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VILLAGE OF BUFFALO GROVE
PLANNING&ZONING COMMISSION
STAFF REPORT
MEETING DATE: June 19, 2024
SUBJECT PROPERTY LOCATION: 851 Krause Drive
PETITIONER: Kyle Johnson, Assistant Public Works Director & Village
Engineer
PREPARED BY: Kelly Purvis, Deputy Community Development Director
REQUEST: The petitioner is seeking approval of a Lot Consolidation, 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 subject property.
EXSITING LAND USE AND ZONING: The property is improved with a 3,070 square foot building
and is zoned I, Industrial District.
COMPREHENSIVE PLAN: The Village of Buffalo Grove Comprehensive Plan calls for this
property to be Public/Semi-Public use.
BACKGROUND
Director andVillage Engineer l \is the (� IIIIIIIII! �I� 111i
Y
petitioner on behalf of the Buffalo
Grove Public Works Department for
zoning approvals to construct a
combined water fill and truck weigh
station along with a surface parking �
lot on the Combined Area Fire
Training(CAFT)facility property.The
site is just over 4.5-acres in area,
zoned for Industrial Use, and is
currently improved with a 3,070 � � 4
square foot building that is used as a
Fire Department training facility. Figure 1.Site Aerial
In order for the project to move forward as proposed, the following approvals are needed: a Lot
Consolidation Plat,an Amendment to the Special Use and Preliminary Plan approved by Ordinance No.
2019-036, and Zoning Variations to allow the infrastructure for the combined water and weigh station
to be constructed within the 50-foot front yard setback and to be closer to the street than the principal
structure on the lot.
ZONING HISTORY
Through adoption of Ordinance No. 1996-35,the Village originally approved a Special Use for the CAFT
facility, including a future phase for a permanent fire station on the property.The ordinance was later
Page 16 of 73
amended through adoption of Ordinance No. 2000-053 to allow a temporary classroom facility for
interim use before the permanent fire station would be needed. The Ordinance placed a 10-year
limitation on the temporary classroom. The Ordinance was again amended in 2010 (Ordinance No.
2010-42) to allow the training facility to be used for another 10-year period. In 2019, the Village
approved the construction of the existing 3,070 square foot building and removed the time limitation
for the training use on the site by adoption of Ordinance No. 2019-036 (attached).
PLANNING &ZONING ANALYSIS
Use:
Public facilities including Police Stations, Fire Stations, and Public Works Facilities are Special Uses in
the Industrial District. The Comprehensive Plan calls for this property to remain a Public/Semi-Public
use. The proposed modifications to the site require an amendment to the Special Use and the
Preliminary Plan.
Water Fill-Up& Weigh Station Operations:
The Public Works Department has been looking for an appropriate location for a combined water fill-
up and truck weighing station.The facility would serve both the Buffalo Grove Public Works operations
(water fill-up station) and the Buffalo Grove Police Department operations (truck weighing station),
with potential for access to be granted to adjacent local police departments. The use is somewhat
seasonal for the water fill-up portion of the facility with most of the activity taking place from April —
September. The weigh station would be used as needed and more intermittently by the Police
Department for overweight trucks. The new facilities are anticipated to have minimal truck traffic,
averaging one truck per day, with a slight increase during the summer months for the water filling
station (potentially 6-7 vehicles daily) and no traffic in the winter. 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. Water filling takes between 10-30
minutes per truck depending upon its size. The weigh station will function under police supervision,
and the water station will be equipped with a self-service kiosk.
Lot Consolidation:
The site consists of 8 individual parcels currently.
As a best practice the Village will be DEERFIELD PARKWAY
consolidating the property into one lot as part of
this project.
Proposed Plan: ,'
The Petitioner is proposing to construct the ° ^
combined water and weigh station on the CAFT
facility property along Deerfield Parkway.A new � ^+
access drive would be constructed on Krause "T77 I ( ` .
Drive with an exit onto Deerfield Parkway. In
g
addition, a new 25-stall surface parking lot is
proposed to the east of the existing building on
the site. ,u
Variations: u,
Variations will be needed to allow accessory F777at
structures, including the water fill-up kiosk,
weigh station kiosk, and weigh station scale,
closer to the street than the principal structure. Figure 2.Site Plan
A second variation is needed to allow the
Page 2 of 6
Page 17 of 73
accessory structures and infrastructure (the one-way drive) within the required 50-foot front yard
setback, where only landscaping is permitted. Staff is supportive of the requested variations due to
the unique nature of the use and the minimal impact the infrastructure will have on the character of
the area.
Site Access& Traffic:
As part of the project, two new access drives will be added to the site for the combined water and
weigh station facility.A new access drive (entrance only)will be added off Krause Drive, approximately
65 feet south of Deerfield Parkway and an exit-only/right-out only drive will be added off Deerfield
Parkway approximately 315 feet east of Krause Drive. The new access drive will have one-way
circulation and will connect to the new surface parking lot to the south.
The traffic study indicates this use will generate significantly less traffic than a standard light industrial
use, which is typical for the area. As previously indicated, the combined water and weigh station is
estimated to generate an average of less than one vehicle per day.These estimates were based upon
historical records of water sales(and usage)and traffic violations for overweight trucks.The study does
recommend posting a "Do Not Block Driveway" sign for northbound traffic, given the proximity of the
Krause Drive entrance to the intersection.Staff concurs with this recommendation and has included it
in the recommended conditions of approval.
Lighting:
One additional light pole is proposed as part of the project. The lighting will comply with the Village
requirements.
Landscaping:
The landscape plan includes the installation of several new trees on the site plus some evergreen
shrubs and annuals. There will be some trees removed in order to make way for the new combined
water and weigh station.The Village Forester has been involved in the creation of the landscape plan.
Signage:
No additional signage is proposed as part of the project.
Stormwater& Engineering:
Stormwater for this site was accounted for under the original development of the site. The Village is
taking a conservative approach (not taking credit for the previously disturbed area)and providing more
detention than is required per the Watershed Development Ordinance.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the preliminary engineering plans
and does not have any concerns.
Forestry The Village Forester has reviewed the landscape plan and does not
have any concerns.
Fire The Fire Department has reviewed the preliminary plans and does
not have any concerns.
Building The Building Division has reviewed the preliminary plans for ADA
compliance and does not have any concerns.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code,the surrounding property owners within 250 feet were notified and a public
hearing sign was posted on the subject property.The posting of the public hearing sign and the mailed
notifications were completed within the prescribed timeframe as required. As of the date of this Staff
Page 3 of 6
Page 18 of 73
Report, the Village has received a few calls and emails with general questions about the project. No
objections have been filed with staff at this time.
STANDARDS
Special Use Requests:
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board on
requested Special Uses based on the following criteria:
1. The special use will serve the public convenience at the location of the subject property; or
the establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare.
2. The location and size of the special use,the nature and intensity of the operation involved in
or conducted in connection with said special use,the size of the subject property in relation
to such special use, and the location of the site with respect to streets giving access to it shall
be such that it will be in harmony with the appropriate, orderly development of the district in
which it is located.
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such zoning
district, nor substantially diminish and impair other property valuations with the
neighborhood.
4. The nature, location and size of the buildings or structures involved with the establishment
of the special use will not impede, substantially hinder or discourage the development and
use of adjacent land and buildings in accord with the zoning district within which they lie.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will
be provided.
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance and
exit driveways to and from these parking areas shall be designed so as to prevent traffic
hazards, eliminate nuisance and minimize traffic congestion in the public streets.
7. The proposed use will conform to all other applicable regulations of the zoning district,
except the variations that are being requested separately.
The petitioner's responses to each of the Special Use standards are attached for the Commission's
review.
Zoning Variation Requests:
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board on
requested Zoning Variations based on the following criteria:
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.
2. The plight of the owner is due to unique circumstances.
Page 4 of 6
Page 19 of 73
3. The proposed variation will not alter the essential character of the neighborhood.
The petitioner's responses to each of the Zoning Variation standards are attached for the Commission's
review.
STAFF RECOMMENDATION
Staff recommends approval of the Lot Consolidation, 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 subject to the conditions in the Suggested PZC Motion below.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the requests for approval of a Lot Consolidation, 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. The PZC should make a recommendation to
the Village Board concerning the requests.
Suggested PZC Motion
The PZC recommends approval of a Lot Consolidation, 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 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.
F. The Special Use granted to the Village 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.
ATTACHMENTS
• Narrative Description
Page 5 of 6
Page 20 of 73
• Consolidation Plat
• Site Plan
• Preliminary Engineering Plans
• Landscape Plan
• Photometric Plan
• Light Fixture Cut Sheets
• Traffic Impact Analysis
• Truck Turn Exhibits
• Accessory Structure Cut Sheets
• Response to Special Use Standards
• Response to Zoning Variation Standards
Page 6 of 6
Page 21 of 73
� Fil �EWALU HAMUL*DN
aASSOCIATES'
INC~
May 30. 2024 C ON S U LT ING E N G IN E E H S
h25 Forest Edge Drive,Vernon Hills,lL60V6|
Im,847.478.9700 8 Fax847.478.9701
w~nw.&bu-coAiocc,a.com
Re: Project: [AFT (Combined Area Fire Training) &VVeigh/VVater Station
851 Krause Drive, Buffalo Grove, |L 60089
GHA Project No. 4798.072
NARRATIVE STATEMENT/USE 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 o 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 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 [AFTfacilitv.
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 do>\
with the ability toweigh one truck at a time and to accommodate upto 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 tn the Village of Buffalo Grove.
Page 22 of73
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Page 38 of 73
rA I f, G EWA LT HAMILTON
ASSOCIATES, INC.
Memorandum CONSULTING ENGINEERS
625 Forest Edge Drive,Vernon Hills,11,60061
To: Mr. Kyle Johnson, PE, CFM Deputy Public Works Director I Village Engineer Tim 847,478.9700 • FAx 847.47&9701
Village of Buffalo Grove www.gha-engineers.com.
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.
Page 39 of 73
Traffic Operations
Proposed Water Fill /Weigh Station
Buffalo Grove, Illinois
Roadway Inventory
Deerfield Parkway
• Deerfield Parkway is an east-west Minor Arterial roadway under the jurisdiction of the Lake County
Division of Transportation (LCDOT).
• Deerfield 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
w .gettingaroundillinois.com.
• 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/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
No.of Severity B Crash Type° Percent
Location During
Crashes PI Wet/icy
PD A I
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%
A Source:Lake County Division of Transportation Data Management System for the 2018-2022 calendar years.
B PD=property damage only,PI=personal injury;F=fatality.
c 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 12
Page 40 of 73
Traffic Operations
Proposed Water Fill/Weigh Station
Buffalo Grove, Illinois
Part III. Evaluation
Site Plan
Included as Exhibit 2 is the site plan for the proposed water fill/weigh station dated May 24,2024,and prepared
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 drive 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 /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: Trip Generation for Comparison
Weekday Peak Hours lsliillly
Land Use ITE Morning i;;veinliirug 24-I1m airs
Size Code In Out Sum In Out Sum In Out Sum
Light Industrial-Cars 30,000 SF 110 21 3 24 3 17 20 1 32 82 164
Light Industrial-Trucks 30,000 SF 110 <1 <1 <1 <1 <1 <1 1 4 4 3
Source:ITE Trip Generation Manual, 11 th Edition
Gewalt Hamilton Associates, Inc. - Page 13
Page 41 of 73
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 14
Page 42 of 73
Traffic Operations
Proposed Water Fill/Weigh Station
Buffalo Grove,Illinois
TECHNICAL ADDENDUM
A F GEWALT HAMILEN
ASSOCIATES, INC.
Page 43 of 73
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Page 45 of 73
Traffic Operations
Proposed Water Fill/Weigh Station
Buffalo Grove,Illinois
APPENDICES
A. Collision Diagram
B. Village Correspondence
A F GEWALT HAMILM
ASSOCIATES, INC.
Page 46 of 73
Appendix A
�11' f�i 111�1 Lake County, IL O S �
7,1
Displaying 2 of 2 Records Page 1 of 1 First Page I Previous Page I Ne)d Page I Last Page
Krause Drive & Deerfield Park', erfreld Parkway at Krause Drive 2018-2022 2 Crashes
1/1�2018 - 12/31/2022 (0 crash(es) not drawn)
a�
IIIII IIII 'C
IIIII Gy
W
7
Y
Deerfield Parkway
o I
m
a�
201901088743
Straight — Backing Erratic a Injury S Sideswipe
Right Turn — Passing Out of Control mm, Fatality N Nighttime
Left Turn U-Turn - Unknown X Pedestrian D DUI
Not to Scale
�--i Stopped Parked ❑ Fined Object Bicycle Printed: 502024
1
Page 47 of 73
Appendix B
Dan Brinkman
From: Peter Lind
Sent: Tuesday, May 7, 2024 8:55 AM
To: Dan Angspatt; Dan Brinkman
Cc: Leo Morand; Brian Wesolowski; Lucas Deferville; Jeremy Fisher
Subject: RE:Truck scales
Here are the numbers.
2023-1,004,557
2022-666,300
2021-1,249,000
2020-745,648
2019-387,715
Thank you.
Peter C. Lind, P.E.
Project Manager II
Gewalt Hamilton Associates, Inc.
An (,aorril)aiiuy
625 Forest Edge Drive I Vernon Hills,Illinois 60061
Office: (847)478-9700 1 Fax:(847)478-9701
Direct: (847)821-6271
Email: clindPgha-engineers,com
AAA. ha-engineers,com
From: Dan Angspatt<Dangspatt@gha-engineers.com>
Sent:Tuesday, May 7, 2024 8:54 AM
To: Peter Lind <plind@gha-engineers.com>; Dan Brinkman <dbrinkman@gha-engineers.com>
Cc: Leo Morand <lmorand@gha-engineers.com>; Brian Wesolowski<bwesolowsl<i@gha-engineers.com>; Lucas
Deferville<Ideferville@gha-engineers.com>;Jeremy Fisher<jfisher@gha-engineers.com>
Subject: Re:Truck scales
FYI. 6,000 gallons is an average gallon capacity for a typical water truck
Dan Angspatt, PE
Senior Project Manager
Gewalt Hamilton Associates, Inc.
An (,eorril)aiiuy
625 Forest Edge Drive I Vernon Hills,Illinois 60061
Office: (847)478-9700 1 Fax:(847)478-9701
Direct: (224)352-2751 ext 6323 1 Cell: (773)573-6582
Email:dangscatt ha-en gineers,com
AAA.. ha-engineers,com
From: Peter Lind <plind@gha-enineers,com>
Sent:Tuesday, May 7, 2024 8:46 AM
To: Dan Brinkman <d nnkman@gha-en ineers.com>
Cc: Leo Morand <Imorand@gha-en ineers,com>; Brian Wesolowski<bwesolowsl<i@-ha-engineers.com>; Dan Angspatt
1
Page 48 of 73
Appendix B
<DanEs att@a-en ineers.com>; Lucas Deferville<Ieferville@ ha-enEineers.com>;Jeremy Fisher<jfisher@ ha-
en ,ineersacom>
Subject: RE:Truck scales
Dan,
Requested. Should hear back soon.
Thank you.
Peter C. Lind, P.E.
Project Manager II
Gewalt Hamilton Associates, Inc.
An Il::rnllrlkiye Owned,d,(o(riirnlwr,any
625 Forest Edge Drive I Vernon Hills,Illinois 60061
Office: (847)478-9700 1 Fax:(847)478-9701
Direct: (847)821-6271
Email: olind ha-engineers.co
MnMM.qha-_en2ineers.com
From: Dan Brinkman <dbrinkmanC aha-en ineers,com>
Sent:Tuesday, May 7, 2024 8:04 AM
To: Peter Lind < jind@gha-en ineers.com>
Cc: Leo Morand <I orand@�-ha-en ineers.com>; Brian Wesolowski<bwesolowski@ ha-en ineers,com>; Dan Angspatt
<Dangs att@Bha-en ineers.com>; Lucas Deferville<deferville@ ha-enEineers.com>;Jeremy Fisher<ifisher@ ha-
Subject: RE:Truck scales
Pete,
Can we get the average number of gallons they sell seasonally and try to back into X number of trucks a month?
From: Peter Lind <plind@Eha-engineers.com>
Sent:Tuesday, May 7, 2024 7:16 AM
To: Dan Brinkman <dbrinkman@ha-en ineers.com>
Cc: Leo Morand <Imorand@gha-en ineers.com>; Brian Wesolowski<bwesolowski@-ha-enineers.com>; Dan Angspatt
<Dans�att@ha-enineers,com>; Lucas Deferville<Ideferville@gha-engineers.com>;Jeremy Fisher<ifisher@gha-
en�ineers,com>
Subject: Fwd:Truck scales
Dan,
Below is the best information Kyle could provide.
Unfortunately,their water fill up currently is not that granular. It's based on the gallons.
Thankyou.
Gewalt Hamilton Associates, Inc.
An II n°rrvllslloyee Owned,(,,,aii nl)airny
625 Forest Edge Drive I Vernon Hills,Illinois 60061
2
2
Page 49 of 73
Appendix B
Office: (847)478-9700 1 Fax:(847)478-9701
Direct: (847)821-6271
Email:,Bplliiirl ,( Ilm ;;;;in, iii1ir ;; irrcn.
From: Kyle E.Johnson<IK..�_01h.!rn_sn.rorga !rg>
Sent: Monday, May 6, 2024 8:30:16 PM
To: Peter Lind <IplJ d. glh :. rrgiiu grs: a irrrn>
Subject: FW:Truck scales
Kyle Johnson
Deputy PubVic.Works D"ureetor/ViHage Engineer
111)ulbllliiis:Woriks Delll'saurturnerd
Village of Buffalo Grove
51 Raulpp Blvd
Buffalo Grove, III...60089
8 4 C-..7z/&00. w r oily ttl!B5
BUFFAL-0 GROVE
smart. bd Ili(!:,::,,a I'
From: Robert Broussard <RBrou s ird. y.l�.g. lr >
Sent:Thursday, February 22, 2024 1:53 PM
To: Kyle E.Johnson<IKJ.aah nson. y�g* rg>
Subject: RE:Truck scales
Let me know if you need some more detail.Thanks!
1. Increased ticketing over our current output—I am tracking this number over 20 years so perhaps it would
escalate overtime, but that is for you to consider. Really need to know we ticket X amount at$X and think we
could elevate to Y at$Y with the scales.
Over the Inast five years, we have averaged 98 tickets annuallly, with an average boind revenue of$166K per year.
Hloweveir, It"s worth noting that ticket: nuirnnbeirs were rnotaNy lower in 2020 and 2021 due to the CO ID.10
Panderrft. In 2023,there were 203 tlickets issued. It's estimated the first year of sca::aies wound boost ticket
nuinnlbeirs Iby 2!5%, irncireasing a,":auir yearly inumlbeirs Icy 25 tickets. With an average Iboind of$1,600 Ipeir tiiclket, this
wound iresullt: in a $401K increase in Iboinds annualllly. Ilin the follllowirng years, having a weligh station wound allllow
addlitlioirntall officers to becoinne ceirtlifiied and irnnore irncllliined to enforce overweight vlollabons, as they wound Ihnave
conveinlent access to sc«Hiles. Wltlhiin five years,,tll°ne addiitloinal officerrs can Ilbe expected to iincirease our totA Iby
ainotlhneir 30.50 tiiclkets.
3
3
Page 50 of 73
Appendix B
2. Efficiency for staff—Any staff time (in $s with some backup info)that could be saved by having these. Could be
a matter of how the data is collected or processed, coordination of staff to an on road weighing (safety factor as
well), etc.
Currently, staff Ipirlrnainilly relies oirn Ipoirtanlblle scanlles, weiglhiing airouind 40 Ipoiunds, for tiruuclk welighiing opeiratloiros.
Il these scenes acre firequeintlly irnoved duir4)g the weighing process, posing an liincireased irislk of linjury to offlcerrs.
1::.:stabllfshling a weigh station wound ireduce the irelhance on portablle scales, im4iiirnirling the need for firegluueint
rrrnoveirrneint:and Iloweiniing dine irisk of liirjUir . Additloinalllly, it wound decrease tiravell tliirnes to w6glh stautloins outside
of Buffallo Grove Iby an average of 2.0 minutes, saving alplpiroxiimautelly$1.5 20 Ipeir occurrence.
Unlhke dedicated t:iruclk einforceiment officers, Ipatroll officers tasked wltlln eirnfoircliing overweight:vGollat:iions do not
have Ipoirta:rblle scaalle.s in their velhiclles.A weigh stat:lon wound ena Ue Ipa:tiroll officers to directly take trucks to the
scalles, elhimiiinat:1rng the irneed to wait for an offiiceir to Ibirirng scalles to flheirri. Il lhis stireaimlHrned Ipirocess wound save
alplproxh'nat:elly 30 irrrnlnutes of staff tlirmne Iper occurrences wll°nlclh Ihappens around 50 dimes per year.till°Here wound
be airn estimated savings of$1,000 In staff time, calcullated based oirn the sallary of than lowest-paid officer,
3. Third party fees— Is there any opportunity to charge another agency or private entity fees for being able to use
our scale? This could be a low fee and based upon either annual charges or a single use.
Bloorvningdale has four agencies that are paying an annual'fee to use their weigh staUorn. If we weire to obtain a
weigh station local agenclies seeking to use the scales would be charged an annual fee of$1,500a
Bobby Broussard #614 1 Lieutenant
Buffalo Grove Police Department
46 Raupp Blvd. Buffalo Grove, IL 60089
:847.777.6251 1MR: rbreussardC0v1bg.org L
From: Kyle E.Johnson<KJohnso . y ogEg>
Sent:Thursday, February 22, 2024 4:50 AM
To: Robert Broussard <ff:$.IE�roussprc..@.yt .or >
Subject: RE:Truck scales
Hi Bobby,
Just checking in on this to see if you will have an eta on the numbers?
Thanks.
Kyle E.Johnson, P.E., CFM I Deputy Public WorksDirector/Village Engineer
VILLAGE OF BUFFALO GROVE
51 Raupp Blvd, Buffalo Grove IL 60089
P :847.459.2545 FX:847.537.5845
4
4
Page 51 of 73
Appendix B
PUBLItWORKS
NOTE: Ernalll, attachments, and responses may Ik:e.subject to irellease through the llllinolis (Freedom of information Act.
From: Robert Broussard <RBrou s rd. yl�.g.,_pirg>
Sent: Wednesday, February 14, 2024 2:46 PM
To: Kyle E.Johnson<IKJohnson. u�g*a rg>
Subject: RE:Truck scales
Checking on a couple of items and then I'll have this back to you.
Bobby Broussard #6 4 1 Lieutenant
Buffalo Grove Police Department
46 Raupp Blvd. Buffalo Grove, IL 60089
:
847377.6251 AMR: irbroussard@vlbg.org l
From: Kyle E.Johnson<IK..�r�lhnsc
Sent:Tuesday, February 13, 2024 8:00 AM
To: Robert Broussard <��_Brp_uass r or g pirg>
Subject: FW:Truck scales
Bobby,
I am working to revive this consideration and wanted to get you looped in on the past information below. I can figure
out all the costs for installing the scales (at least estimated for the time being). However, what I want to firm up are
three cost variables that show the "revenue" side of the equation.
1. Increased ticketing over our current output—I am tracking this number over 20 years so perhaps it would
escalate overtime, but that is for you to consider. Really need to know we ticket X amount at$X and think we
could elevate to Y at$Y with the scales.
2. Efficiency for staff—Any staff time (in $s with some backup info)that could be saved by having these. Could be
a matter of how the data is collected or processed, coordination of staff to an on road weighing (safety factor as
well), etc.
3. Third party fees— Is there any opportunity to charge another agency or private entity fees for being able to use
our scale? This could be a low fee and based upon either annual charges or a single use.
Right now I am writing this up as the facility and water station would go in first,with the weigh station coming later but
that is certainly subject to change based upon the ROL
Thankyou!
Kyle E.Johnson, P.E., CFIM I Deputy Public WorksDirector/Village Engineer
5
5
Page 52 of 73
Appendix B
VILLAGE OF BUFFALO GROVE
51 Raupp Blvd, Buffalo Grove IL 60089
PH:847.459.2545 FX:847.537.5845
SI fPALO ,OVE
PUBLItWORKS
NVO..N.EM1 Emad, attachments, and responses may be subject to release through the III'inois Freedom of Nnforrnation Act.
From: Michael Rodriguez<mrodnEuezC7vbg,org>
Sent:Tuesday,January 18, 2022 4:09 PM
To: Shannon McMillon <SMcMillon vb�.or >; Kyle E.Johnson <KJohnson vb�.or >
Cc: Michael Szos<mszos_@vb .org>
Subject: RE:Truck scales
Sorry, I'm late to the game on this.
I believe we would have an increase of at least 10% in total tickets written. We currently average 77 tickets per year over
the course of the last three years (2019, 2020, 2021), and average$192k per year, over those same years. This includes
the last two years which undoubtedly had an effect on our numbers/potential tickets issued with the pandemic.
With the numbers we have already gotten, it would appear that the overall average is$2500 in bond money for every
ticket. I don't think it would be a stretch to assume we would get at least 7-10 more overweight trucks/year with
Shannon's increase in efficiency, as well as training additional overweight enforcement officers who aren't bound by
needing Shannon's truck scales, and can easily get a truck to scales during non-business hours or when Shannon is off
duty. I honestly believe we can get a 20% increase in total citations with permanent scales, but to be very conservative,
10% increase is almost certain—providing the Illinois legislature doesn't drastically change the overweight trucking laws
or anything like that.
From: Shannon McMillon <SMcMWHIon(�vb ,or >
Sent:Tuesday,January 18, 2022 11:20 AM
To: Kyle E.Johnson<KJohnsonvbg.org>
Cc: Michael Szos<mszosvbg,org>; Michael Rodriguez<mrodriguez@vbg,org>
Subject: Re:Truck scales
That is over the three years.
Get Outlook for iOS
From: Kyle E.Johnson<KJohnson@vbf.org>
Sent:Tuesday,January 18, 2022 9:07:11 AM
To: Shannon McMillon <SMcMlllonvb .or >
Cc: Michael Szos<mszosvbgaorg>; Michael Rodriguez<mrodriguezvbgaorg>
Subject: RE:Truck scales
From below,the average ticketed amount—is that how much each year or is that the amount over that 3 year period?
Looking at awarding this design at the February BOT meeting.
Kyle E.Johnson, P.E., CFM I Assistant Public Works Director
VILLAGE OF BUFFALO GROVE
6
6
Page 53 of 73
Appendix B
51 Raupp Blvd, Buffalo Grove IL 60089
P :847.459.2545 FX:847.537.5845
.�c iR
IOIG l:::amad, attaclhimernts, a ind responses may Ibe subject to irelle«:use through the Illllhi nois IFireedoim of Ilinformatiioirn Act.
From: Shannon McMillon <....ppiVlcr( vlgocrg>
Sent:Thursday,August 26, 2021 1:48 PM
To: Kyle E.Johnson<OKJcuh n_sp_E..��vb
Cc: Michael Szos<tris ps. bg r�Ug>; Michael Rodriguez<mro r g.gg.x.. vbg Eg>
Subject: RE:Truck scales
I don't know how I would figure that out but I will look into it.
From: Kyle E.Johnson<.......................................cV rJ,,..vb >
Sent:Thursday,August 26, 2021 1:31 PM
To: Shannon McMillon <S_McMi.VOcp_rJ.. Ml g or >
Cc: Michael Szos<u szps. y.bg..gEg>; Michael Rodriguez<mro Ep z.. vbga Ug>
Subject: RE:Truck scales
Given this would make you much more efficient, any estimate on how much more ticketing could be done?
Kyle E.Johnson, P.E., CFM I Assistant Public Works Director
VILLAGE OF BUFFALO GROVE
51 Raupp Blvd, Buffalo Grove IL 60089
PH:847.459.2523 FX:847.537.5845
ACCREDITED
AGENdCY
INO.I.L: Eirnad, attachments, and responses may Ilbe subject to irellease through the Illinois Fireedoirn of lir:formatlioirn Act,
From: Shannon McMillon <S.IM.p1.MJ l0n.'@.va g gEg>
Sent: Wednesday, August 25, 2021 9:24 AM
To: Kyle E.Johnson<IK.JI_oh n_son.. b..or >
Cc: Michael Szos<i s ps orb k cnirg>; Michael Rodriguez<ir>1.r. iris z b crirg>
Subject:Truck scales
Hi Kyle,
Please see below for the average ticket amount over the course of 3 years and a breakdown of truck stop operations.
Average ticketed amount: $197, 055 (2018-2020)
Currently,we have portable scales located within our Truck Enforcement vehicle,which I use for majority of stops. Once
I have identified a vehicle and indict for them to pull-over, I inform them that we will re-locate to a safer location to
weigh their vehicle, which at times can be difficult to find as there is limited space within our Village that can
7
7
Page 54 of 73
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ILANCI 1
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Page 61 of 73
NIIILILI,�!%GE OF
UF N" a L0 GROVE
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.
Page 62 of 73
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
vehicle movement.
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: 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.
Page 63 of 73
� .m ..
.. r I ILu a E OF
During your testimony at the Public Hearing,you need to testify and present your case for the variance
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: 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 Training)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.
Page 64 of 73
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
Page 65 of 73
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.
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 timefrome 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.
Page 66 of 73
06/5/2024
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
Page 67 of 73
06/5/2024
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 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 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 fagade 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
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Action Items
Kelly Purvis
APPROVED BY ME THIS 5th DAY OF June 2024
Mitchell Weinstein, Commissioner
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