2024-07-10 - Planning and Zoning Commission - Agenda Packet is PLANIIIIIIIIINING AND ZONING
BUIFTALO COMMISSION
Regular Meeting: July 10, 2024 at 7:30 PM
Jeffrey 5. Braiman Council Chambers
GROVE FiftyRau Blvd Buffalo Grove IL 60089
PP ,
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 on the agenda for discussion. 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. 655 Golfview Terrace -Joyce Kilmer School and Park- Consideration of a Petition for
approval of an Amendment to the Planned Unit Development and Preliminary Plan
for Joyce Kilmer School and Park with Variations. (Trustee Weidenfeld, Kelly Purvis)
3. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Draft Minutes from the June 19, 2024 Planning & Zoning Commission Meeting
C. Chairperson's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
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 and not on the regular agenda for discussion.
4. Adjournment
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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 post 10:30 P.M.
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BUFFALO PLAN^ NING AND ZONING COMMISSION
Gl��IZQVE Regular Meeting: July 10, 2024
AGENDA ITEM .
655 Golfview Terrace - Joyce Kilmer School and Park- Consideration of a Petition for
approval of an Amendment to the Planned Unit Development and Preliminary Plan for
Joyce Kilmer School and Park with Variations.
Contacts
Liaison: Trustee Weidenfeld
Staff: Kelly Purvis
Staff Recommendation
Staff recommends approval.
Recommended Motion
The PZC recommends 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 and the accessory structure requirements related to setbacks, to
accommodate a temporary awning and modular classroom on the school property, and to
allow a portion of the existing school building to encroach onto the park property located at
655 Golfview Terrace, subject to the following conditions:
1. The proposed improvements shall be constructed in substantial conformance with the
plans attached as part of the petition.
2. The Final Engineering plans shall be submitted in a manner acceptable to the Village.
3. The modular classroom, awning and all improvements associated with the temporary
classrooms shall be removed from the properties within 3 years, and the site shall be
restored to the existing condition or better.
4. The dumpster on the southeast side of the building shall be located at least 10 feet
away from the building structure.
5. The mobile classroom shall meet all ADA access and IBC/NFPA Life Safety Code 101
requirements for the type and use of the building.
6. "No Parking" areas with appropriate signage and (if needed pavement markings on the
south side of the building shall be designated by the Fire Prevention Bureau and shall be
enforced by school officials.
7. During fire alarm activation, the evacuation/assembly areas for the classes shall not be
in the path of travel of the Fire Department vehicles (same as the "No Parking" areas).
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8. A commercial grade fire extinguisher (4A60BC 10 pound) shall be installed inside and
right next to the exit door.
Summary
Background
The petitioner appeared before the Planning & Zoning Commission on June 5, 2024, for a
public hearing to consider an amendment to the PUD and Preliminary Plan along with
variations to allow construction of the temporary modular building and awning structure. The
plans showed the proposed modular building completely on the Park District's property and
the awning spanning across the park and school properties. Due to some issues with the
previously proposed location, the School District is amending their original petition to locate
the modular classroom and awning structures on the northeast corner of their property. The
change in location requires a new public hearing to be held.
Next Steps
The Planning & Zoning Commission (PZC) shall open the public hearing and take public
testimony concerning the requests for approval of an Amendment to the Planned Unit
Development and Preliminary Plan for Joyce Kilmer School and Park, with Variations, to
accommodate a temporary awning and modular classroom on the school property, and to
allow a portion of the existing school building to encroach onto the park property located at
655 Golfview Terrace. The PZC shall make a recommendation to the Village Board concerning
the requests.
File Attachments
1. Staff Report
2. Plan Set
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BUFFALO S I
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------------------ ----------------------------- --------------------------------------------------------------------------------- --------- -------------
MEETING DATE: July 10, 2024
SUBJECT PROPERTY LOCATION: 655 Golfview Terrace - Joyce Kilmer School and Park
PETITIONER: Claudia Welp, CAGE Engineering, on behalf of Community
Consolidated School District 21
PREPARED BY: Kelly Purvis, Deputy Community Development Director
REQUEST: 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.
EXSITING LAND USE AND ZONING: The properties are zoned R-5 Residential District and currently
improved with a public elementary school and public park.
COMPREHENSIVE PLAN: The 2009 Village of Buffalo Grove Comprehensive Plan calls for
properties to be Public/Semi Public (school property) and
Parks/Open Space (park property).
KG" IIIIIC)SDI III
Claudia Welp of CAGE Engineering has petitioned the Village on
behalf of Community Consolidated School District 21 (D21)for
approval of plans to construct a temporary modular classroom
on the Joyce Kilmer School property. The school property is
approximately 3.4-acres in area and is located on the east side rw
of Golfview Terrace near the intersection with Raupp Boulevard
see Figure 1).
r!!
The school and park properties were dedicated to the Village as r�r
part of the Buffalo Grove Unit 7 Subdivision and the Planned
Unit Development of the Oak Creek Condos and Apartments
approved by Ordinance No. 1971-005.The school site was later '
conveyed to the school district.
The petitioner appeared before the Planning & Zoning
Commission on June 5, 2024, for a public hearing to consider
an amendment to the PUD and Preliminary Plan along with �!d�
variations to allow construction of the temporary modular
building and awning structure.The plans showed the proposed
modular building completely on the Park District's property and Figure 1.Site Aerial-Existing
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the awning spanning across the park and school properties. Due to some issues with the previously
proposed location, the School District is amending their original petition to locate the modular
classroom and awning structures on the northeast corner of their property. The change in location
requires a new public hearing to be held.
D21 has a shortage of classrooms to accommodate the current student enrollment. The School
District is proposing to construct a 4,860 square foot temporary modular structure at the northeast
face of Joyce Kilmer School, entirely on the School District's property.The structure would be in place
for two-three years while the School District comes up with a more permanent solution.The modular
building will contain four classrooms, three bathrooms and a staff office. The building will have an
exterior ADA ramp, which would be protected by an awning that will cover the path from the main
building to the modular classrooms.
The project requires approval of an amendment to the PUD and preliminary plan,and a variation from
the accessory structure regulations to allowthe modular building within the side yard setback closer
to the street than the mid-point of the principal structure. Since a portion of the existing school
building also encroaches onto the park parcel, it is recommended that the Village grant the zoning
relief from the R-5 District setback requirements to allow that encroachment to remain as well. The
following report provides a summary of the project and requests.
Figure 2. Modular Classroom Building-South Elevation
hl 1 1111
Use:
Schools are Special Uses in all residential districts. The proposed modifications to the site require
an amendment to the PUD(a type of Special Use)that was granted in 1971.The 2009 Comprehensive
Plan indicates that this site should remain Public/Semi Public(school)and Parks/Open Space(park).
Setbacks and bulk requirements:
The modular building will be constructed about six feet south of the north/interior property line and
ten feet west of the east/rear property line, which meets the minimum setback requirements for
accessory structures. However, being that the modular structure is located in the side yard, it is
required to be placed behind the mid-point of the principal structure on the lot. A variation will be
needed for this requirement.
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The awning structure connecting the school PROPERTY LINE
building to the modular classroom building meets
r ITAIR5
all setback requirements. Both the modular
building and the awning structure will comply with
all other bulk regulations.
TEMPORARY MQ1fU I
�g CLA9`l9GDM
MAX HEIf HT 114 4
As previously noted, the existing school building ' ' RR0 NE
encroaches onto the park property by about 48 �
feet.While an easement was granted to allow the T STATES, i II x (fr�
A.tl'r G'E.16'LE RAMP
building to encroach,the appropriate zoning relief
Ek7fi7M7;✓CIYCFKk"M M �
was not granted.The building addition has been in EF E ,A,Y AWNINt /ER'3TLENTWALKWAY
f SGOI(VMIV7ERWALC. _.� APPRCX 12 VTO FOP OF AWNINC"d
place since approximately 1995. It is era FW 0 cruwr
recommended that this issue be cleaned up, and
zoning relief be provided as part of the current
Figure 3.Site Plan
proposal.
Traffic, Vehicular Access and Circulation:
The proposed changes will be isolated to the area to the northeast of the school and will not impact
the school's traffic flow or site access. The new location for the modular building would limit the
circulation for emergency vehicles from the north.The Fire Department has reviewed the plans and
has requested several conditions of approval to ensure emergency access to the school remains
intact. Staff has included these conditions in the suggested PZC motion.
Parking.
There will be 19 parking stalls eliminated from use while the modular building is in place.The school
is required to have one parking stall per employee(60 parking spaces).The petitioner has submitted
a parking plan that will add a few additional parking spaces to the site to get the district to the
required minimum number of parking spaces.
Landscaping.
There will be no changes to the current landscaping on-site as part of the project.
Lighting:
No new lighting is proposed.
Signage:
No new signage is proposed.
Stormwater&Engineering:
The Village's Engineers have reviewed the preliminary plans and do not have any concerns about
stormwater. Engineering staff will work with D21 regarding utility connections for the modular
building.
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IIII.......III IIII '"I""" """III""" IIIL....... IIIIJIIIIIIII
Village Department Comments
Engineering The Village Engineer has reviewed the preliminary engineering plans
and does not have any concerns.
Fire The Fire Department has reviewed the plans and does not have any
concerns but does have conditions of approval.
Building The Building Division has reviewed the plans and does not have any
concerns.
SUI!CROU%I�'flINGIII'°° IIII' "IIII'°°IIII' IIII""j""" ''. IIII' III
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
Report,there have not been any calls received by staff.
S"""III" IIIC° III' IIIC` II
A. The Planning&Zoning Commission is authorized to make a recommendation to the Village Board
on requested Planned Unit Developments based upon the following criteria:
1. That the PUD has the minimum areas as set forth in Section 17.15.0 O.
2. The uses permitted in such development are not of such a nature or so located as to
exercise an undue detrimental influence or effect upon the surrounding neighborhood;
3. The plan effectively treats the developmental possibilities of the subject property, making
appropriate provisions for the preservation of streams,wooded areas, scenic views,
floodplain areas, and similar physical features;
4. All requirements pertaining to commercial, residential, institutional or other uses
established in the planned unit development conform to the requirements for each
individual classification as established elsewhere in this Title, except as may be specifically
varied for the proper planning of the planned unit development;
5. The Planning and Zoning Commission shall determine that the area and width of the lot
shall be sufficient for the proposed use, and that the development of the property in the
proposed manner creates no outlots which will be difficult to develop in an appropriate
manner.
B. Planned Unit Developments are also Special Uses, and therefore must meet the Special Use
criteria as follows:
1. The special use will serve the public convenience at the location of the subject property; or
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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.
C. 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;
2. The plight of the owner is due to unique circumstances;
3. The proposed variation(s)will not alter the essential character of the neighborhood.
The petitioner's responses to each of the above standards are attached for the Commission's review.
°°"III'°°' !!!!°I!!!!`
Staff recommends 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 and
the accessory structure requirements related to setbacks,to accommodate a temporary awning and
modular classroom on the school property, and to allow a portion of the existing school building to
encroach onto the park property located at 655 Golfview Terrace, subject to the conditions in the
suggested PZC Motion below due to the following reasons:
• The proposed improvements are designed to serve the needs of the current student
population;
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• The modular building and awning structures are temporary,and the site will be restored to its
current condition or better once the temporary structures are removed;
• The existing school addition has been in place since 1995, and is permitted through a
perpetual easement;
• The variations requested are minimal and will not impact the character of the surrounding
neighborhood.
°°'I°°"IIIIIII III'.IIIIIIIII ` )IIV IIIIIIIII °°')°°'lllllllll III i
The Planning &Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the requests 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 and the accessory structure requirements related to setbacks,to accommodate a temporary
awning and modular classroom on the school property, and to allow a portion of the existing school
building to encroach onto the park property located at 655 Golfview Terrace. The PZC shall make a
recommendation to the Village Board concerning the requests.
Sl.lG( IIII' III II IIII'°°ulzc Mor IIIaqI
The PZC recommends 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 and
the accessory structure requirements related to setbacks, to accommodate a temporary awning and
modular classroom on the school property, and to allow a portion of the existing school building to
encroach onto the park property located at 655 Golfview Terrace,subject to the following conditions:
1. The proposed improvements shall be constructed in substantial conformance with the plans
attached as part of the petition.
2. The Final Engineering plans shall be submitted in a manner acceptable to the Village.
3. The modular classroom, awning and all improvements associated with the temporary
classrooms shall be removed from the properties within 3 years,and the site shall be restored
to the existing condition or better.
4. The dumpster on the southeastside of the buildingshall be located at least 10 feet awayfrom
the building structure.
5. The mobile classroom shall meet all ADA access and IBC/NFPA Life Safety Code 101
requirements for the type and use of the building.
6. "No Parking"areas with appropriate signage and(if needed pavement markings on the south
side of the building shall be designated by the Fire Prevention Bureau and shall be enforced
by school officials.
7. During fire alarm activation, the evacuation/assembly areas for the classes shall not be in the
path of travel of the Fire Department vehicles(same as the"No Parking"areas).
8. A commercial grade fire extinguisher(4A60BC 10 pound) shall be installed inside and right
next to the exit door.
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I
• Narrative Description
• Plats of Survey
• Site Plans
• Preliminary Engineering Plans
• Floor Plan
• Elevations
• Parking Plan
• Emergency Vehicle Access Plan
• Response to PUD, Special Use&Variation Standards
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CAGE
June 18, 2024
Kelly Purvis
Deputy Director of Community Development
Village of Buffalo Grove
50 Raupp Blvd
Buffalo Grove, IL 60089
RE: Prefiling Conference Project Description for School District 21 -
Mobile Classroom Building at Joyce Kilmer Elementary School
655 Golfview Terrace, Buffalo Grove, IL 60089
Proiect Narrative
Joyce Kilmer Elementary School currently faces a classroom shortage for the 2024-2025,
2025-2026, and 2026-2027 school years.With the need for more space, it is in the best
interest of School District 21 to install a modular classroom building to house four
classrooms. The building will be used for 3 years until reallocation of students can be
completed.
The proposed mobile classroom building is located at the northeast face of Joyce Kilmer
Elementary School on Community Consolidated School District 21's property. This piece of
property currently consists of a teacher parking lot and landscaping. The use of this parking
lot over the 3 year period will result in a loss of 17 parking stalls. This location was chosen
so that the mobile classroom could be placed on the existing asphalt to minimize additional
impervious area to the site and to allow for easy rehabilitation once the classrooms are
removed. The total impervious area added to the site is 2,870 SF (0.07 AC). The site was
also chosen in order to meet setback requirements of 10 feet from the property lines and
20 feet from the school in order to meet fire code standards.
The total square footage of the building is 4,860 sf. A water connection will be made off
the existing watermain along Golfview Terrace and will follow Buffalo Grove and MWRD
ordinances. A sanitary connection will be made to the existing sanitary line running along
Golfview Terrace on the side of the street opposite Kilmer Elementary School and will
meet MWRD standards of depth and slope. The interior of the building consists of four
classrooms, three bathrooms, and an office. The exterior of the building will have an ADA
ramp in order to reach the elevated door and a potential awning covering the path from the
ramp to the exterior door of Joyce Kilmer Elementary School to shield students and
teachers from the weather.
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VULIAGE OF
�.
PLANNED UNIT DEVELOPMENT STANDARDS
In addition to the special use standards, all planned unit developments shall meet the following general
standards:
1. Have the minimum areas as set forth in Section 1.7.1.6.060.
.......................................................................................
Response: Minimum areas have been met and are not being adjusted.
2. The uses permitted in such development are not of such a nature or so located as to exercise an
undue detrimental influence or effect upon the surrounding neighborhood;
Response:The building will not have a detrimental influence on the surrounding neighborhood.
The building will be placed partially on top of existing asphalt as to minimize the amount of new
impervious area (2,530 SF).
3. The plan effectively treats the developmental possibilities of the subject property, making
appropriate provisions for the preservation of streams, wooded areas, scenic views,floodplain
areas, and similar physical features;
Response: Half of the building will be placed on top of existing asphalt as to limit disturbance to
any streams,wooded areas,floodplain areas,or other physical features. 3 trees will need to be
removed for the installation of the modular classroom building. Once the building is removed,the site
will be restored to its original condition,or better.
4. All requirements pertaining to commercial, residential, institutional or other uses established in
the planned unit development conform to the requirements for each individual classification as
established elsewhere in this Title, except as may be specifically varied for the proper planning
of the planned unit development;
Response:A variation is proposed for the accessory structure to be placed beyond the mid-point
of the building.
5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be
sufficient for the proposed use, and that the development of the property in the proposed
manner creates no outlots which will be difficult to develop in an appropriate manner.
Response:The development of the property will not create any outlots and the building is not a
permanent structure so the lot will be returned to its original condition.
Page 28 of 37
NILLAGE OF
During your testimony at the Public Hearing,you need to testify and present your case for the Special
Use being requested. In doing so, you need to address the six(6) Special Use Standards listed below:
SPECIAL USE STANDARDS
1. The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
Response: The building will not have a detrimental influence on the surrounding
neighborhood. Half of the building will be placed on top of existing asphalt and only create 0.06
acres of new impervious area and will only be occupied during school hours.
2. The location and size of the special use, the nature and intensity of the operation involved in or
conducted in connection with said special use,the size of the subject property in relation to such
special use, and the location of the site with respect to streets giving access to it shall be such
that it will be in harmony with the appropriate, orderly development of the district in which it is
located;
Response:The building will be in harmony with the district in which it is located in regards
to appearance and function.
3. The special use will not be injurious to the use and enjoyment of other property in the immediate
vicinity of the subject property for the purposes already permitted in such zoning district, nor
substantially diminish and impair other property valuations with the neighborhood;
Response:The building will not negatively impact the enjoyment of the property or impair
property valuations within the neighborhood.The building will be removed and the site
restored to its original condition after a period of 2-3 years.
4. The nature, location and size of the buildings or structures involved with the establishment of the
special use will not impede, substantially hinder or discourage the development and use of
adjacent land and buildings in accord with the zoning district within which they lie;
Response:The nature, location, and size on the building will not hinder the development of
the surrounding area.The building footprint is minimized and it is not a permanent structure.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
Response:The building will provide all necessary utilities and not require access roads or
any other facilities.
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: No new parking is proposed.The parking that is displaced by the temporary
classroom will be located in other areas on the School District's property which will
not conflict with existing traffic and will be outside of fire lanes.
Page 29 of 37
VILLAGE OF
BUFFALO GAROVE
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:
Variance 1: Existing building at 0'setback
Variance 2:Accessory structure is located within the side yard of the property.
2. The plight of the owner is due to unique circumstances;
Response:
Variance 1:The existing building was built over the property line and is within existing easements.
Variance 2: Due to existing fire code and safety of the students, this location was determined to be ideal
location.
3. The proposed variations will not alter the essential character of the neighborhood
Response:
The awning structure and temporary classrooms will have minimal impact on the surrounding
neighborhood and will allow for students who need classrooms to have a place to go. Classrooms and
awnings will be removed after a period of three years.
Page 30 of 37
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BUFFALO PLAN^ NING AND ZONING COMMISSION
Gl��IZQVE Regular Meeting: July 10, 2024
AGENDA ITEM .1.
Draft Minutes from the June 19, 2024 PlanningZoning Commission Meeting
Contacts
Liaison: Trustee Weidenfeld
Staff: Kelly Purvis
Staff Recommendation
Staff recommends approval.
Recommended Motion
The PZC recommends approval of the draft minutes from the June 19, 2024 Planning & Zoning
Commission meeting.
Summary
File Attachments
1. 24-0619 Draft PZC Minutes
Page 1 of 1
i rh uu,1. i,d-) I it .
50I5faupp Blvd, Buffalo(-",xrove, IHI 60089 °,,: 847-459-2SOO,,s vk.g.org
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION HELD
AT JEFFREY S. BRAIMAN COUNCIL CHAMBERS
FIFTY RAUPP BLVD BUFFALO GROVE, 11- 60089-2139, WEDNESDAY, JUNE 19, 2024
CAILl- TO ORDER
Chairperson Weinstein called the meeting to order at 7:30 PM.
Present: Chairperson Weinstein, Vice Chairperson Richards, Commissioners Davis,
Moodhe, Worlikar, Au and SaxenaAbsent: Spunt
A quorum was established.
Also in attendance: Associate Planner Andrew Binder, Deputy Community Development
Director Kelly Purvis, Village Attorney Nick Standiford
PUBLIC HEARINGS/IT'EMS FOR CONSIDERATION
A. Buffalo Grove Branding Presentation
Molly Gillespie, Village of Buffalo Grove's Director of Communications and
Engagement, gave an overview of the Village's new branding initiative.
Commissioners discussed how the new Village branding will be implemented and
how it can be used for placemaking and signage.
Wayne Williams, Envy Home Services, stated that businesses could include the new
logo on their website to help promote the Village's new branding initiative.
B. Consideration of a Zoning Variation for the Purpose of Constructing a Three-
Season Room that Would Encroach into the Required 30-Foot Rear Yard
Setback at 1343 Logsdon Lane
Associate Planner Binder, provided a background on the subject property and the
request.
Zach Zielinski, the Petitioner 2601 Elkhart Lane, Waukesha, WlI and Nikhil Turang,
property owner, were sworn in. Mr. Zielinski and Mr. Turang provided an overview of
the request.
Com. Richards asked Staff if they have gotten any calls, comments or feedback
from the surrounding properties regarding the requested variation.
Mr. Binder stated that the Village had not received any calls or comments regarding
the requested variation request.
Com. Richards asked if the proposed addition would be the same size as the
existing deck on the property.
Mr. Zielinski confirmed that the proposed sunroom is about the same size as the
existing deck.
Page 32 of 37
Chairperson Weinstein asked Staff who the applicant or petitioner is for the request.
Mr. Binder stated that the Petitioner is the builder on behalf of the
homeowner/property owner.
Mr. Standiford stated that Staff will ensure the documents reflect that the variation is
granted to the property and the owner.
Com. Saxena asked Staff if they have approved similar variation requests in the
past.
Mr. Binder stated that the PZC has approved similar variations in the past, and the
last one that was approved was 2 meetings ago, where the setback of the home
was encroaching about 27% into the rear yard setback, and the variation request
being presented tonight is about 13% into the rear yard setback.
Com. Saxena asked if the structure was detached, it would not require a variation?
Mr. Binder confirmed as detached structures must not exceed 20% of the rear yard
and must be setback at least 5 feet from the rear property line and 3 feet from the
side property line. He stated that if the requested sunroom was detached from the
house, it would be permitted outright.
Com. Au asked if the current deck meets the setback requirement.
Mr. Binder explained that a deck would be considered an accessory structure and
the proposed sunroom is an addition to the house and would be considered a
primary structure, which must meet the setback requirements.
Com. Richards made a motion to approve the requested rear yard setback variation.
The motion was seconded by Com. Davis.
Com. Worlikar spoke in favor of the motion, stating precedent and that the
requested variation has plenty of room in the rear, it is a value improvement, and
there were no comments from the neighboring properties.
Com. Moodhe spoke in favor of the motion, stating that the addition fits in with the
neighborhood and the PZC has approved many of these in the past.
Moved by Kevin Richards, seconded by Jason Davis to approve. Upon roll call,
Commissioners voted as follows:
AYES: 7 Mitchell Weinstein, Kevin Richards, Amy Au, Adam Moodhe, Neil
Worlikar, Jason Davis, Sujat Saxena
NAYS: 0 None
ABSENT: 1 Marc Spunt
Motion passed.
Page 33 of 37
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. 2,019-036 with Variations from the Zoning Code to Allow a Combined
Water Fill and Weigh Station and Construction of a New Surface Parking Lot,
on the Combined Area Fire Training (CAFT) Facility Property at, 851 Krause
Drive.
Deputy Director Purvis, provided a background on the subject property and the
request.
Kyle Johnson, Deputy Public' orks Director and Village Engineer Village of Buffalo
Grove, Adam Dow, Buffalo Grove Civil Engineer, and Brian Wesolowski, GHA
Engineering, provided a background on the subject property and request.
Com Worlikar asked about the mobile scales in the Village and how this new scale
will be an improvement.
Mr. Johnson stated that the new scale would be safer and have less risk of injury by
having a dedicated lane that is more efficient and safer with a calibrated scale that
will be easy to access.
Com Worlikar asked if there are any concerns with traffic as trucks making right
turns into the site.
Mr. Wesolowski stated that the facility poses challenges with turning movements for
trucks, but he explained how they will address this by having police presence and
signage for trucks entering and leaving the site. He assured that they will comply
with all LCDOT requirements and operate effectively. He also mentioned that the
police will assist larger vehicles to navigate effectively. This site is one of the few in
the village that meets the necessary turning movement criteria.
Com. Richards asked how passenger cars will access the site.
Mr. Wesolowski stated that they will access the site from the south and that there is
an access between the station and the parking lot. He stated that it will be gated and
can be opened for fire personnel to exist after a training session.
Com. Moodhe asked about the gate and if the proposed gate would be a rolling
gate.
Mr. Johnson stated that they are going to be repurposing the existing gate.
Com. Moodhe asked if they were going to be dredging the pond.
Mr. Wesolowski stated no.
Com. Saxena asked if the weigh station and the water station can operate
concurrently and if there could be a traffic backup.
Page 34 of 37
Mr. Dow confirmed and noted that the stations are staggered and stated that the low
levels of traffic will not cause any traffic backup.
Chairperson Weinstein asked if there will be any impact on the fire training outside.
Mr. Johnson stated no, as it is all designed and set up so that all the activities could
take place at the same time.
Chairperson Weinstein asked where do trucks currently fill up for water.
Mr. Johnson stated that they use a fire hydrant in front of the existing public works
facility at 51 Raupp Blvd. He stated it is critical to our use.
Chairperson Weinstein asked about truck weighing enforcement.
Mr. Johnson indicated that the Village Police Department has a whole system and
process in place, and the new station will help make it safe and move the trucks off
the main roads for weighing.
Com. Moodhe asked what the width of the roadway and width of the current Public
Works entrance.
Mr. Wesolowski stated 30 feet for the proposed roadway.
Mr. Johnson stated that the Public Works entrance is approximately 24 feet.
An employee at Nagano International Corporation, located across the street from
the site, has raised concerns about traffic and safety at the intersection, particularly
regarding the westbound truck turn. The company is worried that some drivers might
encroach onto the curb of their property (which is west of Krause Drive) as the
trucks make the turn. Additionally, they are concerned about potential traffic
backups due to trucks coming in and out of their facility. There is also a bus stall on
eastbound Deerfield Parkway.
Mr. Wesolowski mentioned that they have data from the police department showing
that less than one truck per day is being ticketed. They don't expect many more
trucks. He mentioned that they used a very large truck to model the turn and that it
is likely that very few trucks this size would be brought into the facility. He stated that
auto-turn represents the worst-case scenario and smaller trucks will have an easier
time making this turn.
Vice Chairperson Richards made a motion to recommend approval of an
Amendment to the Special Use and Preliminary Plan approved by Ordinance No.
2019-036, and Zoning Variations from the Front Yard Setback Requirements to
allow the construction of a combined water and weigh station and a surface parking
lot on the property located at 851 Krause Drive, subject to the conditions listed in the
staff report. Com Moodhe seconded.
Page 35 of 37
Com Moodhe explained that this facility is unique. He noted that he has observed
the challenges water trucks face while maneuvering across the street at Public
Works. He clarified that this is not an interstate weigh station but more of an
enforcement type station. Removing trucks from the street would improve safety,
and the parking lot would also help clear all the cars from Krause Road. He
expressed strong support for the proposal, emphasizing that only a small number of
vehicles would enter the site daily. He noted, originally, the site was designed to
accommodate large fire trucks.
Chairperson Weinstein expressed support for the motion, noting that it represents a
current public use and does not entail a major change from the current situation. He
suspects that if any of the turning movements become problematic, the Village will
address those changes at that time.
Moved by Kevin Richards, seconded by Adam Moodhe to recommend approval of
the requests. Upon roll call, Commissioners voted as follows:
AYES: 7 Mitchell Weinstein, Kevin Richards, Amy Au, Adam Moodhe, Neil
Worlikar, Jason Davis, Sujat Saxena
NAYS: 0 None
ABSENT: 1 Marc Spunt
Motion passed.
REGULAR MEETING
A. Other Matters for Discussion
B. Approval of Minutes
Moved by Kevin Richards, seconded by Adam Moodhe to approve the draft minutes.
Upon roll call, Commissioners voted as follows:
AYES: 5 Mitchell Weinstein, Kevin Richards, Adam Moodhe, Neil Worlikar,
Sujat Saxena
NAYS: 0 None
ABSENT: 1 Marc Spunt
Motion declared Passed.
C. Chairperson's Report
None
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
Staff provided information regarding the upcoming future agenda schedule, noting a
special meeting will be held on July 10, 2024.
F. Public Comments and Questions
All comments will be limited to 5 minutes and should be limited to concerns or
Page 36 of 37
comments regardling issues that are relevant to Planning and Zoning
Commission business.
ADJOURNMENT
The meeting was adjourned at 8:49 PM
Page 37 of 37