2016-01-20 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Comission
Regular Meeting
January 20, 2016 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings
1. Public Hearing- Electronic Cigarette and Tobacco Stores (David Weidenfeld)
III. Regular Meeting
A. Approval of Minutes
1. Planning and Zoning Comission - Regular Meeting - Jan 6, 2016 7:30 PM
B. Matters for Discussion
1. Workshop Discussion- Proposed Retail Development at 20914 & 20929 N
Milwaukee (David Weidenfeld)
C. Chairman's Report
D. Committee and Liaison Reports
E. Future Agenda Schedule
F. Public Comments and Questions
G. Staff Report
IV. Adjournment
The Village Board will make every effort to accommodate all items on the agenda by 10:30 p.m. The
Board, does, however, reserve the right to defer consideration of matters to another meeting should the
discussion run past 10:30 p.m.
V. Action Items
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 459-2525 to allow the Village to make reasonable accommodations for those persons.
Updated: 1/15/2016 8:50 AM Page 1
Action Item : Public Hearing- Electronic Cigarette and
Tobacco Stores
Recommendation of Action
Staff recommends discussion. Following the direction by the PZC, staff will draft regulations for
consideration. To allow the Public Health Commission to weigh in on the issue, this item should
be continued to the February 17, 2016 PZC meeting.
At the January 6th PZC meeting, the PZC opened the public hearing on this topic and staff
provided some preliminary findings. The PZC continued the public hearing to the January 20th
meeting to allow staff more time to further research the matter. To help inform and guide e -
cigarette/vape stores, tobacco store, and vape lounge discussion and regulations, staff has
researched how other communities in the northern Chicago region regulate these uses.
Research methods, findings, and analysis, are discussed below. Preliminary regulatory
recommendations are also presented for further discussion.
ATTACHMENTS:
Staff Memo (DOCX)
VBG's Clean Air Ordinance (PDF)
Trustee Liaison Staff Contact
Trustee Weidenfeld Chris Stilling, Building & Zoning
Wednesday, January 20,
2016
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VILLAGE OF
BUFFALO GROVE
DATE: January 15, 2016
TO: Planning and Zoning Commission (PZC)
FROM: Nicole Woods, Village Planner and Chris Stilling, Community Development Director
SUBJECT: Electronic Cigarette and Tobacco Stores
Background
At the January 6th PZC meeting, the PZC opened the public hearing on this topic and staff provided
some preliminary findings. The PZC continued the public hearing to the January 20th meeting to allow
staff more time to further research the matter. To help inform and guide e-cigarette/vape stores,
tobacco store, and vape lounge discussion and regulations, staff has researched how other
communities in the northern Chicago region regulate these uses. Research methods, findings, and
analysis, are discussed below. Preliminary regulatory recommendations are also presented for
further discussion.
Research Methods
Staff developed a survey which was distributed to communities within the Northwest Municipal
Conference (NMC). Approximately 15 communities participated in the survey including:
Bannockburn
Barrington
Carpentersville
Des Plaines
Evanston
Fox Lake
Glencoe
Grayslake
Hoffman Estates
Lincolnshire
Niles
Palatine
Prospect Heights
Schaumburg
Vernon Hills
The survey posed questions regarding planning, zoning, and safety regulations for e-cigarettes/vape
stores and vape lounges as well as how such uses interact with local Clean Indoor Air Oridances.
Research Findings
The following represent the key findings from the survey.
E-Cigarette/Vape Stores
All surveyed communities allow the retail sale of e-cigarette/vape stores.
Most (13) of the communities consider the retail sale of e-cigarette/vape stores as permitted
uses, mainly in business/retail districts. Only 2 communities survey (Palatine and Niles)
consider e-cigarette/vape stores to be special uses.
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Most (13) of these communities do not have any standards that distance these types of uses
from parks and schools. Only 2 communities (Schaumburg and Evanston) have standards that
distance these types of uses 100 and 150 feet away from school properties.
Approximately 2/3 of all communities restrict e-cigarette/vape stores to retail-sales only,
while the remaining 1/3 allow sampling to occur on-site.
Vape Lounges
Most (11) communities do not allow vape lounges in their respective municipality.
Those few (4) communities that do allow vape lounges, two (Fox Lake and Hoffman Estates)
consider vape lounges to be permitted uses, while the other remaining communities (Niles
and Palatine) consider them to be special uses.
No communities have any standards that distance vape lounges from parks and schools
Clean Indoor Air Ordinance
Most (9) communities do not have local Clean Indoor Air Ordinances and rely on the current
State Statute.
Those few (6) communities that do have a local Clean Indoor Air Ordinances, three
(Evanston, Hoffman Estate, and Schaumburg,) prohibit the use of e-cigarettes/vaping in
public, while the remaining three (Lincolnshire, Palatine, and Vernon Hills) do not prohibit
this activity in public.
Staff Analysis
E-Cigarette/Vape Stores
Most communities allow the retail sale of e-cigarette/vape stores in their community. In doing so,
they generally apply the same standards that are administered to tobacco shops. Should the Village
proceed with this approach and amend our definition of Tobacco Shops to include the retail sale of e-
cigarette/vape stores, we need to review whether or not we should consider tightening our
standards on tobacco shops. For example, perhaps tobacco shops and e-cigarette/vape stores should
be considered special uses, not permitted uses. This argument would put Buffalo Grove in the
minority of communities that consider these specific establishments to be special uses. Another
example of tightening the standards could be to distance these uses from schools. However, the
distance standards observed amongst other communities is minimal (100-150 feet) and would not
impact any existing vacant commercial space in the Village.
E-cigarette/vape stores often like to have seating for consumers to sample e/cigarettes/vape
products. This sampling is intended to be an accessory use of the store. As noted above, most
communities do not permit sampling as this type of activity may lead to a vape lounge or a vape-
lounge environment. Some of these communities include the phrase “retail-sales only” to prevent
this type sampling from occurring. Other communities that allow sampling, issue licenses to permit
sampling at a specific establishment.
Vape Lounges
Overall, communities have tighter restrictions on vape lounges than the retail sale of e-
cigarette/vape stores. Most communities do not address this specific use and thereby prohibit vape
lounges as a use in their municipalities. Currently, smoking establishments such as cigar lounges,
hookah lounges and other onsite smoking venues are not allowed in Buffalo Grove. This restriction
has been established as part of Buffalo Grove’s own Clean Air Ordinance adopted in 2006 (attached).
However, our current Clean Air Ordinance does not address vaping.
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Questions to Consider
1) Should the Village permit e-cigarette/vape stores in the Village? If so, should these specific
uses be considered permitted or special uses?
Staff Response: Staff suggests that the Village should apply the same standards towards
tobacco shops to e-cigarette/vape stores and allow e-cigarette/vape stores in the Village as a
permitted use in all of the business districts. This could be achieved by simply developing a
definition for “tobacco shops” and include the retail sale of e-cigarette/vape stores in the
definition. Furthermore, this application of standards may be appropriate given the
similarities between the two uses and that it is consistent with the majority of our
neighboring communities. Tightening the standards (requiring a special use or creating a
distance standard from schools) may be more difficult to achieve given that the vast majority
of our neighboring communities permit this type of use and that Buffalo Grove currently also
permits tobacco shops.
2) If e-cigarette/vape stores are permitted in the Village, can such establishments offering
sampling of their products as an accessory use?
Staff Response: Sampling can lead to vape lounges or a vape lounge type of environment.
Staff recommends that e-cigarette/vape stores be retail-only. This can be accomplished by
creating a “retail-only” clause in the code and/or by amending our Clean Indoor Air
Ordinance. Staff prefers both strategies be implemented to ensure better enforcement. A
Clean Indoor Air Ordinance falls under the Public Health Commission’s purview and staff
suggests this discussion occur with them at their next meeting on February 10th.
3) Should the Village permit vape lounges in the Village? If so, should these specific uses be
considered permitted or special uses?
Staff Response: Staff recommends that the Village follow suit of most of the neighboring
communities and not permit vape lounges in the Village. To achieve this, vape lounges should
continue to be omitted from the code, which is consistent with how we prohibit other
smoking establishments. Moreover, our Clean Indoor Air Ordinance should also be amended
to prohibit this type of use.
Action Requested
Following the direction by the PZC, staff will draft regulations for consideration. To allow the Public
Health Commission to weigh in on the issue, this item should be continued to the February 17, 2016
PZC meeting.
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Chapter 9.32 - SMOKING IN PUBLIC PLACES*
Sections:
9.32.010 - Definitions.
For purposes of this Chapter, the following terms shall have the following meanings:
"Business" means any sole proprietorship, partnership, joint venture, corporation, association,
limited liability partnership, limited liability company or other business entity, whether formed for
profit or non-profit purposes. "Business" includes a "club" as defined in this section.
"Club" means a private not-for-profit association, corporation or other entity, which is the owner,
lessee or occupant of a building or a portion of a building consisting of persons who are bona fide
paying members and which owns, leases or uses a building or portion thereof, the use of which is
restricted primarily to members and their guests.
"Employee" means any person who is employed or retained by a business, and shall include the
owner or operator of a sole proprietorship or other similar business entity.
"Employer" means any person or business that employs one or more employees.
"Enclosed area" means all space in any structure or building that is enclosed on all sides by any
combination of walls, windows, or doorways, extending from floor to the ceiling.
"Enclosed or partially enclosed sports arena" means any sports pavilion, stadium, gymnasium,
health spa, boxing arena, swimming pool, roller rink, ice rink, bowling alley, or other similar place
where members of the general public assemble to engage in physical exercise or participate in athletic
competitions or recreational activities or to witness sports, cultural, recreational or other events.
"Open air dining area" means a seating area open to the air that is accessory to a restaurant, hotel,
cafeteria, club or other enclosed public place engaged in purveying commercial food or beverage
service where members of the public, members or guests are invited to sit and receive food or
beverage service.
"Place of employment" means an area under the control of a public or private employer within the
Village that employees normally frequent during the course of employment, and includes, without
limitation, common work areas, private offices, auditoriums, classrooms, conference and meeting
rooms, cafeterias, elevators, employee lounges, staircases, hallways, restrooms, medical facilities,
clubs, and the interior of a vehicle of public conveyance. "Place of employment" does not include a
private dwelling unit, unless the dwelling is also used as a day care facility for children or adults or a
health care facility.
"Place of employment" does not include that part of a private dwelling used as a home office by a
single employee only who resides in that dwelling.
"Public entrance" means every doorway or other entrance to a public place or place of
employment.
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"Public place" means an area that is open to and used by the general public, or any area to which
the public is invited or in which the public is permitted, including without limitation:
Vehicles of public conveyance and all government owned vehicles;
Common or public areas (including without limitation lobbies, hallways, reception areas, public
restrooms, elevators and staircases) of apartment buildings, condominiums, dormitory
buildings, nursing home care facilities, and other multiple-family residential structures;
Common or public areas (including without limitation lobbies, hallways, reception areas, public
restrooms, elevators and staircases) of any building or structure that is accessible to the public
including without limitation office, commercial, and industrial buildings, banks and financial
institutions, educational institutions, health care facilities such as hospitals, clinics and doctor's
offices, museums, libraries, restaurants, polling places, government and Village-owned
buildings, food stores, cafeterias, theaters, auditoriums, enclosed or partially enclosed sports
arenas, train and bus stations, hotels, motels, and retail and service establishments;
Rooms, chambers, halls, or other locations within which meetings, hearings, or gatherings are
held, to which the public is invited or in which the public is permitted, including specifically,
but without limitation, any enclosed area under the control of the Village of Buffalo Grove
where there is in progress any public meeting.
"Public place" shall not include:
A private dwelling unit, unless the dwelling is also used as a licensed childcare, adult care
facility, health care facility, nursing, long-term care or assisted living facility; or
Hotel or motel rooms designated as smoking, provided that no more than ten percent of the
available rooms for rent in any single building shall be designated as smoking rooms.
"Smoke" or "smoking" means inhaling, exhaling, burning, or carrying any lighted cigar, cigarette,
pipe, or other lighted tobacco product in any manner or in any form.
"Village" means the Village of Buffalo Grove.
(Ord. 2007-51 §§ 2, 3, 2007; Ord. 2006-19 § 2 (part), 2006).
9.32.020 - Prohibition of smoking in enclosed public places.
It is unlawful to smoke in any enclosed area of any public place.
It is unlawful for the owner, occupant or lessee, as the case may be, in control of a public place to
knowingly permit smoking in any enclosed area in a public place.
(Ord. 2006-19 § 2 (part), 2006).
9.32.030 - Prohibition of smoking in places of employment.
It is unlawful to smoke in any enclosed area of any place of employment.
It is unlawful for any employer to knowingly permit smoking in any enclosed area of any place of
employment.
(Ord. 2006-19 § 2 (part), 2006).
9.32.040 - Prohibition of smoking in open air dining areas.
It is unlawful to smoke in any open air dining area.
It is unlawful to smoke within twenty feet of an open air dining area.
Page 2 of 4Buffalo Grove, IL Code of Ordinances
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(Ord. 2006-19 § 2 (part), 2006).
9.32.050 - Prohibition of smoking at entrances.
It is unlawful to smoke within twenty feet of a public entrance of either a public place or a place of
employment.
It is unlawful to smoke within twenty feet of an operable window of either a public place or a place
of employment.
It is unlawful to smoke within twenty feet of a ventilation air intake of either a public place or a
place of employment.
(Ord. 2006-19 § 2 (part), 2006).
9.32.060 - Designation of other no smoking areas.
Nothing in this Chapter shall be deemed to limit the owner, occupant or lessee of a public place or
a place of employment to further prohibit smoking by designating outdoor areas not subject to the
restrictions in this Chapter as a place where smoking is also prohibited, provided that the owner,
occupant or lessee shall cause signs to be posted at appropriate locations advising persons that
smoking is prohibited within the designated outdoor area.
(Ord. 2006-19 § 2 (part), 2006).
9.32.070 - Exemptions.
The prohibitions on smoking set forth in this Chapter shall not apply to a private dwelling unit,
unless the dwelling is also used as a day care facility for children or adults or a health care facility.
(Ord. 2006-19 § 2 (part), 2006).
9.32.080 - No retaliation.
No person, business or employer shall discharge, refuse to hire, or in any manner retaliate against
an employee or customer because that employee or customer reports a violation of this Chapter or
exercises any rights afforded by this Chapter.
(Ord. 2006-19 § 2 (part), 2006).
9.32.090 - Signs.
Each owner, lessor, lessee, employer, or other person in control of a public place or place of
employment shall post conspicuous "No Smoking" signs in the enclosed area and at every public
entrance of any public place or place of employment where smoking is prohibited. Such "No
Smoking" signs shall have a white field with the words "No Smoking" printed in red letters, four
inches high with a one-half inch face, or shall bear the international "No Smoking" symbol, which
consists of a pictorial representation of a cigarette enclosed in a circle with a bar across it or such
other sign, approved by the Village, that clearly states that smoking is prohibited. It is unlawful for
any person to remove, deface or obscure any sign posted pursuant to the provisions of this
section.
All ashtrays shall be removed from any area where smoking is prohibited by this Chapter by the
owner, operator, manager, or other person having control of the area.
(Ord. 2007-51 § 4, 2007: Ord. 2006-19 § 2 (part), 2006).
9.32.100 - Penalties.
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A person, corporation, partnership, association or other entity who violates this Chapter shall be
fined pursuant to this section. Each day that a violation occurs is a separate violation.
A person who smokes in an area where smoking is prohibited pursuant to this Chapter shall be
fined in an amount not less than one hundred dollars and not more than two hundred fifty dollars.
A person who owns, operates, or otherwise controls a public place or place of employment that
violates this Chapter shall be fined: (1) not less than one hundred fifty dollars for the first violation,
(2) not less than five hundred dollars for the second violation within one year after the first
violation, (3) not less than two thousand five hundred dollars for each additional violation within
one year after the first violation, and (4) such violation may result in the suspension or revocation
of any permit or license issued for the premises on which the violation occurred.
(Ord. 2007-51 § 5, 2007: Ord. 2006-19 § 2 (part), 2006).
9.32.110 - Other applicable laws.
This Chapter shall not be interpreted or be construed to permit smoking where it is otherwise
restricted by other applicable laws.
(Ord. 2006-19 § 2 (part), 2006).
9.32.120 - Severability.
If any provision or part of this Chapter or application thereof to any person or circumstance is held
to be invalid, the remainder of the Chapter and the application of the provision or part thereof to other
persons not similarly situated or to other circumstances shall not be affected thereby.
(Ord. 2006-19 § 2 (part), 2006).
9.32.130 - Effective date.
The prohibitions stated in this Chapter shall be effective on October 1, 2006. All premises affected
by this Chapter that are in existence on the approval date hereof shall cause signs to be posted,
pursuant to the requirements of this Chapter, in a conspicuous location within the public place or place
of employment on or before October 1, 2006. All premises affected by this Chapter that are established
subsequent to the approval date hereof shall cause such signs to be posted as a condition to obtaining
applicable business licensing.
(Ord. 2006-19 § 2 (part), 2006).
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01/6/2016
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, JANUARY 6, 2016
Call to Order
The meeting was called to order at 7:31 PM by Commissioner Eric Smith
1.Pledge of Allagence
Public Hearings
1.Public Hearing- 1167 Green Knolls (Request to Continue to January 20, 2016 Meeting)
(Jeffrey Berman)
Ch. Smith stated that he was made aware of a request by staff to Table the public
hearing until the February 3, 2016 Planning & Zoning Commission meeting.
Jeffrey Braiman, Braiman & Associates, was present and sworn in. He represents an
objector and requested that the hearing be Tabled until February 3, 2016 meeting so his
clients can be present to testify.
Ch. Smith asked Mr. Stilling if Tabling this public hearing until the February 3, 2016
Planning & Zoning Commission meeting would affect the date that this could possibly go
before the Village Board. Mr. Stilling stated that if the public hearing was held on either
January 20, 2016 or February 3, 2016, it would still go before the Village Board on
February 22, 2016.
The Petitioner, Mr. Steve Rybin, was present and sworn in. Mr. Rybin advised that he
would like to proceed with the hearing at the January 20, 2016 Planning & Zoning
Commission meeting. He will have secured the permit for his other work, which is
unrelated to the driveway, by that time and would like to move forward. Com. Cesario
explained to Mr. Rybin that Tabling the public hearing to the February 3rd meeting will
have no affect on when it would be heard before the Village Board. Mr. Rybin replied that
he would still like to move forward at the January 20th meeting.
Com. Moodhe asked about the other work. Mr. Stilling stated that the permit for the other
work will not have an affect on this request.
Mr. Braiman stated that his clients would prefer to be present for the public hearing to
answer questions in lieu of providing just a written statement, The driveway work will not
get done in February due to the weather anyway.
There were no further questions or comments.
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01/6/2016
RESULT:TABLED [UNANIMOUS]
Next: 2/3/2016 7:30 PM
MOVER:Scott Lesser, Commissioner
SECONDER:Adam Moodhe, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Ira Shapiro
2.Public Hearing- Electronic Cigarette and Tobacco Stores (David Weidenfeld)
Mr. Stilling requested that this public hearing be Tabled until the January 20, 2016
Planning & Zoning Commission meeting. Staff is working on gathering further information
to better inform the Commission as described in the staff memo dated December 31,
2015. Staff also currently has a survey out with the Northwest Municipal Conference
related to how other communities regulate tobacco stores, e-cigarettes, vape shops and
vape lounges. The results of the survey are due next week.
After the motion, Com. Moodhe asked if staff was confident that the outcome will protect
the Village. Mr. Stilling responded he is. Com. Moodhe asked if there are any pending
applications for this type of establishment. Mr. Stilling responded no.
RESULT:TABLED [UNANIMOUS]
Next: 1/20/2016 7:30 PM
MOVER:Adam Moodhe, Commissioner
SECONDER:Scott Lesser, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Ira Shapiro
Regular Meeting
Approval of Minutes
1.Consider Approving Regular Meeting Minutes from December 16, 2016 (David
Weidenfeld)
RESULT:APPROVED [UNANIMOUS]
MOVER:Frank Cesario, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Ira Shapiro
Matters for Discussion
None.
Chairman's Report
None.
Committee and Liaison Reports
None.
3.A.1
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01/6/2016
Future Agenda Schedule
Mr. Stilling advised of some upcoming projects.
MJK Retail Development is proposing a 12,000 square foot retail development consisting of 2
retail buildings with a drive-thru component at 20914 & 20929 Milwaukee Avenue. A workshop
may be included on the January 20, 2016 agenda. This would involve an Annexation into the
Village. The developer is moving on a very aggressive schedule.
Starbuck's Coffee, 1205 W Dundee Road, was issued a Class E Liquor License to sell beer and
wine.
850 Asbury Drive will be torn down and rebuilt as a new 150,000 square foot industrial building.
Look for this to appear on the February 3, 2016 agenda.
There are several active proposed residential developments.
Public Comments and Questions
None.
Staff Report
None.
Adjournment
The meeting was adjourned at 7:46 PM
Action Items
Chris Stilling Director of Community Development
APPROVED BY ME THIS 6th DAY OF January , 2016
3.A.1
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Updated: 1/15/2016 8:51 AM Page 1
Action Item : Workshop Discussion- Proposed Retail
Development at 20914 & 20929 N Milwaukee
Recommendation of Action
Staff recommends discussion.
MJK Real Estate Holding Company, LLC (MJK) is the contract purchaser of the unincorporated 1.5 acre
property currently improved with the existing PJ's Restaurant and the former McDonalds (recently
demolished). MJK is finalizing their plans for a new 12,000 square foot retail development split between
two (2) buildings and is seeking comments from the Plannin g & Zoning Commission (PZC) prior to
completing their full application for a public hearing. This item had been heard before the Village Board on
January 4, 2016 and was referred to the PZC. The attached memorandum provides a brief summary of
their project.
ATTACHMENTS:
Staff Memo (DOCX)
Map (PDF)
Concept Plans (PDF)
Elevations (PDF)
Draft Sign Plans (PDF)
Trustee Liaison Staff Contact
Trustee Weidenfeld Chris Stilling, Building & Zoning
Wednesday, January 20,
2016
3.B.1
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Page 1 of 2
VILLAGE OF
BUFFALO GROVE
MEMORANDUM
DATE: January 15, 2016
TO: Planning & Zoning Commission
FROM: Christopher Stilling, Director of Community Development
SUBJECT: Workshop Discussion- Proposed Retail Development at 20914 &
20929 N Milwaukee (unincorporated)
Background
MJK Real Estate Holding Company, LLC (MJK) is the contract purchaser of the unincorporated 1.5
acre property currently improved with the existing PJ's Restaurant and the former McDonalds
(recently demolished). MJK is finalizing their plans for a new 12,000 square foot retail development
split between two (2) buildings and is seeking comments from the Planning & Zoning Commission
(PZC) prior to completing their full application for a public hearing. This item had been heard before
the Village Board on January 4, 2016 and was referred to the PZC. The following memorandum
provides a brief summary of their project.
PROPOSED PLAN
The site consists of the existing PJ’s Restaurant and a former McDonalds. The McDonalds building
was recently demolished and staff is unaware if McDonalds plans to reopen a new restaurant along
the corridor. MJK (Developer) is proposing to demolish the existing PJ’s and construct two (2) new
retail buildings with a combined square footage of approximately 12,000 square feet. The southern
building would include a drive-through to accommodate a new quick service restaurant. While a final
tenant mix has not been identified, MJK has indicated that another restaurant has provided a letter
of intent to occupy the end cap unit of the northern building. MJK also notes that they have already
received significant interest from other retail tenants.
Parking & Access
While the final site plan is subject to refinement as part of the public hearing process, the Developer
is providing a total of 75 parking spaces, which meets Village Code. They are also providing sufficient
stacking for the drive-through. It appears that some variations may be required to address the
dimensional requirements of the parking lot.
Access to the site would be provided by a single full access curb-cut onto Milwaukee Avenue. As part
of the annexation agreement, the developer is seeking rights to a future cross access connection
when the Berensa Plaza property redevelops. If approved, staff will work with the Developer on the
best location for the future access point(s). The development would also have cross access to the
existing unincorporated office building to the south.
Signage
MJK will be seeking a variation to allow for one (1) multi-tenant sign to be twenty-five feet (25’) high
along Milwaukee Avenue. Village Code currently allows a maximum height of fifteen feet (15’). The
proposed new sign would replace the existing PJ’s sign and the former McDonalds sign which were
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approximately thirty-five feet (35’) high. The current Lake County Sign Ordinance allows a
freestanding sign to be up to thirty feet (30’) high.
Utilities/Site Engineering
Sewer and water for the existing site is being provided by Lake County to the west (rear) of the parcel
on Ash Street. Although the Developer would be connecting to the existing Village water main
located at the northeast corner of their site, they are requesting to remain on the County’s sewer
main. While it has been Village policy to require new developments to connect to the Village’s sewer
mains as part of an annexation, staff has determined that a connection to the Village’s sewer main is
not ideal at this location and would not benefit future properties to the south. The nearest Village
sewer main is located over 600’ to the north and west in Deerfield Parkway. Both Village and County
sewer systems flow to the same Lake County treatment plant to the southwest of the proposed
development. If the Developer were to extend and connect to the Village’s sewer, it would have to
be pumped north and west via a lift station, and then be gravity fed back south to the treatment
plant. As a result, staff has no objection allowing the development to remain on the County’s sewer.
The proposed development will require some variations to the Village’s development and floodplain
regulations. As previously discussed, the Village’s regulations are more restrictive than those
standards in the Lake County Stormwater Management Watershed Development Ordinance. Staff is
in the process of amending the Village’s Code to align with the County. However, those amendments
may not be completed until after the project proceeds through the entitlement process.
ANNEXATION
Currently, Ash Street, which is maintained by Vernon Township, directly abuts the property. Should
the Village Board approve the annexation of the property, the portion of Ash Street abutting the
property would come within the jurisdiction of the Village and become the maintenance
responsibility of Buffalo Grove. Village staff has had preliminary discussions with the Township who
have indicated a willingness to continue maintenance of the roadway. This will likely require an
intergovernmental agreement with Vernon Township.
PROCESS
Based on the current configuration, the following approvals will be required:
Annexation and rezoning to B3 Planned Business District
Preliminary plan approval
Variations for parking lot design, signage height and development regulations
Special Use for the drive-through
ACTION REQUESTED
At the January 20th PZC meeting, the developer will provide an overview of their development
concept. This item will likely come back to the PZC in February for the public hearing.
3.B.1.a
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SITE PLAN
1" = 20'-0"
TION OBTAINED FORM ALTA/ACSM LAND TITLE SURVEY PERFORMED
YING
ARK AVENUE
ANA 46342 - 219.947.2568
BER: CD: K3, FILE: 12-197A* DATED AUGUST 1, 2012.
SUBJECT
PARCELS
MJK Real Estate Holding Company, LLC.
790 Estate Drive Suite 100
Deerfield, IL 60015 847-919-4801
Soos & Associates, Inc.
105 Schelter Road, Suite 101
Lincolnshire, IL 60069 847-821-7667
Retail Redevelopment of Existing Restaurant Parcels
Proposed Single Story, Multi-tenant Retail Buildings
(Parcels currently located within Unincorporated Lake County)
20914 & 20929 N. Milwaukee Ave., Buffalo Grove, IL 60089
Drawing Index (Date: December 28, 2015)
Existing Conditions Survey
Proposed Site Plan & Site Information
Proposed Landscape Plan & Details
Existing Conditions Aerial
3.
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Attachment: Concept Plans (1419 : Workshop Discussion- Proposed Retail Development at 20914 & 20929 N Milwaukee)
3.B.1.c
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EXISTING PJ'S PIZZA
20926 N MILWAUKEE AVE
GC GENERAL COMMERCIAL
UNINCORPORATED LAKE COUNTY
RECENTLY DEMOLISHED McDONALD'S
20914 N MILWAUKEE AVE
GC GENERAL COMMERCIAL
UNINCORPORATED LAKE COUNTY
228.45'
228.50'
3
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B3: PLANNED BUSINESS DISTRICT
BUFFALO GROVE
R-2 RESIDENTIAL
UNINCORPORATED
LAKE COUNTY
R-2 RESIDENTIAL
UNINCORPORATED
LAKE COUNTY
GC COMMERCIAL DISTRICT
UNINCORPORATED LAKE COUNTY
R-1 RESIDENTIAL DISTRICT
VILLAGE OF RIVERWOODS
Checked
Approved
Sheet
Title
Drawn
Job Number
Date
No. Issue Date
Seal
ILLINOIS DESIGN FIRM # 184003287
Client
Project
Consultant
9
fax: 847 821 8570phone: 847 821 7667
MJK Real Estate Holding Company
RETAIL
DEVELOPMENT
790 Estate Drive, Suite 100
Deerfield, IL 60015
20914 & 20929 N MILWAUKEE AVE
3.
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Attachment: Concept Plans (1419 : Workshop Discussion- Proposed Retail Development at 20914 & 20929 N Milwaukee)
PARKING BREAKDOWN - SITE PLAN SP20 (BUFFALO GROVE):
BUILDING INFORMATION:
NORTH BUILDING AREA: 4,987 SQ FT
SUPPORT SPACE (METER ROOM):-100 SQ FT
TOTAL TENANT AREA: 4,887 SQ FT
SOUTH BUILDING: 6,942 SQ FT
SUPPORT SPACE (METER ROOM):-100 SQ FT
TOTAL TENANT AREA: 6,842 SQ FT
TOTAL BUILDING AREA: 11,929 SQ FT
TOTAL TENANT AREA: 11,729 SQ FT
TENANT INFORMATION:
PROPOSED QSR USES:
SOUTH BUILDING QSR: +/-2,300 SQ FT
NORTH BUILDING QSR:+/-2,400 SQ FT
TOTAL GROSS QSR AREA: +/-4,700 SQ FT
PROPOSED RETAIL USES:
TOTAL GROSS AREA: +/-7,029 SQ FT
REQUIRED PARKING:
QSR TENANTS: PARKING REQUIREMENT: (1) PARKING STALLS PER 100 GROSS SQ FT
4,700 GROSS SQ FT = 4,700 (.01) = 47 STALLS
RETAIL TENANTS: PARKING REQUIREMENT: (1) PARKING STALLS PER 250 GROSS SQ FT
7,029 GROSS SQ FT = 7,029 (.004) = 28 STALLS
REQUIRED PARKING:
QSR: 47
RETAIL:28
TOTAL: 75 STALLS
PROVIDED PARKING FOR OVERALL DEVELOPMENT:
DEVELOPMENT PARKING: 75 STALLS
(INCLUDES 4 ADA ACCESSIBLE STALLS)
STALL SIZE PROVIDED: 9'-0" X 18'-0"
BORROWED PARKING: 14 STALLS
TOTAL PARKING PROVIDED: 89 STALLS
+/-228.45'
+/-228.50'
+
/
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1 CONCEPTUAL SITE PLAN SP20 - MILWAUKEE AVE
1" = 20'-0"
15
ONSITE PARKING PROVIDED:
75 STALLS (INCLUDES 4 ADA ACCESSIBLE STALLS)
STALL SIZE PROVIDED: 9'-0" X 18'-0"
BORROWED PARKING:
14 STALLS
TOTAL PARKING PROVIDED:
89 STALLS
BUILDING: 4,987 SF + 6,942 SF = 11,929 SQ FT
EXISTING
FULL
ACCESS
POSSIBLE
FUTURE CROSS
ACCESS
EXISTING
CROSS
ACCESS
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NOTE:
SITE INFORMATION OBTAINED FROM ALTA/ACSM LAND TITLE SURVEY
PERFORMED BY MM SURVEYING CO., INC.
5812 W HIGGINS AVE
CHICAGO, ILLINOIS 60630
773-282-5900
ORDER NO. 85632, DATED: OCTOBER 28, 2015.
CLOSED
FULL ACCESS
NEW CURBING
5
5
8
23 2
1
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-
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1
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1
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60.0°
BORROWED
PARKING
BORROWED
PARKING
73'-4"
18'-
0
"
9'
-
0
"
+/-17'-4"
+/-200 SQ
F
T
PATIO
LL
+/-100 AVAILABLE
RETAIL
+/-4,542 SQ FT
+/-200 SQ
F
T
PATIO
PROPOSED
QSR
+/-2,400 SQ FT
LL
+/-100
AVAILABLE
RETAIL
+/-2,487 SQ FT
PROPOSED
MULTI-TENANT
RETAIL BUILDING
+/-4,987 SQ FT
7
45.0°18
'
-
0
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9'-
0
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12'-0"
18'-0"
24'-0"
18'-0"
10'-0"
+/-16'-4"
22'-10"
18'-0"
20'-1"
5'-0"
5
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1
9
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PROPOSED
MULTI-TENANT
RETAIL BUILDING
+/-6,942 SQ FT
PROPOSED
QSR
+/-2,300 SQ FT
NEW
PYLON
SIGN
18'-0"
9'-10"
10'-0"
3'-0"
18'-0"
3
1
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6
3
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3
2
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6
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9
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8
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73'-4"
3
5
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-
3
"
Checked
Approved
Sheet
Title
Drawn
Job Number
Date
No. Issue Date
Seal
ILLINOIS DESIGN FIRM # 184003287
Client
Project
Consultant
9
fax: 847 821 8570phone: 847 821 7667
MJK Real Estate Holding Company
RETAIL
DEVELOPMENT
790 Estate Drive, Suite 100
Deerfield, IL 60015
20914 & 20929 N MILWAUKEE AVE
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QSR
QSR
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Attachment: Concept Plans (1419 : Workshop Discussion- Proposed Retail Development at 20914 & 20929 N Milwaukee)
THESE DRAWINGS AND SPECIFICATIONS ARE THE CONFIDENTIAL AND
PROPRIETARY PROPERTY OF SOOS & ASSOCIATES, INC AND SHALL NOT BE
COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT
DOCUMENTS WERE PREPARED FOR USE ON THIS SPECIFIC SITE IN CONJUCTION
WITH ITS ISSUE DATE AND ARE NOT SUITABLE FOR USE ON A DIFFERENT SITE
OR AT A LATER TIME. USE OF THESE DRAWINGS FOR REFERENCE OR EXAMPLE
ON ANOTHER PROJECT REQUIRES THE SERVICES OF SOOS & ASSOCIATES, INC.
REPRODUCTION OF THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER
PROJECT IS NOT AUTHORIZED.
ILLINOIS DESIGN FIRM # 184003287
CLIENT
PROJECT
CONSULTANT
SEAL
DATE
PROJECT NO.
DRAWN
CHECKED
APPROVED
TITLE
SHEET
Soos & Associates, Inc.
A r c h i t e c t u r e
105 Schelter Road, Lincolnshire, Illinois 60069
Phone: 847 821 7667 Fax: 847 821 8570
A OCIATESSOOS
C:
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MJK REAL ESTATE
HOLDING COMPANY, LLC
MJK RETAIL DEVELOPMENT
20914 & 20929 N. MILWAUKEE AVE
BUFFALO GROVE, IL 60448
JULY 9, 2015
15 MJ 100
Author
Checker
Approver
CONCEPTUAL
EXTERIOR
PERSPECTIVES
A-09
VILLAGE REVIEW
790 ESTATE DRIVE, SUITE 100
DEERFIELD, IL 60015
VIEW FROM SOUTHEAST
VIEW FROM NORTHEAST
NO. ISSUE DATE
VILLAGE REVIEW 2016-01-14
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Attachment: Elevations (1419 : Workshop Discussion- Proposed Retail Development at 20914 & 20929 N Milwaukee)
MJK Real Estate Holding Co. 20914 & 20926 N. Milwaukee
Deerfield, IL
12.01.15
vm
TRACKER NUMBER
7015980
12.02.15
12.07.15
12.23.15
01.12.16
Double Sided Pylon Sign - Qty: ( )
3/8" = 1'
1
Colors/Finishes - *TBD
8 ft
Tenant 2
Tenant 3
Tenant 4
Tenant 1
Tenant 5
BUFFALO GROVE
CROSSING
20914 20926
24"D Cabinet w/
Internal LED Illumination
10 ft
25' OAH
1'
12"D Header
BUFFALO GROVE
CROSSING
Routed and Pushed
Through Translucent
White Acrylic Crossing Icon
w/ Vinyl Faces
Landscaped
Brick Base
Waterjet Cut
Crossing Detail
20"x20"
Brick Column
Routed and Pushed
Through Translucent
White Acrylic Lettering
w/ Vinyl Faces
Routed and Backed
Translucent White
Acrylic Address Numbers
7" Cap
6" Cap
91.5"x16" VO
Tan Brick
Gray Brick
Buff Brick
Brown/Burgundy Brick
Reference Photo from Mokena Buildout
24"x24"
Brick Column
Dark Gray Abacus
Tan Brick
Gray Brick
Buff Brick
Brown/Burgundy Brick
Dark Gray
Removable Routed Aluminum Face, Painted Dark Gray
Conceptual Main (East) Elevation
3.B.1.e
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MJK Real Estate Holding Co. 20914 & 20926 N. Milwaukee
Deerfield, IL
12.01.15
vm
TRACKER NUMBER
7015980
12.02.15
12.07.15
12.23.15
Before New Proposal
01.12.16
3.B.1.e
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