2016-07-13 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
July 13, 2016 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
1. (ID # 1625) Consider Approval of a Preliminary Plan, Plat of Subdivision and Variations
for a New 40,437 Square Foot Industrial Building at 875 Busch Parkway (Trustee
Weidenfeld)
III. Regular Meeting
A. Other Matters for Discussion
1. Workshop- Proposed Woodman’s Development on the Berenesa Plaza Property
(Trustee Berman)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Jun 15, 2016 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission 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.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require c ertain 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: 7/8/2016 1:31 PM Page 1
Ordinance No. : Consider Approval of a Preliminary Plan, Plat of
Subdivision and Variations for a New 40,437 Square Foot Industrial
Building at 875 Busch Parkway
Recommendation of Action
Staff Recommends Approval Subject to the Conditions in the Attached Staff Report
Thermflo is the contract purchaser of 875 Busch Parkway in the Corporate Grove industrial park and is
looking to develop a new 40,437 square foot office and warehouse building. Thermflo has outgrown its
current facility in Wheeling and has chosen to expand in Buffalo Grove. The site in Buffalo Grove is
approximately 4.33 acres (188,615 square feet) and is currently vacant. The proposed building will be
developed for two users: Thermflo and its sister company Zonatherm Products. As proposed, the project
requires approval of a Preliminary Plan and Plat of Subdivision with variations. Additonal Information can
be found in the attached staff report.
ATTACHMENTS:
Staff Report (DOCX)
Aerial (PDF)
Thermflo Letter (PDF)
Petition (PDF)
Complete Plan Set for PZC 7.7.16 (PDF)
Trustee Liaison Staff Contact
Weidenfeld Nicole Woods, Community Development
Wednesday, July 13, 2016
2.1
Packet Pg. 2
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: July 13, 2016
SUBJECT PROPERTY LOCATION: 875 Busch Parkway
PETITIONER: Jeff Sode, Thermflo Inc.
PREPARED BY: Nicole Woods, Village Planner
REQUEST: Petition to the Village of Buffalo Grove for preliminary plan
approval and plat of subdivision and variations for a 40,437
square foot industrial building.
EXSITING LAND USE AND ZONING: The property is currently vacant and is zoned Industrial (I).
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be Industrial.
PROJECT BACKGROUND
Thermflo is the contract purchaser of 875 Busch Parkway in the Corporate Grove industrial park and
is looking to develop a new 40,437 square foot office and warehouse building. Thermflo has
outgrown its current facility in Wheeling and has chosen to expand in Buffalo Grove. The site in
Buffalo Grove is approximately 4.33 acres (188,615 square feet) and is currently vacant. The
proposed building will be developed for two users: Thermflo and its sister company Zonatherm
Products. Thermflo designs, sells, and services HVAC and generators specifically for commercial
data centers. This company will utilize the northern space (14,437 square feet) at 875 Busch
Parkway as office space for their corporate headquarters. Zonatherm Products is a commercial and
power system distributor, will utilize the southern space (26,000 square feet) for warehousing and
distribution.
As proposed, the project requires approval of a Preliminary Plan and Plat of Subdivision with the
following variations:
1. A Variation to Section 17.36.030 of the Zoning Ordinance regarding the dimensional
requirements for parking lot design as depicted on the Preliminary Plan; and
2. A Variation to Section 17.36.030 of the Zoning Ordinance to allow a driveway to exceed the
maximum width of thirty-five feet (35’).
In addition to the two variations above, the petitioner was also originally seeking a special use for
outside storage. This storage would have been used to house and protect equipment from outdoor
elements. However, the petitioner has since opted to house this equipment inside the facility or in a
trailer parked on the property. As trailer parking is considered a common ancillary use for industrial
and warehouse users, such parking is not viewed as problematic.
2.1.a
Packet Pg. 3
At
t
a
c
h
m
e
n
t
:
S
t
a
f
f
R
e
p
o
r
t
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
PLANNING & ZONING ANALYSIS
The following is a summary outlining compliance with the Village Code:
Zoning
The proposed development fulfills the dimensional requirements in the Industrial District as shown
below.
Industrial District Dimensional Requirements Vs Proposed Development at 875 Busch
I District Requirements Proposed Development
Se
t
b
a
c
k
s
Front 50 ft. (Min) +/- 100 ft.
West Side 15 ft. (Min) +/- 200 ft.
East Side 15 ft. (Min) +/- 140 ft.
Rear 15 ft. (Min) 20 ft.
Building Height
4 Stories or 50 ft (whichever is
less) 1 story 32 ft
FAR 0.8 (Max) 0.21
Surrounding Land Uses
The proposed development is consistent with the other industrial uses and development in
Corporate Grove and Covington Corporate Center that surround the subject property. The subject
property and the surrounding area is also zoned industrial.
Proposed Infrastructure and Facilities
Vehicular Accessibility & Parking
The petitioner proposes two (2) main vehicular points of access on Busch Parkway. The northwest
point of access is restricted with right -in and right-out accessibility. The northeast access point is a
full access point with a driveway apron width of 43 feet wide at the property line and thereby
requires a variance.
The proposed development includes a total of 130 parking spaces, and an additional 12 future
parking spaces. This amount exceeds the code’s minimum requirement (68 spaces) for this type of
development. The proposed parking spaces are 18 feet in length which deviates from the code’s
standard of 18.5 feet and hence requires a variance.
Stormwater
When the Corporate Grove development was constructed, stormwater detention was provided for
this parcel. Consequently, the existing system can sufficiently serve the proposed development. All
required stormwater is being provided and the proposed project would comply with both the
Village’s Development Ordinance and the Lake County Watershed Development Ordinance.
Landscaping
The applicant has provided a preliminary landscape plan for the overall site. The plan includes
landscaping elements around the new building, scattered in the parking lot, and fronting Busch
Parkway and Deerfield Road. The Village Forrester has reviewed the landscaping plan and feels that
2.1.a
Packet Pg. 4
At
t
a
c
h
m
e
n
t
:
S
t
a
f
f
R
e
p
o
r
t
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
it is suitable for the location and has advised the developer on tree specifies to ensure tree diversity
in the Village.
Elevations/Signage
The proposed building would be a single story facility. The warehouse component would be 25 feet
and the office component would be 27 feet with a blue and green architectural element that will
extend another 5 feet for a total height of 32 feet. The building materials would include grey
precast concrete panels with blue aluminum metal panels for doorframes, window frames, and
other accents.
While specific details have not been provided regarding signage, the petitioner will likely request
signage that will meet Village Code. Furthermore, the petitioner is currently working with Corporate
Grove’s management association on signage concepts.
Plat of Resubdivision
The current property is made up of several parcels. To accommodate the development, the
petitioner is requesting a plat of resubdivision to consolidate the lots into a single lot. As part of the
resubdivision, the existing 35’ building line is being vacated. This building line is no longer applicable
as it does not correspond to any lot line or right-of-way since the old roadway was vacated as part
of the Busch and Deerfield intersection realignment.
Staff would also like to note that the existing 15’ public utility easement just west of the proposed
building will remain. This easement accommodates an existing public watermain owned and
maintained by the Village. The petitioner has acknowledged that in the event the Village needs to
repair and/or replace the watermain, the petitioner will be responsible for the repair and
restoration of their parking lot and landscaping that is located in the easement area.
DEPARTMENTAL REVIEWS
Village
Department
Comments
Engineering The Village Engineer has reviewed the proposed plans and has no specific
comments regarding the preliminary plans. The Village Engineer does note that
the Developer will be required to submit final engineering prior to the issuance
of a building permit.
Fire
Department
The Fire Department has reviewed the proposed plans and has no major
comments or concerns. However the department did note that they will need to
work with the petitioner on future hydrant locations as part of the final
engineering.
Variations
The following is a summary of the requested variations:
A Variation to Section 17.36.030 of the Zoning Ordinance regarding the dimensional requirements
for parking lot design as depicted on the Preliminary Plan.
Currently Village Code requires that parking stalls be 18.5 feet deep. Staff believes the 18’ is
sufficient and will be seeking a future text amendment to Village Code to codify the change.
2.1.a
Packet Pg. 5
At
t
a
c
h
m
e
n
t
:
S
t
a
f
f
R
e
p
o
r
t
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
Based on staff’s research, several nearby communities as well as Lake County allow for 18’ deep
parking spaces. This size is also recommended by traffic consultants and the Urban Land Institute
(ULI). The 18’ deep stalls minimizes pavement and in turn, stormwater runoff.
Moreover, the Village has granted this variance to other recent developments, and staff projects
the Village will recommend the Village amend the parking stall regulation from 18.5 feet to 18
feet in the near future so to comply with current industry standards.
A Variation to Section 17.36.030 of the Zoning Ordinance to allow a driveway to exceed the
maximum width of thirty-five feet (35’).
The northeast full access point has a driveway apron that extends 43 feet wide at the property line,
exceeding the Code’s maximum width of 35 feet. The petitioners are requesting this expansion to
accommodate a suitable turning radius for freight trucks.
The Village Code indicates that two-way driveways can exceed 35 feet the driveway if the driveway is
separated by a curbed median. However, a curbed median would further minimize the turning radius
necessary for delivery trucks. Furthermore, Public Works staff has discouraged this approach since the
curbed area in the ROW becomes the responsibility of the Village for repair and replacement. As part
of a future amendment to the Zoning Ordinance, staff will be reviewing this provision.
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 received no inquiries.
STANDARDS
Variations
The following are the applicable standards for a variation for lot area and parking space dimensions
along with the petitioner’s response, which is in bold.
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 request for an 18.0' Stall Length (in lieu of 18.5' Stall Length) and 24.0' Aisle Widths is
necessary in order to create sufficient parking space for the current and future operations of
ThermFlo, Inc. on this property while still accommodating the required setbacks. The 43.0’
driveway width in lieu of a 35.0’ driveway width is necessary to safely allow freight trucks to
enter and exit the property, an operational necessity for ThermFlo, Inc.
2. The plight of the owner is due to unique circumstances;
The occasional training session offered as part of ThermFlo’s operations may welcome
several visitors, that these requested parking dimension sizes will facilitate for this
property. The requested driveway width will allow trucks to stay in their designated lanes
2.1.a
Packet Pg. 6
At
t
a
c
h
m
e
n
t
:
S
t
a
f
f
R
e
p
o
r
t
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
on Busch Parkway while making turns into and out of the property, a critical safety
benefit for all.
3. The proposed variation will not alter the essential character of the neighborhood.
The requested parking dimensions are common in many jurisdictions and they will not
alter the character of the surrounding industrial neighborhood. Corporate Grove Park is of
industrial use, and the requested driveway dimension will not alter the character of the
Park or surrounding neighborhood.
STAFF RECOMMENDATION
Staff recommends approval of a preliminary plan and plat of subdivision and variations for a new
40,437 square foot industrial building at 875 Busch Parkway, subject to the following conditions:
1. The proposed development shall be developed in substantial conformance to the plans
attached as part of the petition. The final engineering plans and landscape plan shall be
revised to reflect the most recent site plan dated July 5, 2016.
2. Final engineering shall be reviewed and approved by the Village Engineer.
3. The petitioner shall enter into an agreement with the Village, in a manner acceptable to the
Village Attorney, acknowledging that Thermflo shall be responsible for the repair and
restoration of the watermain easement area.
ATTACHMENTS
1. Aerial
2. Petitioner Letter
3. Petition
4. Complete Plan Set
2.1.a
Packet Pg. 7
At
t
a
c
h
m
e
n
t
:
S
t
a
f
f
R
e
p
o
r
t
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.b
Packet Pg. 8
At
t
a
c
h
m
e
n
t
:
A
e
r
i
a
l
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
2.
1
.
c
Pa
c
k
e
t
P
g
.
9
Attachment: Thermflo Letter (1625 : Consider Approval of New 40,437 Square Foot Industrial Building at
2.
1
.
d
Pa
c
k
e
t
P
g
.
1
0
Attachment: Petition (1625 : Consider Approval of New 40,437 Square Foot Industrial Building at 875
2.
1
.
d
Pa
c
k
e
t
P
g
.
1
1
Attachment: Petition (1625 : Consider Approval of New 40,437 Square Foot Industrial Building at 875
2.
1
.
d
Pa
c
k
e
t
P
g
.
1
2
Attachment: Petition (1625 : Consider Approval of New 40,437 Square Foot Industrial Building at 875
2.
1
.
d
Pa
c
k
e
t
P
g
.
1
3
Attachment: Petition (1625 : Consider Approval of New 40,437 Square Foot Industrial Building at 875
THERMFLO Headquarters
875 BUSCH PARKWAY
BUFFALO GROVE, IL
CHI16-0129-00
REVISED DESIGN PACKAGE
06.16.2016
CLARIUS
PARTNERS
2.1.e
Packet Pg. 14
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
DOCK HIGH TRUCK DOOR
GRADE LEVEL TRUCK DOOR
S I T E L E G E N D :
P R O J E C T D A T A :
SITE AREA:
GROSS: 4.33 AC (188,559 SF)
BUILDING AREA:40,437 SF
F.A.R.:.21
DOCK DOORS:2 POSITIONS
DRIVE-IN DOORS:2 POSITIONS
AUTO PARKING:130 STALLS
FUTURE PARKING:+12 STALLS
TOTAL PARKING:142 STALLS
IMPERVIOUS AREA:124,474 SF
66.01%
This conceptual design is based upon a preliminary review of
entitlement requirements and on unverified and possibly
incomplete site and/or building information, and is intended
merely to assist in exploring how the project might be developed.
NORTH
SHEET
07.05.2016
CHI16-0129-00ThermFlo
scheme: DD
875 Busch Parkway, Buffalo Grove, IL 1
0 10 20 40 100
1" =20'
2.
1
.
e
Pa
c
k
e
t
P
g
.
1
5
Attachment: Complete Plan Set for PZC 7.7.16 (1625 : Consider Approval of New 40,437 Square Foot Industrial Building at 875 Busch Parkway)
1 2 3
3
4
5
6
KEY NOTES
1
2
3 5
4 6 8
ALUMINUM COMPOSITE METAL PANEL AS
CORPORATE COLOR AND ACCENT
PAINTED PRECAST CONCRETE PANEL WITH
REVEALS
DEPRESSED PAINTED CONCRETE
FRAME AREA
ALUMINUM COMPOSITE METAL PANEL FIN
WITH ILLUMINATED ACCENT BAND
HIGH PERFORMANCE GLAZING SYSTEM
WITH SPANDREL AT CORNER
BUILDING SIGNAGE
ALUMINUM COMPOSITE METAL PANEL
PORTAL AS ENTRY VESTIBULE
12’H X 18’W OVERHEAD DOOR
7
7
8
SHEET
2
THERMFLO
BUFFALO GROVE, IL
CHI16-0129-00
06.16.2016This conceptual design is based upon a preliminary review
of entitlement requirements and on unveri ed and possibly
incomplete site and/or building information, and is intended
merely to assist in exploring how the project might be developed.
CLARIUS
PARTNERS
Conceptual DesignSCHEME 03
2.1.e
Packet Pg. 16
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
Perspective_01
Perspective_02
SHEET
3
THERMFLO
BUFFALO GROVE, IL
CHI16-0129-00
06.16.2016This conceptual design is based upon a preliminary review
of entitlement requirements and on unveri ed and possibly
incomplete site and/or building information, and is intended
merely to assist in exploring how the project might be developed.
CLARIUS
PARTNERS
Conceptual DesignSCHEME 03
2.1.e
Packet Pg. 17
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
Elevation_West
Elevation_East
Elevation_North
Elevation_South
F.F.E.
0’-0”
T.O. WAREHOUSE
25’-0”
T.O. FIN
32’-0”
T.O. OFFICE
27’-0”
SHEET
4
THERMFLO
BUFFALO GROVE, IL
CHI16-0129-00
06.16.2016This conceptual design is based upon a preliminary review
of entitlement requirements and on unveri ed and possibly
incomplete site and/or building information, and is intended
merely to assist in exploring how the project might be developed.
CLARIUS
PARTNERS
Conceptual Exterior ElevationsSCHEME 03
2.1.e
Packet Pg. 18
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
SHEET
5
THERMFLO
BUFFALO GROVE, IL
CHI16-0129-00
06.16.2016This conceptual design is based upon a preliminary review
of entitlement requirements and on unveri ed and possibly
incomplete site and/or building information, and is intended
merely to assist in exploring how the project might be developed.
CLARIUS
PARTNERS
Conceptual AerialSCHEME 03
2.1.e
Packet Pg. 19
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
SHEET
6
THERMFLO
BUFFALO GROVE, IL
CHI16-0129-00
06.16.2016This conceptual design is based upon a preliminary review
of entitlement requirements and on unveri ed and possibly
incomplete site and/or building information, and is intended
merely to assist in exploring how the project might be developed.
CLARIUS
PARTNERS
Sight Line Study
2 31 4 5 6 7
BFEDC
2
2
B B
F F
E E
3
3
1
1
4
4
5
5
6
6
7
7
D D
C C
A A
22'-8"
H.P.= 24'-9"
22'-8"
L.P.= 20'-5 3/4"
L.P.= 20'-7"I.H.P.= 21'-1"
T.O.ROOF
I.H.P.=21'-1"
T.O.ROOF
SL
O
P
E
1/
4
"
P
E
R
F
O
O
T
T.O.ROOF T.O.ROOF
T.O.ROOF
T.O.ROOF
L.P.= 20'-7"
A
-
B
-
Section A
Section B
2.1.e
Packet Pg. 20
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
Remove Exist. TreesEARTH BERM
EARTH BERM
SEED &
BLANKET
SEED &
BLANKET
SEED &
BLANKET
SEED &
BLANKET SEED &
BLANKET
SEED &
BLANKET
SEED &
BLANKET
SOD
SOD
SOD
SOD
SOD
SOD
SOD
SODSOD
SOD
SEED &
BLANKET
SOD
SOD
SEED &
BLANKET
EXISTING DECIDUOUS TREE
3" - DECIDUOUS SHADE TREE
8' - EVERGREEN TREE
3" or 8' clump - DECIDUOUS ORNAMENTAL TREE
36" - LARGE DECIDUOUS SHRUB
18" to 24" - SMALL DECIDUOUS SHRUB
24" - EVERGREEN SHRUB
30" - EVERGREEN HEDGE
#1 - ORNAMENTAL GRASSES
#1 - PERENNIALS or FLATS - GROUNDCOVERS
1-800-892-0123
48 HOURS
JULIE
CALL
VINES, GROUNDCOVERS & ANNUALS)
(PERENNIALS, ORNAMENTAL GRASSES
CONTAINER PLANTS TO PROMOTE
EXTERIOR ROOTS ON ROOT-BOUND
SLICE, CUT, OR SEPARATE
ROOT GROWTH.
DISTRIBUTOR FOR PRECISE DEPTHS.
OTHER PLANTING DEPTHS. CONSULT BULB
CERTAIN BULBS/PERENNIALS MAY REQUIRE
BED PLANTING DETAIL
SEE SPECIFIC SPACING
DIMENSION ON DRAWINGS
NTS
GROUNDCOVER & PERENNIAL BEDS &
APPLY 18-6-12 OSMOCOTE (270 DAY)
TIMED RELEASED FERTILIZER TO
TIME RELEASED FERTILIZER TO
RECOMMENDATIONS.
ANNUAL BEDS PER MFRS.
14-14-14 OSMOCOTE (120 DAY)
DEPTH OF 9". DO NOT COMPACT
UNNECESSARILY AFTER PLANTING
ROTOTILLED INTO SOIL TO A MIN.
MIN. OF 3" MUSHROOM COMPOST
SHALL BE TOPDRESSED WITH 2"
OF SHREDDED HARDWOOD MULCH
PERENNIALS & ORN. GRASSES
SHALL BE TOPDRESSED WITH 2"
GROUNDCOVERS & ANNUALS
OF MUSHROOM COMPOST
EXISTING SUBGRADE
SPACING
ALL BED PLANTINGS
SHALL BE INSTALLED
WITH TRIANGULAR
9"-12"
PLANTING SOIL:
FINISHED GRADE
FORM MULCH SAUCER
AROUND PLANTING PIT
PINE BARK MULCH
2" OF SOUTHERN
1" OF SHREDDED
HARDWOOD MULCH
3/16" STEEL AIRCRAFT
CABLE
KEEP MULCH AWAY
FROM TRUNK
PREPARED BACKFILL
PEAT OR COMPOST.
AROUND THE ROOTBALL
BE REMOVED OR ROLLED DOWN
BURLAP & PLASTIC WRAP SHALL
SHALL BE REMOVED. TREATED
TWINE AROUND THE TRUNK
BE REMOVED, HOWEVER ALL
25/(66
OF 75% SOIL & 25%
UNTREATED BURLAP NEED NOT
NTS
TO MAINTAIN WIRE TAUTNESS
NEW 2-PLY 1/2" REINFORCED
RUBBER HOSE, 1/4" CABLE
CLAMP & 1/4" TURNBUCKLES
30" STEEL SCREW EARTH ANCHORS
2 TIMES BALL WIDTH
EVERGREEN TREE
DECIDUOUS TREE
2 TIMES BALL WIDTH
DRAINAGE MATERIAL WHEN
WETNESS OR DRAINAGE
PROBLEMS ENCOUNTERED
DRAINAGE TUBING AND/0R
NTS
2-PLY 1/2"
REINFORCED HOSE
FROM TRUNK
KEEP MULCH AWAY
AROUND PLANTING PIT
FORM MULCH SAUCER
HARDWOOD MULCH
3" OF SHREDDED
OF 75% SOIL & 25%
PEAT OR COMPOST.
PREPARED BACKFILL
25/(66
3 METAL STAKES @ 8'
#12 GAUGE STEEL WIRE
UNTREATED BURLAP NEED NOT
BE REMOVED, HOWEVER ALL
TWINE AROUND THE TRUNK
SHALL BE REMOVED. TREATED
BURLAP & PLASTIC WRAP SHALL
BE REMOVED OR ROLLED DOWN
AROUND THE ROOTBALL
NOTE: STAKING OF DECIDUOUS
TREES NOT REQUIRED UNLESS
PROTECTED W/ TREE WRAP.
SECURE WRAP W/ TWINE @
TOP & REMOVE THE NEXT
DO NOT STAKE INTO
TRUNK OF TREE SHALL BE
TREE WILL NOT REMAIN PLUMB.
SPRING
ROOTBALL
0 30
SCALE 1" = 30'
60
FINISHED GRADE
EXISTING SUBGRADE
SHRUBS
NTS
6"
PREPARED BACKFILL
PEAT OR COMPOST.
OF 75% SOIL & 25%
3" OF SHREDDED
HARDWOOD MULCH
SHALL BE REMOVED. TREATED
UNTREATED BURLAP NEED NOT
BE REMOVED, HOWEVER ALL
AROUND THE ROOTBALL
BE REMOVED OR ROLLED DOWN
BURLAP & PLASTIC WRAP SHALL
TWINE AROUND THE TRUNK
L-1
1"=30'
PRELIMINARY
LANDSCAPE
PLAN
PROJECT NO.:JOB NO.:
DATE:
SCALE:
PLANNER:
DRAWN BY:
CHECKED:
SHEET
REVISIONS
RM
L1316 8813
RM
06/06/16
IRG Ives/Ryan
Group, Inc.
www.ivesryangroup.com
Landscape Architecture
Park & Recreation Design
Site & Community Planning
324 EISENHOWER LANE N.
LOMBARD, IL 60148
PHONE: 630.717.0726
GENERAL NOTES:
Plant material shall be nursery grown and be either balled and bur-lapped or container grown.
Sizes and spreads on plant list represent minimum requirements.
The requirements for measurement, branching and ball size shall conform to the latest addition
of ANSI Z60.1, AMERICAN STANDARD OF NURSERY STOCK by the American Nursery &
Landscape Association.
Any materials with damaged or crooked/disfigured leaders, bark abrasion, sunscald, insect
damage, etc. are not acceptable and will be rejected. Trees with multiple leaders will be
rejected unless called for in the plant list as multi-stem or clump (cl.).
If any mistakes, omissions, or discrepancies are found to exist with the work product, the
Landscape Architect shall be promptly notified so that they have the opportunity to take any
steps necessary to resolve the issue. Failure to promptly notify the Landscape Architect and the
Owner of such conditions shall absolve them from any responsibility for the consequences of
such failure.
Quantity lists are supplied as a convenience. However, Bidders and the Installing Contractor
should verify all quantities. The drawings shall take precedence over the lists. Any
discrepancies shall be reported to the Landscape Architect.
Actions taken without the knowledge and consist of the Owner and the Landscape Architect or
in contradiction to the Owner and the Landscape Architect's work product or recommendations,
shall become the responsibility not of the Owner and the Landscape Architect, but for the
parties responsible for the taking of such action.
Civil Engineering or Architectural base information has been provided by others. The location of
various site improvements on this set of drawings is only illustrative and should not be relied
upon for construction purposes.
Refer to Civil Engineering documents for detailed information regarding size, location, depth and
type of utilities, as well as locations of other site improvements, other than landscape
improvements,
Plant symbols illustrated on this plan are a graphic representation of proposed plant material
types and are intended to provide for visual clarity. However, the symbols do not necessarily
represent actual plant spread at the time of installation.
All plant species specified are subject to availability. Material shortages in the landscape
industry may require substitutions. All substitutions must be approved by the Village, Landscape
Architect and Owner.
Contractor shall verify location of all underground utilities prior to digging. For location outside
the City of Chicago call "J.U.L.I.E." (Joint Utility Location for Excavators) 1-800-892-0123.
All perennial, ornamental grass, groundcover and annual beds shall be top dressed with a
minimum of three inches (3") of mushroom compost. The top dressing shall be worked into the
soil to a minimum depth of nine inches (9") by the use of a cultivating mechanism. Upon
completion perennials & ornamental grasses shall be mulched with an additional two inch (2")
layer of shredded wood mulch; Annuals & groundcovers shall be covered with an additional two
inch (2") layer of mushroom compost.
All other planting beds and tree saucers shall be mulched with a minimum of three inches (3") of
shredded wood mulch.
Planting beds adjacent to building shall be mulched in their entirety to the building foundation.
Plant materials shall not be installed under building overhangs and other such areas which do
not receive natural rainfall.
All bed lines and tree saucers shall require a hand spaded edge between lawn and mulched
areas.
Grading shall provide slopes which are smooth and continuous. Positive drainage shall be
provided in all areas.
Sod shall be mineral base only.
Seed mixes shall be applied mechanically so that the seed is incorporated into the top one-half
inch (1/2") of the seed bed. The seed shall then be covered with the specified blanket (installed
per manufacturer's. specs) or Hydro-mulch.
All plant material shall be guaranteed for one (1) year from the date of acceptance.
c 2016 Ives/Ryan Group, Inc.
The drawings, specifications, design ideas, and
other information contained within as prepared
by the Landscape Architect/Land Planner for
this project are instruments of the Landscape
Architect/Land Planner's service, for use solely
with respects to this project and, unless
otherwise provided, the Landscape
Architect/Land Planner shall be deemed the
author of these documents and shall retain all
common law, statutory, and other rights,
including copyright. This drawing is not to be
reproduced without the expressed written
consent of IVES/RYAN GROUP, INC.
LEGEND
THERMFLO
BUFFALO GROVE, IL
157-000422
RANDY F. METZ
P
E
S
N
E
C
I
L
D
NLA SDCA
no.T
E
TIH
CE
A R C
LIFOLIN
O
I
S
ETATS
EXPIRES 08/31/17
planning
interiors
graphics
site development
1900 spring rd. ste. 210
oak brook. illinois 60523
p 630.218.0063
f 630.218.0064
PREPARED FOR:
1 Site Plan Revisions 06/07/16
2 Site Plan Revisions 06/16/16
2.
1
.
e
Pa
c
k
e
t
P
g
.
2
1
Attachment: Complete Plan Set for PZC 7.7.16 (1625 : Consider Approval of New 40,437 Square Foot Industrial Building at 875 Busch Parkway)
2.1.e
Packet Pg. 22
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 23
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 24
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 25
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 26
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 27
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 28
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 29
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 30
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 31
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 32
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 33
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
2.1.e
Packet Pg. 34
At
t
a
c
h
m
e
n
t
:
C
o
m
p
l
e
t
e
P
l
a
n
S
e
t
f
o
r
P
Z
C
7
.
7
.
1
6
(
1
6
2
5
:
C
o
n
s
i
d
e
r
A
p
p
r
o
v
a
l
o
f
N
e
w
4
0
,
4
3
7
S
q
u
a
r
e
F
o
o
t
I
n
d
u
s
t
r
i
a
l
B
u
i
l
d
i
n
g
a
t
8
7
5
B
u
s
c
h
P
a
r
k
w
a
y
)
Updated: 7/8/2016 1:36 PM Page 1
Information Item : Workshop- Proposed Woodman’s Development
on the Berenesa Plaza Property
Recommendation of Action
Staff Recommends Discussion
Woodman's Food Market and Shorewood Development Group (SDG) are the contract purchasers of the
approximately 25 acre property located at northwest corner and southwest corner of Milwaukee Avenue
and Deerfield Parkway. Both Woodman's and SDG are finalizing their plans for a retail development
anchored by a 242,000 square foot Woodman's Grocery Store and they are seeking comments from the
PZC prior to finalizing their application. Additional information can be found in the attached staff
memorandum.
ATTACHMENTS:
Woodmans Memo 7.5.16 (DOCX)
Woodman's Plan Set 6.15.16 (PDF)
SDG Plans (PDF)
Sun Prairie Photograph (JPG)
Trustee Liaison Staff Contact
Berman Chris Stilling, Community Development
Wednesday, July 13, 2016
3.A.1
Packet Pg. 35
Page 1 of 3
VILLAGE OF
BUFFALO GROVE
MEMORANDUM
DATE: July 8, 2016
TO: Planning & Zoning Commission
FROM: Christopher Stilling, Director of Community Development
SUBJECT: Workshop Discussion- – Proposed Woodman’s Development on the Berenesa
Plaza Property
BACKGROUND
Woodman’s Food Markets and Shorewood Development Group (SDG) are the contract
purchasers of the 25 acre property located at the northwest corner and the southwest corner of
Milwaukee Avenue and Deerfield Parkway commonly referred to as the Berenesa Plaza Property.
The development will be anchored by a 242,000 square foot Woodman’s Food Market located
on the northwest corner of the intersection. Woodman’s also plans to develop a fuel center,
convenience store, quick lube and carwash on the south side of Deerfield Parkway. Additional
commercial and retail would occupy the remaining 5.5 acres at the southwest corner of the
intersection, which would be developed by SDG. The goal is to have the project completed by
Summer, 2018.
This item had been heard before the Village Board on June 20, 2016 and was referred to the
Planning & Zoning Commission (PZC). The project team is finalizing their plans are seeking
comments from the PZC. The following memorandum provides a brief summary of their project.
PROPOSED PLAN
Woodman’s Site Plan/Parking
The proposed plan includes a 242,000 square foot Woodman’s Food Market, unattended
fuel pumps with a canopy, and associated parking on the 18 acre parcel on the north side
of Deerfield Parkway.
The Woodman’s Food Market will be one-story and face Deerfield Parkway.
Approximately 150,000 square feet of Woodman’s will be dedicated to the grocery store
while the balance will be utilized for storage of their products being sold.
The store will be accessible via five access points. Two access points will be along
Milwaukee Avenue and include a right-in and right-out as well as a right-in only. Three
access points will be along Deerfield Parkway and include two right -in and right-out
points and a new signalized intersection.
The plan proposes 620 parking spaces for Woodman’s grocery store. Based on staff’s
initial analysis, this quantity would meet the minimum parking requirements. According
to Woodman’s, the proposed parking count is consistent with their other locations.
On the south side of Deerfield Parkway, Woodman’s is proposing a fuel center and
canopy, convenience store, quick lube and carwash on the western 1.6 acres.
3.A.1.a
Packet Pg. 36
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
s
M
e
m
o
7
.
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
Page 2 of 3
Currently, the Village maintains an existing Village entryway sign at the corner of
Deerfield Parkway and Milwaukee Avenue. Staff will be seeking a permanent easement
from Woodman’s to allow for new Village sign. As this is a gateway into the Village, staff
will be seeking other enhancements to this area including extensive landscaping and
pedestrian amenities.
SDG’s Development
On the remaining 5.5 acres of the southern parcel, SDG is proposing 30,000-40,000
square feet of commercial space for multiple quick service restaurants, a few of which
may include a drive-through.
SDG’s development concept also includes a possible bank at the new signalized
intersection along Deerfield Parkway.
While the plans for SDG’s development are still conceptual, they are also proposing up to
10,000 square feet of 2nd story office space.
Parking appears to be sufficient for the proposed development. Access points include a
right-in and right-out drive on the north side of the development along with a cross
access point to the south of the development.
As part of the entitlement process, staff will be working with SDG on the final site plans
as it may change based on market demands. Overall, staff will be requesting that cross
access be provided to the south.
Preliminary Building Elevations/Signage
The proposed Woodman’s architectural design will be consistent with their most recent
stores in Altoona, WI and Sun Prairie, WI (photo attached).
The building will be constructed of predominately concrete panels with various brick
accents along the south, east and west elevations. The proposed building will be beige
with red canopies and light fixtures.
At its highest point, Woodman’s would be 51 feet in height.
The proposed gas station will be constructed with brick and stone with additional
architectural elements.
Large building signage, consistent with other Woodman’s locations would be placed on
the grocery store building. Two freestanding signs would be provided for both gas
stations. At this time, no freestanding sign is being proposed for the grocery store.
As part of the entitlement process, staff will continue to work with Woodman’s on the
final building elevations as well as ensuring that sufficient landscaping is being provided.
Both Woodman’s and staff have identified some of the revisions to the elevations since
the June 20th Board meeting. Staff is seeking additional comments from the PZC be fore
Woodman’s completes their public hearing application.
Deerfield Parkway and Milwaukee Avenue Improvements
Improving the intersection at Deerfield and Milwaukee is currently a long-term IDOT and
Lake County Department of Transportation project. However, in order for the
development to proceed, Woodman’s will be required to make necessary intersection
improvements concurrently with their development.
The improvements to Milwaukee Avenue and Deerfield Parkway include roadway
widening, additional turning lanes and a center median.
The plans for the intersection still need to be reviewed and approved by both IDOT and
Lake County Department of Transportation.
3.A.1.a
Packet Pg. 37
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
s
M
e
m
o
7
.
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
Page 3 of 3
PROCESS
The property is currently zoned B3, with a small portion of the southern parcel zoned Office and
Research (O&R). The property is subject to an existing annexation agreement originally dated
September 10, 1990 and amended by Ordinance 2007 -55 approved by the Village Board on
September 25, 2007. Based on the proposed plans, the project would require a comprehensive
amendment to the annexation agreement as a well as preliminary plan approval . Based on the
current site plan and identified land uses, the following additional special use and variations may
be required:
Variation for parking lot design and setbacks
Special Use for multiple drive-through restaurants
Variation for multiple wall signs
Variation for size of wall sign
ACTION REQUESTED
Staff is seeking comments from the Commission regarding the plan. The petitioner is in the
process of finalizing their preliminary engineering and putting together a complete application
for a public hearing.
3.A.1.a
Packet Pg. 38
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
s
M
e
m
o
7
.
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
M
I
L
W
A
U
K
E
E
A
V
E
N
U
E
DEERF
I
E
L
D
PARKWAY
DEERFIELD ROAD
LAKE
LAKE
WO
O
D
M
A
N
'
S
F
O
O
D
M
A
R
K
E
T
BU
F
F
A
L
O
G
R
O
V
E
,
I
L
SI
T
E
P
L
A
N
SHEET NUMBER
Know what's
R
PRE
L
I
M
I
N
A
R
Y
FOR
M
U
N
I
C
I
P
A
L
RE
V
I
E
W
P:
\
3
1
6
0
1
8
3
\
D
w
g
\
S
H
E
E
T
S
\
S
P
0
0
1
D
6
0
.
d
w
g
,
C
1
0
0
,
5
/
2
6
/
2
0
1
6
2
:
1
6
:
2
8
P
M
,
a
j
s
3.A.1.b
Packet Pg. 39
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
OFFSITE
IMPROVEMENTS
BY OTHERS
PROPERTY
LINE
PROPOSED
BUFFALO GROVE
WELCOME SIGN
PROPOSED
RETAINING
WALL
M
I
L
W
A
U
K
E
E
A
V
E
N
U
E
PROPERTY
LINE
EXISTING
LAKE
DEERFIELD PARKWAY
CONCEPTUAL FUTURE
DEVELOPMENT BY OTHERS
PROPOSED
WOODMAN'S
FOOD MARKET
PROPOSED
WOODMAN'S
GAS & LUBE
WO
O
D
M
A
N
'
S
F
O
O
D
M
A
R
K
E
T
BU
F
F
A
L
O
G
R
O
V
E
,
I
L
OV
E
R
A
L
L
LA
N
D
S
C
A
P
E
P
L
A
N
SHEET NUMBER
Know what's
R
25 50 100
GRAPHIC SCALE
0
NORTH
PR
E
L
I
M
I
N
A
R
Y
FOR
M
U
N
I
C
I
P
A
L
RE
V
I
E
W
3.A.1.b
Packet Pg. 40
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
Building Systems
General Corp.
Aluminum Composite Material - Bone White
Face Brick #1 (Light) - Bowerston Shale Co. - Hanover Plant #43 Utility
Cast Stone (Neutral) - Big River Cast Stone Inc. - #8-19
Face Brick & Inset #2 (Dark) - Interstate Brick - L-4 Copperstone2
3
Sheet Metal Trim - Cardinal Red
Aluminum Composite Material - TBX Silver
5
6
4
1
&
East Elevation
North Elevation
1
2
3
8
4
3
2
7
6
4
3
1
2
8
4
6
8
4
3
6
2
3
8
4
7
4
Aluminum Composite Material - Gray7
Soldier Course (Light) - Bowerston Shale Co. - Hanover Plant #43 Utility
8
Buffalo Grove Gas & Lube Elevations
Date: 5/27/2016
Revised:
A
3.A.1.b
Packet Pg. 41
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
Building Systems
General Corp.
&
Face Brick #1 (Light) - Bowerston Shale Co. - Hanover Plant #43 Utility
Cast Stone (Neutral) - Big River Cast Stone Inc. - #8-19
Face Brick & Inset #2 (Dark) - Interstate Brick - L-4 Copperstone
1
2
3
Sheet Metal Trim - Cardinal Red
Aluminum Composite Material - TBX Silver
5
6
4
Aluminum Composite Material - Gray7
Soldier Course (Light) - Bowerston Shale Co. - Hanover Plant #43 Utility
1
2
3
8
4
6
2
1
4
3
3
1
2
8
4
2
8
4
3
6
2
3
8
4
3
4
Aluminum Composite Material - Bone White8
8
Buffalo Grove Gas & Lube Elevations
Date: 5/27/2016
Revised:
B
West Elevation
South Elevation
3.A.1.b
Packet Pg. 42
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
Building Systems
General Corp.
Rear (North East) Perspective
Buffalo Grove Food Market Elevations
Date: 5/27/2016
Revised:
C
Front (South) Elevation
Rear (North West) Perspective
3.A.1.b
Packet Pg. 43
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
Building Systems
General Corp.
Partial Front Elevation
Buffalo Grove Food Market Elevations
Date: 5/27/2016
Revised:
D
Partial Front Elevation
3.A.1.b
Packet Pg. 44
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
Building Systems
General Corp.
Enlarged View
Buffalo Grove Food Market Elevations
Date: 5/27/2016
Revised:
E
East Elevation
South East Perspective
3.A.1.b
Packet Pg. 45
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
Building Systems
General Corp.
Enlarged View
Buffalo Grove Food Market Elevations
Date: 5/27/2016
Revised:
F
West Elevation
South West Perspective
3.A.1.b
Packet Pg. 46
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
FS
TSTS
TS
DR
A
W
N
CH
E
C
K
E
D
DRAWING NO.
SCALE:
DATE:
Bu
i
l
d
i
n
g
S
y
s
t
e
m
s
G
e
n
e
r
a
l
C
o
r
p
.
AP
P
R
O
V
E
D
SHEET NO.
REVISION:
PROJECT NO.
PA
W
JR
A
G
W
F
3.A.1.b
Packet Pg. 47
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
DR
A
W
N
CH
E
C
K
E
D
DRAWING NO.
SCALE:
DATE:
Bu
i
l
d
i
n
g
S
y
s
t
e
m
s
G
e
n
e
r
a
l
C
o
r
p
.
AP
P
R
O
V
E
D
SHEET NO.
REVISION:
PROJECT NO.
PA
W
JR
A
G
W
F
3.A.1.b
Packet Pg. 48
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
DR
A
W
N
CH
E
C
K
E
D
DRAWING NO.
SCALE:
DATE:
Bu
i
l
d
i
n
g
S
y
s
t
e
m
s
G
e
n
e
r
a
l
C
o
r
p
.
AP
P
R
O
V
E
D
SHEET NO.
REVISION:
PROJECT NO.
PA
W
JR
A
G
W
F
3.A.1.b
Packet Pg. 49
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
DR
A
W
N
CH
E
C
K
E
D
DRAWING NO.
SCALE:
DATE:
Bu
i
l
d
i
n
g
S
y
s
t
e
m
s
G
e
n
e
r
a
l
C
o
r
p
.
AP
P
R
O
V
E
D
SHEET NO.
REVISION:
PROJECT NO.
PA
W
JR
A
G
W
F
3.A.1.b
Packet Pg. 50
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
ENTER EXIT EXIT EXIT
ENTEREXIT ENTER ENTER
DR
A
W
N
CH
E
C
K
E
D
DRAWING NO.
SCALE:
DATE:
Bu
i
l
d
i
n
g
S
y
s
t
e
m
s
G
e
n
e
r
a
l
C
o
r
p
.
AP
P
R
O
V
E
D
SHEET NO.
REVISION:
PROJECT NO.
PA
W
JR
A
G
W
F
3.A.1.b
Packet Pg. 51
At
t
a
c
h
m
e
n
t
:
W
o
o
d
m
a
n
'
s
P
l
a
n
S
e
t
6
.
1
5
.
1
6
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
Bu
i
l
d
i
n
g
S
y
s
t
e
m
s
G
e
n
e
r
a
l
C
o
r
p
.
3.
A
.
1
.
b
Pa
c
k
e
t
P
g
.
5
2
Attachment: Woodman's Plan Set 6.15.16 (1622 : Workshop- Proposed Woodman’s Development on the Berenesa Plaza Property)
$4.00
CAR WASH
STARTING AT
TAX INCLUDED
Bu
i
l
d
i
n
g
S
y
s
t
e
m
s
G
e
n
e
r
a
l
C
o
r
p
.
3.
A
.
1
.
b
Pa
c
k
e
t
P
g
.
5
3
Attachment: Woodman's Plan Set 6.15.16 (1622 : Workshop- Proposed Woodman’s Development on the Berenesa Plaza Property)
Bu
i
l
d
i
n
g
S
y
s
t
e
m
s
G
e
n
e
r
a
l
C
o
r
p
.
3.
A
.
1
.
b
Pa
c
k
e
t
P
g
.
5
4
Attachment: Woodman's Plan Set 6.15.16 (1622 : Workshop- Proposed Woodman’s Development on the Berenesa Plaza Property)
DEE
R
F
I
E
L
D
DEERFIELD PARKWAY
DEERFIELD ROAD
X
X
X
X
X
X
X
X
X
X
X
XX
shorewoodPRELIMINARY SITE PLAN
BUFFALO GROVE, IL
(SWC) MILWAUKEE AVENUE & DEERFIELD PARKWAY
DATE: 06-15-16
3.A.1.c
Packet Pg. 55
At
t
a
c
h
m
e
n
t
:
S
D
G
P
l
a
n
s
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
3.A.1.d
Packet Pg. 56
At
t
a
c
h
m
e
n
t
:
S
u
n
P
r
a
i
r
i
e
P
h
o
t
o
g
r
a
p
h
(
1
6
2
2
:
W
o
r
k
s
h
o
p
-
P
r
o
p
o
s
e
d
W
o
o
d
m
a
n
’
s
D
e
v
e
l
o
p
m
e
n
t
o
n
t
h
e
B
e
r
e
n
e
s
a
P
l
a
z
a
P
r
o
p
e
r
t
y
)
06/15/2016
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 15, 2016
Call to Order
The meeting was called to order at 7:33 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
Regular Meeting
Other Matters for Discussion
1.Workshop #2- Proposed Residential Development at 16802 W Aptakisic
Road/Link Farm (Trustee Berman)
Present were Lawrence Freedman, Attorney; James Truesdell, KHovnanian
Homes; Jon Isherwood, KHovnanian Homes; and Mark Kurensky, HKM
Architects.
Mr. Truesdell provided a brief overview of the modifications made to the
proposed plan based on the comments from the previous workshop before the
Planning & Zoning Commission (PZC). They believe they have addressed the
concerns with the bulk density, sidewalks, guest parking and bike paths. They
have, along with staff, met with the Park District and both School Districts to
address concerns regarding the financial impacts. After meeting with the Park
District, they believe they are in substantial conformance with the requirements.
They reviewed the proposed park structure. They removed the park expansion
and introduced park improvements, which includes bike path improvements and
improvements to Prairie Grove Park. They also met with the School Districts.
They have brought on a consultant to conduct a financial impact study. The
results will be provided when the study is complete. They will continue to work
with the School Districts to resolve any issues.
Mr. Kurensky reviewed the plan changes in detail. He advised that the
north/south road previously only had a sidewalk on one side of the road. They
have added sidewalks to both sides. They have expanded the sidewalks into the
single family clusters. They have reduced the total number and reconfigured
units to provide for an additional 30 guest parking spaces in five different
locations in area C, the Villages. They reduced the single family cluster homes by
one in Court G. With this new configuration, only two homes will back to Meridian
in Court G. When designing the plan, they started with the bulk standard of a 25
foot setback. They wanted to have that 25 foot driveway. However, they will be
asking for a 20 foot setback in lieu of 25 feet. The rear-loading garages will be
setback 20 feet from the sidewalk. They have reduced the overall plan by three
units; two 2-story townhomes and 1 single family cluster home. The reduction of
the three units has made a big impact on the project.
Com. Goldspiel asked about the payment widths of the proposed streets. Mr.
Kurensky stated that the streets will be the same size as existing streets in
3.B.1
Packet Pg. 57
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
J
u
n
1
5
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
06/15/2016
Buffalo Grove. Com. Goldspiel stated he believes this is a much improved plan.
He asked what the naturalized detention areas would be comprised of. Mr.
Kurensky responded that the current site is flat and a challenge. The detention
will have to be along the existing creek. The detention areas would consist of
natural grasses and mud flats. They would mimic a forest preserve type space.
The creek will stay in the same location. There may be some blue water
elements but not much. Non-mow grasses would be planted along the perimeter
of the development.
Com. Goldspiel asked how much of a change in elevation there would be. Mr.
Kurensky stated that the site would still be pretty flat, just enough to provide the
drainage. Com. Goldspiel asked if the detention areas would be mow able. Mr.
Kurensky responded no. You could but they are not designed to be. Com.
Goldspiel asked if it would look natural. Mr. Kurensky stated that these types of
landscape elements are different than they were 25 years ago. It would be similar
to a bike path in a forest preserve. Com. Goldspiel asked Mr. Kurensky to look at
the path and detention area at Lexington in the Park. If it will be similar to that, he
has no issues.
Com. Goldspiel asked about the roads widths at the roundabout. Mr. Kurensky
stated that the roads would be 27 feet back to back.
Com. Cesario wanted to address area A, the 3-story units. He believes the
proposed design is a little tight and a little high for a suburban area. It has a more
of an urban look to it. Mr. Kurensky responded that the architect tried to make the
building look more like one singular building. They feel comfortable with the
street setback. They have a pitched roof on the buildings. The only units that
would only be facing each other are at the divided median and across the court.
They are comfortable with this proposed plan. Com. Cesario asked what type of
owner the product would attract. Mr. Isherwood responded that this type of
product would be marketed to recently married, young couples with small
children. This is considered a stepping stone type home. The market reacts
positively to this type of product; usually people in their mid-20’s to mid-30’s.
Com. Cesario stated that 70 units is a lot of this product. There are less of these
units in similar developments. He added that he is comfortable with areas B & C.
He likes area A; he just feels that area A is out of place for this development. He
added that there is not a lot of designated parking on the north end of area A. Mr.
Kurensky stated that there are 4 stalls of guest parking on the north end. There
are only about 8 units where guests may have to park and walk around the
building or corner. Com. Cesario added that he is still concerned with the
southwest corner of area A. He believes that the building will be too close to the
roadway. Mr. Kurensky advised that they did not change that on the plan. It could
still potential shift. They are still working on that, but they feel comfortable with
the proposal.
Com. Lesser asked if there was ever consideration to design the development
like a traditional subdivision, more like what exists in the community. Mr.
Kurensky responded that they looked at a lot of things and wanted to provide
something a little better. Com. Lesser asked Mr. Kurensky to compare the
proposed development to the development located across the street on
Satinwood Terrace. Mr. Kurensky responded that they were not comfortable with
traditional. They wanted to do something more creative. Com. Lesser stated that
he agrees with Com. Cesario’ s concerns with area A. It looks out of place there.
3.B.1
Packet Pg. 58
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
J
u
n
1
5
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
06/15/2016
He added that this is an important piece of property within the Village and he
wants to explore all options available.
Com. Moodhe arrived at 8:11 PM.
Com. Lesser also has issues with area B, the single family clusters. There is not
a lot of parking available. The clusters create a pod, not a neighborhood. He still
does not like the lack of sidewalks in the cul de sacs. He would not have these
concerns if the property was developed in a more traditional fashion. He asked
about open space behind the units. Mr. Kurensky replied that area B would be a
maintenance free community. It is designed to be tighter in nature due to the
maintenance free aspect. Com. Lesser asked if the development would be age-
restrictive. Mr. Kurensky responded no. Com. Lesser asked if anyone could buy
a home in this development. Mr. Kurensky stated that the development does not
restrict age by the legal definition, but it would by design. Com. Lesser said that
people with children would still buy these homes. They would live there to allow
their children to attend Stevenson High School and then move. The cul de sacs
are a safety issue without the traditional sidewalks. The PZC needs to ensure
safety for the children. Mr. Kurensky responded that the cul de sacs are designed
for safety. There will not be any drive thru traffic in the cul de sacs. The residents
would look out for each other and self-police their neighborhoods.
Com. Lesser asked about the financial impact study that is being conducted and
who ordered it. Mr. Stilling responded that McKenna has been hired to conduct
the study on behalf of the developer. The School District has brought in its own
expert. They are working on finalizing the results. The schools are comfortable
with McKenna. Com. Lesser asked if there are other studies to compare to. Mr.
Stilling stated that Waterbury was looked at. He clarified that it would be School
District 103, not 102. There was an increase and both parties acknowledge that
this development may be above and beyond the requirements set forth in the
Code. Com. Lesser would like to know how much Waterbury deviated from the
Code. Mr. Stilling advised that the Code was established back in the 1980’s and
there has been no change to it since.
Com. Cohn stated that his comments are similar to Jeffrey Braiman’s comments
at the last workshop. This proposal is a dramatic deviation from the
Comprehensive Plan. It is not being developed for the type of people that will
invest in the community. He would have to hear from the community residents
that this is what they want. This plan isolates itself by turning into itself. Mr.
Isherwood explained that this is the product type that is desired with the aging
population. Larger homes have a tendency to sit on the market for a long time.
They are trying to give the market what it wants. This project is unique from the
Waterbury project by having master downs, which is the master bedroom on the
first floor. Com. Cohn asked about the success of the Easthaven project and how
single family homes at 2,100 square feet compare. Mr. Isherwood responded that
there is a lack of homes 2,500 to 3,000 square feet in the community. They are
trying to introduce smaller, maintenance free homes. Com. Cohn still needs to
hear from the community that this is what they want.
Mr. Truesdell addressed the comments about the 2009 Comprehensive Plan. He
believes their plan has addressed what the Comprehensive Plan calls for, except
for the central park. This has been designed for smaller lots. People with children
3.B.1
Packet Pg. 59
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
J
u
n
1
5
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
06/15/2016
will not want to buy here. Com. Cohn responded that he does not see this
development as primarily single family and what is single family, area B, is not
traditional. Areas A & C are not single family. Mr. Truesdell explained that they
designed this development in a way to best address the market trends. They
tried to take the current 2009 Comprehensive Plan and apply it to today’s market.
The development will have property restrictions that will target a specific age
group. Mr. Stilling added that studies have found that more traditional
subdivisions have a greater financial impact on schools, generates less revenue
for schools and has a higher impact on road conditions. Planning trends show
that millennials are looking for a housing product that our community currently
does not have.
Com. Weinstein likes the 3-story townhome product. He was hoping to see more
single family clusters. He would also like to see some traditional single family
homes added. He is concerned about the private roads and how they would be
maintained. Mr. Stilling advised that after development a separate escrow
account would be established by the Homeowners Association and controlled by
the Village for future road improvements. Notification of the road improvement
escrow to both initial and subsequent homebuyers would be required. Com.
Weinstein asked about the sidewalks and bike paths. He asked about adding a
path that would lead to the bridge between Courts B & D. Mr. Kurensky explained
that the detention area would not allow access due to the natural landscape.
They also wanted to maintain privacy for those residents in those Courts.
Com. Moodhe asked Mr. Stilling a question on housing diversity in the economic
plan and if this plan meets those housing diversity issues. Mr. Stilling replied yes.
Millennials will be interested in this newer product. Area A would address that.
Empty nesters want something new but scaled down. He has heard from the
community at large and the community has expressed interest in area C. Com.
Moodhe stated that this type of development would typically be found around a
transportation hub. Mr. Stilling advised that the train station in Prairie View is
about a mile down the road. Com. Moodhe asked if this development would
impact infrastructure greater or less in the long run. Mr. Stilling replied he is
confident this development would have a less financial impact in the future. Com.
Moodhe added that by not including a ranch model they may lose their target
audience. Mr. Isherwood responded that they have designed and marketed the
clusters with master downs to have all of the amenities on the first floor. The
second floors would have a couple bedrooms for grandchildren or guests. They
are designed to have open space on the first floor with guest rooms on the
second floor. Com. Moodhe would like to see aesthetic modifications on the
single family clusters so they do not look so stark from the east.
Com. Lesser commented that the detention areas are non-useable, open space.
Like a prairie with over-grown grasses. He agrees with Com. Cohn regarding the
design of the plan.
Com. Cesario appreciates the maintenance free housing and finds compelling
features in area B. A small change in density could have a big impact on
usability.
Com. Goldspiel agrees with the comments of the other Commissioners. He is
also concerned with the detention area. The community has matured. People are
3.B.1
Packet Pg. 60
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
J
u
n
1
5
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
06/15/2016
staying longer. Their kids are staying. People like traditional housing. This plan is
not the right balance. The single family homes are similar to base housing in the
military. He retracts his earlier support of the plan and would like to see the
developer work toward a more traditional plan.
Ms. Woods described the trend of people that have raised their family and now
want to downsize. This leaves the traditional housing available for young couples
with children to raise theirs. This is what is called redistribution.
Ch. Smith stated that he does not agree with that analysis.
Mr. Jeffrey Braiman, 26 W Canterbury Drive, Buffalo Grove, IL, was present. He
also does not agree with the analysis of redistribution. As a senior, he does not
want to buy a multi-story home. It does not make sense. This plan is missing
single story ranch homes; homes that are between 2,500 and 3,000 square feet.
Millennials live in the downtown area. That is where the action is. When they are
ready to have children, they want a traditional house, with a yard and a fence.
This is an important piece of property and it needs to be developed right. Maybe
a mixture would be more appropriate. The proposed R6A zoning district has the
smallest lots. In addition to the small lots, they will be asking for setback
variations as well. He also has an issue with the private streets. These residents
would be paying for their streets, plus the Village’s streets. He advised that
Trustee Trilling had asked for a list of variations when at the Village Board for
referral to the PZC. No one has seen that list yet. Buffalo Grove is one of the top
50 family-friendly communities. We strive to be family friendly.
Mr. Stilling responded that the variations have not yet been provided because the
plan is still very fluid. Once the developer and the Village are comfortable in
moving forward, that list will be generated and provided.
Mr. Isherwood stated that they have heard a lot of feedback from the PZC and
they are trying to take it all in. Some of the feedback has been confusing. They
are looking for more definitive feedback on what the PZC would like to see.
Com. Cohn said that he does not want age-restrictive housing. He would like to
see more traditional housing.
Com. Lesser agrees with Com. Cohn.
Com. Goldspiel does not believe the question is the proposed square footage of
the homes. He would like to see different sizes for different families in different
stages. Instead of having isolated areas, provide more traditional, mixed size
houses in the area. This plan does not integrate within itself.
Com. Moodhe believes they need to look at marketplace changes in addition to
traditional housing. He is not sure that current trends have deviated that greatly
from traditional housing now. He also believes that area C should have more
3.B.1
Packet Pg. 61
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
J
u
n
1
5
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
06/15/2016
single family homes integrated. He likes area A and sees the need for that type
of housing.
Mr. Stilling stated that the PZC input will have a tremendous impact on the plan.
They have compared this project to Waterbury, which is a more dense area. He
asked the PZC to provide insight on what drove the Waterbury project that is
different from this proposed development.
Com. Cesario stated that even though there is greenspace, the livable area is
much denser.
Com. Cohn responded that Waterbury was completely different in regards to
location and the surrounding area. It was appropriate for that area nearby the
train station. Geographically, this location is different.
Mr. Braiman stated that he was on the Village Board at the time Waterbury was
approved. That project was supported because of the train station and
surrounding area.
Mr. Freedman advised that they will look and see what they can and can’t do and
then re-approach the PZC.
Com. Lesser suggested they start from scratch.
Ch. Smith advised them to go about it how they see fit and then come back to the
PZC.
There were no further questions or comments from the Commissioners. There
were no further questions or comments from the audience.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Jun 1, 2016 7:30 PM
Moved by Com. Moodhe, seconded by Com. Cesario, to approve the minutes of
the June 1, 2016 Planning & Zoning Commission regular meeting.
RESULT:ACCEPTED [UNANIMOUS]
MOVER:Adam Moodhe, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Lesser, Weinstein
ABSENT:Zill Khan
Chairman's Report
None.
Committee and Liaison Reports
3.B.1
Packet Pg. 62
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
J
u
n
1
5
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)
06/15/2016
None.
Staff Report/Future Agenda Schedule
Mr. Stilling advised that the July 6, 2016 regular meeting has been canceled.
A Special Meeting will be held on July 13, 2016 at 7:30 PM in the Jeffrey S. Braiman Council
Chambers of Village Hall.
Staff will wait to cancel the July 20, 2016 regular meeting.
Mr. Stilling also advised that it was announced that Woodman's is coming to Buffalo Grove. He
thanked the PZC for their hard work and dedication on finding the right fit for that property. This
project will have an aggressive schedule.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 9:26 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 15th DAY OF June , 2016
3.B.1
Packet Pg. 63
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
J
u
n
1
5
,
2
0
1
6
7
:
3
0
P
M
(
A
p
p
r
o
v
a
l
o
f
M
i
n
u
t
e
s
)