2017-10-04 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
October 4, 2017 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. Proposed Link Crossing Subdivision (Request to Continue to November 15, 2017)
(Trustee Ottenheimer) (Staff Contact: Chris Stilling)
2. Consider a Special Use for a Recreational Facility at 1610 Barclay Blvd (Trustee Stein)
(Staff Contact: Brian Sheehan)
3. Special Use for a Child Day Care Home at 315 Gardenia Drive (Trustee Ottenheimer)
(Staff Contact: Brian Sheehan)
III. Regular Meeting
A. Other Matters for Discussion
1. Workshop- Proposed Townhome Development at 16051 Deerfield Parkway
(Trustee Stein) (Staff Contact: Chris Stilling)
2. Workshop- Proposed Shell Gas Station at 185 N Milwaukee (Trustee
Ottenheimer) (Staff Contact: Chris Stilling)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Sep 6, 2017 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 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: 9/28/2017 6:27 PM Page 1
Action Item : Proposed Link Crossing Subdivision (Request to
Continue to November 15, 2017)
Recommendation of Action
The PZC shall reopen the public hearing and continue it to the November 15, 2017 PZC meeting.
K. Hovnanian Homes (KHov) continues to refine their project in light of the feedback received to date. As
a result, KHov has requested to continue the Public Hearing for the Link Crossing Project to the
November 15th Planning and Zoning Commission Meeting at 7:30 pm at Village Hall.
ATTACHMENTS:
Continue Memo (DOCX)
Letter to Village Requesting Continuation to 11-15-17 (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, October 4, 2017
2.1
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Page 1 of 1
VILLAGE OF
BUFFALO GROVE
DATE: September 29, 2017
TO: Planning & Zoning Commission
FROM: Christopher Stilling, Director of Community Development
SUBJECT: Proposed 50 acre Residential Development at 16802 W Aptakisic Road (Link
Farm)
K. Hovnanian Homes (KHov) continues to refine their project in light of the feedback received to
date. As a result, KHov has requested to continue the Public Hearing for the Link Crossing Project
to the November 15th Planning and Zoning Commission Meeting at 7:30 pm at Village Hall. In
addition to providing the Village a letter requesting a continuance to November 15th, KHov has
also sent out the attached letter to adjacent residents as well as other interested parties who
have provided them their contact information.
2.1.a
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2.1.b
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Updated: 9/28/2017 6:35 PM Page 1
Action Item : Consider a Special Use for a Recreational Facility at
1610 Barclay Blvd
Recommendation of Action
Staff recommends approval, subject to the conditions in the staff report.
The Petitioner, David Maslen, is proposing to operate a recreational facility, Chicago School of Golf at
1610 Barclay Boulevard, in the Rogers Center for Commerce - East. This vacant space is 2,000 square
feet in size and will be used as a Golf Training/Instruction Facility. Pursuant to the Zoning Ordinance,
recreational facilities are a special use in the Industrial District.
ATTACHMENTS:
Staff Report (DOCX)
Petitioners Letter (PDF)
Petitioners Response to Standards (PDF)
Interior Layout (PDF)
Trustee Liaison Staff Contact
Stein Brian Sheehan, Community Development
Wednesday, October 4, 2017
2.2
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: October 4, 2017
SUBJECT PROPERTY LOCATION: 1610 Barclay Boulevard
PETITIONER: David Maslen
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: Petition to the Village of Buffalo Grove for a Special Use
Ordinance to allow a recreational facility within the Industrial
District.
EXSITING LAND USE AND ZONING: The property is improved with the existing Rogers Center for
Commerce – East and is currently zoned Industrial (I).
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be Industrial.
PROJECT OVERVIEW
The Petitioner, David Maslen, is proposing to operate a recreational facility, Chicago School of Golf
at 1610 Barclay Boulevard, in the Rogers Center for Commerce - East. This vacant space is 2,000
square feet in size and will be used as a Golf Training/Instruction Facility. Pursuant to the Zoning
Ordinance, recreational facilities are a special use in the Industrial District.
PLANNING, ZONING, AND ENGINEERING ANALYSIS
Proposed Use
The Chicago School of Golf has been in operation since February 2014 (formerly Power3 Golf) in the
Chicagoland area. Hours of operation are expected to be by appointment only and will occur mostly
after 3:00 p.m. during the weekdays and starting at 9:00 a.m. on weekends. Classes generally run
during the months of October to April. Class size is generally one-on-one with a maximum of two
instructors and two students at any one time.
Existing Use and Surrounding Uses
The building and tenant space is located within the Rogers Center for Commerce – East. This
property is zoned Industrial and the petitioners requested use is compatible with the adjacent
surrounding uses, which include medical offices, office uses and light manufacturing. The proposed
use is consistent with the other currently established uses in the Rogers Center for Commerce.
Parking
The municipal code requires a recreation uses to offer 1.0 off-street parking spaces per 1,000 square
feet of floor area. Applying this metric would require 2 spaces for this particular use. As the proposed
use is offering mainly individual lessons or very small class sizes, they would likely only require 2 maybe
2.2.a
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3 parking spaces, which is of minimal impact to the Rodgers Center which has ample parking spaces.
Moreover, much of the parking demands for the proposed use will be complementary (evening and
weekends) to the existing uses.
STANDARDS
Pursuant to the Zoning Ordinance, the proposed use does require a Special Use in the “I” Industrial
District. The following criteria shall be met:
1. The special use will serve the public convenience at the location of the subject property; or
the establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
2. The location and size of the special use, the nature and intensity of the operation involved in
or conducted in connection with said special use, the size of the subject property in relation
to such special use, and the location of the site with respect to streets giving access to it shall
be such that it will be in harmony with the appropriate, orderly development of the district in
which it is located;
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such zoning
district, nor substantially diminish and impair other property valuations with the
neighborhood;
4. The nature, location and size of the buildings or structures involved with the establishment
of the special use will not impede, substantially hinder or discourage the development and
use of adjacent land and buildings in accord with the zoning district within which they lie;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will
be provided;
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance and
exit driveways to and from these parking areas shall be designed so as to prevent traffic
hazards, eliminate nuisance and minimize traffic congestion in the public streets.
The petitioner’s detailed response to the standards are included with the packet. Staff finds that the
petitioner has met the required standards for the special use.
PUBLIC COMMENTS
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 mailing of the
notifications were both completed within the required timeframe. As of the date of this report, the
Village has received no inquiries/comments from the public or adjacent property owners.
STAFF RECOMMENDATION
Based upon the foregoing, staff recommends approval of a Special Use Ordinance, subject to the
following conditions:
1. The special use as an amusement establishment is granted to David Maslen and said special
use does not run with the land.
2.2.a
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2. The special use granted to David Maslen is assignable to subsequent petitioners, seeking
assignment of this special use as follows:
a. Upon application of a petitioner seeking assignment of this special use, the
Corporate Authorities, in their sole discretion, may refer said application of
assignment to the appropriate commission(s) for a public hearing or may hold a
public hearing at the Village Board.
b. Such assignment shall be valid only upon the adoption of a proper, valid and binding
ordinance by the Corporate Authorities granting said assignment, which may be
granted or denied for any reason.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
and the PZC shall then make a recommendation to the Village Board.
2.2.a
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2.2.b
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2.2.c
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2.2.d
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Updated: 9/28/2017 6:36 PM Page 1
Action Item : Special Use for a Child Day Care Home at 315
Gardenia Drive
Recommendation of Action
Staff recommends approval subject to the conditions in the staff report.
The Petitioner, Geeta Bhatia, resides at 315 Gardenia Drive. She is proposing to operate a Child Day
Care Home at the property which is located within the R-9 Residential Zoning District. Pursuant to the
Zoning Ordinance, Child Day Care Homes are allowed as a Special Use within residential districts as long
as they meet both the standards for a Special Use Criteria as well as the specific criteria and conditions
established for Child Day Care Homes.
ATTACHMENTS:
Staff report (DOCX)
Map (DOCX)
Petitioners Responses to Criteria (PDF)
Petitioners qualifications (PDF)
Traffic & Parking Policy (PDF)
DCFS License (PDF)
Trustee Liaison Staff Contact
Ottenheimer Brian Sheehan, Community Development
Wednesday, October 4, 2017
2.3
Packet Pg. 12
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: October 4, 2017
SUBJECT PROPERTY LOCATION: 315 Gardenia Drive Buffalo Grove
PETITIONER: Geeta Bhatia
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: Special Use for a Child Day Care Home within the R-9 Residential
Zoning District.
EXSITING LAND USE AND ZONING: The property is currently improved with a single family home
and is currently zoned R-9 Residential.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
to be R-9.
BACKGROUND
The Petitioner, Geeta Bhatia, resides at 315 Gardenia Drive. She is proposing to operate a Child Day Care
Home at the property which is located within the R-9 Residential Zoning District. Pursuant to the Zoning
Ordinance, Child Day Care Homes are allowed as a Special Use within residential districts as long as they
meet both the standards for a Special Use Criteria as well as the specific criteria and conditions
established for Child Day Care Homes. The Village became aware of this currently operating and DCFS
Licensed Child Care Home. Once advised of the requirements, the petitioner submitted the application
and is now pursuing the Special Use Permit.
PROCESS
Pursuant to the Zoning Ordinance, Child Day Care Homes are required to addresses specific standards.
The following is a current status of the standards (response is in Bold):
1. A special use for a child day care home shall meet the Special Use requirements of Section
17.28.040. The conditions are listed below and the petitioner has attempted to respond to the
standards.
2. Verification that the day care provider is a full-time resident of the home. Proper verification
has been provided.
3. Verification that the home is licensed by the Illinois Department of Children and Family Services,
and that applicable requirements of the Illinois Department of Public Health will be met. The
approved license is attached.
4. Inspection by the Village Department of Building and Zoning, Health Officer and Fire
Department to determine that all life-safety, health and other applicable codes will be met.
Inspection conducted and the report is attached. The petitioner has passed the inspection.
2.3.a
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5. That the establishment, maintenance or operation of the special use will not be detrimental to
or endanger the public health, safety, morals, comfort or general welfare. The petitioner shall
be required to adhere to this condition during their operation.
6. The following standards shall be met:
a. Provision of child care shall be limited each day to the hours of 6:00 a.m. to 8:00 p.m.
Outdoor play shall not be allowed before 8:00 a.m. The petitioner shall be required to
adhere to this condition during their operation.
b. Adequate space shall be provided on the driveway of the property for parking while
children are being dropped off or picked up at the home. The subject property has a
driveway that is able to accommodate up to 2 vehicles at any given time, plus 2
additional spaces in the garage. The petitioner has also provided a traffic and park
policy.
c. Traffic congestion or safety hazards shall not be created in the adjacent neighborhood.
The petitioner shall be required to adhere to this condition during their operation.
d. A play area shall be provided in the rear yard of the property. Said area shall be
enclosed by a fence at least four feet in height to ensure the safety of the children. The
fenced play area shall be secured with self-closing and self-latching gate(s) as approved
by the Village. Said play area shall be screened from adjacent properties with fencing or
landscaping. As part of the Village’s inspection, staff has verified that the required
fencing and gate are provided.
e. The day care activities shall not create undue noise or other nuisances for adjacent
properties. There shall be no outdoor sound amplification devices which produce
distinctly and loudly audible sounds beyond the boundary of the property from which
the sound originates. The petitioner shall be required to adhere to this condition
during their operation.
f. Employees who are not residents of the day care home may be employed by the day
care provider, if it is determined by the Planning & Zoning Commission that this would
not be detrimental to the neighborhood. Parking shall be provided on the property for
any employee driving to the home. The petitioner shall be required to adhere to this
condition during their operation.
g. An approved day care home shall be subject to periodic inspection by the Village in
accordance with Village procedures for inspections concerning health, life-safety and
other applicable regulations. The petitioner shall be required to adhere to this
condition during their operation.
h. The Planning & Zoning Commission and Corporate Authorities may impose conditions
and restrictions as may be necessary or appropriate to comply with the foregoing
criteria and standards. The foregoing standards may be modified as deemed reasonable
in specific cases. Following the testimony of the petitioner and other interested
parties, the PZC shall determine if any additional conditions are necessary.
i. The Planning & Zoning Commission shall consider the number and location of other
child day care homes so as to avoid congestion and other negative impacts. There is an
existing Child Care Home which was recently approved by the Village of Buffalo Grove
located at 303 Gardenia Lane (approx.. 300’ east). At that time, staff was unaware of
this existing daycare, which has been issued a DCFS license since December 22, 2015.
In addition to the above standards, Child Care Special Use are valid for two years at which point they
may be administratively extended or referred back to the Planning & Zoning Commission for review
2.3.a
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based upon performance. The petitioner has been issued a License by the Department of Children and
Family Services (DCFS) which is effective through 12-22-2018 (attached).
SECIAL USE CRITERIA
A. All special uses shall meet the following criteria:
1. The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
2. The location and size of the special use, the nature and intensity of the operation involved in or
conducted in connection with said special use, the size of the subject property in relation to
such special use, and the location of the site with respect to streets giving access to it shall be
such that it will be in harmony with the appropriate, orderly development of the district in
which it is located;
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such zoning
district, nor substantially diminish and impair other property valuations with the neighborhood;
4. The nature, location and size of the buildings or structures involved with the establishment of
the special use will not impede, substantially hinder or discourage the development and use of
adjacent land and buildings in accord with the zoning district within which they lie;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance and
exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards,
eliminate nuisance and minimize traffic congestion in the public streets.
The petitioner has provided responses to the above listed Special Use standards.
PUBLIC COMMENTS
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 mailing of the
notifications were both completed within the required timeframe. The Village has received one call for
information regarding the public hearing sign which was posted. The caller stated concerns for traffic
congestion in the area.
STAFF RECOMMENDATION
Staff recommends approval of a Special Use Ordinance subject to the following conditions:
1. Petitioner shall comply with the standards set forth in Section 17.12.141, Section 17.28.040 and
Section 17.28.060 of the Village Zoning Ordinance.
2. The special use shall be in effect for a period of two (2) years from the dat e of this Ordinance.
The Petitioner is required to apply to the Village for re-authorization of the special use pursuant
to Section 17.28.060.C of the Village Zoning Ordinance.
3. The special use shall be automatically revoked if the Petitioner fails, for any reason, to have a
valid license issued by the Illinois Department of Children and Family Services (IL DCFS).
4. The Petitioner shall obtain a Village business license prior to operation of the child day care
home.
2.3.a
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5. The special use does not authorize any use in violation of any covenants running with the
Property.
6. No person who has been convicted of a felony or misdemeanor involving violence against a
person shall be permitted to reside in the day care home at any time, on a temporary or
permanent basis, or otherwise be allowed to be present in the day care home at any time when
children are present. The petitioner must agree to permit the Village of Buffalo Grove to
conduct, or cause to be conducted, a criminal background check of every person residing in the
day care home.
7. Petitioner shall maintain the Property in full compliance with Village property maintenance
standards at all times, as determined by the Village in its sole discretion.
8. This special use is granted to Geeta Bhatia as an individual. Said special use does not run with
the Property and is not granted to any business entity. Said special use is not transferable to
another person or entity, and may not be used by any other person or entity.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony and
the PZC shall then make a recommendation to the Village Board.
2.3.a
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Updated: 9/29/2017 8:48 AM Page 1
Action Item : Workshop- Proposed Townhome Development at
16051 Deerfield Parkway
Recommendation of Action
Staff recommends discussion
Pulte Homes is the contract purchaser of the unincorporated 9.25 acre industrial property located at
16051 Deerfield Parkway. The existing property is improved with an older industrial building with a mix of
uses. Pulte is finalizing their plans for a new residential development on the property and is seeking
comments from the PZC prior to completing a final application. The item was previously reviewed by the
Village Board and referred to the PZC. The developer will provide the PZC with an overview of their
concept plan at the meeting. Addtional information can be found in the attached staff report.
ATTACHMENTS:
Staff Report (DOCX)
Project Narrative (PDF)
Rendered Site Plan (PDF)
B/W Site Plan (PDF)
Alternate Site Plan (PDF)
2 Story Color Rendering (PDF)
2-Story Elevations (PDF)
3 Story Color Rendering (PDF)
3-Story Elevations (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, October 4, 2017
3.A.1
Packet Pg. 25
Page 1 of 3
VILLAGE OF
BUFFALO GROVE
MEMORANDUM
DATE: September 29, 2017
TO: Planning & Zoning Commission (PZC)
FROM: Christopher Stilling, Director of Community Development
SUBJECT: Workshop- Proposed Townhome Development at 16051 Deerfield Parkway
(Concrete Erectors)
Background
Pulte Homes is the contract purchaser of the
unincorporated 9.25 acre industrial property
located at 16051 Deerfield Parkway. The
existing property is improved with an older
industrial building with a mix of uses. Pulte
is finalizing their plans for a new residential
development on the property and is seeking
comments from the PZC prior to completing
a final application. The item was previously
reviewed by the Village Board and referred
to the PZC. The developer will provide the
PZC with an overview of their concept plan
at the meeting. The following memorandum
provides a brief summary of their project.
Proposed Plan
Pulte Homes is proposing a residential development consisting of a mix of 2-story and 3-story
single-family attached housing units. The proposed development would be called “North Pointe”
and consist of a total of 75 units (8.1 units/acre) as follows:
43 two-story single-family attached townhomes
32 three-story single-family attached townhomes
Two-story product
A total of 43 two-story townhomes are proposed along the new street. These units would be
traditional front-loaded townhomes. This unit type well with the existing single family detached
lots to the south and west. The two-story units would have a rear yard setback of 45’ along the
west lot line adjacent to the existing residential and 50’ from the south lot lines. Each unit would
have a 2-car garage and range in size from 1,850-2,450 square feet. Driveways would also be a
minimum of 20’ deep allowing for 2 additional cars. Units would be approximately 34’ high.
3.A.1.a
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Three-story product
A total of 32 three-story townhomes are proposed on the northern portion of the site, furthest
away from the existing residential. Townhomes would be accessed from the rear via a private
alley and each unit would range in size from 1,900-2,500 square feet. Driveways would also be a
minimum of 20’ deep allowing for 2 additional cars. As identified at the Village Board meeting,
staff expressed some concern that the site plan for the 3-story product does not integrate well
with the rest of the development. Staff has attached an alternate layout provided by the
developer. Staff is seeking the PZC’s comments regarding the revised layout compared to the
developer’s preferred plan.
As currently proposed, the three-story product would be approximately 42’ high at the peak.
Staff is concerned about the height of these units and will work with the developer’s
architecture and use of materials as part of the PZC process. Furthermore, staff believes the
front, side and rear elevations should be revised to help break-up the building mass.
2009 Comprehensive Plan/Zoning
The Village’s 2009 Comprehensive Plan identifies the
entire site to be multiple-family housing with a density
of 10-15 units/acre given the proximity to the existing
Metra Station. As proposed, the project would be 8.1
units/acre. The comprehensive plan also recommends
that units cater to seniors. As a result, staff will work
with Pulte Homes to ensure that some units offer a first
floor master bedroom. Overall, staff finds that the
proposed project would meet the recommendations of
the comprehensive plan.
As for zoning, the project would require a rezoning to
R9 multiple-family zoning district. This zoning
classification is currently located to the north for the
existing Windbrooke Apartments.
Transportation
The main access into the development would be from Deerfield Road. The new road would cross
through the existing ComEd right-of-way. The proposed new street would meet Village
requirements in terms of pavement width and right-of-way. The three-story townhomes would
be accessed from the rear via a private alley. This is similar to the Waterbury Development.
At the request of both the Village and ComEd, the developer is proposing an emergency access
connection to the east. This access drive would only be accessible by emergency personnel. This
access drive would connect to the existing access drive for the industrial building to the east. The
developer has a tentative agreement with the property owner concerning the access drive and
feels confident that a final agreement can be reached. This final agreement will be required prior
to final action by the Village Board.
3.A.1.a
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Page 3 of 3
Existing Cell Tower
The property currently has an existing 108’ monopole cell tower with 2 antennas located along
the east side of the site. According to the developer, the current property owner has 2 leases (1
for each antenna) on the tower with the last lease expiring in the year 2023. Due to the current
leases, the developer has indicated that the tower cannot be removed as part of the
development. Therefore, the developer has designed their site around the existing tower. The
nearest unit (unit 32) is greater than 60’ from the base of the tower.
Staff has expressed concerns to the developer about the cell tower remaining on the property
and prefers that the cell tower be removed as part of initial site work and before permits are
issued. However, staff recognizes that the long term leases may preclude its removal. Therefore,
staff recommends that the leases not be renewed and the tower shall be removed no later than
the year 2023. As part of a complete application, staff will review the lease provisions pertaining
to renewal and removal.
Action Requested
The Developer is seeking comments from the PZC related to the concept plan. Specifically, staff
is seeking feedback from the PZC regarding the following items:
Height of the 3-story townhomes
The building elevations
The overall layout and orientation of the 3-story product
Existing cell tower
Next Steps
Following the PZC’s workshop and comments, staff recommends that the developer host a
neighborhood meeting to introduce the project to the nearby residents prior to the public
hearing.
3.A.1.a
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PULTE HOMES COMPANY, LLC
NORTHPOINTE (CONCRETE ERECTORS)
DESCRIPTION OF DEVELOPMENT PROPOSAL
The conceptual development plan for NorthPointe (a/k/a Concrete Erectors) identifies an approximately
9.25 acre (gross) parcel of land located south of Deerfield Parkway between Weiland Road and Commerce
Court. This property is currently zoned limited industrial (LI) and residential (R1) in unincorporated Lake
County. The Buffalo Grove Comprehensive Plan identifies the future land use as multiple family. The
current uses consist of a pre-cast concrete manufacturing facility, automotive repair facility and one
monopole telecommunications facility.
The property is held in a land trust with Concrete Erectors, Ltd. as the beneficiary and Pulte Home
Company, LLC (Pulte) the contract purchaser. Pulte proposes to develop this property as a residential
community. Pulte’s development proposal consists of 75 total multifamily units resulting in a density of
8.1 dwelling units/acre. Two products types are proposed: a) forty-three 2-story front loading townhomes
and b) thirty-two 3-story rear loading townhomes with an optional habitable 4th floor attic space and
terrace. The primary access point will be to Deerfield Parkway across the Commonwealth Edison right-of-
way with secondary access through an easement with the industrial property owner to the east of the
proposed development. The primary road from Deerfield Parkway terminating in a cul-de-sac will be
public with a 60 foot right-of-way and the 20 foot access drive serving the rear loading units being owned
and maintained by a home owner’s association.
Pulte is seeking Village Board feedback in anticipation that the formal Village approval process can
commence subsequent to the meeting.
3.A.1.b
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PROJ. MGR.:
DRAWN BY:
DATE:
SCALE:
OF
SHEET
PROJ. ASSOC.:
DATE REVISIONS DRAWN BY
TM
NORTHPOINTE
BUFFALO GROVE, ILLINOIS
SITE PLAN - ALTERNATE 1
1 2
NORTH
SITE DATA
TOTAL ACRES (MAIN PARCEL)8.76 AC
TOTAL UNITS 75 UNITS
DENSITY 8.6 DU/AC
3.A.1.c
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DEERFIELD PARK
W
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RESIDENTIAL
R-5
ComEd
SUBSTATION
POWER
LINES
RESIDENTIAL
R-4
INDUSTRIAL
POWER
LINES
MARVINS WAY
OFFICE/RESEARCH
OPEN SPACE
CORRIDOR
EX. CELL
TOWER
POND
POND
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DATE REVISIONS DRAWN BY
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NORTHPOINTE-ALTERNATE 9
BUFFALO GROVE, ILLINOIS
SITE PLAN
1 1
NORTH
3.A.1.d
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NORTHPOINTE - ALTERNATE 13
BUFFALO GROVE, ILLINOIS
SITE PLAN
1 1
NORTH
Alternate
Site Plan
3.A.1.e
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Updated: 9/29/2017 9:38 AM Page 1
Action Item : Workshop- Proposed Shell Gas Station at 185 N
Milwaukee
Recommendation of Action
Staff recommends discussion
True North Energy, LLC (True North) currently has a contract to purchase the Wooil Restaurant at 185 N
Milwaukee. True North would like to demolish the existing restaurant and construct a new Shell gas
station and convenience store with beer/wine sales on the 0.9 acre site. The project will require an
amendment to the existing B3 Planned Business Center Ordinance. Prior to starting the formal application
process, True North is seeking comments from the PZC. Additional information can be found in the
attached staff report.
ATTACHMENTS:
Staff Report (DOCX)
Plan Set (PDF)
Ordinance 2004-32 (PDF)
Ordinance 2006-007 (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, October 4, 2017
3.A.2
Packet Pg. 43
Page 1 of 2
VILLAGE OF
BUFFALO GROVE
MEMORANDUM
DATE: September 29, 2017
TO: Planning & Zoning Commission (PZC)
FROM: Christopher Stilling, Director of Community Development
SUBJECT: Workshop- Proposed Shell Gas Station at 185 N Milwaukee
Background
True North Energy, LLC (True North)
currently has a contract to purchase the
Wooil Restaurant at 185 N Milwaukee. True
North would like to demolish the existing
restaurant and construct a new Shell gas
station and convenience store with
beer/wine sales on the 0.9 acre site. The
project will require an amendment to the
existing B3 Planned Business Center
Ordinance. Prior to starting the formal
application process, True North is seeking
comments from the PZC. The following
memorandum provides a brief summary of
their project.
Zoning History
The subject property was involuntarily annexed into the Village in 2004. In 2006, the Village
Board granted the property a rezoning to B3 Planned Business Center (Ordinance 2006-7) with
the primary use to be dedicated to a sales tax generating business. The Ordinance also allowed
for the existing 3 cell towers to remain. The proposed project would require an amendment to
the Ordinance. Gas stations are a permitted us within the B3 District.
Proposed Plan
The following is a general summary of the proposed plan:
Site Plan
True North is seeking to demolish the existing restaurant space and construct a new Shell
gas station with a 3,500 square foot convenience store.
The proposed gas station will include a covered canopy to accommodate up to 12 pumps
(6 dispensing units).
3.A.2.a
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The property will also include 10 parking spaces in front of the convenience store. The
zoning Ordinance requires 14 spaces (1 space/250 sf). The petitioner notes that
additional parking is provided via the gas pumps and that most of their customers will
park at the pumps when entering into the store.
Access will be provided by an existing curb cut onto Milwaukee Avenue and another curb
cut that extends out to Riverwalk Drive.
Signage
The petitioner is proposing 1 freestanding sign at the corner of the site. While further
details are required, this sign may require a variation.
Cell Tower
As noted, the site currently has multiple cell towers that are subject to long term leases.
Ordinance 2006-7 granted approval for the towers to remain as non-conforming
structures, provided that the leases were not extended. As part of the public hearing
process, staff will review the current leases to ensure that this provision was adhered to
by the current property owner.
Additional Comments
Overall, the proposed use is permitted within the B3 zoning district. Given the size (less
than 1 acre) and configuration of the lot, staff believes the development is suitable for
the location.
It is likely that the site plan will require some setback variations for parking lot
landscaping and rear yard area. Staff finds that given the unique shape of the lot, it is
very difficult to meet the current zoning ordinance and that the proposed plan is an
improvement from existing conditions. Staff believes the proposed development brings
the property into closer compliance to Village Code.
It should be noted that there is some unimproved excess right-of-way along the rear of
the property. This area provides the additional greenspace typically required by the
Zoning Ordinance. As part of the process, staff will work with the Village Attorney to
determine if this right-of-way can be vacated. It appears that portions of the right-of-way
were vacated as part of the Riverwalk development to the north, however further
research is required.
Action Requested
The Developer is seeking comments from the PZC related to the proposed plan. During the
Village Board referral meeting, a few trustees expressed concern about the financial impacts of
the gas station on the other stations in the area and questioned the financial projections. The
Village Board asked the developer to address this matter as part of the public hearing process.
3.A.2.a
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Existing Gate
Access to Cell
Towers
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Towers
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3.A.2.b
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Turf Grass Area
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(pt) - Parkway Trees
Village of Buffalo Grove Requirements
Parkway Trees required 1 per 40 linear feet
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4 Parkway Trees provided on Plan due to limited
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4 Parkway Trees provided on Plan
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PRELIMINARY STORMWATER MANAGEMENT NARRATIVE
PROPOSED TRUE NORTH RE-DEVELOPMENT Page 1 of 3
VILLAGE OF BUFFALO GROVE, ILLINOIS
PRELIMINARY STORMWATER NARRATIVE
PROPOSED TRUE NORTH RE-DEVELOPMENT
VILLAGE OF BUFFALO GROVE, LAKE COUNTY, ILLINOIS
INTRODUCTION
This report presents the preliminary stormwater management plan for the proposed re-development
located at the southeast corner of Milwaukee Avenue and Riverwalk Drive in Buffalo Grove, Lake
County, Illinois. The proposed project consists of a re-development containing a gas station with a ±3,500
square foot convenience store, parking spaces and 6 fuel pumps under a canopy on a ±0.90 acre site. The
stormwater design will be completed in accordance with the Lake County Stormwater Management
Commission (LCSMC) Watershed Development Ordinance (WDO) and the Village of Buffalo Grove
requirements.
EXISTING CONDITIONS
OVERVIEW
The existing site consists of a single-story restaurant building and paved parking lot with minimal green
space and landscaping. Based on historical aerial photography, the existing building and parking lot
existed prior to 1992 and, therefore the existing impervious area pre-dates the current Watershed
Development Ordinance. In addition to the building and parking lot, a total of 3 existing cell phone
towers with respective fence enclosures are located along the south portion of the property and an access
easement exists which is proposed to remain for the cell phone towers. There is an existing Right-
in/Right-out access to Milwaukee Avenue and a 2nd full access to Riverwalk Drive. The existing site is
relatively flat with parking lot drainage being directed into existing storm manholes located on site within
the pavement. The water is conveyed via storm storm sewer into the existing public storm sewer in
Riverwalk Drive. The underlying soils, per the geotechnical investigation performed by ECS Midwest,
LLC., consists of silty clay and fill soils to depths of about 5.5 feet below the existing surface grades, and
the soil beneath the fill soils typically consists of loose to dense sand with gravel to depths of about 10 to
20 feet below ground (i.e. termination depths of the borings). The geotechnical report can be provided by
request.
ONSITE WETLANDS
Based on online mapping and site observation, no wetlands are anticipated on site.
3.A.2.b
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PRELIMINARY STORMWATER MANAGEMENT NARRATIVE
PROPOSED TRUE NORTH RE-DEVELOPMENT Page 2 of 3
VILLAGE OF BUFFALO GROVE, ILLINOIS
PROPOSED CONDITIONS
STORMWATER MANAGEMENT
The proposed True North Gas Station improvements will result in an overall reduction of impervious area
from 0.99 acres to ±0.70 acres. Since the existing impervious area existed pre-1992 and the proposed
improvements will result in a net reduction of impervious area, the WDO does not require stormwater
detention for developments with less than 1 acre of new impervious area. The proposed drainage design
will mimic the existing drainage and utilize storm structures and storm sewer to convey on -site
stormwater from the site into the existing public storm sewer system. Proposed on-site storm sewers will
be designed to convey the 10-year storm with the 100-year storms being designed to drain overland.
Storm sewer design and calculations will be provided at the time of final engineering.
RUNOFF VOLUME REDUCTION (RvR) AND BEST MANAGEMENT PRACTICES
The Lake County WDO requires Runoff Volume Reduction to be provided for all new impervious area.
Since the proposed site is providing a reduction in impervious area, the RVR will not be required on this
site. By reducing the impervious area, it will provide a decrease in both runoff release rates and volumes
in the proposed condition.
The proposed site will include catch basins which are capable of hydrocarbon removal due to the potential
for spilled gasoline and vehicles in the parking lot. The details of these catch basins will be determined
and included as part of the final engineering design.
EROSION CONTROL
As part of the final design an erosion control plan will be implemented during construction. This plan will
meet the erosion control requirements of the WDO to eliminate sediment and pollutants from leaving the
site during construction. Erosion Control measures such as silt fence, construction exits, concrete
washouts, erosion eels, inlet protection and other appropriate measures will be used and incorporated into
the erosion control plan.
CONCLUSION
A watershed development permit from the Village of Buffalo Grove will be required prior to construction
of the proposed development. This will require submittal of final engineering plans and stormwater
3.A.2.b
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PRELIMINARY STORMWATER MANAGEMENT NARRATIVE
PROPOSED TRUE NORTH RE-DEVELOPMENT Page 3 of 3
VILLAGE OF BUFFALO GROVE, ILLINOIS
calculations in accordance with the Lake County SMC Watershed Development Ordinance and subject to
Buffalo Grove’s review and permit issuance.
Sincerely,
MANHARD CONSULTING, LTD
_____________________________
Ryan Solum, P.E.
Project Manager
3.A.2.b
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TrueNorth Energy
Proposed Development
Buffalo Grove, IL
3.A.2.b
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FRONT ELEVATION LEFT SIDE ELEVATION
RIGHT SIDE ELEVATION
3.A.2.b
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3.A.2.b
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Building Material list:
Front Entrance:
Brick, Red Clay Brick, Triangle Brick Company, Windsor Red
Natural Limestone Masonry units
Gable style roof on entrance with EIFS fascia and trim in
93240, “Smoked Putty”
Aluminum and glass front door hung in aluminum frame
with side lites and transom to match adjacent windows,
clear anodized frame with low E glass to match windows
Windows and frames
Low E insulated 1” glass with clear anodized thermally
broken frames. Window sills 4” natural limestone
Dumpster
Constructed of same masonry materials as building,
Red Clay brick, limestone cap
Gate doors will match the red brick color
Roof
Moulded overhang
Shingles, Owen’s Corning Oakridge Driftwood,
Slate-like appearance
Fascia
EIFS in 93240, “Smoked Putty”
Lighting
4 goosenecks on front and 2 wall packs on rear elevation;
all lights in bronze finish.
Signage on front is externally lit.
Man Door
Hollow metal door, color to match brick
3.A.2.b
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Canopy Material list:
Columns of canopy
Aluminum with baked enamel finish, non ferrous metal
Fascia:
Alpolic plastic composite color LT EWH white
Yellow fascia band is 17.72” Shell Yellow, SHL003
Red fascia band is 5.9” high, Shell Red, SHL005, backlit band
White fascia above the yellow band is 9.85”, Shell warm white, RAL 009
Pectin signage is 48” x 48” nominal
3.A.2.b
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NARRATIVE
TrueNorth designs their stores with mindset of using durable long lasting materials which are not only aesthetically
pleasing but blends and enhances the building’s surrounding communities.
Our design uses durable and aesthetic building materials in natural and earth tone colors.
Our building is constructed mainly of red clay brick. We use natural EIFS color for the fascia,
gable entrance, and trim.
The entrance has gable style roof that has been considered traditional by many other
localities. The columns on the entrance has 40” of brick at bottom with EIFS above in
natural color.
The window sills are 4” high and natural limestone and the header is 8” limestone masonry
unit. The window and storefront entrance have thermally broken frames with clear
anodized finish. The windows are 3’ 4” above the floor level so they do not extend to the
ground as also a desire of most communities design guidelines. The windows are not highly
reflective to be distracting or too dark but have enough reflectance to be classified as low E
to meet the Energy Code requirements.
3.A.2.b
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Many communities prefer to have colors that compliment each other
and that light fixtures and downspouts should coordinate rather than dominate the
color scheme of the building.
The building will have two main colors: red brick clay which is
natural clay color and natural earth tone combined with EIFS in
natural smoked putty color with limestone masonry units. The
colors are very complimentary. In fact, we have chosen red
natural clay brick because many localities have considered the
color to be desired and works well with the EIFS colors.
The downspouts will match aluminum trim which matches the
EIFS color. The gooseneck style lights and wall pack will
be in bronze color which will accent the EIFS rather than
dominate the primary color. The man door on left side
elevation is made of hollow metal and will match the red clay
brick color.
3.A.2.b
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Many communities have guidelines about the trash enclosures and often state that they
shall have wall surface should match the principal building.
The trash enclosure is designed of the same masonry materials
as the building with red clay brick capped with natural
limestone. The gates of the trash enclosure will match the red
brick color and the man door of the building will also match the
red brick.
3.A.2.b
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Many communities have guidelines state that the roofs shall be in material, color, and texture appropriate
To the building and structure. The roof edge and wall face should be clearly differentiated.
Gable and pitched roofs should be scaled to the face of the building so as not to dominate
The elevation nor be so small as to lack a feeling of closure or protection. Pitched roofs should
have overhangs which define the wall surface.
The proposed structure includes a main hip truss with an
intersecting gable at the entry. The intersecting gable structure
and the side elevation roof dormers not only define the entry
but creates a visual break to the main span of the roof.
The wall to the roof intersection is heavily defined by an
overhang and fascia/soffit and further defined by the wall trim,
that contrasts the roof material and texture.
The shingles have a slate like appearance in a shade that is
neutral and offers shadow line.
3.A.2.b
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We typically have wall sign above our entrance that was a large
marquee with the corporate logo. We have deleted this
feature and we are using lettering that says TrueNorth with
compass next to lettering.
In trying to be sensitive to most communities’ guidelines for signage:
Typical marquee sign we have
deleted from this project. It was 6’10” by 6’8”
wide. Below is prototype from last year with large
marquee signage and less traditional entrance.
The new prototype includes lettering that will be above the
entrance doors with compass next to it. The colors are
complimentary with the red brick and EIFS color and signage
fits proportionately with gable entrance.
3.A.2.b
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8/31/2017
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expiration date
Illinois Architecture Practice
expiration date as listed
references the current
Act of 1989 (225 ICLS 305 16)
subject to renewal in
accordance w/ the
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TRUSS BEARING
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TRUSS BEARING
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REAR ELEVATION
EAST FACE SCALE: 3/16" = 1'-0"
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FRONT ELEVATION
WEST FACE SCALE: 3/16" = 1'-0"
12
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STRUCTURAL COLUMN CONCEALED BEHIND
WINDOW MULLION MATCHING COLOR;
FASCIA. SOFFIT, TRIM, COPING AND GUTTER
MATERIALS; ALCOA MASTIC "DESERT SAND"
LAMINATED SHINGLES (slate like appearance)
WINDOW / DOOR FRAME
DUMPSTER GATE
A SIGN PERMIT
CLEAR ANODIZED ALUMINUM
REAR DOOR AND FRAME
DOOR AND FRAME TO MATCH
GATE TO MATCH BRICK COLOR
BRICK COLOR
OF BUILDING
WILL BE SUBMITTED TO THE LOCAL AUTH.
THE SIGNAGE COLOR AND GRAPHICS
SIGNAGE ABOVE THE DOOR
IN THE PROCESS OF SUMBITTING FOR
ROOF SHINGLES
GOOSENECK LIGHTS
SHINGLES
"WINDSOR" BRICK
BRICK
OWENS CORNING ARCHITECTURAL
"OAKRIDGE DRIFTWOOD" LAMINATED
RED BRICK COLOR: TRIANGLE BRICK CO.
COLOR IN BRONZE FINISH
MASONRY DUMPSTER ENCLOSURE CONSTR.
DUMPSTER ENTRY GATE w/CANE BOLT; DOOR
TYPE AND STYLE AND MATERIAL AS SELECTED
BY OWNER. (double door to appear as the two of
ALL FINISH ALUMINUM (except window frames)
the single door) COLOR TO MATCH BRICK COLOR.
HEIGHT OF 6' FROM BLDG. FLOOR TO THE
SECTION 3 / A-500.
ALL EIFS MATERIALS
TOP OF STONE COPING; REFER TO WALL
PLEASE NOTE: ALL EIFS MATERIALS SHALL
BE "STOW 93240 - SMOKED PUTTY'
BUILDING MATERIAL COLORS
CLEAR ANODIZED ALUMINUM.
REFER TO DOOR AND FRAME SCHEDULE;
ENTRY DOOR AND FRAME/TRANSOM;
COLOR TO MATCH RED BRICK.
REFER TO DOOR AND FRAME SCHEDULE;
REAR DOOR AND FRAME;
OF THE SAME MASONRY MATERIALS TO A
BOTTOM OF FOOTING.
LIGHTING PLAN; COLOR BRONZE FINISH.
PLANS AND WALL SECTIONS.
BUILDOUT, REFER TO THE FOUNDATION
FOUNDATION TO SUPPORT THE ENTRY
WALL PAK LIGHT FIXTURE; REFER TO
BRICK ON ALL 3 SIDES OF ENTRY BUILDOUT
MULLION COVER.
TOP/FTG.
FOUNDATION WALL BELOW GRADE.
ELEVATIONS AND DETAILS.
REFER TO SITE DRAWINGS FOR
CONCRETE WALK AROUND BUILD'G.
FROM THE BUILDING 1/8"/FT.
AT THE FLOOR LINE, SLOPE AWAY
GRADE LINE, REFER TO SITE DRAWINGS.
TOP OF CONCRETE WALK/FLOOR LINE.
SOFFIT
SHOWN AT THE UNDERSIDE OF THE
AND SCHEDULES, ETC.
SAME MATERIAL AS SILL.
LIMESTONE HEADER ABOVE WINDOW.
WINDOW FRAME (clear anodized and
REFER TO PLANS AND WINDOW INFO
thermally broken w/1" low E insulated glass)
FLASHING ATOP STONE SILL
FROM THE WINDOW; PLACE AND SEAL
(window sill must slope water away from the
window, seal as required)
LIMESTONE SILL CUT AND LAID IN A
MANNER THAT SHEDS WATER AWAY
COLOR)
"WINDSOR" BRICK
SELECTED BY OWNER (BRONZE
GOOSENECK LIGHT FIXTURE AS
EIFS MOULDING, REFER TO WALL
SECTIONS FOR PROFILE. MOULDING
SHOWN AT THE JOINT OF THE EIFS
TO THE MASONRY UNITS; THERE IS
AS INDICATED ON THE WALL SECTIONS
AN EIFS BAND BETWEEN MOULINGS
JUMBO BRICK COLOR AS SUBMITTED TO
THE LOCAL AUTHORITIES.
RED BRICK COLOR: TRIANGLE BRICK CO.
EIFS FACE OF THE GABLE ABOVE THE
ENTRY; ALL EIFS IS ABOVE THE HEIGHT OF
COLOR
SECTIONS FOR PROFILE. MOULDING
EIFS MOULDING, REFER TO WALL
.032 ALUMINUM GUTTER ON THE
FASCIA (the fascia is wrapped in
.032 aluminum to match gutter color) &
MATCHING SOFFIT & DOWNSPOUT
LAMINATED SHINGLES (slate like appearance)
SHINGLES (use installation procedures and
nails, etc. for 110 mph)
THE PERPENDICULAR WALL AND GABLE
REFER TO APPLICABLE WALL SECTIONS.
ALONG THE PERIMETER GUTTER LINE.
w/THE SAME ALUMINUM AS THE FASCIA
STRUCTURE; THE FASCIA IS WRAPPED
GABLE ENTRY STRUCTURE TO ALIGN TO
For the new elevations...
MATCHING SHINGLES
CODED NOTES
RIDGE VENT w/FILTER FABRIC AND
OWENS CORNING ARCHITECTURAL
"OAKRIDGE DRIFTWOOD" LAMINATED
6"0 1'4'2'3'5'10'15'
6"0 3'1'2'10'4'5'15'
GATE INTO THE DUMSPTER AREA TO BE
AND GENERAL APPEARANCE OF ADJ.
CONSTRUCTED OF THE SAME MATERIALS
4" LIMESTONE BAND ON THE FACE OF ALL
(same approx. height as the window sill)
3 SIDES; BOTTOM 36"aff; TOP 40"aff
BREAK METAL TO MATCH TRIM COLOR.
THE HEIGHT OF 10'-7"
FROM THE FLOOR LINE TO 36"aff.
EIFS w/GROOVES AS SHOWN ON THE FACE OF
SIDE OF EIFS AVOVE (@ 10'-7")
ALL 3 SIDES; FROM ABOVE 40"aff TO UNDER-
FOR THE PANELS AND THE 2"Hx1"D RECESS.
REFER TO WALL SECTIONS FOR SPACING
w/SIDELITES AND TRANSOM LITE.
CLEAR ANODIZED ALUMINUM DOOR FRAME
THE SIDELITE BOTTOM SHALL BE 10"aff
REFER TO DOOR AND FRAME SCHEDULE;
SCHEDULE.
BOTTOM RAIL. REFER TO DOOR AND FRAME
CLEAR ANODIZED ENTRY DOOR w/10"
"TRUENORTH" ENTRY EXTERNALLY
(color and graphics to be submitted w/ sign permit)
ILLUMINATED SIGN AT ENTRY
DUMPSTER GATE.
ALL EIFS IS AT THE HEIGHT OF 10'-7"aff
submitted)
NATURAL LIMESTONE (sample can be
LIMESTONE
3.A.2.b
Packet Pg. 65
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LEFT ELEVATION
SCALE: 3/16" = 1'-0"
5
1212
5
8/31/2017
TN-B.G.
C.J.
C.J.
TRUSS BEARING
NORTH FACE
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expiration date
Illinois Architecture Practice
expiration date as listed
references the current
Act of 1989 (225 ICLS 305 16)
subject to renewal in
accordance w/ the
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5
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O
1'0 6"10'3'2'5'4'15'
NATURAL LIMESTONE (sample can be
RED BRICK COLOR: TRIANGLE BRICK CO.
"OAKRIDGE DRIFTWOOD" LAMINATED
OWENS CORNING ARCHITECTURAL
IN THE PROCESS OF SUMBITTING FOR
SIGNAGE ABOVE THE DOOR
THE SIGNAGE COLOR AND GRAPHICS
WILL BE SUBMITTED TO THE LOCAL AUTH.
COLOR OF THE BUILDING
COLOR OF THE BRICK
DOOR AND FRAME TO MATCH
CLEAR ANODIZED ALUMINUM
LAMINATED SHINGLES (slate like appearance)
MATERIALS; ALCOA MASTIC "DESERT SAND"
FASCIA. SOFFIT, TRIM, COPING AND GUTTER
ALL FINISH ALUMINUM (except window frames)
ALL EIFS IS AT THE HEIGHT OF 10'-7"aff
GATE INTO THE DUMSPTER AREA TO BE
CONSTRUCTED OF THE SAME MATERIALS
AND GENERAL APPEARANCE OF ADJ.
ILLUMINATED SIGN AT ENTRY
(color and graphics to be submitted w/ sign permit)
"TRUENORTH" ENTRY EXTERNALLY
BUILDING MATERIAL COLORS
BE "STOW 93240 - SMOKED PUTTY'
PLEASE NOTE: ALL EIFS MATERIALS SHALL
MASONRY DUMPSTER ENCLOSURE CONSTR.
DUMPSTER ENTRY GATE w/CANE BOLT; DOOR
TYPE AND STYLE AND MATERIAL AS SELECTED
BY OWNER. (double door to appear as the two of
the single door) COLOR AS SELECTED by OWNER.
HEIGHT OF 6' FROM BLDG. FLOOR TO THE
TOP OF STONE COPING; REFER TO WALL
OF THE SAME MASONRY MATERIALS TO A
BOTTOM RAIL. REFER TO DOOR AND FRAME
CLEAR ANODIZED ENTRY DOOR w/10"
CLEAR ANODIZED ALUMINUM.
THE SIDELITE BOTTOM SHALL BE 10"aff
w/SIDELITES AND TRANSOM LITE.
REFER TO DOOR AND FRAME SCHEDULE;
CLEAR ANODIZED ALUMINUM DOOR FRAME
PLANS AND WALL SECTIONS.
REFER TO DOOR AND FRAME SCHEDULE;
ENTRY DOOR AND FRAME/TRANSOM;
COLOR TO MATCH THE BRICK COLOR.
REFER TO DOOR AND FRAME SCHEDULE;
WALL PAK LIGHT FIXTURE; REFER TO
BUILDOUT, REFER TO THE FOUNDATION
FOUNDATION TO SUPPORT THE ENTRY
A SIGN PERMIT
REAR DOOR AND FRAME
DUMPSTER GATE
GATE TO MATCH THE BRICK
WINDOW / DOOR FRAME
"WINDSOR" BRICK
SHINGLES
BRICK
GOOSENECK LIGHTS
ROOF SHINGLES
COLOR IN BRONZE FINISH
LIMESTONE
submitted)
ALL EIFS MATERIALS
DUMPSTER GATE.
SECTION 3 / A-500.
SCHEDULE.
REAR DOOR AND FRAME;
LIGHTING PLAN, COLOR IN BRONZE.
WINDOW MULLION MATCHING COLOR;
STRUCTURAL COLUMN CONCEALED BEHIND
ENTRY; ALL EIFS IS ABOVE THE HEIGHT OF
EIFS FACE OF THE GABLE ABOVE THE
CONCRETE WALK AROUND BUILD'G.
FROM THE BUILDING 1/8"/FT.
AT THE FLOOR LINE, SLOPE AWAY
TOP OF CONCRETE WALK/FLOOR LINE.
SHOWN AT THE UNDERSIDE OF THE
LIMESTONE HEADER ABOVE WINDOW.
WINDOW FRAME (clear anodized and
REFER TO PLANS AND WINDOW INFO
thermally broken w/1" low E insulated glass)
FLASHING ATOP STONE SILL
FROM THE WINDOW; PLACE AND SEAL
(window sill must slope water away from the
LIMESTONE SILL CUT AND LAID IN A
MANNER THAT SHEDS WATER AWAY
SELECTED BY OWNER (BRONZE
GOOSENECK LIGHT FIXTURE AS
EIFS MOULDING, REFER TO WALL
SECTIONS FOR PROFILE. MOULDING
SHOWN AT THE JOINT OF THE EIFS
TO THE MASONRY UNITS; THERE IS
AS INDICATED ON THE WALL SECTIONS
AN EIFS BAND BETWEEN MOULINGS
JUMBO BRICK COLOR AS SUBMITTED TO
RED BRICK COLOR: TRIANGLE BRICK CO.
SECTIONS FOR PROFILE. MOULDING
EIFS MOULDING, REFER TO WALL
.032 ALUMINUM GUTTER ON THE
FASCIA (the fascia is wrapped in
.032 aluminum to match gutter color) &
MATCHING SOFFIT & DOWNSPOUT
LIMITED SECTION OF DUTCH GABLE ROOF
"OAKRIDGE DRIFTWOOD" LAMINATED
OWENS CORNING ARCHITECTURAL
RIDGE VENT w/FILTER FABRIC AND
GABLE ENTRY STRUCTURE TO ALIGN TO
STRUCTURE; THE FASCIA IS WRAPPED
w/THE SAME ALUMINUM AS THE FASCIA
ALONG THE PERIMETER GUTTER LINE.
REFER TO APPLICABLE WALL SECTIONS.
THE PERPENDICULAR WALL AND GABLE
SHINGLES (use installation procedures and
LAMINATED SHINGLES (slate like appearance)
BRICK ON ALL 3 SIDES OF ENTRY BUILDOUT
FOUNDATION WALL BELOW GRADE.
GRADE LINE, REFER TO SITE DRAWINGS.
4" LIMESTONE BAND ON THE FACE OF ALL
(same approx. height as the window sill)
3 SIDES; BOTTOM 36"aff; TOP 40"aff
FROM THE FLOOR LINE TO 36"aff.
REFER TO SITE DRAWINGS FOR
window, seal as required)
BOTTOM OF FOOTING.
TOP/FTG.
LOCATIONS AND DETAILS.
MULLION COVER.
AND SCHEDULES, ETC.
SAME MATERIAL AS SILL.
"WINDSOR" BRICK
THE LOCAL AUTHORITIES.
COLOR)
SOFFIT
For the new elevations...
COLOR
THE HEIGHT OF 10'-7"
AS SHOWN.
nails, etc. for 110 mph)
MATCHING SHINGLES
CODED NOTES
EIFS w/GROOVES AS SHOWN ON THE FACE OF
SIDE OF EIFS AVOVE (@ 10'-7")
ALL 3 SIDES; FROM ABOVE 40"aff TO UNDER-
FOR THE PANELS AND THE 2"Hx1"D RECESS.
REFER TO WALL SECTIONS FOR SPACING
TRUSS BEARING
C.J.
5
1212
5
C.J.
SCALE: 3/16" = 1'-0"
RIGHT ELEVATION
SOUTH FACE
6"0 1'2'3'4'5'10'15'
3.A.2.b
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09/6/2017
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, SEPTEMBER 6, 2017
Call to Order
The meeting was called to order at 7:30 PM by Chairman Eric Smith
Public Hearings/Items For Consideration
1. Consider a Variation for a Fence in the Corner Side Yard at 1309 Madison Drive
(Trustee Ottenheimer) (Staff Contact: Brian Sheehan)
Mr. Thomas Chester, 1309 Madison Drive, was present and sworn in.
Mr. Chester explained that he is requesting to install a fence in his side yard and the
fence would follow the curve of the sidewalk. He measured the distance and the fence
would be located approximately nineteen (19) feet off the public sidewalk.
Com. Cesario stated that the Planning & Zoning Commission often grants relief for these
types of requests and that nineteen (19) feet is a good distance away from the sidewalk.
The proposed fence is short and see through. He does not have any issues with the
request.
Ch. Smith entered the Staff Report as Exhibit 1.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
The public hearing was closed at 7:35 PM.
Moved by Com. Weinstein, seconded by Com. Cesario, to approve the request to install
a four (4) foot wood picket fence that will extend beyond the building setback line
encroaching into the corner side yard setback along Madison Drive.
RESULT: APPROVED [UNANIMOUS]
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Frank Cesario, Commissioner
AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT: Amy Au
2. Consider an Amendment to Ordinance 97-80 for an Existing Cell Tower at 351 Hastings
(Trustee Stein) (Staff Contact: Brian Sheehan)
Tony Phillips, SAC Wireless, LLC on behalf of Comcast Cable, was present and sworn in.
Mr. Phillips explained that Comcast is looking to add a few antennas to the ex isting
monopole tower. The existing tower is one hundred twenty three (123) feet high and the
added antennas will fill in a gap. The proposed antennas are twenty eight (28) inch whip
3.B.1
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09/6/2017
antennas. These antennas are for a new product being offered to meter different things
such as garbage cans, garage doors, etc and would keep the data usage away from the
other carriers.
Com. Moodhe asked about the frequency of the antennas and if they would interfere with
the buildings on Hastings Drive. Mr. Phillips responded that the frequency is very low and
will not interefere. Com. Moodhe asked staff if this request had to come before the
Planning and Zoning Commission because of the original Ordinance and if these can be
handled at the staff level in the future. Mr. Stilling stated that he read the history on this
tower and two (2) previous amendments were approved previously. Moving forward staff
will look at incorporating language that would allow additional antennas to be reviewed
administratively.
Com. Lesser agrees with Com. Moodhe.
Com. Weinstein asked if the antennas would not be added at the top of the tower. Mr.
Phillips confirmed they will not be added at the top and the tower will not be any higher or
extend out any further than it currently exists. Com. Weinsteing asked about the ground
equipment. Mr. Phillips explained the logistics of the equipment. Com. Weinstein asked if
there would be any visual difference to the tower. Mr. Phillips responded no.
Ch. Smith entered the Staff Report as Exhibit 1.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
The public hearing was closed at 7:42 PM.
Moved by Com. Weinstein, seconded by Com. Lesser, to recommend to the Village
Board approval to amend Ordinance 97-80 to allow modifications to an existing
communications tower and ground equipment at 351 Hastings Drive.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Scott Lesser, Commissioner
AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT: Amy Au
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Aug 16, 2017 7:30 PM
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Moved by Com. Moodhe, seconded by Com. Khan, to approve the minutes of the
August 16, 2017 Planning and Zoning Commission regular meeting as submitted.
RESULT: ACCEPTED [5 TO 0]
MOVER: Adam Moodhe, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Smith, Moodhe, Cesario, Goldspiel, Khan
ABSTAIN: Matthew Cohn, Scott Lesser, Mitchell Weinstein
ABSENT: Amy Au
Chairman's Report
Ch. Smith thanked staff for their help and professionalism during his tenure as Chairman. He also
thanked the Commissioners and wished Com. Cesario luck as the new Planning and Zoning
Commission Chair.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Mr. Stilling reminded the Commissioner that the September 20, 2017 regular meeting will be
cancelled. The next meeting will be on October 4, 2017. There is nothing new to report on the
Link Crossing proposed development. There will be a public hearing for a Special Use for a golf
school in the Industrial District and another Day Care Home. Staff may also introduce a proposed
townhome development by Pulte Homes on the Concrete Erectors property.
At the September 18, 2017 Village Board meeting, there will be a referral to the Planning and
Zoning Commission for a new Shell gas station on Milwaukee Avenue.
Woodman's is moving along and staff is trying to set a ground breaking ceremony date.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 7:51 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 6th DAY OF September , 2017
3.B.1
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