2019-12-04 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
December 4, 2019 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. Petition to the Village of Buffalo Grove for a Special Use for a Recreational Use (Golf
Simulator Facility) in the Industrial District for the Property at 1380 Busch Parkway
(Trustee Weidenfeld) (Staff Contact: Nicole Woods)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Nov 20, 2019 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: 11/20/2019 8:13 PM Page 1
Action Item : Petition to the Village of Buffalo Grove for a Special
Use for a Recreational Use (Golf Simulator Facility) in the Industrial
District for the Property at 1380 Busch Parkway
Recommendation of Action
Staff recommends approval, subject to the conditions in the staff report.
The petitioners, Won Cho and Jibsoc Jung, are proposing to operate a Golf Simulator Facility, WJ Sports
Entertainment at 1380 Busch Parkway. The 3,337 square foot facility is currently vacant. Pursuant to the
Zoning Ordinance, a recreational use is a special use in the Industrial District.
ATTACHMENTS:
Staff Report_v4 (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Weidenfeld Nicole Woods, Community Development
Wednesday, December 4,
2019
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: December 4, 2019
SUBJECT PROPERTY LOCATION: 1380 Busch Parkway
PETITIONER: Won Cho and Jibsoc Jung, WJ Sports Entertainment
PREPARED BY: Rati Akash, Village Planner
REQUEST: Petition to the Village of Buffalo Grove for a special use for a
recreational use (Golf simulator facility) in the Industrial District.
EXSITING LAND USE AND ZONING: The property is improved with the existing industrial facility
and is currently zoned Industrial (I).
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be Industrial.
PROJECT OVERVIEW
The petitioners, Won Cho and Jibsoc Jung, are
proposing to operate a Golf Simulator Facility, WJ
Sports Entertainment at 1380 Busch Parkway.
The 3,337 square foot facility is currently vacant.
Pursuant to the Zoning Ordinance, a recreational use
is a special use in the Industrial District.
PLANNING, ZONING, AND ENGINEERING ANALYSIS
History
The 1300 – 1398 Busch Parkway building
has 16 tenant spaces in total. Some of these
tenant spaces have been combined and
occupied by one tenant.
Presently, there are 12 tenants in this
building, which have occupied a total 14
tenant spaces.
There are 2 tenants which have received a
special-use in this Building in the Industrial
District; Prairie Kraft Brewing Co. as part of
Ordinance No. 2014-73 at 1310 Busch
2.1.a
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Parkway, and Movement & Sound Dance, LLC as part of Ordinance No. 2018-030 at 1388
Busch Parkway.
Proposed Use
WJ Entertainment Sports, will be a new, privately-
owned indoor recreational golf simulator facility.
This facility will have 7 individual simulator golfing
rooms that can be used in 3 modes to offer a
different experience to the clients. Range Mode
allows the clients for an outdoor practice range
experience, Lesson Mode allows instructors to
record golf swings of the clients, and Golf Mode
allows the clients to play a full round of golf (18
holes).
Approximately 50% of the 3,337 square feet facility
would be dedicated to golf simulator areas which is
found in the rear portion of the tenant space. The
other 50% of the facility will be used for bathrooms,
office, storage, and common area are all grouped
towards the front entrance.
There is a rear entrance in the tenant space that will
be used only by Staff.
Operations
General hours of operation for WJ Entertainment Sports are between 9:00 am to 10:00 pm
on the weekdays, and 8:00 am to 11:00 pm on the weekends.
The golf simulator rooms will be open throughout the business hours, the maximum
anticipated clients between 9:00 am – 4:00 pm is a total 7 clients or less. The maximum
anticipated clients between 4:00 pm – 6:00 pm is a total of 10 clients, and after 6:00 pm to
closing time at 10:00 pm the anticipated clients is a total of 14 clients.
There is a special kids program in the weekends between 9:00 am – 11:00 am.
During the weekend hours, the maximum anticipated clients is 18 at any given time between
9:00 am – 11:00 pm.
WJ Entertainment will have 2 owners (full-time employees) and 1 Receptionist (part-time
employee). The Receptionist will be present in the facility between 4:00 pm – 10:00 pm on
the weekdays and the weekend hours.
The Petitioners have stated that they could anticipate adding another Golf-Pro Professional
once the business picks up.
There will be no alcohol served in the WJ Sports Entertainment facility.
WJ Sports Entertainment aims to target families, seniors, young professionals, avid golfers
and corporate employees by offering programs that would best suit each of the groups.
2.1.a
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Parking
The facility currently has 120 parking spaces and 6 ADA parking spaces in the 1300 – 1398 Busch
Parkway lot.
The parking lot has 38 parking spaces on the north side and 2 ADA parking spaces, 72 parking
spaces and 4 ADA parking spaces on the south side, and 32 parking spaces on the east side. Parking
lot has a total of 126 parking spaces.
Pursuant to Village Code, recreational uses require 1 parking space per 1,000 square feet of floor
area.
There will be an anticipated total of up to 10 people in the facility between 9:00 am – 4:00 pm, an
anticipated total of 13 people in the facility between 4:00 pm – 6:00 pm, and an anticipated total
of 19 people between 6:00 pm – 10:00 pm on the weekdays.
There is anticipated total of 21 people in the facility at any given time on the weekends.
The Property owner, Van Vlissingen and Co. has provided the Village a detailed parking study to
include the maximum number of cars parked in the parking lot (North, East, South) at each
hour during the day starting at 6:00 am up to 8:00 pm.
The maximum number of cars parked in the parking lot at a given time is 80, which leaves the
parking lot with a surplus of 40 parking spaces and 6 ADA parking spaces.
During the weekend, the maximum number of cars parked in the parking lot at any given time is
24, which leaves the parking lot with a surplus of 94 parking spaces, and 6 ADA parking spaces.
After conducting the parking analysis, Staff does not have any concerns with parking for the
proposed WJ sports Entertainment facility.
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.
2.1.a
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The petitioner’s response to the standards are included with the packet.
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 one call inquiry from the public or adjacent property owners but no concerns
have been expressed.
STAFF RECOMMENDATION
Staff recommends approval of a Special Use for a recreational use (Golf simulator facility) in the
Industrial District, subject to the following conditions:
1. The special use is granted to Won Cho and Jibsoc Jung of WJ Sports Entertainment at 1380 Busch
Parkway and said special use does not run with the land.
2. The special use granted may be assignable to subsequent petitioners seeking assignment of
this special use as follows:
i. Upon application of a petition seeking assignment of this special use, the Village
of Buffalo Grove, in their sole discretion, may approve the assignment
administratively, or may refer it to the Planning & Zoning Commission and/or the
Village Board for a public hearing.
ii. Such assignment shall be valid only upon the written approval of the Village of
Buffalo Grove granting said assignment, which may be granted or denied for any
reason.
3. The petitioner shall monitor traffic circulation and parking on the property and take appropriate
measures, as approved by the Village, to ensure adequate parking is being provided. If the Village
determines, in its sole discretion, that additional parking is required, the petitioner shall provide
said parking in manner acceptable to the Village.
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.
2.1.a
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2019
WJ SPORTS ENTERTAINMENT
2.1.b
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Business Proposal
I. Business Concept
a. WJ Sports Entertainment is going to be the pioneer into a new area of indoor golf experience
b. WJ Sports Entertainment wants to bring golf sport that everyone can play anywhere at any time
c. Members vs non-members distinctions and advantages
d. Location will be near industrial and residential area for people to socialize and meet new golfers
e. New golf system can be introduced into residential homes, accommodating PGA tournament hotels,
local festivals, hotels, resorts, auto dealerships, club houses, and commercial buildings
i. Installation and maintenance will be provided by WJ Sports Entertainment
ii. Annual maintenance fees will be applied for all sales
f. Franchising business model once proof of concept has been achieved
II. Branding
a. Following PGA guidelines and tournament schedule to host indoor tournaments
b. WJ Sports Entertainment will focus on user’s experience and creating loyal customers
c. Promoting the accuracy in the technology behind our brand
d. Accessibility to US and International golf courses at any time
e. Time saving to play indoor vs outdoor
f. Competitive online play (global market) with similar handicap players
i. Ball launch detected simultaneously on competitive play
g. Bonding our brand into the hearts of our customers
III. Positioning and Targeting
a.
b. Targeting age group between 20-55
c. Using existing high salary network for residential sales/installation
d. Using existing network to enter commercial space for sales/installation
e. Target 5-7 new members per week
f. Sales review meeting of system and membership quarterly for realignment to the current market
requirement
2.1.b
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IV. Advertising and Promotion
a. Internet advertising is growing at a rate of 15% to 20% annually
i. Instagram
ii. Facebook
iii. YouTube channel
iv. Live Stream (Twitch TV)
b. State of the art accuracy, user interface (HD), and experience
c. Radio and Golf podcast advertising
d. Inviting PGA amateur/pro players to showcase stroke play
e. Local indoor long drive competition
f. Local Indoor tournament league following PGA tournament schedules
g. Retaining monthly membership will accrue points for personalized gifts and merchandise provided by
WJ Sports Entertainment
V. Products and Service Line
a. Private Lesson $50-$100
b. Bay rental $32-$37 (hourly)
c. Indoor driving range $5-$9 (1/2 hour)
d. Corporate events $599-$1199 (four hours)
VI. Conclusion
a. In conclusion, with the high potential for indoor golf business in the Midwest and the number of golfers
that will likely increase based on current paradigm shift for a new concept in indoor golf entertainment.
This venture has great scope to satisfy the current demands. The strengths in focusing on unique
experience and building its brand organically in Chicago to enhance taking up golf for beginners,
providing an atmosphere to play competitively and non-competitively with friends/families, and to
improve the game of golf at our driving range.
2.1.b
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WJ Golf Project of Intent
No alcohol will be served at WJ Sports Entertainment.
WJ golf is an indoor golf simulator facility with the intent to provide a unique golf experience in a safe and fun
environment. Our business will let prospect golfers experience the game of golf through our simulators and seasoned
golfers can improve their golf game with our training tools and meet new golfers from neighboring communities.
WJ golf will provide private lessons to our customers as a service. Customers will schedule their lessons on our online
platform and lessons will be held on weekdays only.
WJ golf will host monthly activities for children on Saturday mornings to neighboring communities to teach and raise
interest in golf.
Hours of operation
Weekdays 9am to 10pm (M-F)
Weekends 8am to 11pm (Saturday and Sunday)
(See attached spreadsheet exhibit for detail information)
Number of Employees
2019: 3 WJ employees (2 owners)
1 receptionist and 2 owners demonstrating simulators and catering customer needs.
2020: anticipating 4 WJ employees (2 owners)
1 receptionist, 1 golf pro and 2 owners demonstrating simulators and catering customer needs.
(See attached spreadsheet exhibit for detail information)
Discounts for WJ golf
Military
Fire & Paramedics
Police
JSS (Juniors, Seniors, and Students)
Soft Drinks and Snacks will be sold at WJ Golf
2.1.b
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2.1.b
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# of employees on site # of backup employees when needed
# of
clients
(Lessons)
# of
clients
(golfers)
# of
clients
(practice
range
Total
Clients
Total
people Type of Clients Type of Service
9am ‐ 10am 2 (Owners)N/A 322710 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
10am ‐ 11am 2 (Owners)N/A 322710 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
11am ‐ 12pm 2 (Owners)N/A 322710 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
12pm ‐ 1pm 2 (Owners)N/A 322710 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
1pm ‐ 2pm 2 (Owners)N/A 23279 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
2pm ‐ 3pm 2 (Owners)N/A 23279 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
3pm ‐ 4pm 2 (Owners)N/A N/A 3258 Students, Juniors, Casual Golfers and Seniors Lessons, Golf Simulator
4pm ‐ 5pm 3 (Owner + Receptionist)N/A N/A 8 2 10 13 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
5pm ‐ 6pm 3 (Owner + Receptionist)N/A N/A 8 2 10 13 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
6pm ‐ 7pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 12 2 14 19 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
7pm ‐ 8pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 12 2 14 19 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
8pm ‐ 9pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 12 2 14 19 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
9pm ‐ 10pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 12 2 14 19 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
# of employees on site # of backup employees when needed
# of
clients
(Kids
Program)
# of
clients
(golfers)
# of
clients
(practice
range
Total
Clients
Total
people Type of Clients Type of Service
8am ‐ 9am 2 (Owners) 2 (family members over 18 of age) 6 2 2 10 12 Students, Juniors, Casual Golfers and Seniors Kids Program, Golf Simulator
9am ‐ 10am 2 (Owners) 2 (family members over 18 of age) 8 2 2 12 14 Students, Juniors, Casual Golfers and Seniors Kids Program, Golf Simulator
10am ‐ 11am 2 (Owners) 2 (family members over 18 of age)10 2 2 14 16 Students, Juniors, Casual Golfers and Seniors Kids Program, Golf Simulator
11am ‐ 12pm 2 (Owners) 2 (family members over 18 of age) N/A 10 2 12 14 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
12pm ‐ 1pm 2 (Owners) 2 (family members over 18 of age) N/A 10 2 12 14 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
1pm ‐ 2pm 2 (Owners) 2 (family members over 18 of age)N/A 10 2 12 14 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
2pm ‐ 3pm 2 (Owners) 2 (family members over 18 of age) N/A 10 3 13 15 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
3pm ‐ 4pm 2 (Owners) 2 (family members over 18 of age) N/A 10 3 13 15 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
4pm ‐ 5pm 3 (Owner + Receptionist) 2 (family members over 18 of age)N/A 12 3 15 18 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
5pm ‐ 6pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 12 3 15 18 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
6pm ‐ 7pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 16 2 18 21 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
7pm ‐ 8pm 3 (Owner + Receptionist)2 (family members over 18 of age) N/A 16 2 18 21 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
8pm ‐ 9pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 16 2 18 21 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
9pm ‐ 10pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 16 2 18 21 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
10pm ‐ 11pm 3 (Owner + Receptionist) 2 (family members over 18 of age) N/A 16 2 18 21 Corporate Employees, Young Professionals, and Avid Golfers Golf Simulator
Weekdays Hours of Operation
Weekends Hours of Operation
Number of anticipated clients per hour during the hours of operation
2.1.b
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Suite Tenant Allocate Stalls Per Lease Hours of Parking Demand Tenant Type
1300‐1308 Medical Association of the North Shore 5 Reserve 30 Unreserved Mon ‐ Sat. 8:00AM‐ 8:00PM Medical
1310 Prairie Kraft's Brewing Co.8 Unreserved Mon ‐ Thr 4:00PM‐‐9:00PM, Fri‐ Sat 2:00PM‐11:00PM, Sun 2:00PM‐7:00PM Recreational
1318‐1320 SST Form 8 Unreserved Mon‐Fri 6:00AM‐6:00AM Light Industrial
1330 Veterinary Real Estate Group, LLC 10 Unreserved Mon‐Fri 8:00AM‐5:00AM Office
1340 Crown Trophy 6 Unreserved Mon‐Fri 9:00AM‐5:30PM Retail
1348‐1350 MIR Tactical 11 Unreserved Mon‐Fri 12:00PM‐8:00PM Retail
1358 Chicago Show 6 Unreserved Mon‐Fri 8:00AM‐5:30PM Office
1360 Chicago Quick Clean 6 Unreserved Mon‐Fri 5:00AM‐4:00PM Light Industrial / Office
1368 Trademark Licensing Corp.6 Unreserved Mon‐Fri 8:00AM‐5:00 PM Office
1370 Diplomat Specialty Pharm.7 Unreserved Mon‐Fri 8:00AM‐6:00AM Office / Medical
1380 ***Proposed ***8 Unreserved ***Proposed******Proposed***
1388 Movement & Sound Dance 11 Unreserved Mon‐Fri 9:30 AM‐9:30 PM Saturday 8:30AM‐1:00 PM Recreational
1390 Geocomp Corp.6 Unreserved Mon‐Fri 7:30AM‐5:00PM Office
1398 Heritage Products 6 Unreserved Mon‐Fri 9:00AM‐6:00PM Office
Total Assigned Stalls 126
Unassigned Stalls 22
Total Stalls 148
Tenant spaces and parking allocation
2.1.b
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24‐Oct THU 25‐Oct FRI 26‐Oct SAT 27‐Oct SUN 28‐Oct MON 29‐Oct TUE 30‐Oct WED
Hours North East South Total North2 East2 South2 Total2 North3 East3 South3 Total3 North4 East4 South4 Total4 North5 East5 South5 Total5 North6 East6 South6 Total6 North7 East7 South7 Total7
6:00 AM 435123341032493137529165371553917
7:00 AM 4411194261242511213673112163817441321
8:00 AM 882036581730835162136682034951731952135
9:00 AM 9 9 21 39 6 8 20 34 9 6 8 23 4 1 9 14 12 9 22 43 12 7 23 42 8 8 29 45
10:00 AM 11 8 23 42 10 8 24 42 9 5 10 24 4 1 9 14 18 6 23 47 14 7 26 47 15 8 37 60
11:00 AM 9 8 31 48 11 8 25 44 9 6 10 25 4 4 11 19 20 8 30 58 13 7 28 48 14 8 38 60
12:00 PM 15 7 36 58 14 9 20 43 7 6 8 21 4 5 12 21 20 7 28 55 13 8 31 52 14 11 39 64
1:00 PM 22 11 45 78 19 9 29 57 7 3 9 19 3 6 10 19 25 8 30 63 12 9 29 50 20 10 38 68
2:00 PM 23 11 41 75 25 8 37 70 7 6 9 22 2 2 13 17 24 6 31 61 15 11 38 64 23 11 44 78
3:00 PM 24 11 43 78 24 4 36 64 5 6 9 20 2 2 14 18 21 6 29 56 16 11 41 68 21 11 48 80
4:00 PM 20 8 40 68 27 4 32 63 4 6 7 17 2 3 9 14 20 5 25 50 13 11 43 67 18 8 47 73
5:00 PM 197356114330471771511681932446151129551284161
6:00 PM 16721441243046269171157112213411728461182847
7:00 PM 97153134212816714114621182113724441172038
8:00 PM 54132214202515713115721202314625451171432
2.1.b
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Buffalo Grove, IL Code of Ordinances Page 1 of 2
17.28.040 - Criteria for special use.
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.(Yes)
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.(Yes)
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.(Yes)
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.(Yes)
Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
6.(Yes)
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.
B.(Yes)
The special use shall in all other respects conform to the applicable regulations of the zoning district
in which it is located, except as such regulations may be varied. Notwithstanding the foregoing,
business planned unit developments shall conform with ction l 7.44.040(D) unless varied.
C.(Yes)
about:blank 7/11/2017
2.1.b
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Buffalo Grove, IL Code of Ordinances Page 2 of2
The Planning & Zoning Commission may recommend and the Corporate Authorities may impose
such conditions and restrictions upon the subject property, the location, the construction and design
of buildings and use of the property benefited by such special use as may be necessary or appropriate
to comply with the foregoing criteria.
D. (Yes)
Notwithstanding hapter 17.52, the Planning & Zoning Commission may recommend and the
Corporate Authorities may vary the regulations of the zoning district in which the special use is
located subject to meeting the criteria of Section l 7.52.070(A)(l)-(3), except for planned unit
developments which shall meet the general objectives of ection 17.28.0S0(A)(l)-(7).
(Ord. 2004-100 § 2, 2004)
(Ord. No. 2014-43, § 21, 6-16-2014)
(WJ Sports Entertainment will abide by the criteria defined above)
about:blank 7/11/2017
2.1.b
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Example
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11/20/2019
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, NOVEMBER 20, 2019
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Consider Approval of Special Use for a Nonacademic School, Class and Instruction
(Fitness Facility) in the Industrial District at 723 Hastings (Trustee Johnson) (Staff
Contact: Chris Stilling)
Leo Goldyuk, James Holder, and Ivan Havrylyan were sworn in.
Mr. Goldyuk described their request for a special use for a fitness facility in the industrial
district. He described the space and the tenant relationships.
Com. Weinstein asked if the petitioner’s could describe and talk about the hours, class
schedules and staffing plans.
Mr. Goldyuk spoke about the software they use to put a cap on the class sizes to prevent
parking issues.
Com. Weinstein asked about parking with overlapping classes.
Mr. Goldyuk replied that there are 30 parking spaces available.
Com. Weinstein asked about the parking lighting
Mr. Goldyuk described the lighting as well as the layout of the parking lot and the
sidewalks.
Chairperson Cesario asked if they would be willing to stagger classes to avoid potential
parking issues should they arise.
Mr. Goldyuk said yes, they are able to stagger classes with their software.
Chairperson Cesario spoke about industrial zones and how they are often used for
recreational type businesses. He thanked the petitioners for their statements.
Staff report was enter as exhibit 1
Parking study was enter as exhibit 2
Alfred Peterson spoke about the parking issues he encounters west of the subject
property and believes that this is a poor location for a business of this nature.
Sandra Miller spoke about her role as a manager of the building and supports the
request for the fitness center in her building.
Com. Au commented on overflow parking and the responsibility of the tenant when
these parking issues occur.
The Public Hearing was closed at 7:52 PM
3.B.1
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11/20/2019
Com. Weinstein made a motion to recommend approval to the Village Board for a
special use for a nonacademic school, class and instruction, subject to the following
conditions:
1. The special use is granted to Leonid Goldyuk, James Holder and Ivan Havrylyan of BG
Fit and said special use does not run with the land.
2. The special use granted may be assignable to subsequent petitioners seeking
assignment of this special use as follows:
i. Upon application of a petition seeking assignment of this special use, the
Village of Buffalo Grove, in their sole discretion, may approve the assignment
administratively, or may refer it to the Planning & Zoning Commission and/or
the Village Board for a public hearing.
ii. Such assignment shall be valid only upon the written approval of the Village of
Buffalo Grove granting said assignment, which may be granted or denied for any
reason.
3.The facility shall be used for individual and group fitness training as represented in
their petition. BG Fit shall cap classes to 6 members during the peak hours between 8:00
am to 5:00 pm.
4. The petitioner shall monitor traffic circulation and parking on the property and take
appropriate measures, as approved by the Village, to ensure adequate parking is being
provided. If the Village determines, in its sole discretion, that additional parking is
required, the petitioner shall provide said parking in manner acceptable to the Village.
Com. Khan seconded the motion
Com. Cohn clarified the subject conditions for the public.
Chairperson Cesario said he was supportive of the motion.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Cesario, Cohn, Khan, Weinstein, Au, Richards, Worlikar
ABSENT: Stephen Goldspiel
2. Consider Multiple Variations to the Sign Code for Link Crossing Development Signs
(Continued from the November 6, 2019 PZC Meeting) (Trustee Johnson) (Staff Contact:
Chris Stilling)
Greg Heinrich was sworn in.
Mr. Heinrich described the variation request for the signs at Link Crossing. Additionally,
he described the size of the signs and how long they would be up as well as the value the
signs have to the development. He noted that the signs he is requesting for Link Crossing
are the same he has used in other communities.
Com. Moodhe asked if it would take 5 years to sell these homes.
Mr. Heinrich said that it would be closer to 3 years, however, there are a lot of moving
parts including the weather which has already set them back.
3.B.1
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Com. Moodhe asked to review sign C.
Mr. Heinrich noted that sign C would be on the sales trailer and once the sales trailer
was gone, hopefully by May, sign C would be removed and not repurposed.
Com. Moodhe asked to review sign N and asked why it needed to be so large.
Mr. Heinrich talked about the ability to see the sign from a far on the home given its
location which is why it needs to be so large.
Com. Moodhe asked if sign N would be attached to the building.
Mr. Heinrich said yes, it will be attached to the building similar to the other communities
and would be replaced on an as needed basis.
Com. Moodhe asked if he could make sign N any smaller.
Mr. Heinrich said yes, he could modify the size if he needed to.
Com. Moodhe ask if he would be willing to do something like that.
Mr. Heinrich said yes.
Com. Worlikar ask how the signs would be secured.
Mr. Heinrich went over how the signs would be secured to the structure and noted that
they would be replaced as needed.
Com. Cohn asked which criteria Mr. Heinrich wanted the signs to fit under.
Mr. Heinrich said that he would like to fit criteria A, but would be amenable to the
criteria under B in the Village sign code.
Com. Cohn asked the petition to go over the hardship for the variation request with the
signs fitting village code.
Mr. Heinrich said the signage and the size of the signage is key. It is helpful to share
information and provides safety to those looking for where they need to go rather than
getting lost.
Com. Cohn asked what makes these sign particularly in good taste and in good design.
Mr. Heinrich said they are legible and a baby blue, a tasteful color that most people
seem to enjoy. They also make sure that their signs are well maintained and provide a
welcoming feel.
Com. Cohn asked about the landscape plan.
Mr. Heinrich said signs will be up before the landscape is up. If they need to move a sign
to accommodate a sign, they will move the sign and not change the landscape plan.
Com. Cohn asked why this was not brought to the Committee with the rest of the
project.
Mr. Heinrich said that it should have been with the rest of the project.
Deputy Village Manager Stilling noted that the project was going through a lot of
changes and the model area had not been identified thus the sign area was unknown.
Mr. Stilling added that it is not uncommon for a development like this one to have a lot
of signs. However, moving forward on other projects, staff will work to incorporate it
into the next annexation agreement.
3.B.1
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Com. Au asked if the sign on the sales center would be reused.
Mr. Heinrich said the sign would not be reused anywhere else.
Com. Au asked about the duration of the signs and if they would have to come back and
re-apply.
Mr. Heinrich said no, he is asking for 5 years and would take the signs down as needed
and until the project was complete.
Com. Weinstein asked if there could be a renew at an administrative level for annual
renewals up to 5 years or when the project is down, whichever comes first.
Mr. Heinrich said he was amenable
Com. Weinstein asked why the sign on the sales sign has to be so large
Mr. Heinrich went over why they chose the size sign that they did for the sales center.
Com. Weinstein asked if they would consider making the sign smaller.
Mr. Heinrich said he has used signs of similar sign in other communities. He also doesn’t
think the sign will be up past May.
Chairperson Cesario commented on the picture on page 42. He noted that the signage
on brandywine was a little aggressive.
Mr. Heinrich said the signs show that they are open and ready to sell homes. They are
proud of their developments.
Chairperson Cesario noted that he is more concerned about the signs on the edge of the
development.
Village Planner Akash went over which signs were permitted and which were being
considered.
Com. Moodhe commented that the signs should be put somewhere else to attract
potential home buyers.
Com. Worlikar asked if the signs they were seeing are the same that would be used.
Mr. Heinrich said the size will remain the same and all be for informational purposes.
Chairperson Cesario asked once more if he would consider shrinking sign C.
Mr. Heinrich said yes, he will shrink the sign down to the permitted size.
The staff report was entered as exhibit 1.
Mike Leisner, 156 Ironwood Ct. was sworn in. He voiced his concerns over the signs and
commented on the effects of the development so far with the work that has been done.
He hopes they work on being neighborly.
Mr. Heinrich went over the signs once more and their importance.
The public hearing was closed at 8:42 PM
Com. Weinstein made a motion to approve to the Village Board the sign variations for
the Link Crossing Development subject to the following conditions:
1. The proposed subdivision development signs are installed in accordance with the
documents and plans submitted as part of this petition.
3.B.1
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11/20/2019
2. The proposed subdivision development signs B, J, K, M, N, O shall be allowed for a period
of 2 years and may be extended annually by Village staff but shall not exceed 5 years in
total from the initial date of approval or when the project has been completed, which
every comes sooner.
3. Sign C shall be reduced to a size no more than 64 square feet in area.
4. Sign N shall be no more than 12 feet in width.
Com. Moodhe seconded the motion.
Com. Cohn commented that the signs for the development should have been part of the
proposal and should be going forward.
Chairperson Cesario thanked the petitioner for working with the Commissioners on the
signs and appreciates the partnership with neighbors with their concerns.
Com. Worlikar commented on the number of signs but asked them to continue to be
mindful of the neighbors.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Cesario, Cohn, Khan, Weinstein, Au, Richards, Worlikar
ABSENT: Stephen Goldspiel
3. Consider an Amendment to Planned Development Ordinance No. 2016-66 to Allow for a
New Automobile Service Station with Variations to the Zoning Ordinance and Sign Code
for the Property at 1525 Deerfield Parkway (Trustee Weidenfeld) (Staff Contact: Chris
Stilling)
Jim Arneson, Phil Weightman, Paul Mcllheran were sworn in.
Mr. Arneson described the request and highlighted a few of the questions and answers
that came from the workshop during a previous Planning and Zoning Commission
meeting starting on Packet Pg. 74.
Mr. Weightman spoke about the variations in questions as well as their process for the
development.
Mr. Mcllheran went over the setup of the stormwater and compensatory storage all
review by the Village’s engineering department.
Mr. Arneson noted that the material at the subject gas station is the same as the one
across the street.
Chairperson Cesario went over the three variations in question and believes they are
minimal for this project. He commented on the traffic flow.
Mr. Arneson went over the traffic flow and noted that this gas station will cater to the
east bond traffic for convenience. He noted that this facility is a complementary piece to
the other
Chairperson clarified the time restriction, verifying that the 6:00 AM to 9:00 PM servicing
window came from the other SQR businesses and their hours.
Mr. Arneson commented on the 6 foot fence and described the landscape plan.
Com. Au reference packet pg 104, asking about the fence height and if there have been
any complaints.
3.B.1
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Deputy Village Manager Stilling responded that the fence height is 6 feet and that he
had not received any complaints from the Shorewood properties.
Com. Weinstein thanked the petitioners from making the time restrictions on the
southernmost pump. He asked about how the time restriction would be enforced.
Mr. Arneson responded that it is all controlled on a timer which would turn off the pump
and the lights to show that the pump is not active.
Com. Cohn asked if there would be signage to show that the southernmost pump was
not active.
Mr. Arneson said that the hope is that with the lights being off at that pump with all the
other lights being on would push patrons to using the other pumps.
Com. Moodhe reference packet pg 114 and commented on the light poles and what
lights would be used.
Mr. Weightman said he believes that the poles are either 20 or 30 feet. The lights are
LED. The lights can also rotated and are mounted on the columns.
Com. Moodhe asked about the light distribution.
Mr. Weightman said they could get that information.
Com. Moodhe suggested type 3 or 4 be used closed to the southernmost pump to keep
the light down for the neighbors.
Com. Worlikar asked why a double pump would not work.
Mr. Weightman said that the layout that accommodates the tanker does not allow for a
5th double sided pump.
The staff report was entered as exhibit 1.
Ms. Ortiz, Dogwood and Deerfield was sworn in. She voiced her concerns over the
number of gas stations in town as well as her concerns over the water.
Mr. Boris, spoke his concerns about the development. He provided the commissioners
petitions that had been signed against the development for health and safety reasons.
He also told the commissioners he was not propertly notified of the meeting
Chairperson Cesario asked staff if the proper procedure was followed for posting the
meeting.
Deputy Village Manager said yes.
Ms. Gaskie, 20796 Catalpa, spoke her concerns over the development and is not in favor
of the development.
Mr. Vela, 20850 North Birch spoke his concerns over the development and the crime that
comes from a gas station especially an unattended gas station.
Mr. Fisher, 20924 Catalpa spoke his concern over the development. He is concerned
about the flooding, light pollution and crime that will come with the development of
another gas station.
Ms. and Mr. Fear, 20820 Ash spoke their concerns over the development and has been
impacted by flooding with other developments that have built nearby. She has concerns
over water and the air quality in addition to the flooding.
3.B.1
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Mr. Mcllheran commented on the flooding issues and the storage that will be collecting
the stormwater.
Mr. Weightman commented on the fence height and noted that there be no dumpster at
the development but there will be trash cans.
The Public hearing was closed at 9:52 PM.
Com. Weinstein made a motion to approve the amendment to Ordinance 2016-66 and
variations, subject to the following conditions:
1. The proposed development shall be developed in substantial conformance to the plans
attached as part of the petition.
2. Final engineering shall be reviewed and approved by the Village Engineer prior to the
issuance of a building permit. 2.3.a Packet Pg. 70 Attachment: staff report (Consider an
Amendment to Planned Development Ordinance No. 2016-66)
3. Prior to the issuance of a building permit, an updated photometric plan shall be
provided to ensure that no spillage exceeds 0.5 foot-candles at the southern property
line.
4. The southernmost dispenser, adjacent to the residential, shall only be operational
between the hours of 6AM-9PM.
Com. Khan seconded the motion.
Com. Au commented on her continued concern over the southernmost pump and is not
in favor of the development with that pump as part of the plan.
Com. Cohn commented his continued concern over the southernmost pump and will vote
no because it was not addressed.
Deputy Village Manager Stilling clarified that the use of the development is permitted
and the southernmost pump is part of that.
Com. Au asked if the zoning requirements were different from an unattended gas station
verses an attended gas station.
Deputy Village Manager Stilling responded no.
Com. Weinstein said he is appreciative of the time restrictions to the southernmost pump
and enough to convince him to vote in favor of the development.
Chairperson Cesario reviewed the variations and understands the necessity of the three
variation. He reviewed the data that has been shown that the gas station meets all
safety and maintains or slightly improves the water issues.
Com. Moodhe commented on the southernmost pump, but understands why the layout
has to accommodate the refueling tanker. He noted that he is also appreciative of the
time restrictions to the southernmost pump.
3.B.1
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11/20/2019
RESULT: APPROVED [6 TO 2]
AYES: Moodhe, Cesario, Khan, Weinstein, Richards, Worlikar
NAYS: Matthew Cohn, Amy Au
ABSENT: Stephen Goldspiel
Regular Meeting
Other Matters for Discussion
None
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Nov 6, 2019 7:30 PM
RESULT: ACCEPTED [6 TO 0]
AYES: Cesario, Cohn, Khan, Weinstein, Richards, Worlikar
ABSTAIN: Adam Moodhe, Amy Au
ABSENT: Stephen Goldspiel
Chairman's Report
None
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Staff spoke about next meeting items and the comprehensive plan.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 10:15 PM
Chris Stilling
APPROVED BY ME THIS 20th DAY OF November , 2019
3.B.1
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