2025-04-21 - Ordinance 2025-053 - LOT 3 BISON CROSSING - SDG DUNDEE DEV LLCu,\&w .D
BUFEAIO
GROVE
AN ORDINANCE APPROVING AN ASSIGNMENT AND
ASSUMPTION AGREEMENT AND A MINOR AMENDMENT
TO THE PLANNED DEVELOPMENT BETWEEN SDG
DUNDEE DEVELOPMENT LLC, NP BUFFALO, LLC AND THE
VILLAGE OF BUFFALO GROVE RELATED TO LOT 3 OF THE
BISON CROSSING DEVELOPMENT AT 9T5.945 DUNDEE
ROAD
WHEREAS the Village of Buffalo Crove is a Home Rule Unit pursuant to the
lllinois Constitution of 197O; and
WHEREAS the real property ("Property") located at 915-945 Dundee Road, lL is
improved with a Tesla Sales, Service and Delivery Center (Lot 1), while Lots 2 and 3
remain unimproved; the subject property is located in the B-3 Planned Business
Center District (Lot I and 2) and the R-9 Multi-Family Dwelling District (Lot 3), and is
hereinafter legally described in Exhibit A; and
WHEREAS in 2023, the Village Board approved Ordinance No.2023{67
granting approval of a Planned Development for the Bison Crossing Development
which included a Tesla Sales, Service and Delivery Center (Lot l), commercial outlot
buildings (Lot 2), and a 4-story multi-family residenrial building (Lot 3); and
WHEREAS in 2024, the Village Board approved Ordinance No.2024-12
granting approval of a Redevelopment Agreement between the Village and SDC
Dundee Development LLC ("Shorewood") for the Bison Crossing development; and
WHEREAS Noah Properties will acquire Lot 3 following approval of the
Assignment; and
WHEREAS Noah Properties will assume all obligations outlined in the
Redevelopment Agreement and subject to the terms and conditions outlined in the
Assignment attached as Exhibit B; and
WHEREAS, Noah Properties will be constructtng the project in substantial
compliance with the plans and conditions approved as part of Ordinance No. 2023 -
167 and the conditions therein; and
WHEREAS the Corporate Authoritie
determine and find that the requested Ass
s of the Village of Buffalo C rove hereby
iignment and Assumption of the
oRDTNANCE 2025-053
WHEREAS in both Ordinances, the residential developer is identified as
Double Eagle Development LLC ("Double Eagle"); and
WHEREAS Shorewood has partnered with a new residential developer, Np
Buffalo, LLC ("Noah Properties"), to complete the construction of the 4-story, multi-
family residential building on Lot 3 of the Bison Crossing development site; and
Page 1 of 7
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50 Raupp Blvd, Buffalo crove, tL @O89 \ 847-4S9-2SOO , vbg.org
Redevelopment Agreement and the Minor Amendment to the Bison Crossing
Planned Development are reasonable and will serve the best interests of the Village;
and
WHEREAS the proposed development shall be constructed in accordance
with and pursuant to the following exhibits:
EXHIBITA Legal Description of the Property
EXHIBIT B Assignment and Assumption Agreement
EXHIBIT C Revised Plan Set with Update to Title Block Showing Noah
Properties as the Residential Developer
NOW THEREFORE BE lT ORDAINED by the President and Board of Trustees of the
Village of Buffalo Crove, Cook and Lake Counties, lllinois, as follows.
SECTION l. The foregoing recrtals are hereby adopted and incorporated and made a
part of this Ordinance as if fully set forth herein.
SECTION 2. The Cor porate Authorities hereby adopt a proper, valid, and binding
ordinance approving an Assignment and Assumption of the Redevelopment
Agreement and a Minor Amendment to the Bison Crossing Planned Development
to allow Noah Properties to develop the multi-family residential project on Lot 3 of
the subject property located at 915-945 Dundee Road subject to the following
conditions:
The Assignment and Assumption Agreement shall be subject to the final
review and approval of the Village Attorney.
2. The project shall be constructed in substantial compliance with the plans
approved as part of Ordinance No. 2C23 -167 and the conditions therein.
SECTION 3. lf any section, paragraph, clause or provision of this Ordinance shall be
held invalid, the invalidity thereof shall not affect any other provision of this
Ord ina nce.
SECTTON 4. This Ordinance shall be in full force and effect from and after its passage
and approval and shall not be codified.
AYES - Johnson Cesario-5 c)tten heimer. Boc ek Weidenfe ldNAYES: O- None
ABSENT: I - SteinPASSED: Aoril21.2O25
APPROVED: Aoril 21.2025
PUBLISHED: Aoril ,2025
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50 Raupp Blvd, Buffalo crove, lL 60089 \ 847-459-2500, vbg.org
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EXHIEIT A
Leeal cription
Bison Crossing Development Site
SUBJECT PROPERTY COMMON AODRESS: 915-945 Dundee Road
LEGAL DESCRIPTION
PARCEL 1:
LOT 1 IN THE RESUBDIVISION RECORDEO JANUARY 31, 1980 AS DOCUMENT 25344703, BEING A
RESUBDIVISION OF LOT 1 IN GRAND SPAULDING DODGE SUBDIVISION RECORDED DECEMBER 17, 1976 AS
DOCUMENT 23752075, BEING A SUBDIVISION OF PART OF THE WEST 1/2 OF SECTION 8, TOWNSHIP 42
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ITLINOIS.
PARCEL 2:
LOT 1 IN CHRYSLER REALTY SUBDIVISION, A RESUBDIVISION OF PART OF AN UNNUMBERED LOT IN GRAND
SPAULDING DODGE SUBDIVISION, RECORDED MAY 25, 1988 A5 DOCUMENT NUMBER 88224282, IN THE
WEST 1/2 OF SECTION 8, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN
THE VILTAGE OF BUFFATO GROVE, IN COOK COUNry, ILLINOIS.
PARCEL 3
LOT 2 IN THE RESUBDIVISION RECORDED JANUARY 31, 1980 AS DOCUMENT 25344703, BEING A
RESUBDIVISION OF LOT 1 IN GRANO SPAULDING DODGE SUBDIVISION, RECORDED DECEMBER !7,1,976
AS DOCUMENT 23752075, BEING A SUBDIVISION OF PART OF THE WEST 1/2 OF SECTION 8, TOWNSHIP 42
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNW, ILLINOIS.
PARCE L 4:
BEGINNING ATA ONE INCH OUTSIDE DIAMETER IRON PIPE MARKING THE NORTHEASTCORNER OF LOT 1IN CHRYSLER REALTY SUBDIVISION, A SUBDIVISION RECORDED MAY 25, 1988 AS DOCUMENT NUMBER
88224282; THENCE sourHwESTERLy WESTERLy AND NoRTHwEsTERLy ALoNG THE NoRTH LrNE oF sAtD
LOT 1AS MONUMENTED, BEING A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 43O.OO FEEI ACHORD BEARING OF NORTH 84 DEGREES 55 MINUTES 06 SECONDS WESI A CHORD LENGTH OF 429.89
FEET, AN ARC LENGTH OF 450.17 FEET TO THE NORTHWEST CORNER OF sAID LOT 1, SAID NORTHWEST
CORNER BEING ON THE EASTERLY LINE OF OLD ARLINGTON HEIGHTS ROAD A5 DEDICATED BY DOCUMENT
Page 4 ot 7
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50 Raupp Blvd, Buffato Crove, tL60089 \ B4Z_459_2SOO qvb9
THAT PART OF THE WEST 1/2 OF SECTION 8, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
PINS: 03-08-101-020, 03-08-101-021, 03-08-101-025, & 03-08-101_028
Page 5 of 7
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5O Raupp Blvd, Buffato Crove, tL 60089 \ 847-459-2SOO, vbg.org
21043975; THENCE NoRTH 02 DEGREES 44 M|NUTES s5 sEcoNDs EAsr ALoNG sAtD EASTERLY L|NE,
5O7.47 FEET TO THE SOUTH LINE OF EAST DUNDEE ROAD AS DEDICATED BY OOCUMENT 2LO43g75;
THENCE SOUTH 89 DEGREES 36 MINUTES 43 SECONDS EAST ALONG SAID SOUTH LINE, 402.65 FEET TO
THE NORTHWEST CORNER OF LOT 1 IN THE RESUBDIVI5ION OF LOT 1 IN GRAND.SPAULDING DODGE,
ACCORDING TO SAID PLAT OF RESUBDIVISION RECORDED JANUARY 31, 1980 AS DOCUMENT 2 53447Q3;
THENCE SOUTH OO DEGREES 07 MINUTES 47 SECONDS EASI ALONG THE WEST LINE OF SAID LOT 1, A
DISTANCE OF 542.24 FEET TO THE potNT OF BEG|NNtNG; tN COOK COUNry |LUNO|S.
EXHIBIT B
Assitnment and Assumption Agreement
Noah Properties Residential Development
915-945 Dundee Road
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50 Raupp Blvd, Buffalo crove, tL 60089 \ 847_459_2500, vbg.org
ASSIGNMENT AND ASSUMPTION OF PORTIONS OF A
REDEVELOPMENT AGREEMENT
THIS ASSIGNMENT AND ASSUMPTION OF PORTIONS OF A
REDEVELOPMENT AGREEMENT ( 'Tssigan ent"), is made and entered into as of the
2lst day of April. 2025, by and among the VILLAGE OF BUFFALO GROVE,
ILLINOIS, an Illinois municipal home rule corporation. located in Cook and Lake
Countv. Illinois (the "Yillage"), SDG Dundee Development LLC, an lllinois limited
liability company or its assigns ("Developer") and NP Buffalo, LLC. an lllinois limited
Iiability company who is contract purchaser of the Residential Parcel. Village and
Developer are the parties to that certain Redevelopment Agreement ("Agreement")
entered into by and between them on or about January 161h,2024. Capitalized terms in
this Amendment shall have the meaning ascribed to them in the Agreement.
RECITALS
WIIEREAS, the Village and Developer entered into the Agreement for the purposes
of development ofthe Project; and
WHEREAS, it was conternplated that Developer would assign the Residential Project
to another developer for completion ofthat portion ofthe overall Project; and
WHEREAS, Article Four of the Agreement set forth the intent to utilize Double Eagle
Development LLC, as the assignee of the Residential Project and further allowed for the
assignment of such obligations to parties other than Double Eagle with Village approval
which was not to be unreasonably withheld; and
WHEREAS, the Developer has notified the Village that Double Eagle will not be
pursuing the Residential Project, and that Developer wishes to instead assign the Residential
Project to NP Buffalo, LLC; and
Prepared By:
Patrick T. Brankin
Schain, Banks, Kenny & Schwartz, Ltd.
70 W. Madison St., Ste. 5400
Chicago, IL 60602
I
WHEREAS, the Developer has also notified the village that it no longer intends to
assign the Subordinate Developer Note; and
WHEREAS' the Village believes that it is in the best interests of the Project and of the
village to approve the assignment of the Residential project to Np Buffalo, LLC such that it
shall assume all ofthe rights and obligations originally conternplated to have been assumed by
Double Eagle Development, LLC, other than assignment of the subordinate Developer Note,
pursuant to Article Four ofthe Agreement.
NOW THEREFORE, in consideration of the foregoing and of the mutual
covenants and agreements herein contained, and other good and valuable consideration.
the receipt and sufficiency of which are hereby acknowledged. the parties do hereby agree
as follows:
2
I . The foregoing recitals are incorporated herein by reference and made a part hereof.2. The Village hereby approves the Assignment of the Residential project and
conveyance of some or all of the Property all as set forth in Article Four to Np
Buffalo, LLC, replacing Double Eagle Development, LLC, effective upon
approval and execution by the Village.
3. NP Buffalo, LLC shall have the same rights and obligations under the Agreement,
as well as the Planned Development Ordinance 2023-167, as were contemplated
for Double Eagle Development except for assignment of the Subordinate
Developer Note which shall rernain in the control ofDeveloper,.
4. It is fully intended, acknowledged and agreed to that the Village be and hereby is
a third-party beneficiary of this Assignment and shall be entitled to and may
enforce the terms, covenants and conditions contained herein as each may apply
to the Village.
5. NP Buffalo, LLC shall substantially comply with the plans and conditions in both
the Agreanent and Planned Development Ordinarce 2023-167.
6. This Assignment shall not affect the duties, rights, and obligations of SDG Dundee
Development, LLC, as set forth in the Agreement which shall, in all other respects,
remain unchanged.
7. The Parties agree that any such other and further action necessary to affect the
approved assignment shall be taken accordingly.
8. This Amendment may be executed in counterparts, each of which will be deerned
an original document, but all of which will constitute a single document.
9. Each of the Parties hereto hereby represent and warrant that the person signing
this Assignment is duly authorized to execute and deliver this Assignment on
behalfofsuch Party, and that this Amendment is binding upon the party.
10. This Assignment shall be null and void and of no force and effect, without any
further action of the Village needed, unless within 60 days of Village approval of
this Assignment, NP Buffalo, LLC provides the Mllage Manager with proof of
ownership of the Residential Parcel, as defined in the Agreement.
this Assignmen! NP Buffalo. LLC provides the Village Manager rvith proof ol
ownership ofthe Residential Parcel. as def-rned in the Ageement.
lN WITNESS WHEIIEOF the Parties hereto have caused this Assignment to be
executed on or as ofthe day and year first above written.
VILLA(;E OF BUFF rn inois Nfunicipal Corporalion
F--
B
Name:
'l'irle:V,r-r rE P(s-stoeatr
SDG Dundee Development, LLC, an Illinois Limited l-iability Company
By
Nam IJ
Title:e,.-+
NP Buffulo. LLC, an Illinois Limited Liabilitv Company
uv
Nam e:Bart Pzyjemski
Tirle:Manager
EXHIBIT C
Revised Plan Set
Noah Properties Residential Development
915-945 Dundee Road
50 Raupp Blvd, Buffato Grove, tL 600A9 \ 847_4S}_2SOO, vbg.org
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