Loading...
2025-05-19 - Ordinance 2025-064 - APPROV AMENDMENT TO SPECIAL USE O-2017-044 RELATING TO EXPANSION OF CHICAGO SCHOOL OF GOLF NON-ACADEMIC SCHOOL AT 1610-1612 BARCLAY BLVDBUFFALO GROVE ORDINANCE 2025-064 AN ORDINANCE APPROVING AN AMENDMENT TO SPECIAL USE ORDINANCE NO.2017-044 FOR THE EXPANSION OF CHICAGO SCHOOL OF GOLF's NON- ACADEMIC SCHOOL, CLASSES, AND INSTRUCTION IN THE INDUSTRIAL DISTRICT AT 1610-1612 BARCLAY BOULEVARD CHICAGO SCHOOL OF GOLF, INC 1610-1612 BARCLAY BOULEVARD WHEREAS the Village of Buffalo Grove is a Home Rule Unit pursuant to the Illinois Constitution of1970; and WHEREAS 1610-1612 Barclay Boulevard, Buffalo Grove, IL ("Property") is located in a multi -tenant building at 1602 -1624 Barclay Boulevard in the Industrial District and is hereinafter legally described in Exhibit A; and WHEREAS SL Buffalo Grove LLC is the owner of the Property; and WHEREAS in 2017, the Village Board approved Ordinance No. 2017-044 granting a Special Use to Chicago School of Golf, LLC for a recreational facility for golf training and instruction at 1610 Barclay Boulevard; and WHEREAS Chicago School of Golf, LLC, ("Petitioner") has filed a petition requesting an amendment to the Ordinance 2017-044 to expand their business into the adjacent tenant space at 1612 Barclay Boulevard; and WHEREAS the Special Use is also being recategorized from a recreational use to a non-academic school, with classes, and instruction in the Industrial District (1), a designation more aligned with the primary use of the facility; and WHEREAS the Planning & Zoning Commission held a public hearing on May 7, 2025, concerning the request; and WHEREAS the Planning & Zoning Commission made findings of fact and determined that the petition meets the criteria for a Special Use as set forth in the Buffalo Grove Zoning Ordinance, and as described in the minutes attached hereto as Exhibit C; and WHEREAS the Planning & Zoning Commission voted 8-0 to recommend approval of the requested Amendment to the Special Use; and WHEREAS the Corporate Authorities of the Village of Buffalo Grove hereby determine and find that the requested Special Use is reasonable and will serve the best interests of the Village; and Page 1 of 6 smart. with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 847-459-2500 vbg.org WHEREAS the proposed Special Use shall operate in accordance with and pursuant to the following exhibits: EXHIBITA Legal Description of the Property EXHIBIT B Plan Set EXH I BIT C Draft Minutes from May 7, 2025 Planning & Zoning Commission Meeting NOW THEREFORE BE IT ORDAINED by the President and Board of Trustees of the Village of Buffalo Grove, Cook and Lake Counties, Illinois, as follows: SECTION 1. The foregoing recitals are hereby adopted and incorporated and made a part of this Ordinance as if fully set forth herein. SECTION 2. The Corporate Authorities hereby adopt a proper, valid, and binding ordinance approving an Amendment to the Special Use approved by Ordinance No. 2017-044 to allow the expansion of Chicago School of Golfs non-academic school, classes, and instruction in the industrial District at 1610-1612 Barclay Boulevard, Buffalo Grove, IL, subject to the following conditions: 1. The non-academic school, classes, and instruction shall be operated in substantial compliance with the business description and plans provided as part of this petition. 2. The Special Use is granted to Chicago School of Golf, Inc. to operate a non- academic school, classes at 1610-1612 Barclay Boulevard, which shall not run with the land. 3. The Special Use granted to the Chicago School of Golf, Inc. 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. SECTION 3. If any section, paragraph, clause or provision of this Ordinance shall be held invalid, the invalidity thereof shall not affect any other provision of this Ordinance. SECTION 4. This Ordinance shall be in full force and effect from and after its passage and approval and shall not be codified. Page 2 of 6 smart. with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 847-459-2500 or vbg.org AYES: 4 -Johnson, Richards Ottenheimer, Bocek NAPES: 0 - None ABSENT: 2 - Cesario, Weidenfeld PASSED: May 19, 2025 APPROVED: May 19, 2025 PUBLISHED: May 21, 2025 ATTEST: APPROVED: c t S a, Jane t Sirabian, Village Clerk Eric N. Smit , it age President Page 3 of 6 smart. with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 % 847-459-2500 / vbg.org EXHIBIT A Legal Description CHICAGO SCHOOL OF GOLF, INC 1610-1612 BARCLAY BOULEVARD SUBJECT PROPERTY COMMON ADDRESS: 1610 BARCLAY BOULEVARD, 1612 BARCLAY BOULEVARD LEGAL DESCRIPTION: Lot 1 of Rogers Centre for Commerce, a resubdivision of Lots 4, 5, 6, 7 and 8 in Arbor Creek Business Centre, a subdivision in Section 27, Township 43 North, Range 11 East of the Third Principal Meridian, recorded June 11, 1987 as Document No. 2577287, in Lake County, Illinois. PARCEL INDEX NUMBERS: 15-27-101-008 Page 4 of 6 smart. with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 847-459-2500 vbg.org EXHIBIT B Plan Set CHICAGO SCHOOL OF GOLF, INC 1610-1612 BARCLAY BOULEVARD Page 5 of 6 smart. with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 % 847-459-2500 A' vbg.org Narrative Statement — Special Use Permit Amendment Chicago School of Golf —1610 & 1612 Barclay Blvd, Buffalo Grove To the Planning and Zoning Commission: In 2017, Chicago School of Golf received a Special Use Permit to operate at 1610 Barclay Blvd. We are now requesting an amendment to that permit to reflect our expansion into the adjacent space at 1612 Barclay Blvd. This expansion allows us to grow our current operations while continuing with the same business model and programming. The new space will be used to install additional golf simulators and indoor putting greens. Our core business plan has not been changed. Hours of Operation: We operate seven days a week, by appointment only. Typical appointment times are: • Monday through Friday: 9:00 AM — 7:00 PM • Saturday and Sunday: 9:00 AM — 5:00 PM Square Footage: • 1610 Barclay Blvd: 2,000 sq. ft. • 1612 Barclay Blvd: 2,000 sq. ft. • Total Occupied Space: 4,000 sq. ft. Staffing: We have four staff members operating at this location Customer Volume: We anticipate approximately 20 students visiting the site for instruction daily, spread across the day's appointment slots. Additional Notes: We believe this modest expansion will improve the customer experience and help us meet increased demand while maintaining a low -impact presence in the area. There will be no changes to traffic patterns, parking needs, or noise levels due to this expansion. We appreciate your consideration and look forward to continuing to serve the Buffalo Grove community. Sincerely, David Maslen Founder/President Chicago School of Golf VILLAGE OF COMM BUFFALO GROVE During your testimony at the Public Hearing, you need to testify and present your case7teforial Use being requested. In doing so, you need to address the six (6) Special Use Standards listed below: SPECIAL USE STANDARDS 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; Response: The proposed special use will serve the public by offering a golf training facility that promotes physical activity, skill development, and community engagement. This use is consistent with our current successful operation at 1610, which has demonstrated a positive impact on the public without any negative effects on health, safety, comfort, or general welfare. The new facility will maintain the same high standards and safety protocols to ensure it is a benefit to the community 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; Response: The proposed special use will occupy a combined total of approximately 4,000 square feet at 1610 and 1612 Barclay, expanding upon our current 2,000-square-foot training center. The nature and intensity of the use —golf training and instruction —is low -impact and consistent with existing operations. The site is appropriately sized for the intended use, with sufficient space for training areas, equipment, and customer circulation. The property is located within an established commercial/industrial area and has convenient access to surrounding streets, allowing for efficient traffic flow and integration with the surrounding district. This expansion will be in harmony with the orderly development of the area and will continue to operate in a manner consistent with community planning goals. 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; Response: The proposed special use will not be injurious to the use or enjoyment of nearby properties. Our golf training facility is a quiet, low -traffic operation that does not produce noise, pollution, or any disruptive activity. It is compatible with other permitted uses in the zoning district and will not interfere with neighboring businesses or properties. 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; Response: The nature, location, and size of the buildings involved in this special use will not impede or hinder the development or use of adjacent properties. The proposed expansion is entirely within the existing footprint of the commercial building at 1610 and 1612 Barclay and does not require any exterior structural changes that would affect neighboring parcels. The operation remains consistent with the character and zoning of the area, and the presence of our golf training facility supports rather than conflicts with adjacent commercial and industrial uses. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided; Response: All necessary infrastructure is already in place or will be provided to support the special use. The property is currently served by adequate utilities, including water, electricity, HVAC, and internet, and has existing access from Barclay Boulevard. Drainage systems are in place and functioning properly, and no modifications are needed that would affect surrounding infrastructure. 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. Response: The existing parking areas at 1610 and 1612 Barclay provide ample parking to accommodate staff, students, and visitors of the golf training facility. The parking is properly located on -site and does not border any residential properties, so screening is not necessary. Access to and from the property is via Barclay Boulevard, a commercial street with low to moderate traffic flow, allowing for safe ingress and egress. The configuration of the driveways and parking lot promotes efficient traffic movement and will not cause congestion or create any hazards on public streets. J Q Z O OF Z Q FEw �Of U X W W � CHICAGO SCHOOL OF GOLF for COMMERCE 1612 BARCLAY BLVD. 11FPP-- OOL of GoLp CHIC77' Parking Analysis Chicago School of Golf 1610 & 1612 Barclay Blvd, Buffalo Grove, IL 60089 Tenant Summary —1602 to 1624 Barclay Blvd Tenant Address 1602 1604 1606 1608 1610/1612 1614 1616 1618 1620 1622 1624 Total Assigned Stalls: 99 Square Feet Designated Parking Stalls 4,445 12 2,000 5 5,200 12 5,239 13 4,000 12 5,200 13 5,200 13 2,000 5 2,000 5 5,100 12 2,000 5 Adjustment Note: The site has 98 stalls. One stall may be treated as overflow/shared for guests or ADA. Chicago School of Golf — Use Summary - Total Space Occupied: 4,000 sq. ft. (Units 1610 & 1612) - Designated Stalls: 12 - Business Type: Indoor golf training (simulators, putting greens) - Staff: 4 - Estimated Daily Students: -20 - Peak Parking Demand: 6-8 vehicles - Hours of Operation: - Monday -Friday: 9:00 AM - 7:00 PM - Saturday -Sunday: 9:00 AM - 5:00 PM - Appointment only Conclus.— With 98 total parking stalls evenly distributed across the 11 tenant units, each space — including the newly expanded Chicago School of Golf —has ample space. Due to our appointment -only scheduling model, we expect our parking demand to remain well below our allotment. No negative impact on overall parking availability is anticipated. Attached: - Site Plan Showing Unit Layout and Parking 11624- 1 fV W QO N*ItD N Ory e-i lD W lD tD `D r-I r-I r-1 _ 16 -16 4 - IIII I III ITI11 0 cc U Q a EXHIBIT C Draft Minutes from May 7.2025. Planning & Zoning Commission Meeting CHICAGO SCHOOL OF GOLF, INC 1610-1612 BARCLAY BOULEVARD Page 6 of 6 smart. with heart. 50 Raupp Blvd, Buffalo Grove, IL 60089 % 847-459-2500 / vbg.org DRAFT MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION HELD AT JEFFREY S. BRAIMAN COUNCIL CHAMBERS FIFTY RAUPP BLVD, BUFFALO GROVE, IL 60089, WEDNESDAY, MAY 7, 2025 CALL TO ORDER Chairperson Weinstein called the meeting to order at 7:30 PM. Roll call indicated the following were present:PZC Chairperson Weinstein, PZC Commissioner Au, PZC Commissioner Moodhe, PZC Commissioner Worlikar, PZC Commissioner Spunt, PZC Commissioner Davis, PZC Commissioner Saxena, PZC Commissioner Schwartz. Also present were: Trustee Liaison Denice Bocek, Village Attorney Patrick Brankin, Deputy Community Development Director Kelly Purvis, and Associate Planner Andrew Binder PUBLIC HEARINGS/ITEMS FOR CONSIDERATION A. Consideration of a variation to Fence Code Section 15.20.040 for residential fences, allowing replacement of an existing fence with a 6-foot semi -open fence that exceeds the corner side yard height limit and encroaches into the required setback along Prairie Road at 3040 Roslyn Lane. Associate Planner Binder provided an overview of the request and indicated that staff is in support of the fence variation as the fence will match other fences on surrounding properties and will be replacing an existing fence in the same location. The petitioner, Marius Blass, owner of the property at 3040 Rosyln Lane was sworn in. Mr. Blass indicated that he has lived in the home for about 8 years and that the fence is approximately 30 years old. He stated that a storm last year blew off several panels of the fence; they have done what they can to repair it, and it needs to be replaced completely at this point. Mr. Blass stated that the home is also located across the road from a farm and noted that they want a taller fence to help keep animals out of his yard, and from potentially attacking the family dog. Mr. Blass further noted that many other fences in the area are 6-foot-tall fences. He stated the fence would be in the same location and same style, just 6 feet instead of the existing 5-foot fence. Com. Au asked about the previous fence variation, whether the fence was 5-foot or 6-foot. Binder indicated that the existing fence is 5 feet tall. Com. Au asked if the neighbor's fence to the north is 5 or 6 feet tall. Binder stated the neighbor's fence is 5 feet tall, but is permitted to be 6 feet. Com. Davis asked about the specs for the proposed fence. Mr. Blass noted that they would be using the exact same style of fence. Com. Davis asked about what the setback would be. Com. Binder indicated that it would be over 1-foot from the sidewalk, and noted that the fence would be placed at the property line. Com. Moodhe asked, since a variation was previously granted for the location, if the commission is just considering the height of the fence. Binder indicated that since the fence is being replaced, both variations are needed. Com. Moodhe asked about the designation of the roadway and why other properties are permitted a 6-foot fence. Binder indicated that Prairie Road is considered a collector road, which does not qualify for a 6-foot solid fence. He also noted that the other properties have rear yards along Prairie Road, whereas the subject property's corner side yard is along Prairie Road. Com. Worlikar asked staff if the previous fence was granted with a 2-foot setback. Binder noted that he was not sure, it was likely just a recommendation by the Village Engineer. He also noted that the Village Engineer reviewed the request and did not have any issues. Com. Worlikar asked if the adjacent property received a variation at the same time. Binder indicated that appears to be the case. Com. Au asked if it is typical for fences in the front yard to be 6 feet tall. Binder indicated that the subject fence is located in the corner side yard and noted that it is typical. The staff report was entered into the record as exhibit 1 and the public hearing was closed. Com. Davis made a motion to grant a variation to Section 15.20.040 of the Buffalo Grove Fence Code to replace an existing fence with a 6-foot semi -open fence that exceeds the allowable height for a fence in the corner side yard and encroaches beyond the minimum required setback for a corner side yard fence along Prairie Road, at 3040 Rosyln Lane, provided the fence shall be installed in accordance with the documents and plans submitted as part of the petition. The motion was seconded by Com. Moodhe. Com. Worlikar spoke in favor of the variation, noting that if the house had been turned slightly the request wouldn't have been necessary. He also noted that keeping the height consistent is aesthetically pleasing. Com. Spunt spoke in favor of the variation and noted the fence will be an improvement to the area. Com. Au noted that she is generally not in favor of 6-foot fences in the front. She indicated she was ok with the proposal if it is characteristic for the neighborhood. Chairperson Weinstein spoke in favor of the request, noting that the shadow box style makes a difference with a 6-foot fence. He further noted the fence is in keeping with the character of the neighborhood. Moved by Jason Davis, seconded by Adam Moodhe to approve the fence variation request. Upon roll call, Commissioners voted as follows: AYES: 8 Mitchell Weinstein, Amy Au, Adam Moodhe, Neil Worlikar, Marc Spunt, Jason Davis, Sujat Saxena, Don Schwartz NAYS: 0 None ABSENT: 0 None Motion declared Passed. B. Consideration of an amendment to Ordinance No. 2017-044, which approved a Special Use for Chicago School of Golf, Inc. to expand the business operations of a non-academic school, classes, and instruction in the Industrial District at 1610-1612 Barclay Boulevard. Associate Planner, Binder provided an overview of the request and indicated staffs support for the amendment to the special use to allow the expansion of the use. The Petitioner, David Maslen from Chicago School of Golf, was sworn in. Mr. Maslen indicated that they have been in this location since 2017 and noted that they would love to expand. He stated that golf is booming and they have an opportunity to serve more people in Buffalo Grove. Com. Moodhe asked about the previous special use being designated as a recreational use. Binder explained that the use is more in -line with a non-academic school providing instruction. Chairperson Weinstein asked if the facility could be used without coaches. Mr. Maslen responded that students can come in to practice outside of formal instruction times. Purvis followed up by asking if anyone from the public not receiving instruction could use the simulators. Mr. Maslen indicated that they would allow it, but that would be about 1 % of their business. Chairperson Weinstein indicated that he wants to ensure we aren't limiting their use and wanted to know if we could call it instruction and recreational. Attorney Brankin noted that since it was noticed as a special use for non-academic school, it could not be called a recreational use also. Com. Davis asked if there would be any change to the ADA requirements for a change in the use designation. Binder indicated that there would not be. The staff report was entered into the record as exhibit 1 and the public hearing was closed. Com. Davis made a motion to make a positive recommendation to the Village Board to allow the amendment to the Special Use Ordinance 2017-044, for the expansion of the non-academic school, classes, and instruction in the Industrial District at 1610-1612 Barclay Boulevard, subject to the conditions listed in the staff report. Com. Spunt seconded the motion. Chairperson Weinstein spoke in favor of the motion, indicating that it is the same use in the same location. He noted that he was happy to see the business grow and stay in Buffalo Grove. Com. Moodhe spoke in favor of the request, noting that the predominate use as a non-academic school is appropriate. He reiterated that the use has been good in this location and that he is happy to see them growing and staying in Buffalo Grove as well. Moved by Jason Davis, seconded by Marc Spunt to recommend approval. Upon roll call, Commissioners voted as follows: AYES: 8 Mitchell Weinstein, Amy Au, Adam Moodhe, Neil Worlikar, Marc Spunt, Jason Davis, Sujat Saxena, Don Schwartz NAYS: 0 None ABSENT:0 None Motion declared passed. C. Consideration of a Special Use for a Supermarket and Food Store in the B-5: Town Center Planned District at 21 N. Buffalo Grove Road. Associate Planner, Binder provided an overview of the request and indicated staffs support for the special use to allow a supermarket and food store in the B-5 Town Center Planned District. The petitioner, Rahul Kurup was sworn in. Mr. Kurup stated that his grocery store has been in business for 20 years. He walked through the proposed operations of the store and noted that this would be an expansion of their location in Glenview. He stated that there would not be any modification to the building and that the grocery store would focus on providing Indian groceries and snacks that would be delivered to the store daily. Com. Moodhe asked about the use and why it requires approval. Binder noted that a special use is required for food stores in the B-5 District. Moodhe asked about the "take-out" food and if it is actually being catered in. The petitioner indicated that the food would be prepared in Glenview and brought to the store and kept in warmers. At the end of the day, whatever is not sold will be destroyed. Com. Moodhe asked about the language in the suggested motion requiring future similar uses to come back for approval through the Village Board. Attorney Brankin noted that this is consistent with current practices and is the appropriate way to handle special uses, which do not run with the land. He noted that the special use is not freely assignable to another entity. Chairperson Weinstein asked about the two prior grocery uses in this location, noting that they were not successful. Mr. Kurup indicated that they have a Ion- term plan that they think will be successful for the space. The staff report was entered into the record as exhibit 1 and the public hearing was closed. Com. Davis made a motion to make a positive recommendation to the Village Board to allow a Special Use for a Supermarket and Food Store in the B-5: Town Center Planned District at 21 Buffalo Grove Road, subject to the conditions listed in the staff report. Com. Worlikar seconded the motion. Com. Worlikar spoke in favor of the motion and indicated that he is supportive of residents opening businesses in the Village and that this use would serve Buffalo Grove's diverse community. Com. Moodhe stated that he hopes that this business has more luck and that he was happy to see the expansion of this business to Buffalo Grove. Moved by Jason Davis, seconded by Neil Worlikar to recommend approval. Upon roll call, Commissioners voted as follows: AYES: 8 Mitchell Weinstein, Amy Au, Adam Moodhe, Neil Worlikar, Marc Spunt, Jason Davis, Sujat Saxena, Don Schwartz NAYS: 0 None ABSENT: 0 Motion declared Passed. REGULAR MEETING A. Other Matters for Discussion B. Approval of Draft Minutes from the March 5, 2025 Planning and Zoning Commission Meeting Chairperson Weinstein called for a motion to approve the draft minutes from the March 5, 2025 Planning and Zoning Commission meeting. Moved by Adam Moodhe, seconded by Jason Davis to approve. Upon roll call, Commissioners voted as follows: AYES: 8 Mitchell Weinstein, Amy Au, Adam Moodhe, Neil Worlikar, Marc Spunt, Jason Davis, Sujat Saxena, Don Schwartz NAYS: 0 None ABSENT: 0 Motion declared Passed. C. Chairperson's Report Chairperson Weinstein noted that the seat to his right was empty. He noted that he wanted to thank Vice Chair Richards on record for his years of service on the Planning and Zoning Commission, noting that he will be officially sworn in as a Trustee soon. Chairperson Weinstein also noted that things are in the works for filling the vacancy. D. Committee and Liaison Reports Chairperson Weinstein noted that he attended a meeting in April where an amendment to a special use was approved for the after -school tutoring use. He further noted that the Village Board meetings start at 7:OOpm instead of 7:30pm now. E. Staff Report/Future Agenda Schedule Staff indicated that there are not any complete applications for consideration at the May 21 st meeting and that meeting will be canceled. Deputy Director, Purvis thanked the Commissioners that attended the training last week and noted that slides and notes will be shared with the Commissioners. Purvis thanked the Commissioners for completing their compliance filings by May 1 St. Com. Worlikar noted that he appreciated the Commission training and noted that he was impressed with how organized and well managed Buffalo Grove's PZC seems to be. He provided a brief overview of the training. F. Public Comments and Questions All comments will be limited to 5 minutes and should be limited to concerns or comments regarding issues that are relevant to Planning and Zoning Commission business and not on the regular agenda for discussion. ADJOURNMENT Chairperson Weinstein called for a motion to adjourn the meeting. Moved by Jason Davis, seconded by Amy Au to adjourn. Upon roll call, Commissioners voted as follows: AYES: 8 Mitchell Weinstein, Amy Au, Adam Moodhe, Neil Worlikar, Marc Spunt, Jason Davis, Sujat Saxena, Don Schwartz NAYS: 0 None ABSENT: 0 None Motion declared Passed. The meeting was adjourned 8:28 PM