2025-05-07 - Planning and Zoning Commission - Agenda Packet
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AGENDA
PLANNING AND ZONING
COMMISSION
Regular Meeting: May 7, 2025 at 7:30 PM
Jeffrey S. Braiman Council Chambers
Fifty Raupp Blvd, Buffalo Grove, IL 60089
1. Call to Order
2. Public Hearings/Items for Consideration
Public Comment is limited to items that are on the agenda for discussion. In accordance with
Section 2.02.070 of the Municipal Code, discussion on questions from the audience 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. All members of the public addressing the Planning and
Zoning Commission shall maintain proper decorum and refrain from making disrespectful remarks
or comments relating to individuals. Speakers shall use every attempt to not be repetitive of points
that have been made by others. The Planning and Zoning Commission may refer any matter of
public comment to the Village Manager, Village staff or an appropriate agency for review.
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. (Trustee Weidenfeld, Andrew Binder)
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. (Trustee Weidenfeld, Andrew Binder)
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. (Trustee Weidenfeld, Andrew
Binder)
3. Regular Meeting
A. Other Matters for Discussion
B. Approval of Draft Minutes from the March 5, 2025 Planning and Zoning Commission
Meeting
C. Chairperson's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
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.
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4. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 P.M. The Commission 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 847-459-2500 to allow the Village to make reasonable accommodations for
those persons.
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AGENDA ITEM SUMMARY
PLANNING AND ZONING COMMISSION
Regular Meeting: May 7, 2025
AGENDA ITEM 2.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.
Contacts
Liaison: Trustee Weidenfeld
Staff: Andrew Binder
Staff Recommendation
Staff recommends approval.
Recommended Motion
The PZC moves 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 this petition.
Summary
The Petitioner proposes replacing a 5-foot semi-open fence with a 6-foot semi-open fence,
exceeding the allowable height and encroaching the minimum required setback along Prairie
Road.
File Attachments
1. 3040 Roslyn Lane - Staff Report
2. 3040 Roslyn Lane - Plan Set
3. 1994 PZC Case File
Page 3 of 64
Page 1 of 3
Meeting Date: May 7, 2025
Subject Property
Location: 3040 Roslyn Lane, Buffalo Grove, IL 60089
Petitioner: Marius Blass, 3040 Rosyln Lane, Buffalo Grove, IL 60089
Prepared By: Andrew Binder, Associate Planner
Request:
The petitioner seeks a Fence Code variation, Section 15.20.040, to replace an
existing fence with a 6-foot semi-open fence that exceeds the allowable height and
encroaches beyond the minimum setback for a corner side yard fence along Prairie
Road.
Existing Lane Use and
Zoning: The property is improved with a single-family home currently zoned R-4.
Comprehensive Plan: The Village Comprehensive Plan calls for this property and the immediate
neighborhood to be single-family, detached.
PROJECT BACKGROUND
The Petitioner is proposing to replace an existing 5-foot
semi-open 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, as shown in red in Figure 1.
PLANNING & ZONING ANALYSIS
• The subject property is a corner lot at the
intersection of Roslyn Lane and Prairie Road. A 5-foot
semi-open fence is currently in place along a portion
of the property line adjacent to Prairie Road. The
existing fence encroaches into the required 4-foot
setback for a corner-side yard fence.
• In 1994, the property was approved for a fence
variation for the existing 5-foot semi-open fence. The
newly proposed fence requires the same variation
approved in 1994 for encroaching within the corner
side yard setback. The Village’s Code requires that if a fence, for which a variation is granted, is removed
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
Subject Property
Replacement 6’
Semi-Open Fence
Figure 1: Subject Property
Page 4 of 64
Page 2 of 3
or replaced by more than 50%, the new fence must comply with the Village’s current fence code or
request a new variation.
• The property owner seeks to remove and replace the 5-foot semi-open fence in the same location while
increasing its height to 6 feet. An additional variation is required because the proposed fence exceeds
the 5-foot height limit for a fence in the corner side yard.
• The variations requested are largely due to the orientation of the home on the lot, which puts Prairie
Road to the side of the house. The majority of the homes along Prairie Road in this neighborhood are
oriented so that Prairie Road is along the rear yard. These homes would be permitted a fence like the
one proposed, placed along the property line at a height of 6 feet (provided the fence is of an open
style).
• The proposed fence will align with the adjacent property to the north along Prairie Road. The proposed
fence meets all other fence code requirements.
• Village Staff has no concerns or issues regarding the replacement of the existing fence in its current
location, as the fence will not obstruct the sight line at the intersection of Rosyln Lane and Prairie Road.
In addition, the fence will maintain the current character of the neighborhood.
VARIATION REQUESTED
1. A fence variation from Section 15.20.040.B of the Buffalo Grove fence code, which states that
Fences may be erected, placed and maintained on a corner lot provided they maintain a minimum
distance of four feet from the property line.
2. A fence variation from Section 15.20.040.B of the Buffalo Grove fence code, which states that
such fences of an open or a shadowbox style shall not exceed five feet above ground level, and
shall conform to all sections of the Fence Code.
DEPARTMENTAL REVIEWS
Village Department Comments
Building The Village building team reviewed the plans and does not have any concerns.
Engineering The Village Engineer has reviewed the proposed fence location and has no
engineering or line of sight concerns or objections with the proposed location
of this fence.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations to the Fence Code based on the
following criteria:
1. The plight of the owner is due to unique circumstances;
2. The proposed variation will not alter the essential character of the neighborhood;
3. There are practical difficulties or particular hardships in carrying out the strict letter of this Chapter
which difficulties or hardships have not been created by the person presently having an interest
in the property; and,
4. The proposed variation will not be detrimental to the public health, safety and welfare.
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Page 3 of 3
The petitioner has provided a written response to the variation standards included in this packet.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified, and a public hearing sign was
posted on the subject property. The posting of the public hearing sign and the mailed notifications were
completed within the prescribed timeframe as required. As of the date of this Staff Report, the Village has
received one general inquiry regarding the requested variation.
STAFF RECOMMENDATION
Staff recommends approval of the fence variation request at 3040 Rosyln Lane, subject to the conditions
listed in the PZC motion, as the new fence will be replaced within the same location as the existing fence
and aligned with the adjacent properties' fences to match the character of the surrounding area. In
addition, six-foot open-style fences are permitted for most of the homes along Prairie Road.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation requests. The PZC shall make the final decision on whether or not to approve
the variations. If the PZC denies the requests, it can be appealed to the Village Board.
Suggested PZC Motion
The PZC moves 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 this petition.
ATTACHMENTS
• Response to Variation Standards
• Plat of Survey with Proposed Fence (X-X-X)
• Fence Specification Sheet
• 1994 PZC Variation Approval Documents
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0
0
ZONING BOARD OF APPEALS
EXHIBIT G
TO: ZONING BOARD OF APPEALS COMMISSIONERS
FROM: Edward Schar
Deputy Building Commissioner
DATE OF PUBLIC HEARING: Tuesday, September 20, 1994
7:30 P.M. - Council Chambers
Village Hall, 50 Raupp Boulevard
RE: 3040 Roslyn Lane, David and Elissa Nisson
Fence Code, Section 15.20.040
Five foot (5') wood fence past building line
Attached please find the documents and exhibits that have
been submitted with the application for the following
variance:
Request is being made by David and Elissa Nisson,
3040 Roslyn Lane, for variance of the Municipal Code,
Section 15.20.040, pertaining to Residential Districts,
for the purpose of constructing a five foot (5') wood fence
that would extend past the building line along Prairie Road.
Notice of this public hearing was published in the Buffalo
Grove Herald on Wednesday, August 31, 1994.
If you have any questions regarding this matter, please do
not hesitate to contact me.
Sincerely,
Notice of
Public Hearing
Edward Scher Notice is hereby given that the
ApppeeaGrv ndd
Deputy Building Commissioner uu C Hear- 20, ing ati1994 Council
hambers of UN VNage Hall 50
Boulevard, Raupp Boulevard, Buffalo
E S / sb GrRequl
attachment s
es is being made by Da-
vid and Elissa Nisson, 3040 Foa-
1 lyn Lane, for variance of the Mu-
nicipal Code, Section 15.20.040,
pertaining to Residential Dis-
tricts, for the purpose of con -
structing a five foot (5') wood
fence that would extend past the
Building fine along Prairie Road.
Legal Description; Lot 25 in
Roslyn Woods, betne a subdivi-
ument No. 30.579¢8, in Lake
County, Illinois. Village of
Buffalo Grove, IL
RICHARD HEINRICH
Chairman
Zoning Board of Appeels
Published in Buffab Grove-
1, Wheeling -Long Grove Herald
Aug. 31, 1994 C
Page 12 of 64
IT LLAGE OF
BUFFALO GROVE
Department oil Building 8 Zoning
Fifty Flaupp Blvd
APPLICANT
ADDRESS
PHONE
ADDRESS OF SUBJECT PROPERTY
APPLICATION FOR VARIATION
ZONING BOARD OF APPEALS
J'
N AGE 5 F
u
GioU'
ZONING BOARD OF APPEALS
EXHIBIT ___3_.__
PROPERTY IS LOCATED IN THE _ F - 4 ZONING DISTRICT
LEGAL DESCRIPTION OF SUBJECT PROPERTY: SEE ATTACHED PROOF OF OWNERSHIPPURPOSEOFVARIANCE:
A %J V 1r J(" eNlre C./N
SPe 4 r7-4c, /L(,
SECTION OF 20*"* -0W E OR MUNICIPAL CODE FROM WHICH VARIATION IS REQUESTED:
Applicant must submit a letter stating what the practical difficulties orparticularhardshipsareincarryingoutthestrictletterofthe7_nnino n,A4-,.___ and describine rho
Page 13 of 64
6
TO: Ed Schar
Deputy Building Commissioner
FROM: Richard K. Kuenkler
Village ENgineer
DATE: September 6, 1994
SUBJECT: 3040 ROSYLN LANE
LINE OF SIGHT
Per yours request, we have reviewed the proposed fence construction at the
subject location. We recommend that the fence be set back two (2) feet from
the sidewalk on Prairie Road.
f`
r
Richard K. Kuenkler, P. E.
RKK /jm /L168:LTR94
COPY
Page 14 of 64
STATE OF ILLINOIS )
COUNTY OF DUPAGE )
Hoffman Homes, Inc.,
seller of the
3040 Roslyn Lane, Buffalo
AFFIDAVIT OF TITLE
Date:
ZONING BOARD OF APPEALS
EXHIBIT
2/25/93
i Delaware corporation, ( "Hoffman ") is the
real estate, commonly known as
Grove, Illinois 60089 ("Property")
and is either the record owner thereof, beneficiary of a land trust
which owns the Property or otherwise has an interest in the
Property: Lot 25 in Roslyn woods
Hoffman makes the following statements to
David B. Nisson and Elissa J. Nisson ( "Buyer ") in
reference to the purchase of the Property.
1. Except for the Contract to purchase the Property between
Affiant and Buyer, no contract for the sale or conveyance thereof
has been entered into by Hoffman and no deed or other instrument of
conveyance of the Property has been executed and delivered by
Hoffman in respect of the Property.
2. No liens, suits, proceedings, judgments or decrees of any
nature whatsoever will exist at the time of closing which adversely
affects the title to the Property or will affect the right, title
or interest of Buyer therein which are not shown in the preliminary
report on title to the Property dated 1/20/93 , Guaranty File
54 66 16 issued by Chicago Tilte Ins. Co. and which will not
be insured over or released of record.
HOFFMAN HOMES, INC.
By , J-T P/L J/U'1 C -
Its: Authorized Ag nt
Subscribed and sworn to before me this 25th day of February 1993.
Notary Public
7PUBLIG, SEAL
aPorta
TE OF ILLINOIS
PIRES 7/ 10/93
Page 15 of 64
ZONING BOARD OF APPEALS
EXHIBIT ---
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Me hwpwowne1 -4 in the Iree (:(jn Serl- ttt:)r% CiJ Ii;tore
rci_-u'nt.!F SUccesstuj in alnundinu the Tree (i)ri,,ej-vktt,)ry . 2rei_111tinL
t,; alliyk rz - feet w-oitell fence ah-jns Prairie ili)iad. rather' lhili I
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t o vieq L mv the u n i Wri" fence I my planried Q t h e hommijuners a I t I n
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Page 16 of 64
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LOT 2 IN ROSLYN WOODS, BEING A SUBDIVISION IN THE SOUTHWEST
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QUART R OF SECTION 16. TOWNSHIP 43 NORTH, RANGE 11, EAST OF ,Q 1 p
THE T IRD PRINCIPAL MERIDIAN, RECORDED AS DOCUMENT NO. 3057968, i' l
IN LAKE COUNTY, ILLINOIS.
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THIS IS ID CERTIFY THAT THE ABOVE DESCRIBED PROPERTY WAS SURVEYED BY RAGE
SURVEYING GROUP, LTD. UNDER 111E DIRECTION Of AN ILLINOIS PROFISSIONAI
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THIS IS ID CERTIFY THAT THE ABOVE DESCRIBED PROPERTY WAS SURVEYED BY RAGE
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Page 17 of 64
VILLAGE OF BUFFALO GROVE, ILLINOIS
ZONING BOARD OF APPEALS - - FINDINGS OF FACT
VARIATION TO FENCE CODE
THE BUFFALO GROVE ZONING BOARD OF APPEALS HEREBY MAKES THE FOLLOWING
FINDINGS OF FACT AND CONCLUSIONS:
I. SUBJECT PROPERTY
A. Petitioner: D gvko 'k E lksi A N SS'a
B. Property: 30qo ( osLya L4 .)t
C. Legal Description: As set forth in Exhibit "A"
attached hereto and made a part hereof.
D. Lot Size: Front: "
Side: 16
Rear: - 6-
Side: 120
1. Characteristics of Lot: Q
2. Characteristics of House:
3. Anything distinguishing about house and lot:
II. CHARACTERISTICS OF THE SURROUN
A. Location: i 9s i -J LOZ4 S
B. Similar Houses and Lots:
C. Similar Variations: SILC
D. Public Rights of Way: 0.v
E. Adjacent Lots:
1. Line of Sight:
DING AREA
3 0 1-i PDA-1 to le,
n(
Page 18 of 64
III. VARIATION SOUGHT:
A. Fence Code, Section 15.20.040; Pertaining to Construction -
Location, Height, and Restrictions in Residential Districts
B. Description of Variation: .A w4.y kj c, fe c& Quo
C. Exhibits Depicting Variation:
1. Survey: Exhibit
2. Letter: Exhibit
D. Variation Power and Criteria: Section 15.20.110
a. Allows the Zoning Board of Appeals to vary the Fence Code
where there is sufficient evidence that the presence, or
absence of a particular type of fence, or screening would
not be detrimental to the public health, safety and
welfare.
IV. PUBLIC HEARINGS:
A. After due notice as required by law, a copy of said publication
notice, being attached hereto as Exhibit " " the Zoning Board
of Appeals held a public hearing on the proposed variation on
Tuesday, Seib - Lo,MI at the Buffalo Grove Village Hall,
50 Raupp Blvd.
B. The applicant,)q O MSS testified at the hearing and
presented documentary evidence.
The reasons for requesting a variation were:
No individuals testified on behalf of the petitioner.
No objectors appeared at the hearing.
No written objections were received.
Page 19 of 64
C
V. FINDINGS:
A. The Zoning Board of Appeals finds that: The Petitioner met the
burden of presenting sufficient evidence to show that the proposed
fence would not be detrimental to the public health, safety and
welfare.
B. Attached hereto, and made a part hereof, as Exhibit " " are
mintues of
C. Conditions, or restrictions imposed: N0 —x`
VI. CONCLUSION:
According, by a vote of S- the Buffalo Grove Zoning Board of
Appeals GRANTS /DENIES the variation to allow the Applicant to:
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Dated:
VILLAGE OF BUFFALO GROVE, IL
ZONING BOARD OF APPEALS
By: Richard Heinrich, Chairman
sb
Page 20 of 64
Com. Arbus seconded the motion.
Rail Call Vote: AYE - Hefler, Kearns, Paul,
Arbus and Heinrich
NAY - None
Motion Passed - 5 to 0. Findings of Fact Attached.
Permit may be issued in 15 days - October 6, 1994.
B. 3025 Roslyn Lane, Marc and Pamela Kaplan
Fence Code, Section 15 20 040 - Fence past the building line
C. 3040 Roslyn Lane, David and Elissa Nisson
Fence code. Section 15.20 040 - Fence past the building line
NOTE: Items B and C were discussed together because they pertain
to the same unique circumstance.
Mr. Marc Kaplan and Mr. David Nisson were sworn in.
Mr. Kaplan summarized their reasons for requesting the variance:
1. The Village Board has amended the Roslyn Woods Tree
Conservatory requirement of a chain link fence to
permit construction of a wood fence along Prairie Road.
2. All the fences have been constructed with the
exception of these two (2) which would have to be
setback thirty feet (30') and aesthetically destroy
the uniformity of the fence line.
3. The purpose of the fences is for the safety of
children.
The Village Engineer's reviews dated September 6. 1994,
state: "We recommend that the fence be set back two feet (2')
from the sidewalk on Prairie Road."
Mr. Kaplan and Mr. Nisson agreed. The other fences also meet
this requirement.
Com. Hefler, Com. Kearns and Com.'Arbus had no comments or
objections.
Com. Paul commented that it would be tricky to get the fence
through the trees on Mr. Nisson's lot. The fence may have to
be moved in order to maintain the line. The trees are small
and there is a swale with a drop of 4 to 5 feet.
After discussion, it was decided that the fence should not
extend past the front building line. The fence may be con-
structed north of the tree line.
ZONI.Wd BOARD OF APPEALS
September 20. 1994 - Page Four
I
VAMW
A
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Page 21 of 64
Com. Arbus made the following motions:
I move we grant the request made by Marc and
Pamela Kaplan, 3025 Roslyn Lane, of Municipal
Code, Section 15.20.040, pertaining to Residential
Districts, for the purpose of constructing a
five foot (5') wood fence that would extend
the building line along Prairie Road, per the
drawing submitted and attached to the application.
Petitioners have demonstrated unique circumstances.
The proposed variance will not alter the essential
characteristics of the neighborhood and will not be
detrimental to the public health, safety and welfare.
Also. move that we grant the request made by
David and Elissa Nisson. 3040 Roslyn Lane,
for variance of Municipal Code, Section 15.20.040,
pertaining to Residential Districts, for the
purpose of constructing a five foot (5') wood
fence that would extend past the building line
along Prairie Road, per the drawing submitted.
except that the petitioner may pivot the fence
north a reasonable amount in order to avoid the
trees.
Petitioners having demonstrated unique circumstances,
the proposed variance will not alter the essential
character of the.neighborhood and will not be
detrimental to the public health, safety and welfare.
Com. Hefler seconded the two (2) motions.
Roll Call Vote (3025 Roslyn Lane): AYE - Hefler, Kearns. Paul
Arbus and Heinrich
NAY - None
Motion Passed - 5 to 0.
Roll Call Vote (3040 Roslyn Lane): AYE - Hefler. Kearns, Paul
Arbus and Heinrich
NAY - None
Motion Passed - 5 to 0.
Findings of Fact Attached.
Permits may be issued in 15 days - October 6, 1994.
VI. A1vTi0U [CEMENTS - None
VII. ADJOURNMEN-r
Com. Hefler made a motion to adjourn. NMI
Com. Arbus seconded the motion.
Voice Vote - AYE Unanimously
Chairman Heinrich adjourned the meeting at 8:30 P.M.
ZONING HOARD OF APPEALS
September 20, 1994 - Page Five
l
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Page 1 of 2
AGENDA ITEM SUMMARY
PLANNING AND ZONING COMMISSION
Regular Meeting: May 7, 2025
AGENDA ITEM 2.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.
Contacts
Liaison: Trustee Weidenfeld
Staff: Andrew Binder
Staff Recommendation
Staff recommends approval.
Recommended Motion
The PZC moves 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 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.
Summary
David Maslen from Chicago School of Golf, is requesting an amendment to Special Use
Ordinance 2017-044 to expand their business from 1610 Barclay Boulevard into the adjacent
Page 23 of 64
Page 2 of 2
tenant space at 1612 Barclay Boulevard, and to operate a non-academic school, classes, and
instruction in the Industrial District. This would allow for continued private golf instruction and
associated activities at 1610-1612 Barclay Boulevard.
File Attachments
1. 1610-1612 Barclay Blvd - Staff Report
2. 1610-1612 Barclay Blvd - Plan Set
3. Ordinance 2017-044
Page 24 of 64
Page 1 of 4
Meeting Date: May 7, 2025
Subject Property
Location: 1610-1612 Barclay Blvd, Buffalo Grove, IL 60089
Petitioner: David Maslen, Chicago School of Golf
Prepared By: Andrew Binder, Associate Planner
Request:
The petitioner seeks approval for an amendment to Special Use Ord. 2017-
044 to expand the business into the adjacent space at 1612 Barclay
Boulevard for a non-academic school in the Industrial District.
Existing Lane Use and
Zoning:
The property is improved with the existing Rogers Center for Commerce (a
business park with multiple muti-tenant buildings) and is currently zoned
Industrial (I).
Comprehensive Plan: The Village Comprehensive Plan calls for this property to be Industrial.
PROJECT BACKGROUND
David Maslen from Chicago School of Golf, is
requesting an amendment to Special Use
Ordinance 2017-044 to expand their business
from 1610 Barclay Boulevard into the adjacent
tenant space at 1612 Barclay Boulevard, and to
operate a non-academic school, classes, and
instruction in the Industrial District. This would
allow for continued private golf instruction and
associated activities at 1610-1612 Barclay
Boulevard. The Special Use granted in 2017 is for
a recreational use. Upon consideration of the
services/instruction offered by the business, a
more appropriate classification of this use is non-
academic school, classes and instruction. As part
of the amendment to allow the expansion of the
location, the use classification will also be
modified.
Pursuant to the Zoning Ordinance, non-academic
schools, classes, and instructional uses are special
uses in the industrial district.
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
Figure 1: Subject Property
Page 25 of 64
Page 2 of 4
PLANNING & ZONING ANALYSIS
Proposed Use & Operation
• Chicago School of Golf offers golf training and instruction for adults and children.
• The planned expansion adjacent to their location at 1610 Barclay Boulevard will double their
current number of golf simulator bays and putting greens while maintaining the same business
model and programming. This new space will include two golf simulators and an indoor putting
green.
• Each tenant space is 2,000 square feet for a total combined space of 4,000 square feet. The
business will continue to operate from 9 AM to 7 PM Monday through Friday and 9 AM to 5 PM
Saturday through Sunday.
• The anticipated number of students
will be 20 per day, and there will be
four staff members on-site typically.
Existing and Surrounding Uses
• The subject tenant spaces are located
in the center of the northeast building
of Rodgers Center for Commerce (as
seen in Figure 2), which is a multi-
tenant industrial building at 1602-
1624 Barclay Blvd. The other tenants
include offices, warehouses, medical
office, and a recreational use. The
buildings to the west and south of the
subject building also have similar
uses. The petitioner’s business use is
compatible with the adjacent uses,
and it is a low-impact use that has
been in business since 2017 without
any concerns.
Parking
• The Zoning Ordinance does not have
specific parking requirements for
non-academic schools. Recreational
uses, which are similar in nature,
require a minimum of 1 parking
space per 1,000 square feet. For the
4,000 square foot business, a total of
4 parking stalls would be required for
a recreational use.
• Based on the parking analysis presented, the petitioner has been allocated 12 of the 99 parking
spaces available for the multi-tenant building. Given the private, one-on-one training offered by
the business and the four staff members on-site daily, the business will need less than the 12
allocated parking stalls and will have ample parking available for their business expansion.
Figure 2: Surrounding Tenant Uses
Page 26 of 64
Page 3 of 4
• Based upon the provided parking information and no issues with their current business with
regards to parking, Staff believes the existing site will have sufficient parking to accommodate
the proposed expanded use.
Departmental Reviews
Village Department Comments
Building The Building Division has reviewed the plans and does not have any
concerns.
STANDARDS
Special Use Criteria
Pursuant to the Zoning Ordinance, 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’s response to the standards is attached.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified by mail 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 timeframes. As of the date of this Staff Report, no
inquiries have been received regarding the requested Special Use.
STAFF RECOMMENDATION
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Page 4 of 4
Staff recommends approval of the amendment to the Special Use 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 PZC motion, due to the user's low-impact/complementary nature with other
businesses in the building and the availability of adequate parking.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the amendment to the Special Use for the expansion of the non-academic school, classes,
and instruction at 1610-1612 Barclay Boulevard. The PZC shall make a recommendation to the Village
Board regarding the requested Special Use.
Suggested PZC Motion
The PZC moves 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 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.
ATTACHMENTS
• Petitioner’s Narrative
• Petitioner’s Response to the Special Use Standards
• Location Map and Tenant Space Floor Plan
• Site Parking Analysis
• Ordinance 2017-044
Page 28 of 64
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
Page 29 of 64
VILLAGE OF
BUFFALO GROVE
During your tes-mony at the Public Hearing, you need to tes-fy and present your case for the Special
Use being requested. In doing so, you need to address the six (6) Special Use Standards listed below:
SPECIAL USE STANDARDS
1.The special use will serve the public convenience at the loca-on of the subject property; or the
establishment, maintenance or opera-on 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 ac-vity, skill development, and community engagement. This use is
consistent with our current successful opera-on at 1610, which has demonstrated a posi-ve
impact on the public without any nega-ve 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
2.The loca-on and size of the special use, the nature and intensity of the opera-on involved in or
conducted in connec-on with said special use, the size of the subject property in rela-on to such
special use, and the loca-on 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 instruc-on—is low-impact and
consistent with exis-ng opera-ons. The site is appropriately sized for the intended use, with
sufficient space for training areas, equipment, and customer circula-on. The property is located
within an established commercial/industrial area and has convenient access to surrounding
streets, allowing for efficient traffic flow and integra-on with the surrounding district. This
expansion will be in harmony with the orderly development of the area and will con-nue to
operate in a manner consistent with community planning goals.
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 permiXed in such zoning district, nor
substan-ally diminish and impair other property valua-ons with the neighborhood;
Response: The proposed special use will not be injurious to the use or enjoyment of nearby
proper-es. Our golf training facility is a quiet, low-traffic opera-on that does not produce noise,
pollu-on, or any disrup-ve ac-vity. It is compa-ble with other permiXed uses in the zoning
district and will not interfere with neighboring businesses or proper-es.
4.The nature, loca-on and size of the buildings or structures involved with the establishment of the
special use will not impede, substan-ally 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, loca-on, and size of the buildings involved in this special use will not
impede or hinder the development or use of adjacent proper-es. The proposed expansion is
en-rely within the exis-ng footprint of the commercial building at 1610 and 1612 Barclay and
does not require any exterior structural changes that would affect neighboring parcels. The
opera-on 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.
Page 30 of 64
5.Adequate u-li-es, access roads, drainage, and/or other necessary facili-es 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 u-li-es, including water, electricity,
HVAC, and internet, and has exis-ng access from Barclay Boulevard. Drainage systems are in place
and func-oning properly, and no modifica-ons are needed that would affect surrounding
infrastructure.
6.Parking areas shall be of adequate size for the par-cular special use, which areas shall be
properly located and suitably screened from adjoining residen-al 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 conges-on in the public streets.
Response: The exis-ng 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 residen-al proper-es, 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 configura-on of the driveways
and parking lot promotes efficient traffic movement and will not cause conges-on or create
any hazards on public streets.
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Page 34 of 64
Parking Analysis
Chicago School of Golf
1610 & 1612 Barclay Blvd, Buffalo Grove, IL 60089
Tenant Summary – 1602 to 1624 Barclay Blvd
Total Assigned Stalls: 99
Adjustment Note: The site has 98 stalls. One stall may be treated as overJlow/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)
Tenant Address Square Feet Designated Parking Stalls
1602 4,445 12
1604 2,000 5
1606 5,200 12
1608 5,239 13
1610/1612 4,000 12
1614 5,200 13
1616 5,200 13
1618 2,000 5
1620 2,000 5
1622 5,100 12
1624 2,000 5
Page 35 of 64
- 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
Conclusion
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
Page 36 of 64
10/6/2017
ORDINANCE NO. 2017 — 044
AN ORDINANCE APPROVING A
SPECIAL USE IN THE INDUSTRIAL DISTRICT
VILLAGE OF BUFFALO GROVE,
COOK AND LAKE COUNTIES, ILLINOIS
The Chicago School of Golf
1610 Barclay Boulevard
Rogers Center for Commerce —East
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois
Constitution of 1970; and,
WHEREAS, the real property legally described in Exhibit A ("Property") attached hereto
is zoned in the Industrial District as a Planned Unit Development pursuant to Ordinance No. 88-
72; and,
WHEREAS, Arthur J. Rogers & Company is the owner of the Property; and,
WHEREAS, Chicago School of Golf, Inc., an Illinois Corporation, ("Petitioner") as lessee of
the Property, has petitioned the Village for approval of a special use in the Industrial District to
operate a recreation facility including golf training and instruction in a space of 2,000 square
feet at 1610 Barclay Boulevard,
WHEREAS, the facility would be operated in accordance with and pursuant to the
following exhibits:
EXHIBIT A Legal Description
EXHIBIT B Petitioner's Acceptance and Agreement concerning special use
WHEREAS, notice of the public hearing concerning the petition for a special use was
given, and the public hearing was held by the Village Plan Commission and,
WHEREAS, the Plan Commission held a public hearing on October 4, 2017 and
determined that the criteria for a special use as set forth in Section 17.28.040 of the Buffalo
Grove Zoning Ordinance have been met; and,
WHEREAS, the Plan Commission voted 6 to 0 to recommend approval of the special use;
Page 37 of 64
V
and,
WHEREAS, the President and Board of Trustees after due and careful consideration have
concluded that use of the Property on the terms and conditions herein set forth would enable
the Village to control development of the area and would serve the best interests of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS:
Section 1. This ordinance is made pursuant to and in accordance with the Village's
Zoning Ordinance, Development Ordinance and the Village's Home Rule powers. The preceding
whereas clauses are hereby made a part of this Ordinance.
Section 2. The Corporate Authorities hereby adopt a proper, valid and binding
ordinance approving a special use for a recreation facility including golf training and instruction
for the Property legally described in Exhibit A attached hereto, subject to the following
conditions:
A. The special use is granted to Chicago School of Golf, Inc. and does not run
with the land.
B. The special use granted to Chicago School of Golf, Inc. is assignable to
subsequent petitioners seeking assignment of this special use as follows:
1. Upon application of a petitioner seeking assignment of this special
use, the Corporate Authorities, in their sole discretion, may refer
said application for assignment to the appropriate commission(s)
for a public hearing or may hold a public hearing at the Village
Board.
2. 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.
C. The Petitioner shall submit the executed Petitioner's Acceptance and
Agreement attached hereto and incorporated herein as Exhibit B.
Section 3. This Ordinance shall be in full force and effect upon the submittal of the
Petitioner's Acceptance and Agreement as set forth in Section 2.C. of this Ordinance. This
Ordinance shall not be codified.
Page 38 of 64
AYES: 6 — Berman, Stein, Ottenheimer, Weidenfeld, Johnson, Smith
NAYS: 0 - None
ABSENT: 0 - None
PASSED: October 16, 2017
APPROVED: October 16, 2017
APPROVED:
ATTEST:
JanetV. Sirabian, Village Clerk
Page 39 of 64
4
EXHIBIT A
Legal Description
Chicago School of Golf, Inc.
1610 Barclay Boulevard
Rogers Center for Commerce -East
SUBJECT PROPERTY 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.
SUBJECT PROPERTY COMMON DESCRIPTION: 1610 Barclay Blvd, Buffalo Grove, IL
Page 40 of 64
EXHIBIT B
Chicago School of Golf, Inc.
1610 Barclay Boulevard
Rogers Center for Commerce -East
Petitioner Acceptance and Aereement concerning special use ordinance
Chicago School of Golf, Inc. acknowledges that it has read and understands all of the
terms and provisions of Buffalo Grove Ordinance No. 2017 - 044 pertaining to the
special use, and does hereby accept and agree to abide by and be bound by each of
the terms, conditions and [imitations of said Ordinance.
Chicago School of Golf, Inc.
By:
Name (print): —David Maslen
Title: President
The undersigned Owner acknowledges that it has read and understands all of the
terms and provisions of said Buffalo Grove Ordinance No. 2017 - 044.
Owner: Arthur J. Rog rs Ft Company
By:
n
Name (pri t):
Title: G l/
Page 41 of 64
E
EXHIBIT B
Chicago School of Golf, Inc.
1610 Barclay Boulevard
Rogers Center for Commerce -East
Petitioner Acceptance and Agreement concerning special use ordinance
Chicago School of Golf, Inc. acknowledges that it has read and understands all of the
terms and provisions of Buffalo Grove Ordinance No. 2017 - 044 pertaining to the
special use, and does hereby accept and agree to abide by and be bound by each of
the terms, conditions and limitations of said Ordinance.
Chicago School of Golf, Inc.
By:
Name (print): —David Maslen
Title: President
The undersigned Owner acknowledges that it has read and understands all of the
terms and provisions of said Buffalo Grove Ordinance No. 2017 - 044.
Owner: Arthur J. Rogers &t Company
M.
Name (print):
Title:
Page 42 of 64
EXHIBIT B
Chicago School of Golf, Inc.
1610 Barclay Boulevard
Rogers Center for Commerce -East
Petitioner Acceptance and Agreement concerning special use ordinance
Chicago School of Golf, Inc. acknowledges that it has read and understands all of the terms and
provisions of Buffalo Grove Ordinance No. 2017 - 044 pertaining to the special use, and does
hereby accept and agree to abide by and be bound by each of the terms, conditions and
limitations of said Ordinance.
Chicago School of Golf, Inc.
By:
Name (print):
Title:
The undersigned Owner acknowledges that it has read and understands all of the terms and
provisions of said Buffalo Grove Ordinance No. 2017 - 044.
Owner: Arthur J. Rogers & Company
By:
Name (print):
Title:
Page 43 of 64
Page 1 of 2
AGENDA ITEM SUMMARY
PLANNING AND ZONING COMMISSION
Regular Meeting: May 7, 2025
AGENDA ITEM 2.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.
Contacts
Liaison: Trustee Weidenfeld
Staff: Andrew Binder
Staff Recommendation
Staff recommends approval.
Recommended Motion
The PZC moves 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 following conditions:
1. The Supermarket and Food store 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 Malabar Express BG Inc. to operate a Supermarket and Food Store at
21 N Buffalo Grove Road, which shall not run with the land.
3. The Special Use granted to Malabar Express BG 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.
Summary
Rahul Kurup seeks approval for a Special Use for a Supermarket and Food Store in the B-5:
Town Center Planned District at 21 N Buffalo Grove Road. The Petitioner proposes to operate a
food market with carryout, named Malabar Express.
File Attachments
1. 21 Buffalo Grove Rd - Staff Report
2. 21 Buffalo Grove Rd - Plan Set
Page 44 of 64
Page 2 of 2
Page 45 of 64
Page 1 of 4
Meeting Date: May 7, 2025
Subject Property
Location: 21 N Buffalo Grove Rd, Buffalo Grove, IL 60089
Petitioner: Rahul Kurup, Malabar Express BG Inc
Prepared By: Andrew Binder, Associate Planner
Request: The petitioner is seeking approval of a Special Use for a Supermarket and
Food Store in the B-5: Town Center Planned District
Existing Lane Use and
Zoning:
The subject property is improved with a multi-tenant commercial building
and is zoned B-5: Town Center Planned District.
Comprehensive Plan: The Village Comprehensive Plan calls for this property to be Commercial.
PROJECT BACKGROUND
Rahul Kurup is requesting approval of
a Special Use for a Supermarket and
Food Store in the B-5: Town Center
Planned District at 21 N Buffalo Grove
Road. The Petitioner is proposing to
open and operate a food market with
prepared food carryout within the
subject tenant space, called Malabar
Express.
The two previous operational tenants
of this space were Arrow Groceries
and Minaz Café and Grocery, both
Indian grocery stores similar to the
proposed Special Use. Arrow
Groceries was approved in 2016 as a
retail use, which was an incorrect
classification; it should have been
classified as a Supermarket or Food
Store. In 2023, a Special Use was granted to Minaz Café and Indian Grocery Store, but it was in operation
for less than a year. The new tenant is requesting the same Special Use as Minaz Café.
Pursuant to the Zoning Ordinance, Supermarkets and Food Stores are Special Uses in the B-5 Town Center
Planned District.
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
Figure 1: Subject Property & Tenant Space
Page 46 of 64
Page 2 of 4
PLANNING & ZONING ANALYSIS
Proposed Use & Operation
• Malabar Foods is a catering and grocery store business currently operating in Glenview and
Bensenville that plans to establish its third location at 21 N Buffalo Grove Road.
• The proposed expansion of the business, Malabar Express, will be a food store featuring
products prepared at and delivered from its Glenview location. Malabar Express will specialize in
selling Indian foods including frozen items, fresh meat, daily Indian snacks, and carryout meals.
• The space is approx. 1,400 square feet and will be open from 11 AM to 8 PM daily.
• It is anticipated that the store will have 30 to 40 customers per day, and there will be a
minimum of 2 staff members on-site.
Existing and Surrounding Uses
• The subject tenant space is located in an end unit within Buffalo Grove Shoppes Shopping Center
(as seen in Figure 2), which is a multi-tenant commercial building at 21-61 Buffalo Grove Road.
This property is zoned B-5: Town Center Planned District, and the building consists of general
commercial uses. The petitioner’s requested use is compatible with the adjacent uses, which
include hair and nail salons and retail stores.
Parking
• The Zoning Ordinance requires a minimum of 1 parking space per 250 square feet for general
commercial/retail uses. The 1,400 square feet would require a total of 6 parking stalls.
• The subject property has a total of 46 unassigned parking spaces available for the business,
including 29 shared parking stalls at the front of the building and 17 dedicated stalls for overflow
and employee parking behind the building.
• Based on the site and the overall number of parking stalls for the shopping center, as well as the
proposed use, staff believes the existing site will have sufficient parking to accommodate the
proposed use.
• Other Indian grocery uses have not created parking issues in the past, to staff knowledge.
Figure 2: Buffalo Grove Shoppes Shopping Center
Page 47 of 64
Page 3 of 4
Departmental Reviews
Village Department Comments
Building The Building Division has reviewed the plans and does not have any
concerns.
Health The Health Division has reviewed the plans and does not have any
concerns with the proposed use.
STANDARDS
Special Use Criteria
Pursuant to the Zoning Ordinance, 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’s response to the standards is attached.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified by mail 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 timeframes. As of the date of this staff report, one
general inquiry has been received regarding the requested Special Use.
STAFF RECOMMENDATION
Staff recommends approval of the Special Use for a Supermarket and Food Store at 21 N Buffalo Grove
Road, subject to the conditions listed in the PZC motion, due to the use's complementary nature with
other businesses in the building and adequate parking availability.
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ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the Special Use request for a Supermarket and Food Store at 21 N Buffalo Grove Road. The
PZC shall make a recommendation to the Village Board regarding the requested Special Use.
Suggested PZC Motion
The PZC moves 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 following conditions:
1. The Supermarket and Food store 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 Malabar Express BG Inc. to operate a Supermarket and Food Store
at 21 N Buffalo Grove Road, which shall not run with the land.
3. The Special Use granted to the Malabar Express BG 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.
ATTACHMENTS
• Petitioner’s Business Description
• Petitioner’s Response to the Special Use Standards
• Tenant Space Floor Plan
• Site Plan & Parking Analysis
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Project Plan: MALABAR EXPRESS, 21 N Buffalo Grove Rd, Buffalo
Grove, IL 60089
We are Malabar Foods, currently located at 911 Greenwood Rd, Glenview and we are into
catering business for more than 20 plus years. We also have Indian groceries store which is
located at 909 Greenwood Rd, Glenview next door to our catering business.
We are planning to expand our business by starting an Indian Groceries and Carryout store at 21
N Buffalo Grove Rd, Buffalo Grove, IL 60089, by the name Malabar Express. All carryout food will
be prepared at Glenview location, packed, temperature maintained and then transported to
Buffalo Grove location where it will be maintained under warmer for daily customer pickup. Any
unsold carryout’s will be moved to cooler with the production date labeled. Any item for which
shelf life is one day, will be disposed.
Similar business plan has been approved and work is in progress at 23, W Grand Ave,
Bensenville. Below is the point of contact from Dupage County Health Department in case if
there is any questions.
Steve Corrigan, LEHP, REHS/RS
Plan Reviewer
Environmental Health Services
Note: We will be using our food truck / warmers for transporting food from Glenview location to
Buffalo Grove to make sure food is stored at right temperature before it goes into Buffalo Grove
store warmers.
Corporation Name: MALABAR EXPRESS BG INC
Owners,
1. Rahul Sarojaksha Kurup (Ph: +1 224 399 7101)
2. Mathews Tobin Thomas (Ph: +1 773 512 4373)
Malabar Express at Buffalo Grove will primarily focus on Indian groceries. Also included are:
• Frozen Section: Packed vegetables, seafood, processed meat, packed sea food products,
snacks and related frozen items.
• Fresh Meat: A meat section where customers can buy fresh chicken, pork, mutton, baby
goat, beef, fish products. This will be handled by professional meat cutter.
• Indian Snacks: Daily prepared snacks from our Glenview location available for Buffalo
Grove customer for daily carryout pickup. Shelf life for snacks is one day, any unsold item
will be disposed and won’t be going to cooler.
• Carryout Food: Indian food prepared at our Glenview location available for customers on
daily basis for carryout pickup.
• Others: Fresh vegetables, eggs, milk, bread, banana and other daily produce
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Target Audience:
• Indian expatriates, South Asian communities, and people interested in Indian cuisine.
• Restaurants, caterers, and foodservice businesses.
Operational Plan:
• Store layout – No change to plumping, electrical work or general modification
• Staffing – 2 staff, front desk and meat cutter to start with. Meat cutter will be a helper at
the store as well till the business is established and we can add another team member.
• Hours of operation – 11 AM – 8 PM daily
• The store comes with below as part of the contract,
o GDM-72F-LD, True’s glass three door freezer – two quantities
o True T-35-HC 39 1/2" Two Section Reach In Refrigerator, (2) Left/Right Hinge Solid
Doors, 115v
o Beverage-Air FB49HC-1S 52" Vista® Two Section Reach In Freezer, (2) Left/Right
Hinge Solid Doors, 115v
We are planning to bring in below items which will be making use of the existing
electrical outlet
o 1 number, True GDM-69-HC-LD 78 1/8" GDM Series Three Section Glass Door
Merchandiser - (3) Sliding Doors or similar – Brand could change, reference
model
o 1 number, GDM-72F-LD, True’s glass two door freezer or similar - Brand could
change, reference model (https://www.katom.com/598-GDM45BK.html)
o 1 number, 6 feet meat display cooler. Reference Model
(https://www.katom.com/367-SCCDS356LED.html)
o 1 number, Self Service Countertop Heated Display Case. Reference Model
(https://www.katom.com/175-HFM48.html)
o 1 number, Self Service Countertop Heated Holding Shelf. Reference Model
(https://www.katom.com/219-HHS5132039.html)
o 1 number, commercial electric meat bandsaw. Reference Model
(https://www.katom.com/248-SKGE.html)
o 1 number, Commercial Glass Top Freezer or Refrigerator
(https://www.katom.com/161-CFC836Q0WG.html)
Food Storage:
• Temperature Control:
o Store perishable items (dairy, meats, frozen foods) at the required temperatures.
Refrigerators will maintain a temperature between 34°F to 40°F (1°C to 4°C), and
freezers will be kept at 0°F (-18°C) or below.
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o Non-perishable items (e.g., grains, spices, snacks) will be stored in a cool, dry
place, away from direct sunlight, and at a temperature between 50°F to 70°F
(10°C to 21°C).
• FIFO (First In, First Out): We will follow FIFO inventory method to ensure that older stock
is sold first, reducing the chances of expired products being sold.
Cross-Contamination Prevention:
• Store raw and cooked foods separately. Use of different containers and surfaces for
handling raw meats, seafood, and fresh produce.
• Separate storage areas for items such as spices, grains, and fresh produce from meat,
poultry, or seafood sections.
• Clean and sanitize surfaces and equipment that come into contact with food regularly.
• Ensure that food packaging is intact and free from any physical contamination (e.g.,
punctures, tears, or leaks).
Food Handling Training for Employees
• Training Requirements:
o All employees will undergo food safety training (e.g., ServSafe or equivalent)
before starting work.
o Regular refresher courses and updates on food safety protocols should be
conducted to keep employees informed of best practices.
Conclusion
Launching an Indian grocery store requires thoughtful planning, attention to market demands,
and a focus on providing exceptional products and customer service. By following above project
plan, we are confident to be successful and a sustainable grocery store that serves the needs of
Buffalo Grove community while growing over time.
Please let me know if you’d like additional details on any section!
To make the business plan work, we request your review, approval and guidance to take this
opportunity to success.
Point of Contact,
Rahul S Kurup
384 Chicory Ln, Buffalo Grove
224 399 7101
Partner – Malabar Groceries and Catering LLC
malabar4you@gmail.com
Additional POC,
Jayson Thomas
847 708 5819
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VILLAGE OF
BUFFALO GROVE
During your testimony at the Public Hearing, you need to testify and present your case for the Special
Use being requested. In doing so, you need to address the six (6) Special Use Standards listed below:
SPECIAL USE STANDARDS
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;
Response:
The proposed special use for an Indian grocery store at the subject property will serve the public
convenience by offering culturally specific food products and household items that are currently
limited or unavailable within close proximity. This will provide a valuable resource for the local
community, especially for residents seeking authentic Indian ingredients and goods without
needing to travel long distances.
The establishment, maintenance, and operation of the grocery store will not be detrimental to or
endanger public health, safety, morals, comfort, or general welfare. The business will operate in
full compliance with all applicable health, safety, and zoning regulations. By enhancing access to
diverse food options and supporting the daily needs of residents, the store will contribute
positively to the neighborhood and promote cultural inclusion.
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;
Response:
The proposed Indian grocery store will occupy 1,373 square feet (including walls), a modest
footprint that aligns well with the character and scale of the surrounding commercial uses. The
nature and intensity of the operation will be limited to retail sales of grocery items, produce, and
household goods, generating a manageable level of foot traffic without creating congestion or
disturbances.
The subject property provides ample parking, with 29 shared spaces for the building complex,
including designated employee parking located at the rear of the building which could also be
considered as additional parking i.e. 17 parking spaces. This ensures convenient and sufficient
parking availability for customers and staff at all times.
The site benefits from direct access to public streets, allowing for smooth traffic flow and
accessibility. The business is located within a commercially zoned district, and its use is in
harmony with the orderly development of the area. The grocery store will enhance the mix of
retail offerings in the district, meeting the needs of the local community while maintaining
compatibility with neighboring properties.
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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;
Response:
The proposed special use for an Indian grocery store will not be injurious to the use and
enjoyment of nearby properties within the zoning district. The nature of the business—a small-
scale retail grocery store—operates during standard business hours, generates minimal noise,
and does not involve any industrial or high-impact activities.
All deliveries and operations will be conducted in a manner that respects neighboring businesses
and properties, with designated loading areas at the back of the building and parking
arrangements that prevent disruption or traffic overflow. The store will maintain a clean, well-
kept appearance that contributes positively to the surrounding environment.
Furthermore, the establishment of the grocery store is not expected to substantially diminish or
impair property values in the neighborhood. On the contrary, the addition of a culturally diverse
retail option may enhance the area’s appeal, increase foot traffic for surrounding businesses, and
support the vibrancy and economic health of the commercial district.
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 building housing the proposed Indian grocery store will not
impede, hinder, or discourage the development or use of adjacent land and buildings. The store
will occupy 1,373 square feet within an existing commercial building that is appropriately zoned
for such use.
The business will operate within the established footprint of the structure, with no exterior
modifications or expansions that would impact neighboring properties. All store activities,
including loading and customer access, will occur within the existing building layout and
designated parking areas, ensuring minimal disruption to the surrounding area.
The grocery store’s presence will be fully compatible with the ongoing development and
intended uses of adjacent properties, supporting the commercial vitality of the district and
contributing to a balanced mix of services for the community.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
Response:
The subject property is located within an established commercial development and is already
served by adequate utilities, including water, sewer, electricity, and waste disposal services.
There is direct access to public roads, with clearly marked entry and exit points that allow for
safe and efficient traffic flow. The site is also equipped with adequate drainage systems to
manage stormwater in accordance with municipal requirements.
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All necessary infrastructure and facilities are in place or will be maintained to ensure continued
compliance with applicable codes and to support the safe and effective operation of the Indian
grocery store.
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 parking accommodations for the proposed Indian grocery store are adequate in size and
number to support the intended use. The subject property benefits from 29 shared parking
spaces within the building complex, along with an additional 17 parking spaces located at the
rear of the building, ensuring sufficient capacity for both customers and employees.
The parking areas are properly located on-site and set back from any residential properties.
The entrance and exit driveways are designed for safe vehicle movement, with clear visibility and
signage to prevent traffic hazards. The layout is intended to minimize congestion on adjacent
public streets and ensure smooth, non-disruptive traffic flow both within and around the site.
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Traffic Study / Parking Analysis
The proposed Indian grocery store will occupy 1,373 square feet including walls, located within
an existing commercial building with established infrastructure and vehicle access. The scale and
nature of the business—focused on the retail sale of groceries, spices, produce, and household
goods—will generate moderate customer traffic, consistent with similar retail operations in the
district.
Customer Volume: We anticipate an average of 30 to 40 customers per day, with peak times occurring during evenings and weekends. This volume will be evenly distributed throughout the
day, helping to avoid congestion or high-traf�ic surges. Visit durations are expected to be relatively short, typically ranging from 15 to 30 minutes.
Parking Availability:
• 29 shared parking spaces are available for the building complex, providing ample
capacity for customers and employees.
• An additional 17 dedicated spaces are available at the rear of the building, offering
overflow and employee parking.
• Parking areas are properly located and screened from residential areas to minimize
impact and preserve neighborhood character.
Access & Traffic Flow:
• The site has direct access to public streets with safe and clearly marked entrance and
exit points.
• Driveways and internal circulation are designed to prevent traffic hazards, minimize
congestion, and ensure smooth vehicle movement.
• The parking layout complies with local zoning and safety standards, supporting
both vehicular and pedestrian access efficiently.
In conclusion, the available parking and site access are adequate to support the intended
use without creating a burden on surrounding infrastructure or adjacent properties.
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AGENDA ITEM SUMMARY
PLANNING AND ZONING COMMISSION
Regular Meeting: May 7, 2025
AGENDA ITEM 3.B.
Approval of Draft Minutes from the March 5, 2025 Planning and Zoning Commission
Meeting
Contacts
Liaison: Trustee Weidenfeld
Staff: Kelly Purvis
Staff Recommendation
Staff recommends approval.
Recommended Motion
I move to approve the draft minutes from the March 5, 2025 Planning and Zoning Commission
Meeting
Summary
File Attachments
1. 25-0305 - PZC Minutes
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