2025-11-03 - Ordinance 2025-121 - AMEND COMP ZONING ORD & APPRV A SPECIAL USE FOR RES PUD, PRELIMINARY PLAN, AND PLAT OF SUB W/VARITIONS TO VBG SIGN, DEV & ZONING ORDS Prairie View Towns 23023 N First St, 23008 N Main St, 16704 W Hwy 22, and 16606 W*,
\ 1t-..'n
BUFEAI.O
GRPVE
oRDTNANCE 2025-121
AN ORDINANCE AMENDING THE COMPREHENSIVE
ZONING ORDINANCE AND APPROVING A SPECIAL
USE FOR A RESIDENTIAL PLANNED UNIT
DEVELOPMENT, A PRELIMINARY PLAN, AND A PLAT
OF SUBDIVISION WITH VARITIONS TO THE VILLAGE
OF BUFFALO CROVE SIGN, DEVELOPMENT AND
ZONING ORDINANCES
WHEREAS 23023 N. First Street, 23OO8 N. lvain Street, l67O4W. Highway 22,
and 16506 W. Highway 22, Prairie View, lL ("Property"), ls approximately ll.2o-acres
and is improved with three buildings that were formerly used in connection with the
operations of the Fiore Nursery & Landscape Supply company and is hereinafter
legally described in Exhibit A; and
WHEREAS the Property was annexed to the Village of Buffalo Crove by
Ordinance No.2025 - _ pursuant to a written Annexation Agreement dated _,
2025 and approved by the Village by Ordinance No. 2025 - _ ("Annexation
Agreement"); and
WHEREAS Pulte Home Company, LLC ("petitioner") proposes to construct a
9O-unit townhome development on the Property and has applied for a Zoning Map
Amendment, a Special Use for a Residential Planned Unit Development, a Plat of
Subdivision, and approval of a Preliminary Plan with the following Variations f rom
the Village Sign, Development and Zoning Ordinances:
a. A variation to Sect;on 14.2O.O1O of the Sign Ordinance allowing the
temporary entrance billboards at Main Street and Half Day Road to exceed
the 8-foot maximum width and the overall sign area of 54 square feet; and
b. A variation to Section l4.l5.OlO to allow two residential development signs
to exceed the S-foot height limitation and be placed within the required
setback area; and
c. Variations to Section 17.4O.O5O of the Zoning Ordinance decreasing the
minimum front, corner side, and rear yard setbacks as depicted on the
Preliminary Plat of Subdivision; and
d. A variation to Section ]7.28.050 of the Zoning Ordinance reducing the
minimum building separations (side to side) f rom 24 feet to 14 feet and
from (side to rea0 40 feet to 32 feet; and
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Prairie View Towns
23023 N. First Street,23OOB N. Main Street,
157o4V/. Highway 22, and 16606 W. Highway 22,
Prairie Mew, lL
WHEREAS the Village of Buffalo Crove is a Home Rule Unit pursuant to the
lllinois Constitution of '1970; and
e. A variation to Section ]7.28.O5O of the Zoning Ordinance reducing the
setback from the PUD boundary to buildings 4-6, ]8, and 2l to less than
twice the height of the buildings, where the Property abuts properties
zoned for or used for single family residential use as depicted on the
Preliminary Plan; and
f. A variation to Section l5.5O.O7O.D. of the Development Ordinance to allow
for right-of-way dedication of less than 50 feet for the proposed public
street along First Street and the east end ofthe proposed public road near
Main Street, where the developer does not control property on both sides
of the right-of-way, as depicted on the Preliminary Plat of Subdivision; and
g. A variation to Section ]6.5O.O7O.D. of the Development Ordinance to allow
First Street to taper to less than the standard width to match the exlsting
First Street pavement in the Vernon Township right-of-way and
h. A variation to Section ]6.5O.O7O.D. of the Development Ordinance to
decrease the minimum grade of streets as depicted on the Preliminary
Engineering Plan; and
i. A variation to Section ]5.5O.O7O.D. of the Development Ordinance to
increase the street width f rom 24 feet face-of-curb to face-of-curb to 27 feet
face-of-curb to face-of-curb; andj. A variation to Section ,l6.50.150.8.5. to waive the requirement for concrete
curb and gutter or concrete barrier curb around the perimeter of the
parking lot east of building 21, as depicted on the Preliminary Engineering
Plan; and
k. A variation to Section ]5.3O.O3O.F and Section 16.50.080.4 to waive the
requirement for sidewalks on both sides of public and prlvate streets for
First Street and to allow sidewalks without parkway between the back of
curb and the property line as depicted on the Preliminary Engineering
Plans; and
WHEREAS notice of public hearing for a Zoning Map Amendment, a Special
Use for a Planned Unit Development, a PIat of Subdivision, and Preliminary Plan with
Sign, Development and Zoning Variations has been given and a public hearing was
held on October 22,2025, before the Village of Buffalo Crove Planning & Zoning
Commission; and
WHEREAS the Planning & Zoning Commission voted 6 to O to recommend
approval of the Zoning Map Amendment to zone the property R-9 Multi-Family
District, the Special Use for a Residential Planned Unit Development, the Plat of
Subdivision and the Preliminary PIan with Sign, Development and Zoning Ordinance
Variations, as set forth in the draft meeting minutes attached hereto as Exhibit C;
and
WHEREAS the President and Village Board of Trustees, after due and careful
consideration have concluded that the requests are reasonable and will serve the
best interests of the Village.
NOW THEREFORE BE lT ORDAINED by the President and Board of Trustees of the
Village of Buffalo C rove, Cook and Lake Counties, lllinois, as follows:
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SECTION I. The foregoing recitals are hereby adopted and incorporated and made a
part of this Ordinance as if fully set fonh herein.
SECTION 2. The Corporate Authorities hereby adopt a proper, valid, and binding
ordinance approving a Zoning Map Amendment to the R9 Multiple-Family Residential
District. The Comprehensive Zoning Ordlnance of the Village of Buffalo Crove, Cook
and Lake Counties, lllinois as amended and the Village's Off icial Zoning Map is hereby
amended to reflect the zoning district for the Property. A Special Use for a Residential
Planned Unit Development, Plat of Subdivision and Preliminary plan approval with
Variations to the Sign, Development and Zoning Ordinances is granted for the
Property subject to the following conditions:
'1. The proposed project shall be developed in substantial conformance with the
plans attached as Exhibit B.
2. Cuest off-street parking (not garage or driveway) east of Building 2t shall be
limited to one row of parking as illustrated on the revised Preliminary PUD
Plan/Site Plan.
3. All plans shall be revised to reflect the parking lot layout shown on the
Preliminary PUD Plan/Site Plan prior to approval of Final Engineering.
4. The Final Engineering plans shall be submitted in a manner acceptable to the
Village.
5. The Final Plat of Subdivision shall be revised in a manner acceptable to the
Village.
6. The Final Landscaping Plan shall be submitted in a manner acceptable to the
Village Forester.
7. HOA declarations shall be submitted in a manner acceptable to the Village
Attorney prior to approval of final engineering.
8. The declarations shall indicate that certain private streets and/or alleys will
remain private with the maintenance responsibility of the association in a
manner acceptable to the village.
9. Developer shall work with Village staff to revise the rear building elevations in a
manner acceptable to the Village. The final architectural plans and elevations
(including colors and materials) shall substantially conform to the colored
building elevations in the plan set. Prior to the issuance of the first building
permit for a residential unit/building, the developer shall prepare and submit a
final architectural package that shall be reviewed and approved bythe Village.
lO. Townhome units with a habitable attic shown on the floor plans shall conform
to the requirements of section R325.6 of the 2Ol8 lRC.
ll. The landscaping on the site shall be maintained in substantial compliance with
the final landscape plan in perpetuity.
)2. The Village may limit on-street parking to one side of the roadway as depicted
on the parking exhibit in the plan set.
13. Developer shall extend the water main east across the Canadian National
Railroad in accordance with Section 3Od. of the Annexation Agreement.
14. The developer shall coordinate with and receive approval from other
governmental agencies as appropriate.
15. Developer agrees to make cash contributions to the Village for conveyance to
School Districts lO3 and ]25 according to the criteria of Title 19 and the Lake
County and Buffalo Crove Sewage Disposal Agreement.
SECTION 4. lf an y section, paragraph, clause or provision of this Ordinance shall be
held invalid, the invalidity thereof shall not affect any other provision of this
Ordinance.
SECIION 5. This Ordinance shall be in full force and effect from and after its passage
and approval and shall not be codified
PROVED
Janet irabian, Village Clerk Eric N. Smit llage President
AYES:
NAYES:
ABSENT:
PASSED:
APPROVED:
PUBLISHED
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SECTION 3. Development and use of the Property shall be in compliance with the
Annexation Agreement and in accordance with the plan set attached as Exhibit B.
Unless otherwise expressly provided for in the Annexation Agreement, or otherwise
expressly approved by the Village Board, the Property shall be subject to and
maintained in accordance with Buffalo Crove Municipal Code. While the Annexation
Agreement shall be effective upon its execution, the zoning relief granted as set forth
in paragraph 4 and the plans set forth in paragraph 5 of the Annexation Agreement
shall be null and void if the Agreement is not recorded within one year of the date of
the approval of the Agreement
5 - Johnson. Richards. Cesario. Ottenheimer. Bocek. Weidenfeld
O - None
O - None
November 3. 2025
November 3. 2025
November 5. 2025
ATTEST:
?.a-..:I.ll\.S;1,,^.-
SUUECT PROPERTY COMMON ADDRESS: 23023 N. First Street, 23008 N. Main Street, 16704 W
Highway 22, and 16606 W Highway 22, Prairie VieW lL 60069.
PERMANENT INDEX NO.: 15- 16-307-006
15_16_300_022
15-21- 100-047
15-21-100-049
15-21-100-004
THE PART OF LOT 33 OF SCHOOL TRUSTEE'S SUBDIVISION OF SECTION 16 AND OF THE EAST HALF
OF THE NORTHWEST QUARTER OF SECTION 21, ALL IN TOWNSHIP 43 NORTH, RANGE 11, EAST OF
THE 3RD P.M., DESCRIBED AS FOLLOWS; COMMENCING ATTHE SOUTHEAST CORNER OF SAID LOT
33 OF SAID SCHOOLTRUSTEE'5 SUBDIVISION (BEING THE SOUTH EAST CORNER OF THE SOUTH
WEST QUARTER OF SECTION 16); THENCE WEST ALONG THE SOUTH LtNE OF SAtD LOT 33, 144.5
FEET TO THE WEST LINE OF LANDS OF THE WISCONSIN CENTRAL RAILROAD TO THE PLACE OF
BEGINNING OF THE PREIVIISES HEREIN INTENDED TO BE DESCRIBED; THENCE NORTH 21 % DEGREES
WEST ALONG SAID RAILROAO LANDS 65.4 FEEI THENCE WEST ALONG AN OLD FENCE LINE 211.3
FEET TO THE EAST LINE OF LOT 7 , BLOCK 1, IN A.G. MAETHER's SUBDIVISION, A SUBDIVISION OF
PART OF SAID LOT 33 OF SCHOOL TRUSTEE'S SUBDIVISION HEREIN DESCRIBED; THENCE SOUTH
ALONG THE EAST LINE OF LOTS 7 AND 8, BLOCK 1, A.G. MAETHER'S SUBDIVISION, AND SAID LINE
EXTENDED 134.2 FEET TO A POINT WHICH IS 73.2 FEET SOUTH OF THE NORTH LINE OF SAID
SECTION 21; THENCE EAST PARALLEL TO SAID NORTH LINE OF SAID NORTH WEST QUARTER 267
FEET, MORE OR 1E55, TO A POINT ON THE WEST LINE OF LANDS OF THE WISCONSIN CENTRAL
RAILWAY WHICH IS 82.8 FEET SOUTH FROM THE INTERSECTION OF THE NORTHLINE OF THE EAST
HALF OF THE NORTH WEST QUARTER OF SECTION 21; THENCE NORTH WESTERLY ALONG THE
WESTERLY LINE OF THE RIGHT OF WAY OF THE WISCONSIN CENTRAL RAILWAY COMPANY TO THE
PLACE OF BEGINNING, IN LAKE COUNTY, ILLINOIS.
PARCEL 2
THE PART OF THE EAST % OF THE NORTHWEST % OF SECTION 21, TOWNSHIP 43 NORTH, RANGE 11,
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRTBED AS FOLLOWS: TO-W|T- COMMENCTNG AT THE
NORTHWEST CORNER OF SAID HALF QUARTER SECTION, THENCE SOUTH ALONG THE WEST LINE OF
SAID HALF QUARTER SECTION,480.2 FEET TO THE CENTER OF THE LAKE ZURICH ROAD (STATE ROAD
NO. 22), THENCE EASTERLY ALONG THE CENTER OF SAID ROAD FOR A OISTANCE OF 491.3 FEEI
THENCE NORTHERLY 495.3 FEET TO A POINT IN THE NORTH LINE OF SAID EAST % OF THE
NORTHWEST %, WHICH IS 491.2 FEET EAST OF THE NORTHWEST CORNER OF SAID EAST % OF THE
NORTHWEST %, THENCE WEST ON SAID NORTH LINE TO THE PLACE OF BEGINNING, EXCEPTING
THEREFROM THAT PART FALLING WITHIN ILLINOIS STATE ROUTE 22, ALL IN LAKE COUNry ILLINOIS,
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EXHIBIT A
TEGAT OESCRIPTION
PARCELS 1& 5:
PARCEL 4:
LOTS 6, 7 AND 8 IN BLOCK 1 IN MAETHR'S SUBDIVISION OF PART OF THE SOUTH % OF THE
SOUTHEAST % OF SECTION 16, TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JUNE 30, 1925 A5 DOCUMENT 260397
tN BOOK "M" OF PLATS PAGE 107 tN LAKE COUNry tLLtNO|S.
Approximately 11.18 acres
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PARCEL 3:
THAT PART OF THE EAST % OF THE NORTHWEST % OF SECTION 21, TOWNSHIP 43 NORTH, RANGE
11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING ON THE NORTH
LINE OF SAID EAST % OF THE NORTHWEST % OF SECTION21 AT A POINT 379.7 FEET WEsT FROM
THE NORTHEAST CORNER THEREOF THENCE WEST ALONG SAID NORTH LINE 453.7 FEET TO A
POINT WHICH 15 491.2 FEET EAST OF THE NORTHWEST CORNER OF THE EAST % OF THE
NORTHWEST % OF SECTION 21, THENCE SOUTH 495.3 FEET TO A POINT IN THE CENTER OF LAKE
ZURICH ROAD (STATE ROAD 22) SAID POINT BEING 491.3 FEET FROM THE WEST LINE OF SAID
NORTHWEST % (AS MEASURED ALONG THE CENTER LINE OF SAID ROAD) THENCE EASTERLY ALONG
THE CENTER OF SAID ROAD 524.8 FEET TO A POINT WHICH IS 308.4 FEET WEST FROM THE
INTERSECTION OF THE CENTER LINE OF PAVEMENT OF THE LAKE ZURICH ROAD AND THE EAST LINE
OF SAID EAST % OF THE NORTHWEST % OF SECTION 21 THENCE NORTHERLY 438.4 FEET TO A POINT
WHICH IS 73.2 FEET SOUTH FROM THE NORTH LINE AND 299.4 FEET WEST FROM THE EAST LINE OF
SAID EAST % OF THE NORTHWEST % OF SECTION 21 THENCE WEST PARALLEL TO SAID NORTH LINE
80.3 FEET THENCE NORTH AT RIGHT ANGLES TO SAID NORTH LINE 73.2 FEET TO THE PLACE OF
BEGINNING, EXCEPTING THEREFROM THAT PART FALLING WITHIN ILLINOIS STATE ROUTE 22, ALL IN
LAKE COUNTY tLLtNOtS.
EXHIBIT B
PTAN SET
PRAIRIE VIEW TOWNS
23023 N. First Street,23008 N. Main Street, 15704 W. Highway 22,
and 16606 W. Highway 22, Prairie VieW lL 60059
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EXHIBIT C
DRAFT MINUTES FROM (TTOBER 22, 2025, PI,ANNING AND ZONING COMMISSION MEEflNG
PRAIRI€ VIEW TOWNS
23023 N. First Street, 23008 N. Main Street, 76704W. Highway 22,
and 15606 W. Highway 22, Prairie View lL 60069
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