2025-07-16 - Planning and Zoning Commission - Agenda Packet
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AGENDA
PLANNING AND ZONING
COMMISSION
Regular Meeting: July 16, 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 Fence Code variation, Section 15.20, to replace the existing fence
with a 6-foot privacy fence exceeding the height limit in the rear yard along Fremont
Way, and a 5-foot privacy fence in the corner side yard along Providence Lane at 957
Bedford Ct. (Trustee Ottenheimer, Andrew Binder)
B. Consideration of a variation to Village Zoning Ordinance, Section 17.40 pertaining to
the Residential Districts, for the purpose of constructing a three-season room that
would encroach into the rear yard setback at 421 Arbor Gate Lane (Trustee
Ottenheimer, Andrew Binder)
C. Consideration of an amendment to the Planned Development Ordinance 1982-021
to allow a Special Use for a restaurant with dancing, entertainment, and amusement
uses, along with a parking variation and updates to the signage criteria for the
Strathmore Square Shopping Center located at 1202 -1300 Dundee Road (Trustee
Ottenheimer, Andrew Binder)
3. Regular Meeting
A. Other Matters for Discussion
B. Approval of Draft Minutes from the July 2, 2025 Planning & 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
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comments regarding issues that are relevant to Planning and Zoning Commission
business and not on the regular agenda for discussion.
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: July 16, 2025
AGENDA ITEM 2.A.
Consideration of a Fence Code variation, Section 15.20, to replace the existing fence
with a 6-foot privacy fence exceeding the height limit in the rear yard along Fremont
Way, and a 5-foot privacy fence in the corner side yard along Providence Lane at 957
Bedford Ct.
Contacts
Liaison: Trustee Ottenheimer
Staff: Andrew Binder
Staff Recommendation
Staff recommends approval.
Recommended Motion
The PZC moves to grant variations to the Buffalo Grove Fence Section 15.20, to remove and
replace an existing fence with a 6-foot privacy fence in the rear yard along Fremont Way and
for a 5-foot privacy fence located in the corner side yard along Providence Lane, at 957 Bedford
Ct, provided the fence shall be installed in accordance with the documents and plans submitted
as part of this petition.
Summary
The Petitioner plans to replace the current fence with a 6-foot privacy fence, which exceeds the
allowable height for a fence in the rear yard along Fremont Way, and also proposes a 5-foot
privacy fence in the corner side yard along Providence Lane at 957 Bedford Ct.
File Attachments
1. 957 Bedford Ct - Staff Report
2. 957 Bedford Ct - Plan Set
3. 1994-04-14 PZC Case File
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Meeting Date: July 16, 2025
Subject Property
Location: 957 Bedford Ct, Buffalo Grove, IL 60089
Petitioner: Jitan Arora & Pratibha Sawhney, 957 Bedford Ct, Buffalo Grove, IL 60089
Prepared By: Andrew Binder, Associate Planner
Request:
The petitioner seeks a Fence Code variation, Section 15.20, to remove and replace
an existing fence with a 6-foot privacy fence that exceeds the allowable height for
a fence in the rear yard along Fremont Way and for a 5-foot privacy fence located
in the corner side yard along Providence Lane, at 957 Bedford Ct.
Existing Lane Use and
Zoning: The property is improved with a single-family home currently zoned R-9A.
Comprehensive Plan: The Village Comprehensive Plan calls for this property to be single-family,
detached.
PROJECT BACKGROUND
The Petitioner is proposing to replace an
existing fence with a 6-foot privacy fence that
exceeds the allowable height for a fence in the
rear yard along Fremont Way and for a 5-foot
privacy fence located in the corner side yard
along Providence Lane, at 957 Bedford Ct, as
shown in red in Figure 1.₮
PLANNING & ZONING ANALYSIS
• The subject property is a corner lot with
frontage on three roads: Bedford Court,
Providence Lane, and Fremont Way. A 5-foot
privacy fence that transitions to a 6-foot
privacy fence is currently in place along a portion of the property adjacent to Providence Lane, and a
6-foot privacy fence is currently in place along Fremont Way.
• In 1994, the property was approved for a fence variation for the existing fence that encroached within
the corner side yard. The Village’s Code requires that if a fence, for which a variation is granted, is
removed or replaced by more than 50%, the new fence must comply with the Village’s current fence
code or request a new variation.
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
Providence Ln
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Figure 1: Subject Property
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• The replacement fence requires variations because both the 5-foot portion in the corner side yard and
the 6-foot portion in the rear yard are required to be of an open or semi-privacy style fence.
• The variations requested are largely due to the uniqueness of the property, as it fronts three roads. As
the Petitioner mentioned in their submittal, the current and proposed fence layout and style help
maintain security and privacy for the rear yard of the property.
• The proposed fence will be constructed out of vinyl and will align with the adjacent properties to the
south along Freemont Way. The proposed fence meets all other fence code requirements.
• Village Staff have 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 intersections of Bedford Court, Providence
Lane, and Fremont Way. 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 corner lots provided they maintain a minimum
of four feet from the property line. Such fences must be of an open or a shadowbox style.
2. A fence variation from Section 15.20.090.C of the Buffalo Grove fence code, which states that
Fencing material that is over five feet in height shall be of a design that is open so as to allow
visibility perpendicular or tangentially through the fence when moving along a plane parallel to
the fence, including but not by way of limitation, board on board fencing; shadow box fencing;
picket fencing or any other style of fencing that allows open visibility through the fencing material.
DEPARTMENTAL REVIEWS
Village Department Comments
Building The Village building team reviewed the plans and does not have any concerns.
STANDARDS
Figure 2: Existing Fence (Source: Google Street View)
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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.
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 two general inquiries regarding the requested variations.
STAFF RECOMMENDATION
Staff recommends approval of the fence variation requests for 957 Bedford Ct, 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.
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 variations to the Buffalo Grove Fence Section 15.20, to remove and replace an
existing fence with a 6-foot privacy fence in the rear yard along Fremont Way and for a 5-foot privacy fence
located in the corner side yard along Providence Lane, at 957 Bedford Ct, provided the fence shall be
installed in accordance with the documents and plans submitted as part of this petition.
ATTACHMENTS
• Letter from Petitioner to PZC
• Response to Variation Standards
• Plat of Survey with Proposed Fence
• 1994 PZC Variation Approval Documents
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Jitan Arora & Pratibha Sawhney
957 Bedford Ct
Buffalo Grove, IL 60089
arorajitan@gmail.com
847-909-6379
Date: 06/17/2025
To:
Planning & Zoning Commission
Village of Buffalo Grove
50 Raupp Boulevard
Buffalo Grove, IL 60089
Subject: Fence Variation Request for 957 Bedford Ct, Buffalo Grove
Dear Members of the Planning & Zoning Commission,
I am writing to formally request a variation to replace the existing privacy fence at my residence
located at 957 Bedford Ct. I currently have a 6-foot wooden privacy fence that was previously
approved through a variance. I am seeking to replace it with a new 6-foot vinyl privacy fence,
using the same dimensions and layout as the existing one.
As the homeowner of a corner lot, I understand that zoning regulations typically limit the use of
full-height privacy fences along street-facing yards. However, the existing fence has been in
place for many years without issue, and it plays a vital role in maintaining both privacy and
security for my family. My backyard directly borders a public sidewalk, and my young daughter
frequently plays in the yard. Reducing the fence height or using a more open design would pose
a real safety concern and significantly reduce the usable, private space for our family.
The current wooden fence is deteriorating rapidly—many planks are broken or falling off, and it
requires frequent maintenance. The proposed vinyl fence will not change the location, height, or
visibility lines, but will enhance durability, safety, and overall aesthetics of the property. This
replacement will blend in with the character of the neighborhood and mirror the look of other
fences nearby.
In summary, I am not requesting to expand or alter the footprint of the fence. I am simply
requesting approval to replace the aging structure with a higher-quality material, while
maintaining the same form, to ensure continued privacy, safety, and value for our home—given
the unique challenges of owning a corner lot.
Thank you for your time and consideration of this request. I welcome the opportunity to answer
any questions during the upcoming hearing and appreciate your support.
Sincerely,
Jitan Arora & Pratibha Sawhney
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VILLAGE OF
BUFFALO GROVE
During your testimony at the Public Hearing, you will need to testify and present your case for the
variance by addressing the Variation Standards listed below:
Criteria for Fence Variation.
A. The regulations of this Title shall not be varied unless findings of fact are made based upon evidence
presented at the hearing that:
1. The plight of the owner is due to unique circumstances;
Response:
I’m replacing the existing wooden privacy fence—which was previously approved through a
variance—with a more durable, higher-quality vinyl fence. The fence will follow the exact same
layout and dimensions as the current one, with no changes to height, length, or placement.
As a corner lot homeowner, I’m subject to specific zoning restrictions that limit the height and style
of fences along street-facing sides. However, the existing 6-foot privacy fence has been in place for
years without any concerns, and it provides essential privacy and safety for our family—especially
given that our yard directly borders a public sidewalk.
The current wooden fence is significantly aged and deteriorating. Many of the planks are loose or
damaged, and it requires ongoing maintenance. Replacing it with a modern, low-maintenance vinyl
fence is necessary to preserve the safety, appearance, and value of our property—particularly
without reducing the privacy our family depends on.
2. The proposed variation will not alter the essential character of the neighborhood;
Response:
The proposed fence replacement will maintain the exact same height, location, and layout as the
existing fence, which has been part of the neighborhood for many years. The only change is an
upgrade from aging wood to a cleaner, more durable vinyl material. This upgrade will enhance the
appearance of the property without introducing anything new or out of place.
Several nearby homes also have privacy fences of similar style, so the replacement will remain
consistent with the look and feel of the neighborhood. This change will blend in seamlessly and
preserve the neighborhood’s existing character.
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 any person presently having an interest in
the property;
Response:
As the owner of a corner lot, I’m affected by zoning rules that don’t allow a full 6-foot privacy fence
along the sides facing the street—even though our current fence has been that height for years without
any issues. Lowering the fence or using a more open design would reduce both our privacy and our
sense of safety.
Our backyard borders a public sidewalk, and my 6-year-old daughter often plays there with her friends.
Without the privacy fence, it feels exposed and raises real concerns about her safety.
I’m not changing the fence layout or increasing the height—just replacing the old, worn-out material
with something more durable. The challenge here isn’t something we created; it’s simply a result of
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how the lot is positioned. We’re asking to continue using what’s already worked well for our family and
our neighbors.
4. The proposed variation will not be detrimental to the public health, safety and welfare;
Response:
Replacing the existing fence with a new vinyl fence will actually improve safety and overall appearance.
The current wooden fence is worn out, with loose and deteriorating planks that could pose a hazard.
The new vinyl material will be more secure, lower-maintenance, and longer-lasting.
The layout and height will remain exactly the same, so the replacement will not impact visibility for
pedestrians or vehicles, nor will it interfere with traffic or neighboring properties. Because our home is
on a corner lot, we’ve carefully maintained proper sightlines near sidewalks and intersections. This
replacement will only enhance those conditions, not compromise them.
In short, the proposed variation maintains the existing footprint while improving quality and safety,
making it a positive update for both our family and the neighborhood.
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TO: ZONING BOARD OF APPEALS COMMISSIONERS
FROM: Edward Schar
Deputy Building Commissioner
DATE OF PUBLIC HEARING: Tuesday, May 17, 1994
7:30 P.M. - Council Chambers
Village Hall, 50 Raupp Boulevard
RE: 957 Bedford Court, Sam and Ella Kaykov.
Fence Code, Section 15.20.040, 6' wood fence
Attached please find the documents and exhibits that have
been submitted with the application for the following
variance:
Request is being made by Sam and Ella Kaykov, 957 Bedford
Court, for variance of the Fence Code, Section 15.20.040,
pertaining to Residential Districts, for the purpose of
constructing a six foot (6') wood fence surrounding the
rear yard that would extend past the building ling along
Providence Lane.
Notice of this public hearing was published in the Buffalo
Grove Herald on Tuesday, April 26, 1994.
If you have any questions regarding this matter, please do
not hesitate to contact me.
Sincerely,
nx:TS, Tor the purpose of con-
structing a six foot (6') wood
fence surrounding the rear yard
that would extend past the
building line along Providence
Lane. Legal Description:
Lot 22 in Heritage Place - Unit
Number 1 being a Subdivision
of part of the Southeast Y+ of the
Southeast '/4 of Section 30,
Township 43 North, Range 11,
East of the Third Principal Me-
ridian according to the plat of
said subdivision recorded Appril
14, 1976 as Document NumM..1
1761636, in Book 55 of Plats,
page 50, and corrected by Certi-
ficate of Correction recorded
June 2, 1977 as Document
1840485, and amended by Doc.
ument 1880179, in Lake County,
Illinois. Village of
Buffalo Grove, IL
RICHARD HEINRICH,
Chairman
PChro
upp— M
Od
Ye s
AW. X 1N4 .- I/awlC
Notice of
9-6 e--- Public Hearing
Edward S c h a r Notice is hereby given that the
Zoning Board of Appeals will
Deputy Building Commissioner hold a Public Hearing on Tues-
day ,May 17, 1994 at 7:30 p.m. in
the Council Chambers of the Vil-
lags Hall, 50 Raupp Boulevard.
RequestESSb Is being made by
Sam and Ella Kaykov, 957 Bad-
attachments ford Court, for variance of the
Fence Code. Santinn In 9noan
nx:TS, Tor the purpose of con-
structing a six foot (6') wood
fence surrounding the rear yard
that would extend past the
building line along Providence
Lane. Legal Description:
Lot 22 in Heritage Place - Unit
Number 1 being a Subdivision
of part of the Southeast Y+ of the
Southeast '/4 of Section 30,
Township 43 North, Range 11,
East of the Third Principal Me-
ridian according to the plat of
said subdivision recorded Appril
14, 1976 as Document NumM..1
1761636, in Book 55 of Plats,
page 50, and corrected by Certi-
ficate of Correction recorded
June 2, 1977 as Document
1840485, and amended by Doc.
ument 1880179, in Lake County,
Illinois. Village of
Buffalo Grove, IL
RICHARD HEINRICH,
Chairman
PChro
upp— M
Od
Ye s
AW. X 1N4 .- I/awlC
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OF ^, , BUFFALO GROVE
60089 -2196
1ad-
11dduuj i12
JT t,L . czu y z• APPLICATION FOR VARIATION
LLTECCOT
ZONING BOARD OF APPEALS
APPLICANT /J#M 1 1AXr-e /
705 -459 2530
7ux 70S- 09-7906
ADDRESS YS WIW Cf
PHONE l` JX A,2 --CO S - '
ADDRESS OF SUBJECT PROPERTY %5 75 i 19gJ C-`,
Z ol0V8
PROPERTY IS LOCATED IN THE R ZONING DISTRICT
LEGAL DESCRIPTION OF SUBJECT PROPERTY: 5eQ tU R2at yG J p
SECTION OF ZONING ORDINANCE OR MUNICIPAL CODE FROM WHICH VARIATION IS REQUESTED:
6" z 0Zi®
Applicant must submit a letter stating what the practical difficulties or
particular hardships are in carrying out the SLricL letter of --he Zoning Ordinance
and describing the proposed work or change in use.
A plat of survey or plot plan drawn to scale must be attached hereto and made a
part of this application.
Petitioner must submit proof of ownership such as a deed, title insurance
policy, trust agreement, etc..
I (we) hereby certify that the legal title to the premises being the subject of
this application is vested in 5A-"(1 2yeoy
and that all statements contained in this application are true and correct. I (we)
further understand that any misrepresentation in connection with this matter may
result in a denial of the relief sought., Furthermore, I (we) have attached a list
containing the names from the property owners of all contiguous property if for a
fence variation; of all property owners within five - hundred (500) feet in each direc-
tion of the subject property if for a sign variation; and the property owners of all
the property within two hundred fifty"(250) feet in each direction of the subject
property for all other variations; exclusive of public ways, as such are recorded
in the Office of the Recorder of Deeds of Cook County and /or Lake County.
IGANT
UWNER, ,
Strike out all but applicable designation)
If signed by an agent, a written instrument executed by the owner under oath,
establishing the agency, must accompany this application.
FILING FEES MUST ACCOMPANY THIS APPPLICATION
FEE PAID $ RECEIPT NUMBER /,O DATE '5
Page 13 of 69
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: SAPt .K,gyepi, %-- 6U.0,9- _1„¢yJ,-v
B. Property: q5? - 32e9 ;rk $ G
C. Legal Description: As set forth in Exhibit "A"
attached hereto and made a part hereof.
D. Lot Size: Front: /y 61
Side: goy &AM
Rear:
Side: !bD
1. Characteristics of Lot: Larkal
2. Characteristics of House: Z dS`7
3. Anything distinguishing about ou and lot:
II. CHARACTERISTICS OF THE SURROUNDING AREA
A. Location:
B. Similar Houses and Lots:
C. Similar Variations: f24-6-t L „ J-"
D. Public Rights of Way:
E. Adjacent Lots:
1. Line of Sight:
S P_- £..gv41 &I&Cs el A ,Ja d 5/0"/
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III. VARIATION SOUGHT:
A. Fence Code, Section 15.20.040; Pertaining to Construction -
Location, Height, and Restrictions in Residential Districts
B. Description of Variation: / .1 ,- S'K C4) {"t Go"ek
C. Exhibits Depicting Variation: a.(ttr Y ja;GQk02 "'
1. Survey: Exhibit
2. Letter: Exhibit
r.
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,pla 17,119`i at the Buffalo Grove Village Hall,
50 Raupp Bldd.
B. The applicant,5aw. 4 C-i(C' V %t`est fled at the hearing and
presented documentary evidence.
The reasons for requesting a variation were:
No individuals testified on behalf of the petitioner.
objectors appeared at the hearing. Wa.-X
No written objections were received.
Page 15 of 69
V. FINDINGS: vf C _ 7 vo n.: s- q.res a,G09
A. The Zoning Board of Appeals finds that: The Petitioner met the
a
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
0 'r- 4+
U
C. Conditions, or restrictions imposed: ® &P— v+— .
j rk d
VI. CONCLUSION: Lt Y
According, by a vote of the Buffalo Grove Zoning Board of
Ap als GRANTS the variation to allow the Applicant to:
s nCt, Ui Liaf-
Dated
n'7y
VILLAGE OF BUFFALO GROVE, IL1
ZONING BOARD OF APPEALS
sb
By: Richard Heinrich, Chairman
Page 16 of 69
r
EORGE E.'COLE' NO. 810
LEGAL FORMS
WARRANTY DEED
February, 1985
Joint Tenancy
Statutory (ILLINOIS)
Individual to Individual)
CAUTION: Consul] a rawyer before using a acting unaer this forth. Neither the publisher nor the seller of this form
makes any warranty with respect thereto, including any warranty of merchantability or itness for a particular purpose.
THEGRANTORS, ROBERT M. LAKIN AND JUDITH M.
LAKIN, his wife
ofthe Village of Buffalo Grov(pountycf Lake
State of Illinois _ _ for and in consideration of
TEN AND NO /100 ($10.0 -_ ----- - - -- DOLLARS,
in hand paid,
CONVEY and WARRANT to
SAM KAYKOV AND ELLA KAYKOV, his wife,
10381 Dearlove, No. 21, Glenview, I1. 60025
ZONING BOARD OF APPEALS
EXHIBIT 60
The Above Space For Recorder's Use Or' - - -- --
ari r
NAMES AND ADDRESS OF GHAN1 EES) U }
not in Tenancy in Common, but in JOINT TENANCY, the following described Real Estate situated in th lu I u >o D,IICountyofLakeintheStateofIllinois, to wit
Jill e w I!!ILot22inHeritagePlace - Unit Number 1, being a Subdivision of part u!IgN .j
of the Southeast 1/4 of the Southeast 1/4 of Section 30, Township 43n
North, Range 11, East of the Third Principal Meridian according to Erma
the plat of said subdivision recorded April 14, 1976 as Document `i'WW o :'
Number 1761636, in Book 55 of Plats, page 50, and corrected by
Ceirtificate of Correction recorded June 2, 1977 as Document 1840485,
and amended by Document 1880179, in Lake County, Illinois.
SUBJECT TO: Real estate taxes for the year 1993 and subsequent years;
building lines; public utility easements; and covenants,
conditions and restrictions of record.
hereby releasing and waiving all rights under and by virtue of the Homestead Exemption Laws of the State of
Illinois. TO HAVE AND TO HOLD said premises not in tenancy in common, but in joint tenancy forever.
Permanent Real Estate Index Number(s):
Address(es) of Real Estate: 957 Bedford Court, Buffalo Grove, Ill i
DATED this 28t<h day of _J€ember 193
PLEASE (
SEAL) ZV, L t (r (SEAL)
PRINTOR __
ROBERT M -_ LAKIN
TYPENAME(S) 1
c // SEALBELOW (SEAL)`' -
i . ( )
SIGNATURE(S) JUDITH M. LAKIN
State of Illinois, County of COOK ss. I, the undersigned, a Notary Public in and for
F r, 3fAt d County, in the State aforesaid, DO HEREBY CERTIFY that
eianly 7 fatgTiwt'Zf r /f
N TenyPt<<
BERT M. LAKIN and JUDITH M. LAKIN
1 Al i (7.a»] I f » l rfr tr/ `l / /rlfd rsonally known to me to be the same person __S_ whose names a re subscribed
PRESc going instrument, appeared before me this day in person, and acknowl-
SEAL edged that _l7 -ey signed, sealed and delivered the said instrument as. their
HERE free and voluntary act, for the uses and purposes therein set forth, including the
release and waiver of the right of hy3mestead.
Given under my hand and official seal, this
Commission expires 19-
This instrument was prepared by Robert K. EQ]o:
MAIL TO: C;[ t/
City, Stare ono ZIpJ
OR RECORDER'S OFFICE BOX NO
day r 19—U
n_ rn; I1
60601
SEND SUBSEQUENT TAX BILLS TO:
Sao U
Address)
City, Slate and Zip) Page 17 of 69
a
Ic
TO: Edward Schar
Deputy Building Commissioner
FROM: Richard K. Kuenkler
Village Engineer
DATE: May 4, 1994
SUBJECT: 957 Bedford Court
Line of Sight
Per your request, we have reviewed the proposed fence construction at the
subject location. Village ordinance does not allow encroachments within
twenty feet of the corner property.
Since the curb for Providence Lane is at the property line, no fence can be
permitted beyond the north building line.
Ri hard K. Kuenkler, P.
RKK /jm /L76:LTR94
a
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Page 19 of 69
Sam Kaykov
957 Bedford Ct.
Buffalo Grove, IL 60089
To whom it may concern,
ZONING BOARD OF APPEALS
EXHIBIT _ D
4/12/94
Our family moved into our first house just over four months ago. It's a great house in a
great community, and we love it. The only thing that we didn't like about the house
before we moved in was the position of our backyard. The backyard is located on the
intersection of Fremont Way and Providence Lane, which are two two -way streets. It
took us a couple days to decide to buy the house. Our only doubts were about the
backyard, but since most of the backyards on our block had fences which separated
them from the busy street, we were sure that we would also get one.
When we told our friends of our plans to put up a fence, they responded by telling us
that the highest the fence could be was five feet. We were sure that this information was
incorrect, since all but one of the fenced houses on our street have six foot fences. We
called the village hall just to make sure, but we found out that the information was
correct. The people at the Building & Zoning Department also told us that we could
get a variance if we had a good enough reason. We have more than one good reason.
As I have mentioned before, our backyard is located on the intersection of two streets.
Many people who ride and walk on these streets every day will be able to see what is
going on in our backyard even if we have five foot fence. Although we have nothing to
hide, we would appreciate some privacy. We also have a dog who is a large German
Shepherd - Siberian Husky mix. Although he is only a puppy now, adult German
Shepherds have been known to jump over objects higher than five feet. We would like
to be able to leave our dog in the backyard and feel safe about it.
The solution to all of these problems is simple - a six foot fence. This will also help us
out financially, since blocks of fences are six feet high. Five foot high fence blocks have
to be specially ordered and therefore cost much more. I think that we have proved that
there are many good reasons for us to get a fence variance, and we would greatly
appreciate your decision to give us one.
Thank -you,
Sam Kaykov
Page 20 of 69
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Page 21 of 69
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STATE OF ILLINOISiS.S. COUNTY OF COOK JJ
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Chicago,Iltinois August 9, A.D. 1977
No 35-195-4
Page 22 of 69
Page 1 of 1
AGENDA ITEM SUMMARY
PLANNING AND ZONING COMMISSION
Regular Meeting: July 16, 2025
AGENDA ITEM 2.B.
Consideration of a variation to Village Zoning Ordinance, Section 17.40 pertaining to
the Residential Districts, for the purpose of constructing a three-season room that
would encroach into the rear yard setback at 421 Arbor Gate Lane
Contacts
Liaison: Trustee Ottenheimer
Staff: Andrew Binder
Staff Recommendation
Staff recommends approval.
Recommended Motion
PZC moves to grant a variation to Section 17.40.020 of the Buffalo Grove Zoning Ordinance to
allow the proposed three-season room addition to encroach into the rear yard setback at 421
Arbor Gate Lane, subject to the following conditions:
1. The proposed addition shall be installed in accordance with the documents and plans
submitted as part of this petition.
Summary
The Petitioner is requesting a variation to construct a three-season room that encroaches into
the required rear yard setback at 421 Arbor Gate Lane.
File Attachments
1. 421 Arbor Gate Ln - Staff Report
2. 421 Arbor Gate Ln - Plan Set
Page 23 of 69
Page 1 of 3
Meeting Date: July 16, 2025
Subject Property
Location: 421 Arbor Gate Lane, Buffalo Grove, IL 60089
Petitioner: Mary Ann Gorge, 421 Arbor Gate Ln, Buffalo Grove, IL 60089
Prepared By: Andrew Binder, Associate Planner
Request:
The petitioner seeks a variation to Village Zoning Ordinance, Section 17.40
pertaining to the Residential Districts, for the purpose of constructing a three-
season room that would encroach into the rear yard setback at 421 Arbor Gate
Lane.
Existing Lane Use and
Zoning: The property is improved with a single-family home currently zoned R-4A.
Comprehensive Plan: The Village Comprehensive Plan calls for this property to be single-family,
detached.
PROJECT BACKGROUND
The Petitioner is requesting a variation
to construct a three-season room that
encroaches into the required rear yard
setback at 421 Arbor Gate Lane, as
shown in Figure 1. The R-4A Zoning
District requires a 30’ rear yard
setback; a variation is necessary to
install the addition within the required
setback as proposed.
PLANNING & ZONING ANALYSIS
• The proposed three-season
room will be located in the rear
of the property and measure 12’
by 16’, which is a total area of 192
square feet. The proposed three-
season room will be a single-
story addition that matches the
height of the existing one-story
home.
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
30’ Setback
Proposed Addition
Subject Property
Figure 1: Proposed Sunroom
Page 24 of 69
Page 2 of 3
• This addition will encroach approximately 6.31 feet into the required 30-foot rear yard setback and
will be located approximately 24.31 feet from the rear property line. It will be set back approximately
9.32 feet from the side property line and will align with the existing house, which meets the required
side yard setback of 7.5 feet.
• The petitioner has indicated that the property’s rear yard is limited, but that the extra space is needed
to live comfortably in the home. The existing shed and the hot tub will remain on the property, and
the existing shed will be 8’ from the proposed three-seasons room.
• The Planning and Zoning Commission is allowed to grant variations for encroachment requests of up
to 33% of the 30-foot setback requirement. In this case, the proposed rear yard encroachment of
6.31 feet represents 21% of the required rear yard setback and would fall within the PZC’s purview
to grant.
• The addition meets all other zoning requirements except for the requested variation and does not
impact any easements. Staff believes the request is minimal, as the addition is only 192 square feet,
which could be considered a small accessory structure that would be permitted to encroach in the
rear yard setback if it were not attached to the primary structure. Furthermore, the proposed
addition will not alter the character of the neighborhood.
VARIATION(S) REQUESTED
A rear yard setback variation from Section 17.40.020 of the Buffalo Grove Zoning Code to allow the
encroachment of the three-season addition.
DEPARTMENTAL REVIEWS
Village Department Comments
Building The Village’s building team reviewed the plans and does not have any
concerns.
Engineering The Village’s engineering team reviewed the plans and has minor stormwater
concerns that will be addressed during the permit review process.
STANDARDS
The regulations of this Title shall not be varied unless findings of fact are made based upon evidence
presented at the hearing that:
1. The property in question cannot yield a reasonable return if permitted to be used only under
the conditions allowed by the regulations of the zoning district in which it is located except in the
case of residential zoning districts;
2. The plight of the owner is due to unique circumstances;
3. The proposed variation will not alter the essential character of the neighborhood.
The petitioner has provided a written response to the variation standards included in this packet.
Page 25 of 69
Page 3 of 3
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified, notice was published in a local
newspaper, and a public hearing sign was posted on the subject property. The posting of the public
hearing sign, publication in the newspaper, 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 variation request for an addition to encroach into the rear yard
setback, subject to the conditions listed in the PZC motion due to the proposed addition being minimal,
complying with all other zoning requirements, and not altering the character of the neighborhood.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation. The PZC shall make a final decision on whether to approve the variation. If the
PZC denies the request, it can be appealed to the Village Board.
Suggested PZC Motion
PZC moves to grant a variation to Section 17.40.020 of the Buffalo Grove Zoning Ordinance to allow the
proposed three-season room addition to encroach into the rear yard setback at 421 Arbor Gate Lane,
subject to the following conditions:
1) The proposed addition shall be installed in accordance with the documents and plans submitted as
part of this petition.
ATTACHMENTS
• Petitioner’s Narrative
• Petitioner’s Response to Variation Standards
• Architectural Plans
• Plat of Survey
Page 26 of 69
June 25, 2025
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Page 27 of 69
VILLAGE OF
BUFFALO GROVE
During your testimony at the Public Hearing, you need to testify and present your case for the variance
by addressing the three (3) Variation Standards listed below:
Criteria for Zoning Variation.
A. The regulations of this Title shall not be varied unless findings of fact are made based upon evidence
presented at the hearing that:
1. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations of the zoning district in which it is located except in the case
of residential zoning districts;
Response:
The zoning code prevents me from making the addition of the 12 x 16, 3-Season room to my home and
necessitates a variance from the municipal code, specifically the requirement mandating a 30 foot
rear lot clearance from the back of my home to the lot line.
2. The plight of the owner is due to unique circumstances;
Response:
I am a retired single homeowner and unable to afford to move into a larger home (taxes, higher
mortgage, higher utilities, etc.). Obtaining the approval of the village for the variance to move
forward with the 3-season room would allow me to entertain my large extended family in the
warmer months and live more comfortably in my home. Right now, it is difficult to have family
gatherings in my home due to the limited space available.
Note: Many other homes in my neighborhood and surrounding neighborhoods in Buffalo Grove have 3-
season rooms which does not comply with the 30-foot rear lot clearance. I am aware there are
different requirements for different areas.
3. The proposed variation will not alter the essential character of the neighborhood
Response:
The requested bypass of this code provision is critical to accommodate the proposed design while ensuring
minimal impact on neighboring properties and compliance with the overall intent of the zoning regulations.
Page 28 of 69
421 Arborgate Ln.
BUFFALO GROVE, ILLINOIS
A-1
R E V I S I O N S
#DATE
tel: 7 7 3 . 4 9 7 . 8 3 9 0
mmondschein@gmail.com
Joseph P. Carroll
a r c h i t e c t
9847 s. oakley, chicago, illinois 60643
drawn by:
michael mondschein
mmondschein@gmail.com
773-497-8390
1. ALL CONTRACTORS WHO PERFORM WORK
ON THIS PROJECT SHALL OR DO HEREBY AGREE:
A. TO THE FULLEST EXTENT OF THE LAW, THE
CONTRACTOR SHALL INDEMNIFY AND HOLD
HARMLESS THE OWNER AND ARCHITECT AND
THEIR AGENTS AND EMPLOYEES FROM AND
AGAINST ALL CLAIMS, DAMAGES, LOSSES AND
EXPENSES, INCLUDING BUT NOT LIMITED TO
ATTORNEY'S FEES, RISING OUT OF OR RESULTING
FROM THE PERFORMANCE OF WORK, PROVIDED
THAT SUCH CLAIM, DAMAGE, LOSS OR EXPENSE
(1) IS ATTRIBUTABLE TO BODILY INJURY,
SICKNESS, DISEASE OR DEATH, OR TO INJURY TO
OR DESTRUCTION OF TANGIBLE PROPERTY
(OTHER THAN THE WORK ITSELF) INCLUDING
THE LOSS OF USE RESULTING THERE FROM, AND
(2) IS CAUSED IN WHOLE OR IN PART BY A
NEGLIGENT ACT OR OMMISSION OF THE
CONTRACTOR, ANY SUBCONTRACTOR, ANYONE
DIRECTLY OR INDIRECTLY EMPLOYED BY ANY OF
THEM OR ANYONE WHOSE ACTS FOR ANY OF
THEM MAY BE LIABLE, REGARDLESS OF WHETHER
OR NOT IT IS CAUSED IN PART BY ANY PARTY
INDEMNIFIED HEREUNDER. SUCH OBLIGATION
SHALL NOT BE CONSTRUED TO NEGATE,
ABRIDGE OR OTHERWISE REDUCE ANY OTHER
RIGHT OF INDEMNITY WHICH WOULD OTHERWISE
EXIST AS TO ANY PARTY OR PERSON DESCRIBED
IN THE PARAGRAPH. IN ANY AND ALL CLAIMS
AGAINST THE OWNER OR THE ARCHITECT OR
ANY OF THEIR AGENTS OR EMPLOYEES BY THE
CONTRACTOR AND ANY SUCH
SUBCONTRACTORS, AND ANY ONE DIRECTLY OR
INDIRECTLY EMPLOYED BY ANY OF THEM OR ANY
ONE FOR WHOSE ACTS ANY OF THEM MAY BE
LIABLE, THE INDEMNIFICATION OBLIGATION
UNDER THIS PARAGRAPH SHALL NOT BE LIMITED
IN ANY WAY BY LIMITATION ON THE AMOUNT OR
TYPE OF DAMAGES, COMPENSATION OR
BENEFITS PAYABLE BY OR FOR THE
CONTRACTOR OR ANY SUBCONTRACTOR UNDER
WORKER'S OR WORKMEN'S COMPENSATION
ACTS, DISABILITY BENEFIT ACTS OR OTHER
EMPLOYEE BENEFIT ACTS.
B. TO CONFORM TO ALL BUILDING CODE
PROVISIONS APPLICABLE AT THE TIME OF THE
CONTRACTOR'S PERFORMANCE, ALL WORK
SHALL INCORPORATE CODE PROVISIONS BY THIS
REFERENCE INTO ALL PROPOSALS FOR WORK ON
THIS PROJECT WHICH CODE PROVISIONS SHALL
CONTROL PERFORMANCE OF CONTRACTOR'S
WORK IN ANY CASE WHERE THESE PLANS AND
NOTES FAIL TO DESIGNATE, OR SHALL FAIL TO
COMPLY, OR SHALL CONFLICT THEREWITH.
C. BE RESPONSIBLE FOR ANY EXTRA COST
INCURRED IN THE PERFORMANCE OF ITS WORK
CAUSED BY CONFLICTS CONTAINED IN THE
CONTRACT DOCUMENTS, WHICH CONFLICTS ARE
NOT BROUGHT TO THE ARCHITECT'S AND
OWNERS' ATTENTION PRIOR TO THE SUBMITTAL
OF THIS PROPOSAL.
D. THAT ITS MATERIAL STORED ANYWHERE ON
THE SITE (INCLUDING IN ANY FACILITY LOCKED
BY THE OWNER) SHALL NOT BELONG TO THE
OWNER UNTIL THE SAME IS INSTALLED OR
OTHERWISE INCORPORATED INTO THE
STRUCTURE AND THE OWNER SHALL NOT BE
LIABLE FOR LOSS THEROF OR DAMAGE THERETO
UNTIL SO INSTALLED.
E. NOT TO RELY ON DIMENSIONS SCALED FROM
PLANS. ALL DIMENSIONS ARE TO BE VERIFIED IN
FIELD. ALL NECESSARY DIMENSIONS NOT
SHOWN SHALL BE CONFIRMED WITH THE
ARCHITECT. REPORT ANY DISCREPANCIES TO
THE ARCHITECT IMMEDIATELY.
2. THE GENERAL CONTRACTOR OR
SUB-CONTRACTOR SHALL BE RESPONSIBLE FOR
EXTRA COST TO THEM CAUSED BY CONFLICTS IN
ANY OTHER SUB-CONTRACTOR'S NOTES NOT
BROUGHT TO THE ATTENTION OF THE OWNER
AND ARCHITECT PRIOR TO THE WORK
COMMENCING. THE NOTES DESCRIBING THE
SEPERATE SUB-CONTRACTOR'S REQUIREMENTS
ARE NOT MEANT TO BE ALL INCLUSIVE. ALL
PERFORMANCE NOT MENTIONED IN THE
RESPECTIVE SUB-CONTRACTOR'S PROPOSAL OR
IN THE NOTES INCLUDED IN THESE PLANS, BUT
UNDERSTOOD AS CUSTOM AND USAGE WITHIN
THE CONSTRUCTION INDUSTRY IS REQUIRED.
3. THE DELIVERY OF AN INSURANCE
CERTIFICATE BY ALL CONTRACTORS TO THE
OWNER BEFORE BEGINNING ANY WORK IS A
CONDITION OF ACCEPTANCE OF A
CONTRACTORS BID.
4. CONTRACTOR SHALL GUARANTEE ALL
WORK AND MATERIALS FOR A PERIOD OF ONE
YEAR AFTER SUBSTANTIAL COMPLETION.
5. GENERAL CONTRACTOR TO VERIFY FLOOR
HEIGHTS AND ESTABLISH BENCH MARKS FOR ALL
ELEVATIONS.
6. THE DRAWINGS INDICATE THE SCOPE OF
THE PROJECT IN TERMS OF ARCHITECTUAL
DESIGN, CONCEPT, PERTINENT DIMENSIONS AND
THE MAJOR ARCHITECTUAL, MECHANICAL, AND
ELECTRICAL REQUIREMENTS. AS SCOPE
DOCUMENTS THE DRAWINGS DO NOT
NECESSARILY INDICATE OR DESCRIBE ALL WORK
REQUIRED FOR FULL PERFORMANCE AND
COMPLETION OF THE REQUIREMENTS OF THE
CONTRACT DOCUMENTS. ON THE BASIS OF THE
GENERAL SCOPE INDICATED OR DESCRIBED, THE
GENERAL CONTRACTOR SHALL FURNISH ALL
ITEMS REQUIRED FOR THE PROPER EXECUTION
AND COMPLETION OF THE WORK. DECISIONS OF
THE ARCHITECT AS TO THE ITEMS OF THE WORK
INCLUDED WITHIN THE SCOPE OF THESE
DOCUMENTS SHALL BE FINAL AND BINDING ON
THE CONTRACTOR AND OWNER.
GENERAL NOTES
GENERAL NOTES
ZONING ANALYSIS
SITE PLAN
ISSUED FOR REVIEW 1 5/30/25
7. THE GENERAL CONTRACTOR SHALL
COORDINATE WITH AND BE RESPONSIBLE FOR
PROVIDING THE OWNER'S USE OF THE PROPERTY
INCLUDING UTILITIES, ACCESS, AND TOILET
FACILITIES.11. THE GENERAL CONTRACTOR
SHALL OBTAIN AND HAVE PRESENT AT THE SITE
AT ALL TIMES A SET OF CONTRACT DOCUMENTS
"ISSUED FOR CONSTRUCTION" PRIOR TO
COMMENCEMENT OF WORK.
8. THE GENERAL CONTRACTOR SHALL OBTAIN
AND HAVE PRESENT AT THE SITE AT ALL TIMES
A SET OF APPROVED PERMIT DOCUMENTS AS
REQUIRED BY THE CITY/VILLAGE FOR THIS
PROJECT.
9. THE GENERAL CONTRACTOR SHALL
COMPLETE ALL WORK IN COMPLIANCE WITH THE
CODE REQUIREMENTS SET FORTH BY THE CITY OF
BUFFALO GROVE, ILLINOIS INCLUDING ALL CITY
APPROVED LOCAL CODE ADDENDUMS.
10. THE GENERAL CONTRACTOR SHALL
REQUEST ALL THE ASSOCIATED BUILDING
INSPECTIONS PER VILLAGE CODE REQUIREMENTS.
REVIEW
LOT SIZE: 75.00' x 117.00'
LOT AREA: 8775 SF
ZONING DISTRICT: R-4A
REQUIRED YARDS:
FRONT YARD;
EXISTING FRONT YARD = 32.26'
NNO CHANGE = 32.26'
SIDE YARDS;
EXISTING NW SIDE YARD = 8.45'
NNO CHANGE = 8.45' (8.52' PER SURVEY)
EXISTING SE SIDE YARD = 9.32'
PROPOSED SE SIDE YARD = EXISTING = 9.32'
REQUIRED SIDE YARD = 10% OF LOT WIDTH
10%/LOT 'W' = (.10)(75.00) = 7.5'
PPROPOSED 9.32' > 7.5' REQD. = OK
REAR YARD;
EXISTING REAR YARD = 36.31'
PROPOSED REAR YARD = 24.31'
REQUIRED REAR YARD = 30'
PROPOSED 24.31' < 30' REQD.
VVARIANCE TO BE CONFIRMED
421 Arborgate Ln.
ZONING ANAYLSIS
S I T E P L A N
SCALE: 1" = 10'-0"
N
5'10'20'40'
117.00'
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9.32'57.06'
16'
8.45'
53
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'
26
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'
8.52'19.24'11.13'26.69'9.49'
EXISTING 1-STORY
STONE & FRAME
PROPOSED
1-STORY
FRAME
EXISTING
PER SURVEY
EXISTING
/ PROPOSED
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PROPOSED
EXISTINGEXISTING
EXISTING EXISTING EXISTING EXISTING
Page 29 of 69
Page 30 of 69
Page 1 of 2
AGENDA ITEM SUMMARY
PLANNING AND ZONING COMMISSION
Regular Meeting: July 16, 2025
AGENDA ITEM 2.C.
Consideration of an amendment to the Planned Development Ordinance 1982-021 to
allow a Special Use for a restaurant with dancing, entertainment, and amusement
uses, along with a parking variation and updates to the signage criteria for the
Strathmore Square Shopping Center located at 1202 -1300 Dundee Road
Contacts
Liaison: Trustee Ottenheimer
Staff: Andrew Binder
Staff Recommendation
Staff recommends approval.
Recommended Motion
The PZC moves to make a positive recommendation to the Village Board to allow an
amendment to the Planned Development Ordinance 1982-021 to allow a Special Use for a
restaurant with dancing, entertainment, and amusement uses, along with a parking variation
and updates to the signage criteria for the Strathmore Square Shopping Center located at 1202
-1300 Dundee Road, subject to the following conditions:
1. The restaurant, with dancing, entertainment, and amusement uses 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 R Plaza, LLC to operate a restaurant with dancing,
entertainment, and amusement uses at 1236 Dundee Road, which shall not run with
the land.
3. The Special Use granted to R Plaza, LLC 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.
4. Event size should not exceed the limitations of the available parking for the site.
Page 31 of 69
Page 2 of 2
Summary
Manny Rafidia of R Plaza, LLC, owner of 1202–1300 Dundee Road, seeks approval for an
amendment to the 1982-021 Planned Development Ordinance. This includes a Special Use,
parking variation, and signage updates for Strathmore Square Shopping Center. Recently
purchasing the property, the owner requests a Special Use for a new restaurant and tavern at
1236 Dundee Road featuring live music and amusement uses like pool tables and dart boards.
The request also includes a parking variation and an amendment to the property’s signage
criteria.
File Attachments
1. 1202 -1300 Dundee Rd - Staff Report
2. 1202 -1300 Dundee Rd - Plan Set
3. Ord. 1982-021
Page 32 of 69
Page 1 of 6
Meeting Date: July 16, 2025
Subject Property
Location: 1202 -1300 Dundee Road, Buffalo Grove, IL 60089
Petitioner: Manny Rafidia, R Plaza, LLC, PO Box 338, Itasca, IL 60143
Prepared By: Andrew Binder, Associate Planner
Request:
The petitioner seeks an amendment to the Planned Development Ordinance 1982-
021 to allow a Special Use for a restaurant with dancing, entertainment, and
amusement uses, along with a parking variation and updates to the signage criteria
for the Strathmore Square Shopping Center located at 1202 -1300 Dundee Road
Existing Lane Use and
Zoning:
The property is improved with an existing shopping center, Strathmore
Square, and is currently zoned B-3.
Comprehensive Plan: The Village Comprehensive Plan calls for this property to be commercial.
PROJECT BACKGROUND
Manny Rafidia of R Plaza, LLC, owner of
the property at 1202–1300 Dundee Road,
requests approval for an amendment to
the 1982-021 Planned Development
Ordinance. This includes a Special Use, a
parking variation, and updates to the
signage criteria for Strathmore Square
Shopping Center, as shown in Figure 1. In
1982, the Village Board approved a PUD
for the redevelopment of Strathmore
Square to make modifications to the
building previously approved in 1968.
The property owner has recently
purchased the property and is requesting
an amendment to allow a Special Use for
a new restaurant and tavern at 1236 Dundee Road. This establishment will feature entertainment,
including live music, as well as amusement activities such as pool tables and dart boards. In addition to
modifications to the exterior of the building, the petitioner is also requesting a parking variation and an
amendment to the property’s signage criteria.
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
Figure 1: Subject Property
Page 33 of 69
Page 2 of 6
PLANNING & ZONING ANALYSIS
Restaurant/Tavern Operations
• The proposed restaurant/tavern will be located at 1236 Dundee Road, as shown in Figure 2. The
tenant space is approximately 14,310 square feet, and the space is currently vacant.
• The business will be a restaurant/sports bar featuring diverse food options like pizza, pasta,
chicken, ribs, salads, wraps, sandwiches, and a large selection of appetizers.
• While the business will serve food and drinks, it will also feature pool tables, dart boards, cornhole
games, and video games. Additionally, it will host live entertainment such as live music,
comedians, bingo, and trivia nights.
• Hours of operation will be Sunday through Thursday, 11 AM to 11 PM, and Friday through
Saturday, 11 AM to 1 AM.
• There will be a total of 17 employees, including 5 to 7 full-time staff and 10 part-time staff.
• The petitioner owns two other similar businesses in Bartlett, Illinois, and Palatine, Illinois.
Use
• The proposed restaurant or tavern is permitted in the B-3 Zoning District. However, an amusement
establishment (such as a pool hall, dance hall, or similar venue) is classified as a Special Use in this
district. Since the site is under a Planned Development, this request is a part of the amendment
to the PUD.
Parking
• When Strathmore Square was developed in 1968, the Zoning Code didn’t address parking counts
for the development and the number of parking stalls, which makes the current parking lot legal
non-conforming, as it does not meet the current Zoning Ordinance requirements.
Figure 2: Strathmore Square Site Plan
Page 34 of 69
Page 3 of 6
• The Zoning Ordinance requires 1 parking space for every 220 square feet, for a shopping center.
Since Strathmore Square Shopping Center is 90,275 square feet, the ordinance requires 411
parking stalls; however, the site has only 373 stalls, (38 spaces fewer than required). As a result,
the petitioner is requesting a variation from the zoning ordinance for the required parking.
• For overall development, the petitioner summarized the operating hours of existing tenants,
highlighting their peak hours and average parking space utilization during those times. Figures 3
and 4 show the average number of parking stalls occupied during peak periods on weekdays and
weekends. The shopping center currently has enough parking spaces to accommodate the new
demand, with the maximum usage occurring at 6 PM on weekdays, when 128 spaces (34%) out of
373 are occupied. Based on this data, Staff believes the proposed restaurant/tavern is expected
to generate a parking demand that complements the existing businesses.
• Staff believes that once the shopping center is fully occupied, as the property owner has outlined
with the future tenants (such as a restaurant, grocer, wine shop, and dental office), it will still have
sufficient parking to meet the demand.
Building Elevations & Building Improvements
• The petitioner also plans to subdivide the west end unit of the shopping center into four separate
tenant spaces (as shown in Figure 2). These spaces will be used for permitted uses according to
the Village’s B-3 Zoning District.
• The petitioner has indicated that they will be making modifications to the building, which include
painting the building and making minor modifications to improve the overall look of the building,
as shown in Figure 5. The Village Appearance Review Team has reviewed the plans and has no
concerns or issues with the changes and believes the changes will be an improvement to the
existing building.
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Aldi Seoul Supermarket
AutoZone Melody Day Spa
Dollar Tree Proposed Business
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Aldi Seoul Supermarket AutoZone
Melody Day Spa Dollar Tree Proposed Business
Figure 4: Weekday Avg. Parking Demand Figure 4: Weekend Avg. Parking Demand
Page 35 of 69
Page 4 of 6
Signage
• As part of the building modifications and PUD amendments, the petitioner has also requested to
revise the existing sign criteria for Strathmore Square Shopping Center. They plan to require all
tenants to mount their façade signage on a raceway. This is a common requirement for sign criteria
packages, and Staff has no issue with the request.
Departmental Reviews
Village Department Comments
Building The Building Division has reviewed the plans for compliance with
building code and has no concerns.
Engineering The Engineering Division has reviewed the plans for compliance and
has no concerns.
Fire The Fire Department has reviewed the plans and has no concerns.
STANDARDS
Planned Unit Development Amendment:
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board on
requested Planned Unit Developments/Amendments based upon the following criteria:
1. That the PUD has the minimum areas as set forth in Section 17.16.060.
2. The uses permitted in such development are not of such a nature or so located as to exercise an
undue detrimental influence or effect upon the surrounding neighborhood;
3. The plan effectively treats the developmental possibilities of the subject property, making
appropriate provisions for the preservation of streams, wooded areas, scenic views, floodplain
areas, and similar physical features;
4. All requirements pertaining to commercial, residential, institutional or other uses established in
the planned unit development conform to the requirements for each individual classification as
established elsewhere in this Title, except as may be specifically varied for the proper planning
of the planned unit development;
5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be
sufficient for the proposed use, and that the development of the property in the proposed
manner creates no outlots which will be difficult to develop in an appropriate manner.
Planned Unit Developments are also Special Uses, and therefore must meet the Special Use criteria as
follows:
Figure 5: Proposed Elevations
Page 36 of 69
Page 5 of 6
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 has provided written responses to both sets of standards, which are included in the attached
packet.
Zoning Variation Requests:
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board on
requested Zoning Variations based on the following criteria:
1. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations of the zoning district in which it is located except in the case
of residential zoning districts.
2. The plight of the owner is due to unique circumstances.
3. The proposed variation will not alter the essential character of the neighborhood.
The petitioner has provided written responses to the variation standards which are included in the
attached packet.
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 proposed project.
STAFF RECOMMENDATION
Staff recommends approval of the an amendment to the Planned Development Ordinance 1982-021 to
allow a Special Use for a restaurant with dancing, entertainment, and amusement uses, along with a
Page 37 of 69
Page 6 of 6
parking variation and updates to the signage criteria for the Strathmore Square Shopping Center located
at 1202 -1300 Dundee Road, subject to the conditions listed in the PZC motion, as the proposed use will
have complementary parking demand with the surrounding uses and will be an improvement to the
vacant space and the overall shopping center.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the requested amendment to the Planned Development Ordinance, parking variation and
updates to the signage criteria for the Strathmore Square Shopping Center located at 1202 -1300
Dundee Road. The PZC shall make a recommendation to the Village Board regarding the requests.
Suggested PZC Motion
The PZC moves to make a positive recommendation to the Village Board to allow an amendment to the
Planned Development Ordinance 1982-021 to allow a Special Use for a restaurant with dancing,
entertainment, and amusement uses, along with a parking variation and updates to the signage criteria
for the Strathmore Square Shopping Center located at 1202 -1300 Dundee Road, subject to the following
conditions:
1. The restaurant, with dancing, entertainment, and amusement uses 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 R Plaza, LLC to operate a restaurant with dancing, entertainment,
and amusement uses at 1236 Dundee Road, which shall not run with the land.
3. The Special Use granted to R Plaza, LLC 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.
4. Event size should not exceed the limitations of the available parking for the site.
ATTACHMENTS
• Petitioner’s Narrative
• Petitioner’s Response to the PUD, Special Use, and Variation Standards
• Parking Analysis
• Elevation and Building Plans
• Proposed Amendment to the Sign Criteria for Strathmore Square
• Ord 1982-021
Page 38 of 69
R Plaza, LLC
PO Box 338
Itasca, IL 60143
(847) 921-9200
Email:crmadison@gmail.com
Email: tscrmadison@gmail.com
June 16, 2025
Village of Buffalo Grove
Mr. Andrew Binder
50 Raupp Blvd.
Buffalo Grove, IL 60089
Email:ABinder@vbg.org
Re: 1236 W. Dundee Rd.
Amendment to Existing PUD
Special Use – Amusement
Dear Andrew:
Enclosed please find the required documents required for the Amendment to the Existing PUD for
the above referenced locations.
x Narrative Statement/Use Description
x Petition for Concept & Preliminary Plan Review
x Proof of Ownership (Recorded Warranty Deed)
x Recovery of Village Costs Form
x Responses to Standards
x Plat of Survey with Legal Description
x Parking Analysis
x Floor Plan
The Certificate of Mailing Form and Mailing Labels for properties within 350 feet of Site will be
provided after completion of mailing.
Sincerely,
R Plaza, LLC
Manny Rafidia
Managing Member
R Plaza, LL C
Manny Rafidia
Page 39 of 69
Proposed Location at 1236 W. Dundee Rd.
R Plaza, LLC d/b/a (To Be Determined)
Narrative Statement/Use Description
The proposed space consists of 14,310 square feet for a restaurant and sports bar
serving a full menu including pizza, pasta’s, chicken and rib plates, a variety of
salads, wraps and sandwiches and a large selection of appetizers. We will offer
carryout and delivery in addition to our dining facility. In addition, we will create
an express carryout window to serve slices of pizza and a variety of fast food items
to the high school students during lunch hours
We will offer a variety of entertainment for the community that will include,
watching sporting events, video gaming, pool tables, darts, cornhole games and
having live entertainment performances, such as stand up comedians, live music
bands, bingo, trivia nights and DJ’s.
The hours of operation will be from Sunday-Thursday 11:00 a.m. to 11:00 p.m.
and Friday-Saturday 11:00 a.m. to 1:00 a.m. We anticipate having 5-7 full time
employees with 10 part-time employees. We anticipate gross sales of 3-4 million
dollars annually.
We currently own and operate similar businesses, one being Midway Sports Bar
located at 399 Bartlett Plz, Bartlett, IL consisting of approx. 16,000 square feet that
offers 10 lanes of bowling, 10 pool tables, 5 dart machines, video gaming, a variety
of arcades, which offers live entertainment, trivia, bingo and stand-up comedy
events. Another business known as Hot Pockets Sports Bar located at 365 W.
Northwest Hwy., Palatine consisting of approx. 6,400 square feet, which opened in
August of 2022 with a similar operations of to the proposed location at 1236 W.
Dundee Rd.
Our family business is in both real estate and restaurant/sports bar operators. Over
the past 40 years, we have created employment for thousands of people and
improved the communities we work with as to benefit the neighborhoods and the
municipalities. We have owned and developed many shopping centers and
businesses within centers throughout the Northwestern suburbs of Chicago.
Page 40 of 69
Page 41 of 69
Proposed Location at 1236 W. Dundee Rd.
R Plaza, LLC d/b/a (To Be Determined)
Parking Analysis
Tenant listing and hours of operations of the tenants at Strathmore Square Shopping Center.
1202 W. Dundee Rd. – Aldi:
Business hours Monday-Sunday 9:00 am – 8:00 pm
Peak hours Monday-Friday 4:00 pm – 6:00 pm, Saturday-Sunday 11:00 am – 1:00 pm
Average number of cars parked during peak hours 33 spaces
1204 W. Dundee Rd. – Seoul Supermarket
Business hours Monday-Saturday 9:00 am – 8:00 pm, Sunday 9:00 am – 7:00 pm
Peak hours Monday-Friday 3:00 pm – 6:00 pm, Saturday-Sunday 10:00 am – 2:00 pm
Average number of cars parked during peak hours 15 spaces
1206 W. Dundee Rd. – AutoZone
Business hours Monday-Saturday 7:30 am – 9:00 pm, Sunday 8:00 am – 8:00 pm
Peak hours Monday-Friday 4:00 pm – 6:00 pm, Saturday-Sunday 10:00 am – 1:00 pm
Average number of cars parked during peak hours 10 spaces
1208 W. Dundee Rd. – Melody Day Spa
Business hours Monday-Friday 11:00 am – 7:00 pm, Saturday-Sunday 11:00 am – 5:00 pm
Peak hours 2:00 pm – 5:00 pm
Average number of cars parked during peak hours 15 spaces
1212 W. Dundee Rd. – Dollar Tree
Business hours Monday-Saturday 9:00 am – 10:00 pm, Sunday 8:00 am – 9:00 pm
Peak hours Monday-Friday 3:00 pm – 6:00 pm, Saturday-Sunday 11:00 am – 2:00 pm
Average number of cars parked during peak hours 20 spaces
Proposed 1236 W. Dundee Rd. – R Plaza, LLC d/b/a (TBD)
Business hours Sunday-Thursday 11:00 am – 11:00 pm, Friday-Saturday 11:00 am – 1:00 am
The peak hours of the proposed business are on average 6:00 pm – 8:00 pm which does not
conflict with the peak hours of operation of the existing businesses. In addition, restaurants with
sports bars are common destinations for rideshare users, we anticipate on average approximately
25-50% of patrons will use rideshare services which impacts the number of parking spaces that
would be required for the proposed use. Also, many patrons have a designated driver which will
reduce the number of parking space requirement.
Average number of cars parked during peak hours 50 spaces
The Strathmore Square Shopping Center has a total of 373 parking spaces.
The total number of parking spaces listed during peak hours is 143, leaving the remaining 230
for future vacant tenant spaces.
Page 42 of 69
Page 43 of 69
Page 44 of 69
VILLAGE OF
BUFFALO GROVE
PLANNED UNIT DEVELOPMENT STANDARDS
In addition to the special use standards, all planned unit developments shall meet the following general
standards:
1. Have the minimum areas as set forth in Section 17.16.060.
Response: The proposed location has the minimum areas set forth in Section 17.16.060, B-3
minimum area of 5 acres.
2. The uses permitted in such development are not of such a nature or so located as to exercise an
undue detrimental influence or effect upon the surrounding neighborhood;
Response: The proposed business does not exercise an undue detrimental influence or effect upon
the surrounding neighborhood. The proposed business will benefit the Village of Buffalo Grove and
the surrounding neighborhoods by offering a first class restaurant that will offer entertainment
options for both adults and families.
3. The plan effectively treats the developmental possibilities of the subject property, making
appropriate provisions for the preservation of streams, wooded areas, scenic views, floodplain
areas, and similar physical features;
Response: The proposed business is located within a shopping center and will not affect the
development possibilities, the use or the design of the property.
4. All requirements pertaining to commercial, residential, institutional or other uses established in
the planned unit development conform to the requirements for each individual classification as
established elsewhere in this Title, except as may be specifically varied for the proper planning
of the planned unit development;
Response: The proposed business all though the restaurant facility is a permitted use, the
proposed business is requesting approval for having entertainment, pool tables, darts, etc. within the
business location (amusement establishment), which shall conform to all requirements required to
obtain approval for such use.
5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be
sufficient for the proposed use, and that the development of the property in the proposed
manner creates no outlots which will be difficult to develop in an appropriate manner.
Response: The proposed business is located within a shopping center containing 6.884 +/- acres of
land sufficient for the proposed use.
Page 45 of 69
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 community will benefit by the proposed use by the proposed business
offering a first class dine-in and carryout of a variety of menu items and offering entertainment
options within the community. The proposed business will be operated in a first class manner,
as all of the applicants current and prior business establishments are run, conforming the all
regulations as to not endanger the public health, safety, morals, comfort or general welfare of
the community.
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 business location contains 6.884 +/- acres of land and will be able
to provide adequate street access and parking. The peak hours of the proposed business
operation will differ from the existing businesses within the shopping center and will not
interfere with parking congestion.
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 business will be operated and maintained in a first class manner
which will not diminish or impair other property valuations within the community.
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 proposed business special use request will not be incompatible with the
existing approved uses within the shopping center and the location and size of the
establishment does not modify the building and will not affect the development and use of
adjacent land or buildings.
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
Response: The infrastructure is in place to support the intended use.
Page 46 of 69
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 proposed business will not change the existing driveways, entrances and
exits to the parking areas and will not cause traffic congestion in the public streets. The peak
hours of the proposed business operation will differ from the existing businesses within the
shopping center and will not interfere with parking congestion.
Page 47 of 69
VILLAGE OF
BUFFALO GROVE
During your testimony at the Public Hearing, you need to testify and present your case for the variance
by addressing the three (3) Variation Standards listed below:
Criteria for Zoning Variation.
A. The regulations of this Title shall not be varied unless findings of fact are made based upon evidence
presented at the hearing that:
1. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations of the zoning district in which it is located except in the case
of residential zoning districts;
Response:
With the building being built prior to 1970 and the parking being grandfathered under those
conditions, we have had similar situations with a few other municipalities that allowed the
reduction of parking requirements for other centers that took into consideration the amount of
people that take ridesharing services. One source indicates that in 2024, 34% of people residing in
suburban Illinois use ridesharing services that reflects the general trends nationally. Ridesharing
services are generally predicted to increase in the coming years. Several market forecasts predict a
significant rise in the market size and user base for ridesharing services. This will reduce the
number of cars parked in the center.
2. The plight of the owner is due to unique circumstances;
Response:
The hardship to the Owner is that this center historically has had a high vacancy and due to the
current market conditions and the difficulty finding brick and mortar commercial users, we are
requesting this use to occupy space within the center.
3. The proposed variation will not alter the essential character of the neighborhood
Response:
The establishment will be operated and built in a first class manner that will accommodate and
benefit both families and adults within the community and surrounding neighborhoods to enjoy the
restaurant food items and entertainment.
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STRATHMORE SQUARE
(2025)
The exhibit has been established for the purpose of assuring uniform signage to enhance
the center’s visual impact to the public and for the mutual benefit of all tenants.
Conformity will be strictly enforced and installed non-conforming or unapproved signs
must be brought into conformance at the sole expense of the tenant.
GENERAL REQUIREMENTS
1. Tenant shall be responsible for the fulfillment of the requirements of these
criteria.
2. Tenant shall submit for landlord’s approval plans and specifications indicating
the signs, including all lettering and/or graphics. Prior to sign fabrication,
tenant shall submit to landlord separate drawings and specifications, in
quadruplicate, or in sepia reproducible including samples of materials and
colors, for all proposed sign work. The drawings shall clearly show the location
of all signs on the façade and openings for conduit sleeves and supports and
shall indicate all construction and attachment details. Full information
regarding electrical load requirements and brightness in foot-lamberts shall
also be included. within a reasonable time after the receipt of such drawings
and specifications, landlord shall return three sets to tenant with its approval
and/or any suggested modifications thereof, and if tenant shall fail to take
exception thereto by written notice to landlord given within ten days from
tenant’s receipt of the suggested modifications from landlord, tenant shall be
deemed to have agreed to and approved all such suggested modifications.
3. All permits and/or approvals by governing authorities for signs and their
installation shall be obtained by the tenant or its representative, at tenant’s
expense. Tenant shall submit at least two copies of sign drawings bearing
landlord’s prior written approval to governing authorities with permit
application.
4. Landlord may elect to provide all signage in tenant’s behalf. If so, landlord will
employ one sign contractor for the entire development. Said contractor will
supply sign drawings for tenant’s and landlord’s approval. Once approved, a
cost proposal will be issued by landlord to tenant. Landlord will then order
and coordinate the signage installation.
5. Tenant’s primary signs shall be store identity (corporate or official trade name)
signs only, shall be placed on the façade directly above the individual
storefronts and shall be restricted to an area centered on the façade or as
otherwise provided herein or directed by the landlord.
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DESIGN REQUIREMENTS
1. All tenant identification signs shall be consistent with the details indicated in
the tenant print package (when and to the extent reasonably available) and
shall be subject to the prior written approval of the landlord and the Village of
Buffalo Grove.
2. Wording of signs shall not include the product nor goods nor services (and the
like) sold. The use of decorative sculpture, coat of arms, shields, or other such
logos will not be permitted except as hereinafter described.
3. Tenant’s primary signs letters shall be three-dimensional, individual fabricated
channel, letters, internally illuminated.
4. Tenant’s primary sign shall be constructed of aluminum channels and Plexiglas
faces. Color of Plexiglas and returns to be approved by landlord.
5. Tenant’s primary signage may be all upper case or a combination of upper and
lower case letters as follows: (EXCEPTIONS BY MAJOR TENANTS SUBJECT TO
LANDLORD REVIEW AND APPROVAL.)
a. All upper case: 36” maximum for sign letters
b. Upper and lower case letters: First Letter-36” max.; Lower case-16”
max.; Ascenders and descenders-9” additional (approx.)
6. Signs shall be centered on storefront where possible, except as otherwise
provided herein. Tenant’s sign is to be located in proximity to the actual
leasehold frontage. Due to building design features, the landlord will position
all tenant signs on the facade. The tenant sign will adhere to the landlord’s
sign policy. The maximum spread of the tenant sign (which is to be located on
the building façade by the landlord) will be the width of the tenant leasehold
frontage minus 5 feet, unless variance is specifically approved in writing by
landlord. Letter content and wording will impact maximum height.
7. Letter style will be the chose of the tenant, but the landlord will review and
approve. Any alternate letter style or logo shall be submitted to landlord for
approval. Double stack lettering shall be permitted only with landlord’s prior
written consent.
8. Signage to be submitted and reviewed and approved by Village of Buffalo
Grove Appearance Commission if differing from this criteria.
9. At tenant’s rear service door, tenant shall provide a sign, approved by the
landlord, at tenant’s expense and in accordance with local codes. Such sign
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shall be Helvetica Medium 2” maximum centered on door at 6’ 0” height in
tenant’s name only. Tenant shall not permit anyone to place or otherwise
create any additional signage at, on or around the rear service door. Any
violation of this prohibition, corrective measures and/or fines shall be tenant’s
sole responsibility and expense.
GENERAL SPECIFICATIONS
1. No animated, moving action, flashing or audible signs will be permitted.
2. No face-illuminated, spot lighted, panel face exposed lamps, or visible neon
tubing will be permitted.
3. All signs shall bear the U.L. label and their installation shall comply with all
governing building and electrical codes, and any criteria set forth in this
exhibit.
4. No exposed crossovers or conduits will be permitted.
5. All conductors, transformers, disconnects and other equipment shall be
concealed, except as required for disconnect by city (which in that case, is to
be painted to match façade).
6. All exposed metal returns, mounting brackets, fastening devices and any trim
caps for letters shall match the sign color.
7. Where portions of the fascia consist of brick, landlord will pre-install (at
tenant’s expense) a metal sign wiring raceway which is architecturally
compatible with landlord’s brick fascia. Tenant shall reimburse landlord for
same as additional rent under the lease within 10 days after landlord’s written
demand therefor.
8. Electrical service to all signs shall be on tenant’s meter.
9. Sign illumination shall be controlled by a seven day time clock located in the
rear of the premises. Tenant shall set time clock to coincide with hours
determined by landlord.
10. No sign company or fabricator labels will be permitted.
11. All façade signage must be mounted on a raceway.
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MISCELLANEOUS SPECIFICATIONS
1. Tenant will be permitted to place upon each entrance of its premises not more
than 144 square inches of gold leaf or decal application lettering not to exceed
2” in height, indicating store address number, hours of business, emergency
telephone numbers, etc. as approved by landlord.
2. Floor signs, etc., visible from outside the tenant’s space, but within the
tenant’s lean line in its storefront, are prohibited unless approved in writing
by landlord.
3. Except as provided herein, no advertising placards, banners, pennants, names,
insignias, trademarks or other descriptive materials shall be affixed or
maintained upon the glass panes and supports of the show windows and
doors, or upon the exterior walls of the building or storefront.
4. All signage its installation and removal and restoration of the sign fascia will
be by tenant at tenant’s expense.
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Strathmore Square Sign Criteria
ME2024, LLC
Narrative Statement
Property Owner, ME2024, LLC, is requesting to add the following in the Design
Criteria, Item 3.
All façade signage must be mounted on a raceway.
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ORDINANCE NO. 82- 21
AN ORDINANCE ,RiE;PEALING ORDINANCE
ROVE MALL)NUMBER 68-40 (BUFFALO G_._.. _. ...
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit pursuant
to the State of Illinois Constitution of 1970; and
WHEREAS, the Village by Ordinance Number 68-40 did approve a planned
development within the B-3 Planned Business Center District with a special
use all on the following legally described property; and
WHEREAS, the Plan Commission has held hearings on a request to change
the development plan; and
WHEREAS, the Corporate Authorities have determined that the redevelop-
ment of said property in the manner proposed is a reasonable and proper use of
said property.
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 . That the planned redevelopment by the owner of the prop-
erty legally described as:
The East 22 acres of the South 60 acres of the South 1/2 of the
Southeast 1/4 of Section 6, Township 42 North, Range 11 east of
the Third Principal Meridian, except the North 470.0 feet, as
measured on the East and West lines thereof, and except the West
200.0 feet, as measured on the South line thereof, of that part
lying South of the North 470.0 feet, as aforesaid, except the
East 80.0 feet of the West 280.0 feet of the South 225.0 feet, as
measured on the South and West lines thereof, and except the South
170.0 feet of the East 233,0 feet, as measured on the East and
South lines thereof, except the South 50.0 feet lying East of the
West 280.0 feet and lying West of the East 233.0 feet thereof and
except the East 50.0 feet lying South of the North 470.0 feet and
lying North of the South 170.0 feet thereof, in Cook County, Illinois,.
be and it is hereby approved. That said planned redevelopment shall be in com-
pliance with Exhibit "A" which is attached hereto and made a part hereof, and
all applicable Village ordinances.
SECTION 2. Ordinance Number 68-40 is hereby repealed in its entirety,
and specifically but not by way of limitation, the special use set forth in Section
2 of said ordinance is hereby voided.
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2-
SECTION 3. That this ordinance shall be in full force and effect from
and after its passage and approval .
AYES: 4 - Stone, Hartstein, Gerschefske, Schwartz
NAYES: 2 - Marienthal , O'Reilly
ABSENT 0 - None
PASSED: June 21 1982
APPROVED: June 21 1982
Village President
ATTEST:
LM
Villa • Clerk
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AGENDA ITEM SUMMARY
PLANNING AND ZONING COMMISSION
Regular Meeting: July 16, 2025
AGENDA ITEM 3.B.
Approval of Draft Minutes from the July 2, 2025 Planning & Zoning Commission
Meeting
Contacts
Liaison: Trustee Ottenheimer
Staff: Kelly Purvis
Staff Recommendation
Staff recommends approval.
Recommended Motion
The Planning and Zoning Commission moves to approve the draft minutes of the July 2, 2025,
PZC meeting.
Summary
File Attachments
1. 25-0702 - PZC Minutes
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