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2025-09-30 - Planning and Zoning Commission - Agenda Packet Page 1 of 2 AGENDA PLANNING AND ZONING COMMISSION Regular Meeting: September 30, 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 Variation to install a 6-foot fence that exceeds the allowable height permitted for a privacy fence in the rear yard at 491 Farrington Ct (Trustee Ottenheimer, Andrew Binder) B. Consideration of an Amendment to the Planned Unit Development Ord. No 1971- 005, as amended by Ord. No. 2024-076, and Preliminary Plan approval for Joyce Kilmer School, with a variation from Section 17.32.020 to allow a trash enclosure to be located in the front yard, closer to the front property line than the principal building at 655 Golfview Terrace. (Trustee Ottenheimer, Andrew Binder) C. Consideration of a Preliminary Plan to build an approx. 1,500 sqft playground at the northeast corner of the building, a new trash enclosure, and a parking lot addition at 1371 Abbott Court (Trustee Ottenheimer, Andrew Binder) 3. Regular Meeting A. Other Matters for Discussion B. Approval of Minutes 1. Draft Minutes from the September 3, 2025 Planning and Zoning Commission meeting. C. Chairperson's Report D. Committee and Liaison Reports E. Staff Report/Future Agenda Schedule F. Public Comments and Questions All comments will be limited to 5 minutes and should be limited to concerns or Page 1 of 43 Page 2 of 2 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. Page 2 of 43 Page 1 of 1 AGENDA ITEM SUMMARY PLANNING AND ZONING COMMISSION Regular Meeting: September 30, 2025 AGENDA ITEM 2.A. Consideration of a Fence Variation to install a 6-foot fence that exceeds the allowable height permitted for a privacy fence in the rear yard at 491 Farrington Ct Contacts Liaison: Trustee Ottenheimer Staff: Andrew Binder Staff Recommendation Staff recommends approval. Recommended Motion The PZC moves to grant a variation to the Buffalo Grove Fence Code Section 15.20, to install a 6-foot fence that exceeds the allowable height permitted for a privacy fence in the rear yard at 491 Farrington 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 existing 5-foot privacy fence in the rear yard with a 6-foot fence, which exceeds the allowed height for a privacy fence at 491 Farrington Ct File Attachments 1. 491 Farrington Ct - Staff Report 2. 491 Farrington Ct - Plan Set Page 3 of 43 Page 1 of 3 Meeting Date: September 30, 2025 Subject Property Location: 491 Farrington Ct, Buffalo Grove, IL 60089 Petitioner: Steven Zehnwirth, 491 Farrington Ct, Buffalo Grove, IL 60089 Prepared By: Andrew Binder, Associate Planner Request: The petitioner seeks a Fence Code variation, Section 15.20, to install a 6-foot fence that exceeds the allowable height permitted for a privacy fence in the rear yard at 491 Farrington Ct. Existing Lane Use & Zoning: The property is improved with a single-family home currently zoned R-4. Comprehensive Plan: The Village Comprehensive Plan calls for this property to be single-family, detached. PROJECT BACKGROUND The Petitioner is proposing to install a 6-foot fence that exceeds the permitted height of a privacy fence in the rear yard at 491 Farrington Ct, as shown in Figure 1. PLANNING & ZONING ANALYSIS • The property owner plans to remove and replace the existing 5- foot privacy fence in the rear yard with a 6 -foot privacy fence to match the height of the fence in the corner side yard. • The subject property is a corner lot that that abuts McHenry Road. A 6- foot-tall privacy fence, constructed in 2023 is installed in the corner side yard along McHenry Road, and is permitted since it abuts a major street, as shown in Figure 2. VILLAGE OF BUFFALO GROVE PLANNING & ZONING COMMISSION STAFF REPORT Subject Property Proposed 6’ Privacy Replacement Fence Existing 6’ Privacy Corner Side Fence Figure 1: Subject Property Page 4 of 43 Page 2 of 3 • A variation for the proposed fence is required, as it exceeds the maximum height of 5 feet allowed for privacy fences in the rear yard. The property’s rear yard borders a residential-zoned retention pond, for which the code requires the fence to be either a 5-foot privacy fence or a 6-foot semi-open or open- style fence. • The Petitioner is requesting a variation because the property is a corner lot adjacent to McHenry Road, which exposes both the corner and rear yards to the road. The retention pond that abuts the rear of the property enhances its exposure to McHenry Road, as the area lacks trees or bushes to block noise or views from the roadway. The Petitioner also mentioned that this property is a semi-public/religious community facility which may be more susceptible to bad actors than a typical single-family home. The petitioner has indicated that the proposed fence will help maintain security and privacy for their property. • Village Staff have no concerns or issues regarding the installation of the proposed fence , as the fence will maintain the current character of the neighborhood, and a privacy fence makes sense next to the retention pond that abuts McHenry Road. The proposed fence meets all other fence code requirements. VARIATION REQUESTED 1. 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: View from McHenry Road (Source: Google Streetview) Page 5 of 43 Page 3 of 3 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 no inquiries regarding the requested variation. STAFF RECOMMENDATION Staff recommends approval of the fence variation request for 491 Farrington Ct, subject to the conditions listed in the PZC motion, as the property is a unique corner lot along McHenry Road that abuts a retention pond, which provides additional exposure to McHenry Road from the rear of the property. The fence will be an improvement to the property, and the fence will also match the 6-foot privacy fence in the corner side yard. ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the variation request. The PZC shall make the 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 The PZC moves to grant a variation to the Buffalo Grove Fence Code Section 15.20, to install a 6-foot fence that exceeds the allowable height permitted for a privacy fence in the rear yard at 491 Farrington 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 Page 6 of 43 Steven Zehnwirth Mikvah Association of Buffalo Grove 491 Farrington Court Buffalo Grove IL 60089 Dear Sirs/Mesdames, I am requestring a variance to allow a six foot privacy fence at the rear of my property at 491 Farrington Court. The building houses a semi-public religious community facility – the Mikvah Association of Buffalo Grove. We are recognized as a nonprofit religious organization by the Federal and State Governments. As a Jewish religious facility, it is a potential target of anti-Semitic attacks and has already experienced a break-in through the rear of the building. The federal government has awarded a Homeland Security grant to increase security, including improving fencing and other barriers to intrusion. The side that directly abuts Route 83 is already 6 feet tall by code. This longer stretch currently in question does face Route 83 but does not directly abut it. This stretch abuts a retention area, open to the public, which in many ways is more exposed than the first side, which is blocked by trees and bushes on a berm. Raising this longer stretch will match the 6 foot height of the first segment. It will not affect any neighbors, since no houses abut the segment in question. Our home is the only house on the block which is situated directly on 83, a major thoroughfare, and is therefore more exposed to any potential intrusion or attack than any other house in the immediate vicinity. One break-in has already occurred. In addition, being a Jewish religious institution makes us a target for anti-Semitic intrusion, attack or vandalism, especially in light of the recent dramatic 200% rise in anti-Semitic incidents in the past two years since Oct 7 2022. Thank you for your consideration, Steven Zehnwirth Mikvah Association of Buffalo Grove Page 7 of 43 Page 8 of 43 Page 9 of 43 Page 10 of 43 Page 11 of 43 Page 1 of 1 AGENDA ITEM SUMMARY PLANNING AND ZONING COMMISSION Regular Meeting: September 30, 2025 AGENDA ITEM 2.B. Consideration of an Amendment to the Planned Unit Development Ord. No 1971-005, as amended by Ord. No. 2024-076, and Preliminary Plan approval for Joyce Kilmer School, with a variation from Section 17.32.020 to allow a trash enclosure to be located in the front yard, closer to the front property line than the principal building at 655 Golfview Terrace. 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 approval of an Amendment to the Planned Unit Development Ord. No 1971-005, as amended by Ord. No. 2024-076, and Preliminary Plan approval for Joyce Kilmer School, with a variation from Section 17.32.020 to allow a trash enclosure to be located in the front yard, closer to the front property line than the principal building at 655 Golfview Terrace, subject to the following conditions: 1. The proposed development shall be constructed in substantial conformance with the plans attached and in accordance with Section 16.20.070 of the Development Ordinance Summary Community Consolidated School District 21 (D21) has requested an Amendment to the Planned Unit Development and Preliminary Plan for Joyce Kilmer School, as well as a Zoning Variation, to allow a trash enclosure to be located in the front yard, closer to the front property line than the principal building at 655 Golfview Terrace. A fence will be added around the existing refuse and recycling containers on the property, which requires a variation from the Zoning Ordinance. File Attachments 1. 655 Golfview Terr - Staff Report 2. 655 Golfview Terr - Plan Set Page 12 of 43 Page 1 of 5 Meeting Date: September 30, 2025 Subject Property Location: 655 Golfview Terrace, Buffalo Grove, IL 60089 Petitioner: Bill Weiss, Community Consolidated School District 21 Prepared By: Andrew Binder, Associate Planner Request: The petitioner seeks approval of an Amendment to the Planned Unit Development Ord. No 1971-005, as amended by Ord. No. 2024-076, and Preliminary Plan approval for Joyce Kilmer School, with a variation from Section 17.32.020 to allow a trash enclosure to be located in the front yard, closer to the front property line than the principal building at 655 Golfview Terrace Existing Lane Use and Zoning: The property is improved with a public elementary school and is currently zoned R-5: Residential District. Comprehensive Plan: The Village Comprehensive Plan calls for this property to be Public/Semi Public. PROJECT BACKGROUND Bill Weiss, from Community Consolidated School District 21 (D21), has requested an Amendment to the Planned Unit Development and Preliminary Plan for Joyce Kilmer School as well as a Zoning Variation, to allow a trash enclosure to be located in the front yard, closer to the front property line than the principal building at 655 Golfview Terrace, as shown in Figure 1. The School District is adding a fence around the existing refuse and recycling containers on the property, which requires a variation from the Zoning Ordinance. Since the site is under a PUD with an approved Preliminary Plan, the proposed work necessitates an amendment to both to accommodate the requested Zoning Variation. SITE BACKGROUND • The school property was dedicated to the Village as part of the Buffalo Grove Unit 7 Subdivision and the Planned Unit Development of the Oak Creek Condos and Apartments approved by Ordinance No. 1971-005. • In 2024, the property was granted an amendment to the PUD and Preliminary Plan for the placement of modular classrooms in the rear yard of the property. VILLAGE OF BUFFALO GROVE PLANNING & ZONING COMMISSION STAFF REPORT Figure 1: Subject Property Subject Property Trash Enclosure Page 13 of 43 Page 2 of 5 PLANNING & ZONING ANALYSIS • Joyce Kilmer has a refuse and recycling container located in the front yard of the property, along Golfview Terrace, as shown in Figure 2. Initially, these containers were positioned behind the school; however, due to complaints from townhome residents west of the school about the noise from trash collection, the refuse containers were relocated to the southwest corner of the site. • There are limited locations on the property where the refuse enclosure/containers would not conflict with parking, the modular classrooms, or recreational activities. The current location of the refuse containers aims to minimize disturbance to nearby properties and ensure safety for students and staff. • D21 is now requesting to enclose the refuse containers with a 6-foot wood fence, as shown in Figure 3. The trash enclosure will be set back 5 feet from the front (west) property line and 60 feet from the south side property line. The enclosure will help hide the containers from view, while also limiting access to the containers by students. The Petitioner has noted that this may be a temporary solution for the trash enclosure until a better location becomes available. • Per the Zoning Ordinance, accessory structures cannot be located in the front yard and cannot be closer to the front lot line than any principal building. With the refuse enclosure being proposed in the front yard of the property, a variation from the Zoning Ordinance is required. • The existing landscaping along Golfview Terrace will remain to screen the trash enclosure from the street. Staff has no concerns with the proposed work, as it will be completely screened from the roadway by landscaping and will enhance the current conditions on the site. Figure 2: View of Trash Containers from Golfview and Raupp Intersection (Google Streetview, Aug 2022) Figure 3: Proposed Enclosure Page 14 of 43 Page 3 of 5 VARIATION(S) REQUESTED A variation from Section 17.32.020 of the Buffalo Grove Zoning Code to allow the encroachment of an accessory structure in the front yard. Departmental Reviews Village Department Comments Building The Building Division has reviewed the plans and does not have any concerns. Engineering The Engineering Division has reviewed the plans and does not have any 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: 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; Page 15 of 43 Page 4 of 5 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, staff has received one general inquiry from a nearby property owner. STAFF RECOMMENDATION Staff recommends approval of the Amendment to the Planned Unit Development and Preliminary Plan, as well as a Zoning Variation, for Joyce Kilmer School, to allow a trash enclosure to be located in the front yard, closer to the front property line than the principal building at 655 Golfview Terrace, subject to the conditions listed in the PZC motion below. ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the request for the approval of an Amendment to the Planned Unit Development and Preliminary Plan, as well as a Zoning Variation, for Joyce Kilmer School, to allow a trash enclosure to be located in the front yard, closer to the front property line than the principal building at 655 Golfview Terrace. The PZC shall make a recommendation to the Village Board regarding the requested preliminary plan approval. Suggested PZC Motion The PZC moves to make a positive recommendation to the Village Board to allow approval of an Amendment to the Planned Unit Development Ord. No 1971-005, as amended by Ord. No. 2024-076, and Preliminary Plan approval for Joyce Kilmer School, with a variation from Section 17.32.020 to allow a trash enclosure to be located in the front yard, closer to the front property line than the principal building at 655 Golfview Terrace, subject to the following conditions: Page 16 of 43 Page 5 of 5 1. The proposed development shall be constructed in substantial conformance with the plans attached and in accordance with Section 16.20.070 of the Development Ordinance. ATTACHMENTS • Petitioner’s Narrative • Responses to the PUD, Special Use, and Variation Standards • Proposed Site Plan • Specifications of the Trash Enclosure • Photos of the site Page 17 of 43 Page 18 of 43 VILLAGE OF uffalo Grove 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: "Tue Scttom USE IS NOT EKANEWE ,DroLy TA Fre Wour RE FUT <4?>N<» We KEFUSE ANN lso CON TAUNIEAS , 2. The plight of the owner is due to unique circumstances; Response: KE. HAL B&B MOBULA CLAS roorr a PlAFEROUUO | RUNAS E>>< 7», AND PABRETERU RUN Grouvwds THAT Reverse SATE RASSAGÍ (oc STORWTS )  Waste PRN A E5?5 > PLALE 6 setaurcee DonPsTENS we ANOTHER LOCA-TLEAD AT TRIG SLTE - 3. 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CABYCLA PIAYWSKA AN LUNO$ PROFLSSONAL LANO SURVE TOR. HEREBY СТАРТ TAT WHS PLAT FMC SLAVES UPON m<Ch ТЗ BASED HAS BEEN PR(PARLO FOR THE UMS ANO PURPOSES MERON SET FOR що OMENBONS ARE GYEM ON FEET яко ОБОМА пни VEN AGCA чт MANO AMO MEAL TES DAT OF AO FOR REVIEW TIN PASCAL Veco LOS PROFESSIONAL (AND SUM TOR мо 3983 A СОМ пенні ЧОММАГЯ 20 1024 OLSON гам FROIESSOWAL UCENSE NO 184607577 LEN CAPAS APRA 10 2025 03 PROESSOWA STEVE CORA 10 ME CURRENT 46905 UNI STANDARDS FOR A SOUNOART SURVEY OA OF NO WAM A COMMUNITY CONSOLIDATED SCHOOL DISTRICT 21 BUFFALO GROVE, IL PLAT OF SURVEY Hi ї tl | | [I ЖИ зм о б и з ы САСЕ CIVIL 2 Page 23 of 43 The fence will look similar to this. RZEK 6 $ ean oe ae E Page 24 of 43 Page 25 of 43 Page 26 of 43 Page 27 of 43 8/21/25, 8:59 AM IMG_7480.jpg https://mail.google.com/mail/u/O/Hinbox/QgrcJHrnvrzzinsvibWwSppxdGMPWpkJTNCq?projector=18.messagePartld=0. 1 Page 28 of 43 8/21/25, 8:59  IMG_7479.jpg https://mail.google.com/mail/u/0/#inbox/QgrcJHrnvrzzinsvibWSppxdGMPWpkJTNCq?projector=1&messagePartld=0.1 Page 29 of 43 8/21/25, 8:58  IMG_7477.jpg https://mail.google.com/mail/u/0/#inbox/Ktbx_LVHcMPqbqMNKbLMnwaxjVtFtfStiWg ?projector=1&messagePartld=0.1 Page 30 of 43 8/21/25, 8:58 AM IMG_7478.jpg https://mail.google.com/mail/u/0/Hinbox/KtbxLvHcMPqbqMNKbLMnwax¡VtFtfStiWg?projector=18messagePartld=0. 1 Page 31 of 43 Page 1 of 1 AGENDA ITEM SUMMARY PLANNING AND ZONING COMMISSION Regular Meeting: September 30, 2025 AGENDA ITEM 2.C. Consideration of a Preliminary Plan to build an approx. 1,500 sqft playground at the northeast corner of the building, a new trash enclosure, and a parking lot addition at 1371 Abbott Court 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 approval of a Preliminary Plan to build an approx. 1,500 sqft playground at the northeast corner of the building, a new trash enclosure, and a parking lot addition at 1371 Abbott Court, subject to the following conditions: 1. The proposed development shall be constructed in substantial conformance with the plans attached and in accordance with Section 16.20.070 of the Development Ordinance. 2. Final Engineering plans shall be revised in a manner acceptable to the Village as required. Summary Kirk Alexakos of Epic ACD, representing In2Great Pediatric Therapy, is seeking approval for a Preliminary Plan to build an approx. 1,500 sqft playground at the northeast corner of the building, a new trash enclosure, and a parking lot addition at 1371 Abbott Court. The proposed playground structure, trash enclosure, and parking lot addition are all permitted in the industrial district, a preliminary plan is required due to the improvements being greater than 500 square feet in area. File Attachments 1. 1371 Abbott Ct - Staff Report 2. 1371 Abbott Ct - Plan Set Page 32 of 43 Page 1 of 4 Meeting Date: September 30, 2025 Subject Property Location: 1371 Abbott Ct, Buffalo Grove, IL 60089 Petitioner: Kirk Alexakos, Epic ACD Prepared By: Andrew Binder, Associate Planner Request: The petitioner seeks approval of a Preliminary Plan to build an approx. 1,500 sqft playground at the northeast corner of the building, a new trash enclosure, and a parking lot addition at 1371 Abbott Court Existing Lane Use and Zoning: The property is improved with the existing stand-alone, single-tenant industrial building (In2Great Pediatric Therapy) and is currently zoned I: Industrial. Comprehensive Plan: The Village Comprehensive Plan calls for this property to be industrial. PROJECT BACKGROUND Kirk Alexakos, of Epic ACD, representing In2Great Pediatric Therapy, is seeking approval of a Preliminary Plan to build an approx. 1,500 sqft playground at the northeast corner of the building, a new trash enclosure, and a parking lot addition at 1371 Abbott Court, as shown in Figure 1. The proposed playground structure, trash enclosure, and parking lot addition are all permitted in the industrial district; however, a preliminary plan is required due to the improvements being greater than 500 square feet in area. PLANNING & ZONING ANALYSIS Proposed Use & Operation • In2Great is a Pediatric Therapy office that provides speech, occupational, physical, and mental health therapies for Children. In2Great occupied only half of the building in 2023 and expanded into the remainder of the building in 2024. • To enhance their business, they have requested approval for construction of a 1,500 sqft playground at the northeast corner of the building. The petitioner has indicated that the playground will support therapy programs by offering children a safe and accessible space for development VILLAGE OF BUFFALO GROVE PLANNING & ZONING COMMISSION STAFF REPORT Playground Figure 1: Subject Property Page 33 of 43 Page 2 of 4 through play, movement, and social interaction. The playground area will be constructed where the two existing docking bays are located on the front side of the building, as shown in Figure 2. A new retaining wall will be constructed along the west side of the property, and the base of the playground will be filled with compacted material to create a level play area. • The location of the playground was selected due to limited space on the site suitable for the use that would not conflict with utilities or traffic circulation. In addition, In2Great does not have a need for the docking bays. • In addition to the playground area, a new trash enclosure will be constructed in front of the playground, and seven striped parking spaces will be added to provide more parking for the business, as shown in Figure 3. The area is currently used for employee parking, and the new parking lot striping will ensure it meets code requirements. • Accessory structures are allowed in the Industrial Districts as long as they meet the 15-foot minimum setback and 15-foot maximum height requirements. The proposed playground and refuse enclosure are set back behind the face of the existing building and comply with both the Figure 2: Front Elevation with Location of Proposed Playground Area Circled (Source: Google Streetview, June 2025) Figure 3: Proposed Site Improvements Page 34 of 43 Page 3 of 4 front and side yard setback requirements. The playground will not exceed 10’-5” from grade and the refuse enclosure will be 6 feet in height, which also comply with Code. • The petitioner also intends to install an open-style barrier or fence around the playground to enhance safety. Since the fence area is within the buildable footprint and not within a yard, no variations are required. Additionally, the plan includes improving the parking lot with a landscaped island and new striping that designates ‘No Parking’ to prevent cars from blocking the fire hydrant. Staff has no objections to these proposed improvements. Parking • The Zoning Ordinance requires one parking space for every 300 square feet of floor area for office uses. The total square footage of usable building area, is approx. 23,000 square feet, requiring 77 parking stalls. The site has 82 parking stalls for the business, exceeding the required number by 5 stalls. • The addition of 7 parking stalls is requiring the business to add one extra ADA parking space to comply with the Illinois Accessibility Code. This new ADA stall will be located in the west parking lot, near the front entrance of the building. • Based upon the provided parking information and no past issues with their business operations with regards to parking, Staff believes the existing site will have sufficient parking to accommodate the proposed expanded use. Engineering • Our Engineering Team has reviewed the plans and have no concerns about the location of the playground area and the refuse enclosure. Our Engineers will continue to work with the applicant through the Development Improvement Agreement (DIA) process and permitting process. Departmental Reviews Village Department Comments Building The Building Division has reviewed the plans and does not have any concerns. Engineering The Village Engineer has reviewed the engineering plans and does not have any concerns. Fire Department The Fire Department has reviewed the proposed plans and does not have any concerns. 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, staff has received one general inquiry from a nearby property owner. STAFF RECOMMENDATION Staff recommends approval of the Preliminary Plan, subject to the conditions listed in the PZC motion below. ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the request for approval of a Preliminary Plan to build an approx. 1,500 sqft playground on Page 35 of 43 Page 4 of 4 the northeast corner of the building, a new trash enclosure, and a parking lot addition at 1371 Abbott Court. The PZC shall make a recommendation to the Village Board regarding the requested Preliminary Plan approval. Suggested PZC Motion The PZC moves to make a positive recommendation to the Village Board to allow approval of a Preliminary Plan to build an approx. 1,500 sqft playground at the northeast corner of the building, a new trash enclosure, and a parking lot addition at 1371 Abbott Court, subject to the following conditions: 1. The proposed development shall be constructed in substantial conformance with the plans attached and in accordance with Section 16.20.070 of the Development Ordinance. 2. Final Engineering plans shall be revised in a manner acceptable to the Village as required. ATTACHMENTS • Petitioner’s Narrative • Proposed Site Plan & Elevation Plans Page 36 of 43 Narrative Statement for 1371 Abbott Court To Whom It May Concern, We are writing on behalf of In2great, the organization responsible for providing and installing the proposed playground at 1371 Abbott Court. In2great is a pediatric therapy practice dedicated to supporting the developmental needs of children through a range of therapeutic services. As part of our commitment to creating inclusive and engaging environments that enhance therapeutic outcomes, we are planning to install a playground designed specifically to support the children and families we serve. The playground has been thoughtfully designed to complement our therapeutic programs by offering a safe, accessible, and enriching space where children can engage in play that supports physical, emotional, and social development. It will serve as an extension of our therapy services, providing opportunities for movement, sensory exploration, and peer interaction in a structured yet playful setting. Please note that this playground is intended exclusively for In2great use and will not be open to the general public. This initiative reflects In2great’s mission to foster growth, connection, and well-being through play and community engagement within our organization. We appreciate your consideration and look forward to working collaboratively to bring this vision to life. Page 37 of 43 Page 38 of 43 Page 1 of 1 AGENDA ITEM SUMMARY PLANNING AND ZONING COMMISSION Regular Meeting: September 30, 2025 AGENDA ITEM 3.B.1. Draft Minutes from the September 3, 2025 Planning and Zoning Commission meeting. Contacts Liaison: Trustee Ottenheimer Staff: Kelly Purvis Staff Recommendation Staff recommends approval. Recommended Motion The Planning and Zoning Commisison moves to approve the meeting minutes from the September 3, 2025 Planning and Zoning Commission meeting. Summary None File Attachments 1. 25-0903 - PZC Minutes Page 39 of 43 Page 40 of 43 Page 41 of 43 Page 42 of 43 Page 43 of 43