2023-08-21 - Ordinance 2023-102 - GRANTING AN AMENDMENT TO ORDINANCE 2009-15, WHICH ADOPTED THE VILLAGE COMPREHENSIVE PLAN UPDATE 2009 AS AMENDED BY ORDINANCE NO. 2018-024 AND 2019-021 ORDINANCE NO. 2023-102
GRANTING AN AMENDMENT TO ORDINANCE 2009-15,WHICH
ADOPTED THE VILLAGE COMPREHENSIVE PLAN UPDATE 2009
AS AMENDED BY ORDINANCE NO. 2018-024 AND 2019-021
WHEREAS, the Village of Buffalo Grove ("Village") is a Home Rule Unit pursuant to the Illinois
Constitution of 1970; and
WHEREAS, to achieve alignment with the Dundee Road Tax Increment Financing District's
Redevelopment Plan, an Amendment to the 2009 Comprehensive Plan's Future Land Use Map is
proposed; and
WHEREAS, Comprehensive Plans are long-term frameworks that can be amended at any time to
match local needs, interests, and opportunities; and
WHEREAS, the Village is seeking an amendment to Ordinance 2009-15, as amended by
Ordinance 2018-24 and 2019-021, which would designate mixed-use as the future land use for the
Dundee Road TIF District area, as legally described in Exhibit A, and as depicted in Exhibit B attached
hereto; and
WHEREAS, the mixed-use designation would allow for commercial, office, residential,
civic/cultural, and public uses as outlined in the 2023 Dundee Road Tax Increment Financing District
Eligibility Report and Redevelopment Plan and Project; and
WHEREAS, the Planning &Zoning Commission held the required public hearing on July 19, 2023,
made its findings and recommended approval of the Amendment to the 2009 Comprehensive Plan, and
prepared minutes of the public hearing which are attached as Exhibit C; and
WHEREAS, the Corporate Authorities of the Village of Buffalo Grove hereby determine and find
that the Amendment to the 2009 Comprehensive Plan is in the best interests of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF
BUFFALO GROVE,COOK AND LAKE COUNTIES, ILLINOIS, as follows:
Section 1. The preceding WHEREAS clauses are hereby adopted by the Corporate Authorities and made
a part hereof.
Section 2. The Amendment to Ordinance 2009-15, as amended, is hereby adopted as part of the Village
Comprehensive Plan Update 2009 to amend the Comprehensive Plan Land Use Map to identify a future
land use designation of mixed-use including Commercial, Office, Residential, Civic/Cultural, and Public
uses for the areas depicted on Exhibit B.
Section 3. The Village Clerk is hereby directed to file with the County Recorder of Deeds in Cook and
Lake County, notice of the adoption of the Amendment to the 2009 Comprehensive Plan.
AYES: 6-Johnson, Cesario, Ottenheimer, Stein, Pike, Weidenfeld
NAYES: 0 - None
ABSENT: 0 - None
PASSED: Au�ust 21, 2023
APPROVED: Au�ust 21, 2023
PUBLISHED: Au�ust 22, 2023
ATTEST: APPROVED:
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Janet . irabian, Village Clerk Eric N. ith, Village President
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Exhibit A
LEGAL DESCRIPTION
COOK COUNTY
THAT PART OF SECTION 5, 6, 7 AND 8,TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN COOK COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS: BEGINNING ATTHE INTERSECTION OF
THE NORTH LINE OF DUNDEE ROAD AND THE WEST LINE OF THE EAST HALF OF THE SOUTHEAST
QUARTER OF SAID SECTION 6; THENCE EAST ALONG SAID NORTH LINE OF DUNDEE ROAD TO THE WEST
LINE OF THE EAST 22 ACRES OF THE SOUTH 60 ACRES OF THE SOUTH HALF OF THE SOUTHEAST
QUARTER OF SAID SECTION 6;THENCE SOUTH ALONG LAST SAID WEST LINE TO THE NORTH LINE OF
SAID DUNDEE ROAD;THENCE EAST ALONG SAID NORTH LINE OF DUNDEE ROAD TO THE EAST LINE OF
THE WEST 200.0 FEET OF THE EAST 22 ACRES OF THE SOUTH 60 ACRES OF THE SOUTH HALF OF THE
SOUTHEAST QUARTER OF SAID SECTION 6; THENCE NORTH ALONG LAST SAID EAST LINE TO THE SOUTH
LINE OF THE NORTH 470.0 FEET OF THE EAST 22 ACRES OF THE SOUTH 60 ACRES OF THE SOUTH HALF
OF THE SOUTHEAST QUARTER OF SAID SECTION 6;THENCE EAST ALONG LAST SAID SOUTH LINE TO THE
WEST LINE OF ARLINGTON HEIGHTS ROAD SAID POINT ALSO BEING THE SOUTHEAST CORNER OF LOT 2
IN STRATHMORE WEST SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT
20142938 IN COOK COUNTY, ILLINOIS; THENCE NORTH ALONG THE WEST LINE OF ARLINGTON HEIGHTS
ROAD TO THE WESTERLY EXTENSION OF THE SOUTH LINE OF ARLINGTON HILLS IN BUFFALO GROVE
SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 19834936 IN COOK
COUNTY, ILLINOIS; THENCE EAST ALONG LAST SAID SOUTH LINE OF ARLINGTON HILLS IN BUFFALO
GROVE TO THE EAST LINE OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 5;
THENCE SOUTH ALONG LAST SAID EAST LINE OF THE WEST HALF OF THE SOUTHWEST QUARTER TO THE
SOUTHWEST CORNER OF CHATHAM SUBDIVISION UNIT NO. 4, ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT 85262907 IN COOK COUNTY, ILLINOIS; THENCE EAST ALONG THE SOUTH
LINE OF LAST SAID CHATHAM SUBDIVISION UNIT NO.4 TO THE WESTERN MOST CORNER OF
DELACOURTE SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 98513157 IN
COOK COUNTY, ILLINOIS; THENCE EAST ALONG A SOUTH LINE OF SAID DELACOURTE SUBDIVISION TO A
BEND IN THE WEST LINE OF SAID DELACOURTE SUBDIVISION; THENCE SOUTH ALONG THE WEST LINE OF
SAID DELACOURTE SUBDIVISION TO THE SOUTHWEST CORNER OF SAID DELACOURTE SUBDIVISION
BEING ALSO THE NORTH LINE OF DUNDEE ROAD; THENCE EAST ALONG THE NORTH LINE OF DUNDEE
ROAD TO THE NORTHERLY EXTENSION OF THE WEST LINE OF MILL CREEK UNIT ONE SUBDIVISION
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 20937795 IN COOK COUNTY, ILLINOIS;
THENCE SOUTH ALONG SAID WEST 28 LINE OF MILL CREEK UNIT ONE SUBDIVISION TO THE SOUTH LINE
OF GRAND SPAULDING DODGE SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS
DOCUMENT 23752075 IN COOK COUNTY, ILLINOIS; THENCE WEST ALONG THE SOUTH LINE OF SAID
GRAND SPAULDING DODGE SUBDIVISION AND ALSO THE SOUTH LINE OF GRAND SPAULDING DODGE
RESUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 25344703, IN COOK
COUNTY, ILLINOIS AND ALSO THE SOUTH LINE OF CRYSLER REALTY SUBDIVISION ACCORDING TO THE
PLAT THEREOF RECORDED AS DOCUMENT 88224282, IN COOK COUNTY, ILLINOIS TO THE WEST LINE OF
OLD ARLINGTON HEIGHTS ROAD, BEING ALSO THE EAST LINE OF FREEDOM SMALL FARMS SUBDIVISION
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 12703394, IN COOK COUNTY, ILLINOIS;
THENCE NORTH ALONG LAST SAID WEST LINE OF OLD ARLINGTON HEIGHTS ROAD TO THE SOUTH LINE
OF DUNDEE ROAD;THENCE WEST ALONG THE SOUTH LINE OF DUNDEE ROAD TO THE NORTHEAST
CORNER OF LOT 7 IN FREEDOM SMAIL FARMS SUBDIVISION ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT 12703394, IN COOK COUNTY, ILLINOIS;THENCE SOUTH ALONG THE EAST
LINE OF SAID LOT 7 TO THE SOUTHEAST CORNER OF LOT 7 IN SAID FREEDOM SMALL FARMS
SUBDIVISION;THENCE WEST TO THE SOUTHWEST CORNER OF SAID LOT 7 IN FREEDOM SMALL FARMS
SUBDIVISION;THENCE NORTH ALONG THE WEST LINE OF SAID LOT 7 IN FREEDOM SMALL FARMS
SUBDIVISION TO THE SOUTH LINE OF DUNDEE ROAD;THENCE WEST ALONG THE SOUTH LINE OF
DUNDEE ROAD TO THE CENTERLINE OF ARLINGTON HEIGHTS ROAD; THENCE SOUTH ALONG THE
CENTERLINE OF ARLINGTON HEIGHTS ROAD TO THE EASTERLY EXTENSION OF THE SOUTH LINE OF
BARBARA RESUBDIVISION BEING A RESUBDIVISION OF PART OF LOT 2 IN PLAZA VERDE UNIT ONE
SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 00818536, IN COOK
COUNTY, ILLINOIS; THENCE WEST ALONG THE SOUTH LINE OF PLAZA VERDE UNIT ONE SUBDIVISION
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 23237770, IN COOK COUNTY, ILLINOIS
TO THE WEST LINE OF THE EAST HALF OF THE NORTHEAST QUARTER OF SAID SECTION 7; THENCE
NORTH ALONG THE WEST LINE OF THE EAST HALF OF THE NORTHEAST QUARTER OF SAID SECTION 7 TO
THE CENTERLINE OF DUNDEE ROAD BEING AT THE NORTHWEST CORNER OF THE EAST HALF OF THE
NORTHEAST QUARTER OF SAID SECTtON 7;THENCE NORTH ALONG THE WEST LINE OF THE EAST HALF
OF THE SOUTHEAST QUARTER OF SAID SECTION 6 TO THE POINT OF BEGINNING, IN COOK COUNTY,
ILLINOIS.
Property Index Numbers(PINs)
03-08-101-025-0000
03-08-101-020-0000
03-08-101-021-0000
03-08-101-028-0000
03-07-201-029-0000
03-07-201-028-0000
03-07-201-030-0000
03-07-201-022-0000
03-07-201-021-0000
03-07-201-020-0000
03-06-400-025-0000
03-06-400-026-0000
03-06-400-033-0000
03-06-400-059-0000
03-05-302-003-0000
03-05-302-002-0000
03-05-303-029-0000
03-05-303-003-0000
03-08-101-022-0000
03-08-101-023-0000
03-08-101-016-0000
03-08-101-012-0000
03-08-100-008-0000
Exhibit B
Proposed Comprehensive Plan Amendment Area
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Exhibit C
Draft Minutes from the July 19, 2023 Plannin� &Zonin�Commission Meetin�
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07/19/2023
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY,JULY 19, 2023
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Mitchell Weinstein
Public Hearinqs/ltems For Consideration
1. Consideration of a Petition to the Village of Buffalo Grove for a Re-Zoning to the R-9
Multiple-Family Dwelling District with a Special.Use for a Residential Planned Unit
Development, Final Plat of Subdivision, Preliminary Plan and Zoning Variations to Allow
the Construction of a 41-Unit Townhome Development on the Property Located at 22771-
22825 N. Prairie Road. (Trustee Weidenfeld) (Staff Contact: Kelly Purvis)
Purvis, Deputy Community Development Director, provided a background on the subject
property.
Freedman, attorney for the petitioner, reviewed the variations they are seeking for the
subject property.
Schwartz, President of Bloom Street Partners, reviewed the process they began with staff
and spoke to the collaborative nature of the project.
Michel, Traffic Engineer for petitioner, reviewed the traffic study for the project.
Com. Worlikar asked Michel if a crosswalk by the train was going to be part of the access
plan for the development.
Michel said there would be no crosswalk because the track location and signals for the
train cause a safety issue.
Com. Worlikar asked if sound was a concern from the train.
Schwartz addressed the sound concerns. He noted that the developers did not believe
there was an issue and referenced the townhome development on the other side of the
tracks.
Com. Worlikar asked the petitioners about the impact the development would have on
the schools.
Perman,from the Perman Group, talked about the analysis completed to estimate the
impact to the schools. He noted that the impact would be minimal.
Com. Richards asked about water flow and water management.
Schwartz spoke to the trap that is currently there and their plans for the site.
Com. Spunt asked about EV options for residents.
Schwartz said there will be one charger per dwelling.
Com. Spunt asked about solar panels.
Schwartz said they have thought about it, but they are not there yet.
Com.Au asked staff what kind of families are moving into row homes.Additionally, Com.
Au asked staff what the difference was between the estimated student impact to the
actual student impact from the Didier Farms development.
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g.Any directional or incidental signage added to the sign package shall be reviewed
administratively by staff.
h.All landscaping shall be maintained in occordance with the approved/andscaping plan
in perpetuity.
i. The proposed development is subject to the storm water utility.
Com. Worlikar expressed his concerns over the crasswalk and the impact to the schools.
He asked if they could get a letter from the school district with their approval of the
development.
Brankin said the Village can't force the school to draft a letter but can ask and amend
the motion to include it as a condition.
Chairperson Weinstein reviewed the amendment to the motion.
Com. Richards said he feels personally satisfied with the plan and staff's review.
Com.Au asked staff what reports were provided to the school.
Purvis said they saw the same report that was included in the packet for tonight's
meeting.
Com. Richards said he would not be in favor of amending the motion.
Com. Moodhe said the Commissioners'concerns have been noted in the minutes on
the record.
RESULT: RECOMMENDATION TO APPROVE [6 TO 1]
Next: 8/21/2023 7:30 PM
AYES: Moodhe, Spunt, Weinstein, Richards, Worlikar, Davis
NAYS: Amy Au
ABSENT: Zill Khan, Sujat Saxena
2. Consideration of a Petition to the Village of Buffalo Grove for Approval of an Amendment
to Ordinance No. 2021-067, an Amendment to the Planned Unit Development and the
Preliminary Plan, with Approval of a Self-Storage Use, to Allow the Construction of a
112,268 Square Foot Self-Storage Facility on the Property at 105 Lexington Drive.
(Trustee Stein) (Staff Contact: Kelly Purvis)
Purvis provided background on the subject property.
Budgell, architect for the project, summarized the project for the self-storage facility.
Com. Au asked about emergency access and if there is a phone number for people who
might need to access it when they are closed.
eudgell said they must wait until the next day unless they arranged ahead of time.
Com.Au asked if the operation is like otherself-storage facilities.
Lapetina, owner, and developer for the project said they all operate the same. They also
have security on site and cameras.
Budgell said the area will also be well lit.
Com. Richards asked the petitioners what the view of the building will be from Lake Cook
Rd.
07/I 9/2023
Lapetina spoke to the view and said they would see the top part of the sign on the
building.
Com. Moodhe asked how tal!Ricky Rockets is.
Staff said they would look for how tall Ricky Rockets Gas Station is.
Com. Moodhe asked how much room people have maneuver U-Haul trucks.
Budgell said the access is 24 feet. The size of a two-lane road in a neighborhood.
Com. Moodhe asked how tall the doors are for the loading dock.
Budgell provided the dimensions.
Com. Moodhe asked about safety features.
Lapetina spoke to the safety feature for U-Hauls.
Com. Moodhe asked about the hours of operation.
Lapetina spoke to the hours of operation, which will be no later than 8 PM. Security
walks the area. No one would be stuck inside or on the property. He also spoke to the
emergency exits in the garage and throughout the building.
Com.Au asked if they anticipate selling anything.
Budgell said if there is room in the office, they may but just standard boxes and packing
material.
Com. Au asked if they would need a variation to sell.
Purvis explained they would not need any variations as the site is zoned to allow retail
sales.
The staff report entered as exhibit one.
Buffalo Grove Resident expressed concern over the lighting and landscaping of the other
developments and hopes this one is different.
Budgell spoke to the lighting on the building and spoke to the landscape of the site.
The public hearing closed at 9:30 PM.
Com. Richards made a motion to recommend approval of the amendment to Ordinance
No. 2021-067, an amendment to the underlying Planned Unit Development, the
Preliminary Plan, and approval of a self-storage use, all to accommodate the
construction of a new self-storage facility at 105 Lexington Drive, subject to the
following conditions:
1. The proposed development shall be developed in substantial conformance with the
plans attached as part of the petition.
2. The Final Engineering plans shall be submitted in a manner acceptable to the Village.
3. Any directional or incidental signage added to the sign package shall be reviewed
administratively by staff.
4. The landscaping on the site shall be maintained in compliance with the approved
landscape plan in perpetuity.
Motion was seconded by Com. Davis.
Com. Richards spoke in favor of the motion.
07/I 9i 3023
Com. Moodhe spoke in favor of the motion but noted his caution at the number of
storage facilities.
Com.Au asked for clarification on the corners of the building.
Purvis said that the lights would be on a timer and not on late at night.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 8/21/2023 7:30 PM
AYES: Moodhe, Spunt, Weinstein,Au, Richards, Worlikar, Davis
ABSENT: Zill Khan, Sujat Saxena
3. Comprehensive Plan Amendment (Dane Bragg, Trustee Weidenfeld) (Staff
Contact: Kelly Purvis)
Purvis provided a background information regarding the proposed Comprehensive Plan
amendment and the proposed TIF District on Dundee Road.
Com. Moodhe asked if we need to make this amendment for the Village Board to
approve the TIF District.
Purvis said that the amendment helps align the future landuse map with what is
proposed for the TIF District by allowing mixed uses.
Com. Moodhe asked if the High School within the TIF could use funds from the TIF.
Purvis said any projects would have to qualify for funds through eligible improvements.
Staff report was entered in as exhibit one.
The public hearing was closed at 9:40 PM.
Com. Richards made a motion to recommend approval of an amendment to Ordinance
No. 2009-15, which adopted the "Village Comprehensive Plan Update 2009';for the
Dundee Road TIF area to have future land use designation of mixed-use including
Commercial, Office, Residential, Civic/Cultural, and public uses as outlined in the Dundee
Road TIF District Eligibility Report and Redevelopment Plan and Project.
Motion second by Com. Worlikar.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS)
Next: 8/21/2023 7:30 PM
AYES: Moodhe, Spunt, Weinstein, Au, Richards, Worlikar, Davis
ABSENT: Zill Khan, Sujat Saxena
Reqular Meetinq
Other Matters for Discussion
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting -Jun 21, 2023 7:30 PM
07/I 9/2023
RESULT: ACCEPTED AS AMENDED[UNANIMOUS)
AYES: Moodhe, Spunt, Weinstein, Au, Richards, Worlikar, Davis
ABSENT: Zill Khan, Sujat Saxena
Chairman's Report
Committee and Liaison Reports
Com. Richards reviewed the liaison report from the most recent Village Board Meeting.
Staff ReportlFuture Aqenda Schedule
Purvis provided details on the future agenda schedule.
Public Comments and Questions
Adiournment
The meeting was adjourned at 9:45 PM
Action Items
Kelly Purvis
APPROVED BY ME THIS 19th DAY OF Julv , 2023