2024-01-02 - Resolution 2024-01 - APPROVING AN ASSIGNMENT AND ASSUMPTION OF THE ANNEXATION AGREEMENT GRANTED BY ORDINANCE NO. 2023-104 RESOLUTION NO.2024-01
A RESOLUTION APPROVING AN ASSIGNMENT AND ASSUMPTION OF THE ANNEXATION AGREEMENT
GRANTED BY ORDINANCE NO.2023-104
WHEREAS,the Village of Buffalo Grove ("Village") is a Home Rule Unit pursuant to the Illinois
Constitution of 1970; and
WHEREAS,on August 21,2023,the Village Board approved an Annexation Agreement by
adoption of Ordinance 2023-104,attached hereto as Exhibit B,for Bloom Street Partners, LLC("Bloom")
for the Prairie Pointe Development commonly referred to as at 22771-22825 N. Prairie Road, Buffalo
Grove("Property");and
WHEREAS, Prairie Pointe Partners Buffalo Grove LLC,an Illinois limited liability company
("Prairie"),an affiliate of and successor-in-interest to Bloom Street Partners, LLC("Bloom"),closed and
acquired the Property on December 20,2023;and
WHEREAS, Prairie Pointe Partners Buffalo Grove LLC will still assume all obligations outlined in
the Annexation Agreement and will be subject to the terms and conditions outlined in the Assignment
and Assumption Agreements attached hereto as Exhibit A.
NOW,THEREFORE,BE IT RESOLVED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF BUFFALO GROVE,COUNTIES OF COOK AND LAKE,STATE OF ILLINOIS,that the Village
President and Village Clerk are hereby authorized and directed to execute an Assignment and
Assumption Agreement of the Annexation Agreement for the Prairie Pointe Development,subject to the
final review and approval of the Village Attorney,a copy of said Agreement being attached hereto and
being made a part hereof.
AYES: 6—Johnson,Cesario,Ottenheimer,Stein, Bocek,Weidenfeld
NAYES: 0-None
ABSENT: 0-None
PASSED: January 2,2024
APPROVED: January 2,2024
ATTEST: APPROVED:
_ � ���tN2,�u.�es't„
Janet`�-��,��;�t�,1�+�r,��e Clerk Eric N.Smith, .�a e President
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Exhibit A
ASSIGNMENT AND ASSUMPTION OF THE ANNEXATION AGREEMENT
Prepared By:
Patrick T. Brankin
Schain,Banks,Kenny & Schwartz,
Ltd. 70 W. Madison St., Ste. 5300
Chicago, IL 60602
ASSIGNMENT AND ASSUMPTION OF ANNEXATION AGREEMENT
'This Assignment (this "Assignment") is executed by Rainer B. Burckhardt and
Peggy Jayne Kronenberger, Trustee of the P. Kronenberger Living Trust dated November
2, 2012, as restated September 7, 2018 and further cited as November 2, 2019 ("Prior
Owners"), Prairie Pointe Partners Buffalo Grove LLC, an Illinois limited liability company
("Prairie "), an affiliate of and successor-in-interest to Bloom Street Partners, LLC
("Bloom"), and by the Village of Buffalo Grove, an Illinois municipal corporation
("Village") (hereinafter collectively referred to as the"Parties").
the Parties state as follows:
A. This Assignment pertains to the real estate described on Exhibit A attached
hereto and commonly known as 22771-22825 N. Prairie Road, Buffalo Grove, Illinois (the
"Property").
B. Bloom entered into that certain Annexation Agreement, dated as of
��� Z►, 202-3 , 2023, by and between Bloom as Developer, the Village of
Buffa Grove and Prior Owners, as Owners, and recorded in the Office of the Lake
County Recorder of Deeds on� .l� , 2023 as Document No.���-g�l�, (the
"Agreement").
C. Prairie closed and acquired the Property from the Prior Owners on
December 20, 2023.
D. Prior Owners and Bloom, have certain privileges, rights, title and interests
and obligations ("Interests") owned or held in connection with the Agreement, as Owners
and Developer respectively, as defined in the Agreement.
E. In conjunction with the closing and acquisition of the Property, Prior Owners
and Bloom each, respectively, transfers, conveys, grants and assigns any and a11 Interests each
has under the Agreement, as Owners and Developer to Prairie subject to the approval of the
Village, as set forth in this Assignment;
F. The Village approves the Assignment to Prairie of allof the respective Interests
Prior Owners and Bloom held pursuant to the Agreement and Prairie accepts this Assignment
and assumes and agrees to be bound by the respective Interests of Prior Owners, as Owners,
and Bloom, as Developer under the Agreement, all on the terms and conditions provided
herein.
G. The Parties agree that this Assignment shall be effective as of the date on which '
Prairie acquired title to the Property ("Acquisition Date"). Effective as of the Acquisition Date, i
Prairie shall be responsible for and shall comply with all terms, covenants, obligations and 'i
conditions of Developer and Owners as set forth in the Agreement. It is expressly a term and ',
condition of this Assignment,that Prairie agrees that it shall timely commence and complete all
terms, covenants, obligations, requirements and conditions of Developer and Owner under the
Agreement. Prairie represents that it has accepted, and has assumed and agreed to make all
payments and to perform all other obligations of the Prior Owners, as Owners, and Bloom, as
Developer, under the Agreement, including, but not limited to those obligations accruing prior
to or on the Acquisition Date. Prior Owners sha11 be released from any liabiliiy for all terms,
covenants, obligations and conditions of Owners as set forth in the Agreement.
H. Prairie hereby indemnifies the Village, and agrees to defend and hold harmless
the Village, from and against any and all liability, loss, damage and expense, including, without
limitation, reasonable attorney's fees actually incurred, that the Village may or shall incur under
the Agreement by reason of any failure or alleged failure of Prairie to have complied with or to
have performed the obligations of the Owners and Developer under the Agreement which are to
be performed by Prairie either before or on or after the Acquisition Date.
I. Any costs and expenses, including attorneys' fees (which shall include the cost of
any time expended by any in-house counsel of the Village) incurred by the Village in connection
with this Assignment and any proposed or purported assignment, transfer or sublease shall be
borne by Prairie and shall be payable to the Village on demand as a Developer cost.
J. Effective as of the Acquisition Date, the Village, as evidenced by its execution of
the Village's Consent (the "Consent") attached to and made a part of this Assignment, hereby
consents to this Assignment.
K. GOVERNING LAW: This Assignment shall be construed, interpreted, and
enforced pursuant to the applicable laws in the Sta.te of Illinois.
L. THE VILLAGE IS THIRD PARTY BENEFICIARY: It is fully intended,
acknowledged and agreed to that the Village be and hereby is a third party beneficiary of this
Assignment and shall be entitled to and may enforce the terms, covenants and conditions
contained herein as each may apply to the Village.
M. MISCELLANEOUS PROVISIONS:
(a) The terms and conditions of this Assignment shall be binding upon and shall inure
to the benefit of the parties hereto and their respective successors and assigns.
(b) This Assignment may be executed in counterparts, each of which will be deemed
an original document,but all of which will constitute a single document.
(c) All defined terms not otherwise defined herein shall have the same meaning as
defined in the Agreement.
(d) Each of the parties hereto hereby each represent and warrant that the person
signing this Assignment and/or the Consent is duly authorized to execute and deliver this
Assignment andlor Consent on behalf of such party, and that this Assignment and/or Consent is
binding upon the party.
[THE REMAINDER OF TffiS PAGE LEFT INTENTIONALLY BLANK.]
IN WITNESS WHEREOF, in consideration for good and valuable consideration in
hand paid, Prior Owners and Bloom does each hereby assign to, and Prairie hereby accepts
and assumes all of Prior Owners' and Bloom's respective Interests, as set forth herein,
effective as of the Assignment Date.
Rain B. B ckhar t
The P. Kronenberger Living Trust dated November
2, 2019
By:
Peggy Jayne Kronenberger, Trustee
Bloom Street Partners, LLC, an Illinois limited
liability company
By:
Prairie Pointe Buffalo Grove,LLC, an Illinois
limited liability company
By: ,
IN WITNESS WHEREOF, in consideration for good and valuable consideration in
hand paid, Prior Owners and Bloom does each hereby assign to, and Prairie hereby accepts
and assumes all of Prior Owners' and Bloom's respective Interests, as set forth herein,
effective as of the Assignment Date.
Rainer B.Burckhazdt
The P.Kronenberger Living Trust dated November
2, 2012, as restated September'7,2018 and further
cited as November 2,2019
By= ��+stis,-�G��w
Peggy ayne. onenberger, Trustee
Bloom Street Partners,LLC, an Illmois limited
liability company
By:
Prairie Pointe Partners Buffalo Grove,LLC, an
Illinois limited liability company
By:
IN WITNESS WHEREOF, in consideration for good and valuable consideration in
hand paid, Prior Owners and Bloom does each hereby assign to, and Prairie hereby accepts
and assumes all of Prior Owners' and Bloom's respective Interests, as set forth herein,
effective as of the Assignment Date.
Rainer B. Burckhardt
The P.Kronenberger Living Trust dated November
2, 2012, as restated September 7, 2018 and further
cited as November 2, 2019
By:
Peggy Jayne Kronenberger, Trustee
�
Bloom Stre rs; - C, an Illinois limited
liability c �
By: /�.
i
Prairie Point ers Buffalo Grove, LLC, an
Illinois limi e lia�i ' co -any
By: �
�
STATE OF ILLINOIS )
) SS
COUNTY OF� ,�e )
I, ���rltiC..Yv� ��� , a notary public in and for the said County, in the State
aforesaid,DO HEREBY CERTIFY that Rainer B. Burckhardt, personally known to me to be
the same person whose name is subscribed to the foregoing instniment, appeared before me
this day in person, and acknowledged that he signed, sealed and delivered the said instrument
as his free and voluntary act, for the uses and purposes therein set forth.
Given under my hand and official seal,this�day of ,2023.
KRYSIA W RESSLER �
Officiat seal ot y Pub11C
Notary Public-State of Illinois
My Commission Expires Jul 23, 2026
t�levada.
STATE OF•�� 8� )
} SS
COUNTY OF� )
I,��t?.Y1�GQ�,1'(zWlc� ,a notary public in and for the said County, in the State
aforesaid,DO HEREBY CERTIFY that Peggy Jayne Kronenberger,Trustee of The P.
Kronenberger Living Trust dated November 2,2012, as restated September 7,2018 and further
cited as November 2,2019,personally known to me to be the same person whose name is
subscribed to the foregoing insirument,appeared before me this day in person, and
acknowledged that she signed, sealed and delivered the said instrument as her free and
voluntary act,for the uses and purposes therein set forth.
Given under my hand and official seal,this�day of � 2023. �
Ty SONIA ELIZABETH MIRANDA
° `' NOTARY PUBLIC
� STATE OF NEVADA NOtaTy IiC
,,�ryA�,r� My Commission Expires:07-06-25
CerCrficate No:13-11820-1
STATE OF ILLINOIS )
) SS
COUNTY OF COOK )
I, ��l1 ���'�C,�(lVT�1� , a notary public in and for the said County, in the
State aforesaid, DO HEREB CERTIFY that��Y���'�I�.�Inwl�rf� , Manager of Bloom
Street Partners LLC, an Illinois limited liability company, personally known to me to be the
same person whose name is subscribed to the foregoing instruxnent, appeared before me this
day in person, and acknowledged that he signed, sealed and delivered the said instrument as his
free and voluntary act, for the uses and purposes therein set forth.
Given under my hand and official seal,this ��ay of � �.� ,2023.
ERIN M STACHYRA
NOTAqY OFFICIAL SEAL Notary Public
Pue��c Notary Public-State of Illinols
STATE OF
1LLINOIS My Commission Facpires
October 17,2026
STATE OF ILLINOIS )
) SS
COUNTY OF COOK )
I, �Y�����0.(,�.y if� , a notary ublic in and for the said County, in the
State aforesaid, DO HEREBY CERTIFY that'(J�djC I�c�f�,�C�lv�f�,t�� Manager of Prairie
Pointe Parhiers Buffalo Grove LLC, an Illinois limited liability company, personally known to
me to be the same person whose name is subscribed to the foregoing instrument, appeared i
before me this day in person, and acknowledged that he signed, sealed and delivered the said ��,
insir�,unent as his free and voluntary act, for the uses and purposes therein set forth. I,
Given under my hand and official seal,this��day of � , 2023. I�
ERIN M STACHYRA II
NOTAflY OFFICIAL SEAL
Pusuc Notary Pubiic-State of Illinois Notary Publi
STATE OF
ru�Nws My Commission Expires
October 17,2026
�
Consent of Assi�nment
The Village of Buffalo Grove hereby accepts the above and foregoing assignment and
releases the Prior Owners as stated therein.
VILLAGE OF BUFFALO GROVE, a
municipal corporation
B .
Name: Eric S '
Title: Village President
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Attest: �_�. >._ �'='�'�-- �
Name: Jan rabian �= ti 7 —' �%
Title: Village Clerk ��" � ��"'-,�.` ==�=
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EX�IIBIT A �
LEGAL DESCRIPTION
1t
File No : 22861207-A-IL
EXHIBIT A
The land is situated in the County of Lake, State of Illinois, as follows:
22861207-IL
A PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 21,
TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,AND
DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE CENTER OF THE HALF
DAY AND MCHENRY ROAD AND THE QUARTER SECTION LINE RUNNING NORTH AND SOUTH
THROUGH THE ABOVE MENTIONED SECTION 21;THENCE RUNNING SOUTH ALONG SAID
QUARTER SECTION LINE 9.93 CHAINS;THENCE EAST 6.55 CHAINS TO THE WEST LINE OF THE
RIGHT OF WAY OF THE WISCONSIN CENTRAL RAILWAY(NOW CALLED MINNEAPOLIS, ST.
PAUL AND SAULT STE. MARIE RAILWAY);THENCE NORTHWESTERLY ALONG SAID WEST LINE
OF SAID RIGHT OF WAY 10.05 CHAINS TO THE CENTER OF THE ABOVE MENTIONED HALF
DAY AND MCHENRY ROAD;THENCE WEST 2.64 CHAINS TO THE PLACE OF BEGINNING, IN
LAKE COUNTY, ILLINOIS.
From 22860640-IL:
THAT PART OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF SECTION 21,TOWNSHIP 43 NORTH,
RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING
AT A POINT ON THE WEST LINE OF THE NORTHEAST 1/4, 1382.3 FEET NORTH OF THE
SOUTHWEST CORNER THEREOF;THENCE NORTH ON SAID WEST LINE OF THE NORTH EAST
1/4, 84.62 FEET;THENCE NORTHEASTERLY WITH AN ANGLE OF 85 DEGREES 09 MINUTES TO
THE RIGHT OF THE LAST MENTIONED LINE,AS PRODUCED NORTHERLY 413.3 FEET TO THE
WESTERLY RIGHT OF WAY LINE OF THE SOO LINE RAILROAD;THENCE SOUTHEASTERLY ON
THE WESTERLY LINE OF SAID RAILROAD RIGHT OF WAY, 116.2 FEET;THENCE WESTERLY
454.7 FEET TO THE POINT OF BEGINNING, IN LAKE COUNTY, ILLINOIS.
Commonly Known As: 22771 N and 22825 N. Prairie Road, Prairie View, Illinois, 60069
Parcel Identification Number: 15-21-200-032 and 15-21-200-014
ATA NATIONAL TITLE GROUP, LLC
175 E. Hawthorn Pkwy., Suite 135
Vernon Hills, IL 60061
Ph:(847)281-9332 Fax:(847)281-9334
ORDINANCE NO. 2023-104
AN ORDINANCE APPROVING AN ANNEXATION AGREEMENT
22771 AND 22825 PRAIRIE ROAD
WHEREAS,the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois Constitution of
1970; and
WHEREAS, there has heretofore been submitted to the Corporate Authorities of the Village of
Buffalo Grove petitions to annex the property legally described in Exhibit A hereto; and
WHEREAS, there has been submitted to the Corporate Authorities of the Village of Buffalo Grove
an Annexation Agreement; and
WHEREAS, proper and due notice of the public hearing on August 21, 2023 concerning said
Annexation Agreement and zoning have been given and the public hearing was held; and
WHEREAS, it is determined to be in the best interest of the Village of Buffalo Grove to approve
said Annexation Agreement.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF
BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS:
Section 1. The Annexation Agreement, a copy of which is attached hereto and made a part hereof as
Exhibit B, is approved.
Section 2. The President and Clerk of the Village are hereby authorized to execute said Agreement on
behalf of the Village of Buffalo Grove.
Section 3. This Ordinance shall be in full force and effect from and after its passage and approval. This
Ordinance shall not be codified.
AYES: 6—Johnson, Cesario,Ottenheimer,Stein, Pike,Weidenfeld
NAYES: 0- None
ABSENT: 0- None
PASSED: August 21, 2023
APPROVED: August 21, 2023
PUBLISHED: August 22, 2023
Fi7TtiST: - ' . �' APPROVED:
_ � �'`
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Janet 1 rabian, V�;lage Clerk Eric N. Smith, President
This document was prepared by:
Nicole Woods
Director of Community Development
Village of Buffalo Grove
50 Raupp Boulevard
Buffalo Grove, IL 60089
Mail to:
Village Clerk
Village of Buffalo Grove
50 Raupp Boulevard
Buffalo Grove, IL 60089
EXHIBITA
LEGAL DESCRIPTION
SUBIECT PROPERTY COMMON ADDRESS: 22771 & 22825 Prairie Road, Prairie View
THAT PART OF THE WEST% OF THE NORTHEAST% OF SECTION 21, TOWNSHIP 43 NORTH, RANGE 11,
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE
WEST LINE OF THE NORTH % 1382.3 FEET NORTH OF THE SOUTHWEST CORNER THEREOF; THENCE
NORTH OF SAID WEST LINE OF THE NORTH EAST %, 84.62 FEET; THENCE NORTHEASTERLY WITH AN
ANGLE OF 85 DEGREES 09 MINUTES TO THE RIGHT OF THE LAST MENTIONED LINE, AS PRODUCED
NORTHERLY 413.3 FEETTO THE WESTERLY RIGHT OF WAY LINE OF THE SOO LINE RAILROAD;THENCE
SOUTHEASTERLY ON THE WESTERLY LINE OF SAID RAILROAD RIGHT OF WAY, 116.2 FEET; THENCE
WESTERLY 454.7 FEET TO THE POINT OF BEGINNING, IN LAKE COUNTY, ILLINOIS.
A PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 21,TOWNSHIP 43
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, AND DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE CENTER OF THE HALF DAY AND MCHENRY ROAD AND THE
QUARTER SECTION LINE RUNNING NORTH AND SOUTH THROUGH THE ABOVE MENTIONED SECTION
21; THENCE RUNNING SOUTH ALONG SAID QUARTER SECTION LINE 9.93 CHAINS; THENCE EAST 6.55
CHAINS TO THE WEST LINE OF THE RIGHT OF WAY OF THE WISCONSIN CENTRAL RAILWAY (NOW
CALLED MINNEAPOLIS, ST. PAUL AND SAUK STA. MARIE RAILWAY); THENCE NORTHWESTERLY
ALONG SAID WEST LINE OF SAID RIGHT OF WAY 10.05 CHAINS TO THE CENTER OF THE ABOVE
MENTIONED HALF DAY AND MCHENRY ROAD; THENCE WEST 2.64 CHAINS TO THE PLACE OF
BEGINNING, IN LAKE COUNTY, ILLINOIS.
PARCEL INDEX NUMBERS: 15-21-200-014, 15-21-200-032
EXHIBIT B
ANNEXATION AGREEMENT
a
Annexation Agreement I
1
8-9-23
ANNEXATION AGREEMENT
22771&22825 PRAIRIE ROAD, PRAIRIE VIEW
BLOOM STREET PARTNERS, LLC �
This agreement (hereinafter referred to as the "Agreement") made and entered into this 2��
day of �u�IAS� 2023, by and between the VILLAGE OF BUFFALO GROVE (hereinafter referred
T-
to as "Village") by and through the President and Board of Trustees of the Village (hereinafter
collectively referred to as the "Corporate Authorities") and Bloom Street Partners, LLC, 3190
Doolittle Drive, Northbrook, IL 60062 (hereinafter referred to as " Developer") and Rainer B.
Burckhardt and Peggy Jayne Kronenberger, Trustee of the P. Kronenberger Living Trust Dated
November 2, 201Z, as restated September 7, 2018 and further cited as November 2, 2019
(hereinafter referred to as "Owners").
WITNESSETH:
WHEREAS,the Village of Buffalo Grove is a Home Rule Unit by virtue of the provisions of
the Constitution of the State of Illinois of 1970; and,
WHEREAS, Owner is the owner of a certain tract of property (hereinafter referred to as
the"Property") comprising approximately 4.27 acres legally described and identified in the Legal
Description, attached hereto as EXHIBIT A and made a part hereof, and which real estate is
contiguous to the corporate limits of the Village; and,
WHEREAS, a Plat of Annexation, including certain street right-of-way adjacent to the
Property,is attached hereto as EXHIBIT B,which depicts a total area of 4.266 acres to be annexed;
and,
WHEREAS, Developer is the contract purchaser with the Owners of the Property; and,
WHEREAS, Developer desires and proposes pursuant to the provisions and regulations
applicable to the R�9 District of the Village Zoning Ordinance, with a special use as a Residential
2
Planned Unit Development,to develop the Property in accordance with and pursuant to a certain
Preliminary Plan prepared by Linden Group and dated as last revised June 27, 2023, and also a
certain Preliminary Engineering Plan prepared by Pearson Brown & Associates and dated April
28, 2023 and last revised May 30, 2023, (hereinafter jointly referred to as "Preliminary Plan") a
copy of which Preliminary Plan is attached hereto as EXHIBITS C and D and incorporated�herein,
and subject to all other exhibits attached hereto or incorporated by reference herein. Said
development of the Property shall consist of 41 attached single-family units within 7 buildings,
to be to be constructed by the Developer.
WHEREAS, pursuant to the provisions of Section 5/11-15.1-1 et seg., of the Illinois
Municipal Code (65 ILCS 5/11-15.1-1 et seg.) and as the same may have been modified by the
Village's Home Rule powers, a proposed Annexation Agreement was submitted to the Corporate '
Authorities and a public hearing was held thereon pursuant to notice as provided by Statute;and,
WHEREAS, pursuant to due notice and advertisement,the Planning&Zoning Commission
of the Village has held a public hearing and made its recommendations with respect to the
requested zoning classification in the R-9 District with a special use as a Residential Planned Unit
Development, Plat of Subdivision and Preliminary Plan with variations from the Village Zoning
Ordinance; and,
WHEREAS,the President and Board of Trustees after due and careful consideration have
concluded that the annexation of the Property to the Village and its zoning and development on
the terms and conditions herein set forth would further enable the Village to control the
development of the area and would serve the best interests of the Village.
NOW, THEREFORE, in consideration of the premises, mutual covenants and agreements
herein set forth,the parties hereto agree as follows:
1. Applicable Law. This Agreement is made pursuant to and in accordance with the
provisions of Section 5/11-15.1-1 et seq., of the Illinois Municipal Code (65 ILCS 5/11-15.1-1 ef
seq.)and as the same may have been modifiied by the Village's Home Rule powers.The preceding
whereas clauses are hereby made a part of this Agreement.
2. A�reement:Compliance and Validitv. The Owners have filed with the Village Clerk
_,.�
3
of the Village a proper petition pursuant to and in accordance with the provisions of Section 5/7-
1-8 of the Illinois Municipal Code (65 ILCS 5/7-1-8) and as the same may have been modified by
the Village's Home Rule powers, conditioned on the execution of this Agreement and the
compliance with the terms and provisions contained herein,to annex the Property to the Village.
It is understood and agreed that this Agreement in its entirety, together with the aforesaid
petition for annexation,shall be null,void and of no force and effect unless the Property is validly
annexed to the Village and is validly zoned and classified in the R-9 District, all as contemplated
in this Agreement. No portion of the Property shall be disconnected from the Village without the
prior written consent of its Corporate Authorities.
3. Enactment of Annexation Ordinance. The Corporate Authorities, within twenty-
one (21) days of the execution of this Agreement by the Village, will enact an ordinance
(hereinafter referred to as the "Annexation Ordinance") annexing the Property to the Village.
Said Annexation Ordinance shall be recorded at the Lake County Recorder's Office along with the
Plat of Annexation (attached hereto as EXHIBIT B).
4. Enactment of Zonin� Ordinance. Within twenty-one (21) days after the passage
of the Annexation Ordinance, the Corporate Authorities shall enact an ordinance zoning the �
Property in the R-9 District, with a special use for a Residential Planned Unit Development, '
subject to the restrictions further contained herein and all applicable ordinances of the Village of
Buffalo Grove as amended from time to time. Said zoning shall be further conditioned on the
development of the Property in accordance with the Preliminary Plan (EXHIBITS C and D) and
other exhibits attached hereto or incorporated by reference herein.
5. Approval of Plans. The Corporate Authorities hereby approve the Preliminary Plan
(EXHIBITS C and D)and Exhibifs E and F pursuant to the provisions of the Development Ordinance.
The Corporate Authorities agree to approve a Development Plan (including a plat of
consolidation) based on final versions of the plans and drawings of the development of the
Property as submitted by the Developer provided that the Development Plan shall:
a) conform to the approved Preliminary Plan and Exhibits E and F, and
b) conform to the terms of this Agreement and all applicable Village Ordinances as
4
amended from time to time; and
c) conform to the approved Development Improvement Agreement as amended
from time to time.
6. Compliance with Applicable Ordinances. The Developer agrees to comply with all
ordinances of the Village of Buffalo Grove as amended from time to time in the development of I'
the Property, provided that all new ordinances, amendments, rules and regulations relating to
zoning, building and subdivision of land adopted after the date of this Agreement shall not be
arbitrarily or discriminatorily applied to the Property but shall be equally applicable to all
property similarly zoned and situated to the extent possible. Developer, in the development of
the Property, shall comply with the standards set forth in the Village of Buffalo Grove
Development Ordinance as amended from time to time. Notwithstanding the foregoing, the
Village shall not apply new ordinances or regulations to the Property to the extent that the
ordinances or regulations would prevent development of the Preliminary Plan approved herein.
7. Amendment of Plan. If the Developer desires to make changes to
to the Preliminary Plan, or Exhibits E and F, as herein approved, the parties agree that such
changes to the Preliminary Plan or Exhibits E and F will require, if the Village so determines,the
submission of amended plats or plans, together with proper supporting documentation, to the
Planning&Zoning Commission and/or the Corporate Authorities to consider such changes to the
Preliminary Plan.The Corporate Authorities may,in their sole discretion,require additional public
hearings and may review the commitments of record contained in this Agreement,including, but
not limited to fees, prior to final consideration of any change to the Preliminary Plan and Exhibits
E and F. The Village Manager is hereby authorized to approve such minor changes as he deems
appropriate.
8. Buildin�Permit Fees. The building permit fees may be increased from time to time
so long as said permit fees are applied consistently to all other devetopments in the Village to the
extent possible. In the event a conflict arises between the Developer and the Village on any
engineering and technical matters subject to this Agreement, the Village reserves the right to
pass along any and all additional expenses incurred by the use of consultants in the review and
5
inspection of the development from time to time. Developer shall pay any non-discriminatory
new or additional fees hereinafter charged by the Village to developers of properties within the
Village.
9. Water Provision. The Developer shall be permitted and agrees to tap on to the
Village water system at points recommended by the Village Engineer which points to the extent
shown on EXHIBIT D are hereby approved by the Village. It is understood, however,that changes
to the Preliminary Engineering Plan may be required at the time of Final Engineering. The
Developer further agrees to pay to the Village such fees in accordance with the applicable Village
Ordinances at the time of the issuance of the water and sewer permits.The Developer agrees to
accept any increase in water rates and tap on fees provided such rates and fees apply consistently
to all other similar users in the Village to the extent possible. Following such tap on,the Village �
agrees to provide to the best of its ability and in a non-discriminatory manner water service to
all users on the Property in accordance with the Preliminary Plan. Watermains serving the
Property and those approved as part of the development shall be installed by the Developer and,
except for service connections to the buildings shall, upon installation and acceptance by the
Village through formal acceptance action by the Corporate Authorities, be dedicated to the
Village and become a part of the Village water system maintained by the Village.
10. Storm and Sanitary Sewer Provisions.
a. The Corporate Authorities agree to cooperate with the Developer and to use their
best efforts to aid Developer in obtaining such permits from governmental agencies having
jurisdiction as may be necessary to authorize connection from the proposed development to the
Lake County Department of Public Works for the collection of sewage. The Developer shall
construct on-site and off-site sanitary sewers as may be necessary to service the Property, in
accordance with EXHIBIT D. It is understood, however, that changes to the Preliminary
Engineering Plan may be required at the time of Final Engineering. Upon installation and
acceptance by the Village through formal acceptance action by the Corporate Authorities, the
Corporate Authorities agree to operate and maintain such systems, except for sanitary sewer
service connections.The Developer agrees to accept any increase in sewer rates and tap on fees,
�
6
provided that such fees and rates are applied consistently to all similar users in the Village to the
extent possible.
b. The Developer shall also construct any storm sewers which may be necessary to
service the Property, in accordance with EXHIBIT D. It is understood, however, that changes to
the Preliminary Engineering Plan may be required at the time of Final Engineering.
11. Draina�e Provisions. The Developer shall fully comply with any request of the
Village Engineer related to the placement of buildings on lots, to preserve drainage standards.
The Developer shall install any storm sewers and/or inlets which are required to eliminate
standing water or conditions of excess sogginess which may, in the opinion of the Village
Engineer, be detrimental to the growth and maintenance of tawn grasses.
12. Owner/Developer Recapture of Utilitv Costs. Not Applicable.
13. Pavment of Recapture Fees Owed. Any amount of recapture required to be paid
by this Property shall be due and payable to the Village upon platting of the subdivision.
14. Security for Public and Private Site Improvements. Security for public and private
site improvements shall be provided in accordance with the Development Ordinance, and the
Development Improvement Agreement(EXHIBIT G) as amended from time to time.Any letter of
credit issued for such improvements shall be drawn on a financial institution of net worth
reasonably satisfactory to the Village Attorney. The issuer may have an equitable or lending ',
interest in the Property provided that the letter of credit, either by its own terms or by separate '
written assurances of the issuer, shall be honored irrespective of that interest. The Village shall
have the right to draw up to the full amount of the letter of credit in order to complete,and have
formal acceptance of, all improvements secured by the letter of credit. I
15. Exhibits. The following EXHIBITS, some of which were presented in testimony ',
given by the Developer or the witnesses during the hearings held before the Planning & Zoning
Commission and the Corporate Authorities prior to the execution of this Agreement, are hereby
incorporated by reference herein, made a part hereof and designated as shown below.
EXHIBIT A Legal Description ,
EXHIBIT B Plat of Annexation ',
�
EXHIBIT C Preliminary Plan
EXHIBIT D Preliminary Engineering Plan
EXHIBIT E Landscaping Plan
EXHIBIT F Architectural Rendering
EXHIBIT G Sample Development Improvement Agreement
16. Annexation Fee. Developer agrees to pay an annexation fee of$1,500 per unit for
the 41 units, which fee shall be payable pro rata at issuance of building permits. This fee,
however, shall be paid in full prior to the expiration of this Agreement.
17. Buildin�, Landscapin� and Aesthetics Plans. Developer will submit final building
and landscaping plans (which landscaping plans shall confiorm to the requirements of Village
Ordinances) for final approval by the Village before commencing construction of buildings.
Lighting and signage shall be compatible with surrounding areas as approved by the Village.
Phases not under construction or completed shall be maintained in a neat and orderly fashion as
determined by the Village Manager.The exterior elevations of the buildings to be constructed by
the Developer shall comply with the plans approved by the Village. It is understood and agreed
that minor modifications pertaining to the exterior elevations may be desired by the Developer,
and to the extent practicable,the Village may review said modifications administratively. Major
changes may be subject to review by the Appearance Review Team (ART) and/or the Planning& I
Zoning Commission. !
18. Maintenance Obli�ations. The Village shall have the right, but not the obligation,
to enforce the obligations of the Developer set forth in this paragraph 18,and further shall have
the right, upon thirty (30) days prior written notice specifying the nature of a default, to enter
upon the Property and cure such default,or cause the same to be cured at the cost and expense
of the Developer.The Village shall also have the right to charge or place a lien upon the Property
for repayment of such costs and expenses,including reasonable attorneys'fees in enforcing such
obligations, subordinate in any event to any prior lien thereon.
Developer shall maintain (including but not by way of limitation, repair and replace) the
following areas as depicted on Exhibits A through F:
8
a. all private roadways, curbs, sidewalks, and walking paths on the Property;
b. stormwater facilities and drainage systems;
c. parking and landscaping areas; "No Parking" pavement markings and signage;
d. snow removal for private roadways, private driveways and public sidewalks and
storage of excess snow in appropriate off-street locations which shall not in any
way impede the Village's snow removal operations on public streets.
19. Park District Donations. Developer agrees to comply with the provisions of Title
19 of the Buffalo Grove Municipal Code as amended from time to time regarding park donations.
Developer agrees to make cash contributions to the Village for conveyance to the Buffalo Grove
Park District to fulfill the obligation of the Property concerning park donations in accordance with
Title 19 of the Buffalo Grove Municipal Code.
20. School District Donations. Developer agrees to comply with the provisions of Title
19 of the Buffalo Grove Municipal Code as amended from time to time regarding school
donations. Developer agrees to make cash contributions to the Village for conveyance to School
Districts 103 and 125 according to the criteria of said Title.
21. Library District Donations. Developer agrees to comply with the provisions of Title
19 of the Buffalo Grove Municipal Code as amended from time to time regarding library
donations.
22. Conditions Concernin�Parks, School, and Library Donations. It is understood and
agreed that rooms in the residential units labeled as dens, lofts, studies or libraries on the floor
plans will be counted as bedrooms for the purposes of calculating park, school and library
donations,if,in the judgment of the Village,said rooms can be used as bedrooms.It is understood
and agreed that the per acre land value used to compute said cash contributions may be
increased from time to time,and cash contributions made at the time of building permit issuance
shall be based on the land value in effect at the time of permit issuance.
23. Annexation to the Buffalo Grove Park District. The Developer agrees, at the
request of the Buffalo Grove Park District,to annex any part or all of the subject Property to said
Park District.Said annexation shall be completed within sixty days(60) days of the request of the
9
Park District.
24. Facilitation of Development. Time is of the essence of this Agreement, and all
parties will make every reasonable effort to expedite the subject matters hereof. It is further
understood and agreed that the successful consummation of this Agreement and the
development of the Property is in the best interests of all the parties and requires their continued
cooperation. The Developer does hereby evidence its intention to fully comply with all Village
requirements, its willingness to discuss any matters of mutual interest that may arise, and its
willingness to assist the Village to the fullest extent possible. The Village does hereby evidence
its intent to cooperate in the resolution of mutual problems and its willingness to facilitate the
development of the Property, as contemplated by the provisions of this Agreement.
25. Enforceabilitv of the A�reement. This Agreement shall be enforceable in any court
of competent jurisdiction by any of the parties or by an appropriate action at law or in equity to �
secure the perFormance of the covenants herein described. If any provision of this Agreement is
held invalid, such provision shall be deemed to be excised herefrom and the invalidity thereof
shall not affect any of the other provisions contained herein.
26. Term of A�reement. This Agreement is binding upon the Property, the parties
hereto and their respective grantees,successors and assigns for a term of twenty(20)years from
the date of this Agreement. Developer is under contract to purchase the Property from Owners,
with an intent to close on or before December 31, 2023 after the Village has approved this
Agreement.As such,the Village acknowledges that, upon closing, Bloom Street, LCC, or an entity
which controls, is controlled by or is under common ownership with Bloom Street, LCC shall be
entitled to develop the Property consistent with this Agreement.Otherwise,this Agreement shall
not be assigned to any other party or entity without prior written consent of the Village Manager.
If the Developer fails to close on the Property on or before December 31, 2023, all rights and
benefits of this Agreement and the approved Planned Unit Development and Rezoning
Ordinances shall not be given to the Owner and the Property, and this Agreement shall be null
and void, and the property may be rezoned R-E, One-Family Dwelling District, at the option of
the Village. This Agreement may be amended by the Village and the Developer of record of a
10
portion of the Property as to the provisions applying thereto, without the consent of the
Developers of other portions of the Property.
27. Corporate Capacities. The parties acknowledge and agree that the individuals that
are members of the group constituting the Corporate Authorities are entering into this
Agreement in their official capacities as members of such group and shall have no personal
liability in their individual capacities.
28. Notices. Any notice required pursuant to the provisions of this Agreement shall
be in writing and be sent by certified mail to the following addresses until notice of change of
address is given and shall be deemed received on the fifth business day following deposit in the
U.S. Mail.
If to Owner/Developer: David Schwartz
Bloom Street Partners, LLC
31900 Doolittle Drive
Northbrook, IL 60062
Copy to: Lawrence M. Freedman �i
Ash Anos Freedman&Logan LLC I,
95 Revere Drive, Unit G '�,
Northbrook, Illinois 60062 I
If to Village: Village Clerk �
Village of Buffalo Grove '
50 Raupp Boulevard
Buffalo Grove, IL 60089
Copy to: Patrick Brankin
Schain, Banks, Kenny&Schwartz, Ltd.
70 W. Madison Street, Suite 5300
Chicago, IL 60602
29. Default. In the event Developer defaults in performance of its obligations set
forth in this Agreement, then the Village may, upon notice to Developer, allow Developer sixty
(60) days to cure default or provide evidence to the Village that such default will be cured in a
timely manner if it cannot be cured during said period. If Developer fails to cure such default or
provide such evidence as provided above,then,with notice to Developer,the Village may begin
11
proceedings to disconnect from the Village any portion of the Property upon which obligations
or development have not been completed or at the option of the Village,to rezone such Property
to the R-E, One-Family Dwelling District. In such event,this Agreement shall be considered to be
the petition of the Owner/Developer to disconnect such portion of the Property,or at the option
of the Village,to rezone such Property to the R-E, One-Family Dwelling District.
30. Liti�ation.
a. The Developer,at its cost,shall be responsible for any litigation which may
arise relating to the annexation, zoning and development of the Property.
Developer shall cooperate with the Village in said litigation, but
Developer's counsel will have principal responsibility for such litigation. ,
b. The Developer shall reimburse the Village for reasonable attorneys' fees,
expenses and costs incurred by the Village resulting from litigation relating
to the annexation, zoning and development of the Property or in the
enforcement of any of the terms of this Annexation Agreement upon a
default by the Developer.
c. Developer hereby indemnifies and holds the Village harmless from any
actions or causes of action which may arise as a result of development
activities for which the Owner/Developer is responsible.
32. Indemnification Concernin� Recapture. Not applicable.
33. Special Conditions.
a. It is understood and agreed that upon annexation the Village will issue new
street address(es) for building(s) on the Property to ensure proper
identification for provision of services, and Developer shall use said Village
address(es) in place of current address(es)assigned by Lake County. Developer
is also required to contact the Buffalo Grove Post Office and submit a change
of address(es) requesting use of the address(es) as assigned by the Village.
b. Owner and/or Developer represents and warrants that the only mortgagee,
lien holder or holder of any security interest affecting title to the Property or
12
any part thereof is Bank Financial F.S.B., andby its written approval of this
Agreement, acknowledges that this Agreement is superior to its security
interest in the Property.
c. Developer shall deposit with the Village the amount necessary to reimburse
the Village for any real estate tax payments made by the Village to the
Lincolnshire-Riverwoods Fire Protection District concerning the Property
pursuant to Section 705/20 of the Illinois Fire Protection Act(70 ILCS 705/20).
Said deposit, as determined by the Village, shall be made by the
Owner/Developer within sixty(60) days of the date of this Agreement.
d. At such time as the property to the south develops, a secondary access shall
be provided to the subject development. The owner shall cooperate in
everyway necessary to ensure that the secondary access is constructed.
34. Traffic Enforcement A�reement. The Developer shall, at the request of the
• Village, enter into an agreement for the enforcement of Village traffic ordinances and other
ordinances on the Subject Property.
35. Well and septic facilities and under�round tanks. All water wells and septic sewer
facilities on the Property shall be properly sealed or pumped and filled as required by the Illinois !
Department of Public Health and as approved by the Village Health Officer. Any underground
tanks shall be removed as permitted and approved by the Illinois State Fire Marshal.Said sealing
and removing of wells,septic facilities and underground tanks shall be completed on a schedule
as directed by the Village.
36. Removal of buildin�s and structures. All buildings, structures,vehicles and other
materials on the Property shall be removed prior to any site preparation work for the
development. If the Village determines, in the period prior to development, that structures or
other objects need to be removed from the Property to prevent health or nuisance problems,
Developer shall comply pursuant to the Village's direction.
37. Variation provisions.
13
a. Variation to Section 17Z8.050 of the Zoning Ordinance is hereby granted
decreasing the minimum distance required between the south property line and
the townhome buildings, allowing it to be less than twice the height of the
building when abutting a single-family use;and
b. Variation to Section 17.28.050 of the Zoning Ordinance is hereby granted reducing
the required spacing between front facing buildings as depicted on the
Preliminary Plan; and
c. Variation to Section 17.40.050 of the Zoning Ordinance is hereby granted
decreasing the minimum rear yard setback as depicted on the Preliminary Plan;
and
d. Variation to Section 17.32.020 of the Zoning Ordinance is hereby granted allowing
accessory structures to be closer to the front lot line than the principal structures
and beyond the mid-point of the principal buildings when placed in the side yard,
as depicted on the Preliminary Plan
38. Developer and Mana�ement Companv Obli�ations.
a. The proposed development of 41 attached single-family units shall conform to
the plans and conditions provided in this Agreement and in the Planned
Development Ordinance.
b. Prior to the approval of the final engineering plans, the Developer shall provide
approval from the Lake County Stormwater Commission concerning the impacts
to the existing wetland.
c. The Final Engineering plans shall be submitted in a manner acceptable to the
Village Engineer.
d. The Final Plat of Subdivision and Annexation Plat shall be submitted in a manner
acceptable to the Village Engineer and the Village Attorney.
e. Prior to the issuance of building permits for construction of the development,the
Developer shall obtain all necessary permits from the IEPA, Lake County
Department of Transportation, Lake County Stormwater Management
Commission, and the US Army Corps of Engineers.
14
associated pavement markings or signage shall be maintained by the property
owner.
g. Any directional or incidental signage added to the sign package shall be reviewed
administratively by staff.
h. All landscaping shall be maintained in accordance with the approved landscaping
plan in perpetuity.
i. The proposed development is subject to the storm water utility.
IN WITNESS WHEREOF,the Corporate Authorities and Owner have caused this instrument
to be executed by their respective proper officials duly authorized to execute the same on the
day and the year first above written.
VILLA ALO G
By II
Eric Smith,Village President
�� �.�4�a f�l
A�`T��-�`-�_ �'t---.. s'',�J _
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�:..� ;��ICLP��E ��K
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—!' =� � �.,�, OWNE ainer B. B k r
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'1,,,''---___.-��`���` g :G�i�ti.. -
f�jy, _�>-���!' v -
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Printed Name and Position
Bank Financial F.S.B.,
By
Printed Name and Position
OWNER: P. Kronenberger Living Trust
,
15
Printed Name and Position
OWNER: P. Kronenberger Living Trust
dated November 2, 2012, as restated September 7,
� 2018 and furtfier cited as November 2, 2019
By Q.p..s�. 4�„1(�n�l��,., ���t�
�e5rci Y J G.4 rf� 7r�'!h l�rt����I !t�{���
Printed Name and Position
Developer: Bloom Street Partners, LLC
an lllinois limited I�ability company
By
Printed Name and Position
This document prepared by:
Patrick Brankin
ScHain, Banks, Kenny&Schwartz, Ltd.
70 W. Madison Street,Suite 5300
Chicago, il 60602
Mail to:
Village Clerk
Village of Buffalo Grove
50 Raupp Boulevard
Buffalo Grove, IL 60089
15
Printed Name and Position
OWNER: P. Kronenberger Living Trust
dated November 2, 2012, as restated September 7,
I2018 and further cited as November 2, 2019
By
Printed Name and Position
Developer: Bloom Street Partne , L C
an�Illinois I'mited liability o any
By
�J���' �.i�:�z��( ���.�.g�e,r-,
Printed Name and Position
This document prepared by:
Patrick Brankin
Schain, Banks, Kenny&Schwartz, Ltd.
70 W. Madison Street, Suite 5300
Chicago, IL 60602
Mail to:
Village Clerk
� Village of Buffalo Grove
50 Raupp Boulevard
Buffalo Grove, IL 60089
,;
���
16
File No : 22861207-A-IL
EXHIBIT A
The land is situated in the County of Lake, State of Illinois, as follows:
22861207-IL
A PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 21,
TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,AND
DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE CENTER OF THE HALF
DAY AND MCHENRY ROAD AND THE QUARTER SECTION LINE RUNNING NORTH AND SOUTH
THROUGH THE ABOVE MENTIONED SECTION 21;THENCE RUNNING SOUTH ALONG SAID
QUARTER SECTION LINE 9.93 CHAINS;THENCE EAST 6.55 CHAINS TO THE WEST LINE OF THE
RIGHT OF WAY OF THE WISCONSIN CENTRAL RAILWAY(NOW CALLED MINNEAPOLIS, ST.
PAUL AND SAULT STE. MARIE RAILWAY);THENCE NORTHWESTERLY ALONG SAID WEST LINE
OF SAID RIGHT OF WAY 10.05 CHAINS TO THE CENTER OF THE ABOVE MENTIONED HALF
DAY AND MCHENRY ROAD;THENCE WEST 2.64 CHAINS TO THE PLACE OF BEGINNING, IN
LAKE COUNTY, ILLINOIS.
From 22860640-IL:
THAT PART OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF SECTION 21,TOWNSHIP 43 NORTH,
RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING
AT A POINT ON THE WEST LINE OF THE NORTHEAST 1/4, 1382.3 FEET NORTH OF THE
SOUTHWEST CORNER THEREOF;THENCE NORTH ON SAID WEST LINE OF THE NORTH EAST
1/4, 84.62 FEET;THENCE NORTHEASTERLY WITH AN ANGLE OF 85 DEGREES 09 MINUTES TO
THE RIGHT OF THE LAST MENTIONED LINE, AS PRODUCED NORTHERLY 413.3 FEET TO THE
WESTERLY RIGHT OF WAY LINE OF THE SOO LINE RAILROAD;THENCE SOUTHEASTERLY ON
THE WESTERLY LINE OF SAID RAILROAD RIGHT OF WAY, 116.2 FEET;THENCE WESTERLY
454.7 FEET TO THE POINT OF BEGINNING, IN LAKE COUNTY, ILLINOIS.
Commonly Known As: 22771 N and 22825 N. Prairie Road, Prairie View, Illinois, 60069
Parcel Identification Number: 15-21-200-032 and 15-21-200-014
ATA NATIONAL TITLE GROUP, LLC
175 E. Hawthorn Pkwy., Suite 135
Vernon Hills, IL 60061
Ph:(847)281-9332 Fax:(847)281-9334
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