Buffalo Grove Planning & Zoning Commission Hears Tesla, Mixed-Use Plans

Rendering of the new luxury apartment complex proposed.

Members of the Buffalo Grove Planning & Zoning Commission were expected to hear detailed plans Oct. 18 regarding a new Tesla dealership and mixed-use development that will occupy the longtime vacant Bob Rohrman parcels along Dundee Road. 

Shorewood Development Group and Double Eagle Development are purchasing and redeveloping approximately 16-acres of land at the southeast corner of Dundee and Old Arlington Heights roads, commonly known as the former Rohrman car dealership sites. 

The property at 915-945 Dundee Rd. is developed with three car dealership buildings that have been vacant for over 10 years. The developers are planning to demolish all three of the buildings to redevelop the site into a new mixed-use development called Bison Crossing.

The subject site is proposed to be subdivided into three lots: Lot 1 spanning 5.61 acres, Lot 2 at 4.89 acres, and Lot 3 at 5.69 acres. 

In Phase I, Shorewood would develop Lot 1 into a 50,354 sq. ft. Tesla Sales, Service, and Delivery (SSD) Center. Double Eagle will develop a multi-family residential building on Lot 3. Shorewood intends to develop Lot 2 into a 36,000 sq. ft. multi-tenant commercial use as part of Phase 2 of the project, which will be completed at a later date.

The Tesla facility would provide full sales, service and charging capabilities and be open Monday through Saturday and closed on Sunday. Operating hours would be 10 a.m. to 8 p.m.  for the sales department and from 10 a.m. to 5 p.m. for the service department. The property would include 23 electric vehicle charging stations. The Tesla site would provide a total of 418 parking stalls on the site, exceeding the 101 spaces that are required by village code.

Two signs are proposed for the Tesla property including one individual letter wall sign on the north elevation of the building and one monument sign. 

Double Eagle is proposing a four-story luxury apartment building on Lot 1, which would be located on the southwest portion of the project site fronting Old Arlington Heights Road. The building will feature 224 units that includes 22 studios, 144 one-bedroom, and 58 two-bedroom units.

The courtyard style building would feature several amenities including electric vehicle chargers, a dog washing station, a fitness center, a community lounge, common area Wi-Fi, package delivery lockers, an outdoor pool and hot tub, an outdoor terrace with grills and fire pits, a coffee bar, a dog park, bike racks, storage rooms, and coworking area with conference rooms. Furthermore, the plan proposes to provide a sidewalk to Bison Park to capitalize on the site’s nearby community amenities.

There would be 359 total parking spaces for the residential component, which includes 334 surface spaces and 25 garage spaces. This equates to a parking ratio of 1.6 stalls per unit. The project requires a variation as it is slightly lower than village code’s requirement of 1.7
parking spaces per unit or 381 parking spaces for the project. Staff supports this variation.

Development Planning Partners provided an analysis of the potential impact of the project on Buffalo Grove area schools based upon the character and unit mix of the development. They have indicated that luxury apartment rentals yield far fewer school-aged children than other types of housing. With only approximately 25% of the units in the development being two bedrooms, it is estimated that the development will generate between 3-6 school-aged children when fully occupied. Staff has been in communication with both school districts (Dist. 21 and Dist. 214) as this project has progressed and no concerns have been expressed.

Access to the mixed-use development is proposed to be provided via two access drives on Dundee Road, two access drives on Old Arlington Heights Road, and an existing cross-access with Bison Park and the park’s access drive off Dundee Road.

With the village board in August approving a new Tax Increment Financing (TIF) district for the Dundee Road corridor, Shorewood could potentially be reimbursed for TIF eligible expenses to help spur the project. That agreement will require Shorewood to provide detailed specifics about eligible expenses, which would be reviewed and evaluated by the village.

Following the hearing with the commission, the village board will need to grant final approval before construction begins. Demolition of the former Rohrman parcels could occur at the end of this year and construction could begin next year and be completed by the end of 2024 or early 2025.

Support local news by subscribing to the Journal & Topics in print or online.