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2005-01-12 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 01/12/2005 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION January 12, 2005 Gateway Center, 1500 Busch Parkway Rezoning to the B-3 Planned Business Center District and approval of a Preliminary Plan Chairman Ottenheimer called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: None Also present: Mr. Harold Francke, Piper Rudnick Gray Cary Mr. Scott Greenberg, ECD Company Mr. Mark Kurensky, HKM Architects Mr. Kevin Forrest, ECD Company Mr. Matt Dzick, HKM Architects Mr. Gordon White, Greengard, Inc. Mr. Donald O'Hara, KLOA, Inc. Mr. Jeff Braiman, Village Trustee Mr. Daniel Blondin, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Aerial Map Group Exhibit 2: Preliminary Site Plan and Landscape Plan dated 1/4/05 Exhibit 3: Stormsewer and Drainage Plan dated 1/4/05 Exhibit 4: Sanitary Sewer and Water Main Plan dated 1/4/05 Exhibit 5: Gordon White's Response to Kuenkler's Comments to Engineering Plans dated January 12, 2005 Exhibit 6: KLOA Traffic Report Exhibit 7: KLOA Response to Benes & Associates Parking Study Review dated January 12, 2005 Exhibit 8: Memo to Plan Commission from Mr. Pfeil dated January 7, 2005 Mr. Harold Francke of Piper Rudnick Gray and Cary stated the property consists of approximately 12 acres that is in the Corporate Grove Business Park in the Village located on Milwaukee Avenue at the intersection with Busch Parkway. The parcel consists of two different pieces of property commonly known as 1500 Busch Parkway and it is also known as Lots 100, 101 and 102 in the Corporate Grove Business Park which parcel is actually owned by ECD. The second parcel is under contract by the petitioner and is owned by Busch Parkway Development LLC, a totally unrelated entity. Mr. Francke stated they are seeking a rezoning to the B-3 Planned Business Center District. The property is currently zoned Industrial. In connection with the request for rezoning the petitioner is also seeking approval of a Special Use for Planned Unit Development and approval of a preliminary PUD plan. In addition the petitioner has requested consideration for approval of special uses for a bank drive through facility, a restaurant drive through facility and a telecommunication antenna. They have also petitioned for five variations; one for a parking stall length of 18 feet instead of 18 '/z feet and an aisle width of 61 feet instead of 63 feet, second is to reduce overall off street parking space requirements for individual uses in favor of a shared parking methodology, third is to allow for fewer than 10 vehicle stacking spaces for a restaurant type customer service drive through facility, fourth is to allow for fewer than 6 vehicle stacking spaces for a bank drive through facility, fifth is a request for a floodplain ordinance variation for a setback from a detention facility of 10 feet. Because of plan revisions that have been made they no longer need that variance. Mr. Francke stated they have also appeared before the Village's Appearance Review Team on a number of occasions for approval of the essential elements of Phase I of the development. They anticipate going back to the ART for consideration of Phase II of the development. The development tonight is a mixed use development that is anticipated to involve retail uses, office uses, restaurant, and hotel uses in a manner that is very consistent with the trend of development that has occurred up and down Milwaukee Avenue in the years to come. Mr. Francke stated they will be appearing before the Village's Zoning Board of Appeals with a very detailed and comprehensive sign package. He noted they will be seeking Zoning Board consideration on a uniform sign package with a number of variations. Mr. Scott Greenberg noted that many things are changing along Milwaukee Avenue such as City Park, the proposed new development of a 12 acre parcel by General Growth????? Of a life lifestyle center with retailers such as Cheesecake Factory and Borders book store. That is significant because it creates a critical mass for a certain type of retail development in this area. Across the street Lincolnshire has approved a 1,500 unit condo retirement community which has created a lot more density. Up the street both Lincolnshire and Vernon Hills have proposed more urban development which will eventually happen. At the south end of Milwaukee Avenue at Lake Cook Road Wheeling has just recently approved a 440 unit Westin Convention Hotel along with some other retail development. Suddenly Milwaukee Avenue takes on a different character. He notes they feel that this development and what they began to see was the opportunity that Buffalo Grove can participate on the retail and commercial potential. He stated that they feel this is an opportunity that the Village of Buffalo Grove can see something in their Corporate Grove that they did not see before. Corporate Grove is approximately 2,000,000 square feet of industrial and manufacturing space, a good portion of which is now vacant. This is indicative of a transformation in the economy away from manufacturing. This is an opportunity in which Buffalo Grove can also participate in attracting businesses that are not necessarily manufacturing based. Mr. Greenberg stated it is his goal to create an exciting, dynamic and fantastic environment. He stated this development will have it own unique niche. He stated this project brings another benefit. He noted its corner location and adjacency to the Land and Lakes property creates the potential for the Village of Buffalo Grove to get certain utility connections provided to Land and Lakes. The Land and Lakes property is no longer being used as industrial property in any way or used as compost in a former fashion. It also affords the potential opportunity to have access from Busch Parkway from the proposed development into the Land and Lakes property. Mr. Greenberg stated one of the things they were trying to accomplish with this development is to blend together a lot of uses. He stated they discovered at City Park that there are many people who like the uses to be blended together. It is tricky and more expensive but tenants like it and often are willing to pay more for it. He noted their City Park office building is now 98 percent leased as opposed to market occupancy of about 80 percent. Their hotel development does 30 percent better than the market which is a function of people liking to be at a hotel development when there are a lot of different uses around it. He stated they have found that medical uses like to be located in this kind of environment. Mr. Greenberg stated he wants to attract the very best businesses and most exciting entrepreneurs and most dynamic companies that want to be a part of something interesting and exciting. Mr. Mark Kurensky of HKM Architects and Planners stated they were asked to create a lively, diversified pedestrian friendly and visually and real active space. The challenge was to make all the proposed diversity work well on the site. One of their biggest challenges was access to the site. He stated they have visual access off of Milwaukee Avenue but no vehicular access. He noted they have vehicular access off of Busch Parkway. The idea on the plan was to create a primary east/west street to provide a visual link all the way from Milwaukee Avenue all the way back to the hotel at the far western boundary. There are two other roads, the eastern entrance off of Busch Parkway which leads right up to the spine and also leads right back to the parking deck. The also have a western entrance that runs in front of the hotel and then leads to the parking deck. Mr. Kurensky reviewed the site plan and landscape plan outlining the access roads, plaza and pond. He noted the consultant's memo has indicated some changes to the access points and they will work with Village staff to develop the best plan. Mr. Kurensky stated they were challenged to create this plan as a real pedestrian space. He stated they have a plaza with some benches which starts to help to create a pedestrian feel along Milwaukee Avenue. It was recommended to include a bikepath and they now have a bikepath along Milwaukee Avenue on the east side of the pond. There was a mention in one of the workshops that the bank should be integrated into the development. They have now turned the bank so that there is some interplay between front doors and they have extended the sidewalk from the plaza so that anyone parking here can get right on the sidewalk which connects the bank to the rest of the development and to the plaza. Mr. Kurensky reviewed the site plan noting building elevations, signage, floor plans, bank building elevations, landscape plans. He stated the medical office building has undergone a lot of transition. It was recommended the office building have the same kind of excitement and diversity as the retail. They now have a long precast vertical element with a vertical sign. They have multiple uses going on within the building. There is a restaurant use with its own entrance. Then there is a metal canopy for a more traditional office entrance. Then there is another retail use and as you wrap around the corner there is another potential spa or what looks like a two story element. There is a need in the market oftentimes to separate traditional office entrances with medical office entrances. As you go around the corner there is a separate overhang so you can actually drop someone off at the medical office. Mr. Kurensky noted there is different signage in different places on the building. They are trying to create a festive environment and part of this festive environment is site architecture, amenities and signage. Mr. Kurensky stated the parking deck is only a two-story deck so you can park at grade or you go up one level. The ramp is now internal on the far southeast corner. Mr. Kurensky reviewed the outlot for the coffee shop which is broken up not only vertically but horizontally. He stated they are looking for signage on both sides of the building because this building has visibility that they want signage and doors facing north to the rest of the center. They are proposing that as leasing progresses and they go to build and it becomes a coffee shop with a drive through, they will shorten up the building and take the drive through and wrap it north as per the consultant's recommendations. If they decide not to go with the coffee shop or the leasing does not work out, they will leave the building at 5,200 square feet but they will not have the drive through at all and they will add additional landscaping to the backside. Mr. Kurensky stated the sign package is atypical because their visibility is along their short leg and they need a long term viable retail happening here and tenants are always crying for signage and they believe they have found the correct balance between tenants wants and desires for signage and the Village code. Mr. Greenberg stated he bought the building on the corner about 1 '/z years ago from Okomoto. He noted he has had it listed on the market for some time with minimal interest in keeping it as an existing building. Okomoto was marketing this building for two years while they still occupied about 5-10 percent of the building. It is an example of other large boxes in the Corporate Grove whose opportunity is for redevelopment. In order to get something off the ground along this retail corridor he is counting on several pieces to make this economically sound for him. One, is having the bank on the corner ready to go will be an essential feature to making the broader economics blend together. The same thing is with the coffee shop who is only interested in this site because of the drive through which is also true of the bank as they know they can get the deal done. These are absolutely critical parts of the plan. The telecommunications tower would help him attract users to this site which would make the broader development successful. He would like the Commission to consider granting him this option understanding that this would all help him get the uses that will make the whole package fit together as positively and powerfully as possible in the marketplace. Mr. Greenberg further stated that it is not just retail uses that demand signage. Today the office market is in sad shape and is about 60 percent of what they were four years ago and concessions are much higher than they were years ago. He stated he is therefore trying to build something unique and one of the most unique components is the architecture which creates separate identities and access. What they are doing for many of the anchor tenants for the office building is the signage is not just for retail but office and medical users who are looking for identity. Those types of users that are willing to pay $19-$21 net rent to be in an office building are looking for something more than just a homogenous building. They are looking for their own entrance, their own signage, their own identity so that they have the feel that they are an independent building even though they are part of a multi use project. The signage therefore has other very important economic purposes beyond just retail. Mr. Greenberg stated the revenue generator from this project will occur in many ways. The assessed value in this project when completed will probably be in the range of$20-$30 million dollars which not only will generate a lot of taxes for the Village but for schools and the park district and it will also start to create an increased tax base in the west of Corporate Grove as other parts of the Corporate Grove recognize the opportunity to possibly reinvent and regenerate their projects. This project contains about 35,000 square feet of retail which should generate about $400 a square foot in sales. Sales tax to the Village is approximately 2 percent and in addition the hotel should hopefully generate gross room revenues of around $3 million per year and there is also about a 5 percent hotel tax. Mr. Gordon White of Greengard, Inc., stated with the development of Corporate Grove the project pre-developed detention facilities as a sub-division improvement and so there is an existing detention basin at Milwaukee Avenue and along the west property line of the subject property. These detention basins were constructed with the rules in place in 1985 and since that time there has been some modification of the base flood elevations, specifically in the Des Plaines River and this area is tributary to the Des Plaines River. Through the recent enactment by the Corps the base flood elevations for the river were raised a foot. They have prepared calculations relative to the site plan and have provided the required stormwater detention and in addition a limited amount of compensatory storage to accommodate those base flood plain changes that have occurred in the last ten years. Part of that will be with the expansion of the Milwaukee Avenue detention facility and some reconfiguration of the detention facility to the west. As part of the program they have incorporated the fire lane around the perimeter of the proposed hotel and incorporated a retaining wall along the driveway to accommodate the detention requirements and the access requirements for the hotel so that this facility will not require a variance under the terms of the ordinance. Mr. White stated they are also proposing an extension of water main along Milwaukee Avenue from the intersection of Busch Parkway and internally have proposed a system of 8 inch water mains to service the various facilities proposed within the development and have proposed similarly a sanitary sewer to connect to each of the facilities and buildings within the development and extend to the northerly property line for some future extension towards the Land and Lakes property. Mr. White noted Mr. Kuenkler commented on several of the items within the traffic report and they have reviewed his comments and find that a couple of questions remain and these include whether or not an additional right turn lane needs to be added to the eastern access and whether or not their traffic is generating enough traffic where another left turn lane is required at Busch Parkway and Milwaukee Avenue. He stated he is convinced if that does occur, Milwaukee Avenue will not have to be widened because there is a painted median north of Busch Parkway that opposes the inbound left turn lane on Milwaukee Avenue so there is room on Milwaukee Avenue to accommodate two vehicles turning northbound. Mr. White stated one of the suggestions by Mr. Kurensky was for three outbound lanes for an independent left turn lane and a right and through. He stated they believe that paving a portion of the island on the south could accommodate any through movements that might occur from the development to the south. One of Mr. Kuenkler's comments was that if a left turn inbound into the western access is needed it could be accommodated by restriping Busch Parkway. Mr. Donald O'Hara of KLOA, stated they conducted the traffic study basically looking at two conditions. These were how it is today and what it will be after the development is in place. The development will be developed in two phases. Phase I is the development of the portion to the front containing retail uses, drive through bank and a portion of the retail located to the south in the middle of the development. Phase II will contain the office building for medical and business office and restaurant and then the hotel. The major traffic generator in this development will be the office development and secondly will be retail. Based on their studies and the trip generation by the IT trip generation manual, this development will generate approximately 300 vehicles in the afternoon outbound and 300 inbound in the afternoon. In the morning it is slightly less with 200 inbound and 300 outbound. Mr. O'Hara stated the distribution of traffic they have anticipated is approximately 93 percent on Milwaukee Avenue and 7 percent on Busch Parkway. The Benes report disagrees stating 25 percent will be on Busch Parkway and less on Milwaukee. There numbers were taken relative to the number of vehicles turning right onto Busch Parkway today, the number of vehicles turning left onto Busch Parkway today and then the volumes of traffic that were actually travelling on Busch Parkway eastbound which comes out to 25 percent. He noted they were looking at more of a mixture. This type of land use will be an attracter off of the major street with the higher volumes. They are going to be attracted this development as they pass by it on a daily basis. It is their belief that the majority of the trips will be on Milwaukee Avenue with a smaller percentage on Busch Parkway. The difference between 25 percent versus 7 percent will be nothing more than approximately 60 vehicles or one per minute given the peak hour. The idea behind this is that by putting all of this volume coming off of Milwaukee which driveway are we putting the highest impact on Busch Parkway at which driveway. When you look at how driveways function it is usually the first driveway that carries the highest percentage and the second driveway carries a lesser volume. Therefore, going westbound you would have the highest percentage at the first driveway or easterly drive and a lesser volume at the west driveway and vice versa. Relative to what is happening they have assigned that traffic into the system and to the driveways which is how they came up with the relative improvements for this development. Mr. O'Hara stated the right turn lane at the easterly drive would have 200 vehicles turning in but opposed with 200 other vehicles being a combination of 400 vehicles going through and right turns the need is not from a passage standpoint there. However, with that high volume a right turn lane makes a lot of sense. It is not something that is necessary for the volume capacity needs. This is the easterly driveway located opposite the existing drive which they agree should be aligned. The number of lanes inbound should be one and outbound should be two. The outbound lanes should be designed via separate left and a through right with a single inbound lane. They are anticipating that there will be left turn lane from the west traveling east and then going north. Busch Parkway provides two eastbound lanes and one westbound lane. He noted it is not their anticipation to be putting in a separate left for the westerly drive which is a lower volume going into it for the simple reason that you have two through lanes going in there now. If someone is turning left at that location you have the ability to go around it or you would stay at the curb length and still be able to have the same capacity. When there is no vehicle turning left it would still be used as a through lane. It therefore made sense to just leave it as two lanes but it certainly can be restriped to provide a left turn lane in. He further noted they always saw a necessity for the westerly drive to have one lane outbound and one inbound. The Benes report asks for two which they do not have a problem with but they are not anticipating that volume to be a necessity. Mr. O'Hara stated they are anticipating that a left turn and a left right or a left and a right is fine at the intersection of Milwaukee and Busch Parkway. That will work under Phase I but under Phase II the dual left will be a necessity. There is plenty of right of way there which provides for the opportunity to put in the second left turn lane. Mr. O'Hara stated they have generated the volumes which are all totally new volumes there. They know that bypass traffic occurs there. Because of the 30,000-40,000 vehicles that are bypassing that site some of that traffic is already on the system. They did not lower the volumes to take a 10 or 15 or 20 percent reduction for pass by trips. They have added it as additional traffic. The report showed no growth in background traffic so they did go back and added another 10 percent in background traffic and reevaluated that. Mr. O'Hara stated the other issue was the shared parking noting they have had differing issues relative to shared parking. He stated they have taken the code and accepted the fact that for each land use the required parking per thousand square feet is that it should be that way. However, they are saying there is a synergy and that ordinance is based on the individual use. When you put more than one use together there is a synergy with the offset of the time period where the peak demand occurs. In their tables they have shown the parking relative to the hourly fluctuations and when those types of peaks occur. They have provided each land use and the hours of the day of what the anticipated percentages are and accordingly Benes agrees with that. The only thing in disagreement is that Benes is looking for 90 percent being considered as full at capacity and they were using 95 percent. Mr. Francke stated they are looking for a favorable consideration and recommendation on the various elements of relief and they believe that there are significant benefits that will accrue to the Village if this development is to proceed, most notably the reinvention of an aged property with an exciting new mixed use development that will be constructed with first class landscaping and architectural elements. The addition of utility and roadway extensions to the property to the north of this parcel which will facilitate the potential annexation of that property to the Village and the capturing of future revenues from that parcel and control over the land use of that parcel. The opportunity for the Village of Buffalo Grove to participate in the emerging trend of retail development along Milwaukee Avenue also now exists. Finally, the Village of Buffalo Grove will be realizing significant new tax revenues as will area school districts. In addition there will be new sales and hotel taxes. They see many benefits in this development for the Village. Commissioner Stark stated this is a stunningly attractive development. He asked if the developer plans to own the entire development including the hotel. Mr. Greenberg noted that as relates to the hotel their plan is to franchise with a major hotel chain who would own the real estate and they would get a third party manager to operate the hotel. If possible, with the office building they might condo the building and sell off different pieces of it and it is possible they might sell off certain lots such as the bank. However, their intention is to develop the whole process and see it through. The project will be developed subject to covenants and restrictions so there will be an association that makes sure all the landscaping, lighting and maintenance of the entire property stays at a high standard. He noted one of the things they know from City Park is that the strength of the project rests on the weakest link. Therefore, it is very important to them that every use remains strong. It is their intention to try to own the retail shops. Commissioner Stark asked why they are shrinking the parking spaces not only in the number but in size. Mr. Kurensky noted the Village uses a standard of 18 '/z foot by 26 foot aisle so the base spacing is 63 feet. They are using an IT standard for large vehicles with quick movement so they are narrowing it lengthwise from 18 '/2 to 18 feet and using a 25 foot aisle which means they are going from 63 to 61 feet. It seems like 61 feet is the current industry standard in terms of a balance of asphalt, movements and landscape. He stated they could make this whole thing 63 feet but you start to lose some landscaping and they thought based on national standards 61 feet was a good dimension to work with. He further noted that they need the right amount of parking for the tenants or they will not come. He noted that the aggregate total of parking spaces is the appropriate amount according to all the consultants. Commissioner Stark asked if there will be any overhead protection from the parking deck to the hotel and medical office building. Mr. Kurensky stated from the hotel there is the fire lane so they do not anticipate any overhead protection there. On the medical office they propose some sort of direct overhead protection whether it is a link to the second level or just overhead protection. Commissioner Stark asked what the sport court is in the southwest corner. Mr. Greenberg stated they are talking to three different hotels and one of the hotels has as part of their standard a sport court for their guests. It is also part of their standard to have an indoor pool. All of this is used primarily for the residents of the hotel. Commissioner Stark asked if Staples has committed to this project. Mr. Greenberg stated they are in discussions with them at this time. They have a Letter of Intent from Staples and they are negotiating a lease with them. Commissioner Samuels stated his concern with the width of the aisles and parking spaces because cars are getting bigger and it is getting more and more difficult to negotiate the aisles and backing up safely and opening doors without damaging other cars. Commissioner Samuels asked if there is really room for a car to enter into the fourth lane if there is a car in the third lane in the bank stacking area in the drive through. Mr. Kurensky noted that it is a function of how the bank is being used. They have an aggregate total of an average of four per lane. You will be able to stack two cars in aisle three before the third car would block up aisle four. The intent is that you would stack behind three and four and then whichever one opens up first you would move over to. Commissioner Samuels stated his other concern is that the corner of the building appears to be about 5-6 feet from the curb. If there are exiting cars that will be coming south on the access driveway there is no time to react. Mr. Kurensky stated if they build shop B at 5,200 square feet they will not put the drive through on the south and there will be no drive-thru through the building. If they get the coffee provider a whole portion of the building will disappear and now the building will be 1,000 square feet smaller. This will allow them to have the drive-thru come around and then you will turn to the north so you will have a longer area but there will be no conflict with the bank. Mr. Pfeil stated the approving PUD ordinance would have to address those two alternate possibilities. Commissioner Bocek asked why the developer feels the requested variances should be granted. Also, relating to the shared parking, how would exceptions such as conferences at the hotel or such be handled that would burden the parking. Mr. Greenberg noted that the hotel itself does not have large meeting room spaces. It is possible that once a year you might have lots of people showing up for some reason and they would have to find parking and arrange for parking with one of their neighbors. However, that would indeed be a highly usual event. He noted he has seen that happen at the Hampton Inn once in five years. The general operation of the hotel does not have the meeting room space for such events. Mr. Kurensky reviewed the variations and noted: 1. In terms of parking stall lengths of 18 feet instead of 18 '/z feet and 61 feet instead of 63 feet, he noted they can take some landscaping away. However, they do not just arbitrarily do 61 feet but they are comfortable even in light of the size of cars that 61 feet is a pretty good dimension and it appears that Benes made the same comment. Benes actually said that the code provides that when they hit an end of an aisle where there is landscape, the developer had not taken into account the overhang which can be taken as a credit. He stated they are not trying to ignore the code, they are simply taking a realistic approach to it. 2. Regarding fewer off street parking spaces than required, they are comfortable in the quantity they have provided and they need to be comfortable with that because they have tenants that are going to be demanding to have adequate parking. They have worked hard to find that balance and they do not believe that putting more asphalt or more on the parking deck will be used. 3. The ten vehicle stacking for a restaurant customer service drive-thru facility proposes six stacking spaces. If the building gets smaller there will probably be closer to eight stacks on the coffee type of drive through. 4. The drive through facility for the six vehicle stacking for a bank drive through requests four stacking spaces instead. It has been their experience on other projects that it really depends on how the bank is managed inside which is really what drives the need and the demand for the number of stacking spaces. He further pointed out an area where overflow could be handled if such an occurrence were to happen. 5. The floodplain issue is no longer a requested variation. Mr. Francke stated he would like to draw the commission's attention to the tables that were included in the traffic report regarding shared parking. He noted the concept is based on understanding that different uses have different peak periods of demand for parking and those are detailed on both Phase I and a combined Phase I and Phase II basis of the KLOA report. He noted KLOA has implemented the concept of shared parking on behalf of developer clients successfully for years and Benes identified it has been acknowledged by the Urban Land Institute. He further noted that this is based on an assumption of uses and ultimately should this project be approved and move forward there will be a series of development approval documentation that will run with the land. It will be clear in that documentation that if there I s some material deviation from the assumptions that were established to create the conclusion that shared parking here works, they will always have to come back to the Village and satisfy everyone that it still works. Commissioner Khan noted that it has been mentioned that there is already a 20 foot easement along Milwaukee Avenue so if Milwaukee becomes an SRA in the future IDOT can just take the 20 feet easily. He asked if there is any way to convert that 20 foot easement into a right of way so that there is no disruption when Milwaukee Avenue becomes three lanes in each direction. Mr. White stated he has discussed this with Mr. Kuenkler and they have a mechanism that they think will work. He stated they will have to do a plat ultimately of the site and one of his concerns relative to their detention facilities is that the State must not think it already has the 20 feet because they do have rules and regulations relative to the location of a detention facility as it adjoins a right of way. Currently along Milwaukee Avenue there is an independent right turn lane southbound to a westbound right turn lane that was provided as part of the construction process for the Corporate Grove. Theoretically at the intersection at this point there are three lanes southbound at Busch Parkway. They may ultimately widen to six lanes and currently there is 50 feet of right of way. Since the drainage and all of those things are encapsulated in storm sewers they can still accommodate that pavement width within the 50 feet. If it becomes necessary, it is his suggestion that they create an outlot and that outlot could be deeded to the Village of Buffalo Grove and in the event right of way needs to be acquired, it can be granted to the State at that point. He stated they are trying not to have the State dictate because of the detention facility which could become a problem if they just took the 20 feet right now. They could change the regulation relative to their detention which they need on the north end of the proj ect. Commissioner Khan stated he sees no reference in the Benes memo dated January 12, 2005 to the January 4, 2005 memo from KLOA. They might have comments somewhat differently regarding the shared parking if they had seen it. Mr. O'Hara stated he knows Benes has the original traffic report and after that because of changes that were made the hotel was reduced in size so there was obviously a reduction in parking as a result. He does not believe Benes had the January 4th memo. Commissioner Khan stated the question was due to the reduction of 22 parking spaces. Mr. Kurensky stated as the site plan was tweaked and the hotel was allowed to have a fire access around, there was a slight reduction of parking there and as they did a more careful analysis of the parking deck they changed the number of parking spaces due to the lesser number of rooms in the hotel. Commissioner Cohn asked that the six criteria pursuant to the Special Use request be satisfied. Mr. Francke stated he is aware of the criteria and they have tried to address them in the testimony they have provided without specifically addressing them. He stated: 1. They have tried through testimony to talk about how these facilities will operate safely and how they are necessary to the functioning of the whole mixed use concept and how they are being developed and seen more and more these days. 2. Through their testimony they have shown how the drive-thru facilities can work both internally and the possibility of pulling the building back for site visibility, showing how these requested special uses can function. 3. They have testimony that this development will enhance property values not only at the subject property but for other properties in the vicinity and will not be injurious to the use of other property and that traffic from these drives can be safely integrated into the onsite and offsite traffic. 4. This development will not substantially hinder or discourage the establishment and use of adjacent land and buildings. 5. Adequate utilities, access roads and drainage will be provided. 6. Parking areas have been discussed at length. Commissioner Smith noted the Benes comment that an analysis should be performed to determine if a left turn lane is warranted at the east bound left turn lane on Busch Parkway. He asked what this analysis would consist of and when it would be done or would there be a negative to putting it in. Mr. O'Hara stated there are two eastbound lanes and only one westbound lane and these are unbalanced. What Benes has suggested is that one of the eastbound lanes be restriped as a left turn lane. He stated he has no problem with that and if that is what the Village desires it can be done. He stated his only issue relevant to that is that given there is already two through lanes there, they provide a higher capacity relative to volume and if there are left turns occurring making a left into the and through traffic is behind it, people normally know to move over. Otherwise if it is taken down it becomes a single through lane instead of the two through lanes. He stated it can be put it but feels it will reduce capacity to accommodate a relatively low percentage. It is not a capacity issue rather one of safety because you are now sheltering a left turn with a left turn lane versus having it as a through lane. Mr. Greenberg stated he would not mind if the ordinance provided at a later time when staff has reviewed this and the development proceeds and we see more of what is happening that staff can direct this issue either way based upon best information at that time as it would be better information than we have today. Mr. O'Hara noted in regard to the stacking for the bank drive through that it is an interesting concept today because of direct deposits and online payment of bills which goes toward the data showing that queues in drive throughs is not occurring today. The report from Benes was based on some bad data they had which was based on the footprint and not the land uses that would be within that footprint. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 9:50 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 01/12/2005 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION January 12, 2005 Jacobs Homes, proposed Estates on Hidden Lake, 16808-16878 Deerfield Parkway—Annexation with R-4 zoning and approval of a Preliminary Plan for 19 single-family homes Chairman Ottenheimer called the hearing to order at 10:05 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: None Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. John Green, Groundwork Ltd. Mr. Keith Jacobs, Jacobs Homes Mr. Mike Synder, MSLA Landscape Architects Mr. Daniel Blondin, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Jeff Braiman, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Preliminary Site Plan, dated December 15, 2004 Exhibit 2: Preliminary Landscape Plan, dated December 6, 2004 Exhibit 3: Preliminary Engineering Plan dated December 15, 2004 Exhibit 4: Memorandum to the Plan Commission from Mr. Pfeil, dated January 7, 2005 Mr. Freedman, representing Jacobs Homes, stated that the petition requests R-4 zoning for the development of 19 single-family homes. The requested zoning is appropriate based on the adjacent R-4 zoning of the Westchester Estates subdivision. He noted that Mr. Green would present the site plan, engineering plan and landscape plan. Mr. Green reviewed the site plan presented as Exhibit 1. He stated that the plan proposes R-4 zoning for the development of 19 single-family lots. The subject site is bounded on the east by R-4 single family and on the north and west by an existing detention/retention facility owned by the Village. He noted they need to provide their own detention/retention and it was thought it would be nice to link it all together so it became a larger amenity and feature in the area. The retention pond is now interconnected and the banking they have designed around it has been formulated to be consistent with the rest of the pond so when it is completed it will all look as though it was originally all intended to come together as one flowing area. Mr. Green stated that some variations are requested. The site is at the end of a sanitary sewer connection at Hidden Lake and Old Barn Road and the sewer needs to be extended onto the site. As the sewer comes higher, rather than lifting the site much higher and making some very steep slopes on the site, they have requested a variation to allow 5 foot coverage on part of the sanitary sewer near the ends. He stated that a variation of the Village Floodplain Ordinance is requested concerning the setback of Lots 15 and 16 from the floodplain adjacent to the pond. The homes on these lots would be 15 feet from the floodplain rather than the ordinance standard of 25 feet. That is where they have lifted the site high so they are still 5-5 '/z feet above that level with the top of foundation at those units. Mr. Green stated that variations of the Zoning Ordinance are requested for the rear yard depth for Lot 12. He said that the variation is to allow a rear yard of 35 feet instead of 40 feet. This variation would allow more flexibility in the design of the home, and it would not be detrimental to the adjacent lots. He believes it will be valuable because the extra buildable depth will allow more consistent overall design as they move from building to building. Mr. Green presented the landscape plan dated December 6, 2004, noted as Exhibit 2. He stated that the tree inventory identified 93 trees on the site. All of the trees along the east property line will be saved. Mr. Green stated that he met with residents of the adjacent properties this evening while the Plan Commission was conducting the public hearing concerning Gateway Center. He stated that he assured the residents that the existing trees along the east side of the site would be preserved. Mr. Green stated that the existing evergreen trees along Deerfield Parkway will be trimmed and preserved. He said that in discussions with Village staff some concern was noted about the branches overgrowing the sidewalk. The branches will be trimmed from 10 feet down to address this problem. Chairman Ottenheimer asked for comments from other public agencies. Since no comments were offered, Chairman Ottenheimer asked for comments and questions from the Plan Commission. Commissioner Samuels noted the Notice of Public had the address for Mr. Jacobs listed incorrectly as Highland Park instead of Deerfield. Commissioner Samuels asked if the detention calculations have been approved by Mr. Kuenkler. Mr. Kuenkler stated the sizing for the additional detention/compensatory storage has all been taken care of. Commissioner Samuels asked for a more description of why the variation is necessary for the retention. Mr. Green stated the two sides of Lots 15 and 16 are close to the water and the water level is about 25-30 feet away from the lot line but the high water line is about 5-6 feet away from the lot line. They would be 10-12 away from the high water line when the pond is full during the 100 year storm as opposed to 25 feet as listed in the floodway ordinance. Commissioner Stark asked about the variation waiving of the 12 foot wide flat area at the high water line around the perimeter of the pond. Mr. Green stated the rest of the pond slopes continuously down to the pond and they want this area to look exactly like the rest of it and is integrated. Therefore they are using the same sidescaping and side design. Chairman Ottenheimer noted that the staff report dated January 7, 2005 by Robert Pfeil, Village Planner, would be entered into the record as Exhibit 4. Chairman Ottenheimer asked for cross examination of the petitioner's witnesses by any interested persons. No one requested the opportunity to cross examine the witnesses. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 10:25 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 01/12/2005 Type of Meeting: ❑ Special Meeting SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION January 12, 2005 Gateway Center, 1500 Busch Parkway—Rezoning to the B-3 Planned Business Center District and approval of a Preliminary Plan Jacobs Homes, proposed Estates on Hidden Lake, 16808-16878 Deerfield Parkway—Annexation with R-4 zoning and approval of a Preliminary Plan for 19 single-family homes Jacobs Homes, 16249-16349 Aptakisic Road—Annexation with R-4 Zoning and approval of a Preliminary Plan for 24 single-family Homes —Workshop #1 Chairman Ottenheimer called the meeting to order at 9:50 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: None Also present: Mr. Harold Francke, Piper Rudnick Gray Cary Mr. Scott Greenberg, ECD Company Mr. Mark Kurensky, HKM architects Mr. Kevin Forrest, ECD Company Mr. Matt Dzick, HKM Architects Mr. Gordon White, Greengard, Inc. Mr. Donald O'Hara, KLOA, Inc. Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. John Green, Groundwork, Ltd. Mr. Keith Jacobs, Jacobs Homes Mr. Mike Snyder, MSLA Landscape Architects Mr. Jeff Braiman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Daniel Blondin, Village Attorney Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Planner Chairman Ottenheimer suspended the public hearing on Jacobs Homes at 9:50 p.m. APPROVAL OF MINUTES—None COMMITTEE AND LIAISON REPORTS—None GATEWAY CENTER, 1500 BUSCH PARKWAY — REZONING TO THE B-3 PLANNED BUSINESS CENTER DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Teplinsky to recommend approval of the Village board of a petition for rezoning the property from the Industrial District to the B-3 Planned Business Center District, approval of a Preliminary Plan and approval of special uses for a bank drive-through facility and a restaurant drive-through facility with the following variations pursuant to the proposed Preliminary Plan: ZONING ORDINANCE - Section 17.36.030.F.1. (to allow a parking stall length of 18 feet instead of 18.5 feet and a parking aisle width of 61 feet instead of 63 feet); Section 17.36.040. (to allow fewer off-street parking spaces than required for the proposed uses); Section 17.36.040.F.3. (to allow fewer than 10 vehicle stacking spaces for a restaurant customer service drive-through facility); Section 17.36.040.G.2. (to allow fewer than 6 vehicle stacking spaces per teller or customer service area for a bank drive-through facility); FLOODPLAIN ORDINANCE — Section 18.20.020.E. (to allow reduction of the horizontal setback of a building from the floodplain from the required 25 feet to 10 feet) so that the petitioner can construct its proposed commercial center with buildings including retail, service, restaurant, office and hotel uses, pursuant to the documents and testimony submitted at the public hearing. Commissioner Teplinsky stated it is a great concept and he will vote in favor of the concept. He asked that the petitioner consider their offer of including additional parking when constructing phase 1 to be used when phase 2 is completed. Commissioner Samuels thanked the developer for their attention to the comments made by the commission throughout the workshop process and for their creative idea for the use of this property. He stated he agreed that they have established the requirements for the special uses and that this is a desirable and favorable development for Buffalo Grove. Commissioner Stark stated the architecture is stunning and thanked the development team. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn, Ottenheimer NAPES: None ABSENT: None ABSTAIN: None The motion passed 9 to 0. Chairman Ottenheimer suspended the special meeting at 10:05 p.m. Chairman Ottenheimer reconvened the special meeting at 10:25 p.m. JACOBS HOMES, PROPOSED ESTATE ON HIDDEN LAKE, 16808-16878 DEERFIELD PARKWAY— ANNEXATION WITH R-4 ZONING AND APPROVAL OF A PRELIMINARY PLAN FOR 19 SINGLE-FAMILY HOMES Moved by Commissioner Samuels, seconded by Commissioner Kenski-Sroka to recommend approval to the Village Board of a petition for annexation with zoning in the R-4 One-Family Dwelling District and approval of a Preliminary Plan with the following variations pursuant to the proposed Preliminary Plans: ZONING ORDINANCE-Section 17.40.020.B. (to allow a rear yard of 35 feet instead of 40 feet on Lot #12); DEVELOPMENT ORDINANCE —Section 16.50.040.C.4. (concerning the design of the stormwater retention facility (pond): to waive the requirement for a 12-foot wide flat area at the high-waterline around the perimeter of the pond); Section 16.50.050.D.7. (allow a reduction in the minimum depth of the sanitary sewer line from the required 6-foot depth to 5 feet); FLOODPLAIN ORDINANCE — (allow reduction of the required 25-foot horizontal setback of a building from the floodplain for Lots #15 and #16, so the petitioner may build its proposed development of 19 new single-family detached houses, pursuant to the testimony and exhibits introduced in evidence at the public hearing. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn, Ottenheimer NAPES: None ABSENT: None ABSTAIN: None The motion passed 9 to 0. JACOBS HOMES, 16249-16349 APTAKISIC ROAD — ANNEXATION WITH R-4 ZONING AND APPROVAL OF A PRELIMINARY PLAN FOR 24 SINGLE-FAMILY HOMES — WORKSHOP 91 Mr. John Green stated he represents Jacobs Homes on a property located on the south side of Aptakisic Road, immediately west of Weiland Road. This is proposed as an R-4 single-family development which is bounded on the south and west by the north end of Old Farm Village which is R-3. It is to the west of the JCYS site which is zoned B-1 and the properties immediately to the west of this are a series of unincorporated parcels ranging in size from about 5 acres to 8 acres. To the north is property listed in the Comprehensive Plan as a variety of uses ranging from commercial to PUD and single family houses. This parcel currently has three radio towers on it. The proposal is to create 24 single-family lots on the land. About 1.3 acres of the land is really Aptakisic Road because if you annex this parcel you also have to annex the part that is Aptakisic Road. He stated R-4 zoning is proposed with 70 foot lot width minimums. He stated they will put the wider lots on the corners. The lot minimum area is 8,750 square feet with an average lot size of about 10,500 square feet. Mr. Green stated the east side of the site is lower than the west side of the site so retention is now located along the east side. Chairman Ottenheimer asked what the price points here would be. Mr. Green stated they are looking at the mid to high $700,000 range and up. Commissioner Bocek asked how the east will be buffered from the B-1 zone. Mr. Green stated the existing B-1 has created some of its own buffering on its rear side. He noted they have now shifted the retention over to that end so that is acting as a lot of the buffer. It is also acting as some of the buffer from Aptakisic Road. Commissioner Khan asked if there has been any discussion with the Lake County Department of Highways as far as permitting two accesses for this subdivision. Mr. Green stated yes but were permitted only one access point and they will want that access point as far west as possible. Commissioner Khan asked if there will be any bikepaths on Aptakisic Road or are there any existing there now. Mr. Green stated Aptakisic Road is listed in the Village's ordinance to have a bikepath program and they will be providing that. Commissioner Samuels asked what the length of the cul de sac is. Mr. Green stated that with a single access point the length of the cul de sac will probably be 800-900 feet. He stated he has tried to develop an opportunity so that the straight leg would be less than 500 feet.. Commissioner Teplinsky noted it looks like another stand alone subdivision somewhat isolated from things around it. He stated he would like to see something done to integrate this subdivision into Old Farm Village somehow. He noted there are too many subdivisions in the Village that are islands among themselves. Chairman Ottenheimer noted the memo from Mr. Kuenkler to Mr. Pfeil showing concern over marginal drainage outlet. Mr. Green stated he is aware of this issue and stated he has received the Alta survey which shows three depressional areas. One of them is shown where the retention pond is proposed, another is just west of where the cul de sac would be and one is shown just off of Aptakisic. He stated they all seem to be fairly shallow but he will get all the necessary information and he will coordinate the detention for that. Commissioner Kenski-Sroka asked what will be done along Aptakisic Road as far as berms or fencing. Mr. Green stated he has made the retention a much longer element along Aptakisic Road. He further stated this plan takes most of the lots off of Aptakisic and with just two lots on Aptakisic they will work with landscaping. Commissioner Samuels asked if it would be feasible to make a split entry if there is to be such a long cul de sac. Mr. Green stated that sounds like a good idea. The Commission agreed that one more workshop would be necessary. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be held on January 19, 2005. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 10:46 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair