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2002-07-17 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 07/17/2002 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION July 17, 2002 Proposed Fifth Third Bank, Lot 3 of Covington Office Plaza, Dundee Rd/Golfview Terrace,Amendment of P.U.D. and Preliminary Plan in the B-3 District Proposed townhomes by Insignia Homes, Lot 2 of Covington Office Plaza, Dundee Rd/Park View Terrace,Amendment of P.U.D. and Rezoning to the R-8 District with a Residential Planned Unit Development Waterford Pointe Professional Center (1401-1425 McHenry Rd)—Final Plat LaSalle Bank Professional Center (1300 Arlington Heights Rd) Final Plat Chairman Ottenheimer called the meeting to order at 9:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Panitch Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Commissioners absent: Ms. Dunn Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. Walter Hainsfurther, Kurtz Associates Mr. Michael Metzger, Fifth Third Bank Mr. Mark Janeck, Fifth Third Bank Mr. Richard Vane, Groundwork, Ltd. Mr. John Green, Groundwork, Ltd. Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Khan, seconded by Commissioner Kenski-Sroka to approve the minutes of the public hearing of April 17, 2002. Chairman Ottenheimer noted his presence needed to be reflected. Commissioner Samuels noted page 3 required a typographical error change. All Commissioners were in favor of the amended motion and the motion passed unanimously with Chairman Ottenheimer abstaining. Moved by Commissioner Kenski-Sroka and seconded by Commissioner Smith to approve the second public hearing of April 17, 2002. All Commissioners were in favor of the motion and the motion passed unanimously with Chairman Ottenheimer abstaining. Moved by Commissioner Samuels, seconded by Commissioner Smith to approve the minutes of the regular meeting of April 17, 2002. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Khan, seconded by Commissioner Smith to approve the minutes of the regular meeting of June 5, 2002. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Smith attended the Village Board meeting on July 1, 2002 where there was a referral to the Plan Commission of Prestige Auto Leasing, directly east of Golfview Terrace on Dundee Road. The main concern is aesthetics. Commissioner Kenski-Sroka attended the Village Board meeting on July 15, 2002 where there was a discussion regarding changes to the Municipal Code of coin operated amusement devices. PROPOSED FIFTH THIRD BANK, LOT 3 OF COVINGTON OFFICE PLAZA, DUNDEE RD/GOLFVIEW TERRACE, AMENDMENT OF P.U.D. AND PRELIMINARY PLAN IN THE B-3 DISTRICT AND PROPOSED TOWNHOMES BY INSIGNIA HOMES, LOT 2 OF COVINGTON OFFICE PLAZA, DUNDEE RD/PARK VIEW TERRACE, AMENDMENT OF P.U.D. AND REZONING TO THE R-8 DISTRICT WITH A RESIDENTIAL PLANNED UNIT DEVELOPMENT Moved by Commissioner Samuels, seconded by Commissioner Smith to recommend approval to the Village Board for amendment of the Planned Unit Development (P.U.D.) and Preliminary Plan in the B-3 Planned Business Center District with the following variation: ZONING ORDINANCE — Section 17.36.040.G.2 (to allow five (5) vehicle stacking spaces instead of six (6) stacking spaces per customer service area for the bank drive-through facility), pursuant to the testimony produced at the public hearing and the exhibits entered into evidence in support thereof. Also moved by Commissioner Samuels and seconded by Commission Smith to recommend approval to the Village Board for the amendment of the Planned Unit Development(P.U.D.) and Preliminary Plan and rezoning to the R-8 Multiple-Family Dwelling District and approval of a Residential Planned Unit Development with the following variations: ZONING ORDINANCE— Section 17.12.455. — (to allow an area of 1.8 acres instead of 4 acres for a Planned Unit Development); and Section 17.28.050.E.4.b — (To allow a perimeter boundary building setback of twenty-five (25) feet instead of thirty-five (35) feet at the south and west sides of the site as depicted on the Preliminary Plan) so that Insignia Homes may construct eleven (11 two-story townhomes on Lot 2 (1.84 acres), pursuant to testimony produced at the public hearing and the exhibits produced in support thereof. Commissioner Samuels, speaking in favor of the motion, thanked the developers for a job well done and noted that he is sure they will make sure that any future development on the site will be consistent with what has been presented tonight. He stated he does not believe that this development will significantly impact traffic in this area. He further stated he relies on the calculations of the petitioner's engineer and the Village engineer to ensure that the development conforms with the laws of the State and the Village and do not impact downstream properties with regard to additional development or impervious surface on improvements to properties. He stated this is a nice mix and use for this property. Commissioner Bocek stated the plans are aesthetically good and the uses compliment the adjacent properties and she is in favor of the development. She too relies on the Village Engineer to work out whatever engineering issues need resolving. She noted she is sympathetic to the concerns brought forth by the public but feels the Village Engineer will take care of the problems. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Panitch, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky Ottenheimer NAPES: None ABSENT: Dunn ABSTAIN: None The motion passed 8 to 0. WATERFORD POINTE PROFESSIONAL CENTER (1401-1425 MC HENRY RD) FINAL PLAT Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to recommend approval to the Village Board of the Final Plat of Subdivision of the Waterford Point Professional Center, 1401-1425 McHenry Road. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Panitch, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Ottenheimer NAPES: None ABSENT: Dunn ABSTAIN: Samuels The motion passed 7 to 0 LASALLE BANK PROFESSIONAL CENTER(1300 Arlington Heights Rd)—Final Plat Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Panitch, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Ottenheimer NAPES: None ABSENT: Dunn ABSTAIN: Samuels The motion passed 7 to 0. CHAIRMAN'S REPORT Chairman Ottenheimer thanked Commissioner Panitch for all of his hard work on the Commission and for the Village. He wished him well on his new endeavor. FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting would be a special meeting on July 24, 2002 and a regular meeting on August 7, 2002. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Kenski-Sroka, seconded by Commissioner Bocek and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting 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: 07/17/2002 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION July 17, 2002 Fifth Third Bank Insignia Homes —townhomes (Covington Office Plaza, Dundee Road/Golfview Terrace) 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. Panitch Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Commissioners absent: Ms. Dunn Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. Walter Hainsfurther, Kurtz Associates Mr. Michael Metzger, Fifth Third Bank Mr. Mark Janeck, Fifth Third Bank Mr. Richard Vane, Groundwork, Ltd. Mr. John Green, Groundwork, Ltd. Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Aerial Photo, no date Exhibit 2: Plat of Survey, Existing Lot Lines dated May 1, 1991 Exhibit 3: Plat of Survey, New Lot Lines dated May 1, 1991 Exhibit 4: Proposed Redevelopment Plan dated July 2, 2002 Exhibit 5: Preliminary Engineering Plan, dated July 2, 2002 Exhibit 6: Overall Landscape Plan dated July 2, 2002 Exhibit 7: Supplemental Landscape Plan dated July 2, 2002 Exhibit 8: Townhome Elevations dated July 2, 2002 Exhibit 9: Townhome Elevations with Lookout Basements dated July 2, 2002 Exhibit 10: Exterior Building Elevations, South and West dated July 17, 2002 Exhibit 11: Exterior Building Elevations, North and East dated July 17, 2002 Mr. Lawrence Freedman stated he represented both Fifth Third Bank and Insignia Homes which respectively are the contract purchasers for the most northerly and southerly portions of the subject property. The subject property was originally and currently approved for a three office building planned development, the middle building being the only one constructed. The property has been marketed extensively for approximately 20 years in an attempt to find a market to develop either or both of the second and third buildings. As evidenced by the fact that those two sites are still vacant, the market has not been there. There have been other proposals for this site over the years. This is a difficult site for non-office use. Offices have not been viable at this site primarily because of the location of the property near the Lake County border and the differential in tax classification between Lake and Cook County has made the Lake County market much more attractive. Mr. Freedman stated Fifth Third Bank is proposing to construct a bank facility on the front portion of the property and Insignia Homes is proposing to construct townhomes at the rear portion of the property in front of the residential already located on the street that comprises the southerly border of the property. Mr. John Green stated the entire 5.3 acre site was part of a 1981 annexation agreement which provided for B-3 zoning and for three 29,000 square foot office buildings and about 325 parking spaces to service the buildings. The proposal now is for a 4,000 square foot bank facility with five drive up lanes and an expansion area for a future potential 800 square foot creation of a space that would be able to facilitate a second separate 4,5000 square foot stand alone building opportunity. Both of those would be located on the northern 1.65-acre parcel. Also to be developed are 11 townhomes are to be developed on the southern parcel. The site is bounded on the east by Golfview Terrace, which is a lighted controlled intersection with Dundee Road, and various small business uses as you move further east on Dundee Road. Unincorporated Wheeling Township single family homes extend to the southeast from the site beginning adjacent to this property approximately where the 11 townhomes are proposed to be located. South of this is the Covington Townhome development which is directly across from the proposed 11 townhomes. Kingswood United Methodist Church is to the west with some of the parking lot running essentially the entire length of the western border. Dundee Road is to the north with both B-1 commercial development and R-5 single family to the north side of Dundee Road. In addition, in the center portion of the site are the two-story office building that has been built and the parking lot with about 120 parking spaces. Also on the site is the existing detention, which was developed for the whole site, which is at the southeast corner of the site. Mr. Green stated that at the time the original development was approved, a series of meandering lot lines was created around the three parcels. The creation of these lot lines made for a unique gerrymandering around the site of the parcels. Staff had suggested that we try to explore some method where there can be some readjustment of the lot lines made so they could be more consistent with the overall goal of providing for a long term operating program. He noted they have done that and there will be new lot lines, presuming approval. They will definitely straighten out the site division considerably. It creates more space around the existing office building; squares off most of lot three and also avoids a number of other potential issues. There was parking paving extending across what would have been lot lines under the old lot line configuration and other elements that were crossing one another. The adjustments have eliminated those items. Mr. Green further stated they were asked to consider an opportunity to create additional right of way along Parkview Terrace. When Covington Townhome Development was approved, the Parkview Terrace right of way was established at 54 feet wide. With the proposed development they will dedicate an additional 6 feet along their southern border which will then make Parkview Terrace a full 60-foot right of way. That permits them the opportunity to install the walk that is required. Mr. Green noted some of the items, which have now been adjusted and are reflected in the newest plan: 1. The bank has been turned 90 degrees so that the drive up facility is located away from the main view of the streets. 2. The building has been shifted to take advantage of opening up the corner. 3. The drives originally depicted on one of the earlier plans that surrounded the building and wrapped around the building including into some of the front yard area have been eliminated so that the area is now much more of an all green area. 4. On site traffic flow has been simplified and refined in a number of ways so that the now can be continuous so that one way and two way traffic does not conflict, so that there is no crossover between parking and one way traffic. 5. Stacking has been rearranged to be direct and linear. 6. Preliminary discussions have been held with IDOT who has indicated that they are willing to accept a right in, right out and this has been reflected on the plan. 7. An area has been created to permit a second future independent building of up to 4,500 square feet along with its required parking spaces. However, this not part of this petition or program and any planning program for that facility would have to come back for the same process as is being held now. 8. Drives and accesses between lot 1 and lot 3 have been created so that there is continue flow through the aisles. They have been arranged linearly so that cars are not doing as many zigzags or maneuvers as they had been doing on the earlier plans. 9. An additional walkway route has been created through the entire site extending from Dundee Road down through the site to Parkview Terrace so that a second sidewalk now connects both Parkview and Dundee. This also helps by providing better access to the office parking lots because those lots are usually more open on weekends and nights and holidays so they can be used for overflow parking. 10. The number of townhome units has been reduced from the original 13 to 11 units. These have also been shifted so as to be sited where they are working in a complimentary fashion with the Covington development to the south. 11. Buildings have no more than three units and have been spaced to provide for a minimum of 24 feet between each building 12. Some of the detention area is being reconfigured to work as a buffer separation between the residential and the office building and parking area to the north. 13. A continuous 5-foot fence has been added adjacent to the parking lot at the south side of the parking lot to the north side of Lot 3 to help prevent views through the parking and headlight problems. All units are limited to three bedrooms between 1950-2050 square feet and a basement. All units have 2-car garages and driveways have been located and paired so that the maximum amount of on street parking along Parkview Terrace can be maintained. They have spaced the driveways so that there is in excess of 40 feet between the paired parking driveways between buildings so that there is still room for a car in between those that are singular driveways. In addition there is room on the driveways to park two additional cars without interfering with the sidewalks that will be put in. Mr. Green noted six of the units are designed to have lookout basements and all the units will have identical standard 1Ox12 foot decks. Mr. Green noted they are seeking some variations as part of the process. Because of the additional right of way dedication, one of the variations they had discussed for a sidewalk that was not in right of way has been eliminated. They are also not seeking any development ordinance variations. Mr. Green noted the only remaining items are 17.36.040.G.2 to permit five drive in vehicle stacking spaces instead of six. It is the position of Fifth Third Bank who wishes to be very customer service oriented that they want to put in five drive through lanes with the goal of reducing the amount of waiting time, thereby reducing the need to have 6 cars in each stacking lane. Section 17.12.455 applies to the townhome development portion of the site. Because of the townhome development, they are asking for more than one building on a lot and they would be required to either subdivide more or to have a planned unit development. For unity and consistency a planned unit development was the most appropriate direction in which to work and therefore they are seeking the variation from the 4-acre minimum standard in order to have that planned unit development overlay the entire site. They are now requesting an R-8 underlying zoning. Lastly, section 17.28.050.E.4.b.calls for a 35-foot building setback, but they are asking for a 25 feet instead. They have moved the lot line north 6 feet in order to make the additional dedication and with the 25 foot original perimeter setback and the fact that they have an existing water main that services Covington Townhome development and the Coves, they do not want to disturb that water main or easement. Yet at the same time they seek to provide for the desired 24-foot separation between buildings and are therefore requesting the variation. Mr. Richard Vane reviewed the preliminary engineering plan noting they want to put the detention pond as a buffer between the townhomes and office and parking area. They felt that was a significant way to achieve some separation there. They wind up providing significantly more area than the existing detention pond provided so they are able to make the pond shallower. This ends up as a 2 '/2-3 foot pond whereas in some cases the existing pond is quite a bit deeper at the south end. The detention basin must be sized for the ultimate buildup of the site. The existing pond has about .88 acre-feet of detention volume. When the proposed detention is finished there will be about 1.2 acre feet of detention volume and that will be sufficient to cover the whole site, both the bank, existing office and townhomes and still provide for the required detention meeting the Village ordinance. He stated they would be able to leave the existing outflow structure in place and maintain it as it is in its existing working condition. Mr. Vane noted there is an existing water main that runs through the site and links from Dundee Road to Parkview Terrace. That water main will feed the bank building and also link in for the townhomes. There is an existing sanitary sewer that runs along the west line of the property, which will pick up the townhomes. There is an existing sanitary sewer along Dundee Road, which will be stubbed out for the bank. Mr. Green reviewed the landscaping plan noting the site is a variety of mature trees and plants because of the work done as part of the original development. He noted they have worked to save as much as they can. However, some adjustment will be necessary. Mr. Green stated they have worked to create new visibility site lines at the northeast corner now that a building will be located there. The requested right in, right out provides a location where they need to interrupt some of the existing berming along the front and some of the existing tree scape toward the west side over the site in order to have an access in and out of Dundee Road. They are also planning to have the townhomes work in conjunction with the townhome development in the other residential developments south and southeast. Therefore they are looking at creating some driveways conditions there and still trying to work with two car garages and building separations. Mr. Green noted that 9 of the 12 existing parkway trees on Golfview Terrace and Parkview Terrace would remain. Both arcs of evergreens and ornamental and deciduous trees at the entrance point from Golfview Terrace will be remaining. He stated they originally proposed removing 10 trees at the northeast corner of the site. However, they have now been able to reduce that to 7. In addition, they have now been able to arrange for 3 of those trees to be relocated to the island they have been able to create between the bank driveup and the existing parking lot for the office building to the south. The trees, bushes and plantings throughout all of what is now Lot 1 will not be disturbed at all. To all of this they will be adding a variety of material such as additional trees, evergreens, ornamentals and will be providing a landscaped island that did not exist before. The new plantings will be extended along the north side of the reconfigured detention area and they will be adding four groupings of arborvitae and several ornamental trees along the north side of the townhouse on Lot 3. They will also be adding 9 more deciduous trees along Parkview Terrace. They will accent these with evergreens at the building breaks and will be further accenting between the building breaks to the north of the buildings with ornamental trees. They are also providing a new large grouping of trees at the corner of Golfview Terrace and Parkview Terrace. There will also be additional foundation plantings as part of the program. He noted they have considered there may be a future expansion at the bank so they have located bushes and annuals and perennials so they will have something working there and will not have to remove any large-scale material later on. Mr. Green reviewed the townhome development noting the townhome buildings are designed to have a number of offsets and movements to them. They have 5-foot offsets between units when they have a three-unit building so that they break the rooflines and they also break the front lines and rear lines. In addition they have included a number of bays and steps and it wraps around the entire building and is consistent from the first floor level to the second floor level where they have recesses occurring at those two levels. They have taken the suggestion to incorporate some of the brick element to the back. They have tried to select colors and materials to be similar to and consistent with both the townhome buildings to the south and to work with the masonry of the brick building to the north. Mr. Hainsfurther reviewed the bank building elevations. Originally they had depicted brick over the drive-in in the gable end over the drive through area. That will need to be dryvit due to construction reasons. The building will be full brick with that exception. The building will be traditional in styling and the brick will be matching the brick of the office building to the south and they will be using dimensional shingles on the roof. There will be shutters to give more of a residential type feel and to act as a transition between the residential properties to the north and the office to the south. Mr. Hainsfurther reviewed the north and east wall of the building. He noted that in response to a request to make the east elevation somewhat more prominent since it is facing the corner, they have put a matching pergola style treatment over false windows. That reflects the same treatment as was done on the entry area on the west wall. He noted this is an all brick building, with brick on the columns of the drive through supports, dimensional shingles, pitched roofs, and gable ends. Mr. Scott Saewert, 207 Elm Street, Prospect Heights, stated he serves as the highway commissioner for Wheeling Township. He stated they are here to ensure that their interest are publicly stated and represented to the Commission concerning the Wheeling Township roads in the unincorporated area just east of the proposed townhomes and banks. He stated the Dunlo subdivision is downstream of the proposed development and is an area, which is extremely sensitive to discharge of stormwater. By changing the face of the land and building where it was once natural detention, the proposed development has a potentially higher risk of damaging roads in Wheeling Township, thus increasing the costs to Wheeling Township taxpayers. In addition, the flooded roads are always a concern to public safety. Lastly, there are many residents in that area whose homes flood. They are asking that the stormwater retention takes this into consideration and that the engineering calculations be constructed to retain as much stormwater as possible and discharge at the lowest levels. Ms. Joy Fisher, 567 Weidner Road, Buffalo Grove stated she wants to make sure the detention is sufficient for the residents to the east. She stated they are not opposed to the development but home they can work together to ensure the engineering is correct. Mr. Freedman stated they are aware of the problem from prior dealings on this site and they think they have been very sensitive to the problem. He stated this detention was initially designed to accommodate two other buildings. What they have done now is increased the amount of detention that was proposed for this site. Commissioner Bocek asked if there is any way to put the monument sign on some kind of masonry or brick base. Mr. Hainsfurther stated he will discuss this with his client and they can probably work something out. Commissioner Bocek further stated she did not feel the monument sign was in keeping with the rest of the development. Mr. Hainsfurther stated they will be happy to work with staff to design a base that is more in keeping with what the Village would like to see. Commissioner Bocek stated that as you would be coming in on Dundee going eastbound, she is concerned with the first parking space, which would be in a blind spot. Mr. Hainsfurther stated they anticipate that those 5 or 6 spots would be reserved for bank employees and therefore the movements in and out will be minimal and they would be happy to mark those spaces as employees only. Commissioner Bocek asked if there is no other alternative than the hip roof. She stated she would much prefer the gable roof. Mr. Hainsfurther stated structurally and the way the two roofs need to meet results in a hip roof. Commissioner Bocek asked if the two roofs must be connected. Mr. Hainsfurther stated it makes more sense architecturally to have them connected than to have two separate units. Commissioner Bocek noted that since the roofline is so prominent it would be nice to upgrade the shingles. Mr. Hainsfurther stated they did mention that they would be using a dimensional shingle. Commissioner Bocek asked if the developer had considered upgrading the vinyl siding to wood or cedar. Mr. Green stated no because this development is a maintenance free development and the wood and cedar would eliminate that element. Commissioner Bocek asked if the shingles could be updated for the townhomes. Mr. Green stated yes. Commissioner Bocek asked if it would be possible to have a contribution from the development toward the maintenance of the detention pond included into the P.U.D. Mr. Raysa stated that is something they can review Mr. Freedman stated they would look into that. He noted that there are probably easement rights for this property that were created some time ago and some consideration must have been given at that time. If that is the case and if they have already made a contribution, then that would effect the ultimate answer. Commissioner Teplinsky asked about a previous suggestion for changing the asphalt driveways to concrete driveways in order to be more in line with the townhome development across the street. Mr. Green stated they would do that. Commissioner Teplinsky noted he was also concerned with the monument sign. He further noted the wall sign on the north elevation is perhaps too prominent for the residences on the north side. Mr. Hainesfurther stated the Village ordinance allows them to have signs on the north and east facade. They do not allow for one on the west facade. That will be the subject of a future hearing before the Zoning Board of Appeals. He noted their preference is first for east and west. Commissioner Samuels asked if the engineering is designed to accommodate any future expansion with development of an additional outlot and additional parking. Mr. Vane stated yes. He further noted they are assuming that there is the possibility of another building and additional parking and they will put that into their detention calculations so that if anyone comes back for that area they will have that detention already in the pond. Commissioner Samuels asked if there would still be excess capacity if that area were developed. Mr. Vane stated they would be close and just a bit more. Commissioner Samuels noted the existing detention has a restrictor that controls the rate at which the stormwater is being detained and travels downstream. He asked if that restrictor would be changed in the reconfiguration of the stormwater detention. Mr. Vane stated no. Commissioner Samuels asked if any additional runoff that is created by this development would be held in the new stormwater area and it has the capacity to hold all of that water. Mr. Vane stated that was correct. Commissioner Kenski-Sroka noted the Village Forester's memo about saving the trees and relocating the driveways and entrances. She stated she understands removing some of the trees for visual site lines for the bank but feels too many are being removed. Perhaps the entrance on Dundee is not a good idea, which would save 4 trees. Mr. Hainsfurther noted the entrance on Dundee Road is in the position that IDOT will accept and it cannot be moved. If you move it closer to the intersection you will still lose additional trees. The right in, right out off of Dundee was a highly sought after feature by this commission and the neighbors. He stated they believe that in this case having the entrance outweighs the unfortunate loss of the 4 trees. In terms of the trees closest to the corner, that is truly a visual aspect and they will be happy to work with staff to replace them with some additional ornamental trees as long as it is a reasonable amount. Commissioner Panitch stated he had the same concern about the trees and he hopes the developer can work with staff and meet the requirements by staff. Mr. Green stated that 3 of the trees in the corner are ornaments that are scheduled to relocate. He noted one of the parkway trees on Parkview Terrace is shown as going, but might indeed be saved once the final engineering comes in. He noted he prefers to show the worst case condition in the public hearing process. Commissioner Panitch asked for a discussion on traffic. Mr. Green stated they did the traffic counts and in and out calculations. The traffic engineer found that the amount of traffic that will now be generated in comparison to the originally approved plan and what is now there will have a less than one second difference on Golfview Terrace during peak hours. Mr. Hainsfurther stated the traffic consultant looked at the existing traffic count and then the ITE standards for the types of uses being placed on this site and their own expertise to come out with a level of service which will not change for that intersection. Commissioner Panitch asked if there was any consideration given to the office building tenants using the right out on Dundee Road. Mr. Green stated the traffic report included consideration of the right in, right out because at the time this report was prepared, they had already received word from IDOT that that right in, right out was something they were willing to accept. Commissioner Khan asked if there is a cross access easement between lot 1 and 2. Mr. Freedman stated there would be cross access easements between all three lots. These are related sellers and there will be cross easements. Commissioner Khan asked who would be maintaining the detention pond. Mr. Freedman stated he is not certain but believes it was originally planned to be shared and will therefore still be shared by all three owners. Commissioner Khan asked if an easement is granted to Buffalo Grove if one of the homeowners refuses to maintain it. Mr. Freedman stated that if it were being drafted today the normal procedure has such a provision. However, he does not know if the existing easement is sufficient or if it provides that. He noted they can certainly add that and he is also certain that whatever ordinance is ultimately approved can have whatever conditions provided in the P.U.D. amendment to cover that concern. Commissioner Khan asked if there will be an easement for the 1 1/2" service line that is coming from the water main on Golfview Terrace to the building. Mr. Vane stated there would have to be a right of access there between the two owners. Commissioner Samuels asked if the 5' fence on the northern part of the detention area could be made in masonry in order to be maintenance free. Mr. Green stated he does not like the way masonry wears. He could perhaps look at high impact plastic. Commissioner Samuels stated he is concerned because there is no room for landscaping at all on the parking lot side. Mr. Green stated that is true but they have set the fence a little over 3' away from the paving of the parking lot area. The parking spaces in the commercial parking lot that exists are full depth parking spaces. He stated he wanted to make sure that there would be space for snow removal there and anything that gets pushed up there will probably seriously impact any plant material put there. Commissioner Samuels stated he is concerned with what it will look like from the parking lot side aesthetically. Mr. Marvin Streske, president of the Covington Manor Board of Directors, who stated the main concern here is water. He stated their concern is what this development will do to their area. The original design of three office buildings, including the additional parking lot would not have amounted to as much building as is proposed. He presented a picture of the detention pond after a rain in 1994 showing the pond fully inundated at Parkview and Golfview Terrace. He noted the Covington detention pond runs north and south and it too is inundated. He further noted the swale, which leads from Parkview Terrace going south between the rows of building at Brentwood is also fully inundated. He stated in 1999 their pond failed and it cost them a substantial amount of money to repair it. He pointed out that the proposal for the original development had already been approved prior to the approval of Covington Manor. Therefore, no maintenance provisions were built in. The only thing added after Covington was the Cove and that was included in their development and specifies that the declaration shall further contain an obligation for compensation to Covington Homeowners Association. All the water from the area at the back of the parking lot where it goes out to the drive on Golfview Terrace and the townhomes will put more water into the street. He stated that if they have to deal with this much more water they will have to contact the Village Engineering Department to at least change the restrictor or increase the amount of flow through it so that their pond can drain faster to accommodate this kind of water. This will then become a hardship on Wheeling Township. Mr. Ray Gerharz of Dunlo stated if the detention pond could be drained quicker so that their area could be drained quicker. He would like to have the engineering fixed before this proposal gets started. Ms. Ruth Reynolds noted concern with the sufficiency of the parking. If the units are three bedrooms with finished basements there may not be enough parking. She stated the water is a major concern and there has been more building done at the church with additional parking, which will cause more flooding. Ms. Millie Smith, 416 Covington Terrace, asked how the traffic leaves after entering at the Dundee Road entrance. She noted if traffic leaves via Golfview, there are mothers dropping kids off at the church and office people coming out and there is a lot of traffic. Mr. Hainsfurther stated if you come in to use the drive through there are several options for exiting. If going eastbound on Dundee you can certainly use Golfview but you also have the ability to loop back around and come back through to the right out at Dundee Road. Ms. Joellen Dobrow, 3329 Betty, Arlington Heights, stated her concern is with the water. Most of the houses there are on septic fields and when it rains it is a disaster. She asked that the problem be fixed before construction. Ms. Cheryl Bernardi of the Dunlo Association reiterated everyone's concerns with the water in the neighborhood noting it is a disastrous situation after rain. The plan seems fine and will work, but the water situation must be resolved first. Mr. James Dillman, 553 Parkview Terrace, stated the plan is beautiful but there is a need here for some sort of a comfort level with the sufficiency of the detention. Mr. Gerharz noted that everyone knows that what is there now does not work and the Dunlo area must be addressed before this plan goes forth. Ms. Bernardi asked how much higher elevations would there be with the look out basements. Mr. Green stated he would zig-zag the proposed 5' fence along the parking lot. He noted they are not permitted by the ordinances of Buffalo Grove to impact anything offsite. In fact, when the detention pond was originally built it was built at .88 acre-feet and it should have been 1.2. That is what the Village Engineer has stated it must be now. He noted they are increasing the pond to that size. In fact this plan, even with the future element, will have 20,000 square feet less impervious surface than was on the 1981 approved plan. He further noted the units have basements but the grade is not actually changing. He also stated they are only shifting things around. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 9:30 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair