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2002-06-19 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 06/19/2002 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 19, 2002 Aldrich Property, 16226 W. Aptakisic Road,Annexation With Business zoning 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—Workshop #2 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—Workshop #2 Chairman Ottenheimer called the meeting to order at 7:50 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Panitch Mr. Smith Ms. Bocek Mr. Khan Mr. Teplinsky Commissioners absent: Ms. Dunn Ms. Kenski-Sroka Also present: Ms. Susan Aldrich Mr. Adrian Aldrich Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. John Green, Groundwork, Ltd Mr. Richard Vane, Groundwork, Ltd. Mr. Walter Hainsfurther, Kurtz Associates Mr. Charles Johnson, Village Trustee Ms. DeAnn Glover, Village Trustee Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES—None COMMITTEE AND LIAISON REPORTS Chairman Ottenheimer noted Commissioner Kenski-Sroka attended the Board meeting on June 17, 2002 where they approved the temporary/permanent golf dome structure. ALDRICH PROPERTY, 16226 W. APTAKISIC ROAD, ANNEXATION WITH BUSINESS ZONING Moved by Commissioner Samuels, seconded by Commission Smith to recommend approval of the petition for annexation with B-4 zoning regarding the property commonly described as the approximately 1.14 acres at the northeast corner of Pet Lane and Aptakisic Road pursuant to the testimony produced at the public hearing and the exhibits introduced in support thereof. Trustee Johnson stated he represents the Aldrichs at the zoning hearings that have been pending before the County Zoning Board of Appeals. As such he recused himself from all consideration of the matter when it was before the Village Board and is here today only as an observer. Mr. Raysa asked about the waivers from neighbors. Chairman Ottenheimer stated the petitioner testified that the adjoining landowners signed documents in the form of a waiver indicating they were not going to require them to buffer the property and would accept it as is. Mr. Pfeil noted that Mrs. Aldrich had provided those waivers to him but they had really been prepared more for the County zoning review process. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Panitch, Smith, Bocek, Khan, Teplinsky, Ottenheimer NAPES: None ABSENT: Dunn, Kenski-Sroka ABSTAIN: None The motion passed 7 to 0. 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—WORKSHOP 92 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—WORKSHOP#2 Mr. Green noted they presented a plan at the first workshop and were asked to look at several things that included: 1. Confirm that the reconfigured detention area is sufficient 2. To explore a right out opportunity along with the right in on Dundee Road 3. To explore a west pedestrian walk through the site back to Dundee Road 4. To explore moving the six parking spaces on the east side of the drive up area to the west of the bank and then shifting the bank further east and going to a one way flow to avoid confluence with people trying to park or coming out of the drive in facility 5. To review additional building space opportunity on site 6. Develop building elevations and landscape program Mr. Green stated they have now moved the six parking spaces from the east side of the drive up area to the west side of the bank building. They have shifted the bank building further to the east, which allowed them to move the six parking spaces to a more linear parking lot on the west side of the bank, and it extended the drive of the stacking lanes. Now they have gone from four stacking spaces to five. He noted they have also now developed the one way traffic now through the drive up lane area directly out into the existing driveway system on the site. At the same time they have maintained the second building opportunity space on the site for an area of about 115 feet by 105 feet. They have added a walk system, which moves through the west portion of the site and becomes a secondary walk out to Dundee Road. There is already a walk along Golfview Terrace. This new walk system allows people to move without having to go all the way down to Golfview from south of the building. Mr. Green stated they have prepared the preliminary engineering plan and have confirmed that it does provide for the volume of detention necessary. Not only are they maintaining the existing detention, but also at the request of the Village Engineer, they are actually providing 130 percent of that volume. It will still be a dry detention area. The area they are relocating to the north of the townhomes will have an average depth of two feet instead of the present four feet. Because they have more area, they are able to shallow it out. Mr. Green stated they have submitted their request for a right in right out to IDOT. They cannot promise that IDOT will approve or accept the right out, but they have shown this access provided. They have set it up so that it is about 260 feet from the intersection. IDOT prefers about 300 feet, but will usually begin to look at the request at about 250 feet. If they do not accept it, it is not a need on the site, but will do it if accepted. Mr. Green noted the original site approval for three office buildings had the lot lines drawn around those buildings and the lot lines are strange. They are now able to make some lot line shifts. The 35-foot finger will become part of the office building site. There will be a straight line across the south portion between the townhomes and the office building. They will move the lot line between the detention and the parking lot for the office building to be east of the driveway so that driveway is not on the townhouse site. All these things provide a lot of value from a technical standpoint and now that there is space around the existing office building, there will be no crossover issues. Mr. Green stated the staff report suggested that all of the east west driveways going through the site may not be necessary, particularly the one south of the drive up area. It suggested looking at trying to combine some of the pieces together to get more green space on the site and reduce the congestion flowing around on the site. Therefore, they have taken this suggestion and eliminated the additional driveway. They have now made a connection directly through and in line with the north/south driveway of the existing parking lot. That also allowed them to pull the bank further back so that the addition area is now on the Dundee Road side. This creates about 1400-1500 feet less of impervious surface. He noted they couldn't shift the right in, right out because then IDOT will not accept it, as it will only be about 130-140 away from the intersection. Mr. Green stated that the changes do not change the total parking count they have proposed on the site plan. Mr. Green noted the landscaping plan has been prepared. With the new configuration of the bank building they only need to relocate six trees on the corner because they can now keep much of the existing berm that was being impacted when the building was only 25 feet back. Mr. Green stated the townhouse plan is essentially the same as the last time. They have now added a landscaping program here and the bank building. They are proposing to add additional deciduous trees along Park View Terrace. There are 9 trees in the parkway along Golfview and Park View Terrace. They will be able to keep 7 of the 9 trees. In addition, they are adding several ornamental trees and evergreen trees. They are proposing a five-foot high fence along the north lot line of the townhouse area and they would be breaking that up from the townhouse side with three groupings of arborvitae. The distance from the bank of the townhouses to the fence is about 80-82 feet. The decks would be standard 10 x 12 feet and they would all be consistent in design. Mr. Green noted the landscaping at the bank site will follow similar format and materials and will create a relationship. The trees shown at the parking lot in the existing office building already are there. They are primarily honey locust trees so they have tried to work with some of that and mixing honey locust into the proposed development. In addition to the basic site landscaping and the parkway landscaping they will have foundation landscaping around both the typical townhouse building and the bank building which supplements the ornamental trees, the evergreen trees and deciduous trees with a variety of bushes, perennials, day lilies, forsythia, black eyed susans so that the entire site will be landscaped when completed. Mr. Green stated the new site plan now allows them to add between 16 and 21 parking spaces around the existing pad. A building of about 4000-5000 square feet can go there now. Mr. Walter Hainsfurther stated the theme for the bank building is a transition one between the residences and the office building to the south. They have tried to create a bank that has some residential characteristics with all brick that will match the brick on the existing two-story office building. The roof is sloped with shingles and colonial style trim with a cupola on top. They are looking to put an internally illuminated sign on the west wall over the entrance. A portico highlights the entrance. The same pattern is apparent on the east and north wall. The north wall will eventually be where the addition will eventually come. Trash enclosures are on the southwest corner and are bricked in. Mr. Hainsfurther reviewed the proposed brick, which closely matches the existing brick office building. He noted staff had requested a more designer type of shingle for the roof. They are using a molding system in an off white color. Mr. Hainsfurther noted they are looking for a main identification sign on the western part of their property. That sign will be set back approximately 20 feet. It is a monument style sign. The wall signs are channel cut letters with a red bar underneath and they are looking for three of these signs on the east, west and north. In addition there is a number of directional signage that would be installed. Mr. Green noted that one of the things they have done with the townhouses is that of the four buildings, no building is more than three units. The buildings have a considerable amount of movement on both the front and back facade. Because they have four buildings with no more than three units per building, eight of the units are end units. Since the Village requires a minimum 24-foot separation in order for side units in multi-family buildings to have windows, they have designed the buildings to be at least 24 feet apart. The facade wraps around the buildings and they have designed the entrance for the end units to be around on the side. They have added gables and splits and breaks on the roofs. Because of the relocation of the detention and because the site grade changes as you move from west to east, the two western buildings were able to get lookout basements. They have incorporated box bays on the backs of the buildings. Commissioner Samuels noted the drive through stacking lanes are still one car short of that required by code. He asked how that compares with other banks in the area. Mr. Hainsfurther stated their visual analysis of the other banks shows most seem to have 4-5 stacking spaces. The stacking requirement may be antiquated based on the number of drive through facilities. The more drive through windows you have, the less need for stacking. Commissioner Samuels stated this issue probably should be revisited. He does not know if six car stacking is necessary, although he does not like the concept of creating a variation where not required. Chairman Ottenheimer stated if this were a single drive through window only he could understand the rationale for six car stacking. However, given the fact that there are multiple drive through lanes he does not see a need for so much stacking. Commissioner Samuels stated the Village should consider reducing the stacking requirement so as not to have the petitioner ask for a variance. Commissioner Samuels asked if any landscaping is being planned for the other side of the fence along the north side of the property. Mr. Green stated they are landscaping just on the townhouse side. Commissioner Bocek stressed the north and west elevations of the bank are nicely done. She noted the shingle style should be upgraded due to its prominence on this building. However, the east elevation needs some work, as it is highly visible from Buffalo Grove Road. Mr. Hainsfurther noted this is the backroom area where the day to day operational end of the transactional duties takes place. One of the issues is that they do have a substantial amount of landscaping along that elevation. One way to respond may be to work on the landscaping more. Commissioner Bocek noted that adding a second false window element to the elevation would add some symmetry. She also stated breaking up the gable roof in a similar fashion to some of the other elevations might also help. Mr. Hainsfurther noted he would be happy to study the window issue. But in terms of breaking up the gable, that would change the structure of the roof and that would make it very difficult to build structurally. Commissioner Bocek stated she meant possibly adding on some cosmetic ornamentation. Commissioner Bocek stated she was concerned with the rear elevations of the townhomes and stated some of the materials on the rear elevation should possibly be improved. Mr. Green stated he does not have a problem with the continuity going around. He will look at the back of the homes and some of the material elements there. Commissioner Bocek also noted that perhaps some of the wooden accent details on the Covington townhomes could be matched for more harmony. Commissioner Panitch asked for some details on the future expansion. Mr. Hainsfurther stated at some point the bank might see the need to go from a seven-office configuration to an 11-office configuration. In order to accommodate that in the easiest way what happens is one of the offices gets knocked out and a corridor gets put through. Commissioner Panitch asked if that would not ruin all of the landscaping. Mr. Hainsfurther noted it is unlikely to see an addition put on very quickly. At the time an addition is put on they will address the landscaping but he does not feel when that will occur and rather than build it now, they will plan for it. Mr. Green noted that all that has been put around the back facade are bushes and perennials so that no major landscaping will be impacted by an addition. Commissioner Samuels asked if the area at the far west just past the right in, right out is landbanked parking and if it is tied to the future expansion. Mr. Hainsfurther stated it is landbanked parking. He noted they have enough parking by code even for the expansion area. It is tied to the development of the additional parcel and if necessary they would put it in for their employees if they should expand. Commissioner Samuels asked if the 6 spaces were included in Mr. Green's original 16-21 space calculation. Mr. Green stated they are already proposing 25 spaces to be constructed in conjunction with the bank building. As staff reports indicate, even with the expansion of 4800 square feet, the requirement would only be 19 spaces. Therefore they would always be in excess of the required parking. There can be 16-21 parking spaces added to the site to service the outlot. As the bank looks at this demand it may decide it needs some more parking beyond the ordinance. He stated they were endeavoring to see if they could develop a site plan that even if the 6 spaces are needed, they could still do a 4,000 square foot additional building. Commissioner Samuels stated he could foresee someone coming in wanting to develop the additional area and then coming in and saying they have a shared parking situation. Therefore, they really have 35 spaces available to them and they then want to build 6,500 square feet or something like that. He stated he wants to know how that issue would be treated. Mr. Green stated that was always possible because anyone can come in and seek any variation they wish. However, that would have to be a variation and they would have to come back to the Plan Commission. He further stated they have tried to know what the bank's overage needs are today to know what the bank's programmed additional needs may be and still provide for up to 4,000 square feet of building. Commissioner Samuels asked if the commission should address parking as an issue of potential uses for that space as part of this process. Mr. Pfeil commented that clarification should be provided concerning the location of the spaces that would serve a future use. There might be some issues of traffic safety since some of the spaces are in the path of traffic that would enter the site from the Dundee Road driveway. Vehicles backing out of these spaces will be at jeopardy of being hit by vehicles entering the site. Mr. Freedman noted that even to build a future building they would need to come back to the Plan Commission. At that time parking and anything else can be addressed. To plan it now is premature. Commissioner Smith asked if guest parking for the townhomes had been addressed. Mr. Green stated they already have the existing parking. There is shared parking opportunity here as the parking lot for the existing building is already oversized for the building that is there. They also spaced the buildings so that they can get two parking spaces in between each pair of driveways also. Commissioner Smith stated he agrees with Commissioner Bocek that the east elevation on the bank needs to be embellished. Commissioner Smith asked what would be the negative impact if the right out were denied. Mr. Hainsfurther stated they do not feel there is a negative. He noted they would like to have it because it addresses what the neighbors have asked for. All you really will be doing is coming out and going down to the light anyway. He stated he would have some comments on the issue from their traffic engineer in the future. Mr. Green stated there would be three variations as follows: 1. The townhouse portion of the site will be changed to an R-8 Planned Unit Development. The existing annexation agreement on this site created a 25-foot building setback. They have shown a 25-foot setback on the west side of the site. Under a P.U.D. the building setback is 35 feet. In addition to that they have a 25-foot driveway and a 6-foot easement for the sidewalk on the front so they will not have a 35-foot setback. They are exceeding the 25-foot setback, which is established under the annexation agreement, but they would have a variation for the two yards. 2. They will be requesting a variation on the sidewalk along Parkview Terrace because it is not in the right-of-way. It is in an easement, which they will be creating. 3. They are requesting a 5 vehicle-stacking lane instead of 6 vehicles in the drive up facility. Chairman Ottenheimer asked if there would be a traffic study at the next meeting. Mr. Green noted that at the last meeting the commission had indicated they did not feel a traffic study was necessary. However, based on some of the input from the neighbors and the fact that there had been a traffic study done previously when the funeral home was proposed, they went back to KLOA who conducted that study and asked them to re-review that report and issue a supplementary report looking at this use in relation to those other uses. Chairman Ottenheimer noted the following items, which needed to be addressed at the next meeting: 1. Tree survey 2. Detailed landscape plan showing where existing trees will be relocated Chairman Ottenheimer stated that he, also, agrees with Commissioner Bocek and would really like to see something done with the east side elevation of the bank. Mr. Pfeil asked for comments on the site area requirements for the residential P.U.D. Mr. Green stated the site area is slightly less than 2 acres. The Village's standard for a P.U.D. is 4 acres. There is at least on site adjacent that is less than 4 acres that is also a planned unit development. The Village also requires a planned unit development when you have more than one building on a lot. Therefore they would have a site that is less than 4 acres. Commissioner Khan asked if the developer could dedicate 6 feet towards the right-of-way so that the sidewalk is not in the easement. Mr. Freedman stated they would not be averse to dedicating that space but he is not sure if that would create any other variations. Mr. Pfeil said it appears that a front yard setback variation would not be needed if the additional right-of-way is provided. Ms. Dolores Cavanagh, 397 Covington Terrace, noted their driveways are concrete and it would be nice if the new townhomes were also concrete. She further asked where the water would go once it enters the detention basin. Chairman Ottenheimer stated they have received a report that the configuration and size of the detention pond is acceptable for the use on the site. Mr. Pfeil stated the basic drainage pattern is not being changed by this development. There is a reconfiguration of the shape of the detention area. Ms. Cavanaugh stated she is concerned because with a lot of rain the detention pond sometimes floods. Mr. Vane stated there is a pipe that comes out of the existing detention pond that comes underneath the road and there is a small restrictor that allows the water to back up into the detention pond when there is a lot of rain. That restrictor will stay in place. Instead of the water flowing directly into the little restrictor pipe, it will now be piped around to it but it will still go to the same place and be held back the way it is now. In fact, the volume will be even more than the existing detention basin because they have been working with the Village Engineer. Mr. Marvin Streske, President of Board of Directors of Covington Manors, stated his association pays for the maintenance of the detention pond. They need to clean it and cut the grass and trees around it. Two years ago they had to hire a contractor to go into the detention facility and pull up all the drainage pipes relay stone and sand and place all new pipes because tree roots had clogged the pipes. He noted that when the Cove facility was built it caused ore runoff coming through the storm sewers. The Cove pays Covington Manor $300 a year for its share of the maintenance of the pond. Even more runoff from the new development may cause further problems and he feels they should at least be compensated for the maintenance of that pond. Ms. Reynolds, 367 Parkview Terrace, asked how many bedrooms and garages the floor plans will have. She also noted her concern regarding the height of the buildings to those across the street. Mr. Green stated the townhomes are designed as 1,950 to 2,050 square foot units that are three bedrooms each. There are two car garages and there is room on each driveway for two additional cars. The building height is about the same as those existing. They are two story buildings with a 9 foot first floor and an 8 foot second floor. The reason they are called 2 '/2 stories is because they were able to create those lookout basements in the back but the grade from the street is just two stories. Mr. Martin Winokur, 371 Covington Terrace, asked who the owner of the property is. He further asked if there will be lighting in the bank area and how many days per week would be 24-hour banking. He also asked why it is necessary to have five drive through lanes. He further noted that the light at Golfview and Covington is very difficult to get through. Mr. Freedman stated the three parcels of property that comprise this site which consist of the existing office building, the lot in the rear which will be the townhome site and the bank site are owned by three different groups of investors, all of which are related. It is essentially the people who own the office building. They have entered into contracts to sell respectively to the two developers. The rear lot is going to be sold by the partnership that owns the rear lot to Insignia Homes. The front lot is going to be sold by the partnership that owns the front lot to the bank and the office building will presumably remain in the ownership of the people who own it now. Mr. Hainsfurther stated he has been at the light at Golfview as late as 6:00 p.m. and as early as noon. He stated delay times at this light are well within reasonable operating efficiencies as proved by IDOT. The 24-hour banking is an automated teller. There are no teller windows open 24 hours per day. There will be one or potentially two automatic banking facilities. He further stated there are number of banks that have 5 or more teller windows including, First American, Citibank and National City. The reason they need this is because people do not want to wait. There will be some lighting in the parking lot area of the bank and some security lighting at the 24-hour teller machines. He stated they would meet all of the requirements of the Village in terms of foot-candles at property lines. Chairman Ottenheimer noted car headlights would be pointing east to the housing development just to the east when they pull into the drive through. He noted some concern with cars entering late at night. Mr. Hainsfurther stated there is a very heavy stand of trees between the properties. In addition, there will be quite a bit of landscaping on the proposed site. The Commission agreed this project was ready for a public hearing. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next scheduled meeting would be held on July 17, 2002. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Bocek and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:23 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: 06/19/2002 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION June 19, 2002 Aldrich Property, 16226 W. Aptakisic Road Annexation with Business Zoning 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 Mr. Khan Mr. Teplinsky Commissioner absent: Ms. Dunn Ms. Kenski-Sroka Also present: Ms. Susan Aldrich Mr. Adrian Aldrich Mr. Charles Johnson, Village Trustee Ms. DeAnn Glover, Village Trustee Mr. William Raysa, Village Attorney 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: Layout with photos of subject property and surrounding properties dated June 19, 2002 Exhibit 2: Photos of Surrounding properties dated June 19, 2002 (A through K) Ms. Aldrich stated they have lived in the community for 33 years and have been in the landscaping business for the last 32 years. The last 9 years have been at the subject site. The site was originally owned by a company called Oil Drive for 20 years. Ms. Aldrich stated they try to make the site look as nice as possible for the neighborhood. Not very many people know there is a landscaping business there. She stated they heavily buffer the front on Aptakisic Road and on Pet Lane so that it looks just like a ranch home on Aptakisic Road. Ms. Aldrich noted they have never had any complaints and the two adjoining property owners to the east and north have signed waivers stating they do not need any additional buffers to block off the site. Ms. Aldrich reviewed the photos of the surrounding properties. She noted that Buffalo Grove's long range plan for this area is for commercial use. Therefore they are requesting a recommendation to the Board for B-4 zoning with annexation. Commissioner Samuels asked if there are any recommendations relative to limiting any of the B-4 uses. Mr. Pfeil stated he has not prepared a detailed analysis. Basically uses that involve processing and distribution should be discouraged for properties in this area since the Village is trying to encourage a more retail oriented redevelopment. The annexation agreement stipulations should focus on retail and service type uses. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 7:50 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair