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1988-10-26 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION CHERBOURG TOWNHOMES 1 OCTOBER 26, 1988 Chairman Sheldon called the Public Hearing to order at 7:30 P.M in the Municipal Building, 50 Raupp Blvd. , Buffalo Grove, IL. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Commissioners Absent: None Also Present: Mr. Timothy Hernandez, Pulte Home Corp. Mr. Dan Boland, 295 Ardmore, Des Plaines, IL Mr. James Sylverne, Housing and Zoning Inspector Mr. Robert Pfeil, Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Daily Herald and informed the audience of the format for the hearing. Mr. Hernandez was sworn in. Mr. Hernandez explained that Cherbroug is a development of 210 townhomes on a 60 acre site. The townhomes are being sold on a fee-simple basis, so each unit will have a front and rear yard. The site include 20 acres of open space, including lakes and wetland areas. The approved site plan for Cherbourg clusters dwelling units around the open space areas. Mr. Hernandez stated that Pulte is requesting an amendment to the approved P.U.D. to allow decks on individual lots to exceed the Zoning Ordinance standard that limits accessory structures to a coverage of not more than 20 percent of a rear yard area. Mr. Hernandez reviewed several exhibits: Exhibit 1 is a Preliminary Plan dated October 6, 1988 that illustrates the sizes of decks that could be built under the Zoning Ordinance limit of 20 percent coverage of a rear yard. Exhibit 2 is a Preliminary Plan dated October 6, 1988 that depicts the sizes of decks that could be built if the requested variation is granted. Mr. Hernandez said that Cherbourg was designed to maximize the amount of open space, so individual lots were deliberately made smaller adjacent to common open space areas. He explained that corner lots are larger than interior lots, so larger decks are possible on corner lots based on the Zoning Ordinance standard of 20 percent coverage of a rear yard. The proposed variation would allow interior lots to have decks comparable to corner lots. Mr. Hernandez presented a Chart, Exhibit 3, which describes the different Lots, Models, Average Width, Rear Yard Area, Maximum Deck Area and Maximum Lot Coverage. Comparing the Site Plans with the Chart, Mr. Hernandez noted that on most end units, decks present no problem. The 20% coverage restriction would affect mostly interior lots. Mr. Hernandez said Cherbourg wants to build the best upscale development possible. It has won awards for architecture and landscaping. It is difficult to refuse purchaser's requests for alternate sized decks. Paragraph Four of Mr. Pfeil 's memo to the Plan Commission, dated October 21 , 1988, suggests the specification of a minimum distance between decks, or a maximum rear yard coverage ratio, where rear yards abut other rear yards. Mr. Hernandez said this suggestion is acceptable and said Pulte would prefer some reasonable separations, and would be willing to set parameters with which purchasers must comply. This would encourage creativity. None of the Pulte buildings are identical. The standard deck is 100 square feet. ( 10 ' x 10 ' or 8' x 12' ) Purchasers are offered various options, ranging up to 340 square feet. No fencing will be permitted within the development. Landscaping and berms have been used for separations. Com. Goldspiel noted that there are some swales running through some of the smaller rear yards. Decks should not be permitted to extend over a swale. Mr. Hernandez said the exact number of problem lots cannot be formulated until the all the buildings have been developed, and spot surveys have been made. Some of the lots south of Fox Hill are being resubdivided. Of the 54 units sold, 3 or 4 purchasers (approximately 10%) have had a problem meeting the rear yard coverage requirements. Some have chosen alternate lots, etc. Buffalo Grove Plan Commission - Public Hearing - Oct. 26, 1988 Page Two Mr. Reid recalled that the discussion at the Village Board included consideration of whether a blanket variance should be given, or whether individual purchasers should seek a variance from the Zoning Board of Appeals. Con. Rubin commented that from his experience on the ZBA, neighbor's opinions are considered, as well as the impact a variance will have on the surrounding neighborhood. Mr. James Sylverne, Building Department Housing and Zoning Inspector, was present and informed the Plan Commissioners that the ZBA power to grant variances is limited to 1/3 of the 20% required set back distances. Some of these cases would be reviewed and recommendations would be sent to the Village Board Com. Goldspiel questioned whether the Plan Commission can vary more than the ZBA? Mr. Raysa said the Village Board can act upon Plan Commission recommendations to grant greater variances. He added that the Accessory Structure Section requires that none of these decks be nearer than 5 feet from the rear lot lines; and not be constructed on easements. These are the standard ordinance requirments. Mr. Hernandez answered questions pertaining to different possible situations and said that 360 square feet would be the maximum size deck permitted. Most would be 340 sf. or less, but an additional 20 feet is being requested to cover all possible situations. In no instance would Pulte permit decks to be contiguous. A minimum setback of 5 feet is required by the ordinance and this would give at least 10 feet of separation. He would agree to specific setback limitation, as well as a percentage limit. There are 3 or 4 requests for larger decks now, and he could not predict how many variances would have to go to the ZBA. No Agencies were represented. Mr. Dan Boland, 295 Ardmore Road, Des Plaines, IL was present. He is a future Cherbourg purchaser. He said the reason that Cherbourg is attractive is because it features the three ( 3) marsh type ponds, with the extensive landscaping. There is a very scenic panorama, and the view from the three ( 3 ) unit building they selected, is very condusive to entertainment, The open space does not give the impression that the yards are compressed. The standard 10 ' x 10 ' deck is too small For many guests. They have selected Unit 7-3, with a 320 sf. deck and there is not a problem, because it is within the 20%, but he is present to speak for other purchasers who will want to enlarge their decks. Because the developer is doing excellent work, both interior and exterior, Mr. Bolen said he believes the Village should do something for the entire development. Buffalo Grove Plan Commission - Public Hearing - Oct. 26, 1988 Page Three I There being no other comments or questions, Chairman Sheldon closed the Public Hearing at 8:45 P.M. Respectfully submitted, 1 AS,FeL0'4,".. a-1246 -' 1 Shirley Bates, Recording Secretary , APPROVED BY: .421,46d/j ._-- t ___---- Barbara Sheldon Chairman , I 1 I L Buffalo Grove Plan Commission - Public Hearing- Oct. 26, 1988 Page Four PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SEIGLE DEVELOPMENT OCTOBER 26, 1988 Chairman Sheldon called the public hearing to order at 8:47 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, IL. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Commissioners Absent: None Also Present: Mr. H. Seigle, Developer Mr. M. Seigle, V.P. Mr. M. Schwartz, Attorney Mr. De Mercurio, Landscaper- Mr. J. Yerges, Acoustic Engineer Mr. D. Cole, Real Estate Consultant Mr. W. Magdziarz, Land Planner Mr. D. Perlman►, Jr. , Perlman Group Mr. S. Diamond, Land Planner Mr. A. Kracower, Landscape Architect Mr. K. Lockman, 192 Woodstone Circle Mr. J. Falk, 222 Woodstone Circle Mrs. B. Pauley, Woodstone Circle Mr. L. Ellon, 244 Woodstone Circle Mr. J. Orland, 1st American Bank Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. J. Sylverne, Housing and Zoning Inspector Mr. R. Pfeil , Village Planner Chairman Sheldon read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. The Seigle representatives: Messrs. M. Schwartz, H. Seigle, M. Seigle, J. De Mercurio, J. Yerges and W. Magdziarz, were sworn in. Mr. Schwartz made the introduction. He stated the purpose of their presentation was to achieve approval of a preliminary plan as a PUD for Parcels 1 and 2, currently zoned B-2; and the re-zoning of Parcel 2 to B-4. The entire PUD includes approximately 7.3 acres. Some minor modifications have been made to the plan that was presented at a public hearing held on Sept. 28, 1988. The Seigle team of representatives were introduced and Exhibits A through I were described. Exhibit A - Preliminary Site Plan dated October 11 , 1988 Exhibit B - Elevation of perimeter warehouse Exhibit C - Composite of the entire quadrant in which the parcel is located. Exhibit D - Preliminary elevation of the commercial use. Exhibit E - Preliminary elevation of Seigle's Home and Building Center. Exhibit F - Color photograph of Seigle's Barrington store. Exhibit G - Color photograph of Seigle's Elgin store. Exhibit H - Letter from Yerges Acoustics, dated 9/22/88; acoustics report tendered to Mr. Seigle. Exhibit I- Tree placement study prepared by Mr. De Mercurio. Mr. Seigle gave a introduction of the history of Seigle's Home and Building Centers, now operating at 6 locations. The stores are unique because they are service orientated. This second public hearing is being held because the Plan Commission previously indicated that a Planned Unit Development would meet the requirement of future control as well as meet the developer's present needs. He read the PUD Purpose and Requirements, and the objectives set forth in Chapter 17.28.A. of the Village Zoning Ordinance. Mr. Seigle read each section and stated how the proposed development would achieve the the purpose of protecting the natural resources; and to protect the investments of the Village, the developer and adjacent properties. He listed the P.U.D. stipulations: 1 . The proposed PUD would have a Right In, Right Out access to Route 83. Bank Lane will be integrated with The Grove Shopping Centers. The North side of Bank Lane will be paved. 2. The Burger King fast food restaurant will be set back as requested by the 1st American Bank. 3. The warehouse setback on the East, adjoining the Woodstone Townhomes, has been changed from 35 feet to 50 feet and additional screening will be provided. Many of the existing trees will be saved. The additional buffering will decrease the noise to neighboring sites. 4. The dimensions of the main building have been changed from 200 ' wide x 185' deep to 215 ' wide x 170 ' deep, and will be approximately 2,000 square feet smaller•. Hr. De Mercurio described the proposed tree preservation and the increase from one ( 1 ) layer of landscaping to two ( 2 ) layers and the ratio is being increased approximately 60% from the previous layout. Mr. Magdziarz, Land Planner, said he reviewed the proposed develop- ment and stated the proposed Seigle Center will meet the needs of the community and will not have an adverse impact on the Village or the Town Center. It will meet the intents of the Zoning Ordinance; and the Comprehensive Plan which encourages commercial development. Buffalo Grove Plan Commission - Public Hearing - October 26, 1988 Page Two Mr. Verges, Accoustic Engineer, said he made a review of the Seigle proposed site and then visited their Geneva location, which has a similar perimeter warehouse. He said that trees and landscaping do little to provide acoustical isolation. He described how the noise levels of each piece of equipment is measured running at full force. When the noise level of the largest fork life was measured from the outside of the perimeter warehouse, it could not be heard over the noise levels of the background sound levels, such as traffic, birds and wind, etc. At the Buffalo Grove site, the ambient noise level is higher because of the heavier volumes of traffic on Lake/Cook and and Old Mc Henry Roads. The noise level from Seigle's, with the perimeter warehouse, will be substantially quieter than the existing Jewel/Osco store with delivery trucks and roof top condenser units. Com. Goldspiel questioned the reference in Mr. Yerges' report to the noise level that is created by a direct line of sight, such as when a door is left open? Mr. Verges responded that when the overhead doors at the Geneva site were left open and the saws were run, the noise was not detectable on the opposite side of the perimeter warehouse. At the B.G. site, as a precaution, the saws will be located away from any direct line of sight to the open doors. Mr. Seigle concluded the presentation with the statement that they have met the criteria for a PUD, i.e. serving public convenience; , public health, safety and welfare; location and size are appropriate to the community; the appearance of the perimeter warehouse will harmonize with the Woodstone development; landscaping will enhance the area sight; and the proposal will not impede the surrounding businesses, but will enhance it. All access roads and easements will be established. Parking is adequate. The development will be a great benefit to the Village of Buffalo Grove. Mr. Pfeil compared the initial B-4 request and the PUD request. The original request for a Preliminary Plan approval covers the same zoning change from B-2 to B-4. The current request has all that, but a PUD will be overlaid upon those two zoning classifications, so that an ordinance can be enacted upon by the Village Board that will stipulate and condition this use in any way the Village deems appropriate and that is accepted by the developer, such as controls on the use, hours of operation, etc. Future uses can also be specifically incorporated in the PUD. Mr. Raysa explained the differences between the 5 Business Districts. B-3, which is a Planned Business Center should not be confused with a Business PUD. Page 47 of the Zoning Ordinance, Chapter 17.2.A. - Special Use breaks down into four separate PUDs, Residential , Planned Business, Office and Research, and Industrial. Section 17.77.040 restricts the Bulk Requirements, and A through C limits the use requirements. The Plan Commission can narrow the uses under a Business Planned Unit Development, but not under the straight Zoning District uses. Buffalo Grove Plan Commission - Public Hearing - October 26 1988 Page Three The fast food restaurant location was discussed. The site plan shows it is still forward of the bank, and the reason for this is to save more of the existing trees. The drive-thru lane has been widened so that there is enough room for cars to pass and escape. When the future office building was discussed, Mr. Seigle said their long range plans call for construction of the building in 1992. It is possible that the plans could change. Mr. Seigle agreed to add more screening to the North between the bank and Burger King. He also agreed to pave the north half of Bank Lane. The windows of the warehouse building are not functional . Some are shuttered and some are regular double hung windows with opague glass. The elevation of the warehouse building site is 4-1/2 feet above the Woodstone development. The height of the buildings will be essentially the same. Woodstone is 29 feet high and the warehouse is about 23 feet plus the additional 4-1 /2 feet. See Exhibit B. Wood storage sheds, for sale, are displayed outside in the daytime hours, but they can be picked up by a lift truck and moved inside at night. They will comply with Village rules. All storage will be under roof. Mr. Raysa asked that Exhibit A be corrected. It is a Business PUD. Also, the total area of site coverage is 28,000 square feet for the main building and 10,500 sq. ft. of exterior under roof coverage - totaling 38,500 square feet. This is about 2,000 square feet feet less than originally proposed. Mr. Schwartz submitted Exhibit .l which is a letter he wrote to Bob Pfeil, dated October 17, 1988, in which he confirmed information obtained through a telephone call , that the developer is seeking a Business Planned Unit Development with B-2 and B-4 underlying zoning. The letter requests amendment of Exhibit B. No agencies were present. Questions and comments from the audience= Mr. Dan Perlman, Perlman Group, General Partner of Woodstone Town- homes presented a letter from Mr. Milton Perlman, President of The Perlman Group. Letter is Exhibit 1 and Mr. Perlman states his opposition to the proposed B-4 zoning classification because it would permit a lumber yard to be operated on the Western border of the Woodstone Development. This type of business is incompatible with residential usage. Mr. Perlman added that the warehouse, with the galvanized roof, is objectionable with the Woodstone Townhomes. Storage is not closed, but definitely open storage. The additional landscaping will help some, but it: would have to screen the building all year around. If the business does not last, what will happen to the warehouse. Buffalo Grove Plan Commission - Public Hearing - October 26, 1988 Page Four Mr. Perlman submitted Exhibit 2, a list of commercial establishments with outdoor storage of shed-type buildings. Regarding the acoustical engineer's test, Mr. Perlman recalled that previously Mr. Verges stated he had not tested semis and larger trucks which will be coming out of the lumber yard as early as 7:30 in the morning to make deliveries to builders. It has been said that 60% of the business is with commercial builders. Also, tests of the background noise levels were made during peak hours of the construction activity at Woodstone. The standards of Special Use are very specifically set out. A MIA appraiser has said that the proposed Seigle Shopping Center will have a negative impact on the residential homes to the East. This land use is wrong. Property values could be deflated from $8,000 to $10,000 and the mixed use will be detrimental to Woodstone owners. The Woodstone residents want retail shopping, not a lumber yard. Mr. Perlman asked about the proposed restrictions that have been mentioned, such as hours of operation and limited use of semis? The warehouse could be moved to the North in place of the office building. Mr. Allen Kracower, Urban Planner and Landscape Architect, said the issue is not how the property is zoned. It is whether or not the proposed use is reasonable and will it create an adverse impact on the adjacent land uses? A warehouse business is not a commercial use, but almost an industrial use, and does not meet Village standards for a BAUD. It is detrimental to the public health, safety and welfare. The perimeter warehouse structure cannot be considered a buffer and cannot be considered harmonious or compatible. When the Woodstone Townhomes were built, the developer relied on a moderate intensity, commercial type land use. Woodstone residents were present and made the following objections: Mr. Ken Lockman, 192 Woodstone Drive: The development would not be acceptable at the Town Center and should not be located near the townhomes. Mr. Jerry Falk, 222 Woodstone Circle: When the townhomes were built, the developer had to comply with certain restrictions. There will be a traffic pattern problem exiting the warehouse, and it will be an ongoing situation. There are other properties Buffalo Grove that are zoned B-4, and Seigle's should seek one. Mr. Seigle responded that they have looked at other property and selected this location. A Home Center is not a lumber• yard. It is more like a 2inunerinan's Hardware Store. 60% of the customers are shoppers and 40X are builders. All sales are taxable. He added that the proposed use is better than many permitted B-2 uses. Mrs. Betty Pauley, Woodstone Circle: What is being said statisti- cally, is not what she saw visually when► she drove past the Elgin store and she would not want to have the same business next door. Buffalo Grove Plan Commission - Public Hearing - October 26,1988 Page Five f Mr. Jim Orland, 1st American Bank: The bank feels that Seigle's is not a proper use for the property. The fast food restaurant drive thru is getting closer. The business would be unsightly in compari- son to the bank. Visibility would be cut down by the fast food building. Bank Lane was initially planned for an office use and not for semi-trailer traffic. If 60% of the business is done with builders, truck traffic would be very heavy. The bank also objects to the curb cut on Old Mc Henry Road. Mr. Len Ellon, 244 Woodstone Circle: There has been little change to the original site plan. Objects to the location next to Wood- stone and the builder should look for a better site. Commissioner Braiman asked Mr. Kracower what type of B-2 use would be proper for the location? Mr. Kracower replied that similar businesses to The Groves would not be objectionable. There are objectionable uses within B-2 zoning. Commissioner Braiman commented that if a similar line of stores was built, it could have the rear wall along the eastern boundary and it could essentially wall off the townhomes. Wouldn 't that be closer and more objectionable than the proposed landscaped buffer? Mr. Kracower responded: Not necessarily because there would be at least the same 35 foot setback distance, then a service drive and then loading docks, etc. The B-4 zoning and land use is not appropriate. It could be possible to redesign the site and place the warehouse away from the townhomes. Mr. Perlman commented that the residents perceive the business as a lumber yard and it is not acceptable. Mr. Schwartz objected to the term "lumber yard" and asked for Mr. Perlman 's definition of a lumber yard. Mr. Perlman said a lumber yard is a place where lumber is bought and sold. He took exception to Mr. Schwartz' previous statement that the Trustees ever recommended the Home Center be located across the street from the Town Center. Chairman Sheldon halted the discussion and adjourned the Public Hearing at 10:50 P.M. Respectfully submitted, Shirley Bates, �/ Recording Secretary APPROVED BY: LaaAe 6-- Barbara Sheldon Chairman Buffalo Grove Plan Commission - Public Hearing - October 2.6, 1988 Page Six SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION OCTOBER 26, 1988 Following the two Public Hearings, Chairman Sheldon called the special meeting to order at 11 :05 P.M. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Commissioners Absent: None Also Present: Mr. Tim Hernandez, Pulte Home Corporation Mr. D. Boland, 295 Ardmore, Des Plaines, IL Mr. William Reid, Village Trustee Mr. William Raysa, Village Attorney Mr. James Sylverne, Housing and Zoning Inspector Mr. Robert Pfeil , Village Planner Mr. H. Seigle, Seigle's Home Center, Developer Mr. M. Seigle, V. P. of Seigle's Home Center Mr. M. Schwartz Mr. J. De Mercurio fir. J. Yerges, Acoustic Engineer Mr. D. Cole, Real Estate Consultant Mr. W. Magdziarz, Land Planner Mr. D.Perlman, Jr. , Perlman Group Mr. S. Diamond, Land Planner Mr. A. Krasower, Landscape Architect Mr. K. Lockman, 192 Woodstone Circle Mr. J. Falk, 222 Woodstone Circle Mrs. B. Pauley, Woodstone Circle Mr. L. Ellon, 244 Woodstone Circle Mr. J. Orland, 1st American Bank Approval of Minutes: None Village Board Report: None Com. Goldspiel reported that on Monday the new bus route for the northeastern portion of Buffalo Grove, will begin from Old Farm Village to the Deerfield train station. Schedules for Rt. 691 are available at the front entrance of the Village Hall Another- route, from Skokie to Buffalo Grove and Lincolnshire, will be starting at the same time, but schedules are not yet available. Cherbourg Townhomes - P.U.D. Amendment Chairman Sheldon asked for a motion to begin discussion. Com. Goldspiel made the following motion: That the Plan Commission recommend to the Village Board: Amendment of the Planned Unit Development and Preliminary Plan for Cherbourg, with a variation to Zoning Ordinance, Section 17.32.020.F. to allow Accessory Structures (wood decks ) to occupy more than 20% of the rear yard on designated lots, subject to the following: that no deck could be constructed to interfere with or cover a swale, or easement; that 5 foot setbacks from lot lines be maintained on both side yards of all units; that the maximum square footage of a deck be allowed to be 340 square feet, and further; that no deck be constructed pursuant to this variation within 30 feet of the rear yard line, except that a deck may be constructed within 20 feet of a rear yard line, where that rear yard line opens out to a common open area of more than 20 feet in depth. Subject further, that no deck be greater than 15 feet beyond the building except where it would currently be allowed without this variation. Com. Rhodes seconded the motion. Discussion followed. Mr. Sylverne, Building and Zoning Department, Housing and Zoning Inspector, stated that the minimum distance between buildings must be 40 feet. The distance between decks would be 18 to 20 feet. Under the present ordinance, without a variance, the decks could be as close as 5 feet to the rear lot line. The site plan was reviewed and it was noted that the distance between some units, that back up to each other, is very close. There are at least four ( 4) areas with lots that are back to back, or side to back, where larger decks would not be suitable. The exact number of lots affected has not been determined. Buffalo Grove Plan Commission - Special Meeting - Oct. 26, 1988 Page Two It was concluded that further Staff research would be helpful to determine exactly which lots would be affected, and what alternative solutions there could be, such as individual home- owners going to the Zoning Board of Appeals for a variance. Com. Goldspiel and Com. Rhodes agreed to withdraw the motion. Com. Briaman made a motion to defer discussion of the Cherbourg P.U.D. Amendment until Staff researches the matter and provides specific information regarding the impact of the proposed variation on all of the lots. Com. Rhodes seconded the motion. Roll Call Vote: AYES - Krug, Goldspiel, Rhodes, Howard, Braiman, Rubin and Rosenston NAYS - None ABSENT - None The motion passed - 7 to O. STFGT_F DEVPl.c7PMENT - REZONING TO B-4 PUP AND FRFI-TMINARX PLAN Chairman Sheldon asked Mr. Schwartz to state the exact request and to reiterate the changes in the plan being presented at this time. Mr. Schwartz said Seigle's Home and Building Centers specifically requested a Preliminary Plan and Business Planned Unit Development for Parcels 1 and 2, which are currently zoned B-2; and Rezoning of Parcel 2 to B-4; all of this to be contained in a Business Planned Unit Development which is a Special Use pursuant to the Zoning Ordinance. The changes that have been made: 1 . The location of the perimeter warehouse has been moved farther West from its easterly boundary from a 34 ft. average to a 50 ft. average distance between the rear of the perimeter warehouse and the eastern property line. 2. The size of the Seigle's Home Center has been decreased in size approximately 2, 000 square feet. 3. If this plan is approved, the developer agrees to landscape continuously along the eastern property line; and increase the landscaping to the North to alleviate any concerns of the 1st American Bank. Buffalo Grove Plan Commission - Special Meeting - Oct. 26, 1988 Page Three Commissioner Krug made the following motion: That the Plan Commission recommend to the Village Board approval of a Preliminary Plan and a Business Planned Unit Development for Parcels 1 and 2, as described in the Exhibits A through J, as presented at the Public Hearing of this date (October 26, 1988); property currently zoned B-2 (General Retail ) District to the B-4 ( Business Services and Wholesale) District for Parcel 2, with the following variation of the DEVELOPMENT ORDINANCE - Section 16.50.040.C.3 ( to allow a 4:1 side slope on two dry detention basins instead of a 6:1 side slope as required. The Preliminary Plan proposes a fast-food restaurant, Seigle's Home and Building Center, and a 2-story office building not to exceed 35 feet in height; and that the business be limited to retail operations. Commissioner Rubin seconded the motion. Mr. Schwartz asked that the use be described in the motion as Building Materials Sales per the ordinance classification. Mr. Seigle said that they sell only to builders and consumers and all sales are sales taxable. Witt► this explanation, the motion was agreeable as stated. Discussion: Commissioner Goldspiel opposed the motion for the following reasons: 1 . The location of the fast food restaurant impacts adversely on the bank. The setback and the angling are incompatible with the adjacent bank; and it is not inconsistent to pull the fast food restaurant back to a setback line drawn between Blockbuster Video and the corner of the bank. This is not very much and is not an objection to the fast food restaurant. Also, the escape area for the drive-thru is good, but it is not necessary for the drive-thru to be 17 feet wide for the entire length. 2. Objection to the 35 foot height of the office building. It would be a two story building and would be higher than the abutting residential buildings. 3. Major and most serious objection is the Use and Zoning of the Home and Building Center. It maintains many of the characteristics of a lumber yard, which is depicted by the two open outside storage buildings. The Woodstone developer and his planner were correct. Buffalo Grove Plan Commission - Special Meeting - October 26, 1988 Page Four The proposal fails to meet a very important provision of the ordinance which is that developments not adversely impact the adjacent residential property. The uses are incompatible. ( The 50 ft. setback is better than 35 ft. ) If this use is compared with the more usual type of commercial ( shopping center) development, there would be a 50 foot setback and then a 30 foot driveway and loading dock area which places the building some 70 to 90 feet away from the residential and set down somewhat. The 4-1/2 foot height elevation is a negative aspect of the plan. This type of use would generate more traffic to the rear than a strip center. This is a different quality of use than B-2 and it is inappropriate. Commissioner Goldspiel added that when he visited the Barrington location, he found it to be a very different type of site, near a railroad and surrounded with other commercial. The Village has an obligation to the residents of the townhomes to provide responsible transitional zoning. Commissioner Braiman asked for the motion to be amended to require the petitioner to include to obtain the easement and pave the North portion of Bank Lane. Commissioners Krug and Rubin agreed to amend the motion. Roll Call Vote= AYE - Howard, Braiman, Rubin and Rosenston NAY - Krug, Goldspiel and Rhodes ABSENT - None Motion Passed - 4 to 3. Mr. Perlman requested postponement in sending this proposal to the Village Board. He expected more particular restrictions, such as traffic and hours of operation, etc. Chairman Sheldon said these decisions would be made at the Board level and are not part of the motion. Chairman 's Report= Chairman Sheldon questioned the announcements in the Daily Herald that agendas are not available for Plan Commission meetings, including Public Hearings. This information is always available, but Mr. Pfeil said apparently the agendas are not received ( by mail ) in time to meet the deadline for the publication date. Chairman Sheldon requested that, in the future, the information be phoned, or faxed, to the paper prior to the deadling. Buffalo Grove Plan Commission - Special Meeting - October 26, 1988 Page Five Future Agenda Schedule: No meeting November 7. Meetings will be held on Nov. 9, Nov. 16, Nov. 30, Dec. 7, and Dec. 14. The first meeting in 1989 will be held on Jan. 4. No Public Comments or Questions. Staff Report: Mr. Raysa referred to the Draft Letter dated October 26, 1988 to Mr. Donald L. Kirk, from Chairman Sheldon. The Plan Commission was asked to set forth in writing specific reasons for denial of the preliminary plan, what ordinances pertain to the denial and what is their correlation with the preliminary plan. The Plan Commissioners recommended some amendments to the letter and Com. Rhodes made the following motion: That the Plan Commission approve the Kirk document as prepared by Mr. William Raysa, and authorize changes to the letter to D. L. Kirk, as drafted Oct. 26, 1988. Com. Howard seconded the motion. Roll Call Vote: AYES - Rhodes, Howard, Braiman, Rubin and Rosenston NAYS - None ABSENT - None ABSTAIN - Krug and Goldspiel Motion Passed - 5 to 0, 2 abstentions Com. Howard made a motion to adjourn. Com. Briaman seconded. Chairman Sheldon adjourned the meeting at 12:05 A.M. Respectfully submitted, 3-42,-"t12-"a-d Shirley Bates, Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission - Special Meeting - Oct. 26, 1988 Page Six