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1993-02-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION February 17, 1993 Manchester Greens, Manchester Drive/Checker Road Amendment of a Planned Unit Development and a Preliminary Plan in the R-9 District Chairman Silbernik called the meeting to order at 7: 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois and read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format of the meeting and swore in persons who were giving testimony at the public hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Ms. Howard Also present: Ms. Christine Zyzda, Marks, Marks & Kaplan, Ltd. Mr. John Green, Systems Design Group, Ltd. Mr. Edward Covici, Scarsdale Homes Mr. Charles Hendricks, Village Trustee Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Aerial photo of site plan Exhibit B: Approved Preliminary Plan dated July 6, 1988 Exhibit C: Concept site plan dated August 12, 1992 Exhibit D: Concept site plan dated September 2, 1992 Exhibit E: Revised site plan dated November 12, 1992 Exhibit F: Photos of villa streetscape Exhibit G: Building elevations Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 1 Exhibit H: Preliminary engineering plan dated November 12 , 1992 Exhibit I: Grading plan adjoining the Buffalo Grove Golf Course dated November 30, 1992 Exhibit J: Condominium building plan Exhibit K: Villa concept plan A Exhibit L: Villa concept plan B Exhibit M: Villa concept plan C Exhibit N: Villa concept plan D Exhibit 0: Villa concept plan E Exhibit P: Minutes of the Plan Commission meeting of December 2, 1992 Exhibit Q: Letter dated February 7, 1993 from Roslyn S. Fabian, 170 Manchester Drive, #302 Ms. Christine Zyzda of Marks, Marks & Kaplan, stated that the petitioner is re-presenting the same plan as had been submitted at the December 2, 1992 public hearing. She stated that an error had been made in the legal description for determining the property owners who were to receive the notice of public hearing, and a larger area had been researched than intended, but the current owners of units in the Manchester Greens condominium building were not notified. The present hearing would correct this deficiency in the public notice and give condominium unit owners the opportunity to comment on the project. Mr. John Green of Systems Design Group, Ltd. requested that the minutes of the public hearing of December 2 , 1993 be entered as exhibit P. He then stated he would synopsize the presentation given for the previous public hearing for the benefit of the public attending the present hearing. Mr. Green reviewed the history of the site located east of the Buffalo Grove golf course, north of the Police Station on the Clayton Municipal Campus, north of St. Mary's Church and west of Circle Drive. He further reviewed the exhibits as previously presented. He noted that due to several workshop meetings and Plan Commission input, various changes to the plan were made resulting in a revised site plan dated November 12, 1992 which is the plan being presented at this public hearing. He noted that this plan accommodates the twelve recommendations of the Plan Commission cited at the third workshop. Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 2 Mr. Green stated that the revised site plan reduces the number of villa units from 60 to 58, and Manchester Drive has been given a more indirect route through the site between Checker Road and Church Road. He noted that this curving road alignment addresses the Commission's concern that if Manchester Drive is designed as a straight road directly through the site as originally planned, cut through traffic would be encouraged. Mr. Green stated that another of the Commission's concerns had been that as a Planned Unit Development, there should be a number of amenities for the residents. In response to those concerns a pedestrian walkway system was designed throughout the site. The loop road will be built as a private road constructed to public standards. Sidewalks will be provided on one side of the street and together with the pedestrian walkway system, residents will be able to traverse the site in a variety of ways. Mr. Green further noted that the elimination of two villa units provided additional room allowing for the units to be clustered into groups of three and four units with a separation of 20 feet between adjoining clusters. He noted that the villas will be built in a manner that is consistent with the existing townhouse buildings. Mr. Green stated that the engineering plan shows that the existing water main will be looped around Manchester Drive toward Church Street. He noted that the existing sanitary sewer lines would be retained and an extension of the sanitary lines would be run down the back yards of the villas to get to the west end of the site. The storm water would drain naturally to the north and west end of the site and will be picked up and tied into the existing storm sewer at the north end of the site and over to the detention area located west of the ninth hole on the golf course. He noted that a variation of the sanitary sewer depth from 6 feet to 4 feet at the western edge of the sewer line is being requested. He also noted that the grade of the site would be lifted approximately 4 PP Y to 5 feet at the west corner of the site necessitating a 1 to 2 foot high retaining wall between the rear yard areas of the villas and the bikepath along the golf course. Mr. Green stressed that this will create another amenity by separating the bikepath from the units and allow bicyclists and pedestrians to stop and relax and enjoy the scenery. Mr. Green noted that the proposed condominium building will have 39 units instead of 36 units as originally approved, however they will remain very similar to the units as originally planned. This was accomplished by designing the three extra units at the back of the building and moving the elevators to the front of the building. Mr. Green also stated that the villas would have a 10-foot separation between the buildings, and although the Fire Department Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 3 had expressed their preference for a 15-foot separation, there would be no side openings between units with the 10-foot separation, and this would inhibit fire from jumping between units. Mr. Green discussed the various unit concept plans and reiterated that decks would be an option for the villas but that these decks would be limited to three sizes in order to respect the consistency and aesthetics of the development. The decks would extend no more than 10 feet from the wall of the unit, and the three sizes that would be allowed are: 10 x 10 feet, 10 x 12 feet, and 10 x 15 feet. Mr. Green outlined the following requested variations: 1. Building setbacks of 21 feet instead of 25 feet for front yards where driveways are located; 2. Sanitary sewer coverage be a minimum of 4 feet instead of 6 feet; 3 . Sidewalks on only one side of the street; 4. Driveway width of 20 feet instead of 24 feet for the condominium building as is present on the existing condominium building; 5. 10 foot separation between villas; 6. Side to rear building separations of 30 feet instead of 40 feet; 7. Side yard setback of 26 feet on unit number six on the east edge of the site. Mr. Green noted that this list of variations is necessary as the villa concept is new for the Village of Buffalo Grove and the existing P.U.D. section of the Zoning Ordinance is not designed for this kind of development. In support of the requested P.U.D. , Mr. Green stated that the Special Use criteria of the Zoning Ordinance are addressed as follows: 1. The development will not be detrimental to or endanger the public health, safety, morals, conformt or general welfare. 2. The location, size, nature and intensity of the project is in harmony with the appropriate orderly development of the Village and the neighborhoods adjacent to the project. 3 . The plan will not be injurious to the use and enjoyment of Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 4 other properties in the immediate vicinity of the project. 4. The nature, location and size of the buildings involved will not impede, hinder or discourage the development and use of adjacent land and buildings. 5. Adequate utilities, access drives, drainage and other necessary facilities have been provided or will be provided. 6. Site access and parking have been adequately provided. Mr. Green noted that an additional 29 off-street parking spaces are scattered throughout the site to address the Plan Commission's concerns with adequate visitor parking to avoid congestion on the streets. Commissioner Goldspiel asked if there had been any changes to the plan since it had last been reviewed at the public hearing on December 2, 1992. Mr. Green stated that the plan is the same as that viewed previously. Commissioner Krug asked if the 10-foot separation between villas is from wall-to-wall or from overhang to overhang. Mr. Green stated that the 10-foot separation is from wall-to-wall and that the overhangs will have an 8-foot separation. Commissioner Genell asked for a clarification of the error on the original legal description. Ms. Zyzda stated that when she original placed the search order with Chicago Title and Trust, they apparently misunderstood her request and searched the wrong boundaries. She noted that this error had the effect of not providing the names of persons who own units in the existing condominium building at Manchester Greens. Commissioner Genell also questioned the difference in the wording of the setbacks in the public hearing minutes of December 2, 1992 which states minimum setbacks of 21 feet instead of 25 feet from a private street as depicted on the preliminary plan and the notice of public hearing which states minimum setbacks of less than 25 feet from a private street. Mr. Pfeil stated that the plan has not changed but the notice of hearing was made more specific to indicate that in addition to the front yard setbacks of 21 feet for buildings where driveways are provided, there are also some building setbacks of less than 25 feet on corner side yards that do not have driveways. Commissioner Genell inquired how many units are in the existing Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 5 townhomes and if the adjacent parcel had ever been annexed. Mr. Green stated that there are three units in the existing townhome building, and the parcel had been annexed, although he did not know when. Commissioner Genell asked for clarification of an added section of sidewalk to the entrance of villa unit number 58. Commissioner Samuels noted that Mr. Green had addressed this at the previous hearing when he indicated that a walkway from the garage to the entrance of this unit would be provided. Commissioner Samuels asked if the three conditions of approval recommended by the Plan Commission at the December 2nd hearing had been incorporated into the plan as presented at the present hearing. Mr. Green stated that he had not incorporated any site plan revisions because he thought it would be best to present the plan again exactly as it had been presented the first time. He further stated that he would like to read the conditions into the minutes. The conditions recommended by the Plan Commission at the public hearing on December 2, 1992 consisted of: 1. Adding a walkway between villa units 26 and 27 if adequate space is available; 2. Provision of traffic signs for a three-way stop at the "T" intersection on Manchester Drive in the southwest corner of the development; 3 . Provision of an ingress-egress easement on Manchester Court for future access to the property east of the site. Mr. Green indicated that the conditions recommended by the Plan Commission would be included on the final revisions to the Preliminary Plan and engineering plans. Chairman Silbernik inquired if the variation for a 20-foot wide driveway for the condominium building was approved in the 1988 P.U.D. Mr. Green stated that in 1988 a 20-foot driveway width was requested and approved. He noted that since they are again doing the same building, they are again requesting a 20-foot driveway. Mr. Ben Behr, 170 Manchester Drive, stated his concern that two separate associations would be a troublesome situation. He stated that the condominium association would own the pool and clubhouse and be required to charge owners of the villas for the use of these facilities, thereby necessitating policing of the Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 6 facilities. He stressed that it would be preferable to have only one association with all unit owners paying for the pool and clubhouse. Ms. Zyzda stated that there are already two associations - one for the condominium building and one for the townhomes. She stated that the condominium declaration states that the existing condominium building owns the recreational facilities. The original plan would have added the other condominium buildings to this association. She said that the second condominium building that is being proposed can be added to the association that was created for the first condo building. She said the villas could possibly be added to the existing association or a third association could be created for the villas. This association could be structured to have villa owners pay for use of the swimming pool and clubhouse. Ms. Zyzda noted that the current condo declaration states that the developer can market this area to the needs of the community. The declaration provides that all residents of the P.U.D. can use the pool and the condominium association can charge a user fee to residents of units other than the condos. Ms. Zyzda noted that the pool presents a very small expenditure and whoever owns the pool could recoup any expenses by charging a user fee. Mr. Behr expressed his concern that not all villa owners would want to use the pool, and if they are charged on a user basis instead of as an assessment on all villa owners, there may not be enough revenue generated to pay the costs of maintaining the pool and clubhouse. This would result in owners of the condo units having their assessments raised to cover the costs. Chairman Silbernik stated that the issue at hand is the use of the land, and the declaration already provides that the residents of the condominium building are the landlords of the pool and clubhouse, and can charge a user fee for same. This is something that has been in place since the association was set up for the existing condominium building. Commissioner Samuels noted that the property is a P.U.D. , and the Plan Commission should have some input concerning whether or not fewer units should be approved. He commented that the original plan had more dwelling units than the proposed amendment, and this could result in higher assessment fees for the owners of the condominium units. He suggested that the villa owners should be required to pay an assessment for the pool and clubhouse as part of the Village's approval of the P.U.D. amendment. Mr. Covici stated that an increase of $1.50 per month is the maximum change that condos owners would see in their assessments if their association had to bear all costs for the pool and clubhouse. Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 7 Mr. Green commented that it is important for the development to be built out, and he said a number of amenities, including the pool and walkways, would attract buyers for the proposed villas. He noted that the current condo owners are now paying all of the costs of the pool. Commissioner Samuels asked if there had been any analysis done of maintenance costs for the recreational area. Mr. Covici stated that it would cost approximately $2, 000 annually for pool maintenance. Ms. Zyzda stated that the condominium declaration specifically reserves the right of the developer to develop the area as best serves the community and the marketability. She further stated that the developer does not wish to commit the entire property to one association. Commissioner Samuels stated that he is only suggesting that the by-laws of the second association require an annual contribution to the pool maintenance rather than having that as an option. Commissioner Rosenston asked if the proposed 39-unit condominium building will be put into the same association as the existing 36 unit condominium building. Mr. Covici stated the two condominium buildings would belong to the same association. The villas can then be incorporated with the association of the existing townhomes or have a separate association. Mr. Shelly Bloom, 170 Manchester Drive, stated that it is very difficult to project the cost of pool maintenance when the pool had only been open for one month. He further noted that many things can come up, such as major repairs, that could increase costs. He inquired if Scarsdale could guarantee what the maximum increase in assessments for pool maintenance would be for the condo owners. Commissioner Rosenston inquired about the basis for Mr. Covici's estimate of $2, 000 per year for pool maintenance. Commissioner Samuels asked if this included items such as a lifeguard. Mr. Covici stated that his cost estimate is based on some calls that he has made to similar developments with swimming pools. Commissioner Krug asked who would be required to pay if a major repair becomes necessary somewhere down the road. Mr. Covici stated that if the condominium association charges a Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 8 _ - I user fee for the pool and clubhouse, they can put aside some of the money for any kind of special assessments that may come along. Commissioner Rosenston noted that the real issues here are any special assessments that may come along and who will bear the costs of same. He noted that at build out there would be a total of 75 condominium units, and it would be better if other units such as the villas could be added to the base that supports paying for the pool and clubhouse. Commissioner Goldspiel asked how large the pool is. Mr. Green stated that the pool is approximately 1, 500 square feet, which is the size of a large residential pool. Commissioner Goldspiel commented that a P.U.D. is supposed to provide amenities, and he inquired if the pool and clubhouse are intended to be used as park-type amenities for the villas. Mr. Covici stated that Scarsdale certainly considers the pool and clubhouse as amenities that benefit the entire Manchester Greens development. Chairman Silbernik noted that previously someone had suggested that the marketability of the villa units could be inhibited by the fees associated with the pool and clubhouse. He suggested that the marketing approach for the villas should use the pool and clubhouse as amenities that would provide good value for villa purchasers. Using this approach, it would not be difficult to structure the association for the villas so that villa owners participated in the costs of the recreational facilities. Mr. Green agreed that people coming to look at the villas will consider the pool to be an amenity. He noted, however, that the villa owners will all pay for the landscaping and walkways on the villa portion of the P.U.D. , and condominium unit owners would not share in these costs. He suggested that instead of making it mandatory for all villa owners to share in the costs of the pool, a user fee system could be used. Mr. Green suggested that the Plan Commission provide some direction as to how the developer should handle distributing the costs of the recreational facilities, but not try to find a specific method at this evening's meeting. He said Scarsdale would Li like to have the opportunity between now and the Village Board meeting to explore various options. Commissioner Goldspiel noted that swimming pool space in the Village is scarce, and the condominium owners may want to consider how crowded the pool may be if all owners in Manchester Greens use the facility. Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 9 Commissioner Rhodes commented that at the Grove Terrace Condominiums, not that many residents use the pool. He noted that owning a facility is different than just using it for a fee, and he suggested that ownership is important to achieve good maintenance of a facility. Mr. Shelly Bloom reiterated that since the pool is very small, many people would not be interested in a membership which would put the burden of any special maintenance upon the condominium building without the broader base of the originally proposed condominium buildings to share in that cost. Commissioner Rhodes stated that perhaps a reserve can be built up to take care of any pool expense requirements. He also stated that although pools are expensive to maintain, they are nevertheless a great selling point. Commissioner Berman noted that if the condominium building residents are interested in having one overall association to share maintenance costs, they should be aware of the problems that they may be assuming in regards to maintenance of the overall common areas, streets, bikepaths and other items. The condominium residents would be bound to share in all maintenance costs, and this is something that should be taken into account in considering the type of association structure that is used for the villas. Mr. Behr asked if ownership of the pool and clubhouse increases the tax assessment for the condominium unit owners. Ms. Zyzda said that common areas are not included in property tax assessments for condominium owners. Mr. Raysa indicated that common areas are essentially not taxed, but a nominal value of one dollar may be used for property tax assessment purposes. Commissioner Rhodes said he thinks common areas are included in the land value used to assess taxes for condominium owners. Chairman Silbernik noted that the concensus of the Plan Commission is that the developer needs to address the issue of equitably spreading the costs of maintaining the recreational facilities. Chairman Silbernik noted that Roslyn Fabian, 170 Manchester Drive, had sent a letter dated February 7, 1993 listing her objections to the plan as presented, and he directed the secretary to enter this letter into the record of the public hearing. There being no further comments, Chairman Silbernik closed the public hearing at 9:20 p.m. Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 10 Respect/ u11y su itted, �� / t Fay Rubin Recording Secretary APPROVE MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-February 17, 1993-Page 11 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION February 17, 1993 Manchester Greens, Manchester Drive/Checker Road Amendment of a Planned Unit Development and a Preliminary Plan in the R-9 District Comerica Bank, Southeast Corner of Busch Road/Weiland Road Rezoning from the Industrial District to the B-3 District and Preliminary Plan -- Workshop #1 Chairman Silbernik called the meeting to order at 9: 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Ms. Howard Also present: Ms. Christine Zyzda, Marks, Marks & Kaplan, Ltd. Mr. John Green, Systems Design Group, Ltd. Mr. Edward Covici, Scarsdale Homes Mr. Christopher B. Burke, Christopher B. Burke Engineering, Ltd. Mr. Donald J. Truschke, Comerica Bank Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan Mr. John Mitchell, Otis Associates, Inc. Mr. Charles Hendricks, Village Trustee Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner �./ APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Berman to approve the minutes of the regular meeting of February 3, 1993 . Commissioner Rhodes noted that page 12, paragraph five needed the addition of the word "how" . He further noted that paragraph seven needed the addition of "extended length of the cul-de-sac" . All Commissioners were in favor of the motion as amended and the Buffalo Grove Plan Comm-Regular Meeting-February 17, 1993-Page 1 motion passed unanimously with Commissioners Genell and Goldspiel abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Rosenston stated he had attended the Village Board meeting of February 16, 1993' and had nothing new to report. �./ MANCHESTER GREENS, MANCHESTER DRIVE/CHECKER ROAD - AMENDMENT OF A PLANNED UNIT DEVELOPMENT AND A PRELIMINARY PLAN IN THE R-9 DISTRICT Moved by Commissioner Goldspiel, seconded by Commissioner Genell to recommend approval to the Village Board of an amendment of a Planned Unit Development and approval of a Preliminary Plan for Manchester Greens, Manchester Drive/Checker Road with the following variations: Zoning Ordinance - Section 17.26.030.F.4. (to allow a driveway width of 20 feet instead of 24 feet for the two-way driveways of the proposed condominium building) ; Section 17.40. 050.C. (to allow minimum building setbacks of less than 25 feet from a private street as depicted on the Preliminary Plan) ; Section 17.28. 050. E.4 .e. (iii) (to allow a minimum side-to-rear or front building separation of 30 feet to 35 feet instead of 40 feet as depicted on the Preliminary Plan) ; Section 17.28.050.E.4.e. (vi) (to allow a minimum side-to-side building separation for walls with no windows of 10 feet instead of 15 feet as depicted on the Preliminary Plan) ; Section 17.28. 050.E.4.b. (to allow a minimum setback of 26 feet instead of 35 feet from the east boundary of the P.U.D. as depicted on the Preliminary Plan) ; Development Ordinance - Section 16.30.030.F. (to allow a sidewalk on one side of a private street and cul-de-sac instead of both sides as depicted on the Preliminary Plan) ; Section 16.50.050.D.7. (to allow a minimum depth of 4 feet instead of 6 feet for a sanitary sewer as depicted on the Preliminary Engineering Plan) ; and subject to: 1. Adding a walkway between villa units 26 and 27 if adequate space is available; 2 . Provision of traffic signs for a three-way stop at the "T" intersection on Manchester Drive in the southwest corner of the development; 3. Provision of an ingress-egress easement on Manchester Court for future access to the property east of the site. Commissioner Samuels stated that he would like to add another condition to require the developer to modify the declaration of Buffalo Grove Plan Comm-Regular Meeting-February 17, 1993-Page 2 the association to provide that future purchasers of all dwelling units in the development share in the maintenance and upkeep of the recreational facilities, namely the swimming pool and clubhouse. Commissioner Rosenston stated that he favors having one master association for the common areas so that maintenance on items such as landscaping, bikepaths and roads will be done uniformly. Mr. Raysa stated that it was originally proposed and accepted to establish two separate associations in order to accommodate the different types of costs associated with the different building types. He noted that originally five condominium buildings and a total of 20 townhomes were to be built. Mr. Raysa said it appears to be advisable to have a separate association for the villas. He said it would be difficult to accurately assess the proportionate costs that villa units and condo units should pay for items such as landscaping if only one association is used to maintain all open areas. Mr. Green asked if the developer could be given some language to allow them some flexibility to explore the options of various associations and how to tie in the maintenance of the recreational areas. Commissioner Samuels changed his amendment to reflect: Presentation by the developer to the Village Board of a plan to ensure that the owners of villa units will pay their fair share of costs associated with the recreational facilities. The amendment was accepted by Commissioner Genell. Commissioner Goldspiel inquired if the areas of each association needs to be delineated on the P.U.D. exhibits. Mr. Green said that the areas owned by respective associations would be defined on the final plat of subdivision. Commissioner Samuels commented that despite his concerns about the fair distribution of costs for the recreational facilities, he still supports the revised plan for the villas. Commissioner Goldspiel also noted that he supports the re-plan of the site for the reasons he stated at the public hearing on December 2, 1992. Chairman Silbernik called for a vote on the motion and the vote was as follows: Buffalo Grove Plan Comm-Regular Meeting-February 17, 1993-Page 3 AYES: Goldspiel, Krug, Rhodes, Rosenston, Samuels, Genell, Berman, Silbernik NAYES: None ABSTAIN: None ABSENT: Howard The motion passed 8 to 0. COMERICA BANK, SOUTHEAST CORNER OF BUSCH ROAD/WEILAND ROAD - REZONING FROM THE INDUSTRIAL DISTRICT TO THE B-3 DISTRICT AND PRELIMINARY PLAN -- WORKSHOP #1 Chairman Silbernik indicated that he had to leave, and he asked Vice-Chairman Goldspiel to conduct the rest of the meeting. Mr. Lawrence Freedman of Ash, Anos, Freedman & Logan, briefly reviewed the history of the subject property stating that the Village approached the owner of the land in 1986 for annexation into Buffalo Grove in order to facilitate the annexation and development of the Corporate Grove industrial area. He noted that the area owned by his client in 1986 included the site that is now the Creekside Commons shopping center and the property that was developed for the Windbrooke Apartments; both of these sites are north of Busch Road. Mr. Freedman explained that the 12-acre site at the southeast corner of Busch and Weiland was zoned Industrial at the time of annexation as there was no development contemplated, and industrial zoning seemed appropriate. This industrial zoning is not ideal under present market conditions. He further noted that land dedications have already been made to accommodate the widening of Busch Road, and the site area is now approximately 10. 68 acres. Mr. Freedman stated that the petition requests approval of a three-lot subdivision with Parcel 1 for the proposed bank and Parcel 2 for stormwater detention. Parcel 3 would remain undeveloped as no use is presently proposed for that lot. The petition further requests B-3 zoning for the bank and stormwater detention parcels, and he noted that B-3 zoning gives the Village P.U.D. zoning control over development on the site. Mr. John Mitchell of Otis Associates, Inc. stated that the proposed bank would be a one-story building with a floor area of 8, 100 square feet and would include four drive-through lanes. The flow throughout the site is intended to be either to the parking area or one way traffic only with adequate stacking to the drive through facilities. The Zoning Ordinance requires stacking space for six cars per drive-through lane for a total of 24 cars. He noted that they will provide stacking for 40 cars, well in excess of the code. He stated that the required parking is 32 spaces and they will be providing 52 spaces. Buffalo Grove Plan Comm-Regular Meeting-February 17, 1993-Page 4 I I - i _ Mr. Mitchell commented that the proposed driveway to Weiland Road aligns with the driveway to the Highland Oaks shopping center on the west side of Weiland Road He noted that this is not far enough south of Busch Road to allow construction of a left turn lane for southbound traffic turning into the bank site without conflicting with the left turn lane needed for northbound traffic turning left at Busch Road. He indicated that the proposed driveway location is being reviewed by the Lake County Division of Transportation. Mr. Mitchell said that the bank building will be masonry with some stone and decorative elements which have not as yet been defined. Mr. Donald Truschke of Comerica Bank stated that Comerica Bank is the result of a merger between Manufacturers National Bank and Comerica Bank in Detroit. He noted that they have 25 branches in Illinois. He stated that this facility will also be a zone office for their northwestern zone and this site ties in nicely with the existing branches and the branches being investigated for the northwestern zone. Commissioner Rhodes asked if any marketing survey had been done to establish the need for another bank. Mr. Truschke stated that a demographic survey of the six county collar area shows that this area can readily support another bank. Commissioner Genell asked if Comerica would be offering safe deposit boxes. Mr. Truschke stated that safe deposit boxes would be available. Commissioner Rosenston asked if their would be any meeting rooms available for public use. Mr. Truschke stated there would be a large conference room but he could not represent whether or not this room would be made available for use by community groups or organizations. Vice Chairman Goldspiel stated it would be advisable to hear of engineering comments concerning the Weiland Road driveway. Mr. Freedman stated they have applied to the Lake County Division of Transportation with respect to the cut on Weiland Road and have as yet received no response. He further noted that the stormwater detention area will serve the entire site; the loop road as well as the detention area will be maintained through the appropriate covenants by all the owners of parcels on the property. Vice Chairman Goldspiel asked if Comerica has already initiated the Federal application process for the location of a new bank facility. Buffalo Grove Plan Comm-Regular Meeting-February 17, 1993-Page 5 Mr. Truschke stated that in their case they would need State approval and they should have an answer within the next 30 to 60 days. Vice-Chairman Goldspiel asked Mr. Pfeil if there had as yet been any comment from the Village traffic consultant regarding the Weiland Road access for the bank. Mr. Pfeil stated that Mr. Carmignani's opinion is that the access shown on Weiland Road at the current location will not be adequate as it is too far north. The Busch Road access will be acceptable as it will be a right in-right out and the barrier median will continue to control traffic. Vice-Chairman Goldspiel asked what would be the purpose of the ring road through the site. Mr. Freedman stated that if it is the consensus of the Village and/or Lake County that the proposed access on Weiland is too far north, the access would be moved south and a temporary frontage road would be constructed to serve the bank site until the rest of the property is developed. Mr. Mitchell stated that the access to the balance of the parcel in the future is important, and usually the fire and police departments like to have two means of access to a particular site for security and emergencies. Vice-Chairman Goldspiel stated that these goals could be achieved by a drive rather than a full road. Mr. Freedman stated that the undeveloped portion of the site will require access out to Weiland Road when it is ultimately developed, and it seems reasonable to retain the curb cut to Busch Road to allow exiting for eastbound traffic from the site. Commissioner Rosenston commented that because the access road through the site is designed as a direct connection between Weiland and Busch Road, it will be heavily used by cut through traffic to avoid the traffic signal at the intersection. He asked if the potential widening of Weiland Road had been taken into account with regard to the curb cuts. Mr. Freedman stated that Mr. Kuenkler had mentioned that there may be a need for an additional 10 to 15 feet of right-of-way dedication at the north end of the site along Weiland Road, and this dedication would taper off at the south end of the site. Commissioner Samuels asked if any consideration had been given to turning the bank building so that the back side of the building does not face the corner of Busch and Weiland Roads. Buffalo Grove Plan Com m-Regular Meeting-February 17, 1993-Page 6 Mr. Mitchell stated that if the building were turned around, it would affect the amount of parking and the landscaped areas. Mr. Truschke stated that the bank would prefer to keep the drive up traffic separated from the parking area. He said it also important to keep the ATM facility visible from the road to provide safety for customers. Vice-Chairman Goldspiel commented that he thinks the bank use is too small for the property, and the fact that the bank site is not the five-acre parcel size required in the B-3 District supports this comment. He said he doesn't see how the bank development can be integrated into an overall plan for the site since no development is being proposed for the remaining industrial parcel. He indicated that given the poor design of the access road through the site, and the incompleteness of the overall plan for the site, it appears that the proposed bank plan is not acceptable for the property. Commissioner Rhodes said that he concurs with Vice-Chairman Goldspiel and further noted that he does not like the Weiland Road access as proposed, and he is concerned with the design of the loop road through the site because of the cut-through traffic problem it will create. He said he is not sure if he would like the access any better if it were moved farther south on Weiland Road because it is difficult to see how development on the site will be integrated if a frontage road is used. He said that although the bank is an attractive building, it may not be the right use for this property. Commissioner Samuels suggested that the loop road could be made discontinuous through the site so that it won't provide a direct connection between Busch and Weiland Road. Commissioner Rosenston asked if it would be detrimental to have the drive up lanes on the west where the teller windows would face the sun. He noted that the architect for the Harris Bank at Woodland Commons stated that banks do not want teller windows facing west into the sun. Mr. Truschke stated that they have existing branches with drive up teller windows facing west and it does not create a problem. He said that sunscreens would be used on the windows. He also noted that since the tellers would have direct eye contact with the customers video cameras would not be necessary, so the amount of sunlight in this area of the site would not be a problem. Mr. Mitchell commented that the bank would have an overhang that would shield the tellers from the sun. Commissioner Rosenston commented that with the access and road Buffalo Grove Plan Comm-Regular Meeting-February 17, 1993-Page 7 design constraints affecting this site, possibly it should be developed as a one-user site instead of trying to put several buildings on it. Commissioner Samuels said he is also concerned with the location of the drive-up facility, and he again suggested that an alternate plan re-orienting the bank on the site should be prepared for review by the Plan Commission. Mr. Freedman said that the developer of the third parcel would have to return to the Village for approval of a site plan, so the design of the access road through the site could be made final at that time. Commissioner Goldspiel inquired what provisions will be made to provide screening along the bank site to prevent headlight glare from affecting adjacent properties and traffic on Weiland and Busch Road. Mr. Mitchell stated that there is some natural screening provided for the building because most of the site is lower than Busch and Weiland Road. He noted that the northwest corner of the site is the high point of the property, so the bank building and the drive-up lanes would actually be lower than Weiland and Busch Road. This elevation difference will effectively keep headlights from shining onto the adjacent roads. Commissioner Krug asked where the bank customers would be coming from. Mr. Truschke said that the location gives them the opportunity to serve a large residential market in the area as well as corporate customers from the adjacent industrial parks. Mr. Freedman said he and the developer would take the Plan Commission's comments under advisement and try to respond with a revised plan if possible. He noted that he doesn't have a specific user for the industrial parcel, but a building pad could be represented on the site plan to show how this parcel would be served by the access road. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said that there would be a meeting on March 3, 1993 concerning workshops for Busch Grove Park and the proposed Bordeaux Farms residential development on Route 83 adjacent to the Cherbourg Townhomes. There will be a public hearing on March 10, 1993 concerning the Indian Creek residential subdivision and the annexation of the Speedway service station on Milwaukee Avenue. Buffalo Grove Plan Comm-Regular Meeting-February 17, 1993-Page 8 PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Rosenston, and carried unanimously to adjourn. Vice chairman Goldspiel adjourned the meeting at 10:30 p.m. Respe tfully bmitted, r ' Fay Rubin APPROV TIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-February 17, 1993-Page 9