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1993-03-10 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION March 10, 1993 Indian Creek Subdivision, Northwest Corner of Port Clinton/Prairie Road - Annexation with R-4 Zoning and Preliminary Plan 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 Ms. Howard Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Mr. Rhodes Mr. Rosenston Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan Mr. John Martin, JEN Land Design, Inc. Mr. Edward Schwartz, Edward Schwartz & Co. Mr. Donald Manhard, Donald Manhard Associates, Inc. Mr. William Reid, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Plan dated February 16, 1993 Exhibit B: Preliminary Engineering Plan dated March 3 , 1993 Mr. Lawrence Freedman of Ash, Anos, Freedman & Logan, stated that the proposed site consists of 19 acres in unincorporated Lake County at the northwest corner of Port Clinton Road and Prairie Road. He noted that the petitioner is requesting R-4 zoning for 14. 2 acres of the site for development of 34 single family homes. Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 1 Mr. Freedman said that 4 .8 acres of the site are being reserved for the right-of-way for future improvements to Buffalo Grove Road; the Village has indicated that this right-of-way parcel should be zoned R-E. Mr. Freedman stated that Mr. Schwartz ' project has been deferred for over a year while the villages of Vernon Hills and Buffalo Grove discussed the best alignment for the proposed Buffalo Grove extension. Mr. John Martin of JEN Land Design, stated that the development team for the Indian Creek subdivision has just recently received preliminary engineering plans for the proposed extension of Buffalo Grove Road. Mr. Martin stated that at the last workshop the tree survey was discussed, and the survey necessitated some adjustment of the lots and sidewalks to allow for the preservation of certain trees. Also, as requested at the last workshop, sidewalks on both sides of the street have now been added to the plan. Mr. Martin stated that they are proposing development of 34 lots with an average lot area of 12,703 square feet. The western portion of the property which abuts the Vernon Township park contains ten lots which are slightly less than 10, 000 square feet. These lots range from 8,750 to 10, 000 square feet. The balance of the lots are in excess of 10, 000 square feet. The density of the development is 2.39 units per acre. Mr. Martin stated that they are attempting to minimize the impact of the proposed Buffalo Grove Road extension on lots in the subdivision. Therefore, they have tried to orient as many of the shallower lots as possible to the west adjacent to the park and larger side-oriented lots closer to the proposed road. There are three remaining lots on the cul-de-sac backing on to the proposed Buffalo Grove Road. Mr. Martin also stated that they are proposing a six-foot high wood fence along the proposed Buffalo Grove Road. He stressed that this fence would have some indentations with trees and landscaping to enhance the appearance along the road. Mr. Martin noted that the proposed cul-de-sac exceeds the maximum 500-foot length allowed by the Village's Development Ordinance, so a variation is being requested. He stated that the development would have a more secluded and private character if this road does not go all the way through to Buffalo Grove Road. He also noted that there is a possibility that the proposed Buffalo Grove Road extension will have a left hand turn lane into the property from the existing Prairie Road. Mr. Martin stated that the lots along the west property line have Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 2 been adjusted to accommodate preservation of some of the trees on the site. He noted that an 8-foot sidewalk is planned along the east and south edges of the site along the proposed Buffalo Grove right-of-way. This sidewalk connects with an 8-foot bikepath on the south portion of the property which leads to the sidewalks in the subdivision. He noted that the sidewalk system along Buffalo Grove Road will connect to the Vernon Township park. In addition, `./ an 8-foot bikepath is proposed along the stormwater detention basin in the northwest corner of the site, and this path will connect the sidewalks in the subdivision to the Vernon Township trail system. Mr. Edward Schwartz, of Edward Schwartz & Company, stated that he is planning to build a development which will be very similar to the Carlyle subdivision. The homes will range in size from 2, 600 to 3,200 square feet with an average price of $280, 000 to $350, 000. Commissioner Goldspiel asked about the water and sewer plans for the project. Mr. Manhard stated that the sanitary sewer flows to a central location in the middle of the site and from there it crosses the Township property across the Wisconsin Central railroad and ties into the Sugar Creek subdivision. The water system will connect to the existing water main along Port Clinton Road. The storm sewer flows north to the proposed detention basin, and sump pumps from the home will be connected to the stormwater system in accordance with Village ordinance. The detention basin is sized in accordance with the Lake County stormwater management ordinance, requiring approximatelyfifty more storage capacity than previous regulations. He also noted that they have provided for compensatory storage in the flood plain for building the detention basin. Commissioner Goldspiel asked for an explanation of the requested variations regarding the cross slope and the underdraining of the stormwater basin. Mr. Manhard stated that due to the trees surrounding the detention basin, they have tried to set the basin so that the majority of larger trees will not need to be removed. In order to accomplish this goal a variation is needed in the cross slope. With the adequate slope of the detention basin, underdraining would be not necessary. Commissioner Goldspiel asked if the basin area would be regraded or left as is. Mr. Manhard stated that the area will be totally regraded. Commissioner Goldspiel asked how the trees would be preserved if Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 3 the area was to be totally regraded. Mr. Manhard stated the slopes would be flatter and pushed out to a wider area thereby taking a lot less acreage to provide the necessary drainage. He further stated that a flatter slope of one percent to the bottom is requested in order to have more volume and enable them to build a smaller basin. Commissioner Goldspiel inquired about the soil in the surrounding area. Mr. Manhard stated that the soil is not very good in the area of the detention basin. Commissioner Goldspiel asked about the character of the surrounding area, particularly to the east across Prairie Road. Mr. Martin stated that the area to the east is zoned SR which is single-family one-acre lots in Lake County. This development is served with individual wells and septic systems. To the north there are two unincorporated lots zoned agricultural. To the south is the Mormon Church in Buffalo Grove and to the west is the unincorporated Vernon Township park. Commissioner Goldspiel inquired if the two homes to the north could possibly be subdivided. Mr. Martin stated this would not be possible due to the proximity of the creek. Commissioner Goldspiel stated that he likes the idea of the bikepath connections to the park. He indicated concern with the proposed fencing along Buffalo Grove Road. He said that it would be desirable to have something other than a continuous wooden fence especially around the cul-de-sac which abuts the proposed Buffalo Grove Road extension. Mr. Martin stated that Lots 17 and 18 next to the cul-de-sac have been extended and the fence around the cul-de-sac would be on these two lots. Landscaping would be provided where the bikepath at the end of the cul-de-sac connects to Buffalo Grove Road. He stated that it would, however, be desirable to have some kind of screening so that the lights from the cars coming down the cul- �/ de-sac road do not interfere with the cars on the proposed Buffalo Grove Road. Commissioner Goldspiel stated it would be a good idea to create extensive landscaping for that area. Commissioner Krug asked what effect the flow of stormwater from the subdivision would have on the existing homes in the area. Mr. Manhard stated that the storm sewers are designed to pick up Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 4 the water from all the proposed lots and release the water into the detention basin; from there the water would flow into Indian Creek. He said the proposed subdivision will not release any water that would affect adjacent properties. II Commissioner Krug noted that Exhibit A, the Preliminary Plan, shows sidewalks of four feet in width, and Village ordinance �./ requires a width of five feet. Mr. Martin stated that the four-foot width is an error, and it will be corrected to comply with Village Ordinance. He noted that the Preliminary Engineering Plan, Exhibit B, shows the correct dimension of five feet for the internal sidewalks. Commissioner Genell asked for a review of the zoning of the surrounding area. Mr. Martin noted that the area to the east is zoned SR for Suburban Residential by Lake County, the park area to the west is zoned agricultural by the County. The Mormon Church is zoned R-1 by Buffalo Grove, and the unincorporated area east of the Church is zoned Suburban. Commissioner Genell inquired if a report from the Lake County Soil and Water Conservation District has been received. Mr. Martin indicated that the developer has not yet submitted the proposed development plan to the Soil and Water Conservation District. Commissioner Genell stated that it may be a good idea to notify the county representative of future plans in adjacent areas as his comments may be useful. Commissioner Genell asked if there had been any correspondence from the Township regarding the intensity and use of the adjacent park. Mr. Schwartz stated he has met with Mr. Peterson, the Supervisor, who has given him verbal approval of the proposed development. 1 Commissioner Genell asked how intense the use of the park would 1 be. Mr. Schwartz stated that the park would continue as is. Commissioner Genell asked if there is a traffic impact report. Mr. Pfeil stated that Mr. Carmignani, the Village's traffic j consultant, has reviewed the land plan, but he did not do a written report. Mr. Pfeil noted that a single-family development of 34 homes will have a minimal traffic impact on the Prairie Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 5 Road/Buffalo Grove Road system. Commissioner Samuels questioned the request for a one percent cross slope with no underdraining for the stormwater detention basin. Mr. Kuenkler noted that as stated in his memo of March 1, 1993, the bottom of the pond will be akin to a wetland and will therefore present no problems and underdraining will not be necessary. Commissioner Berman asked if the pond would be a safety hazard with the wetland and steeper slope. Mr. Manhard stated that there would not be a safety hazard, and the side slopes will meet Village ordinance standards. Chairman Genell asked if the Fire Department had reviewed the proposed plan. Mr. Pfeil stated that the Fire Department has commented that the cul-de-sac design with only one access point to Prairie is not the ideal plan, but for a relatively small subdivision the limited access is acceptable. He noted that the Fire Department would not use the bikepath connection to Buffalo Grove Road for large equipment, but this connection may be potentially useful for smaller emergency vehicles. Chairman Silbernik expressed his concern with the proposed fence along Buffalo Grove Road regarding continuity of maintenance by individual homeowners in the future. Mr. Freedman stated that a covenant could be used to require all 1 lot owners to maintain the fence to certain standards. Chairman Silbernik also noted concern with the number of homes on the relatively small development site, particularly along the western side of the site. Mr. Freedman stated that the lots on the west abut the park, so the size of these lots should not be a concern because there will be extensive open space adjoining the rear yards. He further stated that reservation for the right-of-way for the proposed road extension has a significant affect on the development, and economics dictates the need for the number of homes proposed on the site. Chairman Silbernik noted that in view of the residential areas with large lots near the property, the density of the proposed development is high. Commissioner Goldspiel asked for an elaboration regarding the Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 6 required maintenance path along Indian Creek as stated in Mr. Kuenkler's memo dated March 1, 1993 . Mr. Kuenkler stated that consideration should be given to the maintenance path along Indian Creek and should be connected to the planned bike path along the west property line. He noted the correction to his memo which originally stated the east property line instead of west property line. Mr. Schwartz stated that discussion had taken place with the Township and they have verbally agreed to take over maintenance of the stormwater management area. Commissioner Goldspiel noted that it may be appropriate for a variation if another agency assumes maintenance of the creek. Commissioner Krug asked where the connection would be if the Township park requested Buffalo Grove water. Mr. Kuenkler stated that the best point of connection would probably be at Port Clinton Road. Mr. Pfeil noted that Vernon Hills and the Township have discussed annexation of the park property to Vernon Hills, so the property may not need to be served with a water line from Buffalo Grove. Commissioner Genell asked for an explanation of the contiguity factor for this annexation. Mr. Freedman noted that the property proposed for annexation is contiguous to Buffalo Grove along Port Clinton Road where the Mormon Church property is in the Village. Commissioner Krug asked if right-of-way will be dedicated along Prairie Road as part of this development. Mr. Freedman said the issue of right-of-way dedication affects both Mr. Schwartz ' development and the owner of the additional area that would be reserved for the future Buffalo Grove Road improvement. The obligations concerning right-of-way dedication from this property will have to be resolved with the Village as part of the annexation agreement. `./ Mr. Dick DiPrizio, 23667 N. Raleigh, Prairie View, noted his concern with the density of the proposed development and impact it would have on the community. He also noted that School District 103 already has an overcrowding problem as does Stevenson High School and this development would contribute to this problem. He also noted that many children will be riding their bicycles to the Township park and this would create a hazardous situation. Mr. Howard Yoon, Raleigh, Prairie View noted his concern regarding Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 7 iI the Buffalo Grove Road extension and its traffic impact. He further noted that having only one exit for this proposed development will create a traffic problem. Ms. Helen Schroeder, 23666 Kingston Road, Prairie View, stated that there is a drain under Prairie Road which drains into her lot. It was necessary for her to build a berm in order to stop this runoff onto her property and this development may once again cause problems for her. Mr. Manhard stated the proposed development will actually take part of that drainage from Prairie Road away from Ms. Schroeder's lot and direct the water into the proposed detention basin. He further noted that the new road would require drainage which would also help her situation. Mr. Keith Haeffele, 16474 Kingston Court, Prairie View, stated that he would like to present the Plan Commission with signatures of residents in opposition to the proposed Buffalo Grove Road as well as the proposed development. He further noted his concern with the density of the proposed development. He noted this would change the nature of the lifestyle of the area as well as having a negative impact on the property values of the existing homes. Mr. Guy Goodwin, Meadows subdivision, stated that he moved into this area for the space and the low density which are both threatened by the proposed development. Mr. James Frelk, 23880 N. Prairie Road, Prairie View stated that the developer does not have a clear description of the surrounding properties. He noted that the northern portion adjacent to the proposed development consists of 5 acre lots which could be subdivided in the future. He further stated that he would like to note his objection to the Commission's refusal to discuss the proposed road construction and its impact on the surrounding community as well as the traffic impact to be generated by the proposed development. Chairman Silbernik noted that the Village traffic consultant has indicated that a development of this size would not have any significant impact on the current or future Buffalo Grove Road. Terry Frelk, 23880 N. Prairie Road, Prairie View noted her \./ objection to the plan and petition for annexation based on the placement of the proposed road expansion. She further noted that she feels a full traffic study should be conducted before approval is given to this development. She also stated that the intensity of the park use immediately west of the proposed development has not been sufficiently explored. She requested that the Commission recommend that the plan be redone to accommodate a new position for the proposed road to the west of the property being proposed for development. She noted this area is vacant with only brush and Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 8 shrubs and could easily accommodate a road. Mr. Ralph Colmanares, 23583 Raleigh, Prairie View, asked if the road would be banked to the east and therefore drain onto the properties located on the east. Mr. Freedman stated that they have no control over the building of the road which is off of the proposed site. He noted that the proposed site would drain to the west. Ms. Julie Lumley, 23669 Kingston Road, Prairie View, asked if any kind of hearing for the road could be reopened. She noted that no residents of her subdivision had ever heard of an meetings for the proposed future road. Chairman Silbernik noted that the proposed Buffalo Grove Road improvement is now at the Village Board level, and unless the Board refers the matter to the Plan Commission, the Commission does not have jurisdiction over design of the road. Commissioner Goldspiel inquired how this development would comply with the Village school and park donation ordinance. Mr. Freedman stated it is his understanding that with respect to park and school donations the appropriate donations would be met. Some land for the stormwater detention area will be donated, and there would also be a cash donation for parks. Commissioner Goldspiel stated that it would be surprising if any credit was given for detention land as a donation. Mr. Freedman stated that matter had not yet been resolved. Mr. Pfeil noted that Vernon Township has apparently discussed maintenance of the stormwater area with the developer, but the Buffalo Grove Park District would not want to own and maintain this area unless it was part of a larger active use park amenity. Commissioner Goldspiel asked if the cash donation would be made to the Buffalo Grove Park District based on their providing recreational amenities for this part of the Village. Mr. Pfeil stated that is correct. Commissioner Goldspiel asked what the size and acreage of these lots would be. Mr. Martin stated that the average lot size for the development would be 12,703 square feet which is approximately 1/4 acre. There is one lot that is 8,750 square feet. The remaining ten lots on the western portion of the property are approximately 9, 000 square feet. The lots backing onto the proposed road are Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 9 approximately 16, 000 to 18, 000 square feet which is approximately 1/2 acre which were so sized due to the orientation of those lots adjacent to the proposed road. Commissioner Goldspiel noted that the largest lots are adjacent to Buffalo Grove Road, which is the area of the proposed development that is the closest to the Meadows subdivision to the east. Mr. Freedman commented that the developer did not propose the Buffalo Grove Road alignment. If, however, the road is built as proposed, it will be a barrier between the Indian Creek subdivision and the homes on the east side of the proposed road, and the larger lots located on the east portion of the proposed subdivision will make a nice transition from the larger sized lots on the east side of the proposed road. Mr. Frelk asked if it is customary to make a recommendation on a development prior to detailed planning for a major road improvement. Commissioner Samuels stated that the proposed development came to the Plan Commission over a year ago and was deferred until some feasible design for the road improvement could be determined. He noted that Buffalo Grove and Vernon Hills have conceptually planned for this road improvement in their respective master plans. Commissioner Goldspiel also noted that Buffalo Grove's Comprehensive Plan notes a concept for a road improvement at this location, and the Comprehensive Plan was approved by the Village Board in 1992. Commissioner Berman commented that the Village Board is the appropriate level where road planning and specific site plans are evaluated for final approval. Commissioner Samuels noted that this development will have no effect on the alignment of the road, rather the alignment of the road has affected the layout of the proposed development. There being no further comments, Chairman Silbernik closed the public hearing at 9:20 p.m. Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 10 Respect ully submitted, Fay Rubin, ecording Secretary APPROVED MARTI SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-March 10, 1993-Page 11 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION March 10, 1993 Indian Creek Subdivision, Northwest Corner of Port Clinton Road/Prairie Road - Annexation with R-4 Zoning and Preliminary Plan Speedway Service Station, 923 N. Milwaukee Avenue Annexation with B-2 or B-3 Zoning and Preliminary Plan -- Workshop #1 Chairman Silbernik called the meeting to order at 9:20 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Ms. Howard Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Mr. Rhodes Mr. Rosenston Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan Mr. John Martin, JEN Land Design, Inc. Mr. Edward Schwartz, Edward Schwartz & Co. Mr. Donald Manhard, Donald Manhard Associates, Inc. Mr. John Broihier, DiLeonardi & Broihier, Ltd. Mr. R. C. Francus, Marathon Oil Company Mr. R. G. Schumann, Emro Marketing Co. Mr. William Reid, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS - None Buffalo Grove Plan Comm-Special Meeting-March 10, 1993-Page 1 INDIAN CREEK SUBDIVISION. NORTHWEST CORNER OF PORT CLINTON ROAD/ PRAIRIE ROAD - ANNEXATION WITH R-4 ZONING AND PRELIMINARY PLAN Moved by Commissioner Goldspiel, seconded by Commissioner Howard, to recommend to the Village Board approval of the annexation with zoning in the R-E District for the 4.8-acre tract and annexation and zoning in the R-4 One-Family Dwelling District for the 14.2- acre tract and approval of a Preliminary Plan for the Indian Creek Subdivision in accordance with petitioner's Exhibits A and B with the following variations: DEVELOPMENT ORDINANCE - Section 16.30. 050.A.4 (to allow a maximum cul-de-sac street length of approximately 1,200 feet instead of 500 feet) ; and Section 16.50.040.C.3 (to allow a cross slope on a stormwater detention basin of approximately 1 percent instead of 2 percent, and to waive the requirement for underdrains in the detention basin) , subject to: 1. Correction of interior sidewalks depicted on the Preliminary Plan as 4 feet to 5 feet; 2 . Full depiction in coordination with Village staff of a landscaped entrance to the cul-de-sac at the bikepath entrance; 3 . Variation of the service drive along Indian Creek; 4. Compliance with the Village of Buffalo Grove donation ordinance for schools and parks. Commissioner Goldspiel stated that he thinks that the Village has been zoning at too low a density in Lake County. He said that the Village needs affordable housing, and by allowing smaller lots, it may help reduce the cost of housing. He further stated that there is a need for a variety of densities in a modern and successful village. He noted that the density in the proposed development is entirely appropriate. He noted that the future Buffalo Grove Road extension will form a zoning barrier to the homes across the street. Further, all homes will be getting city water and sewer which does not require the large land area needed for septic fields and therefore the zoning for this parcel does not need to be any larger than proposed. He noted that the smaller lots in the development will abut the Township park. Commissioner Genell stated that she has a problem regarding the density represented in this plan as it relates to the size of the subject parcel of land. She stated that a different plan incorporating more green space would be desirable as this particular area would represent the entrance corridor to the Village of Buffalo Grove. She further stated that she would like to see written reports from the Lake County Soil and Water Conservation District, the Village's Traffic Consultant, Village Fire Department as well as the Township Supervisor's comments Buffalo Grove Plan Comm-Special Meeting-March 10, 1993-Page 2 regarding the intensity of use proposed for the newly acquired park, which abuts the subject property. She further stated that the variation requested for the length of the proposed cul-de-sac is not in keeping with good land planning. Commissioner Howard concurred with Commissioner Goldspiel and stated that this development would fall in line with what is present in the area. Commissioner Berman stated that he agrees with Commissioner Goldspiel regarding density. However, he noted a problem with the plan itself which looks as if it was put together to fit a difficult parcel. He noted his concern with the single street entrance and long cul-de-sac. He further stated he does not wish to compromise safety concerns or land planning standards because of a difficult piece of property. He stated that the plan does not appear to be workable, he is also concerned with the saleability of these homes. He also noted that the Fire Department, although willing to accept the single street entrance to this development, prefers to have two street entrances to a development for emergency access. Commissioner Samuels noted his agreement with Commissioner Berman, although he said he concurs with Commissioner Goldspiel's comments about density. He said that the plan as proposed does not work well. He noted dislike of the fence along Buffalo Grove Road and the proposed cul-de-sac in excess of the Village standards for length. Commissioner Krug stated that he does not favor the single street entrance or the length of the cul-de-sac. He said that in emergencies, it is advisable to have a second access into a development, and this could make a difference in saving a life. Mr. Freedman noted that the cul-de-sac is connected to Buffalo Grove Road by an 8-foot bikepath which would allow for some emergency access. Mr. Pfeil noted that the Fire Department has indicated that the bikepath connection to the cul-de-sac may be useful for some types of smaller emergency vehicles, but would use the Prairie Road street access would be used for larger fire equipment vehicles. Commissioner Krug concurred with Commissioner Goldspiel regarding the density of the area. Mr. Freedman noted that the developer would be willing to connect the cul-de-sac to Buffalo Grove Road with access being limited to right-in, right-out turns. Chairman Silbernik stated his concern regarding the density of the development regardless of a second entrance. He outlined his Buffalo Grove Plan Comm-Special Meeting-March 10, 1993-Page 3 concerns as follows: 1. This parcel was not originally considered for annexation in the Village Comprehensive Plan and the Village's Comprehensive Plan suggests that larger lots should be used in the north part of the Village. The size of the lots for the proposed development are not consistent with the lot sizes of existing residential areas near the site. 2 . Buffalo Grove Road will impact all the homes in the area whether it comes in as a "T" section or looped road. The marketability of these homes will be affected. 3 . The issue of affordable housing does not seem relevant because the proposed homes are priced relatively high. 4. The proposed fencing along Buffalo Grove Road is a major concern, especially regarding future maintenance. Chairman Silbernik commented that the plan tries to put too much development on the site. Mr. Schwartz stated that he originally wanted to build 51 homes of 8,750 square feet on this parcel if the proposed road came in with a "T" intersection configuration. He stated that the proposed road is not under his control concerning design and implementation, but he will be asked to absorb a part of the cost of the right-of-way. He said costs such as water and sewer lines will be relatively constant for the site regardless of how many units he builds, so the fewer homes he builds, the more these costs affect the price of the homes. He said that economics won't allow him to lower the proposed density. He stated the proposed development would be very attractive, and the Village would be proud of it. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Howard NAYES: Samuels, Genell, Berman, Silbernik ABSENT: Rhodes, Rosenston ABSTAIN: None The motion failed 4 to 3. SPEEDWAY SERVICE STATION, 923 N. MILWAUKEE AVENUE - ANNEXATION WITH B-2 OR B-3 ZONING AND PRELIMINARY PLAN -- WORKSHOP #1 Buffalo Grove Plan Comm-Special Meeting-March 10, 1993-Page 4 Mr. Broihier of DiLeonardi & Broihier, Ltd. stated that Emro Marketing Company is requesting annexation of the subject property into the Village of Buffalo Grove with either B-2 or B-3 zoning. He noted that the subject property is a 1.9-acre tract located 1, 000 feet north of Lake Cook Road at Riverwalk Drive and Milwaukee Avenue. Originally B-2 zoning was proposed, but one of the Village Trustees commented that B-3 zoning may be more `./ appropriate because it is contiguous to the Riverwalk North site which is approved with B-3 P.U.D. zoning. Mr. Broihier stated that the property has 226 feet of frontage on Milwaukee Avenue and a depth of approximately 270 feet. He stated that in conjunction with the rezoning and annexation request, they are requesting permission to add two driveway locations to give them access to Riverwalk Drive which is a signalized intersection with an unmountable median. Mr. Broihier stated the store is approximately 3, 325 square feet with four large pump islands to accommodate two vehicles at a time on each side of the pump. All pump islands have a canopy covering. The site has 8 existing parking spaces. The plan calls for 17 parking spaces, including 2 handicapped parking spaces which exceeds Village requirements. Mr. Broihier stated that the property now has a well and septic tank and upon annexation, the property would be connected to Village water and sanitary sewer lines. He noted that the site was originally designed with this possibility in mind. The sanitary sewer runs along the south property line and the water main runs on the other side of Riverwalk Drive. Mr. Broihier stated that if B-2 zoning is granted, they will need a variance to permit them to continue the seasonal outside storage of material for retail and display purposes. He noted that the B-3 District allows the temporary display of merchandise for sale outside of a building. 1 Mr. Broihier stated that the station is contiguous to the boundaries of Buffalo Grove. He further stated that they would like to continue present operation. The station operates approximately 18 hours per day during certain times of the year and 24 hours during other times of the year. Adjacent development near the site is commercial, so the proposed commercial zoning would not adversely impact or change the area. Commissioner Goldspiel asked about the pipes on the south end of the site along the grassy area. Mr. Schuman stated that the pipes in the grassy area on the south side of the site are to vent the underground gasoline storage tanks. The transports that fill those tanks park in the area. The curb cuts being south will permit a right-in, right-out access Buffalo Grove Plan Comm-Special Meeting-March 10, 1993-Page 5 it without interfering with this refueling operation. Commissioner Goldspiel asked if there is any existing stormwater detention on the property. Mr. Broihier stated there is a swale on the south portion of the site, and the parking areas are also designed to hold stormwater. Commissioner Goldspiel noted that any new development in the Village is not permitted to use parking lots for stormwater detention. Mr. Broihier stated that by annexing this site it gives the Village the opportunity for future annexation of adjacent areas. He indicated that the petitioner would not be able to reduce the size of the parking areas to accommodate additional stormwater areas on site. Commissioner Goldspiel asked if there would be any enhancing of existing landscaping. He suggested looking at the Mobil Station at Dundee and Arlington Heights Road regarding landscaping that was recently approved. Mr. Broihier stated the petitioner is willing to work with the Village concerning the landscaping. Commissioner Goldspiel stated that there seem to be too many driveways on the plan. Mr. Pfeil stated the driveway on the east does not conflict with the Riverwalk North plan. He noted that the Village Engineer has indicated a concern with traffic using this east driveway to cut through the site to avoid the traffic signal at Milwaukee Avenue and Riverwalk Drive. Mr. Broihier stated that this driveway would help on site traffic flow. Commissioner Goldspiel asked if the driveway on Riverwalk Drive closest to Milwaukee Avenue is necessary as it is very close to the second driveway as well as the intersection with Milwaukee Avenue. Mr. Broihier commented that vehicles coming from Milwaukee Avenue can't turn into this westernmost driveway on Riverwalk Drive because there is a non-mountable median. He said all of the driveways as shown on the plan are useful to achieve good traffic circulation on the site and efficient access to the adjacent streets. Mr. Kuenkler stated that the median on Riverwalk Drive will eventually be removed as the part of the final plan for the Riverwalk development. Buffalo Grove Plan Comm-Special Meeting-March 10, 1993-Page 6 Commissioner Goldspiel noted that the Village has tried to reduce the number of curb cuts near street intersections when plans for service stations are being designed. He suggested that the Village's traffic consultant review the plan and make recommendations concerning the curb cuts. He asked if any provisions need to be made for a bikepath along Riverwalk Drive. Mr. Kuenkler stated that an 8-foot sidewalk is to be built on the north side of Riverwalk Drive to Milwaukee Avenue, but approximately 10 feet of right-of-way is needed to provide room for this sidewalk. Commissioner Goldspiel noted that a provision for such a bikepath through this property is important as a part of the Village's long range plan. Mr. Broihier stated that there is a drainage swale along Riverwalk Drive where the sidewalk is planned. Commissioner Goldspiel stated he would like to have the bikepath issue addressed before a hearing to see what can be accomplished for the extension of such a path which runs a great distance and ends at the subject property site. Mr. Francus stated that the underground tanks are currently 21 feet from the south property line. If a 10 foot right-of-way is given, the tanks will then be in violation of the State Fire Marshall's requirement for a setback of 20 feet between the tanks and the property line. Commissioner Goldspiel stated this could be handled as a bikepath easement instead of right-of-way. Commissioner Krug stated he would like to see the first driveway closest to Riverwalk Drive on Milwaukee Avenue as a right-in, right-out drive. Mr. Francus stated this problem would shortly be addressed by IDOT through the construction of an unmountable median running the entire length of the property. Commissioner Krug stated he would like to have this driveway checked out relative to the final configuration of Riverwalk North. He asked if any problems have occurred or may occur with leakage and impregnation of soil contaminants. Mr. Broihier stated he has no knowledge of any such problems and stated these tanks are pretty well protected. Mr. Francus noted that the tanks were installed in 1987. Buffalo Grove Plan Comm-Special Meeting-March 10, 1993-Page 7 Commissioner Krug said he would like to see more landscaping around the station. Commissioner Samuels asked if the station sells liquor. Mr. Francus stated no liquor is sold, and there are no plans to sell liquor. Commissioner Samuels asked if there is any potential for the Village to have liability under the EPA standards in case of any leakage from the underground tanks if it occurs on land that has been dedicated to the Village for right-of-way. Mr. Raysa stated that there is a possibility of liability for the Village if a problem occurs on land owned by the Village. Commissioner Samuels asked if an easement for the bikepath would take care of that problem. Mr. Raysa stated an easement might be advisable in this situation. Commissioner Samuels stated this is something that should be addressed due to the nature of the potential for liability. Commissioner Samuels inquired about the differences between B-2 and B-3 zoning. Mr. Pfeil stated that B-3 zoning is used as a P.U.D. with the force of special use controls. Typically B-3 zoning is used for larger developments such as shopping centers. B-2 zoning is more appropriate for service stations in general, although there is a precedent in the Village for service stations zoned B-3 . The Speedway site is contiguous to the Riverwalk site that is zoned B-3 and the Village Board has suggested that B-3 zoning may be appropriate. Commissioner Samuels asked what would be done with the septic field after it is out of use. Mr. Broihier stated the area would be properly abandoned and serve as additional green space. Chairman Silbernik stated he would like to see the Village traffic consultant check the western driveway on Riverwalk Drive to determine if that driveway would still necessitate the second driveway on the south end of the property along Milwaukee Avenue. Mr. Francus stated that the two curb cuts to Milwaukee Avenue are very important because that is the primary traffic flow that provides customers for the station. He said that the curb cuts to Riverwalk Drive are important, but they are secondary to the Milwaukee Avenue driveways. Buffalo Grove Plan Comm-Special Meeting-March 10, 1993-Page 8 Commissioner Genell asked the reason the Village Trustees had questioned the need for two curb cuts to Riverwalk Drive. Trustee Reid stated that the Board's discussion was similar to the issues just raised by the Plan Commission. Chairman Silbernik summarized the items that need to be addressed concerning the site: 1. Provision of additional landscaping; 2. Provision of an easement or right-of-way dedication for the bikepath along Riverwalk Drive; 3. Analysis of the curb cuts proposed to serve the site; 4. Verification that adequate stormwater detention is being provided on the site. The Commission concurred that the project could be scheduled for a public hearing. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there would be a meeting on March 17, 1993 regarding the Rohrman proposal for a Saturn auto dealership at Dundee Road/Weidner Road. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Krug and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10:25 p.m. Buffalo Grove Plan Comm-Special Meeting-March 10, 1993-Page 9 Respec ully sub 'tted, Fay bin, e rding Secretary APPROV MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Special Meeting-March 10, 1993-Page 10