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1993-06-02 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION June 2, 1993 Rolling Hills Subdivision Chairman Silbernik called the meeting to order at 7 : 30 p.m. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois and read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format to be followed for the public hearing, and swore in persons who wished to give testimony during the hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Mr. Rosenston Also present: Ms. Christine A. Zyzda, Marks, Marks & Kaplan, Ltd. Mr. Edward Covici, Scarsdale Homes Mr. John Green, Systems Design Group, Ltd. Mr. Richard Vane, Systems Design Group, Ltd. Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Proposal Booklet dated May 4, 1993 Exhibit B: Aerial Photograph Exhibit C: Plat of Survey, Rolling Hills dated July 28, 1990 Exhibit D: Plat of Survey, Felsl Parcel dated July 28, 1993 Exhibit E: Conceptual Site Layout Plan dated January 5, 1993 Exhibit F: Concept Site Plan, 140 units dated March 11, 1993 Exhibit G: Concept Site Plan, 139 units dated April 20, 1993 Buffalo Grove Plan Comm-Public Hearing-June 2, 1993-Page 1 Exhibit H: Tree Survey, sheet T1 dated Rev. April 5, 1993 Exhibit I: Tree Survey, sheet T2 dated Rev. April 5, 1993 Exhibit J: Existing Site Conditions (Photos) dated March 10, 1993 Exhibit K: Standard Floor Plans dated April 7, 1993 Exhibit L: Site Geometry Plan dated May 4, 1993 Exhibit M: Engineering Plan, North dated May 4, 1993 Exhibit N: Engineering Plan, South dated May 4, 1993 Ms. Christine Zyzda of Marks, Marks & Kaplan stated that she would like the record to reflect that the property has now been officially de-annexed from Long Grove and it is now in unincorporated Lake County. Mr. John Green of Systems Design Group, Ltd. stated that the site comprises approximately 78 acres located north of Aptakisic Road, immediately west of the Churchill subdivision, west of Buffalo Grove Road. The northern and western portion of the site is bounded by the Village of Long Grove. Northeast of the site are single family homes in the R-1 District in Buffalo Grove, and to the east are single family homes in the R-2 District in Buffalo Grove. The Commonwealth Edison site traverses the site at the northeast corner, isolating approximately 4 acres. Mr. Green stated that the original site plan was composed of 146 units comprising R-1 and R-2 size lots along the perimeter of the site with R-3 lots in the center of the site. Through the workshop process the street layout was revised and several items of concern were expressed by the Plan Commission which will now be addressed. Mr. Green stated they have now reconfigured the northwest corner of the site to reflect the desires of the Village of Long Grove to have R-1 lot sizes abutting Long Grove property. These lots (numbers 1-9) will be a minimum of 30, 000 square feet with an average width of 150 feet. Further, as part of the agreement with the Village of Long Grove, there is a 50 foot wide landscape and utility buffer. Mr. Green further stated that around the perimeter of the site they have developed 62 lots with a minimum of 15, 000 square feet and 90 foot widths corresponding to the R-2 designation. The average lot sizes here will be approximately 17, 000 square feet. Mr. Green noted that they have taken the concerns regarding the Buffalo Grove Plan Comm-Public Hearing-June 2, 1993-Page 2 power lines into consideration and those lots nearest the lines will have lot depths of 180-205 feet. He noted that at the request of the Plan Commission, additional information was obtained with regard to the electromagnetic field from the overhead power lines. It indicates that while there are no established specific standards, Florida and New York have elected to have an exposure standard of 200 milligauss at the right-of-way boundaries for electric transmission lines. A Commonwealth Edison field test along the right-of-way area adjacent to the Rolling Hills site measured 10 milligauss or roughly 5 percent of the Florida and New York standards. He also noted that the World Health Organization has established a level of 1, 000 milligauss as their recommendation and this area is significantly less than that at the lot lines. The Commonwealth Edison measurement showed 1 milligauss was reached at 80 feet. Mr. Green noted that R-2 lots continue onto the west portion of the site. There is an undeveloped section of land at the southwest portion and the drainage creek extends along most of the west line. The center of the site shows a cluster of 67 R-3 size lots which are 10, 000 square foot minimum with 80 foot widths. He noted that in this portion of the site a series of cul-de-sacs have been created which enhances the area and increases the desirability of those lots. Mr. Green stated that the overall average lot size in the development will be 16, 070 square feet with a total of 139 units. Mr. Green stated that they have set aside and created a 4. 05 acre park at the northeast corner of the site. Discussions with the Buffalo Grove Park District staff have indicated that two ball fields would go into this park. One would be a softball field and the other would be a small soccer field. The developer will grade the park site to the Park District's specifications. Eighteen parking spaces for the park are provided immediately south of the Commonwealth Edison right-of-way and the developer will install an 8-foot wide asphalt walkway between the parking area and the park area. Discussions with Commonwealth Edison regarding the availability of a pathway in and they have suggested that this is not an unusual request and they do not anticipate any problems with allowing the pathway to go across their property. The detention area at the south end of the site has been split so that there can be a central entrance road with a landscaped island entering the site from Aptakisic Road and a water feature on either side of the entranceway. Mr. Green noted that they would dedicate approximately one-half of an acre to the Park District for a playground area behind lots 65 and 66. This area was selected because there are some very nice mature trees at that point which will provide a pleasing aesthetic feature. Mr. Green further stated the detention space is being developed so that the eastern half of the west lake will have approximately 1. 3 acres of wetlands mitigated located at lots 60, 61 and 62 and become part Buffalo Grove Plan Comm-Public Hearing-June 2, 1993-Page 3 of the water feature. The northwest leg of the detention would comprise bullrush planting and moving toward the east there will be a layer of water lilies on the lake. The water lilies require water depth of less than 36 inches whereas the Village ordinance requires a depth of more than 36 inches and a shelf space of 12 feet. That is the purpose of the proposed variation. As a further part of the amenities for the site, there is an existing end stub of the bikepath located east of the temple on the south side of Aptakisic Road. There is another end to the bikepath system extending through the Churchill subdivision adjacent to the Commonwealth Edison right-of-way north of Dover Court. The bikepath system has now been reconfigured to meander across the creek to the north, traversing through the center of the site and out through Beverly Lane and over to Brandywyn Lane and north to link up with the existing bikepath system. This will create 2700 feet of bikepath on the site and an additional 800 feet of bikepath off of the site. Mr. Green stated that a second access to the development was deemed extremely important both as a safety measure and for the creation of an integrated neighborhood within Buffalo Grove. This second access is shown with the creation of an additional right- of-way starting 25 feet north of the northernmost lot in the Churchill subdivision at Brandywyn and a standard 60 foot right of way where the road will be developed. Approximately 1/3 of an acre of wetlands will need to be modified in order to create this access point. The developer is willing to pay for the cost of making the improvement and for the cost of filing the application which will be necessary for the modification to the wetland area. Mr. Green stated that the housing product proposed for the Rolling Hills development will range from 2, 600 square feet and extend up to 4, 000 square feet. There is a variation for dual curb cuts requested for the R-1 and R-2 lots due to the fact that the underlying zoning is R-3. Mr. Green noted that the tree survey has been completed and although the center of the site is relatively bare, the eastern boundary has a screen of many mature and healthy weed trees. Because of their maturity and health, they will endeavor to save and retain as many of those trees as possible. On the Felsl parcel there are Norwegian Pine and Black Walnut trees in the northeast section that will be preserved around the proposed playground area and a cash donation will be made which should be sufficient for playground equipment. Mr. Richard Vane of Systems Design Group, Ltd. stated that they will link two existing watermains at Aptakisic Road and at the Churchill subdivision in a loop so there will be a dual feed with backup water service in the event of a breakdown. The system will loop entirely through the subdivision, all in accordance with the Buffalo Grove Plan Comm-Public Hearing-June 2, 1993-Page 4 Village ordinance. The sanitary sewer will run along Aptakisic Road down to Buffalo Grove Road to link up with an existing sewer system at Buffalo Grove. Mr. Vane stated the site has a change in elevation running from 718 feet at the north end of the site to 688 feet at the south end of the site. He noted that the grading plan is designed so that all lots in the subdivision will follow the natural grade of the land; there will not be extreme differences in the elevation of adjacent lots. He further noted that the water flow toward the Churchill subdivision will be carried the new storm sewer system and carried to the stormwater detention area thereby lessening the current stormwater problems experienced in some of the lots in Churchill subdivision. He also noted that the plan complies with the Lake County storm management requirements for detention which are more stringent than in the past. Mr. Green stated that request is for annexation and preliminary plan approval based upon the plan presented. They are requesting a P.U.D with R-3 underlying zoning and dual curb cuts for the R-1 and R-2 sized lots. He stated that a second street access is being requested to connect to Brandywyn Lane, and the existing wetland area will be modified as presented in the plan. He further noted that they request that the Village assume ownership and maintenance of the stormwater facilities; and that the Village maintain median island at the street entrance to Aptakisic Road, which will be mountable median. Mr. Green stated that they have shown a street name of Sheridan Road for the entire continuous street which is a Village practice. He noted, however, that he feels that one street should be named Sheridan Road and the other be named Tree Farm Road. Commissioner Goldspiel asked if there is a sewer lift station in this plan. Mr. Vane stated that there are no lift stations. The sewer is being run from Aptakisic Road and Buffalo Grove Road at minimal slope down to the south end of the site and it is easy to run the system north which is where all the elevation exists. He noted that they will have to get under several culverts along Aptakisic which will be tricky. However, once that is accomplished there will be no problems. Commissioner Goldspiel asked that the variations of safety shelf in the stormwater retention area be explained. Mr. Vane stated that normally detention ponds are built with a 12 foot wide safety shelf. In this case, there will be only 1 to 2 feet of water so that the bullrushes will be able to grow. This does not conform to the standard detail of a retention pond cross section. Buffalo Grove Comm-Public Hearing-June 2, 1993-Page 5 Plan q g Commissioner Goldspiel asked if the required ordinance depth would be maintained in the open water section of the retention pond. Mr. Vane stated the required depth would be maintained in the open water section. Commissioner Goldspiel asked if Commonwealth Edison has any plans to increase the amount of electrical current on their right-of- way. Mr. Pfeil responded that he is not aware of any plans to add capacity to these overhead power lines. Commissioner Goldspiel asked if dual curb cuts would be placed on all R-1 and R-2 sized lots. Mr. Green stated that the opportunity for dual curb cuts would be available to R-1 and R-2 lot owners as these would be semi-custom homes. Commissioner Goldspiel noted that he understood from previous presentations that this development would have specific models for the homes that will be built. Mr. Green stated that there are 9 different base models but Scarsdale Homes allows for significant customization from those models. Commissioner Goldspiel noted that the frontage on Lot 1 appears to be less that 100 feet. Mr. Green stated that Lot 1 exceeds 100 feet at the building line but not at the curb. Commissioner Goldspiel asked if this lot would have a circular driveway and, if so, how far apart the driveway entrances would be. Mr. Green stated that a 60-foot radius would be maintained within the lot, although it is possible that the access points may be closer together. Commissioner Goldspiel asked what percentage of the lots eligible for the circular driveway would actually use it. Mr. Green stated that based on sales at the Parkchester subdivision which had 18 percent of the homes customized, this development may have approximately 25 percent of the homes customized. Mr. Green noted that if these R-1 and R-2 lots were developed as R-3 lots, there would be more curb cuts than there will be with Buffalo Grove Plan Comm-Public Hearing-June 2, 1993-Page 6 dual curb cuts for the larger R-1 and R-2 lots. Commissioner Goldspiel noted concern with insufficient parking spaces at the proposed 4 acre park and asked if any consideration has been given to providing a bicycle path along the Commonwealth Edison right-of-way to Brandywyn Lane to connect up with the existing bikepath. Mr. Green stated that some consideration had been given to extending the bikepath to Brandywyn. However, the wetland area that is in the open space immediately to the south of the Commonwealth Edison right-of-way extends into Commonwealth Edison property. He further noted that the kind of ball fields being proposed, times of use will be staggered so that 18 parking spaces will be sufficient for the demand. Commissioner Krug asked how the street entrance island at Aptakisic Road would be landscaped. Mr. Green stated there would be a standard curb at the outside of the road and a left turn lane has been added outward bound. This will allow for landscaping somewhat similar to that which exists in the median of Buffalo Grove Road. Commissioner Krug asked if the meandering bikepath will be landscaped in any way and who will maintain the path. Mr. Green stated that they are recommending that the bicycle path be maintained by the Park District and the detention area be maintained by the Village. Commissioner Krug asked if there were any comments as yet from the Park District. Mr. Green stated there have been no official comments as yet from the Park District and there have been no negative comments either. Therefore, they do not anticipate any problems. Commissioner Krug asked if the wetlands at Beverly Drive would be disturbed in any way. Mr. Green stated that this is a low level wetland area comprising less that an acre, and therefore no mitigation would be required. Commissioner Rhodes asked if there would be any additional screening for the parking lot for the 4-acre park since the parking area is close to two residential lots. Mr. Green stated that they anticipate providing heavy screening on both sides of the parking lot abutting residential lots. Commissioner Rhodes asked what the grading levels are on lots 132- Buffalo Grove Plan Comm-Public Hearing-June 2, 1993-Page 7 139 abutting the Churchill subdivision lots. Mr. Vane stated that the Churchill grading is about 690 to 691 feet and the proposed site grading on Rolling Hills in this area would be approximately 687 feet. This creates approximately 4 feet of fall from the Churchill subdivision to the Rolling Hills site. He noted that the proposed storm sewer system and drainage plan will be designed to intercept water flow from the rear area of the lots in Rolling Hills and direct the flow to the retention pond. Commissioner Rhodes asked if the Village Engineer concurs with Mr. Vane concerning the management of stormwater adjacent to the Churchill development. Mr. Kuenkler stated he concurs with Mr. Vane. Commissioner Howard asked how many feet the corner house on Brandywyn in the Churchill subdivision is from the proposed right- of-way of Beverly Lane. Mr. Green stated that the plan provides for an additional 25 feet of land for this lot, not including the future street right-of- way. The additional 25 feet of land will provide a legal corner side yard for that home. He said the home appears to have an 8- foot side yard on the north side of the property adjoining the stormwater detention area where the street will be located. Commissioner Genell asked how intense the buffering would be at the north and east portions of the site and the homes adjacent to the Commonwealth Edison right-of-way. Mr. Green stated that there is a specific plant count called for at the 50 foot buffering zone on the north end of the site which must conform to the de-annexation agreement. He further stated that it is their goal to maintain as many as 96 of the trees on the eastern section of the site which are in good shape. Commissioner Genell asked if any consideration had been given to address illumination for this subdivision. Mr. Green stated that he thinks that the Village should look at a Village wide standard before he would endorse any illumination for the proposed project. Commissioner Genell asked who Hey & Associates are. Mr. Vane stated that Hey & Associates is an environmental engineering firm specializing in wetland mitigation. He stated that the wetlands need to be classified and delineated and then suggestions made as to what kind of plantings should be done. Commissioner Genell asked how long a process it would be for Buffalo Grove Plan Comm-Public Hearing-June 2, 1993-Page 8 approval from the Army Corps of Engineers and the Lake County Stormwater Management Commission. Mr. Vane stated that the applications have been filed, and it is now only a matter of waiting for the reports. Commissioner Samuels noted an oversight on the plan which shows the sidewalk ending at the lot line of the property instead of connecting up to Brandywyn at Beverly Lane. Mr. Green stated this was an oversight which would be corrected. Commissioner Samuels asked if the 25 foot dedication to the corner house on Brandywyn would be deeded over to the lot. Mr. Green stated that would be their recommendation. Mr. Pfeil stated that this detention area in Churchill has not yet been conveyed to Village ownership, and the Village Board will ultimately have to approve the deeding of land to a private property owner. Commissioner Samuels stated that he thinks it is reasonable and necessary to convey land to this residential property if the street connection to Brandywyn is made. Commissioner Samuels asked if Commonwealth Edison had been approached regarding additional parking on their right-of-way if same should become necessary. Mr. Green stated that they had spoken to Commonwealth Edison about expansion of the parking area. He noted that Com Ed has not said no to this idea, but Com Ed did indicate that existing above- ground telephone poles and other items may make expansion of the parking area difficult. Commissioner Samuels suggested that there be continuing discussions with Commonwealth Edison to possibly obtain permission for a portion of the right-of-way as additional parking. Commissioner Samuels stated he does not think it would be advisable to have dual curb cuts on some of the lots having small frontages along the street. He stated that it may be advisable to restrict curb cuts on Lots 1, 2, 6, 8, 9, and 10. Mr. Green stated that he objects to such restriction, and he noted that Lots 2 and 9 are wide enough to accommodate driveways with two curb cuts. Commissioner Samuels asked if there had been any consideration given to placing addresses in a uniform location on the buildings. Mr. Green stated that once again the Village needs to provide a Buffalo Grove Plan Comm-Public Hearing-June 2, 1993-Page 9 standard. Commissioner Samuels stated that he would like to see either lighted addresses or a uniform location for street addresses starting with this P.U.D. Commissioner Berman inquired if the eight-foot path across the Com Ed property is wide enough to allow motor vehicles to use it in case access to the park is needed. Mr. Green said that the eight-foot path will be adequate for use by emergency vehicles and Com Ed vehicles. Commissioner Berman commented that the four-acre park is isolated, and may be inaccessible for emergency vehicles. Commissioner Berman stated that he concurs with Commissioner Samuels regarding the restriction to not allow dual curb cuts on lots that do not have adequate street frontage. He suggested that dual curb cuts be limited to those lots which have 90 feet of street frontage. Commissioner Berman stated that it would be difficult to place addresses in a uniform manner on these homes as the houses are all different. Commissioner Berman stated that he is concerned with the proximity of the electromagnetic field (EMF) of the high power lines to residential lots in the proposed development. He said that the report from Turnkey Environmental Consultants is vague and does not explain any kind of time frame for exposure to radiation from the power lines. Mr. Green stated that there are no further answers available at this time. He noted that if more definite information becomes available, it would be brought forward. Chairman Silbernik stated that he disagrees with Commissioner Berman regarding the EMF report. He stated that the report is ecellent and gave him reference points to work with. Chairman Silbernik stated that he thinks lighted addresses are an important issue affecting emergency response to homes, and even if nothing is put into the P.U.D. regarding this element, he hopes that the developer will stress the importance of illuminated addresses to his customers. Mr. Green stated that if the Village can put together a study within the time frame before the housing is built, they would be willing to cooperate. Commissioner Samuels stated he would not oppose a keyhole driveway system on the R-1 and R-2 lots. Buffalo Grove Plan Comm-Public Hearing-June 2, 1993-Page 10 ave no objection to keyhole driveways and of 88 feet of frontage be used have dual curb cuts. wyn, noted that Lot 140 has been asked what would be there instead. tention area would be extended to what pd Lane, asked if there would be any s near the park and the parking lot. arest residence from the parking lot re is therefore no plans for any re is a great deal of traffic along erty consisting of dirt bikes and .1so a teenage gathering area that has ' ce have been called several times. at this is something that needs to be yelopment is coming or not. He noted needs correcting, although as this some of these problems may be cut were any plans for the park or the rk development has not as yet been plan does not call for any lights. re are any lights proposed for the lic hearing for a special use. Berland Court, asked about the status stern portion of the proposed proposed road. t Mr. DiTomasso who owns the property construction of a culvert and Airman Silbernik noted that Mr. easement between some of the lots so ?erty easier. He would be adding some 'perty and an easement would eliminate ter is out of the purview of Buffalo .sated in Long Grove. �uuue Long Grove, stated that there will Hearing-June 2, 1993-Page 11 be people cutting through the path from the proposed park to get to the Oak Hills subdivision. Chairman Silbernik noted that development would cut down on some of the problems present in the area now. Mr. Green stated that Lots 117 to 124 are approximately 17,000- 19, 000 square feet and have an additional 200 feet from the Commonwealth Edison right-of-way as buffering between the first house in the proposed subdivision and the Oak Hills subdivision. Commissioner Samuels noted that Long Grove has been aware and reviewed this plan in detail since the proposed de-annexation. Mr. Green also noted that there has been considerable review by the Village of Long Grove. There being no further comments or questions from anyone present, Chairman Silbernik closed the public hearing at 9:35 p.m. Respeatiully sl mitted, /ljd Fay Rubi , Recording Secretary APPRO MART SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-June 2, 1993-Page 12 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 2 , 1993 Rolling Hills Subdivision, Aptakisic Road West of Brandywyn Lane - Annexation with R-3 P.U.D. Zoning and Preliminary Plan Rohrman Saturn Auto Dealership, Chatham B-3 Parcel, northwest corner of Dundee Road/Weidner Road Rezoning to B-4 and Preliminary Plan -- Workshop #2 The Claremont (Nursing Home on the Steepleview site) Final Plat Ciolino Center -- Final Plat Chairman Silbernik called the meeting to order at 9: 35 p.m. in Room 24 , Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Mr. Rosenston Also present: Ms. Christine Zyzda, Marks, Marks & Kaplan, Ltd. Mr. John Green, Systems Design Group, Ltd. Mr. Richard Vane, Systems Design Group, Ltd. Mr. Edward Covici, Scarsdale Homes Mr. Mark Schwartz, Batler & Schwartz Mr. Ron Coppolino, Coppolino Associates, Ltd. Mr. Bob Rohrman, Bob Rohrman Automobile Dealerships Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 1 APPROVAL OF MINUTES Moved by Commissioner Genell, seconded by Commissioner Krug to approve the minutes of the regular meeting of May 5, 1993 . Chairman Silbernik noted that he should be shown as absent for that meeting. Commissioner Goldspiel asked that the word "preference" on page two, paragraph 1 be deleted and add the words "willingness to consider" . He further noted that page 8, item number 5 include the words "water and sewer" . Commissioner Krug noted that on page 2, paragraph 5, Buffalo Grove Road should be changed to Route 83 . Also paragraph 7 should add the words "abutting Route 83 on the southern portion of the property". He further noted that on page 8, paragraph 5 the word "to" should be added. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Chairman Silbernik and Commissioner Berman abstaining. Moved by Commissioner Genell, seconded by Commissioner Krug to approve the minutes of the public meetings of May 12, 1993 . Commissioner Berman noted that he is marked absent for the meeting regarding the 389 Indian Hill Drive Special Use Day Care Home and he was present. Commissioner Goldspiel noted that the public hearing for the 329 Melinda Lane Special Use Day Care Home should be amended on page 5, paragraph to include the words "are important" . Also page 6, paragraph 2 was not stated by Commissioner Goldspiel and should be changed to reflect the proper entity. Commissioner Genell accepted the amendments to the motion and the motion passed unanimously with Chairman Silbernik and Commissioner Rhodes abstaining. Moved by Commissioner Genell, seconded by Commissioner Samuels to approve the minutes of the special meeting of May 12 , 1993 . Commissioner Genell noted that page 4 should show her present for her vote of aye. Commissioner Goldspiel noted he did not make the statement on page 2, paragraph 8. Commissioner Samuels noted that statement should be attributed to him. The motion was passed unanimously with Commissioners Rhodes, Silbernik and Howard abstaining. Moved by Commissioner Rhodes, seconded by Commissioner Genell to approve the minutes of the regular meeting of May 19, 1993 . Commissioner Samuels that this meeting did not have a quorum and it should perhaps be reclassified as minutes of a workshop meeting. The motion was passed unanimously with Commissioners Goldspiel, Howard, Genell and Berman abstaining. COMMITTEE AND LIAISON REPORTS None Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 2 it ROLLING HILLS SUBDIVISION, APTAKISIC ROAD WEST OF BRANDYWYN LANE - ANNEXATION WITH R-3 P.U.D. ZONING AND PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Rhodes, to recommend approval of the petition for annexation with zoning in the R-3 One-Family Dwelling District and approval of a Planned Unit Development and Preliminary Plan with the following variations: ZONING ORDINANCE - Section 17.36. 020.B. (to allow two driveway curb cuts for lots which meet the R-1 and R-2 zoning district standards for lot area and lot width) ; DEVELOPMENT ORDINANCE - Section 16.50. 040.C.4 (to allow a normal water depth of less than 36 inches for a wetland mitigation area and to increase the shelf width in this area to greater than 12 feet) , subject to: 1. Correction of exhibits to reflect the extension of the sidewalk on the south side of Beverly Lane to continue to its terminus on Brandywyn Lane as indicated by Mr. Green at the public hearing; 2 . Restriction of dual curb cuts to lots meeting the standards of the R-1 or R-2 Zoning Districts and having not less than 88 feet of street frontage. Commissioner Genell asked if the matter of lighted addresses is to be included as a condition. Commissioner Samuels stated he would like to recommend the use of either illuminated addresses or a common placement for addresses throughout the development. Commissioner Samuels further noted that he would like to see the use of the Tree Farm Court street name at the intersections with Sheridan Road, and Sheridan Road should have two termini, as suggested by the developer. Mr. Kuenkler noted that the street naming as shown on the plan is the recommendation of the Fire Department. Commissioner Samuels indicated that he would withdraw his amendment concerning revisions to the street naming system on the plan. Commissioner Goldspiel spoke in support of the motion commenting that this is a plan that is compatible with the surrounding communities of Buffalo Grove and Long Grove. He further noted that the various proposed amenities such as bikepaths contribute to the community at large and therefore this is a very desirable development. Commissioner Samuels stated that the developer has done a very nice job of working with the Plan Commission during the Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 3 planning process.rocess. He noted that all issues have been properly addressed and this development will be a great enhancement to Buffalo Grove. Commissioner Berman stated that he supports the plan but he has serious reservations concerning the location of the park in the northeast corner of the site where it will be isolated, and the location of the parking lot for this park is also a concern because of its proximity to two residential lots. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Samuels, Genell, Berman, Silbernik NAYES: None ABSENT: Rosenston ABSTAIN: None The motion passed 8 to 0. ROHRMAN SATURN AUTO DEALERSHIP, CHATHAM B-3 PARCEL, NORTHWEST CORNER OF DUNDEE ROAD/WEIDNER ROAD - REZONING TO B-4 AND PRELIMINARY PLAN -- WORKSHOP #2 Mr. Marc Schwartz of Batler and Schwartz stated that the proposed plan was referred to the Plan Commission on December 7, 1992 and a first workshop meeting was held on March 17, 1993 . He stated that the petitioner is seeking the rezoning of the 7-acre parcel at the northwest corner of Dundee and Weidner Road. This parcel is presently zoned B-3 with an approved annexation agreement and plan for approximately 228, 000 square feet of office use, comprising two four-story buildings over parking. He noted that the rezoning request is from B-3 to B-4. The development plan is a proposal for a development of an automobile dealership. Mr. Schwartz stated that 4.2 acres would be the development site for the auto dealership, and 2 .8 acres would be used for stormwater management. He noted that the properties to the north and east are zoned R-5A, which is the multi-family classification in Buffalo Grove. The properties to the south are zoned B-4 and are used for automobile dealerships and to the west of the property is the parcel which School District 214 will develop as playing fields. Mr. Ron Coppolino of Coppolino and Associates, stated the plan indicates 320 parking spaces, of which 8 are handicapped accessible. There will be 37 customer parking spaces and 30 spaces for employee parking. There will be a total of 245 Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 4 spaces devoted to automobile storage and display. He also noted that there is one loading spot shown for parts delivery. Mr. Coppolino stated that they have now included a landscaped berm along the north edge of the dealership site in response to Plan Commission concerns. This is proposed to be a 3 foot high berm with 4 foot 6 inch high shrubbery and 10 to 12 foot high trees. He further stated that additional trees have been added around the water retention area along Weidner Road. Mr. Coppolino noted that line of sight drawings have been submitted showing that the nearest house to the dealership building from the north is 451 feet away. The windows on the second level of that house are at 16 feet 4 inches above ground and the line of sight is interdicted by 4 tree lines before the building itself can be seen. He further stated that the east-west axis shows the closest house to be 232 feet from the proposed building. This house has 2 windows on the first and second level and the sight line is interdicted by 3 tree lines. There are two other homes which are approximately 530 feet and 540 feet from the site. He commented that with existing trees in the area and the new landscaping that would be provided as part of the Saturn dealership, the development would not have a great visual impact on adjacent homes. Mr. Coppolino stated that the stormwater plan will comply with all Village requirements and a safety ledge for the pond has now been included in the plan. Mr. Coppolino stated that the Plan Commission concern over the proposed automobile display area in the front southeast corner of the property has now been eliminated and normal parking has been placed in that corner. Mr. Coppolino also stated that a photometric report has been submitted showing the average foot candle ratings along the property lines to be approximately 60-65 foot candles. All of the lighting is directed onto the dealership property. Mr. Coppolino noted that the Plan Commission's concern with a median on Dundee Road has resulted in a recommendation for no change in the medians as they sit now other than the one that is directly to the west of the entry drive. At that point they would build a left turn lane off the median. Mr. Coppolino also noted that the traffic impact report prepared by the Village's consultant indicates a lesser impact in terms of trips generated for the proposed auto dealer use than would be generated by the approved office Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 5 development. Mr. Coppolino stated that there are three heating, ventilating and air conditioning units planned which would be screened with the same quality and color material used on the side of the building. Mr. Coppolino stated that speed bumps would be placed on the drive coming in from Weidner Road and signs will be posted at the Weidner Road exit to prohibit exiting from this driveway for customers and mechanics test driving cars. Automobile deliveries will also be sequenced for deliveries among the four Saturn dealerships in the area and will use only the Dundee Road entrance. Mr. Coppolino further reiterated that employee parking will be provided on site and no employee cars will be allowed to park on the street. Mr. Coppolino noted that the dimensions for parking spaces and aisles will be shown on the final plans and all conform to Village ordinances with no variances requested. Mr. Coppolino stated that the 5 foot walk along Dundee Road will be changed to an 8 foot walk per Plan Commission recommendation. He said that the driveway on Weidner Road aligns with Hapsfield Lane and uses the existing center island cut and also the existing curb cut on the site. Chairman Silbernik noted that three items were not addressed, specifically: 1. Comments on the impact of auto dealerships on surrounding property values; 2 . Analysis of traffic impact in off-peak hours; 3 . B-3 zoning for the stormwater pond area. Mr. Schwartz stated that in regard to the impact on the surrounding property values they have submitted a report by Rolf C. Campbell & Associates dated May 21, 1993 . The Campbell firm has been retained as the petitioner's land use expert. Mr. Campbell 's preliminary comments indicate that the proposed auto dealership would be compatible with adjacent uses and would not be detrimental to adjacent land uses nor the locale near the dealership site. Chairman Silbernik asked if Mr. Schwartz had had an opportunity to review the letter received by the Plan Commission from Mr. Barry Pass. Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 6 Mr. Schwartz stated he had received a copy of the letter and would prefer not to render any comments concerning the letter as it is something that the land use expert should address at the public hearing. Chairman Silbernik also noted that he had asked for an analysis of traffic in off-peak hours. Mr. Pfeil stated that he spoke to Mr. Carmignani, the Village's traffic consultant, who indicated that it would be more appropriate for the developer's consultant to do the study, and Mr. Carmignani would review it and comment on it to the Commsission. Mr. Carmignani noted that this would require a very detailed study with 24-hour counts and existing dealership traffic pattern analysis. Mr. Carmignani indicated in his comments that he questions the need to do such a study because it has already been established what the traffic impact in terms of trips to and from the site would be for an auto dealership. The Commission agreed that this study would not be necessary. Chairman Silbernik stated that he felt this study would be a good idea as there is an impact on a residential area that needs to be addressed. Commissioner Rhodes also stated he would be in favor of such a study. Commissioner Goldspiel stated that the Commission is really more interested in what effect this kind of traffic would have on the quality of life for people living in the area which would not be provided by the kind of traffic study under discussion. Mr. Pfeil noted that traffic consultants typically quantify traffic impact in terms of volumes and trips, and this may not be what the Commission is really looking for. Commissioner Goldspiel said that he would be satisfied with an accurate description of the amount of traffic that would be generated by this facility all day on Saturday and on typical weekday evenings. Mr. Schwartz stated that they would comply with that request. Commissioner Rhodes noted that this property is different from any other dealerships in surrounding areas as there is a school adjacent to the site with a great deal of bus traffic. Chairman Silbernik noted that the Village may be able to get some traffic counts of cars in and out of the dealerships on Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 7 the south side of Dunde,, Road. Chairman Silbernik asker that the B-3 zoning for the stormwater retention are . be addressed. Mr. Schwartz stated than they would accommodate whatever zoning the Village requi_-es. Commissioner Goldspiel noted that he is still concerned with the east edge of the bui_ding where the parking butts up to the building. He noted ,:hat he does not feel it is desirable to have paving right up to the building. Mr. Coppolino stated that wheel stops would be placed 3 feet away from the building so that people can still walk around in front of the automobile and explain any problems to a service man or open the hood of the car without interfering with landscaping and shr:__bbery. Mr. Coppolino agreed to 21ace a grass landscaped area between the building and customer parking. Commissioner Howard noted that when the taller trees lose their leaves in winter }'ere would not be as substantial a screen as the Commission is trying to achieve to screen the site from adjacent residential areas. Mr. Coppolino stated that the evergreens would be placed on top of a three foot berm and interspersed with regular trees. He noted that the trees would all have planting heights of 10 to 12 feet, which would create an effective screen. Commissioner Howard asked how many security lights would be used after the regular outdoor lights are shut down at 9: 00 p.m. each night. Mr. Coppolino stated that approximately four security lights would be used. Commissioner Howard asked if the outdoor lights would be turned off at 9:00 p.m. if there were still customers in the building. Mr. Coppolino noted the 'utdoor lights would be on timers to shut off at 9: 00 p.m. There would be sufficient security lighting to allow for safe exit of customers. Commissioner Genell asked how many Saturn dealerships Mr. Rohrman presently owns. Mr. Rohrman stated he owns three Saturn dealerships located in Libertyville, Waukegan and Indiana. Buffalo Grove Plan Comm- ;gular Meeting-June 2, 1993-Page 8 Commissioner Genell asked how they arrived at the figure of $200, 000 in sales tax to be generated based on the Libertyville study noted in the previous minutes. She questioned how it was determined that the Buffalo Grove area would be about twice as profitable. Mr. Rohrman stated that General Motors figures show that the Buffalo Grove facility would have almost three times the sales volume of the Libertyville store. He noted that according to General Motors Buffalo Grove would be the mother store and would have a greater sales volume than other Saturn dealerships in the area. He commented that his opinion is that the Buffalo Grove Saturn operation would generate about twice the sales volume as his current Libertyville dealership. Commissioner Genell asked why this area would have the mother store. Mr. Rohrman stated this was due to the larger population in the immediate area of buyers of this particular type of car. Commissioner Genell noted that it would be interesting to know how many people from this area go to Libertyville to buy Saturn cars. Mr. Rohrman stated that there are some from this area buying in Libertyville but people from Buffalo Grove also go to the Schaumburg dealership. Commissioner Samuels noted that he prefers evergreens of 15 feet in height for the berm areas, although it may be difficult to acquire quality trees of this size. He noted that the plan suggests 4 foot 6 inch evergreens and he thinks larger evergreens are needed to provide a good screen. He said that evergreens in the 8 to 12 foot height range would probably be easier to acquire for the berm plantings than 15 foot evergreens. Mr. Coppolino noted the plan is showing 4 foot evergreen shrubs interspersed with larger evergreen trees. Commissioner Samuels stated he would like to see larger, denser evergreen trees as opposed to deciduous trees which lose their leaves. He noted that 8 to 12 foot evergreens are affordable and these trees could be interspersed with deciduous trees. Mr. Schwartz noted that the 4 foot evergreens described by Mr. Coppolino are shrubs interspersed with 6 to 8 foot evergreens. He further noted that they will explore the 6 to 10 foot evergreen option for the berm plantings. Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 9 Commissioner Berman stated that it is important that the Commission receive a firm, solid commitment for mature large screening specimens for all of the berms. This would be an important consideration to reduce impact on the neighborhood. Commissioner Berman asked about the spillover of light onto neighboring properties, particularly across Weidner Road. L./ Mr. Coppolino stated that there would be virtually no light spillover across Weidner Road as the fixtures are designed to direct the light onto the dealership property. Commissioner Berman asked if it would be possible to use less lighting on the site than what is being currently presented on the plan. Mr. Coppolino stated the site is designed and engineered to market and sell automobiles. All light is directed onto the site, and the berms along the entire north and east side of the site will also act to contain the light on the site. Commissioner Berman asked if the glare from light reflecting off of the car windshields can be reduced to minimize impacts on the surrounding area. Mr. Coppolino stated he would have to talk to the lighting engineer. Chairman Silbernik noted that he is very disappointed after viewing the vehicles from the Nissan dealership that were parked on the proposed Saturn site. He expressed concern about Mr. Rohrman's commitment to the Village and willingness to abide by Village ordinances. He further noted that the parked cars gave him an idea of what a car dealership would look like on the site, it was a very disconcerting prospect. He noted that there will be reflections and a halo effect from lighting no matter what steps are taken to reduce the impact from the outdoor lighting. He stated that given what he saw last weekend, he does not think he wants to see this development extended across Dundee Road and the proposed plan is a moot issue to him at this time. Commissioner Rhodes stated that he has never seen dealership lights off at 9:00 p.m. on the south side of Dundee Road and does not see how this dealership would be able to comply. Commissioner Samuels stated that having seen the Nissan cars parked on the opposite street is one of the reasons that there is such concern with berms and screening for the proposed site. He noted that it is not entirely fair to this Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 10 dealership to compare the temporarily parked cars with the proposed well designed building. Mr. Schwartz stated that Mr. Rohrman was asphalting the drives and parking area at Arlington Nissan and moved the cars across the street for a very short period of time. They were moved back as soon as the asphalting was completed. He also stated that whatever visual impact took place with these parked cars is not accurate or representative of the automobile dealership that is being developed and screened for this site. He noted that they have addressed the issues raised by the Plan Commission and request that the Commission schedule a public hearing. Alicia Honan, 652 Hapsfield Lane, asked if the issue of property values had been addressed. Chairman Silbernik noted that the land use expert hired by Mr. Schwartz indicated that there would be no impact on property values in the area adjacent to the dealership, but the Plan Commission has a letter from a local realtor stating that there could be potential negative impacts. He stated that this is a matter that will be addressed more fully at the public hearing. Ron Defoe, 745 Weidner Road, stated that Mr. Rohrman had not requested permission to park cars temporarily on the north side of Dundee as is required by Village ordinance and he noted that they do not want a neighbor who will not abide by Village ordinances. Don Hooper, 891 Beechwood, asked why the largest mother store needs to be placed on such a small lot and stated that Mr. Rohrman should pick a spot where he can better grow and develop. Eleanor Hesse, 787 Beechwood, noted her concern regarding the requested zoning change. She noted that the B-4 Zoning District allows wholesale uses and this could result in various undesirable developments in the future. She further noted that this type of zoning could result in the general downgrading of property in the area, including other requests for commercial uses and higher intensity zoning. Grant Krenger, 1054 Beechwood, stated he is concerned with the traffic pattern. He noted that it is likely that salesmen will drive out on Dundee Road, go down Arlington Heights Road, and then come down Beechwood and back into the dealership. Lenny Colen, 692 Hapsfield Lane, asked what is to prevent automobile trucks from parking on Weidner early in the Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 11 1 morning to unload cars. Mr. Schwartz stated that Mr. Rohrman controls the delivery time as well as where the automobiles are unloaded and at all his dealerships the automobiles are unloaded on site. THE CLAREMONT (NURSING HOME ON THE STEEPLEVIEW SITE) -- FINAL PLAT Moved by Commissioner Rhodes, seconded by Commissioner Genell, to recommend to the Village Board adoption of the final plat of The Claremont subdivision dated April 15, 1993. Commissioner Goldspiel asked if the bikepath is behind the property and if so, he noted it appears to be missing on the plat. Mr. Pfeil stated the approved site plan does provide for an 8 foot bikepath on the property and he would check to make sure the bikepath easement is indicated. He asked that the plat be approved subject to inclusion of the bikepath easement. He noted that the developer would like to start construction, and approval of the final plat is necessary before final permits will be issued. Commissioner Goldspiel asked if this plat has been reviewed for closure and is accurately depicted. Mr. Pfeil noted that the Village Engineer has reviewed the plat and has indicated that the plat closes properly and that the plat is in conformance with the approved site plan. Chairman Silbernik called for a vote on the motion with the condition that the recommendation is subject to inclusion of the bikepath easement on the plat. The vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Samuels, Genell, Berman, Silbernik NAYES: None ABSENT: Rosenston ABSTAIN: None The motion passed 8 to 0. CIOLINO CENTER -- FINAL PLAT Moved by Commissioner Rhodes, seconded by Commissioner Howard to recommend to the Village Board adoption of the Ciolino Center subdivision final plat dated April 28, 1993 . Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 12 Commissioner Goldspiel noted that action on this plat was tabled last time because of concern that the approvals had lapsed. Chairman Silbernik stated that the letter from the Board indicates that the Board indicates support of the project. Mr. Raysa indicated that the Board's direction was to immediately revise the Zoning Ordinance so that plans approved for B-3 P.U.D. developments are not automatically revoked if not started within one year of approval. Commissioner Goldspiel asked if it would be legal to sign and approve this plat as it is now being presented to the Commission. Mr. Raysa stated that his answer to the Village Board was yes based on their direction. Commissioner Samuels stated that the Commissioner had hoped for an indication from the Village Board as to whether they wanted to re-review this matter. Mr. Raysa indicated that the Village Board is aware of the Plan Commission's concerns regarding development plans that have not been begun after initial approval, but the Board did not want to re-review the Ciolino site plan. Commissioner Goldspiel noted that on the northwest corner of the lot the plat has a notation that rather than a concrete monument, a cross will be made in the sidewalk. He asked what the Village Engineer recommends for that particular point. Mr. Pfeil stated that Mr. Kuenkler has stated that the mark as noted on the plat is acceptable. The alternative would be to remove the sidewalk in that area which would be a costlier method for the developer, and the situation doesn't dictate that this type of correction is needed. Commissioner Goldspiel stated that if the Village Engineer is satisfied with the marked notation then he would accept same. He further asked if this plat had been reviewed for closure. Mr. Pfeil stated that the Village Engineer has reviewed the plat and has recommended approval of same. Commissioner Krug asked if an easement would be located under the proposed building. Commissioner Goldspiel asked if the plat should be approved subject to verification of the easement. Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 13 Mr. Pfeil stated he would recommend that course of action. He said he would discuss the easement with the Village Engineer to verify the type of easement and the location relative to the building. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Samuels, Berman NAYES: Genell ABSTAIN: Silbernik ABSENT: Rosenston The motion passed 6 to 1. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil noted that there is a workshop scheduled for June 9, 1993 concerning the middle school on Brandywyn Lane proposed by School District 102. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Genell, and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10:30 p.m. Isectfull' ubmitted, Fa i R in Recording Secretary APPROVE MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-June 2, 1993-Page 14