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1993-08-04 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION August 4, 1993 The Daube Company, 730 Hastings Lane - Special Use for Retail Sales in an Industrial District Chairman Silbernik called the meeting to order at 7: 30 p.m. in Room 24, Buffalo Grove 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 of the meeting and swore in persons who were giving testimony at the hearing. Commissioners present: Chairman Silbernik Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: Mr. Goldspiel Ms. Genell Also present: Mr. Paul Daube, The Daube Company Mr. Seth Pines, Ladehoff & Pines, Inc. 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: Preliminary Plan dated July 27, 1993 Exhibit B: Customer Count report dated July 9, 1993 Mr. Daube stated that The Daube Company operates a distribution center for a variety of clothing in men's apparel. In addition, the company operates a retail store catering to shorter men in Chicago. This is a low volume business due to the exclusive nature of the product and does not generate the necessary traffic or revenues to cover the high costs of doing business at that location. Mr. Daube stated that he proposes to close the retail store in Chicago and open an outlet for the sale of clothing in small men's sizes in his industrial building in Buffalo Grove. He stated that he sees no real downside to this plan. Mr. Daube reviewed a customer count taken over the past six months from the Chicago store and stated that they hoped to be able to Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 1 generate approximately 50 per cent of that kind of traffic at the Buffalo Grove location, although they will probably be closer to one third of the count. He stated that the average daily customer trips to the Chicago store were as follows: Mondays 6.2 Tuesdays 8 Wednesdays 7 Thursdays 7.5 Fridays 6.9 Saturdays 18.7 Mr. Daube stated customers would be solicited by use of a mailing list rather than extensive print advertising. He noted that this is a highly specialized business with only approximately 25 stores across the country and no others in the Chicago area. Mr. Daube stated that they hope to generate approximately $300, 000 in gross sales per year. Mr. Pines stated that the original portion of the building on the west half of the lot has approximately 11 parking spaces. The most recent addition has doubled the size of the building and the new east end parking lot has 12 parking spaces. The west end parking lot will continue to be used as it has been with perhaps one additional person. Mr. Daube stated that a maximum of 3 employees would be using the east end parking lot, leaving the balance of the spaces available for retail customers. Mr. Pines stated that on a busy Saturday or Sunday, customers would have full access to both lots for parking as the wholesale division of the company is not open. Chairman Silbernik asked that the six criteria for a Special Use be addressed: Mr. Daube stated: 1. The special use will serve the public convenience at the location of the subject property, in particular the shorter man. 2 . The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use, the size of the subject property in relation to such special use, and the location of the site with respect to streets giving access to it, are in Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 2 harmony with the appropriate, orderly development of the district in which it is located. Mr. Daube stated that they are convinced that this will be a very harmonious operation without any effects on the area at all. 3 . The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially diminish and impair other property valuations with the neighborhood. 4. The nature, location, and size of the buildings or structures involved with the establishment of the special use will not impede, substantially hinder, or discourage the development and use of adjacent land and buildings in accord with the zoning district within which they lie. Mr. Pines also stated he is not aware of any hindrance that might be caused by allowing this special use and further noted that there were perhaps already four other businesses running retail out of their buildings. 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been provided. 6. Parking areas shall be of adequate size for the particular special use, which areas shall be property located and suitably screened from adjoining residential uses, and the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance, and minimize traffic congestion in the public streets. Mr. Daube noted that the business is located on an essentially dead end street, traffic in the parking lot will not effect any other currently occupied building on the street. He also noted that they have a berm at the back of the building to separate the parking lot from any residential areas. Commissioner Krug asked what four businesses in the industrial area presently have retail operations besides the chocolate shop. Mr. Daube stated that he would rather not mention the others as it is not his business. He noted that there is a retail seller of camp supplies and a cabinet retail shop. Commissioner Krug noted that the sales would have to be substantial at the proposed retail store to be profitable. Mr. Daube stated that they average approximately $250 per sale which is why the operation would be successful even though the customer base is relatively small. Commissioner Krug asked why it is necessary to have more than the approximate 1, 000 square feet that is allowed under the ordinance if Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 3 there is to be such low traffic. Mr. Daube stated that it is necessary to have the space to display a variety of clothing. Commissioner Rhodes asked if this business could possibly mushroom into a lucrative operation requiring more space. He asked if the petitioner would then be motivated to come back and try to expand further. Mr. Daube stated that if business proves to be that good, they would look for a location elsewhere. He stated that in the Chicago store they had done approximately $700,000 worth of gross annual business. Projections indicate that by doing $300, 000 at this proposed facility they would be making a small profit. He further noted that they could handle $500,000 worth of business before it would become necessary to move to a larger retail facility. Commissioner Rhodes stated that Mr. Pfeil's memo of July 30, 1993 stated that the ordinance requires two spaces per three employees for the warehouse operation and the site plan indicates that there are 23 parking spaces on the property, so 16 spaces would be available for employees of the warehouse/office operation. Mr. Daube noted that even with all the employees present on the same day, only 12 spaces are needed and 13 spaces would be needed if an additional employee is added. Commissioner Rhodes asked if the parking lot on the west is shared by the adjacent building. Mr. Daube stated that it is not a shared parking lot. Commissioner Howard asked if this would be a 7 day a week operation and what the hours would be. Mr. Daube stated that they would like to operate on Sundays but would defer to the wishes to the Commission on that matter. He further noted that they are also flexible on the hours of operation. He noted that they are prepared to conform with any requirements made of them. Commissioner Rosenston asked if the customer counts were based on buys or lookers. Mr. Daube stated that the counts were probably based on buys. Commissioner Rosenston asked how much traffic comes from out of town business. Mr. Daube stated approximately 15 percent of the customers were from out of town. Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 4 Commissioner Rosenston asked why the traffic would be cut in half if moved to the proposed location. Mr. Daube stated that some loss of customers is quite normal and that others would be angry at the move and refuse to come out to the new location. Commissioner Rosenston asked who owns the property east of the present building and if there were any plans for this vacant property. Mr. Pines stated that he is the owner of the adjacent property and he hopes to put up a building within the next year. Commissioner Berman asked how long the Chicago store has been operating. Mr. Daube stated the store has been there for ten years. It was closed December, 1989 by the previous owner and reopened by the Daube Company in April, 1990. Commissioner Berman asked what the sales volume was prior to the reopening. Mr. Daube stated the volume has remained pretty much the same. Chairman Silbernik asked if suits in shorter sizes are distributed by The Daube Company. Mr. Daube stated that he represents manufacturers of shorter sized suits and other items and distributes these items to various retailers around the country. He further stated that there will be no manufacturers represented in his store that is not represented in other stores as well. Chairman Silbernik asked who would get priority for the shorter men's clothing. Mr. Daube stated the problem is to get enough orders. If the Chicago store closes, there will be a great volume lost and the amount of an order necessary to fulfill a goal will be lost. Commissioner Krug asked if the retail store is separately owned. Mr. Daube stated that the store has a separate name but is a division of the Daube Company with separate books. Penny Field, Global Container, stated that she owns the building to the west adjacent to the Daube Company and does not feel that a retail operation is a positive thing in this industrial center. She noted that if the retail business does grow there is a potential for parking problems for customers of The Daube Company as well as Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 5 Global Container. Additionally, there would be greater liability to her company if someone were to get hurt on her property. She further stated that the truck traffic is not conducive to retail customers. Mr. Daube stated that they do not need to do a great deal of business in order to be profitable. He further stated that he cannot see this business ever overflowing to the point that parking or traffic becomes a problem and he noted that his business also has semi-trucks delivering as does Ms. Field's. Ms. Fields stated that there is a security problem in the parking lots over the weekend with garbage being dumped and this kind of operation will create more problems of that nature. Mr. Daube stated that these kinds of problems are being created by kids for everyone in the industrial center and by having the retail store open on the weekends some of these problems may actually be cut down. Nancy Letto of Letto Graphics stated that they have people changing tires and oil on their property over the weekends and she does not feel that a retail store is conducive to an industrial location. Mr. Daube stated once again that the presence of people in the area on the weekends will discourage this kind of activity. Chairman Silbernik noted that from a security and traffic standpoint the Police Department has noted no problems with this plan. He noted that regarding the dumping of rubbish, this is a problem all over the Village and is not a direct result of the plan presented. There being no further comments, Chairman Silbernik closed the public hearing at 8:20 p.m. Restfully r fitted, Fay Rubin 1 APPRO -- MART SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 6 1 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION August 4, 1993 Malnati's Pizzeria, 85 8. Buffalo Grove Road Rezoning from the R-E District to the B-1 District and Preliminary Plan; Variations to the Village Floodplain Ordinance for the Proposed Parking Area and For an Addition to the Existing Restaurant Building Chairman Silbernik called the meeting to order at 8:25 p.m. in Room 24 , Buffalo Grove 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 of the meeting and swore in persons who were giving testimony at the hearing. Commissioners present: Chairman Silbernik Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: Mr. Goldspiel Ms. Genell Also present: Mr. Rick Malnati, Malnati's Pizzeria Mr. Gary Wiss, Gary A. Wiss, Inc. Mr. Tim Anderson, Focus Development 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: Overall Site Plan dated July 29, 1993 Exhibit B: Preliminary Engineering Plan for parking lot dated July 29, 1993 Mr. Tim Anderson reviewed the issues before the Commission stating that rezoning from R-E to B-1 is being requested as well as two floodplain variations dealing with a building setback of 10 feet from the floodplain instead of 25 feet and to allow construction of the parking lot one foot below the base flood elevation. Mr. Anderson stated in response to the Commission's request that the requirements of Section 18.22. 020 be addressed that if the parking lot elevation were raised, it would reduce the overall amount of added parking and this would make the project unfeasible. Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 1 Mr. Anderson also stated that the restaurant would suffer undue hardship with the loss of additional parking. He also noted that they have provided the absolute minimum amount of parking while still maintaining the stormwater detention requirements and maintaining the mass amount of landscaping and relocation of existing landscaping. Mr. Anderson further stated that the Malnati's will incur considerable expense in relocating existing trees for additional screening from their neighbors and in addition the parking lot has been engineered to meet all the safety requirements necessary. The engineering plan meets all IDOT and MWDR standards in terms of public health and safety issues. He noted that the proposed catch basins are nine inches above the existing parking. Mr. Anderson stated that none of the proposed activities are located within the floodway. Mr. Anderson stated that they have modified the plan to provide a 25 foot setback for the parking area per request and they have now provided a footpath between the parking lots. He noted that the sidewalk has been continued all along Buffalo Grove Road, also as requested. Mr. Wiss, Gary Wiss, Inc. , stated that the proposed 10 foot setback to the floodway for the proposed patio enclosure is not unsafe. He further stated that the intention is to provide as much parking as possible which they have done within the limitations imposed with the floodplain. If they were to comply with the code only one as much parking would be provided and that would make this plan moot. He further noted that the existing parking lot which is lower has experienced no problems with flooding. Mr. Wiss stated that the lowest points in the new parking lot are nine inches higher that the existing lot and further it is the most remote part of the parking and will therefore be the least used. Mr. Wiss also noted that the stormwater detention is in full compliance with the Village. He noted that there would be no fill in within the floodway and therefore no problem either upstream or downstream. He stated that they are merely cutting a hole and building a storm sewer. Mr. Wiss stated that they see a serious problem with the recommendation of the traffic consultant that the existing driveway to Buffalo Grove Road for the restaurant be closed and relocated to the south to align with the apartment building driveway. He noted that these recommendations were made in order to improve access from Buffalo Grove Road, to improve circulation and to create a shared parking lot. Mr. Wiss stated that the existing parking area north of the Buffalo Grove Road driveway has no outlet and therefore anyone entering this area would have to back out. It is workable right now because it is Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 2 a relatively short distance and can be seen fairly well. If the driveway is moved 70 feet farther south, there will be a much longer dead end, with no efficient way for cars to turn around. Anyone dropping someone off at the entrance to the restaurant will turn in to park in the northern lot and finding no spaces will have to back up a great distance. This will create a tremendous bottleneck. Secondly, there does not seem to be a great problem with access from Buffalo Grove Road at the present time. There is adequate stacking space for cars entering. Additionally, a separate parking lot will be a plus for any future commercial user of the parking lot parcel. If the lots are shared, they will be competing for spaces and this would not be as desirable for any future tenant. Also, the separate parking lot will be screened by relocated pines. Commissioner Krug asked where the handicapped parking will be relocated Mr. Wiss stated that there would be two spaces located at the ramp near the restaurant; the other three now located at the ramp adjacent to the carry out would be moved across the aisle to the south away from the building. Commissioner Krug stated that he would like the other three handicapped spaces located near the restaurant so that handicapped patrons would not have to cross an access aisle. Chairman Silbernik stated that two of the handicapped spaces could be put to the north of the main entrance and it would therefore serve a dual purpose as anyone who gets stuck in that north lot could back into the handicapped space if empty and back out of that lot. Commissioner Krug asked what the zoning would be for the residential building which is the big issue. Mr. Raysa noted that the Commission may want to refer to Mr. Pfeil's memo regarding zoning options as follows: 1. Retain residential zoning for the house; rezone only the parking lot to B-1. This would require re-platting to provide a lot for the house, and the lot size and rear yard setback would be substandard. Mr. Raysa stated that it would perhaps be a thought to do an R-E zoning as a holding pattern until the petitioner decides how he wants to proceed. If B-1 is requested at that time, it will require variations and the Village can then put conditions and restrictions on the variations, which it could not do on straight B-1 zoning. 2 . Rezoning the property to B-i with restrictions on permitted uses. Mr. Raysa stated that he agrees that it would be best to stay away from this kind of zoning because of its legal weakness. 3 . Special Use/P.U.D. zoning - The parking lot parcel and existing Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 3 restaurant site have a combined area of less than three acres, and the Zoning Ordinance sets four acres as the minimum area for a P.U.D. The B-3 District requires a minimum of five acres. The property does not abut any commercial zoning, so the minimum acreage requirement would need to be varied. Commissioner Samuels asked if a variation can be put on B-3 zoning from the required 4 acres to 3 acres. Mr. Raysa stated that is possible. Mr. Anderson asked if B-1 zoning would be better once the residential tenant vacates the house. Mr. Raysa stated it would still be a problem as straight B-i zoning has three pages listed of permitted uses, some of which may be inappropriate for this location. Mr. Anderson asked if the entire parcel could be zoned B-3 . Commissioner Samuels stated that B-3 zoning presents a problem with the acreage requirement. Commissioner Rosenston asked why they do not tear down the house and make the entire parcel parking. Mr. Rick Malnati commented that his company paid a relatively high price for the one-acre parcel, and they want to get some economic return out of the Buffalo Grove Road frontage in addition to the parking for the existing restaurant. Chairman Silbernik noted that Malnati's would stand to lose a great deal if the building were used for purposes that would be detrimental to the restaurant operation. Therefore if Malnati was to leave Buffalo Grove, the entire parcel would be sitting there with B-1 zoning, not just the one-acre parcel. He recommended zoning the one-acre parcel to B-1, with the residential use being allowed to continue as a non-conforming use. He commented that since the parcel is not very large, B-1 zoning will not create a problem for the Village. Commissioner Krug asked if there is a lighting design for the proposed parking lot. Mr. Wiss stated that the lighting design has not as yet been done but would have sharp cutoff fixtures to meet Village standards. Mr. Pfeil stated that the lighting plan would be subject to review by the Appearance Commission. Commissioner Krug asked if there would be additional signage. Mr. Malnati stated there would be only internal parking directional signs. Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 4 Commissioner Rhodes asked if there would be sidewalk on Lake Cook Road. Mr. Malnati stated there would not. Mr. Pfeil stated that if this were a new development, sidewalks would be required. In the current situation for Malnati's a sidewalks may be an impediment to the future Lake Cook Road improvements, and may have to be removed. Chairman Silbernik noted that this section of the parcel is not part of the petition and is not an issue. Commissioner Rosenston stated he has no problem with the B-i zoning for the entire site. He stated, however, that traffic going southbound on Buffalo Grove Road is very heavy and the existing access to the restaurant is hazardous and he therefore concurs with Mr. Carmignani's recommendations to move the driveway south. Commissioner Samuels concurred with Commissioner Rosenston. He stated that Mr. Carmignani's recommendations will add an additional five parking spaces which are so badly needed. He further added that one curb cut is also more desirable than two and lining up the driveway with the residential apartment building would be better. Commissioner Samuels further stated that if the parking were shared he would have less objection to B-1 zoning. Commissioner Berman concurred with Commissioner Samuels and suggested striping off one of the end spaces in the north lot to be used for a turnaround. Chairman Silbernik disagreed with Mr. Carmignani's report and suggestions stating that moving the driveway further south would mean even more people would want to park closer to the front door. He noted that he liked the configuration of the separate parcel for the long term and would be a more viable parcel if the Malnati's were to leave and he noted that it would be ideal for employee parking. He also stated that enclosing the screened area would be a wonderful thing for the community. Commissioner Howard noted that even if the Carmignani suggestion was taken, she would still want the evergreens to be saved. She also agreed with Chairman Silbernik that moving the driveway would create a greater bottleneck at the entrance to the restaurant. Commissioner Rhodes concurred with Chairman Silbernik that the long aisle to the north was already bad enough and would be aggravated by Mr. Carmignani's suggestion. Ray Geimer asked if the evergreen on the southeast corner of the parcel will be kept. Mr. Anderson noted that they would be maintained. Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 5 There being no further comments, Chairman Silbernik closed the public hearing at 9:25 p.m. Respectfully submitted, 4?-----a.A.4 . Fay Rubin, ecording Secretary APPROVE MARTIN SILBERNIK, Chairman I Buffalo Grove Plan Comm-Public Hearing-August 4, 1993-Page 6 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION August 4, 1993 The Daube Company, 730 Hastings Lane - Special Use for Retail Sales in an Industrial District Malnati's Pizzeria, 85 S. Buffalo Grove Road - Rezoning from the R-E District to the B-1 District and Preliminary Plan; Variations to the Village Floodplain Ordinance for the Proposed Parking Area and for an Addition to the Existing Restaurant Building Manchester Greens, Phase II Villas - Amendment to Planned Unit Development (P.U.D. ) to allow Fencing in Rear Yard Areas and to Eliminate the Guardhouse at Manchester Drive/Church Road Manchester Greens, Phase II Villas - Final Plat Chairman Silbernik called the meeting to order at 9: 32 p.m. in Room 24 , Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: Mr. Goldspiel Ms. Genell Also present: Mr. Paul Daube, The Daube Company Mr. Seth Pines, Ladehoff & Pines, Inc. Mr. Rick Malnati, Malnati's Pizzeria Mr. Gary Wiss, Gary A. Wiss, Inc. Mr. Tim Anderson, Architect Mr. John Green, Systems Design Group Ltd. Mr. Brian Hoffman, Red Seal Development Co. Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES - None Buffalo Grove Plan Comm-Regular Meeting-August 4, 1993-Page 1 it COMMITTEE AND LIAISON REPORTS Commissioner Berman attended the Village Board meeting of August 2, 1993 and stated that the following items were discussed: 1. Referral to the Plan Commission regarding the Village standards for driveway widening and whether to allow service walks in the parkway area 2 . Discussion of private yard drainage policies 3. Discussion on Gail and Green Knolls pavement reconstruction THE DAUBE COMPANY, 730 HASTINGS LANE - SPECIAL USE FOR RETAIL SALES IN AN INDUSTRIAL DISTRICT Moved by Commissioner Rosenston, seconded by Commissioner Samuels to recommend approval to the Village Board of the petition for approval of a Special Use and Preliminary Plan for an accessory retail use in the Industrial District with the following variations: ZONING ORDINANCE - Section 17.48. 020.C. 14.a. and b. (to allow men' s clothing products not manufactured on the premises to be sold in the retail operation, and to allow a retail sales area of approximately 1,710 square feet. ) Commissioner Krug stated that he is not convinced that a retail operation should be allowed in an Industrial District. He noted that the permitted size of a retail operation in this District is sufficient and he would not support the motion. Commissioner Rhodes concurred with Commissioner Krug and noted that this would open the doors to further retail operations in the District and he would not like to see this particularly since there are so many retail stores vacant. He noted this is not the proper location for such an operation. Commissioner Howard stated she is in favor of the motion and feels that this operation will be an asset to the Village. Commissioner Rosenston stated that while it would be nice to have this type of business in a mall or retail center, the type of business that will be generated does not justify that action. He further stated that the concern noted by the adjacent neighbor is a valid concern but one well addressed by the petitioner. Commissioner Samuels noted his agreement with Commissioner Rosenston and stated that this particular use is very small. He noted that this is an adjunct use of the warehouse and does not take anything away from any vacant retail property. He further noted that this operation provides a necessary service to the people of Buffalo Grove. He also stated that he does not see any security problems Buffalo Grove Plan Comm-Regular Meeting-August 4, 1993-Page 2 with the plan. Commissioner Berman concurred with Commissioner Samuels comments, noting that the paucity of alternative sources of this particular type of retail goods makes this exactly the type of business the ordinance anticipated. Chairman Silbernik stated that if this is only one out of twenty `J five stores of this type in the country then he cannot see restricting this use and he will support the motion. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Howard, Rosenston, Samuels, Berman, Silbernik NAYES: Krug, Rhodes ABSTAIN: None ABSENT: Goldspiel, Genell The motion passed 5 to 2. MALNATI 'S PIZZERIA, 85 S. BUFFALO GROVE ROAD - REZONING FROM THE R-E DISTRICT TO THE B-1 DISTRICT AND PRELIMINARY PLAN; VARIATIONS TO THE VILLAGE FLOODPLAIN ORDINANCE FOR THE PROPOSED PARKING AREA AND FOR AN ADDITION TO THE EXISTING RESTAURANT BUILDING Commissioner Rosenston stated that he would like a polling of the Commission as to the two different curb cut plans as there seemed to be a wide divergence amongst the commissioners. Chairman Silbernik called for a polling noting the one curb cut plan proposed by the traffic consultant and the two curb cuts with the driveway remaining as is. The polling was as follows: One Curb Cut Two Curb Cuts Krug Rhodes Howard Silbernik Rosenston Samuels Berman Moved by Commissioner Rosenston, seconded by Commissioner Berman to recommend approval to the Village of the petition for approval of a Preliminary Plan for Parcels A and B and approval of rezoning from the R-E Residential Estate District to the B-1 Limited Retail District for Parcel B with the following variations: FLOODPLAIN REGULATIONS - Section 18.20. 020.e (for Parcel A - to allow a building setback of 10 feet instead of 25 feet from a Special Flood Buffalo Grove Plan Comm-Regular Meeting-August 4, 1993-Page 3 Hazard Area [SFMA] for construction of a buildingaddition • Section ) � 18. 20. 010. f. (for Parcel B - to allow a parking lot to be constructed one foot below the Base Flood Elevation) , subject to: 1. Relocation of handicapped parking as shown on the Site Plan to place the three additional handicapped spaces surrounding the main entrance `./ 2 . Appearance Commission review and approval of the lighting plan 3 . Reconfiguration of the traffic and parking pattern in accordance with the traffic consultant' s memo to provide one curb cut on Buffalo Grove Road approximately 70 feet south of the existing cut and to close off the southern most cut on the new parcel on Buffalo Grove Road Chairman Silbernik asked if the petitioner will continue to develop this property with the changes proposed to the driveway. Mr. Anderson stated that they would accept one curb cut on Buffalo Grove Road but would prefer to keep the entrance as it is now. Chairman Silbernik stated that the motion on the table now included moving the driveway 70 feet south on Buffalo Grove Road and aligning it with the apartment complex. Commissioner Berman asked that the petitioners comments regarding a single curb cut be presented. Mr. Anderson stated that they will agree to a single curb cut but eliminating the entrance as it exists would be extremely detrimental. They would, however, eliminate the curb cut at the house and interconnect the lots per Mr. Carmignani 's recommendations. Commissioner Samuels stated that Commissioner Berman's previous idea was excellent to sign and stripe one of the parking spaces at the northernmost end of the lot to be used as a turnaround area. Since Mr. Carmignani's plan picks up an additional five spaces, the loss of one space at the northern end of the lot will not be too great a loss. Mr. Rick Malnati stated that even though five spaces will be gained it will be a net loss if the employees cannot park so densely together. Chairman Silbernik stated that moving the driveway 70 feet south is not a good idea due to the way the lot is configured. No one will pay attention to a striped area for a turnaround. If this driveway is an issue today it should have been an issue when it was originally planned. Buffalo Grove Plan Comm-Regular Meeting-August 4, 1993-Page 4 Commissioner Samuels stated that he would still like to see the striping for the turnaround area made a part of the motion whether or not the driveway is moved or not. He also stated that he would like to make clear where the handicapped spaces area and would like one space at the north and two spaces to the south. He further noted that he would like to have the relocated evergreens preserved and relocated to an appropriate place on the new configuration. Mr. Anderson stated that five handicapped spaces are never fully used and perhaps these spaces could be put at the northern lot where they would not all be used and then people could use these spaces as a turnaround. Commissioner Rhodes stated that he would not want the record to reflect that idea. Commissioner Rosenston stated that he did not feel that one striped space is a sufficient turnaround area. Chairman Silbernik took a polling as follows: Existing driveway Driveway moved farther south with no second cut Krug Rosenston Rhodes Samuels Howard Berman Silbernik Chairman Silbernik stated he would also like to see the second curb cut retained. Commissioner Rosenston amended his motion to reflect the motion to read the adoption of Mr. Carmignani's recommendation with respect to joining the lots together but not to move the existing driveway. In addition, one handicapped parking space is to be located on the north and two handicapped spaces are to be located on the south and the pine trees are to be preserved and relocated where appropriate. Commissioner Berman accepted the amendment. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Krug, Rhodes, Howard, Rosenston, Samuels, Berman, Silbernik NAYES: None ABSTAIN: None ABSENT: Goldspiel, Genell The motion passed 7 to 0. Buffalo Grove Plan Comm-Regular Meeting-August 4, 1993-Page 5 Chairman Silbernik stated that in the long term interests of the Village, given potential uses for the secondary parcel, it would be preferable to retain the two curb cuts on Buffalo Grove Road and not connect the lots so that property could potentially be used for a separate and distinct business without having to share the parking. MANCHESTER GREENS PHASE II VILLAS - AMENDMENT TO PLANNED UNIT Li DEVELOPMENT (P.U.D. ) TO ALLOW FENCING IN REAR YARD AREAS AND TO ELIMINATE THE GUARDHOUSE AT MANCHESTER DRIVE/CHURCH ROAD Mr. John Green stated that Jacobs and Red Seal are now the contract purchasers of Manchester Greens Villas and that they are back before the Plan Commission due to the Appearance Commission rejection of the guard house on Church Street. Mr. Green suggested that this guard house is not essential to the plan and could be eliminated. Commissioner Samuels asked if the guard house on Checker would also be eliminated if the one on Church was torn down. Mr. Green stated that Scarsdale who still owns the condominium building and is about the construct a second building feels that this would be an inappropriate time to eliminate the guard house on Checker but would not object to same when the second building is completed. All Commissioners were in favor of eliminating the guard house on Church. Mr. Green stated the concept behind the villas is unique for the Village of Buffalo Grove. At the time the initial plan for the villas was proposed the speculation was that the villas would appeal to empty nesters and therefore raised patios would do well. He noted that it appears that many young couples with small children are interested in the villas and they would like to see some small amount of security. Mr. Green stated that he is suggesting deck style railings extending 15 feet from the walls of the units and 34 feet in width across the rear yards of the villas. The fences would create rear yard areas larger than the decks and they would be uniform in height at five feet. He further noted that the fencing could surround the air conditioning units as well. Commissioner Silbernik stated that it would be possible to have a new owner move in and elect to build a chain link fence. Mr. Green stated that this would be restricted in the covenants and agreements of the association. Buffalo Grove Plan Comm-Regular Meeting-August 4, 1993-Page 6 Commissioner Samuels stated that the concept of the zero lot line includes the notion of shared open space. He noted that maintenance would be difficult inside of the fences and that the fences promote a corral look which he would not like to see. He stated that the proposed fencing closes in the entire project. He further stated that he would not object to privacy screens. Chairman Silbernik stated that he would never have approved a ten foot setback on the villas if fencing had been asked for. Commissioner Rosenston stated that people may opt to have no decks and all grass and possibly even larger decks than allowed. Mr. Green stated that those things would be covered under the covenants and agreements Commissioner Samuels stated that most people are reluctant to turning in neighbors. Mr. Green stated that the association would not have a problem enforcing the covenants. Commissioner Rhodes stated that the market may be changing, however he would not be in favor of this kind of fencing. Chairman Silbernik stated that the fences close in the villas and he would never have agreed to a ten foot setback under these conditions. Mr. Brian Hoffman of Red Seal Development Company stated that Red Seal would mow the grass on the inside of the railings. Mr. Green pointed out that he would have stone around the air conditioning condenser. Commissioner Krug asked where the need for fencing arose. Mr. Green stated that market projections indicated the appeal of the villas for younger people. Commissioner Samuels stated that this project was approved based on the empty nester concept. He noted that this is an inappropriate area for young children and if the parents want to bring young children in, then they will have to fit them in with this particular design. Mr. Hoffman stated that the villas are drawing a younger demographic group due to the nature and pleasing aspect of Buffalo Grove. Chairman Silbernik stated that it may be necessary top come back with a new plan. Buffalo Grove Plan Comm-Regular Meeting-August 4, 1993-Page 7 Commissioner Samuels stated that older people do not necessarily want a two year old in their area. Mr. Green stated that the biggest objection from older people is that they don't want a retirement community, they would like another generation present. Mr. Green further stated that there are now many single parents who would like the villas and would also like a place for a child to be able to go out. Commissioner Samuels stated that he will not accept both 10 foot separations and fences which makes the density too high. Commissioner Rhodes noted that you cannot be all things to everyone. Commissioner Rosenston stated he viewed the proposed fences as a large deck instead of a fenced yard and he has some concern with a child falling off of the decking since the deck rail would be moved to be the yard fence, and the deck would then not have a protective railing. Chairman Silbernik called for a polling as to whether to continue the discussion or not. The polling was as follows: Continue the discussion Do not continue the discussion None Krug Rhodes • Howard Rosenston Samuels Berman Silbernik MANCHESTER GREENS, PHASE II VILLAS - FINAL PLAT Moved by Commissioner Rhodes, seconded by Commissioner Berman to recommend approval to the Village Board adoption of the Manchester Greens, Phase II Plat dated July 6, 1993 consisting of two pages. Mr. Kuenkler noted that the setback along Checker Road should be revised to reflect 35 feet and that a 35 foot setback line should be added parallel to Church Road. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Krug, Rhodes, Howard, Rosenston, Samuels, Berman, Silbernik NAYES: None ABSTAIN: None Buffalo Grove Plan Comm-Regular Meeting-August 4, 1993-Page 8 ABSENT: Goldspiel, Genell The motion passed 7 to 0. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated that there would be a special meeting on August 11, 1993 for the Concord project and the Amoco workshop. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT Mr. Raysa stated that the litigation stemming from the Village's 1988 denial of a Preliminary Plan for 100 Condominium units on the Golf Course North Property has been remanded for trial and the Board has now authorized funds and given leave to appeal to the Illinois Supreme Court. NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 11:00 p.m. Re ectfully s bmitted,, Fa Rubin, ecording Secretary APPROVa MARTI SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-August 4, 1993-Page 9