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1993-09-08 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION September 8, 1993 Proposed Zoning Ordinance Amendment - Modifications to Driveway Width Regulations Workshop #1 Checker Place, northwest corner of Buffalo Grove Road/ Checker Road - Rezoning from the B-3 District to R-9 P.U.D. and Preliminary Plan Workshop #1 Comerica Bank, southeast corner of Busch Road/Weiland Road - Rezoning from the Industrial District to the B-3 District and Preliminary Plan Workshop #2 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. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Mr. Berman Commissioners absent: Mr. Rosenston Ms. Genell Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman and Logan Mr. Bernard Gold, G.S. Building Corp. Mr. Howard Samotny, G.S. Building Corp. Mr. Russell Taylor, Ralph Burke Associates Mr. John Mitchell, Otis Associates Mr. Donald Truschke, Comerica Bank Mr. John Marienthal, Village Trustee Mr. Richard K. Kuenkler, Village Engineer Mr. Robert E. Pfeil, Village Planner Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 1 1 APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Rhodes, to approve the minutes of the Regular Meeting of August 18, 1993 . Chairman Silbernik noted that Lake Cook Road is misspelled on page 15. Commissioner Goldspiel commented that the representatives of Amoco Oil had indicated that they would conduct a traffic study concerning the proposed station at Lake Cook Road and Route 83 , and the minutes should make note of this item. All Commissioners were in favor of the motion to approve the minutes as corrected, and the motion passed unanimously, with Commissioner Berman abstaining. COMMITTEE AND LIAISON REPORTS - None PROPOSED ZONING ORDINANCE AMENDMENT - MODIFICATIONS TO DRIVEWAY WIDTH REGULATIONS -- WORKSHOP #1 Mr. Kuenkler reviewed his memo dated July 16, 1993 , noting that the Zoning Ordinance now permits a driveway width of 18 feet at the property line for a two-car driveway on a residential lot. He said that some property owners have widened their driveways, and in the process have created wider aprons on the public parkway. An adjustment to the Zoning Ordinance appears to be needed to specify a taper standard for driveways. He commented that the sketch attached to his memo and labeled as Alternate 2 is his recommendation for the taper design. This design requires a driveway to be tapered on the private lot to meet the 18-foot driveway width standard at the property line. By requiring the taper on private property, residents will be less inclined to pave wider aprons on public right-of-way. Commissioner Samuels inquired if the proposed design would be a 1: 1 taper. Mr. Kuenkler replied affirmatively. Commissioner Krug asked if existing driveways that are wider than the proposed taper standard could remain in place. Mr. Kuenkler said that existing driveways could remain in place. Commissioner Goldspiel commented that Alternative 2 seems to be a workable design for tapers, but he said he is concerned about the amount of pavement that could be put on smaller lots. He suggested that the amount should be related to the width of a lot. Mr. Kuenkler said that in practice residents have tended to Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 2 add an additional pavement area approximately nine feet in width to the existing 18-foot driveway, and this seems to be a workable standard. Chairman Silbernik said that it appears that the Zoning Ordinance needs to be revised to better control the amount of pavement that can be put on a private lot. Commissioner Goldspiel said that a 27-foot driveway width may be acceptable in some districts, but not in districts where lot widths and lot areas are smaller. He reiterated 1 that the driveway width should relate to the lot width. He inquired what is being suggested in regard to service walks on public parkways. Mr. Kuenkler said some residents have inquired if they can construct paved walkways on the parkway for better access to their mail boxes. Commissioner Berman said that this type of service walk would probably be most useful on corner lots. Commissioner Samuels said that a lot should be restricted to having only one service walk, and he inquired if the walkway would be 30-inches in width. Mr. Kuenkler commented that the 30-inch width appears to be an appropriate standard, and the pavement should be concrete or some other durable surface such as brick pavers. Commissioner Goldspiel said that such walks should be in areas where they won't need to be dug up if access to Village utilities is needed. Chairman Silbernik said that the ordinance revision should use the 30-inch width standard for service walks, and pavement standards should be established so that shoddy walkways won't be constructed on the public parkway. Commissioner Goldspiel said that the ordinance should specify that the service walk should be perpendicular to the public sidewalk so that extensive areas of the parkway won't be paved. Chairman Silbernik commented concerning driveway width that driveways should not be wider than one-third of the lot width, and a 27-foot maximum width should be used for lots wider than 80 feet. He said the requirement limiting the width to 18 feet at the property line is appropriate, and the proposed 1: 1 taper is a workable design. He said that driveway width should be a maximum of 30 feet at the top of the driveway. Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 3 Commissioner Samuels agreed that a 27-foot maximum width is a good standard, and the driveway should not exceed 30 feet at the building line on any lot. He said the 1: 1 taper design is acceptable. Commissioner Goldspiel commented that the proposed 30-foot driveway width at the building line is not a good standard for a 60-foot wide lot. He said if a lot is narrow, it should not have that much pavement on it. Commissioner Samuels suggested that on 60-foot wide lots, a two-car driveway width is what should be allowed, and an additional lane should not be permitted. He said that the amount of impervious surface allowed on lots should be reviewed. Chairman Silbernik said that green space rather than impervious surface is the key factor in limiting the amount of pavement. Commissioner Goldspiel concurred that standards should be examined concerning green space and impervious surface on residential lots. He said the size of the allowed building envelope on a lot should be taken into consideration. Trustee Marienthal noted that the Village Board wants the Plan Commission to review both the driveway taper issue and the impervious surface issue. Commissioner Berman commented that this analysis should consider the worst case scenario for lots in each residential zoning district. Chairman Silbernik directed staff to provide information and analysis concerning green space and impervious surface ratios and prepare ordinance amendments for the Commission to review. CHECKER PLACE, NORTHWEST CORNER OF BUFFALO GROVE ROAD/CHECKER ROAD - REZONING FROM THE B-3 DISTRICT TO R-9 P.U.D. AND PRELIMINARY PLAN - WORKSHOP #1 Chairman Silbernik stated that he would not be taking part in the discussion of this project, and he asked Commissioner Goldspiel to act as chairman for this part of the meeting. Chairman Silbernik then left the meeting. Commissioner Samuels stated that his brother had been involved in discussions with the property owner concerning acquisition of the property, but these discussions have ended. He stated that he does not think he has a conflict of interest in reviewing the present petition, but he deferred to his fellow commissioners concerning whether or not he Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 4 should excuse himself from review of the project. Commissioner Berman inquired if Commissioner Samuels believes he can be fair and impartial in reviewing the project. Commissioner Samuels replied that he can be fair and impartial. Commissioner Howard and Krug indicated that they do not see any problem with Commissioner Samuels being involved in review of the project. Mr. Lawrence Freedman stated that he is the attorney representing the owners of the property, Mr. Samotny and Mr. Gold, concerning the petition for rezoning and plan approval. Mr. Freedman noted that when the property was annexed as part of the Anden project, the site was zoned B-3 with a height restriction for any commercial buildings that would be constructed. He said that this restriction has limited the property's potential for commercial development, and the owners are now interested in getting approval for a residential project. He noted that when the residential plan was referred to the Plan Commission by the Village Board, the Trustees expressed concern with the proposed density. He said that the developers' land planner, Russ Taylor, has done an analysis of the proposed density in relation to similar projects, and this information would be presented to the Commission. Russ Taylor commented that the site was platted and sized for a commercial shopping center, so it presents challenges for planning a residential townhome project. He noted that stormwater detention is provided offsite as part of the overall Vintage stormwater system. He said that typically stormwater detention is provided on-site, and this area is included in the lot area used for density calculations. Therefore, other residential projects in the Village similar to the proposed development appear to have a somewhat lower density, but actually are very similar in building coverage to the proposed project. He said that the proposed plan shows 56 dwelling units for the 6.44-acre site, for a density of 8 . 7 units per acre. Mr. Taylor presented a memo dated September 8, 1993 that compared density, right-of-way width, and sidewalks for several townhome projects and the proposed project. His conclusion was that the proposed project is very similar to other approved townhome developments in the Village. He noted that the proposed plan would have a 50-foot street right-of- way and sidewalks on one side of the street. Similar standards have been approved for other developments. Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 5 Mr. Bernard Gold reviewed the floor plans and building layouts of the proposed units. He noted that all units will have two-car garages. He said that there would be five units types, A through E, ranging in size from 1, 225 to 1,750 square feet. He said that the A units would be ground level units, and the B units would be second floor units. The C and D units would be two-story townhomes. He indicated that the price range of the units would be $145, 000 to $180, 000. No basements would be used, and the exterior of the units would include the use of brick and extensive window areas. Commissioner Rhodes said that he is concerned with the density of the project. He commented that other townhome developments have used stormwater detention areas to create more open space on the land plan. He said the proposed plan needs more green space. He inquired if the setbacks between buildings meets the standards of the Zoning Ordinance. Mr. Pfeil indicated that he has discussed the setbacks shown on the land plan with the Village's Director of Building and Zoning, the staff's determination is that the plan does not provide the required setbacks between some of the buildings. Mr. Taylor commented that the buildings could be re-oriented to meet all the setback standards, but the layout would not be as attractive as the current plan. Mr. Gold noted that the plan has the same lot coverage ratio as the Winchester Estates townhomes, but the plan does not have stormwater detention areas on the site. Commissioner Krug inquired if the buildings would have the same height and line of sight relationship to the adjoining single-family homes as the annexation agreement requires for commercial buildings on the site. Mr. Gold said that since the proposed buildings are residential, the height restriction on commercial structures does not seem to be pertinent. He noted that the residential buildings would be 25 feet to the roof peak. Mr. Freedman indicated that the annexation agreement may need to be amended concerning the building height restrictions. Commissioner Howard inquired if there would be a cut in the median on Buffalo Grove Road to serve the street to the site, and she asked how many school-aged children would be generated by the development. Mr. Gold stated that the median on Buffalo Grove Road would not be cut. Northbound traffic would have to enter the site from the street connection to Checker Road. He said that he Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 6 does not have figures concerning the potential number of school-aged children. Commissioner Howard noted that the street to Checker Road does not align with Manchester Drive, and she asked if this would create conflicts with turning movements. Mr. Gold said that traffic volumes for the proposed �./ development would be relatively light, so he does not think that traffic problems will be created with turning movements at Manchester Drive. He noted that the street connection to Checker Road has to be an adequate distance from the Buffalo Grove Road intersection, so it pushes the street fairly close to Manchester Drive. Commissioner Howard said that the parking space dimensions and aisle widths should be verified on the plan. Commissioner Samuels commented that sidewalks should be provided on both sides of the internal street. He said that he is concerned that the internal street may be used as a cut-through by motorists avoiding the intersection of Buffalo Grove Road and Checker Road, and this would probably be more of a problem when the intersection gets a traffic signal. He suggested that a plan using two cul-de-sac streets be considered, although the Fire Department would have some concerns with emergency access. Mr. Taylor noted that a cul-de-sac plan would require a break in the median on Buffalo Grove Road to provide a way for northbound traffic to enter the site. Commissioner Samuels said that he is concerned with the density of the project, the lack of amenities, and the amount of pavement on the site. He commented that the southeast corner of the site in particular is heavily paved. He noted that one of the private driveways on the internal street is very close to the street intersection at Checker Road. He commented that the plan provides no pathways, and proposes a sidewalk on only one side of the street. He said that the proposed housing product does not appear to have the same level of quality as the units at Winchester Estates and Manchester Greens, both of which provide basements for the homes. Commissioner Berman inquired about the density of the Manchester Greens villas. Mr. Pfeil said that the Manchester site was approved for 58 villa units on a 10 acre site, for a density of about 5.5 units per acre. Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 7 Commissioner Berman commented that the plan does not provide amenities, and the layout looks shoe-horned onto the site. He inquired if the units would be a condominium form of ownership, and what sizes of decks and patios would be used. Mr. Gold indicated that the units would be sold as condominiums. He said that decks would be one standard size. Commissioner Goldspiel commented that the proposed plan is a good use for the site, but the site plan needs some adjustments. He said that the proximity of the site to Town Center justifies a higher density for the development. He indicated that he does not think cut-through traffic will be a problem for the site. He suggested that the building setback along Checker Road be increased, and said that the presentation of the buildings to Buffalo Grove Road is a very important aspect of the development. He commented that having a sidewalk on only one side of the street may be acceptable, but a better plan for pedestrian circulation is needed on the site, particularly for access to the sidewalk along Buffalo Grove Road. Commissioner Samuels asked if a fence is proposed along Buffalo Grove Road. Mr. Taylor said that a fence is not planned along Buffalo Grove Road. Berming and landscaping would be used to establish a screen in this area. Commissioner Goldspiel commented that the density in the southeast corner of the site should be reduced because this area of the plan looks crowded and has too much pavement. He suggested that two units be removed from the building in this part of the site. He asked if the developer thinks enough storage area is being provided in the dwelling units, since there will not be basements. Mr. Gold said that he can work with the floor plans of the units to increase storage areas within the dwellings. Commissioner Rhodes commented that he lives in a townhome development with sidewalks on only one side of the street, this design works well for the neighborhood. Commissioner Howard inquired about the typical buyer of these units. Mr. Gold said he expects a mix of empty-nesters and couples. Mr. Freedman said that the Plan Commission has made some very useful comments, and the developer will try to make changes to the site plan to address the Commission's concerns. Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 8 Trustee Marienthal said that the developer should look at the proposed street connection to Checker Road and make sure that it is far enough from the Buffalo Grove intersection to avoid traffic problems. He said it would be better to align the street with Manchester Drive. The Commission noted that the Village traffic consultant should review the proposed street connection to Checker Road. Commissioner Rhodes asked for more information concerning the materials to be used on the exterior of the buildings. Mr. Gold said that brick would be used on the front and sides of the buildings on the first floor level and cedar siding and stucco would be used on the second floor level. Commissioner Goldspiel emphasized the need for a good appearance on the Buffalo Grove Road side of the buildings. The Commission directed the developer to revise the plan in accordance with the Commission's comments in preparation for the next workshop. COMERICA BANK, SOUTHEAST CORNER OF BUSCH ROAD/WEILAND ROAD - REZONING FROM THE INDUSTRIAL DISTRICT TO THE B-3 DISTRICT AND PRELIMINARY PLAN -- WORKSHOP #2 Mr. Lawrence Freedman stated that he is the attorney representing the owner of the 10.68-acre tract, and the current petition requests a rezoning to B-3 for a 2 .46-acre parcel for the development of a Comerica bank facility. He noted that the petition also requests B-3 zoning for a 1.26-acre parcel that will be a stormwater detention basin for the entire 10. 68-acre tract. The Preliminary Plan proposes a 3-lot subdivision including the bank parcel, the stormwater basin parcel, and the remaining tract that would retain the present Industrial zoning. He noted that the tract is part of an annexation corridor that was created to reach the area that was developed as the Corporate Grove industrial park. The tract under review currently was annexed in 1986 and given Industrial zoning, but it has been difficult to market the property for industrial development. He said that the creek on the property has been re-located to increase the developable area of the site. Mr. Freedman noted that in the previous workshop the Plan Commission expressed concern with the orientation of the proposed bank building, the location of the driveway access to Weiland Road. He said that Metro Transportation has done a traffic study for the bank plan, and this has been submitted Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 9 to the Lake County Division of Transportation, but Lake County has not yet responded concerning the location of the Weiland Road access. He said it is important for the remaining industrial parcel to have access to Busch and Weiland Road. Mr. John Mitchell reviewed the site plan for the proposed bank. He noted that the building has been reduced in size to 4, 600 square feet, and the orientation of the building has been shifted on the site so that the front of the building faces Busch Road. He said the building will be constructed of masonry and stone with a green metal roof. He noted that the bank will be a retail facility, and will not handle larger loan transactions and other full-service activities. He reviewed a conceptual landscaping plan for the site and noted that the Weiland and Busch Road yards would be landscaped. Commissioner Goldspiel said that the revised plan is a great improvement over the previous plan. He said that he still has questions about the traffic impact reports and issues relating to street access. Chairman Silbernik commented that there is a great potential for cut-through traffic using the site to avoid the traffic signal at Busch and Weiland Road. Commissioner Goldspiel inquired if the driveway on Weiland Road will interfere with the turn lanes needed to serve the Busch/Weiland intersection, and he asked if more right-of-way is needed on Weiland Road. Mr. Pfeil said that the Village's traffic consultant has reviewed this issue, and he indicates that if the driveway to Weiland Road is aligned with Bentley Place, there will be enough room to create a left turn lane from Weiland Road into the site while maintaining the turn lanes needed for the Busch/Weiland intersection. He said that the site will have to dedicate some additional right-of-way on Weiland Road. Commissioner Rhodes asked if the facility is classified as a full-service bank. Mr. Truschke said that the facility will be full-service and will have personal bankers. He said that loans will be made at the facility, including small business loans. Commissioner Samuels agreed that cut-through traffic is a concern at this location. He noted that there is now an extremely heavy flow of peak morning traffic northbound on Weiland Road to eastbound Busch Road. Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 10 Mr. Freedman said that cut-through traffic has to be controlled by enforcement, and the Police Department may have to establish a high visibility in the area when the site is initially opened. Commissioner Samuels commented that small berms should be used along the street frontages so that the bank building will be visible. Commissioner Rhodes inquired if the site has existing trees that will be preserved. Mr. Mitchell stated that the existing trees are mostly scrub specimens, but they will try to save as many trees as possible. Commissioner Berman noted that traffic on Weiland Road in the morning stacks as far south as Newtown Drive so it is obvious that traffic management is a problem in this area. He inquired if the bank will have a drive-through cash station facility. Mr. Truschke said the bank will have a drive-through automated cash station. Commissioner Krug inquired about the hours of operation for the bank. Mr. Truschke said that the bank will have lobby hours of 9:00 a.m. to 4: 00 p.m. , and drive-through hours of 7:00 a.m. to 6: 00 p.m. The Plan Commission concurred that the project could be scheduled for a public hearing. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next meeting will be on September 22, 1993 and will include a public hearing for the Concord Glen residential development and a hearing for the Outback Steakhouse in the Buffalo Grove Business Park. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 11 ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Samuels, to adjourn. The motion was passed unanimously, and Chairman Silbernik adjourned the meeting at 9:30 p.m. Respectfully submitted, /6401 Robert E. Pfeil, Village Planner APPROVED B • MARTIN SILBERNIK, Chairman L Buffalo Grove Plan Comm-Special Meeting-September 8, 1993-Page 12 - i