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1993-09-22 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION September 22, 1993 Concord Glen Vice Chairman Goldspiel called the meeting to order at 7 : 30 p.m. in Room 24, Buffalo Grove Park District, Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinoisand 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: Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Chairman Silbernik Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan Mr. Paul Williams, JEN Land Design Mr. Richard Piggott, Concord Development Corporation Mr. James Frayn, Manhard Consulting Ltd. Mr. Mark Biederwolf, Assistant 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: Aerial photograph of site Exhibit B: Preliminary Plan dated September 1, 1993 by JEN Land Design Exhibit C: Building floor plans and elevations (8 sheets) Exhibit D: Preliminary Engineering Plan dated September 8, 1993 by Manhard Consulting, Ltd. Exhibit E: Preliminary Street and Storm sewer Plan dated September 8, 1993 by Manhard Consulting Ltd. Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 1 Mr. Lawrence Freedman stated the property is a 7. 46-acre tract on the north side of Route 83 north of Pauline Avenue. The property is presently unincorporated and is currently zoned Suburban by Lake County. He noted that the developer is seeking to annex the property to the Village of Buffalo Grove and to develop it with 26 detached single-family homes with an approximate density of 3 . 5 units per acre. Mr. Freedman stated the developer is requesting R-5 zoning and approval of a P.U.D. instead of platting the site as a conventional single-family subdivision. An alternative plan was submitted to staff showing a conventional R-5 plan, and it was determined that too many variations of setbacks and lot areas would be necessary. Mr. Paul Williams of JEN Land Design reviewed the preliminary plan noting that the area is unique because it is bordered on the west and north by a multi-family development and a single-family area on the east as well as commercial across the street. He noted that this is a very small infill piece with limited access from the Cherbourg development. Mr. Williams stated that the plan is a single family development using a P.U.D. A homeowner's association would maintain the common elements along Route 83 and the stormwater detention area. It would, however, be fee simple ownership of units for the homes. Mr. Williams said the basic concept of the land plan has remained the same with access off of Marseilles and Toulon in a curved pattern ending with a cul-de-sac. The plan has 26 homes, each with a two-car garage. The required perimeter setbacks along the east and the west lot lines and along Route 83 are provided. The setback along Route 83 will be a landscaped buffer to be owned and maintained by the homeowner's association. There will be a minimum side yard of 6 feet on each unit with a side-to-side separation of 14 feet between buildings. Rear yards will 35 feet for lots along the east side of the site and 25 feet for lots along the detention basin. The required front yard setback of 25 feet will be provided for all units. Mr. Williams noted that this is a plan that is single family with fee simple ownership that also uses a P.U.D. to provide a landscaped area along Route 83 . Mr. Richard Piggott of Concord Development reviewed the four different models ranging from 1,700 feet to 2 , 100 square feet. The price range will be from $240, 000 to $275, 000. Three car garages will not be an option offered at this site. Mr. James Frayn of Manhard Consulting reviewed the engineering plan noting that there is an existing water main on the site which will be picked up and routed down to the subdivision cul-de-sac and tied back into the existing water main on the northwest side Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 2 of Route 83 . The existing sanitary sewer will be picked up and routed in much the same fashion. Mr. Frayn noted that the site generally drains from east to west and a dry detention area will be provided conforming to the Lake County Stormwater Management ordinance. He noted that there are some perimeter trees that would be worth saving. Mr. Freedman stated that although the properties will be owned in fee simple, they will be subject to the Illinois Condominium Property Act. He noted that condominium units will be created and the boundaries of each unit will be roughly the anticipated lot of each unit. The detention and certain common areas will be maintained by the association. The individual buildings and yard areas within the units will be maintained by the individual owner. However, a majority of the board would have an option ultimately to amend their declaration if they wish to shift the maintenance obligations and provide for any portions of the buildings or yards to be maintained by the association. Mr. Freedman also noted that a buyer will have all the protections of the Condominium Act that a buyer of a single family residence does not have. Commissioner Krug asked if there will be a sidewalk on Route 83 . Mr. Piggott stated that they will construct a sidewalk on Route 83 , however, the small section between their property and Pauline Avenue may be difficult to do if there is no right-of-way and if it is not possible to obtain an easement. Commissioner Krug asked if the sanitary sewer easement would be located far enough under the detention area. Mr. Biederwolf stated that the sewer is 17 feet deep and there should be no problem with infiltration. He indicated that he has spoken to the Lake County Department of Public Works and they also have no problem with the detention being built over their sewer. Commissioner Krug noted that he expected to see a layout of outdoor decks. Mr. Freedman stated they would like to work with staff and provide such a layout. He further noted that there will be an annexation agreement and this will further protect the Village. Commissioner Krug asked if any consideration had been given to illuminated addresses. Mr. Piggott stated that they will discuss same with their marketing department. Commissioner Rhodes asked if the houses will be sold with decks. Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 3 Mr. Piggott stated that this will be an option and it could be either a deck or patio. He stated that they will clearly define the area where the deck or patio will be allowed but they do not want to limit decks to just one design. Commissioner Rhodes asked if Concord will market these homes as condominiums subject to condo fees. Mr. Freedman stated they will definitely market these homes as condominiums. Commissioner Rhodes as if the homes will have basements and if there has been any flooding at either Highland Grove or Cherbourg. Mr. Piggott stated that all homes will be built with full basements. Mr. Biederwolf said he is not aware of any flooding problems in the area. Commissioner Howard asked if underdrains would be needed for this detention basin. Mr. Frayn stated that no underdrains are proposed. He said that because the storm sewers are so shallow they would not be able to do that. In lieu of underdrains they are providing low flow pipe around the detention basin. This provides that a small amount of rainfall will go around the basin and directly into the storm sewer instead of trickling in. In a high magnitude storm the water would overflow the low flow pipe and leave the detention basin by overland or through the pipe. He noted that the Village Engineer has agreed that this will work. Commissioner Howard asked how long it would take to dry out if it does overflow the basin. Mr. Frayn stated the amount of time necessary to drain the basin would depend on the magnitude of the storm. In the worst case storm the water may take 24 to 48 hours to drain. Commission Howard asked if fencing would be allowed. Mr. Piggott stated that they will allow fencing but it will be restricted in design and they would propose that it be a board on board shadowbox fence instead of a stockade type of fence. Commissioner Howard asked how high the berms would be along Route 83 . Mr. Williams stated the berm would be between 3 to 5 feet in height. Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 4 Mr. Piggott stated the berm would be l, ndscaped ,omparably to what is provided on the Cherbourg development. He further noted they would maintain as many of the trees on the scuth end of the property as possible. Commissioner Howard noted she would prefer that Concord try to acquire the piece of property adjacent to Pauline Avenue. Commissioner Rosenston asked who owned the piece of property adjacent to Pauline Avenue. He asked that staff try to find out who the owners are as he would like to see a sidewalk all around. He asked if there would be any restrictions on styles of decks or patios. Mr. Piggott stated there would be no design limits. Commissioner Samuels asked if fencing is allowed at the adjacent Cherbourg subdivision. He further asked if parking would be permitted on both sides of the street. Mr. Williams stated that it would be possible to park on both sides of the street in a staggered fashion so that traffic could maneuver down the street. Mr. Pfeil stated that parking would be allowed on both sides of the street unless specifically restricted. Commissioner Samuels asked that the developer try to locate fire hydrants so that they do not interfere with street parking. He further noted that he concurs with the other Commissioners in favor of uses illuminated addresses for the homes. Commissioner Genell asked how large a release pipe is being proposed for the detention basin. Mr. Frayn stated a 4-inch pipe is proposed. Commissioner Genell asked if a 4-inch release pipe is large enough. Mr. Biederwolf stated the preliminary design calculations show a 4 -inch pipe to be sufficient and common for a site of this size. Commissioner Genell asked if Buffalo GYc .Te has a school donation policy or ordinance. Mr. Raysa stated the Village has an ordinance. Commissioner Genell asked the formula of that ordinance. Mr. Pfeil stated there are tables in the Title 19 ordinance that indicate how many school-aged children would be generated based on Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 5 the number of dwelling units in a development. A similar calculation is made to determine the total number of residents in a subdivision to calculate the park donation. In this development land would not be dedicated for parks or schools but cash donations will be made for each dwelling unit. Commissioner Genell noted she would like to see more details regarding fencing, decks and patios and the landscape plan. Commissioner Berman asked if there are any plans to buffer along the north side of the development. Mr. Piggott stated that they have no such plans because this is a situation of a new single-family development abutting existing townhomes. Commissioner Berman asked if the developer had conducted any studies on the traffic impact on Toulon and Marseilles based on the additional 26 units. Mr. Piggott stated no study had been done. However, with only 26 units the peak hour of traffic would probably only generate an extra 10 to 15 cars. Mr. Pfeil stated that Mr. Carmignani ' s report had studied the use of a cul-de-sac and had noted that the street design is acceptable and he would not favor any kind of access off of Route 83 and he thought access off of Toulon and Marseilles is appropriate. Commissioner Berman asked if the developer is prepared to restrict construction access to Route 83 . Mr. Piggott stated that if the State allows, they will have a temporary access off of Route 83 on the existing curb cut. Commissioner Berman stated that a definitive answer to this question is needed prior to approval of the project by the Village Board. He noted that he would not like to see construction traffic going through Cherbourg. He inquired where trades people would be parking. Mr. Piggott stated that trades people would be parking on the existing parking lot along Route 83 and during construction they would be parking along the roads created. Commissioner Berman stated that he would like to have access for the trades people also limited to Route 83 . Commissioner Berman noted that a P.U.D. should be used to maintain open spaces and stated he is troubled by fences and wonders if this is appropriate for this parcel. Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 6 Vice Chairman Goldspiel noted his agreement with Commissioner Berman regarding the proposed fences for this development. Vice Chairman Goldspiel noted that originally the plan called for some part of the lots to be maintained by the association. Mr. Freedman stated that a review of their plan showed this would be an unwieldy plan and that there might be some question of jurisdiction. Therefore, they decided to market the homes as a single-family with their own maintenance. Vice Chairman Goldspiel asked if the trees on the south end of the property would be lotted or part of the common area. Mr. Williams stated this area would be lotted unless there are trees that are falling within the buffer area. Vice Chairman Goldspiel asked if the common areas at Route 83 or at Cherbourg would be fenced. Mr. Piggott stated that they saw no reason for fencing along Route 83, as they will be using berming and landscaping. Vice Chairman Goldspiel agreed that fencing is unnecessary. Commissioner Samuels stated that this would need to be prohibited as a future condominium association could change this. Mr. Freedman stated this could be made a condition under the covenants of the association and they would have no objection to doing so. Vice Chairman Goldspiel asked if the homes along the perimeter of the detention area would be eligible for fencing. Mr. Piggott stated fencing should not be allowed along that area as the rear yards are relatively shallow. Vice Chairman Goldspiel stated units 1 through 8 should not be allowed to fence the rear yards because they are such short yards. Commissioner Rosenston and Samuels stated that no fencing should be allowed on the west portion of the development, but fencing would be acceptable for lots on the east side of the site. Vice Chairman Goldspiel noted that these restrictions make the plan much more acceptable to him. Vice Chairman Goldspiel noted his initial concern with the condominium concept of this plan with the related maintenance fees that would be assessed. However, the price range of these homes is high enough that this concern is no longer an issue. Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 7 Mr. Freedman stated that it must also be considered that the Village has usually accepted title for ownership and maintenance of stormwater basins in single-family developments, and for this development the homeowners' association will own and maintain the detention facility. The use of a P.U.D. is allowing them to develop a site with a single family product with R-5 zoning in an area that is surrounded by R-8, R-6 and R-6A zones. He noted that if this site was developed with typical R-5 platting, the alternative plan would require a great many variations or a higher zoning classification with greater density. Vice Chairman Goldspiel commented that this plan is a good use of zoning, and the plan matches well with the Cherbourg Townhomes and Highlands single-family subdivision. He said the plan is a very imaginative and creative layout for a difficult parcel. Commissioner Rosenston asked if it would be possible during construction for the connecting links between the Cherbourg streets to be restricted to preclude any possibility of traffic from this development from going up Marseilles. Mr. Piggott stated they would have no problems in putting barricades across the west at Cherbourg until such time as there are residents living in the development. Burt Yablon, 602 Marseilles Circle, asked if unit 23 could be moved farther south so that it is a uniform distance from Cherbourg. Mr. Williams stated that in a typical single family situation the minimum side yard is 6 feet whereas this unit is actually at 9 or 12 feet which is in excess what would normally be on a single family lot. Secondly, as a single family home, the mass of the building is relatively small, so it will not have an impact on the Cherbourg development. Mr. Yablon asked if the construction would start at the north end and move south. Mr. Piggott stated that this would depend on when the various improvements are made; he is not certain how the development will be programed for construction. Mr. Yablon asked if there would be sufficient visitor parking. Commissioner Samuels noted that in previous workshops the possibility of additional parking areas had been discussed. However, because the development is essentially single family, it was felt that enough parking would be available on private driveways and on the street, and it would be better to preserve additional green space. Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 8 Mr. Yablon stated that many people will use this area as an advantageous route and it is not just a matter of 26 new homes with just a few more cars added. He noted that a traffic study regarding the impact on the site would be advisable. Mr. Pfeil stated that Mr. Carmignani has reviewed the site plan and feels that the street as planned is the appropriate way to plan this development. Mr. Yablon asked if there is any contemplation of putting a stop sign at the corner of Toulon and Marseilles. Commissioner Berman stated previous discussions had been held on this matter and it had been noted that if the traffic count warrants a stop sign it will be done after the development is finished. Steve Usland, 600 Marseilles Circle, asked if unit 23 could be moved farther south. Vice Chairman Goldspiel asked if there would be any landscaping between unit 23 and the Cherbourg property. He noted that if unit 23 is moved, it will affect the rear yard area of unit 24 . Mr. Piggott stated they had not intended to put any landscaping in that area but would be willing to put in a reasonable amount of landscaping. Commissioner Rosenston commented that the proposed development shouldn't be separated from adjacent neighborhoods. He said that barriers such as non-connecting streets is not good planning, and Buffalo Grove strives to create a sense of community among its neighborhoods. Commissioner Samuels noted his agreement with Commissioner Rosenston. Earl Cohen, 516 Cherbourg, asked how long the project would take. Mr. Piggott stated they hope to be able to start construction this fall and hope to be sold out within one year. This would mean construction would be done approximately 6 to 9 months after the last sale. Francine Galinsky, 520 Highland Grove Drive, asked if there is any plan for a stop light at Route 83 and Pauline Avenue. Commissioner Berman stated the Village Board recently discussed the issue of traffic on Pauline Avenue between Weiland Road and Route 83 . He noted that money has been allocated for the placement of a traffic signal at Route 83 and Pauline Avenue, but it is up Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 9 to IDOT to authorize construction of the signal based on traffic counts and warrants. Mrs. Galinsky asked how they would decide which trees would remain and which would be cut on the north side of the property. Mr. Piggott stated the tree survey had already been conducted and all trees had been tagged. He further noted that the final engineering plans would then decide which trees would go and which would stay. Bob Hartian, 550 Highland Grove Drive, asked about the drainage agreement with the Village and Standard Pacific for a water trap to collect the water on the western perimeter of his property to avoid flooding. Mr. Frayn stated that they have provided a storm sewer all along the rear yards of the proposed development to intercept any drains in the area. He further stated that they would be able to put a catch basin in the area pointed out by Mr. Hartian to collect any drainage which is the result of Village grading. Mr. Hartian asked if any trees would be removed from the eastern boundary. Mr. Piggott had stated that they will not remove trees unless it is necessary. Mr. Hartian further stated his concern with kids crossing through his yard and asked if a fence could be erected. Mr. Piggott stated that putting a fence up at that point would necessitate removing a great many trees which would be counter- productive. He noted that the site is very flat and a swale could be provided to pick up any drainage from both the proposed site and the areas to the east. Karen Peterson, 480 Highland Grove Drive, asked if there would be any street lighting for the new development. Mr. Frayn stated that they will be putting in the standard lighting required by Village ordinance. Nancy Lipkowitz, 3 Highland Grove Drive, noted concern for the trees in her rear yard which had been tagged. She stated that she does not want her trees cut down. She also asked if there would be any bikepaths and further noted her concern with the lack of lighting at the corner of Pauline and Route 83. Commissioner Rhodes suggested that the residents attend a Village Board meeting and make their comments known. Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 10 Mr. Fang, 460 Highland Grove, if the P.U.D. is temporary or permanent. Mr. Fang was informed the P.U.D. would be permanent. Mr. Raysa asked for clarification of the fencing issue. He was informed there was to be no fencing west of the spine road. There being no further comments or questions from anyone present, Vice Chairman Goldspiel closed the public hearing at 9: 00 p.m. ResiSectfulXy submitted, f Fay Ru in, Recording Secretary APP OVED BY: -4TE�HEN GO SPIEL, Vice Chairman Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page 11 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION September 22 , 1993 Outback Steakhouse, Buffalo Grove Business Park Vice Chairman Goldspiel called the meeting to order at 9:20 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: Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Chairman Silbernik Also present: Mr. Timothy Beechick, Hamilton Partners Mr. Michael J. Rolfs, Hamilton Partners Mr. Jamie Butler, Tabers, Inc. Ms. Debb?.e Eybers, Tabers, Inc. Mr. Mark Biederwolf, Assistant 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: Site Plan dated September 10, 1993 by GPA Architects Exhibit B: Site Plan dated September 7, 1993 by GPA Architects Exhibit C: Landscaping Plan dated September 9, 1993 by The Brickman Group, Ltd. Exhibit D: Building elevation dated July 13 , 1993 by GPA Architects Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page-1 Mr. Timothy Beechick of Hamilton Partners stated that they are proposing development of an Outback Steakhouse on the northeast corner of Lake Cook Road and Weidner Road. He stated that Hamilton Partners has been involved with this property since 1987 when it was zoned B-1 P.U.D. and approval was obtained from the Village for a restaurant. Mr. Beechick stated that he has been trying to procure a restaurant operation for the site, but most restaurants now need a larger building than the building that was approved in 1987. He indicated that the Outback Steakhouse is proposing to build a one-story restaurant with a gross floor area of 6, 200 square feet on the site. The plan would included 65 parking stalls on site. This exceeds Zoning Ordinance standard which requires 62 parking spaces. Mr. Beechick stated that they are proposing to provide additional easement parking for the restaurant along the landscaped strip of property at the south end of the property line of the 750 Lake Cook Road building. This area is along the north side of the private road between the restaurant site and the office site. Thirty parking spaces are to be provided; three spaces closest to Weidner Road have been eliminated per suggestion by the Plan Commission at the workshop. One additional handicapped parking stall has been developed as part of the easement parking. Mr. Beechick stated that the proposed parking in the landscaped area is considered by the Village to be a variation of the 15-foot landscaped area standard that was approved on the original site plan for the office building. In all, 95 parking spaces will be provided to service the restaurant. He further stated that the property line is the center line of the private drive which was strategically developed so that maintenance costs would be shared. Therefore, anything developed on the north side of the private drive is actually on the property of the 750 building. He stated that the owner of the 750 building requires that the parking be constructed in the landscaped area for the restaurant to ensure that the restaurant will have adequate parking. The owner of the 750 building will also allow use of the office parking lot, but the 30 new spaces have to be provided. Mr. Beechick further stated that they will be requesting a variation for signage to construct a sign of similar size to the one at the J.B. Winberie's restaurant across Weidner Road from the Outback site. Mr. Beechick stated that the character of the landscaping will change as a result of the implementation of easement parking. All trees and specimens located on the easement Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page-2 strip will be maintained and relocated. The view from Lake Cook Road will have a very complementary look to what already exists. A hedge will be incorporated within the four foot overhang area between the new easement parking and the existing parking area on the 750 office site. A walkway will be provided at the center of the landscaped strip to allow pedestrian access from the 750 Lake Cook Road building parking lot to the restaurant site. Mr. Beechick noted that a sidewalk has been added to the rear of the restaurant to accommodate people parking on the north side of the private road. Mr. Jamie Butler stated that Outback Steakhouse was started about five years ago in Tampa, Florida and now has 125 stores with 145 stores expected by the end of the year. He stated that the restaurant is a family oriented operation. He noted that there are no plans to open for lunch and the bar is an ancillary use and accounts for only about 15 percent of sales. He also noted that would be approximately 75 employees with 30 employees per shift. Commissioner Krug asked for a response to Mr. Carmignani 's traffic report. Mr. Beechick stated that conceptually this may not be the best parking plan but in this case it is the only way to accomplish the necessary parking which will allow for this kind of quality restaurant to be developed. Mr. Beechick noted that Mr. Carmignani's analysis is not based on actual traffic counts. Mr. Beechick commented that the private road has a very low traffic volume, so it is difficult to understand how the proposed parking would cause any detrimental impacts. Commissioner Krug asked if the developer had conducted any traffic surveys. Mr. Beechick stated that have not conducted any traffic surveys because the traffic volume is very low on the private road. Commissioner Krug asked if the parallel parking option along the private road had been explored. Mr. Beechick stated that they have looked at the concept of parallel parking but it would take away more road space than is advisable and would only provide 14 to 15 spaces at best, falling short of the number of extra spaces needed by the restaurant. Commissioner Krug asked if there would be any overhang of Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page-3 cars onto the private road. Mr. Beechick stated the existing curb to curb measurement on the circulation drive is 30 feet. This will be modified to reduce the back-to-back pavement dimension to 26.5 feet. He indicated that the street would be narrowed, but cars would not overhang onto the street. Vice Chairman Goldspiel asked if the narrowing of the street would still allow for standard sized parking spaces. Mr. Beechick stated standard sized parking spaces will be provided. Commissioner Rosenston asked for clarification of Mr. Carmignani 's report which states ". . . 17 feet which is insufficient to construct 90 degree parking off of the pavement area. " Mr. Beechick stated that Mr. Carmignani is saying that is what exists right now. However, if you take this without doing a modification to the width of the drive there would not be enough room. He stated that the circulation drive itself would have to be narrowed by 3.5 feet in order to provide the necessary parking space dimensions. Commissioner Samuels asked why on-street parking would not be allowed on a private street built to Village standards when on street parking is allowed in residential areas. Mr. Pfeil stated that this is a business park and generally on street parking is not allowed. Commissioner Samuels asked if valet parking is available at any of the Outback Restaurants. Ms. Eybers stated no. Commissioner Krug asked how many Outback restaurants have ever been closed. Ms. Eybers stated none. Commissioner Rhodes stated that he has no problem with the parking for this development. He asked if a liquor license had been applied for and what the hours of operation would be. Ms. Eybers stated a liquor license will be requested and the restaurant would be open Monday through Thursdays from 4 : 00 p.m. to 12: 00 p.m. , Friday and Saturdays from 4:00 p.m. to 1: 00 a.m. and Sundays from 3 : 00 p.m. to 12: 00 p.m. Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page-4 Commissioner Rhodes asked what the average length of stay is per customer. Ms. Eybers stated the average stay is about one hour. She further noted there would be approximately 75 employees with about 30 employees per shift. She said that the employees would be asked to park at the farthest areas from the restaurant. She also noted that on holidays the restaurant will typically open at 12:00 noon. Commissioner Rhodes asked if there would be any outdoor seating. Ms. Eybers stated no. Commissioner Howard stated that she accepts the petitioner's reasons for the additional parking. Commissioner Rosenston stated that he welcomes the development although he is not totally happy with the parking. However, there are few alternatives if thirty extra spaces are needed to serve the restaurant. He noted that this development will benefit the existing Winberie restaurant and welcomes the addition of this restaurant to the Village. Commissioner Krug noted that employees should be asked to park in the eastern-most easement parking which will limit the number of potential backup problems that could occur. Commissioner Samuels commented that the project is acceptable to him. Commissioner Genell stated she has no problems with the proposed development. Commissioner Berman asked if the current plan for easement parking were to be denied, would the owner of the 750 office building allow the office parking lot to be used by the restaurant. Mr. Beechick stated that the office owner has made it clear that the office parking cannot be used unless the 30 additional spaces are constructed. Mr. Rolfs stated he did not feel there would be any problems for overflow parking unless there were some kind of specific parking lot problem or abuse. He further noted that Hamilton Partners manages the 750 building and they would be the ones to police the parking area. Commissioner Berman asked where the trash enclosures would be Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page-5 located. Mr. Butler stated the trash would be attached to the rear door of the building and would be about 14 by 14 feet and totally gated. Commissioner Rosenston noted that the sidewalk would extend around the west side of the building and the rear of the building and he inquired if the trash enclosure would interfere with people's use of the sidewalk. Mr. Butler stated that people will be able to walk on the sidewalk which will be attached to a concrete apron in front of the trash containers. Vice Chairman Goldspiel asked what the seating capacity of the restaurant would be. Ms. Eybers stated total seating for the restaurant would be 225. Vice Chairman Goldspiel asked how many cars that number would represent. Ms. Eybers stated the majority of people come in fours. Vice Chairman Goldspiel noted that if there are 2 people in a car it is 114 cars and if it is 4 people it is 75 cars. He noted that these numbers makes the plan seem underparked. He noted that the Winberie's restaurant seems to have parking problems, and he expressed concern that the proposed restaurant is not providing sufficient parking. Mr. Butler stated that when the restaurant first opens, there would be a rush of people but after that the number of parking spaces at this facility would be along the same lines as those of their other operations and would work out well. Vice Chairman Goldspiel asked if there would be adequate berming and planting for the Lake Cook Road exposure. He noted he would like to try and hide the car bumpers, grills and headlights. Mr. Beechick stated they have maintained a 25-foot landscaped setback so that they would be able to provide landscaping that it is consistent with what is already in place for the business park. Mr. Butler said that it is their intention to be a good neighbor and continue the aesthetic theme of the business park. Vice Chairman Goldspiel asked if they are willing to commit Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page-6 to some kind of berming on Lake Cook Road. Mr. Butler stated that they will treat the frontage along Lake Cook Road with landscaping that is consistent with the rest of the business park. He stated that the landscaping would screen car bumpers along Lake Cook Road. Mr. Frank Palumbo of Select Restaurants, Inc. stated that J.B. Winberie's welcomes the competition. However, he noted great concern regarding the number of parking spaces being proposed for a building of the proposed size. He stated that Winberie's has 90 parking spaces on its parcel and 30 spaces on an easement on the hotel property for a building of 6, 158 square feet, and all of these spaces get filled up. Commissioner Rhodes noted that Winberie's has a much larger bar crowd which tends to stay in the restaurant a lot longer. Mr. Palumbo further stated that approximately 400 people go through Weidner during the dinner hour and he is greatly concerned for those people making a right turn off of Weidner Road and passing the proposed easement parking. He noted the potential hazards that could occur from backup problems at this point and further noted that the two foot overhang may hamper snowplowing efforts in winter. Commissioner Samuels noted that the peak usage at the Winberie's restaurant is related to bar traffic in the late afternoon and early evening. Mr. Beechick stated that Hamilton Partners plows the development and they do not anticipate the easement parking creating any problems. Mr. Rolfs commented that the 750 building is a large office development, and it has not created any traffic problems at Weidner Road, and the restaurant is not going to create any traffic problems either. Mr. Beechick noted that Hamilton Partners doesn't have much choice but to provide the easement parking if they are going to be able to develop the restaurant site. Mr. Palumbo suggested that a smaller building be used on the site as approved by the Village in 1987. Mr. Raysa stated that the notation on the site plan stating "does not include canopy", does not mean that the Village is approving the canopy. Similarly, the Village is not approving signs by approving this site plan. He inquired if mechanical equipment on the roof would be screened. Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page-7 Respectfully subm tted, Fay Rubin, R ording Secretary APPROVED BY: ( e) STEPHEN GOLDSPIEL, Vice Chairman Buffalo Grove Plan Comm-Public Hearing-September 22, 1993-Page-8 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION September 22, 1993 Concord Glen, Route 83 North of Pauline Avenue Annexation and Approval of a P.U.D. and Preliminary Plan in the R-5 One Family Dwelling District Outback Steakhouse, Buffalo Grove Business Park Aptakisic-Trip Middle School Subdivision - Final Plat Rolling Hills Subdivision - Final Plan Vice Chairman Goldspiel called the meeting to order at 9: 05 p.m. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Chairman Silbernik Also present: Mr. Timothy Beechick, Hamilton Partners Mr. Michael J. Rolfs, Hamilton Partners Mr. Jamie Butler, Tabers, Inc. Ms. Debbie Eybers, Tabers, Inc. Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan Mr. Paul Williams, JEN Land Design Mr. Richard Piggott, Concord Development Mr. James Frayn, Manhard Consulting Ltd. Mr. Richard Vane, Systems Design Group Mr. Mark Biederwolf ,Assistant Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS - Commissioner Genell reported on the Village Board meeting of Buffalo Grove Plan Comm-Special Mtg-September 22, 1993-Page 1 Vice Chairman Goldspiel noted deep concern for the parking issue. He stated he was not sure that there will be adequate parking for this facility and noted that Winberie's is underparked at present and therefore feels that the plan is too big for this site. Commissioner Berman concurred over the concerns for 90-degree parking. However, he stated the two restaurants have different trades which will definitely be a material factor. He stated that some overflow parking will be found at the 750 building but that should not cause any problems. Vice-Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Rhodes, Howard, Rosenston, Samuels, Genell, Berman NAYES: Goldspiel ABSENT: Chairman Silbernik ABSTAIN: None The motion passed 7 to 1. CONCORD GLEN, ROUTE 83 NORTH OF PAULINE AVENUE ANNEXATION AND APPROVAL OF A P.U.D. AND PRELIMINARY PLAN IN THE R-5 ONE FAMILY DWELLING DISTRICT Moved by Commissioner Rosenston, seconded by Commissioner Berman to recommend approval to the Village Board of the petition for annexation with zoning in the R-5 One-Family Dwelling District, approval of a Residential Planned Unit Development and approval of a Preliminary Plan of the approximately 7.45 acres on the east side of Illinois Route 83 north of Pauline Avenue, subject to: 1. Definition of limits for perimeters of outdoor decks and patios in rear yards 2 . No fences to be permitted on Units 1 through 8 and 22 through 26 3 . Sidewalk to be constructed from the cul-de-sac to the Route 83 sidewalk and to be connected to the sidewalk on Pauline Avenue �./ 4 . Placement of a drainage structure between units 21 and 22 on the east property line 5. Verification by the State of access for construction traffic off of Route 83 and prohibition of construction traffic through the Cherbourg Townhomes Commissioner Berman said that item number five is too restrictive Buffalo Grove Plan Comm-Special Mtg-September 22, 1993-Page 3 September 20, 1993 stating that: 1. The Board authorized an agreement for use of a public way for Illinois Bell which was unanimously approved. 2 . The Board amended Chapter 5.20 Liquor Control of the Municipal Code establishing a beer keg control system. 3 . The Board amended Ordinance 93-77 amending Chapter 5.20 Liquor Control of the Municipal Code as it relates to parental responsibility. 4 . The Zoning Board of Appeals decision for a fence code variation was upheld. 5. The Board approved one year contract extension for the mosquito abatement program. The Special Meeting was reconvened at 10:50 p.m. OUTBACK STEAKHOUSE, BUFFALO GROVE BUSINESS PARK, NORTHEAST CORNER OF LAKE COOK/WEIDNER ROAD - AMENDMENT OF A PLANNED UNIT DEVELOPMENT Moved by Commissioner Samuels, seconded by Commissioner Genell to recommend approval to the Village Board of the petition for amendment of a Planned Unit Development and approval of a Preliminary Plan for Parcel A zoned in the B-i Limited Retail District and Parcel B zoned in the Office and Research District, with the following variations: ZONING ORDINANCE - Section 17.48. O10.F.5. (to allow parking spaces in the 15-foot landscaped yard along the private road on Parcel B) ; DEVELOPMENT ORDINANCE - Section 16. 50. 070.D.2. (to allow a private road pavement width of 26. 5 feet (back of curb to back of curb] ) . The Preliminary Plan proposes a restaurant of 6,200 square feet on Parcel A and modifications to a landscaped yard on Parcel B, subject to: 1. An ordinance to prohibit any 24 hour operation of a restaurant facility on this site Commissioner Rhodes stated that the proposed restaurant is an excellent choice for the Village. He stated that this kind of facility was definitely needed in the Village and it will be a great asset to the Village as well as a compliment to J.B. Winberie's. Commissioner Berman stated that he is glad to see an additional restaurant in the Village. He noted that although he was troubled by the proposed median parking, he understands the difficulty and the need for such parking. He further noted that the concerns discussed by J.B. Winberie's are to be taken seriously, however, the proposed restaurant will be an asset to the Village. Buffalo Grove Plan Comm-Special Mtg-September 22, 1993-Page 2 because it is not certain that IDOT will allow construction access to Route 83 . Commissioner Samuels noted that with the restriction as stated, the development couldn't be built if IDOT prohibits access to Route 83 . Commissioner Rosenston said the developer should contact IDOT to verify whether or not access will be allowed for construction traffic. It was suggested that this item be clarified for the Village Board and if the State allows access off of Route 83 , same is to be used for construction traffic. Commissioner Samuels noted that the developer has committed to use Route 83 for construction access if it is allowed by IDOT. Commissioner Berman commented that the restriction concerning construction traffic on adjacent residential streets should be contingent on IDOT's permission concerning access to Route 83 . The Commission concurred that item number five should be dropped from the list of conditions in the motion. Commissioner Rosenston reiterated his support for the plan and noted that it will provide an excellent housing product for a difficult site and the plan considers impact on adjacent properties. Commissioner Berman commented that the plan is a creative design for the site, and neighboring properties are protected. Commissioner Samuels noted that the Village Board should require that rooms in the units that may be labeled as dens but could be used as bedrooms should be classified as bedrooms for purposes of assessing school donations under the Village's Title 19 ordinance. Mr. Raysa noted that lofts may be similar to dens in terms of possible use as bedrooms. Mr. Raysa also commented that the Village Engineer has recommended that the developer should obtain title to parcel at the northeast corner Pauline Avenue to facilitate construction of a sidewalk and ensure good property maintenance for this area. Mr. Freedman said that the developer agrees to use "best efforts" to acquire this parcel, but the status of ownership is not known, and it may not be possible to actually purchase the property. He said that the developer has agreed to construct a sidewalk along Route 83 to Pauline Avenue if an easement or right-of-way is available. Buffalo Grove Plan Comm-Special Mtg-September 22, 1993-Page 4 Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Rhodes, Howard, Rosenston, Samuels, Genell, Berman, Goldspiel NAYES: None ABSTAIN: None ABSENT: Chairman Silbernik The motion passed 8 to 0. APTAKISIC - TRIPP MIDDLE SCHOOL SUBDIVISION - FINAL PLAT Moved by Commissioner Rhodes, seconded by Commissioner Genell to recommend approval to the Village Board of the Aptakisic-Tripp Middle School Final Plat dated August 5, 1993 and revised September 2, 1993, subject to: 1. Richard Kuenkler's memo dated September 13, 1993 recommending the addition of the building line along Brandywyn Lane and public street on the west 2 . Addition of concrete monuments Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Rhodes, Howard, Rosenston, Samuels, Genell, Berman, Goldspiel NAYES: None ABSTAIN: None ABSENT: Chairman Silbernik The motion passed 8 to 0. ROLLING HILLS SUBDIVISION - FINAL PLAT Moved by Commissioner Rhodes, seconded by Commissioner Howard to recommend approval to the Village Board of the Rolling Hills Subdivision Final Plat, sheets 1 and 2 dated September 9, 1993 and revised September 14, 1993 . Vice Chairman Goldspiel noted a discrepancy between a 5 foot easement or an 8 foot easement which did not appear originally on the plat. Mr. Richard Vane, representing Scarsdale Homes, commented that the easement along Sheridan Road would allow for construction of an 8- Buffalo Grove Plan Comm-Special Mtg-September 22, 1993-Page 5 foot sidewalk, but his company as consultant and planner for the developer thinks that a 5-foot sidewalk should be built in this area for the safety of pedestrians and bicyclists. Mr. Pfeil stated that the Commission should probably add whatever is appropriate as this matter will have to be resolved with the Park District and the developer as to alternatives and safety before this matter goes to the Village Board. He noted that the Village had previously suggested to the developer's planner that an 8-foot bikepath should be built on the Commonwealth Edison property linking to the 4-acre park, but the consulting planner indicated that the bikepath would be difficult to construct because of wet soils. Vice Chairman Goldspiel stated that he is uncomfortable in making a recommendation on something that is different than the approved Preliminary Plan recommended by the Plan Commission. He indicated that if it is not a major change, perhaps the Commission could recommend approval of the plat with the easement which could be deleted at the Village Board level if it is determined to be more appropriate. Commissioner Rosenston asked where the easement is for the 8 foot sidewalk which appears on another part of the 60 foot right-of-way on Sheridan Road. Mr. Vane stated they had widened the right-of-way in that area because they had planned for the bikepath to be located there. The Plan Commission agreed to go either way with this bikepath and allow staff to work the matter out prior to the Board meeting. Commissioner Samuels noted a typographical error on the second sheet of the plat where the word "district" was misspelled. Vice-Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Rhodes, Howard, Rosenston, Genell, NAYES: Krug, Samuels ABSENT: Chairman Silbernik ABSTAIN: Berman The motion passed 5 to 2 CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next scheduled meeting would be October 13 , 1993 when there would be workshops for Busch Grove Community Park and the proposed Amoco station at Lake Cook Road and Route 83 . Buffalo Grove Plan Comm-Special Mtg-September 22, 1993-Page 6 PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Genell, and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 11: 30 p.m. Respetfully submitted, --- Fay Rubi , recording Secretary APPROVED BY: t � L:ct\_ I n /TE H,.N GOL'DSPIEL, Vice Chairman Buffalo Grove Plan Comm-Special Mtg-September 22, 1993-Page 7