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1993-10-20 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 20, 1993 Comerica Bank, southeast corner of Busch Road/Weiland Road Rezoning from the Industrial District to the B-3 Planned Business Center District and Approval of a Preliminary Plan Chairman Silbernik called the meeting to order at 7: 30 p.m. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois and read the Notice of public Hearing as published in the Buffalo Grove Daily Herald, explained the format to be followed for the public hearing, and swore in persons who wished to give testimony during the hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Mr. Rhodes Ms. Howard Mr. Rosenston Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan Mr. John Mitchell, Otis Associates, Inc. Mr. Daniel Lynch, Christopher Burke Engineering Ltd. Mr. David Miller, Metro Transportation Group, Inc. Ms. Gerrie Smith, Comerica Bank Mr. Donald J. Truschke, Comerica Bank Mr. John Marienthal, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit #1: Aerial view of site Exhibit #2: Preliminary Plan dated September 23, 1993 by Otis Associates Exhibit #3: Enlargement of site on aerial view Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 1 Exhibit #4 : Bank floor plan and elevations dated June 25, 1993 by Otis Associates Exhibit #5: Preliminary Engineering Plan dated October 14, 1993 by Christopher B. Burke Engineering, Ltd. Mr. Lawrence Freedman of Ash, Anos, Freedman & Logan stated that the bank parcel is part of a larger site which comprises the southeast corner of Busch and Weiland Road. The bank site has an area of 2.46 acres, with a parcel of 1.26 acres providing stormwater detention for the entire 10-acre tract. The bank and stormwater lots are proposed for rezoning to the B-3 District. Mr. Freedman reviewed the history of the site stating that the property was annexed into the Village in 1986 at the request of the Village to provide contiguity for the Corporate Grove annexation. At the time the owner of the property did not wish to develop the property and had no particular uses proposed for the site. The zoning classifications selected at the time were B-1 for the northeast corner (Creekside Commmons) , R-9 to the east (Windbrooke Apartments) , and Industrial for the 10-acre tract that is the subject of the current rezoning petition. Industrial zoning was basically viewed as a holding pattern until a specific use could be identified for the property. Mr. Freedman stated that his client has attempted to market this site since 1986 for industrial use to no avail due to present economic circumstances. He stated that a number of B-1 users had been proposed but the Village was not responsive to those uses. Mr. Freedman stated that they intend to retain the Industrial zoning on the southern portion of the property at this time and return to the Plan Commission once an appropriate user is found for that site. Mr. John Mitchell of Otis Associates, Inc. stated that Comerica is proposing to build a 4, 600 square foot branch facility on the site. He noted the entrance to the parcel is in alignment with Bentley Place on Weiland Road as per discussions with the County and Village staff. Along Busch Road an entrance has been provided between the detention parcel and the bank parcel. The traffic flow will come in off Weiland Road and go into the drive through lanes and exit out or the traffic could go straight to the parking facilities. Mr. Mitchell stated that the zoning requirement for the bank calls for 18 parking spaces and the proposed plan provides 34 spaces. There is a 24 car stacking zoning requirement for the drive through lanes and the plan proposes stacking for 32 cars and a by- pass lane. Mr. Mitchell stated that they are proposing an excellent landscape Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 2 plan with the intention of enhancing the site and its own facility. Mr. Mitchell stated the main entry to the bank faces Weiland Road and the intersection so that the bank presents itself to the traffic on Busch and Weiland Roads. The bank will have safety deposit vaults and coupon booths. He noted the bank is designed entirely in conformance with the Americans Disabilities Act as well as the State of Illinois Capital Development Board. Mr. Mitchell stated that the materials to be utilized consist of a green metal roof consistent with the surrounding area. The rest of the building will be primarily of a light brown brick with a limestone base and tinted but clear windows with matching green mullions to match the roofing. Ms. Gerrie Smith of Comerica Bank stated Comerica is part of a 27 billion dollar bank holding company, with 22 banks in operation in Illinois. She stated that the proposed facility will be a full service facility with 24 hour drive-through ATM facility. She further stated the facility will have a full array of deposit and consumer loan products as well as commercial loan products. She stated the lobby hours will be 9:00 to 4:00 p.m. and until 5: 00 p.m. on Fridays. Saturday hours will be 9:00 a.m. to 1: 00 p.m. The drive-up hours will be 7:00 a.m. to 6:00 p.m. and Fridays until 7: 00 p.m. Saturday drive-up hours will be 7:00 a.m. to 1: 00 p.m. Mr. Daniel Lynch of Christopher Burke Engineering, Ltd. stated the sanitary sewer is to tie in to the sanitary sewer directly across Weiland Road at the Bentley Place subdivision. The site will be served with water with a loop system through a 16 inch watermain on Weiland Road and a 16 inch watermain on Busch Road. Mr. Lynch stated the detention to be provided for the development is partially constructed as part of the creek relocation which took place several years ago. In addition, detention will be provided which will serve the entire site. Mr. David Miller of Metro Transportation Group, Inc. stated traffic counts had been taken during the evening peak hours and Saturday peak hours at the intersection of Weiland and Busch. He stated that typically at these types of facilities the peaks are evenings and Saturdays. Although the facility will be open at 7: 00 a.m. at the drive through, this is not considered a peak time for bank traffic. Mr. Miller stated traffic is fairly evenly distributed on Weiland and Busch with a higher percentage from the west on Busch and from the south on Weiland. He stated that facilities such as this are not typically traffic generators particularly during morning and evening peak hours. Instead they draw their traffic from the Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 3 existing flow on the street system. In the middle of the day it may be more of a destination type of facility. During the morning and afternoon peak hours a high percentage of traffic coming to this facility is already on the surrounding streets and therefore newly generated traffic is at a minimum. Mr. Miller stated the full access to the site will be off of Weiland about 620 feet south of the center line on Busch. This will be a full access driveway with left turns into and out of the site. The other access will be on Busch Road; this will be limited to right-in and right-out turns. Busch Road has a raised median at this point which will physically prevent left turn movements. This drive is approximately 320 feet east of Weiland Road. Mr. Miller stated they have had discussions with the Village staff and the Lake County Division of Transportation. He said that Lake County will require the driveway on Busch Road to be in alignment with Bentley Place, and improvements will be required on Weiland Road to provide for left and right turns into the site. He commented that the section of Weiland Road between Bentley Place and the drive serving the retail would be a bi-directional left turn lane to serve both the northbound left turns into the retail and southbound left turns into the site. Mr. Miller stated that he does not think that the number of left turns southbound on Weiland turning into this site will be significant or cause traffic problems on Weiland Road. Mr. Miller noted that the amount of proposed parking for the bank exceeds the Village requirement as does the stacking for the drive-through facility. In summary, he noted that the site is well laid out in terms of the access and circulation. He stated that the intersection of Weiland and Busch is being evaluated for improvements to include additional lanes which would increase the capacity of the intersection. Commissioner Goldspiel asked how the stormwater detention area will work. Mr. Lynch stated the detention area will be adjacent to the creek in the northeast corner of the property. The facility will probably be a dry bottom basin with a mowable grass. He stated that storm sewers and surface runoff will drain to the detention basin with controlled release into the creek. He noted that the detention facility is in compliance with the Lake County Stormwater Ordinance. He further stated the detention will generally be above base flood elevation and will not inundate the driveway on Busch or the side slopes. Commissioner Goldspiel asked if the areas not yet parceled out will use the same access drives. Mr. Freedman stated affirmatively. Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 4 Commissioner Goldspiel asked how the drives would be used once the new areas are developed. 1 Mr. Freedman stated he does not have any specifics on that as yet but noted that it is their intention that once the area is built to give the user access to the full intersection on Weiland and to the limited right access on Busch Road. There will be some easement for ingress and egress when the property is conveyed to the bank that will benefit any future use on the undeveloped parcel. He noted that the alignment will be subject to the developer returning to the Village for plan approval. Commissioner Goldspiel said that provision of an access easement to benefit the future user will be needed to achieve a coordinated access and circulation system for the entire site. Commissioner Goldspiel asked why a bi-directional lane for left turns on Weiland Road is being advocated instead of the more typical tapered left turn bays. Mr. Miller stated that either could be done. The traditional taper and left turn would probably be about 60 to 70 feet maximum. Since this is a Lake County road, the ultimate decision rests with the County Division of Transportation. Mr. Miller stated that the road is wide enough to construct a left turn lane, and a bi- directional design serving the retail center and the bank site appears to be workable. Commissioner Goldspiel asked if the Village had given any thought to the bi-directional turn lane. Mr. Pfeil stated the Village traffic consultant has indicated that the bi-directional lane on Weiland Road will work. Mr. Kuenkler stated that the bi-directional turn lane will be the best in this situation because it will allow maximum use of the area for left turn movements. Commissioner Goldspiel noted concern with the bi-directional turn lane because it allows opposing traffic to be in the same lane. Mr. Kuenkler stated that this could happen but the turn lanes are relatively short and even if the pavement is striped for two separate left turn lanes, motorists will use it as a bi- directional lane, it would probably be best striped as a bi- directional lane. Commissioner Goldspiel asked if the future improvements for Busch and Weiland had been considered in the traffic analysis. Mr. Miller stated he has discussed the planned improvements with Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 5 both the Lake County and the Village and that both are currently working on designs for the intersection and that future widening of Weiland is in Lake County's 2005 plan and could occur prior to that time depending on traffic counts. Commissioner Krug asked if the traffic study had compared the site if it were being developed for an industrial user as opposed to a bank. Mr. Miller stated that he did not do such an analysis. He noted that a bank facility as opposed to a warehouse type of facility tends to draw a certain percentage of traffic especially during peak hours from the surrounding traffic flow whereas an industrial facility would be all destination orientated during peak hours. There will not be the kind of truck traffic at a bank facility as there would be in an industrial facility. Additionally, the lobby will be open from 9: 00 to 4:00 p.m. whereas street peak hours are typically 7: 30 to 8: 30 a.m. and 5:00 to 6:30 p.m. Commissioner Krug asked if the detention area will be sufficient to handle the remaining parcel when it is developed. Mr. Lynch stated affirmatively. Mr. Freedman stated that the present owner of the parcel has spent a great deal of money to reposition the creek in order to provide a more usable development site. Commissioner Krug asked if the bikepath would be directly adjacent to the detention area. Mr. Lynch stated that there would be a small berm between the bikepath and the detention basin with a small notch where the overflow could occur. Commissioner Genell asked who owns the property. Mr. Freedman stated the owners are Melvin Eisenstin, Anthony and Bruno Pasquinelli, Dan Light and Joseph Ash. Commissioner Genell asked if there was any thought by the owners as to how the additional property would be used. Mr. Freedman stated the owners have no idea at this time, and in fact, several potential uses thus far had been turned down by the Village. Commissioner Genell asked the nature of the property to the south. Mr. Kuenkler stated the property is a landscape business. Mr. Pfeil noted the property is unincorporated and zoned Suburban or Light Industrial by Lake County. Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 6 Commissioner Genell asked why so much extra parking is proposed for the bank site and noted it might be better to go with only the required ordinance. Mr. Mitchell stated that many service oriented businesses elect, when available, to have as much parking as possible for customer convenience. Commissioner Genell asked if it would be better to have less concrete from an engineering standpoint. She further noted that this was something also advocated by the Clean Air Act. Mr. Kuenkler stated that Mr. Mitchell's answer was reasonable. He further stated that he did not have an answer to the question from an engineering standpoint. Commissioner Samuels asked if the proposed 24 foot wide access aisle between the handicapped accessible spaces would be changed to 26 feet in width as required by Village ordinance. Mr. Freedman stated they would make that correction. Commissioner Samuels asked if the tree survey has been completed. Mr. Freedman stated such survey would be done if required by the Village. Commissioner Berman asked where the ATM would be located and if it would be a drive-through or walkup facility. Ms. Smith stated the ATM would be a drive-through located adjacent to the bank building. Commissioner Berman asked what kind of lighting or security would be provided for the cash station. Mr. Mitchell stated the proposed lighting will be under the canopy and will be well lighted. Landscaping would be provided that will maintain vision to all areas of the drive-through. Chairman Silbernik asked why morning peak hours were not examined in the traffic study. Mr. Miller stated that based on their experience and the industry standard, the real peak for such a banking facility are in the evenings and Saturdays. He noted there will be some early morning traffic but typically this would be from traffic already on the street system, not separate traffic generated by the bank as a destination. Chairman Silbernik asked if there is the possibility of traffic being diverted from other roadways to Busch Road in order to use Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 7 the bank. Mr. Miller stated it is possible that there would be some of that. Chairman Silbernik asked why the bank drive-through will open at 7: 00 a.m. Ms. Smith stated the main reason is to be competitive with other facilities in the area. Chairman Silbernik asked if the developer would agree to berming along the bikepath. Mr. Freedman stated the developer will agree to a berm. Seymour Goldgehn, 364 Bentley Place, displayed Public Exhibit #1. He asked if the deceleration lane going southbound on Weiland Road into Bentley Place will remain. Chairman Silbernik stated there had been no changes made to the west side of Weiland Road and the right turn into Bentley Place will remain. Mr. Goldgehn noted that on the east side of Weiland Road an additional right turn lane is being proposed. Mr. Miller stated that he has discussed the existing northbound right turn lane from Weiland to eastbound Busch with Lake County. He stated that the developer's plan proposes a separate northbound right turn south of the bank drive to go to the access drive. The County, however, wants this right turn lane to extend from south of the bank driveway over 600 feet to Busch Road. He stated he does not think that there is any technical reason for extending the right turn lane in this manner. He noted they would be having some additional meetings with the County to see if the plan could be modified. Mr. Goldgehn asked if the issue of shortcutting through the bank site to avoid the traffic signal at the Busch/Weiland intersection has been addressed in the developer ' s traffic analysis. Mr. Miller stated that in his opinion this would not be a problem. He noted that the site plan has been designed to discourage this type of movement. He said that cut-through traffic is a possibility, but it is a very circuitous route, and many motorists will not consider it to be advantageous to cut through the property. Julian Bloom, 393 Bentley Place, stated that Bentley Place has a left turn lane but that Weiland Road is down to one lane at that point. He noted that the only way to get to Busch is to skirt the traffic and cross the yellow striped left turn lane. He stated Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 8 that every morning traffic in the northbound lane on Weiland Road is backed up from Busch Road to Pauline Avenue and this maneuver is almost impossible. He further noted that the yellow dividing line on Weiland is about six feet deep from north to south. Mr. Miller stated the reason for the small dividing line is that they have cut back the nose in order to make it easier to come out at Bentley Place. Chairman Silbernik stated that this is probably the reason the County wants a continuous right turn lane so that additional traffic does obstruct the left turn lane to Busch Road. Mr. Bloom further stated that he banks at the Northbrook bank facility and there is a great deal of cut through traffic going on at that location. Chairman Silbernik stated that this is a problem that would have to be dealt with through enforcement. Ms. Smith interjected her calculations as to how many customers pass through the early hour drive throughs. She stated that approximately 30 customers use the early morning drive through facility. Arnold Rosenbaum, 360 Bentley Place, asked how vehicles would make a left turn into the bank facility on Weiland if cars are bumper to bumper. Chairman Silbernik stated that this question had already been answered. He noted that traffic moving southbound on Weiland Road would be expected to make a left turn on Busch and enter the bank facility at the Busch driveway access. Mr. Miller reiterated that the early morning peak hours will show a maximum of 30 vehicles. Of that 30 a certain number will be turning right on Busch into the bank. He noted that during the morning peak hour which seems to be crucial to the traffic congestion is the time the bank is experiencing lower volumes. He noted that the bank's peak is usually in the evening between 5: 00 to 6: 00 p.m. and Saturdays. Mr. Rosenbaum stated that aligning the bank driveway with Bentley Place will make it even more impossible for residents to exit Bentley Place. Mr. Miller stated that duringthe morning g peak most people will opt to continue east on Busch and turn right into the bank facility. The only people with no option are those coming west on Busch. They would have to make a left on Weiland and then turn left into the bank. However, that is the lightest traffic movement of vehicles entering the bank property. Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 9 Commissioner Goldspiel stated that it is Village policy to try and align streets and access driveways because there is less conflict with turning movements. He noted that the Village traffic consultant is firm in stating that the Weiland Road access for the bank parcel must align Bentley Place. Commissioner Samuels noted that many of the comments by the public are expressing general frustration with the traffic congestion that exists in the area. However, the subject of the hearing is deals with this particular development, not alleviation of traffic congestion in the area. He noted that it has been stated by the petitioner's traffic expert that the bank facility will generate very little additional traffic on Weiland and Busch Road. Sylvia Gold, 364 Bentley Place, asked how many employees will be at the bank. Ms. Smith stated that there would be 7 to 10 employees at the facility at one time. Paul Kaufman, 384 Bentley Place, asked why the proposed plan does not align the driveway access with the shopping center on the west side of Weiland. Commissioner Samuels noted that the driveway at the shopping center is too close to Busch Road, and the turning lanes serving the intersection would not function properly. Mr. Miller stated that there is a northbound left turn lane from Weiland to Busch. Therefore it would be impossible to develop adequate turn lanes for both northbound and southbound movements. Mr. Kaufman asked why the undeveloped parcel is being left as industrial zoning. Mr. Freedman stated that B-3 zoning is designed specifically to give the Village control over the development of the bank facility. He said the Village does not generally grant B-3 zoning without a specific plan and use for a property. Until a use is found for the remaining parcel the clients would like to leave it as industrial. Don Litz, 390 Bentley Place, asked if it would be possible to close off the left turn access to southbound traffic on Weiland Road during peak morning hours as well as the use of speed bumps in the facility to cut down on cut through traffic. Mr. Freedman stated that speed bumps are not good for snow plowing services. He further noted that the intersection is controlled by the Village and ultimately the Village would have to make the determination concerning access restrictions. Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page q 10 Mr. Goldgehn stated that there is not enough information about what will happen to Busch and Weiland from the County level to make an intelligent decision on the proposed plan. He further noted that spot zoning will be the result if the B-3 zoning is granted, and one parcel remains with Industrial zoning. He stated that the owner of the property has the right to the highest use of the property but the Village must ensure traffic safety. He said that once B-3 is granted for a portion of the track it will be difficult for the Village to deny commercial zoning for the rest of the property. Chairman Silbernik stated that the purpose of the public hearing is to garner as much information as possible. There has been some evidence to suggest that there may be some alleviation of the traffic problem on Busch and Weiland. He noted that they have been advised that a maximum of 30 vehicles would be added to the morning peak hours. He stated that all of this information will be digested prior to a vote. Commissioner Krug if any increased traffic has been considered for the third, fourth and fifth days of each month when customers want to deposit or cash various federal payments. Ms. Smith stated that most social security deposits are now direct deposits as are other forms of monthly deposits. She noted that direct deposit is now the trend in banking. Andrew Long, 388 Bentley Place, stated that there may be a great deal of traffic coming out of the corporate businesses that the bank will be drawing from. Mr. Freedman stated that corporate business would not be taking place at 7:00 a.m. Mr. Long asked if there is any estimate for ATM traffic in the early morning hours. Chairman Silbernik stated that cash stations are so prevalent throughout the community that most people will not go out of their way to use this particular cash station. Mr. Long asked why the building is sited as proposed. Mr. Freedman stated that specific siting of the building had been discussed at previous workshop meetings. He stated that it was felt that this was the best siting in relation to traffic and security. There being no further comments or questions from anyone present, Chairman Silbernik closed the public hearing at 9: 10 p.m. Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 11 Respe sully sub tted, Fay R •in, re ording Secretary APPROV • MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-October 20, 1993-Page 12 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 20, 1993 Comerica Bank, Southeast Corner of Busch Road/Weiland Road - Rezoning from the Industrial District to the B-3 District and Approval of a Preliminary Plan Checker Place, Northwest Corner of Buffalo Grove Road/Checker Road - Rezoning from the B-3 District to R-9 P.U.D. and Approval of a Preliminary Plan Workshop #2 Chairman Silbernik called the meeting to order at 9:15 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. Samuels Ms. Genell Mr. Berman Commissioners absent: Mr. Rhodes Ms. Howard Mr. Rosenston Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan Mr. John Mitchell, Otis Associates, Inc. Mr. Daniel Lynch, Christopher Burke Engineering, Ltd. Mr. David Miller, Metro Transportation Group, Inc. Ms. Gerrie Smith, Comerica Bank Mr. Donald J. Truschke, Comerica Bank Mr. Russ Taylor, Ralph Burke Associates Mr. Bernard Gold, G.S. Building Corp. Mr. John Marienthal, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Berman to approve the minutes of the public hearing of September 22, 1993 on Concord Glen. Commissioner Genell noted several typographical Buffalo Grove Plan Comm-Regular Mtg-October 20, 1993-Page 1 errors on page 5. Commissioner Goldspiel noted a typographical error on page 10. All Commissioners were in favor of the motion as amended, and the motion passed unanimously, with Chairman Silbernik abstaining. Moved by Commissioner Genell, seconded by Commissioner Samuels to approve the minutes of the public hearing of September 22, 1993 on Outback Steakhouse. Commissioner Krug stated that on page 4, paragraph 9, the word "units" be included and how long they had been in business. All Commissioners were in favor of the motion as amended, and the motion passed unanimously, with Chairman Silbernik abstaining. Moved by Commissioner Goldspiel, seconded by Commissioner Berman to approve the minutes of the Special Meeting of September 22, 1993 . All Commissioners were in favor of the motion and the motion passed unanimously with Chairman Silbernik abstaining. COMMITTEE AND LIAISON REPORTS - Commissioner Goldspiel reported on the Village Board meeting of October 18, 1993; the following planning items were discussed: 1. Concord Glen annexation agreement hearing was continued; 2 . Approval of a resolution objecting to rezoning by Lake County of an unincorporated property on Weiland Road. COMERICA BANK, SOUTHEAST CORNER OF BUSCH ROAD/WEILAND ROAD, REZONING TO THE B-3 DISTRICT AND APPROVAL OF PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Goldspiel to recommend approval to the Village Board of the petition for rezoning from the Industrial District to the B-3 Planned Business Center District for Lots 1 and 2, and for approval of a Preliminary Plan for Lots 1, 2 and 3 pursuant to exhibits and testimony presented at the public hearing. Commissioner Goldspiel stated that most comments directed at zoning and use at the public hearing were favorable. He noted a great deal of concern regarding traffic issues from the very beginning of this plan. He noted that Busch Road has been slated for improvements and there has also been some discussion of improvements for Weiland Road. He noted that staff has made adequate provision for the improvement of the intersection at Busch and Weiland and noted that both ingress and egress has been addressed and provided for this development as well as any future development on the site. He noted that access on Weiland Road has been designed so as not to conflict with any left or right turns. He further noted that it has been recommended by the traffic Buffalo Grove Plan Comm-Regular -Mtq October 20, 1993-Page 2 experts that it would be best to go with a bi- direction left lane turn lane on Weiland Road. Commissioner Goldspiel pointed out that the stormwater detention area has been designed for the whole 10-acre parcel and an easement will be provided for coordination of access and traffic circulation for the bank and the future development on the remaining industrial parcel. He stated that the use on this site is appropriate with the non-residential, industrial and business character of the area. He stated that public support will be necessary when the roads require widening and he would hope that the residents would cooperate and support such improvements. In summary, he stated that this seems to be a very desirable development that is well sited and well planned and will be an advantage to the neighborhood. Commissioner Krug stated this development will be a good step for Buffalo Grove and he is in favor of it. He noted that the traffic issues had been adequately addressed. Commissioner Genell stated that she agrees with the concept of a bank. However she noted concern with transportation and stated she hoped the Village and County would move things along the priority list for improvements on these roads. Commissioner Samuels stated that the issue of cut through traffic has been addressed as well as can be expected. He stated that the development will be an asset to the community and he also hoped that the residents of Buffalo Grove would support any widening of roads when plans are proposed. Commissioner Berman concurred with Commissioners Samuels and Goldspiel. He stated that he hoped the traffic issues would be resolved by the agencies empowered to do so. He further stated that this development is the least intrusive and best use for this corner. He stated that this development will be a convenience for the area and he is pleased to have a zoning district upgraded as he would not want to see an industrial development on the entire 10-acre site. Chairman Silbernik stated that the Plan Commission has done an outstanding job over the years directing the growth of the Village. He stated that he is excited by the original concept of this development and feels that this is the best overall use for this corner in terms of visibility and aesthetics. He noted that banks are historically good neighbors and also stressed the hope that residents will support road widening projects in the area when plans are proposed. Chairman Silbernik called for a vote on the motion and the vote was as follows: Buffalo Grove Plan Comm-Regular Mtg-October 20, 1993-Page 3 AYES: Goldspiel, Krug, Samuels, Genell, Berman, Silbernik NAYES: None ABSENT: Rhodes, Howard, Rosenston ABSTAIN: None The motion passed 6 to 0. CHECKER PLACE, NORTHWEST CORNER OF BUFFALO GROVE ROAD/CHECKER ROAD, REZONING TO R-9 P.U.D. -- WORKSHOP t2 Chairman Silbernik excused himself from the chair and Vice Chairman Goldspiel took over the meeting. Mr. Russ Taylor of Ralph Burke Associates stated the plan now incorporates a new unit so that there are three product types comprised of an interior two-story townhouse, an end two-story townhouse and a flat over flat unit. He stated that the total number of dwelling units has been reduced from 56 units to 52 units of which 28 are townhouse units and 24 are flat over flat units. Mr. Taylor stated that the road configuration is basically the same as the previous plan, although much of the pavement in the southeast corner of the property has been moved pursuant to the Commission's previous comments. Mr. Taylor stated the new product units have been incorporated into buildings 1, 2 and 8. On the west side of the street the plan now shows a 40 foot side-to-rear separation and side-to-front separation. He noted that the plan also provides a greater separation from Checker Road to the first unit driveway. Mr. Taylor further stated that based on staff comments they have removed some on-street perpendicular parking to simplify traffic movement. The plan also provides some driveways that serve entire buildings, thereby reducing the number of curb cuts on the street. This was done in response to the Village Public Works Director's comment that the number of curb cuts should be reduced. Mr. Taylor also stated that due to the new shorter building length they have been able to widen the separation between buildings 6 and 7 by 25 feet and 35 feet on the western edge. An 8 unit building has been incorporated on the north property line to accommodate the shifting of the buildings and to allow the use of a driveway serving the entire building with only one curb cut. Mr. Taylor reviewed the street connection to Checker Road. If the street is aligned with Manchester Drive, the site plan is greatly impacted. He said that it is the developer's suggestion that the street be allowed to be offset from Manchester Drive, with a design at the intersection with Checker Road that will facilitate Buffalo Grove Plan Comm-Regular Mtg-October 20, 1993-Page 4 turning movements in and out of the site. He indicated that the proposed design provides two lanes out onto Checker to allow right turn and left turn movements. A separation of 290 feet from the curb line of Buffalo Grove Road is maintained so that there is still adequate distance to provide for stacking of traffic on Checker Road at the Buffalo Grove Road intersection. Mr. Taylor noted that one of the suggestions by the Village's traffic consultant is to construct an island at the street connection to Buffalo Grove Road to regulate right-in, right-out traffic movements. He commented that there is a barrier median on Buffalo Grove Road at this location, so there will be no opportunity for vehicles to turn left to go north on Buffalo Grove Road. He said that the developer would prefer not to construct the island since it would not really serve to regulate traffic movements. Mr. Taylor stated that according to the demographic standards developed by Associated Municipal Consultants, the proposed 52 dwelling units would generate 120 persons total including 16 school age children. He stated that the developer believes that the homes will be a neighborhood consisting mainly of empty nesters. Commissioner Krug stated that the new plan is a big improvement over the original plan, however, he would like to see Mr. Carmignani's comments on the new plan. He asked where the stormwater detention would be located. Mr. Taylor stated that stormwater detention is provided off-site based on the engineering plan approved for the Vintage development. Commissioner Genell asked if the 35 foot setback on building 8 would be comparable to the setback across the street at Town Place. Mr. Pfeil stated that Town Place has a 35-foot setback from the Buffalo Grove Road right-of-way. Commissioner Genell asked how far building 5 is from the deck. Mr. Taylor stated the deck is 6 feet and the unit is therefore approximately 33 feet from the building line. Commissioner Samuels noted that he still finds the proposed plan to be extremely dense, lacking amenities and overloaded with pavement. He stated that he would like to see a further reduction in the density and more public space or amenities in order to give some distinction to this development. Commissioner Goldspiel stated he agreed with Mr. Pfeil's memo of Buffalo Grove Plan Comm-Regular Mtg-October 20, 1993-Page 5 October 15, 1993 suggesting the sidewalks should be adjusted to connect directly to the internal street instead of to driveway areas. Mr. Taylor agreed to this adjustment. Commissioner Goldspiel noted that the main issue surrounding this development is the road design and asked for clarification of the alternate plan. Mr. Taylor stated that the traffic engineer is concerned because the intersection of the proposed street with Checker Road is only 90 feet from the intersection of Manchester Drive. The engineer would like to accommodate potential left hand turns occurring at these streets where they intersect with Checker Road. Commissioner Goldspiel stated that the proposed design for channeling traffic and regulating turning movements at the intersection with Checker Road looks as though it will cause more problems than if a standard intersection design is used. He said it seems like an obstacle is being created for anyone making a turn into the development. He also noted the undesirability of a dual lane exit which cuts down on green space and does not serve any purpose for the low amount of traffic. Mr. Kuenkler stated that it is important to have adequate dimensions on Checker Road for storage of cars and tapers for the turn lanes. He indicated that the offset of the new street and Manchester Drive appears to be workable, although the turn lane on Checker Road serving these streets will be bi-directional. Commissioner Krug stated that the traffic volume entering the development from Checker Road would not be large enough to warrant a divided median at the street intersection. Commissioner Goldspiel asked if the Commission would like to concentrate on aligning the new street with Manchester Drive or if the street intersection design just needs refinement. Commissioner Berman said he thinks that the offset from Manchester Drive could work if the intersection at Checker Road is designed properly. Commissioner Genell stated she still has a problem with the density and noted the development needs a more viable design. Commissioner Berman stated he would like to see building 9 eliminated and separate building 8 into two buildings. He noted that this would give the developer more flexibility with the road as well as reduce the density somewhat and create more open space. Commissioner Samuels concurred with Commissioner Berman and noted Buffalo Grove Plan Comm-Regular Mtg-October 20, 1993-Page 6 that the building could then be moved farther east which would open up the corner. Commissioner Goldspiel noted he would like to see building 4 revised since it cuts down on the side yard for building 5. He also noted that he is not bothered by the density of the development as this will be a good transition from the residential area at Vintage as well as a benefit to the nearby Town Center. Commissioner Samuels stated the development looks overbuilt. He noted that his concern is primarily with the coverage of the property being proposed by the plan, not with the number of dwelling units on the plan. Mr. Gold reviewed the various building elevations. He said the design of the buildings uses varied lines for the roofs and other exterior features to create an interesting appearance. He noted that the elevations are designed to give the development a single-family residential appearance. He said that two or three colors would be used in the exterior materials and there would be varied use of the brick and siding elements. Mr. Freedman stated the developer requests that the Plan Commission schedule an additional workshop so that the issues raised at this workshop can be resolved prior to the public hearing. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil noted there would be a meeting on November 3, 1993. PUBLIC COMMENTS AND OUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Genell, seconded by Commissioner Berman, and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 10:40 p.m. Buffalo Grove Plan Comm-Regular Mtg-October 20, 1993-Page 7 Respectfully s itted, Fay Rubin, R cording Secretary APPROVE TIN SILBERNIK, Chairman Buffalo Grove PlanMtg-October Comm-Regular Mtq October 20, 1993-Page 8