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1994-02-16 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION February 16, 1994 Prairie Grove Subdivision Prairie Road south of District 102 Middle School Vice Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo- Grove, Illinois. Vice Chairman Goldspiel 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: Vice Chairman Goldspiel Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Commissioners absent: Chairman Silbernik Mr. Krug Ms. Genell Mr. Berman Also present: Mr. Jeffrey Samuels, Samuels/Berenz Associates Mr. Ronald Adams, Pearson, Brown & Associates Ms. Charlene Kautz, Otis Associates, Inc. Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Commissioner Samuels stated that he does not have a statutory conflict of interest as he has no interest or participation in the petitioner' s company. However, since the development team is composed of his brother and father and he has done legal work for the company, he will therefore not participate in any discussion regarding this matter and will abstain with regard to any vote. The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Plan dated February 3, 1994 by Otis Associates Buffalo Grove Plan Comm-Public Hearing-February 16, 1994-Page 1 Exhibit B: Concept Plan dated January 13, 1993 by Otis Associates, Inc. Exhibit C: Preliminary Engineering Plan dated February 9, 1994 by Pearson, Brown and Associates n R-Mr. JeffreySamuels stated he is askingfor annexation and 3 zoning for the site on the west side of Prairie Road directly south of the District 102 middle school. Mr. Samuels stated that the area around the cul-de-sac has been adjusted to allow the normal sidewalk design. He further stated that an 18 foot emergency access road out to Prairie Road has been added. He noted that both the Fire Department and staff would determine the type of construction needed for the road. Mr. Samuels further stated that a pedestrian walkway north to the school site is not needed by the School District according to Dr. Parks, superintendent of District 102. Dr. Parks had stated that he does not see a need for such a sidewalk, and the District will not build a walkway on the school property to meet the sidewalk in the subdivision. Mr. Samuels stated that the rear yards of the lots adjacent to the school have been reduced slightly to provide for the construction of the emergency road to Prairie Road. Charlene Kautz of Otis Associates, stated that the collector roadway on the school property aligning with the 60 foot right-of- way on the Prairie Grove site has been adjusted and lines up properly within the right-of-way. The side yards of lots 1 and 30 have been corrected and lots 1 through 16 have been adjusted to provide for the emergency access road. Ms. Kautz stated the same amount of detention is to be provided but now includes an 8 foot bikepath leading to Prairie Road. In addition, parkway trees have now been added which follow the code. There will be about two trees per lot and will be mixed varieties. Mr. Ronald Adams of Pearson, Brown & Associates stated there is an existing water main at Brandywyn Road which will be used to connect the proposed water line. As part of the school improvements, a 12-inch line has been brought to the north line of the site, and this will be continued south to the proposed subdivision. Internal water lines will run a water main within the right-of-ways and through the emergency access road. Mr. Adams stated that the sanitary sewer will go south and connect to an existing sanitary sewer at Prairie Road and Aptakisic. He noted that the developer anticipates that construction of the offsite portion of this sewer will be a joint project with the proposed development on the east side of Prairie Road. Buffalo Grove Plan Comm-Public Hearing-February 16, 1994-Page 2 Mr. Adams stated that the topography of the Prairie Grove site slopes from the northwest corner in a southerly and easterly direction. He said that storm water collected from yards and streets would be directed to the detention facility along Prairie Road and from there would be discharged to the east and/or south into a system which will be constructed as part of the proposed development on the east side of Prairie Road. Mr. Adams stated that improvements include the collector road on the west property line and street lights as required by Village ordinance. Commissioner Rhodes asked if there would be any fencing around the subdivision. Mr. Samuels stated that there would probably be fencing along the north property line although it has not as yet been determined if it would be provided by the developer or left up to the individual homeowners. Commissioner Rhodes asked if the developer would be using lighted house numbers. Mr. Samuels stated that he would consider the use of same but would like to first check on the possibility of house blocks with a light fixture to make the numbers lit or visible. Commissioner Rhodes asked if the developer could elaborate on the housing product. Mr. Samuels stated that the proposed homes would be between 2 ,800- 3,300 square feet in the mid $300,000 range. The homes would all have four bedrooms, two and one-half baths with two car garages and possibly a three car garage option. They would also have basements, either full or partial. Commissioner Rhodes stated he would like to see a walkway to Prairie Road after the need for the emergency access road is finished. Mr. Samuels stated there has been some discussion that when the emergency road is no longer necessary it be used as a walkway, although not an 18 foot walkway. Commissioner Howard asked if there would absolutely be proper drainage along the north property line at the school. Mr. Adams stated the storm sewer line on the school property basically takes the roof drainage as well as some of the yard drainage on the school site to the detention pond on the school property. Drainage from the proposed site would be carried south to the detention basin on the Prairie Grove property. Buffalo Grove Plan Comm-Public Hearing-February 16, 1994-Page 3 Commissioner Rosenston stated he would also like to see lighted addresses. He asked if the emergency access is on 18 feet of the adjacent residential lot, and if so, are there any constraints or limitations on the house placement with respect to the street and required setbacks. Mr. Samuels stated the lot has the ability to be developed with that easement there and there would still be proper setbacks maintained for the house. Commissioner Rosenston asked if there would still be adequate side yard clearances maintained. Mr. Samuels stated there would be adequate side yard clearances. Vice Chairman Goldspiel stated that he disagrees with lit addresses for the homes stating it is not in accordance with the type of image he would like to see in a neighborhood. Vice Chairman Goldspiel stated that no more than a 10 to 12 foot bikepath easement would be necessary after the emergency road is re-designed particularly since there would not be any access to the school. Vice Chairman Goldspiel asked if there is any mechanism, in place to ensure that the piece of property to the south does, indeed, provide the park that has been spoken of previously. Mr. Pfeil stated it would have to be made very clear to any developer of that property to the south that the area is required to provide an active use park site. Vice Chairman Goldspiel asked how to ensure that this developer pays his share for the portion of the proposed park. Mr. Pfeil stated he will be paying cash in lieu of land as part of his building permit process for these 30 houses. Mr. Pfeil stated that he would discuss with Mr. Rylko of the Buffalo Grove Park District a way to reserve cash contributions from Prairie Grove for acquisition of land for an adequately sized active use park on the parcel to the south of Prairie Grove. Vice Chairman Goldspiel noted that there is one water stub not looped and asked if this is a concern. Mr. Kuenkler noted there is no problem with this design. Vice Chairman Goldspiel asked if the sanitary sewer is intended to serve an additional development or if this sewer is as far west as it can go. Mr. Kuenkler stated that this is as far as the sewer can go. Buffalo Grove Plan Comm-Public Hearing-February 16, 1994-Page 4 1 Vice Chairman Goldspiel asked if provisions are being made for service to the property to the south. Mr. Kuenkler stated that the property to the south may possibly use part of this sewer and it is properly sized. Vice Chairman Goldspiel asked for an explanation for the "V" design of the storm water drainage on the west side of the property line at the collector road. Mr. Adams stated that in order for the construction of the road at \./ that point, the grade would have to be matched as the road cannot be raised up. Therefore, a slight drainage for the intersection is being shown due to the proximity of the roadway and the right- of-way. He noted they would try their best to flip the drainage and have the majority flow east. However, some slight drainage will need to be discharged to the west. Vice Chairman Goldspiel asked where this water would discharge to. Mr. Adams stated the water would discharge at grade and drain in a westerly direction. He noted that they would elevate the road sufficiently to discharge at grade. He noted that this is the current drainage pattern for the area. Vice Chairman Goldspiel asked if this method will capture street runoff. Mr. Adams stated this would capture street runoff. Vice Chairman Goldspiel asked if there is any detention or retention provided for that purpose. Mr. Adams stated not at this time. Vice Chairman Goldspiel asked if this was not in violation of the Village code. Mr. Adams stated that usually around the perimeter of a property there are sometimes certain additions that do not allow you to detain water. You can possibly store water somewhere else, you can contribute to some detention facility elsewhere, you can oversize the pipe or store some water in the street. He further noted that they have not yet gotten into the final details of the grading in this situation. However, he stated that this issue will have to be addressed. Mr. Kuenkler stated that some water discharge to the west is unavoidable and will likely be less due to water diversion to the detention area in the east. Mr. Adams noted that this west roadway will ultimately access a Buffalo Grove Plan Comm-Public Hearing-February 16, 1994-Page 5 development to the west and will tie up with the sewer system that will be developed at the west property. Therefore, this condition of uncontrolled release will be a temporary situation. Vice Chairman Goldspiel asked how stormwater detention area would function concerning release of water. Mr. Adams stated there would be a sewer line going around the entire detention facility and a restrictor would be placed at some point in the line to allow only an allowable release rate from the property. Once the flows get greater than the designs of the restrictor, they would back into the dry detention pond where the water would then collect. Vice Chairman Goldspiel asked where the water goes once it leaves the detention area. Mr. Adams stated that the development of the property to the east will require a storm sewer facility and they are anticipating tying in to a drainage facility that is designed as part of this subdivision. Vice Chairman Goldspiel stated that the Village cannot depend on the fact that a development is to be built to the east nor when such a development will be built. Mr. Adams stated that it would be in the best interests for everyone to have the development in the east share a common storm sewer. Mr. Samuels stated that Mr. Balling and staff had discussed this very same issue and for purposes of economics everyone had basically agreed that the approach to be taken would be to tie into the sewer which will be developed for the property to the east even though that development is behind ours. He further stated that they are aware that if the development to the east does not proceed, he would need to construct the storm sewer and wait for recapture of part of the expenses. Vice Chairman Goldspiel asked if Mr. Samuels is guaranteeing that stormwater would leave the site in a manner compliant with Village ordinance. Mr. Kuenkler stated that it is not unusual for a plan to include offsite improvements and he noted that part of the final development plan would have to include an offsite sewer. He said that the engineering plan will have to show that stormwater will be released in compliance with the Village's regulations. Vice Chairman Goldspiel asked if the detention site would be underdrained. Buffalo Grove Plan Comm-Public Hearing-February 16, 1994-Page 6 Mr. Adams stated the detention is shown as a two percent cross slope and underdraining would depend on the elevation of the final storm sewer. Mr. Kuenkler stated that no variances are required on the design as presented. He noted that if a different design is used a variance may be necessary. Vice Chairman Goldspiel asked if there is a wet area on this property. Mr. Samuels stated there is a wet spot on this property. Vice Chairman Goldspiel asked if there are any soil problems associated with the wet spot and if any soil borings had been done. Mr. Samuels stated some soil borings had been taken and do not indicate any problems. He noted that additional borings would be taken and if there are any problems, the home on this lot would be built with drain tiles around the home to discharge water away from the home. Commissioner Rhodes asked if construction vehicles would all come off of Brandywyn. Mr. Samuels stated the construction vehicles would come off of Brandywyn via the collector road. Commissioner Rhodes stated that construction vehicles should be cautioned to proceed with care due to the proximity of the school and its children. Commissioner Rhodes asked how long this project would take for completion. Mr. Samuels said that he envisions an eighteen month to two year build out. There being no further comments or questions from anyone else present, Vice Chairman Goldspiel closed the public hearing at 8:40 p.m. Re ctfully ubmitted, F y Rub n, Recording Secretary APP • P E GOLDSPIE Vice Chairma Buffalo Grove Plan Comm-Public Hearing-February 16, 1994-Page 7 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION February 16, 1994 Prairie Grove Subdivision, west side of Prairie Road south of District 102 Middle School - Annexation with zoning in the R-3 One-Family Dwelling District and Approval of a Preliminary Plan Edward Schwartz and Company, Park View Terrace residential development - Rezoning from the Office and Research District to the R-9 Multi-family District and approval of a Preliminary Plan -- Workshop #1 Domas Properties, east side of Weiland Road at Thompson Boulevard - Annexation with Industrial zoning and approval of a Preliminary Plan -- Workshop #1 Vice Chairman Goldspiel called the meeting to order at 8:40 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Vice Chairman Goldspiel Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Commissioners absent: Chairman Silbernik Mr. Krug Ms. Genell Mr. Berman Also present: Mr. Jeffrey Samuels, Samuels/Berenz Associates Mr. Ronald Adams, Pearson, Brown & Associates Ms . Charlene Kautz, Otis Associates, Inc. Mr. Edward Schwartz, Edward Schwartz & Company Mr. Marc Schwartz, Batler & Schwartz Mr. Ed Domas, Domas Properties Mr. Don Domas, Domas Properties Mr. Bob Domas, Domas Properties Mr. Roy Herbst, Herbst & Associates, Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 1 APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Rhodes to approve the minutes of the regular meeting of February 2, 1994 . All Commissioners were in favor of the motion and the motion passed unanimously, with Commissioner Goldspiel abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Rhodes stated he attended the Village Board meeting on February 7, 1994 and stated the Special Use for the Arboretum Golf Course was approved and the name of Barclay Station has now been changed to Wheatlands. Commissioner Rosenston stated he attended the Village Board meeting on February 14, 1994 and stated the following items were discussed: 1. Approval of the Village zoning map by Resolution 94-7 2 . Referral of the property east of the proposed Prairie Grove Subdivision concerning proposed annexation and developments by Town & Country Homes and Milbro, Ltd. Mr. Raysa reviewed the Circuit Court ruling regarding the Town & Country and Milbro annexation petition. PRAIRIE GROVE SUBDIVISION, WEST SIDE OF PRAIRIE ROAD SOUTH OF DISTRICT 102 MIDDLE SCHOOL - ANNEXATION WITH ZONING IN THE R-3 ONE-FAMILY DWELLING DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Rhodes, seconded by Commissioner Rosenston to recommend approval to the Village Board of the petition for annexation with zoning in the R-3 One-Family Dwelling District and approval of a Preliminary Plan subject to: 1. Ten foot bikepath remaining on the south end of the property after the emergency access road is removed. Commissioner Rhodes stated that this plan is a welcome beginning to this area of the Village and the development team has done a fine job with a difficult parcel. Commissioner Rosenston stated that he also feels the development team did an excellent job addressing the Plan Commission's concerns and noted his appreciation of the fine work done on developing the emergency access road. Commissioner Howard concurred with the other Commissioners and thanked Vice Chairman Goldspiel for raising the engineering Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 2 questions in order to ensure there are no problems on this property. Vice Chairman Goldspiel noted that in view of the particular situation of this property, he has no objection to the large lot sizes of this subdivision and therefore supports the motion. Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Rhodes, Howard, Rosenston, Goldspiel NAYES: None ABSTAIN: Samuels ABSENT: Silbernik, Krug, Genell, Berman The motion passed, 4 to 0. EDWARD SCHWARTZ AND COMPANY, PARK VIEW TERRACE RESIDENTIAL DEVELOPMENT - REZONING FROM THE OFFICE AND RESEARCH DISTRICT TO THE R-9 MULTI-FAMILY DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Mr. Edward Schwartz stated that he is the developer for a 1. 71- acre parcel on the north side of Park View Terrace south of the First Midwest Bank. The property is zoned Office and Research and is currently owned by the bank. He noted that this parcel abuts Frenchman' s Cove which also was developed by his company and on which they are currently building. Therefore they plan to build and market at the same site. He noted that the development will be composed of flats and townhomes. The flats will be 1,250 square feet on the first floor and 1,550 on the second floor. The townhomes will range in size from 1,500 to 1, 900 square feet. He further noted that these units will be available with or without basements. Mr. Schwartz stated that these units will have condominium ownership. He further stated that the proposed 4 foot sidewalk along Park View Terrace will be adjusted to accommodate a 5 foot sidewalk as requested. The detention area will be owned and operated by the condominium association. Commissioner Samuels asked if the basement option is only for the townhomes. Mr. Schwartz stated that both the flats and townhomes would have the basement option although the basement for the flats are shared. Commissioner Samuels asked if the detention plan had been reviewed. Mr. Kuenkler stated that the detention location appears to be in the proper location and appears to have sufficient volume. He Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 3 noted that an engineering plan has not been submitted. Commissioner Samuels asked if there is any room for additional off street parking. Mr. Schwartz stated that one-car garages would be provided for the flats and two-car garages for the townhomes. He stated that there is sufficient parking on both the driveways and on Park View Terrace. He stated that the buildings could be pushed back to provide greater off-street parking but that would only push the product closer to the fire station. Commissioner Samuels asked if any fencing is anticipated between this property and the bank.- Mr. Schwartz stated that a six foot board on board fence would be utilized. Commissioner Rosenston noted his concern with the density of the proposed development. Mr. Schwartz stated that under R-9 zoning 35 units could be built whereas this plan proposes only 18 units. Commissioner Rosenston asked Mr. Schwartz to address the concerns stated in Mr. Pfeil's memo of February 11, 1994 regarding the P.U.D. Mr. Schwartz stated that this development will be a condominium with all common areas under the condominium association. Commissioner Rosenston asked if that will resolve the concerns regarding the P.U.D. Mr. Pfeil stated that the development will be a P.U.D. and will have two yards at less than P.U.D. standard of 35 foot to the boundary of the P.U.D. He commented that a variation to allow side yards of 12 feet seems appropriate for this site since it is adjacent to a park and a church. Commissioner Rhodes noted that the Village Trustees had noted their preference for two-car garages in all developments in the Village. Mr. Schwartz stated that they are proposing the plan with a combination of one and two car garages in the hopes of keeping the product at an affordable level. The price range of these units will be approximately $144, 000 to $163,000 for the flats and up to $199, 000 for the townhomes. Commissioner Rhodes asked if the development could be downsized or if the homes could be pushed back. Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 4 Mr. Schwartz stated that it would be hard enough to market these units with a bank and a fire station in the back. Commissioner Rhodes stated that he does not care for the one car apron and would like to see less density. Mr. Schwartz stated that there would be 2. 89 cars per unit and that exceeds the Village code. Commissioner Samuels asked if there is any room to add another single car garage. Mr. Schwartz stated there is no room for another single car garage. Mr. Schwartz stated he could just move the buildings back and put longer driveways in. However, he noted that he did not see any advantage to doing this as this would be putting the buildings closer to an offensive use which is not a good idea. Vice Chairman Goldspiel asked if the garages at Covington are one or two car garages. Commissioner Rhodes stated all garages in Covington are one car garages but with two-car driveways. Vice Chairman Goldspiel asked if there is any advantage to linking the proposed detention to the Covington detention and thereby gaining some room to move the proposed buildings back ten feet in order to add additional driveway lengths. Mr. Kuenkler stated there probably is a way to link the detention. Mr. Schwartz stated that he could do this but it would not be a very nice situation for the people living in the units and looking out their back yards at the bank and fire station. Commissioner Rhodes stated that aesthetically the buildings would look better in the front they were farther from the street. Vice Chairman Goldspiel stated that he would like to see a link with the Covington detention system. Vice Chairman Goldspiel asked what the likelihood is of anything being built to the east. Mr. Schwartz stated that he approached the Kingswood Church, which owns the property, but there was no interest in selling it. Mr. Kuenkler stated that the Kingswood Church will probably expand their parking lot in this area near Mr. Schwartz' proposed homes. Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 5 Vice Chairman Goldspiel inquired about the setback required from the Church property. He said that he would like to see how the proposed development fits in with the Church's plans for the next meeting. He further noted that if buffering can be ensured then he would not have a problem with a 12-foot side yard. Mr. Pfeil commented that technically the proposed P.U.D. is required to have a setback of 35 feet from the boundary of the development. He noted that the proposed 12-foot setback from the Church site appears to be adequate if some type of screening is provided. Vice Chairman Goldspiel asked if the Frenchman's Cove park has been developed. Mr. Schwartz stated the park has been developed. Mr. Don Domico, Covington Terrace, noted his concern with the parking provisions for the proposed development. He noted there is very little parking space on the street and Covington Manor has a two car driveway length for each home. He further noted that tying into the Covington storm sewer will aggravate the problem experienced by the unincorporated area east of the sewer. Mr. Roger Lundine, Covington Terrace, stated that this development will be built at the high point of the drainage area serving Covington Manor. The water now running down Park View Terrace goes into the Covington detention pond as does that from the Covington Office Plaza. He noted that he is very concerned that if more water is added to the detention pond it may not have the capacity to handle such a load. He stated that the Planning Commission should look at the proposed plan and determine if an adequate stormwater detention plan will be provided. Mr. Schwartz stated that it would be better to maintain drainage on the development and have it drain to an outlet at the corner of the bank building. Commissioner Samuels asked if there would be patios. Mr. Schwartz stated that there would be balconies on the second floor and patios on the first floor. Mr. Samuels stated that as a P.U.D. the size and appearance of any patios could be restricted. He asked what spacing would be between the rear of the units and the beginning of the slope for the �✓ detention. Mr. Schwartz stated he is not sure about this at this particular time. Commissioner Samuels noted that it may not be possible to do a Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 6 detention area and still maintain patios. Vice Chairman Goldspiel noted that although there is 30 feet of driveway area in front of buildings one and two, there is only a 20-foot length for building three because part of the driveway has to serve the two off-street parking spaces. This will make if difficult to increase the driveway length to provide two car parking and maintain an adequate distance from the detention basin. Commissioner Samuels noted that there would still be room for only one car in front of each garage on the end unit of building three. Commissioner Rosenston noted that it is necessary to find additional parking for the development, if not at the individual units then at least somewhere on the plan. Vice Chairman Goldspiel noted that he is sensitive to the issue of affordable housing for the Village, however, he is not willing to have single car garages with single car driveways in a neighborhood containing single car garages with two-car driveways. He further noted that building three needs to be analyzed concerning its location and orientation. Commissioner Samuels noted that some additional perpendicular spaces could be added between buildings two and three and the driveway flared out between buildings two and three. Commissioner Rhodes stated that the sidewalk could be eliminated and the unit could be pushed back only five feet. He noted that he would like to see some landscaping plans at the next meeting. P g .g Mr. Felix Gervais, Covington Manor, stated that Park View Terrace serves a number of homes in Covington Manor, and increased traffic and parking would be a problem. He further noted that there are lots of trees on the Covington property and would hate to see those trees cut down. He also noted that it would be a good idea to have a sidewalk to the bank for the many people who use that bank or need to walk outside of their homes. He noted that drainage would be a problem and it would be best to drain the proposed development out to Dundee Road. He asked where construction workers would park and where their equipment would be housed. He further inquired if the Fire Department' s needs would be met and maintained. Vice Chairman Goldspiel noted that the following items need to be addressed for the next meeting: 1. Additional parking off-street parking 2 . Parking at building three Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 7 3. Church property plans 4. Review of Covington Manor plans 4. Impact of patios on stormwater detention facility 5. Impact of stormwater detention on Covington Manor DOMAS PROPERTIES, EAST SIDE OF WEILAND ROAD AT THOMPSON BOULEVARD - ANNEXATION WITH INDUSTRIAL ZONING AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #1 Marc Schwartz, of Batler and Schwartz, stated that the Domas Properties is part of the old Weiland Greenhouse property and consists of a 1.75-acre parcel on the east side of Weiland Road across from Thompson Boulevard. The site is part of a 6-acre tract. He stated that the developer proposes to develop a building for office/warehouse use. He stated that there is presently a 7,000 square foot building on the site and the plan proposes an expansion of that building into a 23,590 square foot building. He stated that the key issue to this plan is the proposed loop roadway. Roy Herbst stated there is access to the property at the northwest corner of Weiland Road. He noted that detention would be provided on the west end of the parcel and the site would be connected to any future road along the south side of property. The north end of the parcel would be used for the loading area. He noted that there is access all around the building and the dumpster would be located at the northwest corner of the building. Mr. Schwartz stated no variations are being asked. He noted that Mr. Pfeil' s memo points out that the south yard of the site would actually be a front yard adjoining the loop road, and this requires a larger setback than a side yard. However, Mr. Schwartz stated that since there is no roadway development at this time, they envision utilizing the existing driveway at Weiland Road. He further noted that if and when the roadway is developed some parking may have to be redistributed. He stated that they are aware that they would have to address the issue when said roadway is developed. Commissioner Howard asked if a sidewalk is required along Weiland Road in the Industrial District. Mr. Herbst stated that he had noted on the plan that a sidewalk or bikepath would be required and would address the issue at a future meeting if the plan proceeds to further review. Commissioner Howard asked if the parking meets Village code. Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 8 Mr. Herbst stated parking is actually 16 spaces in excess of the Village code. Commissioner Howard asked what kind of business would be conducted and what kind of truck traffic could be expected. Mr. Don Domas stated they are primarily a commercial plumbing and contracting business which requires only one or two truck deliveries per week. Commissioner Rosenston asked who owns the parcel. Mr. Schwartz stated that the parcel is under contract to Domas Properties; it is controlled by a bank as part of a foreclosure. Commissioner Rosenston noted that the property line as shown on the plan runs through the parking spaces. Mr. Domas stated that upon discovering the Village had plans for the proposed loop road, it was negotiated that they would purchase to the north boundary of the road. Therefore, wherever the road comes in is the boundary they would purchase. Commissioner Rosenston noted that the required setback adjacent to the loop road would have to be 25 feet. Mr. Pfeil stated that is correct. Commissioner Rosenston asked what kind of vehicles are used in the developer' s business. Mr. Domas stated most of the vehicles are van type trucks. Commissioner Rhodes asked if there are any potential users for the tenant lease space and if there is any potential for showroom or retail operations on the site. 1 Mr. Don Domas stated there are no plans for any such operations and there are no potential tenants as yet. Mr. Pfeil stated that it would be a good idea to verify any intent regarding retail operations as there are some restrictions on the amount of square footage to be used for retail and showroom sales and it does require parking to be provided at the retail rate which is more severe than office standards. There would need to be a marginal increase in parking. Vice Chairman Goldspiel noted that the property had been used as a greenhouse operation and inquired if there are any environmental problems on the property relative to chemicals or waste. Mr. Domas replied that the property will be cleaned up as Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 9 necessary and all applicable EPA requirements will be met. Commissioner Rhodes stated that what is being planned here fits in well. Commissioner Samuels stated that using the Weiland Road access is fine for the interim. He asked if the developer is proposing to share in the cost of construction of the loop road. Commissioner Rosenston commented that the current driveway to the property from Weiland Road should be eliminated immediately and the new building should have access only to the loop road. Mr. Schwartz stated that the seller is supposed to take responsibility for a portion of the road. Mr. Samuels stated that may be fine for Mr. Schwartz's clients but when the plan comes back to the Commission it may very well have a different ownership. Mr. Schwartz stated he understands the problem. However, if a traffic signal, right-of-way and roadway development are attached to development of this parcel, it would be in excess of the purchase price of the property and would not be a viable project. However, the Domas brothers are willing to take part in a fair and equitable share of those development costs. How that is to be achieved or accomplished is a problem. Mr. Schwartz also noted that the roadway may never be built. He stated that this part of the road depends on what happens at the Abbott Business Center and the property owned by the Concrete Doctor. Commissioner Samuels stated that he does not want to see too many curb cuts. He stated that there needs to be some sort of fair assessment of the cost and some kind of escrow of funds to assure that piece of property bears its share of the costs in the future. Commissioner Samuels stated that it would not be fair to have the entire cost of the traffic signal carried by this six acre parcel. He stated that Thompson carries a great deal of traffic that has nothing to do with this parcel. However, the road should be put in as part of the planning process and some accommodation or attempt at a fair share must be made. Mr. Schwartz stated that he agrees that they have a responsibility to bear a part of the costs of the traffic light, roadway or right of way. However, the question is how much this share is to be and when it would need to be paid. Vice Chairman Goldspiel agreed that the cost of the traffic signal should be spread out because it is not entirely a function of Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 10 traffic from this property. He noted that it may be preferable to build the westerly portion of the road up to the part that ! everyone agrees this parcel should bear. Commissioner Samuels stated that the road would have to be built as far as the second access driveway into the site. Commissioner Rosenston stated that the critical issue is to find out if one or two curb cuts to the loop road are necessary and Mr. Carmignani should be consulted. Mr. Schwartz stated that he appreciates the efforts necessary to determine the number of required curb cuts but the timing is such that they will not be able to wait for Mr. Camignani's report. He noted that if the important issue is the roadway as opposed to the traffic light then he can sit down with the bank and negotiate the roadway with them. He also noted that it is his understanding that the traffic light and roadway would be a shared cost amongst the entire site and his client would have some rights of recapture of what ever is expended now against future development. Vice Chairman Goldspiel noted that with the existing driveway closed off, the loading area may need to be moved or flipped so it is not visible from the street. In addition he noted that the ratio of pavement and green space to detention appears to be workable. CHAIRMAN REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there would be a meeting on March 2, 1994. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Rosenston and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 11:00 p.m. Res ctfull ubmitted, ay R in, Recording Secretary Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 11 AP ROVED BY: STE EN GOLDSPIEL, V ce Chairman Buffalo Grove Plan Comm-Regular Meeting-February 16, 1994-Page 12