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1994-10-19 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 19, 1994 Wisconsin Central - Metra Commuter Rail Station and Parking Area, Lot 49 (part) Covington Corporate Center and adjacent Commonwealth Edison property, Commerce Court south of Busch Parkway - Approval of a Preliminary Plan and Special Use in the Industrial District Chairman Silbernik 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. Chairman Silbernik read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Silbernik Mr. Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Mr. Krug Mr. Rosenston Also present: Mr. Lee Szymborski, Assistant Village Manager Mr. Don Matthews, Gewalt-Hamilton Associates Mr. Larry Kahn, Bernheim, Kahn and Elisco Ilf I�►n IL. S!II Mr. Ken Lattanzi, MTI Construction Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Preliminary Plan including site engineering (Sheets C-1, C-2, C-3 ) dated September 27 , 1994 by Gewalt-Hamilton Associates Exhibit 2: Floor plan (Sheets Al and A1S) dated September Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 1 29, 1994 by Bernheim Kahn and Elisco Exhibit 3: Building elevation (Sheet A2) dated September 29, 1994 by Bernheim Kahn and Elisco Exhibit 4: Landscape Plan (Sheet C-4) dated September 30, 1994 the Klaus Schmechtig Co. Exhibit 5: Landscape Plan - Detail around station building Mr. Szymborski stated that the Village is petitioning for a Special Use in the Industrial District and approval of a Preliminary Plan in order to construct a train station and parking area as part of the Metra plan to establish commuter rail service on the Wisconsin Central Railroad by April, 1996. He noted that the site for the station is the part of Lot 49 in Covington Corporate Center owned by the Village, directly south of the Pace Park and Ride bus facility. He explained that the station building will have a floor area of 1, 120 square feet and meets all Metra criteria. He said that the size of the station actually exceeds Metra standards based on the projected number of boardings. Mr. Szymborski noted that the proposed parking includes 357 new spaces and 95 existing spaces on the Pace property, for a total of 452 spaces for the initial project. He commented that Metra's projections for the year 2010 indicate 500 boardings per day, and 450 spaces are adequate for this number of boardings. He indicated that since most of the proposed spaces are on the Commonwealth Edison property, the Village will negotiate a long-term lease with Com Ed. Mr. Szymborski noted that 25 percent of the spaces will be reserved for Buffalo Grove residents, and this is the largest reservation that Metra would allow, pursuant to the agreement that nine towns and Metra entered into as part of the commuter train service program. He explained that Metra has had a great deal of experience with situations involving reserved parking for residents in some towns, and Metra wants to avoid the problems that some commuters face when non- resident parking is not adequate. He noted that the Wisconsin Central line is a new service, and Metra wants to ensure that all commuters using the line have access to parking. He commented that both Federal and State funds are used on Metra commuter facilities and there are restrictions concerning designation of resident only parking. He noted that Metra originally wanted to have no reservations for resident only parking, and the 25 percent allocation was the result of negotiations that required Buffalo Grove to construct enough parking to meet the 2010 projection for boardings. Also, no Federal or State funds can be used on the parking lot Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 2 construction. Mr. Matthews reviewed Exhibit 1 and noted that the plan provides for an additional 200 spaces to be built on the Com Ed property south of the initial parking lot. He explained that Com Ed has standards pertaining to the height of light poles and landscaping, and 14 feet is the maximum height that Com Ed will allow on its property. Also, Com Ed will not allow curbing for landscaped islands in the parking lot, although a six-inch curb will be requested and may be allowed to separate the automobile travel lane from an adjacent bikepath. Mr. Matthews reviewed the traffic circulation into and out of the proposed parking lot, noting that one new curb cut to Commerce Court is proposed, and the new lot will connect to the Pace lot. He said that improvements will be made to the Commerce Court/Busch Parkway intersection by adding a traffic signal, and this signal will be interconnected with gates on the railroad crossing. He noted that bikepaths and sidewalks will be flared at intersections to provide for safer and more convenient use. Mr. Matthews commented that although lighting will be on 14- foot poles in the parking lot, poles of 30 feet will be used near the station. He pointed out the plan provides for a taxi-cab waiting area and locations for fare collection boxes are provided. Mr. Matthews explained that the station will be connected to the Village' s sanitary sewer and water lines. He noted that stormwater drainage will be directed into existing ponds in the Covington Corporate Center, and these ponds have been analyzed to verify that the additional flow can be accommodated. He indicated that flow from the ditch along the railroad tracks may be captured and directed into the pond system. When the additional parking area is constructed, additional stormwater storage will need to be provided. Mr. Kahn reviewed Exhibits 2 and 3 concerning the plan and elevations for the station building. He noted that the station will have an area of 1, 120 square feet and will have 1 restroom facilities. A ticket agent area and an additional bathroom are planned to meet future needs. He said that benches will be provided inside the station. He pointed out the paver brick sidewalks that will be provided around the outside of the building. Li Mr. Kahn explained that the exterior of the building will be masonry, and a cement shingle roof will be used. He commented that a clock tower is planned on the roof. He noted that the eaves of the roof will provide shelter for people waiting Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 3 outside the building, and exterior walls will be painted for efficient cleaning if graffiti occurs. He said that the windows have been designed to allow inspection from the outside by security personnel. Mr. Schwarz reviewed Exhibits 4 and 5 concerning landscaping. He explained that the landscaping attempts to enhance the street view of the site by using landscaping such as flowering crabs that have been planted on adjacent properties. He noted that other plants such as Amur maple will be used near the parking area, and all of the plant selections are species that are tolerant of drought, salt and insects. He said that green ash will be used closer to the station to provide softer views toward the railroad tracks and adjacent industrial buildings. Hawthorns will be planted near the shelter and platform. Mr. Schwarz reviewed the landscaping planned around the station building as depicted on Exhibit 5. He said that the plantings would include Austrian pine and white ash rather than locust. He noted that the plantings will be used to produce a balance appearance for the building. He said that Japanese lilacs will be planted to frame the entry of the building and to guide people to the sidewalk areas. Mr. Szymborski noted that the line of site to the station building from Busch Parkway was a concern raised at the workshop on October 5, 1994. He said that the project team had reviewed the line of sight, and the station building will not be visible from Busch Parkway. He said that in order to identify the location of the station, the Village will work with Pace and Metra on a sign along Busch Parkway that will direct people to the bus and train facilities. Mr. Szymborski reviewed the six criteria in the Zoning Ordinance concerning a Special Use. He commented that the facility will provide for the public convenience, it will be in harmony with the area and the Village's Comprehensive Plan, it will not be injurious to adjacent properties, it will not impede development in the area, adequate utilities, access, drainage and parking will be provided, and no traffic hazards will be created. Commissioner Goldspiel inquired if the station building could be moved to the north. Mr. Szymborski indicated that Metra had studied this idea with Pace, and the proposed location is as far north as the building can be located to provide adequate room for the trains to stop without blocking Busch Parkway. Commissioner Goldspiel suggested that more benches be placed Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 4 along the platform near the tracks. He noted that it is very important that an entry monument be located on Busch Parkway to identify the location of the station. He inquired if the bikepaths will be adequately protected from the vehicular access road. Mr. Matthews noted that a six-inch curb will be used to separate the bikepath from the access roads. Commissioner Goldspiel inquired how drainage from the ditch along the railroad tracks will be handled. Mr. Matthews replied that this drainage will be directed into the pond on Lot 49 of the Covington Corporate Center. Commissioner Goldspiel asked if overland drainage from the site would create a marshy area south of the site. Mr. Matthews indicated that very little flow will leave the site overland, and it will have a minimal impact on adjacent properties. He noted that by capturing some of the currently unrestricted flow from the ditch along the tracks, overall flow from the site is being accommodated, and adjacent properties will not be affected. Commissioner Goldspiel stated that in his opinion no parking should be reserved, and the 25 percent allocation will be more than adequate to meet the demand of Village residents. He commented that it would not be a good situation to have empty reserved spaces and not enough spaces for non- residents. Commissioner Howard commented that the landscaping planned for the station building will be very attractive. Commissioner Samuels said that he still thinks it would be a good idea to provide heating for persons waiting under the 1 eaves of the building, but this heating should be properly designed as part of the building, not heaters hanging from the eaves. Commissioner Berman inquired if the cost of maintaining the station building and parking area has been projected. Mr. Szymborski said these costs have not been determined, but in concept parking fees are intended to cover maintenance costs. I 1 Commissioner Berman asked if there are storm sewer inlets in the parking area on the Com Ed property, and if the parking lot will be sloped to provide good drainage. Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 5 Mr. Matthews indicated that inlets are provided, and they are depicted on Sheet C-3 of Exhibit 1. He said the parking lot will be properly sloped to provide positive drainage toward the inlets to the storm sewer system. Commissioner Moons inquired if it would be a good idea to add a sidewalk along the edge of the pond on Lot 49 adjacent to the parking lot. Mr. Szymborski commented that staff had studied this idea, and the conclusion was that people would probably walk through the parking lot toward the station rather than cross the access road to get to the sidewalk. Commissioner Moons asked if the doors proposed for the station will accommodate the flow of people that will using the building. Mr. Kahn said that the building and doors are large enough to handle the traffic from the passengers projected for 2010. Chairman Silbernik inquired if the windows facing the parking lot are large enough to permit monitoring by the police. Mr. Kahn said that the windows are sized and located to provide for other building elements such as mechanical, and the windows can't be enlarged or relocated substantially. Chairman Silbernik asked about the basis of Metra's projections for boardings at Buffalo Grove. Mr. Szymborski indicated that a study done by R.L. Banks in 1986 has been updated by Metra with recent demographic information. Chairman Silbernik expressed concern that Metra's projection is too low for Buffalo Grove, and that perhaps the amount of parking will not be adequate. He asked if thought has been given to storage areas for snow from the parking lot. Mr. Szymborski said that snow removal is already handled by the Village for the Pace lot without any storage problems, and a plan will be developed for removal and storage of snow from the new parking area. Commissioner Goldspiel commented that projections for boardings at communities along the Wisconsin Central line go back 15 years. He noted that service will be limited to three trains, and demand will not exceed the amount of parking being proposed. He said that the Buffalo Grove facility will not be underparked, and if anything, there may be a surplus of parking until the service is firmly established. He noted Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 6 that currently only a single track is in place, and this limits the expansion of service. Commissioner Samuels inquired if Pace will continue to provide bus service from the Deerfield and Arlington Heights station to the Buffalo Grove station to serve commuters who want to take a later train than what will be available to the Buffalo Grove station. Mr. Szymborski said that Pace is studying the types of service that may be needed for the Buffalo Grove facility. Commissioner Berman asked if the planned future parking could be built as part of the initial project. Mr. Szymborski said that the project budget is designed to meet the 2010 projection, so an adjustment to the budget would be needed to build more parking. Commissioner Berman noted that it is possibly a self-limiting situation that if parking is not adequate initially, then commuters will not use the Buffalo Grove station, and increased demand for service will not occur. Anita Fasano, 871 Ridgefield, asked if there is another street access to the facility in addition to the intersection at Busch Parkway. She noted that traffic is already backed up on Busch Parkway, and people parked at the facility on Commerce Court will have difficulty getting on to Busch Parkway. Mr. Matthews noted that the intersection will be signalized, so traffic from Commerce Court will have an opportunity to enter Busch Parkway safely. He noted that Commerce Court has designated turn lanes, and this allows traffic to turn east or west. Mr. Alex Olsansky said that he lives south of the proposed parking lot, and he is concerned about storm sewer run off. He stated that he does not have any flooding problems now, and he would not want problems created by drainage from this facility. He asked what legal recourse he would have if drainage affects his property. Mr. Raysa stated that if a property owner is detrimentally affected by another property owner, there are grounds for legal action. Mr. Olsansky inquired about the location of the reserved parking. Mr. Szymborski replied that although an exact location has Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 7 not been determined, the reserved parking will be relatively close to the station. Mr. Olsansky said that the 1986 study is too old to be useful in making projections about boardings and parking demand. Mr. Szymborski explained that the R.L. Banks study was used for background information; Metra has updated these projections. Mr. Olsansky asked if the parking will be on a fee basis, and if Pace would also charge a fee. Mr. Szymborski said that a fee will be charged for parking, and Pace will use the same fee that is charged for the new parking. Tom Fasano, 871 Ridgefield, said he is concerned with the layout of the landscaping on the west side of the station. He suggested that the walkways be adjusted so that commuters will not walk on landscaped areas. Roland Berg, 1367 Gail Drive, said that the landscaping on the west side of the station will block the view into the building. Mr. Schwarz pointed out that the landscaping near the windows is a potentilla plant that is only 30 inches high. Mr. Irwin Berman, 33 Canterbury, asked if parking on residential neighborhood streets near the station will be restricted to prohibit commuters parking. Mr. Grossman, 710 Twisted Oak, said that the 25 percent cap on resident only parking is unfair, and other communities have a much higher percentage of restricted parking for their residents. Ms. Marla Cohen, 768 St. Mary's Parkway, commented that Long Grove, Riverwoods, Lincolnshire, and Hawthorn Woods have all historically impeded transportation improvements in the region, and she said it would be very unfair for residents of these communities to be able to park at Buffalo Grove's Metra facility and deny Buffalo Grove residents adequate parking. She said that expenditure of money by Buffalo Grove to build commuter parking should benefit Buffalo Grove residents. Mr. Jerry Gothelf, 791 Silver Rock, asked if other villages on existing Metra lines have been told to reduce the amount of resident only parking to the 25 percent level that is being used at Buffalo Grove' s facility. Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 8 Mr. Szymborski said that Metra will discuss this issue with communities as agreements come up for renewal. He noted that the Wisconsin Central line is the first new rail service in the region in 70 years, so Metra has been very careful to address problems that have historically occurred on older commuter lines. Mr. Lee Cohen, 768 St. Mary's Parkway, inquired if the 25 percent cap on reserved spaces is firm and unable to be changed. Mr. Szymborski explained that the agreement with Metra involved nine communities, and the other communities do not have reserved parking. It was a major concession by Metra to grant Buffalo Grove any reserved parking. He emphasized that Metra funds are Federal and State dollars that Metra has to use to benefit all commuters, not just residents of a particular community. There being no other comments or questions, Chairman Silbernik closed the public hearing at 9:30 p. m. Respectfully submitted, 1 (4 Robert E. Pfeil, Village Planner APPROVED BY: MARTIN SILBERNIK Chairman Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 9 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 19, 1994 Northwest Child Care Center, Jewish Council for Youth Services, Southwest corner of Aptakisic Road/Weiland Road - Approval of a Preliminary Plan in a B-1 District Chairman Silbernik called the meeting to order at 9:35 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Silbernik read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Silbernik Mr. Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Mr. Krug Mr. Rosenston Also present: Mr. Lawrence M. Freedman, Ash, Anos, Freedman and Logan Mr. Marshall Klein, Jewish Council for Youth Services Mr. Jeffrey Brown, The JRB Group Architects Mr. Jeffrey Marcowitz, Project Management Advisors Mr. Gerald Lindgren, Barton-Aschman Associates Mr. Robert Givens, Pearson, Brown and Associates Mr. William Raysa, Village Attorney 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 photo of site and surrounding area Exhibit 2 : Preliminary Plan (Sheets A1. 1 and A1.2) dated October 5, 1994 by the JRB Group Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 1 Exhibit 3: Revised Preliminary Plan depicting adjustment to parking lot to provide a turnaround aisle for emergency vehicles Exhibit 4: Perspective drawing of building and site Exhibit 5: Preliminary Engineering Plan dated October 4, 1994 by Pearson, Brown and Associates Exhibit 6: Building elevations (Sheet A3. 1) dated October 5, 1994 by the JRB Group Exhibit 7: Building floor plan (Sheet A2. 1) dated October 5, 1994 by the JRB Group Exhibit 8: Overall Landscape Plan dated October 5, 1994 by James Martin Associates Mr. Freedman stated that the property is zoned B-1 and was approved for a strip shopping center as part of the Old Farm Village annexation agreement. He said that the proposed facility is permitted in the B-1 District and would be an appropriate use for the property. He noted that the project is planned in two phases - the first phase would be the child daycare facility and the second phase would be for construction of an indoor swimming pool and other recreational facilities. Mr. Brown reviewed the location of the property on Exhibit 1. He noted that Phase 1 would be construction of a 24,000 square-foot portion of the building for the child care center. Phase 2 would increase the total building size to 43,000 square feet, and would include the indoor swimming pool. He reviewed the parking area as depicted on Exhibit 2, and stated that 90 spaces would be constructed as part of Phase 1. He explained that the parking lot has been modified as shown on Exhibit 3 to provide a turnaround area as recommended by the Fire Department. He reviewed the landscaping plan (Exhibit 8) for the west and south lot lines and the parking area along Aptakisic and Weiland Road. He noted that the landscaping along the parking area will include berming two to three feet in height. He commented that a buffer is being provided adjoining the area to the south, which is occupied by single-family homes. Mr. Givens reviewed the engineering plan as g g shown on Exhibit 5. He indicated the location of storm and sanitary sewer lines and water lines. He explained that stormwater would be carried to an offsite basin engineered as part of the Old Farm Village development plan. Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 2 Mr. Lindgren reviewed the traffic impact and driveway location of the site. He said that the proposed driveway to Weiland Road is 35 feet wide, which is the maximum allowed by Lake County. He said that the a radius of 30 feet is provided for right turns out of the site, and a radius of 20 feet is provided for right turns in. He noted that the Village's traffic consultant recommends a driveway width that would exceed Lake County's standard by 14 feet. He suggested that instead of widening the driveway, it may be possible to adjust the width of the outbound lanes to accomplish the modifications recommended by the Village's consultant. Commissioner Goldspiel inquired if a curbed median is required by Village ordinance for the driveway to Weiland Road. Mr. Kuenkler said that a width of 35 feet is acceptable without a curbed median, and stripped pavement markings could be used to designate lanes on the driveway. Mr. Lindgren agreed that a driveway 35 feet wide with marked lanes would function adequately. Commissioner Goldspiel inquired if all required Village utilities will be provided for this site. Mr. Kuenkler replied affirmatively. Commissioner Goldspiel asked for an explanation of the right- of-way requirements for Aptakisic and Weiland Road. Mr. Kuenkler indicated that Lake County will require a basic dedication to achieve 60 feet from the centerline of the roads, and up to 66 feet from centerline may be needed if additional lane improvements are built in the future. Mr. Brown said that an easement could be used to provide area in excess of the 60-foot from centerline requirement. Commissioner Goldspiel noted that the Village's traffic consultant commented that some of the parallel parking proposed for the building entrance area should be eliminated to ensure that vehicles can get though the travel aisle. Mr. Brown said some of this area could be designated as no parking. Commissioner Goldspiel said that the plan proposes too much for the site, and the use is actually similar to a school in terms of impact. He commented that too much floor area is proposed in relation to the site area, and overall the use is too intense for the property. Buffalo Grove Plan Comm-Public Hearing-October - 19 1994 Pa e 3 g 1994-Page Mr. Brown said that 43 percent of the site is allocated to open areas, and the building coverage area is only 22 percent of the site. Commissioner Howard asked if the parking lot will be designed so that vehicles will not overhang into the required 12-foot landscaped setback along Aptakisic and Weiland Road. Mr. Brown noted that the parking lot design has been modified to show that the vehicle overhang will not encroach into the minimum 12-foot landscaped setback. Commissioner Howard observed that it would seem like a good precaution to fence in the outdoor playground area. Mr. Klein said that fencing is now discouraged for playgrounds, and in the case of the JCYS, the children are supervised at all times. He noted that the JCYS facility in Highland Park does not have a fenced playground, and no problems have occurred in the 12-year period that the JCYS has operated the center. Commissioner Samuels commented that the perspective rendering indicates that the building will be very attractive, but he said that he is concerned with the treatment of the northwest elevation where the future phase will be added. He said that if Phase 2 is not built, the building would have a long expanse of aluminum siding, and some architectural enhancement is needed for this part of the building. Commissioner Samuels indicated that the facility is sized appropriately for the site, and other facilities such as the child care center on the Abbott property at Busch Road and Route 83 cover more site area than the proposed JCYS facility. He noted that the proposed outdoor playground is larger than what is usually provided for a child daycare facility. Commissioner Berman commented that the JCYS facility will be less intrusive for the area than the originally approved strip shopping center. Barry Ruby, 1523 Madison Court North, noted that the garbage dumpster will be near his property, and he inquired about the screening that will be provided. Mr. Brown stated that the dumpster would be enclosed by a masonry wall, but would not be roofed. Mr. Ruby said that eight-foot high walls and a compactor system should be used to ensure that vermin is not encouraged to scavenge at the dumpster. He inquired if the dumpster area Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 4 could be placed on the other side of the building. Mike Cummings, 1527 Madison Court North, said that he is also concerned about the location of the garbage dumpster, and he inquired if installation of the water main for the facility will affect his fencing, and if water seepage will occur. Mr. Kuenkler said that the water seepage has been caused by a storm sewer that has now been repaired. He said any damage to the fence will have to be repaired by the developer. Mr. Brown commented that the garbage storage area will be 35 feet from the south property line, and this is a sufficient distance so that adjacent properties won't be affected. He said that the JCYS knows that it is important that the refuse area be well-maintained. He said that the dumpster can't be on the west or north side of the building because it would be in the way of other uses, and it would be too far from the maintenance area of the child care center where the refuse would be collected for removal to the outside dumpster. Commissioner Goldspiel asked if the facility would be tax- exempt. Mr. Freedman stated that the JCYS is a tax-exempt entity that would not be paying property taxes. There being no other comments or questions, Chairman Silbernik closed the public hearing at 10: 15 p.m. Respectfully submitted, /e0/ _,0vv r Robert E. Pfeil",Villag a Planner APPROVED BY: MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-October 19, 1994-Page 5 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 19, 1994 Wisconsin Central - Metra Commuter Rail Station and Parking Area, Lot 49 (part) Covington Corporate Center and adjacent Commonwealth Edison property, Commerce Court south of Busch Parkway - Approval of a Preliminary Plan and Special Use in the Industrial District Northwest Child Care Center, Jewish Council for Youth Services, Southwest corner of Aptakisic Road and Weiland Road - Approval of a Preliminary Plan for a Child Daycare and Recreational Facility in the B-1 District Sterling Creek Subdivision, East side of Weiland Road north of Parkchester Estates - Annexation with R-5 zoning and approval of a Preliminary Plan Chairman Silbernik called the meeting to order at 10: 15 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Mr. Krug Mr. Rosenston Also present: Mr. Lee Szymborski, Assistant Village Manager Mr. Don Matthews, Gewalt-Hamilton Associates Mr. Larry Kahn, Bernheim, Kahn and Elisco Mr. Rob Schwarz, Klaus Schmechtig Co. Mr. Ken Lattanzi, MTI Construction Mr. Lawrence Freedman, Ash, Anos and Logan Mr. Marshall Klein, Jewish Council for Youth Services Mr. Jeffrey Brown, The JRB Group Architects Mr. Jeffrey Marcowitz, Project Buffalo Grove Plan Comm-Regular Meeting-October 19, 1994-Page 1 Management Advisors Mr. Gerald Lindgren, Barton-Aschman Associates Mr. Robert Givens, Pearson, Brown and Associates Mr. John Green, The SDG Group Mr. Richard Vane, The SDG Group Mr. Keith Jacobs, Jacobs Homes Mr. William Raysa, Village Attorney \„J Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Howard, to approve the minutes of the public hearing of October 5, 1994. All Commissioners were in favor of the motion, and the motion passed unanimously, with Chairman Silbernik and Commissioner Howard abstaining. Moved by Commissioner Samuels, seconded by Commissioner Moons, to approve the minutes of the regular meeting of October 5, 1994. All Commissioners were in favor of the motion, and the motion passed unanimously, with Chairman Silbernik and Commissioner Howard abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Moons said he attended the Village Board meeting on October 17, 1994 and the following items were discussed: 1. Traffic on Checker Drive will be discussed at a neighborhood meeting in November, and controls such as stop signs and turning restrictions will be reviewed. 2 . The public hearing concerning the annexation agreement for the Grove Memorial Chapel was held; ordinances will be considered on November 21st. 3. A proposed single-family subdivision on the Relics of Olde property on McHenry Road was referred to the Plan Commission. 4. An ordinance concerning parking restrictions on Newtown Drive adjacent to the Parkchester park was tabled. 5. The Prairie Grove Subdivision final plat was approved, and construction of the half street to Prairie Road may be deferred. Buffalo Grove Plan Comm-Regular Meeting-October 19, 1994-Page 2 WISCONSIN CENTRAL - METRA COMMUTER RAIL STATION AND PARKING AREA, COMMERCE COURT SOUTH OF BUSCH PARKWAY - APPROVAL OF A SPECIAL USE AND PRELIMINARY PLAN IN THE INDUSTRIAL DISTRICT Moved by Commissioner Goldspiel, seconded by Commissioner Samuels, to recommend approval of the Preliminary Plan and Special Use in the Industrial District pursuant to Exhibits 1 through 5, subject to verification that the amount of overland drainage of stormwater to areas south of the site is compensated for by collecting and storing stormwater from the ditch area adjacent to the railroad tracks. Commissioner Goldspiel spoke in favor of the motion, stating that a good plan for the station and parking area is being proposed, and the Village has worked for 20 years to establish commuter service on the Wisconsin Central line. This service will be a great benefit to Village residents. He reiterated his opinion that the projections of boardings and parking demand by Metra are probably high, and he said the parking as proposed will be more than adequate. He noted that the plan provides for additional parking if and when it is needed. Commissioner Howard concurred with Commissioner Goldspiel's comments, and said that the landscaping plan will create an attractive appearance for the facility. Commissioner Berman said he is in favor of the plan, and he hopes that Metra's projections are accurate. He said it is important to move the plan along and get the service started. He noted that the Village should negotiate for more reserved parking, but the plan as proposed should be approved to keep the project on schedule. Commissioner Moons said he is in favor of the plan, and he noted that many people have worked for a number of years to get this service established. He said the facility will be a proud addition to the Village's services. Chairman Silbernik noted that the Village has planned for this service, and it is an important addition to the trans- portation opportunities available to Village residents. He said that he is concerned with Metra's projections, and he hopes that parking will be adequate. He said that the Village should definitely press Metra on increasing the 25 percent cap on reserved parking. Chairman Silbernik called for a vote on the motion, and the vote was as follows: AYES: Goldspiel, Howard, Samuels, Berman, Moons, Silbernik Buffalo Grove Plan Comm-Regular Meeting-October 19, 1994-Page 3 NAYES: None ABSENT: Krug, Rosenston ABSTAIN: None The motion passed 6 to 0. NORTHWEST CHILD CARE CENTER, JEWISH COUNCIL FOR YOUTH SERVICES, SOUTHWEST CORNER OF APTAKISIC ROAD/WEILAND ROAD - APPROVAL OF A PRELIMINARY PLAN IN THE B-1 DISTRICT Moved by Commissioner Moons, seconded by Commissioner Berman, to recommend approval of the Preliminary Plan in the B-1 District pursuant to Exhibits 1 through 8 as presented during the public hearing. Commissioner Goldspiel spoke in opposition to the motion citing the following reasons: 1. The proposed development is too intense for the site. For example, the use will generate more early morning traffic than a commercial use. The proposed facility is a larger scale development than other daycare centers in the Village, and the Phase 2 recreational uses will generate traffic and activity that is not appropriate for this site. 2. The development will impact the property to the west, and it is not known how the adjoining property may be developed in the future. 3. The site is zoned for commercial use, and the Village should not remove good commercial land from the tax rolls. Commissioner Howard said that she supports the project, and it will fill a need in the community for daycare and indoor recreation. Commissioner Samuels said that he supports the plan and the proposed use is not too intense for the site. He commented that the site is large enough to accommodate the proposed facility. The proposed outdoor playground is larger than what is provided by most daycare centers. He said that a strip retail center would have a greater traffic impact than the proposed use. He noted that adjoining property owners have not objected to the proposed use. Commissioner Berman said that he supports the plan. He commented that the proposed use will be less obtrusive than a strip commercial center, the facility will be near the commuter train station making it convenient for parents, and Buffalo Grove Plan Comm-Regular Meeting-October 19, 1994-Page 4 the facility will provide a service needed in the community. He urged the JCYS to take every precaution to ensure that the outdoor playground is properly supervised so that the children will be safe. Commissioner Moons said that he supports the plan. He noted that the Buffalo Grove Park District can't provide funding to provide indoor recreational facilities, and the proposed facility will be an enhancement to the community. Chairman Silbernik said he supports the plan. He commented that the location of the garbage enclosure appears to be acceptable based on the distance to adjoining properties. He said that the JCYS will manage the facility properly, and adjacent properties will not be impacted. He noted that the Phase 1 daycare center is not an intense use, the Phase 2 recreation facilities will operate later than the daycare center, so traffic impact will not be severe. He said that the facility will provide good programs for children in the community. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Howard, Samuels, Berman, Moons, Silbernik NAYES: Goldspiel ABSENT: Krug, Rosenston ABSTAIN: None The motion passed 5 to 1. STERLING CREEK SUBDIVISION, EAST SIDE OF WEILAND ROAD NORTH OF PARKCHESTER ESTATES, ANNEXATION WITH R-5 ZONING AND APPROVAL OF A PRELIMINARY PLAN - WORKSHOP #1 Mr. Green stated that he represents Jacobs Homes, which is the contract purchaser of the property. He said that Jacobs Homes is proposing a development of 14 single-family homes. He said that the developer's petition requests annexation with zoning in the R-5 District. He reviewed adjacent land uses, noting that Parkchester Estates is an existing development adjoining the site to the south and is zoned R-4. He indicated that to the west, across Weiland Road, the Bentley Place townhome development is zoned R-8. To the north of the site is a property zoned Industrial and to the east is an unincorporated property used for industrial use under Lake County zoning. Mr. Green noted that the concept plan referred by the Village Board indicated 18 lots and had variations concerning some Buffalo Grove Plan Comm-Regular Meeting-October 19, 1994-Page 5 building setbacks. He said that the request for variations for setbacks has been withdrawn. He noted that the Village Board had expressed concern about the setback variations, the length of the cul-de-sac and the density of the development. Mr. Green commented that the site is an infill parcel, and the proposed R-5 zoning is appropriate between Parkchester Estates zoned R-4 and the industrial parcel to the north. He said that market research by Jacobs indicates that the site is viable for single-family residential development. Mr. Green indicated that engineering constraints relating to stormwater management and the floodway of the Aptakisic Creek is the biggest challenge in developing the site. He commented that the floodway is very shallow, but compensatory storm- water storage will be required. He noted that about 19 percent of the site will be allocated to stormwater management. Mr. Green said that the proposed residential lots will be 70 feet wide, which is comparable to the lot widths of the properties in Parkchester Estates that abut the site. He noted that the cul-de-sac is 650 feet long, which exceeds the Village's standard of 500 feet. He said that although he has looked at alternatives to provide a secondary access into the site, there doesn't appear to be any feasible way to provide additional access. Mr. Green explained that the plan provides a continuation of the open space in Parkchester Estates along Weiland Road. He said that the trees on the site west of the creek would be saved in place or be re-located. He noted that the west side of the site along Weiland Road is intended to be a heavily landscaped open space area. Mr. Vane reviewed the stormwater management plan and stated that the plan would meet Lake County and Illinois Department of Transportation requirements. He said that Aptakisic Creek would probably be relocated on the site, but final design has not been done. He commented that a wetlands consultant has reviewed site information, and there are no wetlands on the property. Mr. Vane stated that the proposed access to Weiland Road has been sent to the Lake County Division of Transportation for review. He noted that the County's standard requires a minimum distance of 350 feet between access points to this type of County road. Commissioner Howard inquired if the proposed lots on the east end of the site will abut an industrial use. Buffalo Grove Plan Comm-Regular Meeting-October 19, 1994-Page 6 � gg Mr. Green said that although the property to the east is an existing industrial use, the area abutting the proposed residential lots is a wetland, so actual development will probably not occur close to the proposed homes. Commissioner Samuels asked if the access to the site could be provided through the driveway to Weiland Road that is being constructed as part of the Comerica Bank project. Mr. Green said he has looked at this alternative, but it would result in an even longer cul-de-sac on the Sterling Green site. Commissioner Samuels inquired why R-4 zoning isn't being requested. Mr. Green said that the R-4 District requires a front yard building setback of 30 feet and a rear yard of 40 feet. Due to the width of the north-south dimension of the site, these setbacks can't be provided on the lots, so the R-5 District is being requested. Commissioner Berman suggested that a bikepath be extended along the west side of proposed lot 14 to connect to the bikepath near the pond in Parkchester Estates. He noted that this path could be used for emergency access. He asked if three-car garages are planned. Mr. Green said he would look at the possible bikepath connection to Parkchester. He indicated that three-car garages are being planned for the homes. Commissioner Goldspiel asked if the park donation will be a cash contribution. li Mr. Green replied affirmatively. P Y Commissioner Goldspiel said it is a good idea to push the sidewalk away from Weiland Road. He asked why the plan does not show a sidewalk along a portion of the cul-de-sac near the creek. Mr. Green said at the west end of the site, most pedestrians are headed south to the Parkchester park. A sidewalk on the north side of the street does not seem to be necessary. Commissioner Goldspiel pointed out that pedestrians will also be going north out of the site to adjacent shopping centers and in the future to the train station. He sidewalks on both sides of the cul-de-sac street would be used by pedestrians going west to the Weiland Road sidewalk. Buffalo Grove Plan Comm-Regular Meeting-October 19, 1994-Page 7 Commissioner Goldspiel asked for an explanation of the four- foot high retaining wall noted on the site plan on lots adjoining the detention area. Mr. Green said this retaining wall would be stepped rather than being a sheer vertical wall. He said a similar design has been used in Manchester Greens adjacent of the bikepath. Commissioner Goldspiel asked if any Commissioners have concerns about the proposed use or zoning in relation to the Comprehensive Plan which indicates industrial use for the site. Commissioners Samuels, Berman and Moons concurred that residential development as proposed seems appropriate for the site. Commissioner Goldspiel commented that although he would like to see some thought given to a cluster concept, it appears that other land planning alternatives have been considered and the plan as proposed appears to work well on the site. Mr. Green requested another workshop with the Commission to review revisions that may be caused by refinement of the stormwater management plan. CHAIRMAN'S REPORT Chairman Silbernik said that his job is demanding more and more of his time, so it is necessary for him to resign from the Plan Commission. He said it has been a wonderful experience to serve on the Plan Commission, and he thanked the Commission members for working with him. FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next meeting would be the regular meeting scheduled for November 2, 1994, and the items for this agenda have not been set. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Moons, and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 11:30 p.m. Buffalo Grove Plan Comm-Regular Meeting-October 19, 1994-Page 8 Respectfully submitted, . ty_P/q1 Robert E. Pfeil,oVillage Planner APPROVED BY: idrEYEN(‘)/(GAOL' DSPIEL, Vic Chairman Ii III II Buffalo Grove Plan Comm-Regular Meeting-October 19, 1994-Page 9