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1999-04-21 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April21, 1999 Zoning Ordinance, proposed amendment concerning retail uses in the Industrial District Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Chairman Goldspiel 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 Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Trilling Mr. Ottenheimer Mr. Viehman Commissioners absent: None Also present: Mr. Jeffrey Berman,Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler,Village President Mr. Robert Pfeil,Village Planner Mr. Pfeil stated the proposed text amendments are related directly to the specific petition at 1020 Lake Cook Road. He suggested going through the proposed text amendments suggested by staff and then leaving the hearing open to go into the other hearing on the specific request and at the end of both hearings motions can be considered concurrent as far as the text amendment and the specific project under review. Mr. Pfeil stated his memo dated April 17, 1999 concerns both the text amendment and the Aisle 3 development. He stated there is current text in the ordinance for special uses of a more limited nature as far as size and intensity and the concept is to leave those smaller special uses in place in the Industrial District but address larger scale uses with a separate and new text. Mr. Pfeil stated one of the first standards of the new text is a 50,000 square foot minimum size for this particular type of retail special use. There is additional text that attempts to set specific Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 1 criteria and standards for how a special use of this size would be reviewed. Item(a)requires location adjacent to a major street which would definitely limit the number of sites that would be amenable to this type of use. Major streets are generally 4 lane or arterial roads in the Village. Item (b)talks about a narrative being required reviewing the business use and all related items thereto. Item(c)addresses signage and there are obviously not specific size standards set forth here as it is meant to be flexible and at the discretion of the Village on particular properties. Item (d)talks about traffic impact and proper management of vehicular and pedestrian traffic and the \./ requirement for a traffic impact study if the Village believes it is needed in a particular case. Commissioner Krug suggested using the words"Corporate Authorities"instead of the word "Village"in items (b), (c)and(d). Mr. Raysa stated that would be fine. Commissioner Krug asked why the amendment is being limited to a minimum of 50,000 square feet. Mr. Pfeil stated the intent is to focus on major retail uses that would be of substantial economic benefit to the Village. If it is lower than that it is possible that a number of smaller facilities might develop. There is nothing rigid about 50,000 square feet but it does clearly put it into the realm of a retail use of some size and substance as far as the amount of activity and amount of sales tax. If it is smaller than that it might bring more of these and start a trend of using industrial properties for retail rather than for industrial use. Commissioner Krug noted that section 17.48.020.C.14 is being restricted to 5%or 1,000 square feet which perhaps should be loosened somewhat because there are distribution centers that may have an outlet store. Mr. Pfeil stated that concept could be explored for future consideration. Commissioner Trilling asked if the first paragraph of section 7.48.020.C.15. could be tied in to ensure that it is really a retail use in the 50,000 square feet versus a warehousing use they may have which they try to claim is their retail use. Mr. Pfeil noted perhaps language requiring them to be selling products that are subject to the Illinois State Retail Sales Tax language, used in previous developments, can be added. Commissioner Samuels stated if the words, "50,000 square feet of retail floor space" is used, it q P would help. Commissioner Trilling noted they may say it is 50,000 square feet of retail floor space in order to get this through but in actuality it may be a condition where they really have a structure that is 50,000 square feet of storage which they are claiming to use for retail uses. Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 2 Commissioner Samuels noted the key is that the public would need access to the 50,000 square feet. Mr. Pfeil stated the point about the public is a good one and it is meant to be clear that the business is intended to be open to the public buying goods at a retail facility. Commissioner Viehman asked if item(b)can be tightened up because that describes a"business `./ use" and it seems a description of this business use can be added here. Mr. Pfeil stated that a focus on things that generate bona fide retail sales and sales tax would be what the Village is looking for as one of the standards for approval. Chairman Goldspiel stated he is concerned with items (c)and(d)because the language is vague. He stated he is not comfortable with converting the Village's retail parking standards by adding"unless an alternate parking standard is approved by the Village". He noted that this phrase is entirely too open. His other concern is in item c where all it says is that it should be subject to Village approval. He stated he would like to import the concepts of the appearance regulations into this paragraph. Commissioner Viehman stated he would like to support that idea and would like to tie item c more closely to the code. Mr. Pfeil stated it may be necessary to put a number out in the area of about 300 square feet for building face. This might be the right number for these types of special uses because the ordinance is too liberal for this type of use which would allow too large a sign. Commissioner Samuels stated realistically there are a very limited number of sites in the Village for this kind of development. If you try to fill all of the criteria here,you may find there is not another building in the Village that fits. Therefore, leaving certain things in the reasonable discretion of the professional staff of the Village may be appropriate. He noted that in order to encourage a successful business it is necessary to have good, useful signage and he feels the Village's professional staff can be trusted to reasonably deal with those issues. Chairman Goldspiel asked for a definition of a major street as used in this section of the ordinance. Mr. Pfeil stated a major street is basically arterial roads and 4 lane roads such as Lake Cook, Dundee, Aptakisic Road and Milwaukee Avenue. Chairman Goldspiel asked if this would also include Deerfield Parkway. Mr. Pfeil stated yes. Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 3 Commissioner Samuels stated he is troubled with the inclusion of Deerfield Parkway. He stated that to equate Deerfield Parkway with either Milwaukee,Dundee or Lake Cook seems like a mistake to him. He further stated he would not want a 50,000 square foot retail use in the middle of an industrial district or in the middle of Deerfield Parkway as it would not be appropriate and this is not what this whole thing is about. He would not like bring all of that retail traffic unto Deerfield Parkway. Commissioner Samuels stated he would suggest some language to change from"major street"to "regional arterial"or something of that nature. Mr. Pfeil noted there are other parameters other than just the fact that it is located next to an arterial road. The special use is really at the discretion of the Village based on a traffic impact report and such things. It is difficult to narrow it down so finely that only two or three sites are theoretically possible, but the special use is meant to separate the ones that will work well versus the ones that really are not what the Village intended. Commissioner Samuels noted the uniqueness of this site was its proximity to Lake Cook Road for handling the retail traffic. That is what needs to be emphasized in the ordinance. The next person that comes in would read this section and feel he has everything that is required. Moved by Commissioner Krug, seconded by Commissioner Ottenheimer to suspend the public hearing. All Commissioners were in favor of the motion and the public hearing was suspended at 7:55 p.m. Respect y submitte Fay R bin,R or g Secretary APPROVED BY: 'f f STEP EN GOLDSPIEL, Chairman Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 4 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April21, 1999 Aisle 3, 1020 Lake Cook Road (Computer Discount Warehouse building), Special Use concerning retail sales in the Industrial District Chairman Goldspiel called the hearing to order at 7:55 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Chairman Goldspiel 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 Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Trilling Mr. Ottenheimer Mr. Viehman Commissioners absent: None Also present: Mr. Marc Schwartz,Marc Schwartz&Associates Mr. John Ingram,Aisle 3 Mr. Donald O'Hara, Kenig, Lindgren, O'Hara, Aboona, Inc. Mr. Jeffery Berman,Village Trustee 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: Site Plan dated April 12, 1999 Exhibit 2: Interior layout dated April 12, 1999 Exhibit 3: Proposed signage dated April 12, 1999 Exhibit 4: Copy of Aisle 3 logo Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 1 Exhibit 5: Traffic impact report from KLOA to Marc K. Schwartz dated April 7, 1999 Mr. Schwartz of Marc Schwartz&Associates stated he represents Aisle 3 which is a related entity of Filene's Basement Corporation and Hamilton Partners Industrial Division, Inc. He stated the petition is for the approval of a special use for retail sales in the Industrial District. As an informal petition they are asking for modification to the former CDW building at 1020 East Lake Cook Road and the adjoining parcel for use as a warehouse/retail use. This matter was referred to the Plan Commission on February 16, 1999 unanimously by the Village Board. Mr. Schwartz stated the former CDW building comprises 101,400 square feet. The proposed plan calls for CDW to continue to utilize 26,900 square feet on the second floor as office space which is being utilized at present as office space and for Aisle 3 to utilize 74,500 square feet on the main floor for warehousing and retail. He stated they have submitted a special use application and are seeking a text amendment to the existing zoning ordinance of the Village of Buffalo Grove. Mr. Schwartz stated the parking required at this site based upon the applicable ordinances of the Village requires 388 parking spaces. This site is comprised of two parcels and on parcel 1 there are 378 spaces and on parcel 2 there are 168 spaces for a total of 576 spaces. Mr. Schwartz further stated the proposed plan is seeking three wall signs on the property for a total size of 225 square feet per sign. Mr. John Ingram of Aisle 3 stated Aisle 3 is an affiliate of Filene's Basement Corporation although it is substantially different from Filene's Basement stores. Filene's Basement is an off pricer and buys material at the end of the season as well as overruns, cancellations and irregulars. Aisle 3 will buy in the market with merchandise that is in the department stores and will be received in the shop at the same time that it is in the department stores. The principal business of Aisle 3 is career women's dresses, suits, coordinates, men's clothing and shoes. The store is a supersized clothing, apparel,jewelry and home furnishings store. Mr. Ingram noted that being open only 3 days per week is not entirely a new concept. He noted the reason for the 3 days per week is due to the fact that the bulk of business is done in three days. Secondly, on Monday, Tuesday, Wednesday and Thursday it becomes a warehouse. When merchandise comes directly to the warehouse,the back room processes the merchandise and probably saves two weeks time in getting it from the manufacturer to the store. Third, it affords a better group of people looking to work on the weekends. Fourth, it is traffic sensitive and operates on roads that are under utilized on weekends. The only crossover is on Friday and 3:00 to 7:00 p.m. on a Friday is not a very good shopping period. Mr. Ingram stated they have now decided they will be open only two full weeks before the holiday season. Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 2 Mr. Ingram stated they want to merchandise from an industrial environment and want to look like a warehouse. He noted they are prepared to pull people off of major arterials to make it easy for them to get on and to get off. He noted they go to the best demographic areas in somewhat off real estate locations, depending upon their advertising to bring people in. Mr. Ingram stated reviewed the site, noting the entire building is now leased to CDW. CDW now occupies the second level and may occupy the lower level with some offices at a later date. `./ He stated Aisle 3 is leasing the remainder space directly from CDW for a term of approximately 4 '/2 years. After that time CDW's lease expires and will not be renewed and they will vacate the premises. At that point,Aisle 3 will have a direct lease from Hamilton Partners for 5 years with an option to extend for another 5 years after that. Mr. Ingram stated the 168 parking spaces were at one time leased by CDW but are not now leased by them. During the first period of time those 168 spaces will be leased from Hamilton Partners. Mr. Ingram stated 3 or 4 of the existing loading docks will be reserved and they expect one or two trucks per day or 7 or 8 per week. Mr. Ingram stated the 228 square foot sign fits into the space formerly occupied by the signs for CDW in a horizontal position. Mr. Ingram stated they believe this store will be extremely successful based on the four stores already open. Mr. Ingram stated they will have between 20-25 full time employees. There are between 35-45 employees per shift. They work only 8 hour shifts. Managers, department heads and warehousers work on more conventional hours. The hours of operation are 11:00 to 6:00 p.m. on Sunday, and 10:00 to 8:00 p.m. on Friday and Saturday. The hours may be adjusted accordingly to customer wishes. In total this store will be open only 175 days per year. Mr. Schwartz noted they have participated in a traffic report which has been submitted. Mr. Donald O'Hara of KLOA stated their primary role relative to Aisle 3 was mainly on site and relative to access to the parking lot, circulation on the parking lot as well as parking and pedestrian flow on site. He stated they were basically looking at the two access points on Hastings. One of their main concerns was how the parking lot would be affected with people walking back and forth to the facility. In addition, along the front of the building there are dead end pockets of parking. The usual demand is for parking as close to the front door as possible. The concern with the dead end pockets was that those spaces would create a lot of internal congestion if they were utilized as regular parking spaces. In addition with the east/west orientation of the parking bays and the north/south action of the pedestrians, it was necessary to look at what would happen on site. On a typical Saturday the expected volume will be roughly Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 3 2500 vehicles inbound and 2500 outbound. This is about 300 vehicles inbound and outbound during the peak hour. Mr. O'Hara stated they recommend a stop sign for outbound traffic to both of the driveways. Secondly, they would like to take the existing parking in dead end pockets and turn them into the handicapped parking area. That would have a relatively low turnover. They further recommend posting warnings to drivers coming in that there is a pedestrian crossing. Also, during peak �./ times consideration is to be given to traffic entering the site and directed down the southerly most aisle. This would be require blocking off one bay during peak times. This will allow for the safe flow of pedestrians through the parking area. On sale days when parking overflows into the southerly lot, they are looking to providing crosswalks across the area for the pedestrians to flow towards the door. Mr. O'Hara noted the Village traffic consultant recommends turning the parking aisles to a north/south fashion so they would be going in the same flow as the pedestrian movement. However, he does not agree with that idea as it would reduce the parking quantity because this takes the long run and makes them short runs with only 8-10 spaces in each parking aisle. This will cause more circulation around the front of the building. It would be better to just block off one parking bay during peak times and have all traffic coming to the rear and filtering up towards the building. Mr. Schwartz stated the developer supports the recommendations of the KLOA report dated April 7, 1999. The petitioner also utilizes individual traffic monitors out in the parking lots to assist during peak times and will continue to utilize those monitors at this site. Mr. Schwartz stated that based upon the testimony, it is their opinion that the special use they are seeking will: 1. Serve the public convenience at the location of the property and that it will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare; 2. The location and size of the special use, and the intensity of the operation and the size of the subject property are such that they are in harmony with the appropriate, orderly development of the district in which the special use is being requested; 3. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property nor will it diminish or impair any other property valuations within the district; 4. The nature, location and size of the buildings involved with the establishment of this special use are not designed nor will they impede or substantially hinder, or discourage the development and use of adjacent land which is primarily fully Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 4 developed at this point in time; 5. It is clear that adequate utilities,access roads, drainage,and other necessary facilities have been provided as the site is fully developed, and 6. The parking areas are of adequate size for this special use request. �./ Chairman Goldspiel asked if the petitioner would do the recommendations made by the traffic consultant. Mr. Schwartz stated it would be the obligation of the petitioner and they would effectuate such recommendations. Mr. Raysa noted testimony was given that the signage would be 228 square feet whereas the exhibit says 225 square feet. Mr. Schwartz stated the signage is to be 225 square feet as per the exhibit. Mr. Raysa noted one of the exhibits refers to 2 truck docks and the other shows 3 truck docks. Mr. Ingram stated Exhibit 1 does show 3 truck docks. There are 2 truck docks and a compacter. Exhibit 2 there are 2 truck docks and the words compacter beside that. Mr. Raysa stated the number of employees testified to is at variance with the written materials provided. The written materials says 25-30 employees on each of the weekend shifts and oral testimony was 35-40 employees. Mr. Ingram stated the number of 35 employees is probably correct but does not include grand opening time. Mr. Raysa noted the oral testimony relative to hours differs from the written figures. Mr. Ingram stated his testimony was that they will alter the hours as the customers demand but do not expect it to be a 12 hour per day operation. Commissioner Ottenheimer asked what kind of a subsidiary Aisle 3 is. Mr. Ingram stated the lease will be signed by the corporate entity, Filene's Basement, Inc. He noted Aisle 3 is a subsidiary that does not have a separate set of officers. Commissioner Ottenheimer asked if it is the petitioner's intent to enter into a 5 year lease or option after the initial 4 '/2 year lease or if they have already signed such documents. Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 5 Mr. Ingram stated at the end of the 4 %2 years the direct lease will kick in as they could never afford to amortize the improvements with only 4 %2 years. Therefore they are locked into 9 '/2 year with two 5 years options. The second option is a fair market value. Commissioner Ottenheimer noted a minor concern with Friday night traffic. Commissioner Krug asked what would be the average number of customers in the store. Mr. Ingram stated there would be approximately 450 people over an hour's time. Commissioner Krug asked if the Fire Department had reviewed the plans. Mr. Pfeil stated they have reviewed the documents and more detailed review will be done prior to the issuance of building or other types of permits. Ms. Howard asked if CDW needs 90 parking spaces. Mr. Schwartz stated they have 90 parking spaces which will not be a problem on Friday and certainly are not a problem on the weekends. Mr. Ingram stated all Aisle 3 stores have a uniform local policeman on duty during hours of operation. Chairman Goldspiel asked how the aisle will be blocked off. Mr. O'Hara stated there are a variety of ways to do that. You can use stanchions or barricades or some kind of permanent post. They would like to work with staff to come up with the best possible method. Commissioner Samuels asked if there is any intent for catalog sales. Mr. Ingram stated no. Commissioner Samuels asked if it would be a good idea to stripe off one lane of parking to the overflow parking area to provide for pedestrian access to cut through. Mr. O'Hara stated there is the opportunity to do that but does not know what kind of liability that would involve. Mr. Ingram stated they would have no objection to such a crosswalk but ask that it be narrow enough so that a car could not be driven through. Chairman Goldspiel stated that if there is a sidewalk from the overflow area pointed directly at Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 6 the main entrance, those people would take the shortest distance to the front door and would therefore be useful. Commissioner Viehman asked if there had been any consideration given to a north/south total re- configuration of the parking spaces for both parking lots. Mr. Schwartz noted it had been discussed but it cannot occur. There are two different lease �./ arrangements for the 168 spaces and for the 378 spaces and the owner of the property will not consider that proposal. Commissioner Viehman stated he would support consideration of the suggestion for creating a single parking width aisle all the way through,possibly leading off of the one existing now in the northernmost parking lot into the southernmost lot. Commissioner Trilling stated he concurs with the suggestion for a pedestrian crosswalk. Commissioner Trilling asked what the walkway from the northernmost lot to the southernmost lot would be constructed of. Mr. Schwartz stated it will be a poured crosswalk in the grassed area next to the exiting drive. Commissioner Trilling suggested it be poured on the eastern side as it will tend to shift people further east to the main entry. Commissioner Trilling asked what the northern most lot which is not being leased by either Aisle 3 or CDW is being used for. Mr. Ingram stated that is a parking field for a building which is at the lower portion of the proposed plan. Mr. Kuenkler stated this was the additional parking lot for when Motorola lighting was there. Commissioner Trilling asked if there is adequate parking for future development. Mr. Pfeil stated if it is a warehouse/distribution use the parking would be surplus. If it is a heavy office use, there could be some problems. Therefore the use of the building to the north will be limited and it will not be an all office building. Commissioner Trilling asked what happens to the parking lease on the northern most lot after the 4 %2 years. Mr. Ingram stated there is no insurance that they can renew said lease. However, CDW will have vacated the premises and it is not their current intent to use the office area, thereby freeing up Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 7 their 90 required spaces. Commissioner Trilling asked if the petitioner would have to return to the Plan Commission in order to utilize the CDW space for any use. Mr. Pfeil stated they are required to meet the applicable standards so if the north lot is not available anymore, that will effect how the future use of the current office space is allocated. Mr. Ingram stated he represents that they will not convert the first floor of the existing CDW office and that the amount of space that they occupy for retail is the amount of space they will open with. Commissioner Trilling asked if the petitioner could also represent that this space will not be used for office. Mr. Ingram stated they would not want to preclude their ability to come back and ask for that but have no intent on doing so at this time. Commissioner Trilling asked if the petitioner would be transferring goods to other stores. Mr. Ingram stated they generally do not transfer merchandise between stores. The only transfer might be if a store is out of something and that would be done in the district manager's car. Commissioner Trilling asked if delivery is limited to Monday through Thursday. Mr. Ingram stated if they had to have a truck on Saturday,they would do it. Commissioner Trilling noted that this will be heavily used and receipt of merchandise at a main entry like this needs further discussion. Therefore,he asked if the petitioner would still like to have parking up against the building under such a scenario. Mr. O'Hara stated it is his feeling that the parking which runs north/south in the dead end pockets should be converted into handicapped spaces. Commissioner Trilling asked if there are any requirements for CDW as far as reserved parking. Mr. Ingram stated it is co-mingled parking. Commissioner Krug asked if there will be shopping carts. Mr. Ingram stated yes, but they are not allowed outside of the store. Commissioner Krug asked if there would be any outdoor tent sales. Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 8 Mr. Ingram stated no. Chairman Goldspiel asked what the Police Department is recommending for access back onto Lake Cook Road via Armstrong. Mr. Kuenkler stated there is a no right turn on southbound Lexington to westbound Armstrong Drive and this will remain. For eastbound Armstrong there is a no left turn to northbound Lexington which will also remain. There currently is a left turn between the hours of 4:00-7:00 p.m. only for westbound Armstrong to southbound Lexington and the Police Department proposes to change that to a permanent direction to Lake Cook Road. The current turning restrictions at Hastings and Armstrong would be removed. Chairman Goldspiel asked what the petitioner's plan is regarding directing traffic and where traffic would be directed to for exiting the property back to Lake Cook Road. Mr. Ingram stated the customers would be directed out to Lexington where they could make either a left or right onto Lake Cook Road. Chairman Goldspiel asked if everyone would be directed to Lexington or just eastbound Lake Cook to Lexington. Mr. Ingram stated they will probably be directing the eastbound to Lake Cook.. The westbound traffic could easily go back out the drive and turn right. Chairman Goldspiel noted concern with 300 cars per hour trying to get on to Lake Cook Road against traffic. Mr. O'Hara stated trying to make a left onto Lake Cook during peak hour is almost impossible. For that reason it is best to direct people down Armstrong Drive to Lexington to use the traffic signal. During non-peak hours the desire will still be Hastings to make the left turn. Chairman Goldspiel asked if there is sufficient breaks in traffic from the two traffic lights east and west of this site to allow people to get out during non-peak hours or is it a continuous flow situation. Mr. O'Hara stated he visited the site during a non-peak hour and he did, in fact, make a left turn out onto Lake Cook and it was not a major problem. Chairman Goldspiel asked if there is sufficient capacity on the Armstrong/Lexington route to deal with 300 per hour. Mr. O'Hara stated he is not really sure. Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 9 Chairman Goldspiel noted he feels there are still public safety access issues in this size of a retail use which is a much bigger retail use than the one that used to be there. He would like the Village Board to hear from the public safety people about their needs and these people must completely understand the volume of people that will be in here. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:15 p.m. Chairman Goldspiel re-opened the first public hearing on the Zoning Ordinance at 9:15 p.m. There being no further comments or questions from anyone present, Chairman Goldspiel closed the public hearing at 9:17 p.m. Respe lly submitt , Fay bin, R cor ing Secretary APPROVED BY: °A 14- ' /i;'e firEPH N GOLDSPIEL, dairmank Buffalo Grove Plan Comm-Public Hearing-April 21, 1999-Page 10 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April21, 1999 Zoning Ordinance, proposed amendment concerning retail uses in the Industrial District Aisle 3, 1020 Lake Cook Road (Computer Discount Warehouse building), Special Use concerning retail sales in the Industrial District Zale Companies, River Oaks subdivision,Prairie Road adjacent to Indian Creek Annexation with zoning in the R-3 District and approval of a Preliminary Plan —Workshop #2 Chairman Goldspiel called the meeting to order at 9:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Trilling Mr. Ottenheimer Mr. Viehman Commissioners absent: None Also present: Mr. Marc Schwartz,Marc Schwartz& Associates Mr. John Ingram,Aisle 3 Mr. Donald O'Hara, Kenig, Lindgren, O'Hara, Aboona, Inc. Mr. Leon Joffe,Zale Homes Mr. Gordon White,Zale Homes Mr. John C. Martin,JEN Land Design, Inc. Mr. Robert Eyrich, Bloodgood, Sharp, Buster Mr. Jeffery Berman, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenlcler, Village Planner Mr. Robert Pfeil,Village Planner Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 1 APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer,to approve the minutes of the public hearing and regular meeting of March 17, 1999. Chairman Goldspiel noted a correction of a name necessary on page 4 of the public hearing. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Krug, Howard and Ottenheimer abstaining. I � COMMITTEE AND LIAISON REPORTS Commissioner Trilling stated he attended the Village Board meeting on April 19, 1999; no projects were referred to the Plan Commission. He noted that President elect Hartstein was sworn into office along with Trustees Berman, Glover and Marienthal. ZONING ORDINANCE, PROPOSED AMENDMENT CONCERNING RETAIL USES IN THE INDUSTRIAL DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Krug to recommend approval to the Village Board of a petition for consideration of amendment of Section 17.48.020.C. of the Buffalo Grove Zoning Ordinance concerning Special Use regulations for retail facilities in the Industrial District pursuant to the testimony at the public hearing and subject to: 1. Defining of the retail area as a minimum of 50,000 square feet which must be accessible to the public. 2. Item(a) of the proposed text amendment to be narrowed down to a better definition of what a major street along the lines of a regional arterial, and specifically, Milwaukee Avenue, Route 22,Lake Cook Road and Route 83. 3. Items (b), (c) and(d)would change the word"Village"to "Corporate Authorities". 4. Signage will be limited to 300 square feet. 5. Item (d) will eliminate the last sentence"...unless an alternate parking standard is approved by the Village". Commissioner Trilling pointed out there are specific streets he would like to see included. Commissioner Ottenheimer stated the term"regional arterial in Industrial Districts" seems to cover the problem. He noted he would not like to have streets pinned down specifically. Chairman Goldspiel suggested talking about what is the objective in the language desired and Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 2 then leave it for staff to get the draft set up. Commissioner Samuels stated that Village streets and County highways should then be left out. Chairman Goldspiel noted it might be necessary to get specific so that people understand what is required. Commissioner Samuels stated he would recommend specifically that Milwaukee Avenue,Lake Cook Road, Route 83, and Route 22 be included. He would not be inclined to include Aptakisic. Chairman Goldspiel noted agreement. Commissioner Ottenheimer stated he is in favor of a general concept with no specific streets named as that is too narrow and constrictive. He noted he is partial to the use of the term"major arterial streets in Industrial Districts". Commissioner Krug asked what the definition of a major street is in the Comprehensive Plan. Mr. Pfeil stated it is defined in the Development Ordinance. Commissioner Trilling noted there are some streets that may fall into that category that should be specifically restricted. Commissioner Ottenheimer stated he can see restricting certain streets as opposed to just naming only a few. Commissioner Samuels asked what is a regional arterial. Mr. Pfeil stated that is not defined in the Village's Comprehensive Plan. Commissioner Viehman stated he would not like identifying specific streets. He asked how many locations that will meet this requirement actually exist anyway and specifically,how many of them exist on streets other than major streets that can possibly become a problem. He suggested staying within the general definition of"major street"or"arterial street"that is adjacent to or in an Industrial District. This pretty much limits it to where things can happen to start with. �-/ Commissioner Samuels asked if Commissioner Viehman then agrees with excluding certain streets. Commissioner Vie hman stated he could agree with excluding several specific streets if it is believed they could not handle under any circumstances the traffic that might be generated. That is why the public hearing process allows the Commission to determine whether a development is Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 3 viable and feasible. Commissioner Samuels noted that someone looking at the ordinance itself needs some indication of what is required. He stated he is most concerned with Deerfield Parkway between Milwaukee and Weiland and truly feels it should be specifically excluded. Commissioner Howard noted agreement with Commissioner Samuels stating she would not want any language that becomes arbitrary. Mr. Kuenkler stated the definition of a major street as follows: A street of considerable continuity which serves, or is intended to serve, as a major traffic artery between various sections of the Buffalo Grove area as shown on the official plan. Chairman Goldspiel called for a polling on the issue. Yes, would recommend that the ordinance not allow this commercial use in an Industrial District on certain streets. Commissioner Samuels further noted that a yes vote would indicate that in order to qualify for this section it must be adjacent to, and have access to, these streets; Lake Cook Road, Milwaukee Avenue, Route 22, and Route 83 or Old McHenry Road. Chairman Goldspiel stated a no vote would leave the language as it now appears with the language of"major streets". The polling was as follows: AYES: Krug, Howard, Samuels, Trilling, Viehman, Goldspiel NAYES: Ottenheimer The polling was 6 to 1. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Samuels, Trilling, Ottenheimer, Viehman, Goldspiel NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 to 0. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 4 AISLE 3. 1020 LAKE COOK ROAD (COMPUTER DISCOUNT WAREHOUSE BUILDING), SPECIAL USE CONCERNING RETAIL SALES IN THE INDUSTRIAL DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Viehman to recommend approval to the Village Board of the petition for approval of a Special Use for retail sales in the Industrial District to establish a retail facility with a floor area of 74,500 square feet for the sale of clothing, shoes,jewelry and home accessories relative to the property at 1020 Lake Cook Road and the adjoining real estate parcel (Lot 2)to the north, on the east side of Hastings Drive north of Lake Cook Road, pursuant to the testimony and exhibits presented and subject to: 1. The establishment of a singular pedestrian access from the remote parking lot directed to the entrance of the facility 2. Restriping of the parking area immediately adjoining the building on the north as testified to for handicapped use and identified as Exhibit 5 and subject to adopting the recommendations of the petitioner's traffic consultant 3. Maintenance of full parking throughout the lease period in full compliance with the ordinance. Commissioner Ottenheimer stated he sees no reason not to go along with this proposal and he does not see any particular traffic impediment. He feels this development will provide a benefit to the Village in terms of employment, shopping opportunities and sales tax generation. Commissioner Viehman stated he supports this project completely and is pleased with its commercial aspects for the Village. Chairman Goldspiel qualified his support by stating there is a need to be very careful on the Hastings/Lexington exit and the operation of the traffic in peak hours. Commissioner Viehman stated he echos Chairman Goldspiel's concern and noted the motion takes that into consideration and part of the recommendations of the traffic consultant's report were six month and one year monitors of the process. Chairman Goldspiel called for a vote on the motion and the motion was as follows: AYES: Krug, Howard, Samuels, Trilling, Ottenheimer, Viehman, Goldspiel NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 to 0. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 5 ZALE COMPANIES. RIVER OAKS SUBDIVISION.PRAIRIE ROAD ADJACENT TO INDIAN CREEK. ANNEXATION WITH ZONING IN THE R-3 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN--WORKSHOP#2 Mr. Leon Joffe of Zale Homes stated a number of questions were raised at the last workshop meeting and they believe they now have the answers to those questions. Mr. Gordon White gave a video presentation on the subject site. Mr. John Martin stated they have come in with essentially the same road pattern but have increased the right of way width to 60 feet. The other major change is the added sidewalks completely around the right of way system. The bikepath is now shown along Prairie Road and the walk system is meandered within the 60 foot right of way. This way they have tried to avoid some of the larger trees. Mr. Martin stated they have done an existing tree analysis. One of the questions asked at the last meeting was what percentage of high quality trees would be lost. Those have been identified as high quality oak, hickory and walnut species. They represent 16 percent of the trees. The total number of trees surveyed on both the Sislow and Kruger property are 791 trees. There are approximately 100 trees along the Prairie Road right of way. Those trees will become history once the Prairie Road widening occurs which is a part of the Village's master plan in terms of the ultimate extension of Buffalo Grove Road and Prairie Road out to Route 45. Assuming those trees are gone, it leaves 691 trees on both properties. Of the 16 percent high quality trees inventoried,there are 127 trees left. The proposed plan indicates 25 of those trees would be lost to the development. There are 2 trees they would like to save if at all possible. One tree is a 40 li inch white oak and another is a 34 inch white oak. Mr. Martin stated both the Village's forester and their forester have agreed on every attempt to save as many trees as possible. The Village's tree ordinance states that the developer will be penalized for every tree that is not saved and should have been so. He stated it is their commitment to save as many as possible. He noted they are attempting to save the two trees mentioned by using sections from Lots 18 and 19 to expand the right of way and the typical cul de sac section and enlarged it to come into the center area and create a large ground surface in order to preserve a white oak. Mr. Martin further noted there are number of evergreens, especially where the basin needs to be dug, near the creek. Many of those evergreens are in the 7-11 inch caliber and are primarily Norway spruce. Many of these trees would be moved from the basin area out along the Prairie Road right of way in order to give additional screening along the rear of those lots that border Prairie Road. Mr. Martin stated the final tally of the total number of trees are 150 trees out of 691 left on the properties. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 6 Mr. White stated the commission had commented on the driveways and homes on the site plan at the previous workshop meeting. He noted they have now plotted the building boxes and footprints. On some of the smaller areas they have specifically designated houses,particular models, driveway widths and garage sizes. He noted they have shown tree locations as well as tree protection areas on the site plan. Other methods to be used during construction would be to have basement foundation dirt excavations put into trucks and taken away. Lots 21 and 22 have many significant trees to be saved as well as lot 11 and 12. Lot 11 has a tree which would actually go into the area of the driveway. This tree would have be root pruned and the driveway would be changed slightly to maximize the distance from that particular tree. In this area they would like to swing the walkway out from its typical location 1 foot off the right of way line and swing it as far away from that tree as possible to accommodate the root zone of that tree. Mr. White noted that with this plan they have indicated their real house plans, fixed driveway locations. Mr. White stated he has asked their engineer to prepare a plan that would meet the Lake County Stormwater Management ordinance. One of the issues previously discussed was creek access for maintenance. An 8 foot pathway along the detention area was discussed. However, in awareness of the Lake County Stormwater Management ordinance relative to wetlands and relative to the buffer zone transitions,there is the knowledge that such access path will probably be in violation of the current contemplated revisions to the ordinance. He noted they are in the position of not really wanting to put such a pathway in but if the Village insists that this needs to go in, they need to have the plan approved before the ordinance goes into effect and the pathway becomes a violation of the ordinance. Mr. White noted they asked for some specific variances from the Village ordinances such as the sidewalk issue. He stated they resolved the sidewalk issue in that they are now proposing a sidewalk on both sides of the cul de sac. He stated he is asking the Plan Commission not to recommend a sidewalk along the east side of Prairie Road adjoining the county subdivision. The Village of Vernon Hills does not have sidewalks and they are proposing an 8 foot bikepath/sidewalk on the adjoining Schwartz subdivision. Mr. White stated they have asked for a variance for the cul de sac length from 500 feet to 1000 feet as there is no other way to accommodate the neighbors and build this development. They have also asked for a variation of the 10 percent side yard requirement to a standard 8 foot side yard which would comply with a minimum requirement within that zone. These lots vary in shape and various widths and is somewhat difficult to determine what that 10 percent side yard requirement would really mean. Just saying an 8 foot side yard might answer that question. Mr. White stated he has met with Mr. Powell of the Division of Transportation for Lake County and requested they be allowed to do a fee in lieu of road improvement. Since there is a proposal for a major highway improvement for Prairie Road,they would prefer to post the money with Lake County instead of doing any lane widening to be incorporated with part of the highway Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 7 improvements. He further stated both Mr. Powell and himself are avoiding the idea of widening the bridge over Indian Creek as the cost would be prohibitive. If there is to be a regional improvement for the road and ultimately a widening of the bridge is necessary,that will have to be done at that time. Mr. White stated they have asked not to physically make any land donations to schools,parks or library and have asked to do a cash contribution instead. Mr. White further stated the Village's development ordinance requires a 15 foot depth for any permanent pond. He stated he does not think that would even be possible for any pond adjoining Indian Creek. He stated they need to do a detention basin following the SMC regulations that would provide a water quality benefit and they would like to do a much shallower excavation in the range of 4-6 feet. He noted Mr. Kuenider has indicated that needs to be discussed with the Commission. An area for siltation and receiving so that there could be settling in this basin below the pipe outlet that would discharge to Indian Creek. Mr. White noted one further variation or recommendation by the Village would be their recommendation to plant native plantings using a fabric placed on the slopes along the detention facility. This is an erosion control reinforcement mat. This with native plantings along this area would be preferable to the usual stoned banks. Mr. Eyrich reviewed and described the planned units for the subdivision. There are 5 plans in total ranging in square footage from 2800 to 3700 square feet. They are all 3-4 bedroom, 2-story units. Four of the five units have 3 car garages and one unit is a 2 car garage model. The option of being a third car garage is included with that unit. He noted they have designed into the product the ability to make use of the site conditions. There are 3-4 different elevations for each unit. He stated all of the units are a maximum of 55 feet wide and nothing greater than 50 feet deep to accommodate the lot size. Commissioner Goldspiel stated he would like some more definition of the pond area. Mr. White stated many of the requirements in the Lake County Stormwater Management ordinance that Buffalo Grove has adopted. They are required to do a water treatment type of facility which has virtually taken away their ability to do a dry bottom recreation based type of detention facility. Mr. White stated the proposed requirements for a detention facility are for Lake County's proposed ordinance. They will deal with buffer areas adjoining stormwater wetlands. One of the uses you can make of a detention area is to be a buffer to a wetland. Lake County is asking for a certain amount of pre-treatment where the first pass of the stormwater makes it into a pre- treatment basin before it makes it into a receiving stream so that there is settlement and that type of thing that occurs. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 8 Mr. White stated they are trying to do this in a buffer area which complies with the buffer width of the future ordinance, complies with the detention volume requirements of any ordinance in Buffalo Grove or Lake County. It also provides the required stormwater treatment in the current ordinance and in the future ordinance. One of the issues is providing the 8 foot access path. He noted they will be limited in the future ordinance on the width or amount of paved surface that can be put in a buffer. The current proposal is 10 percent of the buffer width and 50 foot buffer widths to the wetlands will be necessary. That limitation may mean a 5 foot path which does not necessarily provide for vehicle maintenance. Chairman Goldspiel asked what is the design of the basin relative to depth, safety ledges and water clarity. Mr. White state they are proposing a wet basin in the range of 4 feet. The North American green fabric would be used on the slopes of those banks and would be implanted in a native planting rather than placing stones at a 2:1 slope from the area between the normal water level and the high water elevation. The usual 15 feet in terms of depth relates to the thought that you can get the turnover and not a fish kill if there were fish within a lake. The depth of the water relative to clarity is really going to be a function of what kind of fish you have in the facility. It does not make a lot of difference as to how deep a lake is for clarity. This facility will not have much active recreation where it would affect water clarity. It is really a functional stormwater detention facility for the purpose of complying with the water quality requirements of the ordinances and providing detention in a location that will work for stormwater detention,the lowest part of the site adjoining the creek. Chairman Goldspiel asked what the high water level will be for the proposed basin. III Mr. White stated it will be a normal water level of 659.8 and a proposed high water elevation will vary throughout the site due to the elevation of the creek but the detention volume is satisfied by 662.5. Chairman Goldspiel asked if the safety ledge requirement is being met. Mr. White stated yes. Chairman Goldspiel asked if the water will arrive at this basin overland. Mr. White stated they will provide storm sewer as required for the streets and the sites and some of the water will certainly arrive overland from the rear yards. Chairman Goldspiel asked how the water will go from the basin to the creek. Mr. White stated they will have an piped outlet in the south area discharging to the creek. The entire bank of the basin will be an emergency overflow. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 9 Chairman Goldspiel asked what is to prevent the formation of algae and weeds since there is to be 3-4 feet of water in this basin. Mr. White stated the algae formation will relate to the oxygen levels. He noted they have an a drainage area tributary that will allow inflow. Trying to excavate a 15 foot depth might lead to a situation where you have pervious soils throughout the area so that they would have movement between the creek and the basin during all periods. He noted there will be some ground water `./ movement between the basin and the creek. He noted the higher the clarity in a basin or lake, the more clear it is, the more plant growth you get. With some of the bottom feeding fish that make movement so that there is less photosynthesis within the water, there is actually less plant growth. Mr. White stated the Lake County Stormwater ordinance wants the plants in the basins and they want these plants to do the filtering. They do not want a sterile stone type of unit. They want the oxygen plants can add to a basin. Chairman Goldspiel asked if aeration would be a good idea. Mr. White stated aeration is a way to add oxygen if plant life is not sufficient. He stated he will check this out with their wetland consultant. Chairman Goldspiel stated they do not want something that will smell bad, have algae and breed mosquitos. Anything that can be done to prevent that needs to be addressed. Commissioner Samuels asked for some comments on the stagnation issue from the Village Engineer. Mr. Kuenkler stated there will not be many fish in such a basin at 4 feet. He stated the other option would be for a wetland bottom throughout instead of a pool. He noted the Lake County Stormwater Management Commission is certainly going toward more natural, native planted basins. He stated he does not feel the proposed basin is small enough to create a very stale, algae type of pond. He noted it would be difficult to build a 15 foot pond next to the creek. Chairman Goldspiel asked if it would be better to have a reed bottom or wetland plant bottom rather than a wet bottom here. Mr. Kuenkler stated it would be worth exploring both. Chairman Goldspiel asked if the alternative type of bottom had been explored. Mr. White states the wetland consultant has explored same and will address that at a follow up meeting. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 10 Chairman Goldspiel noted they have found that things happen that clog the creeks and maintenance is necessary to maintain the flow of water in the creek. He noted the practice has been for the Village to maintain the water management areas and he asked who will be maintaining the proposed area. He noted this is what the issue of the path is about. Mr. White stated he does not necessarily disagree. If the path is something the Village wants, they willprovide an area between the creek and the detention area alongthe berm. However,he warned this will not be allowed under the Lake County Stormwater Management ordinance in the near future. Chairman Goldspiel asked how anyone would get in there if all the access is blocked off by home lots. Mr. White stated the access would have to be from Prairie Road on the rear adjoining lot 5. That access path would have to go all the way to Prairie. Commissioner Samuels stated he does not necessarily like the idea of squeezing in something that will not be allowed in the future. In addition,he noted that the Village takes over maintenance now because they are generally dry bottom. Maintenance may not be necessary with the natural features as proposed. Mr. Kuenkler stated that is how he understands the plans. Commissioner Samuels noted that access can be provided between two lots where there would be restrictions such as no fence and no planting with a maintenance easement given to the Village. Chairman Goldspiel stated it is not access which is prohibited by the ordinance,rather a path over 5 feet in width. Mr. White noted they could provide access to the stormwater outlet for cleaning and maintenance with some kind of lot restriction. Mr. Kuenkler noted the ordinance requirement is to have a pathway for maintenance purposes proximate to the stream and in some regards it is to double as access for people to come in and enjoy the property. Chairman Goldspiel recommended that staff consult with Public Works and the Engineering Department and think about how to deal with this issue. Perhaps a shorter wider path going to certain key places or an unpaved path is better. Whatever is necessary should be examined by staff. Commissioner Trilling asked what kind of surface is referred to within the 10 percent limits of the Lake County proposed ordinance. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 11 Mr. White stated any surface is an impervious as far as they are concerned. Chairman Goldspiel noted another issue is how to maintain the area with the lots on the other side of the creek which have been platted to the middle of the creek. Commissioner Samuels asked what the magnitude is as a maintenance job here. `./ Mr. Kuenkler stated back here it would possibly be more of a debris type of maintenance instead of a lawn maintenance area. This might not even be required every year. Commissioner Trilling asked if the 8 foot standard side yard will work. Mr. White noted that because the lots have so many varied shapes and sizes,they feel they can work with the 8 foot request and it will not be so difficult to figure out if they have or have not complied. Commissioner Viehman stated a minimum 8 foot standard makes sense with the different lot shapes and sizes. He also stated he is not in favor of building a sidewalk to nowhere on the east side of Prairie Road. In fact, it disturbs what is captured in this development, namely,to maintain as much of the naturalness and the woods and such. Chairman Goldspiel stated he is also willing to go along with the 8 foot proposal. He asked, however, what is being lost under the ordinance. Mr. Pfeil asked the petitioner if he would be asking for variations of the lot width standard. The 80 foot lot width is supposed to be provided at the building setback line and he stated he is not sure that the minimum lot width is being provided on the cul-de-sac lots. Mr. Martin stated the only place the lots would not comply with the 80 foot minimum lot width at the building line are those large pie shaped lots. As the building is set back off of that 30 foot front yard setback, the lot starts to get much wider quickly as you pull back off the 30 feet. He noted they are asking for a 66 foot minimum condition on only cul de sac lots. The only reason for the variation on the 10 percent issue is that it becomes a big chore when you are trying to compute each individual lot when they are as irregular as these are. Commissioner Trilling asked the petitioner if they will be able to maintain the 80 feet at the building line wherever the 8 foot side yard is maintained. Mr. Martin stated he would have to take another look at that. He noted he would have to check if any of the homes may require a minimum front yard width variation. Commissioner Trilling noted he would go along with the 8 foot side yard as long as the 80 feet at the building line is maintained. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 12 Commissioner Viehman noted the Commission has asked for serious consideration to tree preservation, which the petitioner has done very well. It does not seem right to limit them severely on setbacks if we are requesting tree preservation. It seems we must be willing to give some concessions in view of this issue. Mr. Pfeil noted there are some situations where the 80 foot building setback will not be attainable based on the cul-de-sac design. Commissioner Samuels stated that in general as an infill situation, there are going to be variations from the development ordinance that will be required. However, when it comes to the 80 foot setback, the loss of perhaps one lot would allow the width to be distributed to the short lots and rectify the situation and should be explored. He noted he still wants to minimize the amount of variations requested. Mr. Joffe stated it would not be feasible for them to do this project with the loss of one lot. There are not many lots on this plan and that would not work for them. Commissioner Trilling suggested they come back with specific requirements and where they are so that the Commission can then make an evaluation. Chairman Goldspiel noted the Commission would need to know if maintenance of the creek was going to placed with homeowners or the Village. Mr. Pfeil stated he had posed that question with Mr. Kuenkler and Mr. Rigsby and it appears that the Village will own and maintain the stormwater area. He asked the petitioner if public access in the sense of recreational amenities contemplated. Chairman Goldspiel stated he feels that would be very desirable. He asked if the Park District has looked at this development. Mr. Pfeil stated Mr. Rylko receives the plans and probably would have commented if he wished to do so. However, he will check with him further. He noted the Fire Department has looked at the plan and no concerns were raised regarding the length of the cul-de-sac. Commissioner Trilling suggested widening the right hand turn lane on Prairie Road into the development. Mr. White stated they could do a limited turn lane there but not necessarily a right turn deceleration lane because they do not have the right of way nor the means to obtain it. That area is part of the meadows in Prairie View. He stated they can accommodate a short lane and a taper. He noted they will grant the right of way to 120 feet on both sides as part of their grant to the county. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 13 Mr. Joffe requested a public hearing for the next meeting at which time they will present the answers to these questions. Mr. Pfeil stated it might be feasible for May 19, 1999. The Commission agreed the next meeting would be a public hearing. CHAIRMAN'S REPORT Chairman Goldspiel noted that four members of the Commission will be resigning. He stated this has been a terrific group to work with and each person has brought a unique viewpoint and expertise to the Commission's activities. The diversity and quality of the Commission's members has been very good for the Village. FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting is scheduled for May 5, 1999. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT-None NEW BUSINESS Commissioner Viehman noted his appreciation and the opportunity to serve on the Commission for the past two years. Commissions Samuels asked if it would be possible to stripe the turn lane from the train station to allow for left turns from the right turn lane coming out of the station. This would alleviate come of the congestion in the evening hours. Mr. Pfeil stated he would discuss this with Mr. Boysen and Mr. Kuenkler to determine if this would be feasible. Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 14 ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Krug and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 12:30 a.m. Respect y submitted, Fay 13tubin, R ordi g Secretary APP OVED BY: A /c/.( T PH N GOLDSPIEL, Ch 'rman Buffalo Grove Plan Comm-Regular Meeting-April 21, 1999-Page 15