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1999-07-21 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION July 21, 1999 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 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. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Marc Schwartz, Marc Schwartz& Associates Mr. Leon Joffe,Zale Companies Mr. Gordon White,Zale Companies Mr. John Martin, JEN Land Designs, Inc. Mr. Skelton, Assistant Village Attorney Mr. John Marienthal, Village Trustee Mr. Richard Kuenider, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Preliminary Plan dated May 5, 1999 Exhibit 2: Preliminary Plan(Sheet 1, preliminary plat of subdivision) dated July 8, 1999 by Gewalt Hamilton Associates, Inc. Buffalo Grove Plan Commission-Public Hearing-July 21, 1999-Page 1 Exhibit 3: Plat of Subdivision dated July 21, 1999 Exhibit 4: Preliminary Engineering-Utilities Plan(Sheet 2) dated July 8, 1999 by Gewalt Hamilton Associates, Inc. Exhibit 5: Grading/Tree Preservation Plan(Sheet 3)dated July 8, 1999 by Gewalt Hamilton Associates, Inc. Commissioner Ottenheimer stated he must recuse himself from the public hearing. Commissioner Samuels stated he now feels it would no longer be appropriate for him to participate in the public hearing or the vote on this matter. Mr. Marc Schwartz stated the proposed subdivision is comprised of approximately 26 acres. There is a tract of land which is 20.9 acres on the east side of Prairie Road and another tract of land on the west side of Prairie Road which is approximately 5.1 acres. The petition is seeking annexation with zoning in the R-3 District and approval of the preliminary plan. The total subdivision would be comprised of 28 lots and the average lot size will be approximately 13,000 square feet. Mr. Schwartz stated a public hearing was held on this matter on May 19, 1999 and a recommendation made to the Village Board not to approve the preliminary plan presented that evening. On June 21, 1999 they appeared before the Village Board with revisions to the plan, taking into account the comments of the Plan Commission. The plan submitted this evening addresses the five major concerns that were raised by the Plan Commission on May 19, 199, specifically issues relating to the fire lane, the encroachment of the flood plain onto a number of the lots to be developed, a lot width variation request, a side yard setback variation request and the need for a sidewalk on the east side of Prairie Road. The developer revised the plans, I remover one or t e .ois previous.y presenter on.le p.an an 1ere-ore reso_vec a_. o-'1e issues favorably. Additionally, on the evening of June 21, 1999 before the Village Board, the Board expressed concern that certain infrastructures such as sidewalks be completed at one time rather than on a per lot basis. There was concern raised about the 1,000 foot cul-de-sac and also on the viability of the access road for fire trucks. The present plans addresses each and every one of those concerns as well. Mr. John Martin of JEN Land Designs stated the plan from the beginning has attempted to maximize the amount of tree preservation on the site. It is in the developer's best interest to provide as much of a wooded lot situation as possible. Therefore, the configuration of the road winds its way through the tree massing. They have now gotten rid of the back end of the cul-de- sac to enlarge the island area in order to save a specific oak tree. He further noted the revision now has dropped one lot from 29 to 28 which has allowed them to open up into wider lots along the back end of the loop to provide for no variations to the zoning ordinance. The plan also now Buffalo Grove Plan Commission-Public Hearing-July 21, 1999-Page 2 provides for a complete loop path system that goes completely around between the creek and will provide for service as well as recreation. There are also two access points into the cul-de-sac They have also increased the width of the opening to standard 60 foot right-of-ways. They have increased the right of way width at the entrance to provide for a 70 foot right of way to flair out the road section for turning movements. They have aligned with the east and west portion as far away from the bridge as possible. In addition, there are no flood plain encroachments. Any flood plain that exists will be eliminated from any of the lots. Mr. Martin stated the pathway will be an 8 foot asphalt path that will service the creek. They have also added the bikepath per the Village bikeway plan on the west side of Prairie Road and they have also indicated they will be locating the sidewalk along Prairie Road on the east side of Prairie to extend to the Village limits to the north. This plan also shows the 100 foot right of way section of the ultimate Prairie Road widening through this area. Mr. Martin presented a copy of the plan for the Vernon Hills subdivision to the north showing the center line of the creek basically establishing the property line between the Krueger property and the River Grove subdivision to the north. He noted the flood plain line goes up to the building pads of that subdivision. This is much different than what is proposed for the River Oaks development. The lots in the River Grove subdivision go to the center line of the creek. Essentially their entire backyards are in the flood plain. That, however, is not the situation at the proposed development. This site has provided for detention for the property within that area and a substantial buffer and separation from the creek to the building pad areas. Mr. Gordon White noted, in correction, they added 12 feet to the right of way width at the entrance which is 72 feet which accommodates the additional 12 feet of pavement they are proposing at the exit of River Grove east. Mr. White noted the plat now indicates the side yard setback required to comply with the provisions of the ordinance. There are now two gaps in outlot A to allow for service of detention basin proposed in outlot A Mr. White reviewed the engineering plans stating they pick up water to the south along Prairie Road and service each lot with an 8 inch water main. A sanitary lift station is proposed to connect to the subdivision to the south with the sanitary sewer to provide sewer service to each lot. The storm sewer system includes rear yard drains directing and picking up the street inlets and discharging to the proposed detention basin that will eventually have an outlet and controlled release to Indian Creek in compliance with the Lake County Stormwater Management ordinance. Mr. White stated the grading and tree preservation plan indicates a plan with proposed foundation elevations which will allow them to snuggle the houses within the trees and do minimal damage to the trees. This means basement spoil will need to be trucked off the site. Mr. White stated he obtained actual spotted elevations from Vernon Hills of the subdivision to Buffalo Grove Plan Commission-Public Hearing-July 21, 1999-Page 3 the north. The homes are very high in elevation. The Vernon Hills ordinance required the basement floor to be 2 '/2 feet above the base flood elevation. All of the basement floors are at least 2 1/4 feet above the base flood elevation There is,therefore, substantial protection relative to the flood plain elevation. This subdivision did not provide stormwater detention as they were built in 1994 but was grand fathered prior to the passage of the Lake County Stormwater Management ordinance in 1992. Mr. White stated the proposed lots will be 100 percent out of the flood plain and the overall `.i drainage plan will be more than adequate and will not cause any adverse effects relative to the adjoining property owners. Mr. Schwartz stated this should addresses the concerns raised by the Plan Commission on May 19, 1999. By removing one lot all other concerns have been addressed and resolved. The plan does not request any zoning ordinance variations and merely requests development ordinance variations. Each and every one of the development ordinance variations have been reviewed by staff and have been favorably looked upon. Commissioner Trilling asked why one lot was eliminated now when that question had been asked of the developer previously who stated it would not then be a viable project. Mr. Schwartz noted this was due to all of the concerns raised and addressed by the Plan Commission. Commissioner Trilling noted it was previously stated the financial feasibility would not allow the elimination of one lot. Mr. Joffe stated after the last meeting they regrouped with the seller and they made a concession allowing for the elimination of the lot. Commissioner Trilling noted there is a 10 foot wide bikepath on the west side of the development which terminates before the end of the property line as it heads north. Mr. White stated they terminated the path prior to the bridge on the creek because it was not reasonable to run it into the water. In addition,the creek is off their property line at that point. Commissioner Trilling noted there is no direct access from the roadway to the 8 foot path that follows the creek on Prairie Road and asked if there is a culvert along that roadway. Mr. White stated this was done at the suggestion of the Village staff. Everyone felt there may be some question relative to the County because Prairie Road is a County Road. He stated they wanted the access path for creek maintenance only. Commissioner Trilling asked if this would be a better access for Village maintenance to access the creek without having to go between a number of homes Buffalo Grove Plan Commission-Public Hearing-July 21, 1999-Page 4 Mr. White noted it will be an 8 foot wide paved path. Chairman Goldspiel asked if the suggestion was that the bikepath on the west side of the road would well connect to the road across the street so someone could go across without going across the green space. Commissioner Trilling stated yes. Mr. White stated the elevations could be worked so that a stub for a bikepath could be provided to the access path. Commissioner Trilling noted it appears the 100 year flood plain does encroach on the rear yard of Lot 8. Mr. White noted that area is proposed to be filled and compensatory storage provided. Commissioner Trilling asked what affect the homes to the north will have on the proposed subdivision due to their elevations. Mr. White stated theyhave had soil borings prepared and the area within the lots within the tree g area is silty clays with high values of impermeability. In addition, areas closer to the creek become siltier and sandier so that there is some higher permeability in these areas. Essentially, if there is very low permeability and have no water transportation so that the only way the water can physically get to the basements would be overland, and the property is much higher than the flood plain elevation, it really is no problem. Obviously,they will be ejecting all of the floor drains from the sump pump into an above grade type of discharge with a drain tile then connecting to the storm sewer system. Commissioner Trilling asked if these homes will have sump pumps running 8-12 hours per day. Mr. White stated no. Commissioner Trilling asked if there are any other developments in the Village where the basements are 6 feet below the 100 year flood elevation. Mr. Kuenkler stated that is very common. He stated this should not be any potential problem for homeowners. Li Commissioner Trilling asked why the trees on Lot 11 and 12 are being removed. Mr. White stated he will check this out and it is possible that this was an oversight from the old plan. Buffalo Grove Plan Commission-Public Hearing-July 21, 1999-Page 5 Commissioner Trilling noted the pond crossection shows a 3-10 foot maximum as the bottom of the pond. Mr. White noted it is the bottom of the pond and further noted they have asked for a 6 foot maximum. Commissioner Smith asked for information concerning the need for the 1,000-foot cul-de-sac, and what provisions have been made to improve emergency access into the subdivision. Mr. Martin stated the ordinance calls for a 500 foot maximum cul de sac length. However, they Y are trying to provide a circuitous road and have increased the width of the entrance. They have now provided for two access points into the road system and it really is the only way to develop this site. Mr. Pfeil stated the Fire Department has reviewed this plan again and have confirmed that they find this to be an acceptable design. Chairman Goldspiel asked if Lots 18 and 19 meet the Village ordinance relative to rear yards. Mr. Pfeil stated he believes they do and noted Mr. Schar has reviewed the plan and his interpretation is that the lots do provide the required rear yards. Mr. William Simpson, 16208 Port Clinton Rd., Prairie View, asked if this development will have an effect from the flow of water to his property. Mr. White stated there will be virtually no effect on the flow of water through the property. He noted they must provide stormwater detention and must detain the water between 24 and 48 hours depending on creek conditions. They would be slowing the water down from this development which goes into the creek. Chairman Goldspiel asked if any minor effect would be in a positive direction or negative. Mr. White stated it would be in a positive direction. Mr. Simpson noted that when the Meadows subdivision was put in there was a big problem with neighbors thinking his property was a nature preserve. His concern now is with the impending bikepath along the creek which will encourage people onto his property again. He asked if there will be anything to keep those people out of his property. Chairman Goldspiel noted the proposed path stops short of the south property line. Mr. Michael Rubin, 407 East River Grove Ln., Vernon Hills, stated his neighbors are here because they believe this development is detrimental to their property and that of the new Buffalo Grove Plan Commission-Public Hearing-July 21, 1999-Page 6 homeowners because of its flooding. He stated they have experienced the flooding firsthand. They would like to remind the Commission of the issues which prevented them from approving the plan the last time. He noted Commissioner Krug had stated there was an inherent danger in a 1,000 foot cul de sac which creates problems for the Fire Department. Commissioner Samuels stated the Fire Department would reluctantly allow the 1,000 foot cul de sac pass. He also stated that there were too many other variances for the Village to support this plan. Additionally, he had stated it seemed foolish to build a sewer lift station just to service this development. Commissioner Trilling stated he was not comfortable with the look and feel of the site with the constant flooding of backyards and standing water in backyards. He also pointed out that the developer was just trying to cram too many homes into this area. Chairman Goldspiel also thought there would be too much water around the residents and the land would be better suited to an entirely different type of development which could make better use of its uniqueness in a way that a single family home development could not. His biggest question was why this project needs to be part of Buffalo Grove and what advantages it gives to either the people living there or the Village. Therefore, he is asking the Commission to once again vote against the annexation and subsequent development of this property. Mr. Steve Sulkin, 405 River Grove Ln, Vernon Hills, stated the new homes would be directly on the border of the flood plain which is only a few feet from where it was before. There is still a large margin for error when it comes to water and the residences will still be surrounded by water as stated by Chairman Goldspiel. Mr. Sulkin noted that one house less does not make much difference and the developer is merely trying to please the Board as much as possible. He further stated that before annexing a subdivision there should be a very good reason to do so. Mr. Sulkin stated there are still many unknown questions regarding this site that have not been addressed. Before this is allowed to happen, make sure the right questions are being asked and explored. He noted he has not yet heard hard data that says what will happen here will not exacerbate the situation. l � � II I II 11II II 4‘ T 4yrO" owoo. r fp**sr 4, sTi la A 11 Nature Preserve Commission which still allows them to retain ownership and tax benefits and perhaps this is just one other way of saving this land. Mr. Sulkin further noted that an additional 28 homes will add more traffic to an area that is already significantly congested. Mr. Sulkin noted there are still variances on the plan and questioned why variances should be granted for something that is not optimal. Mr. Andy Ackerson, 2930 Bayberry Dr, Buffalo Grove stated the reason the Village should want this development is that many people would like to stay in Buffalo Grove but want larger, newer homes which this development would provide. Mr. Martin stated the development proposes $400,000 to $500,000 homes in a very unique site that does not exist elsewhere in Buffalo Grove. This a positive aspect for the Village. This Buffalo Grove Plan Commission-Public Hearing-July 21, 1999-Page 7 subdivision to the north was approved prior to the new Lake County Stormwater Management guidelines and ordinances. Their homesites were built up to the flood plain and that water is supposed to come up to that line. That water does come across and is probably five times as great on the proposed site. However,the developer has accommodated that acreage which now has within it stormwater management which complies with the latest guidelines of Lake County. He noted they are following much stricter guidelines and are providing stormwater detention for this site. These homesites will not be encumbered by the type of water shown in Mr. Sulkin's slide presentation. Mr. Schwartz stated raw undeveloped land will at some point in time be developed. This Commission and staff places developers on a very careful track and makes certain that exhaustive study is undertaken before any development is approved. The proposed development meets all of those exhaustive tests and the homeowners to the north should want Buffalo Grove to be the municipality that is reviewing the plan. When there is contiguous property to another community, that community also benefits from the studies done by the Commission. Chairman Goldspiel asked how much difference is there between the 10 year and 100 year flood event on the proposed site. Mr. White noted the base flood elevation at the property line is 663.7 and the 10 year line is 662.1. That difference in height is 1.6 feet. He further stated they will modify the area between the wetland and the 100 year flood boundary to include stormwater detention. Along this detention they have an elevated area that will actually be fill constructed within the flood plain to have a high water elevation of 662.5 which will satisfy the detention requirement. This area will be excavated and will provide not only the stormwater detention volume required but the storage that was taken from the flood plain. That storage will be increased by 20 percent. Commissioner Trilling asked if the proposed path would be inundated in a 100 year storm event. Mr. White stated yes. Commissioner Trilling asked about the durability of the path with that in mind. Mr. White stated there are certain things they can do with construction so that the path would remain and have durability. This path would have only minimal traffic. Commissioner Trilling stated he is not concerned with the path's elevation in relation to the high water level, but more so with the affect of water saturation which will cause this surface to deteriorate aesthetically. Commissioner Panitch asked where the large tree is in relation to the slide presentation made by Mr. Sulkin. Buffalo Grove Plan Commission-Public Hearing-July 21, 1999-Page 8 Mr. Martin stated they did not attempt to identify that particular tree but it would, in fact, be in the flood plain. Commissioner Panitch noted that any safety issues regarding the path in standing water must be addressed. Mr. Martin stated there would not be any puddles or such because this path is above the 10 year event but below the 100 year event. It would,therefore, only be inundated during a 100 year event and no one would be out in such a situation. Commissioner Panitch asked if there are any other locations in the Village that have good experiences with long cul-de-sacs. Mr. Pfeil there is one at Lexington on the Park, Churchill Lane is another. This type of cul-de- sac is not unprecedented and does happen occasionally. Ms. Karen Decicco, 23737 Kingston Road, Prairie View, stated she is not opposed to the proposed subdivision but would like to know where the storm water from the proposed subdivision will go if the creek overflows into the detention area. Mr. White stated the creek will overflow into the detention pond and as the creek begins to go down, that water will drain out of the detention basin back to the normal level as the creek drains down, but slower than the creek. The water in the detention area will be there longer than it takes the creek to drain down and it is anticipated that would be between 24 to 48 hours. Mr. Michael Rubin stated he lived near the Green Knolls detention pond and stated that when it was put in, the pond filled and spilled over onto the street and come very close to the homes. When the retention pond is filled, there is no place for water to go other than into the street and then into the homes. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:25 p.m. Rppec Ily sub i ed, ' Fay ubin, a ording Secretary APPROVED BY: StEP EN G LDSPIE , Chair Buffalo Grove Plan Commission-Public Hearing-July 21, 1999-Page 9 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION July 21, 1999 Zale Companies, River Oaks Subdivision,Prairie Road adjacent to Indian an Creek, Annexation with zoning in the R-3 District and approval of a Preliminary Plan Northwest Community Healthcare,Proposed campus expansion,Amendment of a Planned Unit Development(P.U.D.) In the B-3 Planned Business Center District,southeast corner of Lake Cook Road/IL Route 83 -- (McHenry Road)Workshop#2 Aetna Development Corp.Proposed Walgreens store and site modifications, Approval of a Special Use for a drive-through pharmacy facility and amendment of a Planned Unit Development(P.U.D.)In the B-3 Planned Business Center District,Plaza Verde(East) shopping center, southwest corner of Dundee Road/Arlington Heights Road Workshop#2 Chairman Goldspiel called the meeting to order at 9:26 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel P Mr. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Marc Schwartz, Marc Schwartz& Associates Mr. Leon Joffe, Zale Companies Mr. Gordon White,Zale Companies Mr. John Martin, JEN Land Designs, Inc. Mr. Donald P. Smith,Northwest Community Healthcare Mr. Robert J. Klasek,Northwest Community Healthcare Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 1 Ms. Deborah A. Sheehan, OWP&P Mr. Donald Matthews, Gewalt Hamilton Associates Mr. Marc Start, Barton-Aschman Associates Mr. Lawrence Freedman, Ash, Anos,Freedman& Logan Mr. John Green, Groundwork, Ltd. Mr. Karl T. Krogstad, Pugsley& La Haie, Ltd. Mr. David I. Mangurten, KMA&Associates, Inc. Mr. Skelton, Assistant Village Attorney Mr. John Marienthal, Village Trustee Mr. Richard Kuenkler,Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Ottenheimer, seconded by Commissioner Panitch to approve the minutes of the Regular Meeting of June 16, 1999. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Ottenheimer stated he attended the Village Board meeting on July 12, 1999 in which the following items were discussed: 1. The public hearing amending the zoning ordinance regarding the appearance review and the ZBA procedures was held. The Appearance Commission was abolished and some of the duties split up between the Plan Commission and the Board of Zoning Appeals 2. Referral to the Plan Commission of the Belmont Village Assisted Living facility in the Town Center 3. Referral to the Plan Commission for the Buffalo Grove Golf Course Maintenance Facility Commissioner Samuels stated he attended the Village Board meeting on July 19, 1999 at which there was an informal presentation by Trustee Reid regarding the Route 53 improvements and possible alternatives being looked at by the Transportation Department. He noted there is a meeting on August 24, 1999 from 2:00 p.m. to 8:00 p.m. at the Concord Banquet Hall on Route 12 where the State will be making further presentation regarding this issue. In addition the following items were discussed: 1. Pre-application for development at 22527 N. Prairie Road and development of one of the two unincorporated lots adjacent to the Mirielle subdivision. This Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 2 development was not referred and was sent back for revisions. 2. Referral for a U Store It facility proposed for Aptakisic Road east of the railroad tracks. This would be a single 3-story enclosed storage facility under Industrial zoning which would require a variance for the proposed residential unit. 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 Chairman Goldspiel noted that Commissioner Samuels and Commissioner Ottenheimer would abstain from all discussion and voting concerning the River Oaks matter. Moved by Commissioner Trilling, seconded by Commissioner Smith to recommend approval to the Village Board of a petition for annexation with zoning in the R-3 One-Family Dwelling District and approval of a Preliminary Plan with the following variations: DEVELOPMENT ORDINANCE - Section 16.30.030.F. (To allow sidewalks to be placed in locations 1 to 10.5 feet from front property lines rather than 1 foot from property lines); Section 16.30.050.A.4 (To allow a cul-de-sac length of not more than 1,000 feet, instead of 500 feet); Section 16.50.030.D.17.b.(ii) (To allow modified maintenance access to Indian Creek and the stormwater facility); Section 16.50.040.C.4. (To allow a stormwater pond maximum depth of 6 feet below normal water level instead of 15 feet; and to allow a 5:1 side slope and reinforced mat shoreline protection instead of a 2:1 side slope for areas in the stormwater facility). Petitioner proposes to construct a total of 28 single-family homes on Parcel 1 and Parcel 2, on the approximately 20.9- acre tract on the east side of Prairie Road and the approximately 5.1-acre tract on the west side of Prairie Road south of Indian Creek. Chairman Goldspiel asked if the motion should be made subject to the addition of a connection between the bikepath and the service path. Both Commissioners accepted the amended motion. Commissioner Trilling stated the developer has eliminated all the zoning variations previously requested. He stated he is happy to see the elimination of the one lot which helped to eliminate the zoning ordinance variations. He noted he hopes the prospective homeowners are made fully aware of the water situation. Commissioner Smith stated that many of the variances have been taken care of and a number of concerns he has had have been addressed and he must go with the experts' statements that there will be no problems. Therefore, he will support this project. Chairman Goldspiel stated a major issue is to have the prospective homeowners aware of what the situation is with regard to the flood line. He further noted it would be a good idea to use the type of plantings that will be receptive to aquatic situations. Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 3 Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Trilling, Dunn, Feldgreber, Johnson, Panitch, Smith, Goldspiel NAYES: None ABSTAIN: None ABSENT: None Li The motion passed 7 to 0. NORTHWEST COMMUNITY HEALTHCARE, PROPOSED CAMPUS EXPANSIONS AMENDMENT OF A PLANNED UNIT DEVELOPMENT(P.U.D.)IN THE B-3 PLANNED BUSINESS CENTER DISTRICT. SOUTHEAST CORNER OF LAKE COOK ROAD/IL ROUTE 83 (MCHENRY ROAD) - WORKSHOP#2 Ms. Deborah Sheehan reviewed the preliminary plan showing the proposed addition of approximately 35,000 square feet of a combination of medical office suites as well as diagnostic and treatment services. There is currently a plan of proposal of intense medical doctors as well as the potential for CT and radiographic services on the second level of the building. Ms. Sheehan stated they have looked into the suggestion of a wet bottom retention pond and a modification to the plan does not reflect a partial wet bottom retention area. The current detention area on the site will be maintained in order to retain the topographic layout of the campus which speaks to the issue of tree preservation on the campus. Ms. Sheehan noted there had been a request to look at underground detention which, unfortunately, is too cost prohibitive for this project. The estimated cost to do this work would be in the range of approximately $500,000. They would like to proceed with looking at a combination of dry and wet retention on the site on surface. Ms. Sheehan discussed the proposed retaining wall height. She noted various exhibits showing the materials to be used which will be landscaped wall pavers. She further noted a reduction in the height of the wall from 11 feet to something in the range of 7 feet. This is part and parcel of the issue regarding tree preservation issues. The revised plan shows rework to the site circulation and access drive off of McHenry Road and it also shows rework to the islands that are positioned with the surface parking. In order to maintain some of the trees in the surface parking area it Li requires them to slope off and allow the natural topographics to take place on the surface lot, which will fall off to the south. The two substantial oak trees highlighted by the forester to be saved have been analyzed and they consider that the oak trees, although substantial, may not be as high a priority as perhaps allocating those costs for new planting. It is, however, the Village's priority to maintain those trees and they will do so. In order to do that, they will fall off with the parking to the south maintaining the root systems in a natural depth. This accomplishes another Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 4 side benefit. It may reduce, in it entirety, the need for the retaining wall because of the new retention. It may require only something in the height of a maximum of 2 feet and perhaps just a curb level. Ms. Sheehan noted there had been concern regarding the site line issues off of Route 83 and what it would like from a vehicular circulation pattern coming by the site. It should be noted that the proposed plan actually shifts the tower 30 feet to the north. The sidewalk extension has been addressed by extending the sidewalk to the south end of the campus proceeding down McHenry Road towards Route 83. Because of potential road work improvements,they will be sheltering $29,000 for the sidewalk and a five foot wide walk that will be implemented once the roadway improvements are completed. Ms. Sheehan noted the revised plan now shows the rework of the curbs as well as the rework of the entry drive from McHenry Road. They have actually reset the McHenry Road entrance to the campus to the south. In an effort to try to minimize disruption to the site and maintain some trees that are in quality condition, they are proposing to leave the McHenry curb cut as it stands with no modifications whatsoever. Ms. Sheehan stated that the quantity of parking they are trying to achieve here would be too costly to built any kind of parking garage. Therefore, they are proceeding under the premise of working towards a surface parking solution. Mr. Don Matthews stated they had previously proposed a dry detention basin but have now decided to provide some wet bottom detention area as well as retaining the existing dry detention basin in its current configuration. Maintaining the existing dry detention basin in its current configuration will be easiest as the state requirements for setbacks from state roads has changed its standards since the present pond was built. As soon as any modifications are made to the existing pond, the state will require the pond to be pushed back even further from the road. In its current location it does not impact any of the future widening or safety. Mr. Matthews stated they have changed the location of the communication tower further north about 30 feet. This helps in the preservation of the large 35 inch diameter oak tree. He stated they have also gone back to the current location of the curb cut on McHenry Road. The disadvantage of this location is that it does not leave room to provide a fully dedicated left turn lane. However, it does function properly for what is there today. They have decided to leave it in its current location in order to save some trees. The other disadvantage to this location is that if and when Weiland Road is relocated and McHenry Road is widened, there is the potential that the state may decide to turn the entrance into a right in and right out only. Mr. Start stated that the function of building is, in part, a 24 hour treatment center they felt that maintaining as much access to the facility is beneficial to the patrons coming and they propose to maintain the full access entry at Lake Cook Road. He noted the Village's traffic consultant also concurs in this estimation. Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 5 With regard to the potential for cut through traffic, Mr. Start noted that their traffic counts did not bear out a significant problem. In peak hours the number of cut through traffic was approximately five vehicles. Therefore, they do not feel that further modifications to the site are necessary. Mr. Start stated they have conducted further parking counts as requested by the Commission and found that the results of those additional surveys match very well with the surveys done on this site. The parking occupancy ratio of used parking spaces was around 3.5 per 1,000 square feet of occupied building space. Therefore, they feel that the ratio of 4 per 1,000 square feet is appropriate. That is also bared out by national data and the Village's traffic consultant. Mr. Start noted the Commission's desire for the amount landbanked be based on the entire site. He noted their request is to provide 5 per 1,000 parking requirement only on the new building and not the existing buildings. This is borne out by the fact that the existing parking counts show that the existing parking does not exceed 4 per 1,000 today and there is no reason why they would exceed 4 per 1,000 in the future and therefore it does not seem appropriate to landbank parking spaces for the existing buildings as well as the proposed building. Therefore,they are requesting that the landbanking which is the difference between 4 per 1,000 and 5 per 1,000 parking spaces, would only be based on the proposed building. Mr. Start stated the Village's traffic consultant pointed out an issue relative to the internal intersection on the site where the three main drives of the site come together, noting the intersection would not function very well as shown on the plans. He noted they concur with that conclusion and will work on making it a T intersection where the Lake Cook Road entrance is into the ring road. Commissioner Ottenheimer noted that part of the parking in Parcel 4 will be located in Wheeling and asked if the developer has had any communication with Wheeling in terms of approval or required permits. Mr. Don Smith stated that since the last meeting they have not contacted Wheeling, noting that they basically waiting for the decision by Buffalo Grove at which point they are to come back to Wheeling. He further noted theyhave had a preliminaryreadingfrom the Village Trustees in g g Wheeling who were favorable to the project and also agreed they would permit the 4.5 acres to be developed for parking as a primary use. Commissioner Ottenheimer asked for clarification regarding the island entrance at Lake Cook. Li Mr. Matthews stated the Village traffic consultant was referring to whether people coming in this way would go to the left or right of the island, thus questioning whether this access be a one way drive or exclusive to the drop off function. Those are basically the two options. He stated it seems the better of the two options would be to restrict traffic entering the drop-off lane. It seems to make sense to limit the flow into an area where people are getting out of cars and also if Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 6 people are trying to get to the treatment area quickly, it would be better to have limited traffic flow. Commissioner Ottenheimer asked for clarification on the communication tower as to screening. Mr. Matthews stated the screen will take advantage of the existing trees that are at that level. The large 35 inch diameter oak tree will help the most. The existing trees will screen the lower level of the tower. Commissioner Ottenheimer asked how high those trees are in relation to the tower. Ms. Sheehan stated the graphic they developed estimated there will be an exposure on the tower of about 50-60 feet beyond the tree line. Commissioner Johnson asked for clarification on the new drop off area in keeping with the existing topography. Mr. Matthews noted they will be keeping the lot down at a lower elevation to preserve the grade change from the parking lot to the trees that are there. The elevation at the parking lot will be dropped approximately 3 feet,putting down to the elevation of the trees that are there and that way do a better job of saving the trees. Commissioner Johnson reiterated that the elevation at the northernmost point of the parking lot will be 682 approximately. Mr. Matthews noted that at the front door of the medical arts center the elevation will be 684 '/2. Commissioner Johnson also reiterated there will then be approximately a 3 foot drop off over the entire parking lot area. Mr. Matthews noted that was correct. Commissioner Johnson noted his concern with this proposal would be the slope toward a wet bottom detention basin which may have some safety issues. Commissioner Samuels asked what changes have occurred between the prior plan and the revised plan. Ms. Sheehan stated primarily large clusters of trees as well as the large oak tree would be preserved on the revised plan. However,you would not be able to see more preservation on the south portion of the lot as requested by Mr. Rigsby. That was not achieved primarily because they are now developing that area as wet bottom retention. Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 7 L _ — — Commissioner Samuels noted he had originally suggested a wet stormwater facility or underground detention in order to provide additional tree protection, as well consideration of a parking structure. He said the costs of these alternatives should be evaluated in comparison to the amount of tree preservation that each alternative would provide. Ms. Sheehan commented that the proposed plan does provide for tree preservation. She noted what you see is not a gain in surface, but what has changed substantially is the volume capacity which means there is no topographical disruption at all. That has allowed them to preserve all the indigenous growth that is currently there and preserve the current berming. Commissioner Samuels asked if the detention pond would require relocation under state guidelines if the existing detention pond were modified. Mr. Matthew stated if he had made it a wet bottom pond it would have been a significant enough change that the state could require new standards. Commissioner Samuels asked how significant the trees are in the area to be dedicated. He noted they seem to be almost half of what is left. Ms. Sheehan stated that was correct. She further noted they are unfortunately not the premium trees. Commissioner Samuels asked if a cost analysis was done with regard to an underground detention system and the cost savings of not having to replace trees. Ms. Sheehan noted the $300,000 landscape estimate is trying to anticipate in response to a petition attached to the annexation agreement in 1982 that it was a desire to replace one for one. There is no way to replace substantial size trees. Commissioner Samuels again asked if it was possible to lose all of the detention and replace it with underground tanks at a cost of$500,000, would it then be possible to save an offsetting lil amount in tree replacement that would then be required. Ms. Sheehan stated they have only factored from a standpoint that sheltering $300,000 and 50 percent of that could be offset,they would still be incurring more cost than what they currently can exceed as far as their cap on site planning. They thought that incurring a cost of$500,000 and offsetting it by perhaps $150,000, would still mean a net add of$350,000 to the project.. Commissioner Samuels noted that $350,000 may not be such a huge expenditure for a project of this size. Ms. Sheehan noted it only becomes significant when you note the actual additional is 35,000 square feet. For a project of that size you are usually talking about a construction budget of 3 Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 8 million dollars. The project is burdened now with 1.5 million in site costs which is highly unusual. Ms. Sheehan noted that what is anchoring this development is the complement to the ambulatory care center. They are trying to complement the service lines they currently have in the treatment center which is what is driving not only the building to the site but the building, specifically, to the north end of the site so they can get the connection point between the two. Commissioner Samuels asked for a fully developed landscape plan for the next meeting. Mr. Matthews noted that underground detention is great for a very small site when the development does not allow for detention in more typical type facilities. There is also maintenance that goes along with detention and the cost of maintaining an underground storage vault is more costly than maintaining a wet bottom pond. Another reason for going more with open water and dry detention basins is because that siltation gets caught in the bottom and settles to the bottom where it stays instead of getting transported with the next rainfall. Commissioner Johnson asked for a description of the physical footprint of the new building. Ms. Sheehan stated they have tried to speak to the intent and program of the building. It was set up as a garden concept. They wanted to take advantage of the tree canopies. They are trying to step back into courtyards. The natural landscape comes into the building as well. Commissioner Johnson stated that in an effort to focus on the more aspects, it seems pragmatic that some of the area to the north might be utilized to shift the entire footprint further to the northwest at the risk of eliminating the harbor and the dramatic effects described. It would then leave a lot more room on the southeast side. This may also enable the retention of some more of the trees in this southeast area. Ms. Sheehan stated what is fundamentally driving the location of the building is the alignment of four practices there. They are trying to share their diagnostic services along the back side which is why the building got deep. She noted there is a significant tree that would not be saved if she shifted the building. Commissioner Johnson asked that the developer try to consider a little more squeezing of the building. He noted he would like to see some more building in the area described as a harbor and some shifting of the building to the west at the south end to try to flatten out the southerly exposure. Chairman Goldspiel asked why it is OK to have a two way entrance on Lake Cook Road for this site and not for any other development along Lake Cook. Mr. Matthews stated that from the Cook County Highway's perspective there is currently a Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 9 driveway on Lake Cook Road that has full access. In discussions with them relative to maintaining that access or improving same by lining up further east with an existing driveway across the street, their response was that they would not take that driveway away. Once they proved they had adequate distance east and west of the entrance to put dedicated turn lanes in and even provide a dedicated turn lane for the Jewel delivery area to the north, they were even happier. From the County's perspective it is an improvement over the existing situation, especially since it is not a new development. Chairman Goldspiel asked about the County's perspective when Lake Cook Road is widened in this area. Mr. Matthews stated that if and when Lake Cook Road is widened, the County's reaction was that they would review the situation at that time and since there was adequate room for dedicated turn lanes east and west of the drive,they may allow full access to remain at that time as well. Mr. Start stated he feels this development is different in that this development is a very small traffic generator. Any access that can be preserved is of great benefit. Since this is a treatment center, it makes sense to maintain an access that has been granted as much as possible. Chairman Goldspiel asked how the wall will run and its maximum size. Mr. Matthews stated the height of the wall on average is about 7 feet, whereas before it was about 11 feet tall. Therefore, about 4 feet of wall height was made by going to a wet bottom pond. If the parking lot is lowered by another 3-4 feet, it would lower the wall even more. If the slope from back of curb is increased down to the pond itself, additional savings in the height can be achieved. Chairman Goldspiel stated he hopes the developer will pay some attention to improving the looks on the Lake Cook Road side of the development. Commissioner Trilling stated he would like to see a landscape plan and site lines around the tower for the next meeting. Chairman Goldspiel asked if there was still a possibility of a loop road on the development. Ms. Sheehan stated they are probably looking at something more like a T configuration to streamline, with a one way access to the drop off. Chairman Goldspiel called for a polling on whether the developer should come back for another workshop meeting or a public hearing. The polling was as follows: In favor of a workshop meeting: Samuels, Trilling, Dunn, Goldspiel Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 10 1 In favor of a public hearing: Ottenheimer, Feldgreber,Johnson,Panitch, Smith The Commission was in favor of a public hearing 5 to 4. AETNA DEVELOPMENT CORP., PROPOSED WALGREENS STORE AND SITE MODIFICATIONS, APPROVAL OF A SPECIAL USE FOR A DRIVE-THROUGH PHARMACY FACILITY AND AMENDMENT OF A PLANNED UNIT DEVELOPMENT (P.U.D.) IN THE B-3 PLANNED BUSINESS CENTER DISTRICT, PLAZA VERDE (EAST) SHOPPING CENTER, SOUTHWEST CORNER OF DUNDEE ROAD/ARLINGTON HEIGHTS ROAD -- WORKSHOP#2 Mr. John Green stated this is a phased program that is essentially trying to protect the redevelopment and revitalization of the center. During the same period of time there will be some leases that will be expiring. Therefore other spaces will become available from a parking standpoint and the transition can occur. This project will take at least a year to complete phase I. This means that about three of the existing leases expire during that period. Two of the leases are in the east building which allows for the completion of Phase II. As the tenants move out the opportunity becomes available for other tenants' leases to be purchased or reconsidered. However, the program will take 3-5 years. Chairman Goldspiel asked how this store is different from the one being built on Buffalo Grove Road. Mr. Mangurten of KMA&Associates stated the prototype of the store at Lake Cook Road is what is expected to be built on the proposed site. There are some variations, but generally Walgreens dictates to the developer as to what the architecture will be. Commissioner Ottenheimer noted the police department's comments about a video camera in the drive through and asked if this would be considered. Mr. Freedman stated Walgreens has never done this but they will address the issue with them and ask if there would be any objection. Mr. Mangurten stated Walgreens has done certain things in some high risk areas. Commissioner Smith asked for a more specific time frame for the phasing. Mr. Green stated it will be a 3-5 year program. They know that three of the leases in the east building should be expiring within the next three years. As there become fewer and fewer leased spaces in the building, the opportunity to relocate or to move the remaining leases forward can happen. Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 11 Commissioner Smith asked what would be the maximum time it would take on phase II, assuming the leases could not be bought out. Mr. Green stated one of the leases goes through 2004 and another one might go through 2006 with options. Mr. Freedman stated they would do everything they can to induce people to be cooperative and `./ make their leases shorter. Commissioner Smith asked if the developer had spoken with any of the tenants and how they feel. Mr. Freedman stated there has been some discussion but no serious buyout negotiations. He noted their predecessor had great difficulty in that area and they would like to move this project along and see where they are going, looking at the most conservative estimates and then approach the tenants. Chairman Goldspiel asked if the tenants had been notified of this meeting. Mr. Freedman stated his client had started to contact some of the tenants and was told that the Village had already contacted them. The Assistant Village Manager has contacted some of the tenants so they are aware this is happening. He stated they will continue their efforts to contact the tenants. Commissioner Dunn asked what the time frame is for the parking for the restaurant. Mr. Green stated the south building would be demolished at the same time the Walgreens is being done. romnitsstoner 1I III Dunn asked where people oln to le restaurant would ten ark.p p g gP Mr. Green stated that before Walgreens is constructed, 43 spaces would be constructed adjacent to the east building and the restaurant which are out of the construction area. Commissioner Panitch asked if this temporary parking will be sufficient. Mr. Green stated he based it on the fact that there are two restaurants there with total area of about 6500 square feet gross. Using a percentage of 60 percent of the space for restaurant space and the other 40 percent for support space, the required parking would be 35-38 and they are providing 40-43 spaces which they believe will be sufficient. He noted they will try to get some counts to that effect. Commissioner Samuels asked if the temporary parking would be straight in or angled. Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 12 Mr. Green noted currently they are going with the straight in parking. Commissioner Samuels asked if the developer is committed to not leasing any space in the east building from this day forward. Mr. Freedman stated the developer would make a commitment that unless staff approved going forward for a particular tenant and the fact that there would be sufficient parking, they would not enter into a lease. He noted he would like staff to have the latitude to evaluate the particular user in the situation. Commissioner Samuels asked which lease might go to 2006. Mr. Freedman stated the lawyer representing the acquisitions will review all leases. Commissioner Samuels asked if anyone has spoken to the management or owners of the Melting Pot restaurant. Mr. Freedman stated he is unsure. The client has only stated he had started to talk to tenants and every tenant will be spoken to before the public hearing. Commissioner Samuels stated he had hoped any input from the Melting Pot would have been received before the public hearing. Mr. Freedman stated this is no different than a residential public hearing where there would be input from the residents expressing their opinions. Commissioner Samuels asked if there has been any consideration given to widening the single lane entrance off of Arlington Heights Road or to shortening the island to ease the turn in. Mr. Green stated they have not given any consideration to that. It is a good point and it is something that can be proposed for Phase II. Commissioner Feldgreber asked about lighting. Mr. Green stated they would have to meet all of the Village requirements for parking lighting. Commissioner Trilling stated he would just like to know what is going on with the Melting Pot `./ and how they can be serviced. Commissioner Smith asked for a description of the circulation for the drive through. Mr. Green stated they have extended a bather curb between what is now a two way lane south of the drive through. You would move from the west to the east and it will be two lanes. Once you Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 13 are out of the drive through you have the opportunity to either north or south because that north/south lane is two way and you can go around the Walgreens or directly out toward the south lane. Commissioner Smith asked if the south building is being demolished strictly because the ordinance requires more parking. Mr. Green stated no. He noted that what is also happening is that this building is blocking a lot of the visibility and viability of the south building. The elimination of the south building is really also a market decision because they have more unleased space in the south building than there is space in the east building. The goal is to make all of this viable space. Commissioner Johnson stated it appears the traffic flow through the Walgreens drive through permits the driver to go through the drive in and then exit to the south cutting across the eastward traffic lane next to the drive through. Mr. Green the barrier curb needs to be extended further to the east. Commissioner Johnson asked if the attorney or his client was attempting to market the development to any new tenants. Mr. Freedman stated this developer is very aggressive in marketing and primarily attracts national tenants and he is obviously marketing this center. He may not be doing so as aggressively as he usually does but that is due to the constraints mentioned. Commissioner Panitch asked if the developer is aware of the other Walgreens being built and asked if the demographics will support another store. Mr. Freedman stated Walgreens is very sufficient in their market studies. He stated they have many stores close together and most of them are successful and they feel this store will also be successful. Commissioner Samuels asked if they are planning a face lift for the center at the same time that the Walgreens is to be constructed. Mr. Green stated that is possible when they get to Phase II. Chairman Goldspiel asked what the planning nature of this center will be when it is done. Mr. Freedman stated most of this 'develo ers centers involve national tenants. His hands are p somewhat tied here due to the leases but there may be businesses out there that cannot be imagined as yet. He further stated this is a reclamation project which will be phased and developed according to the circumstances at the time. Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 14 Chairman Goldspiel noted this center has an outstanding location as well as a high school across the street. On the other hand this center is a patchwork of empty stores and a center without a vision. Mr. Freedman stated there is a patchwork of empty stores because of the way it is laid out. That is part of the problem in this center. Chairman Goldspiel stated he is trying to find what the concept for the center is and he is having trouble with that. Mr. Mangurten stated Walgreens is a neighborhood kind of operation and he sees this as more of a neighborhood kind of center. The client is very conservative, but that does not mean he does not reach out and get the national stationery, office equipment kind of places. With the anchor of Walgreens there will be an attraction of other kind of places such as Radio Shack or electronic stores. Chairman Goldspiel asked if there will be any sprucing up and screening of the residential area immediately adjacent to the south. Mr. Green stated they want to create an area wide enough so that they can get some significant vegetation in there. Creating that visual block and not eliminating the access to that south parking is what needs to be worked on. Mr. Krogstad stated they are looking at putting in a landscape that will block open up the area. They will be putting in some spruce trees in those areas that will grow to a good height and form a backdrop and create the screen in between the back parking lot and the front parking lot. They will also add some additional landscaping and some planting areas along the parking lot where the opening is created. Chairman Goldspiel asked what specifically would be between the service drive and the property line. Mr. Krogstad noted that for Phase I their area of concern and concentration is around the Walgreens and the newly created parking as well as the landscaping along the northern edge of the south building. This will terminate at the rear of the newly created parking lot. Chairman Goldspiel noted some thought must be given to the buffering between the shopping center and the condos to make it decent. Mr. Freedman stated they will look at the area. Commissioner Panitch asked how many parking spaces the Melting Pot uses during their peak hours. He noted that it appears after Phase I is completed but before Phase II is completed,they Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 15 do not have a lot of parking. In addition, they have a loading dock right in front of their entrance. He asked when Walgreen will be loading and unloading,hoping that it will not conflict with the restaurant's eating hours. Mr. Freedman stated deliveries are primarily in the morning and they deliver about 2-3 times per week. He noted they will get some specifics on the parking issue for the next meeting. Commissioner Samuels noted line of sight problems may occur with spruce and pine tree vegetation and these may not be the proper vegetation to use. It would seem a canopy tree may work better as screening for the residences which would not interfere with the low level driver line of sight. Commissioner Johnson asked about realigning Walgreens' south facade to face northeast so that the loading dock and dumpsters do not face the restaurant. Mr. Green stated they are trying to align Walgreens' loading dock with that of the restaurant loading dock. Chairman Goldspiel asked if the Commission thought this plan was ready for public hearing. Mr. Freedman noted they will make a strong effort to contact all the tenants before the next meeting. In addition they will get the requested traffic information as well as readdress the issues of landscaping. Commissioner Samuels stated that if this development is going to public hearing he would like to see some kind of pedestrian access from the Phase II parking lot down to the south part of the center along with some striping to allow pedestrians to cross the entrance. The Commission agreed this development was ready for a public hearing. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next regular meeting will be August 4, 1999. He asked if September 8, 1999 would be an acceptable meeting date instead of September 1, 1999. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 16 ADJOURNMENT Moved by Commissioner Johnson, seconded by Commissioner Ottenheimer and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 12:30 a.m. Respec lly submitte , Fay R in, R o ing Secretary APPROVED BY: ,/` STE HEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Regular Meeting-July 21, 1999-Page 17