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2016-05-04 - Planning and Zoning Commission - Minutes05/4/2016 MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS ON WEDNESDAY, MAY 4, 2016 Call to Order The meeting was called to order at 7:31 PM by Commissioner Eric Smith Public Hearings/Items For Consideration 1. Consider Approval for Annexation, Rezoning, Preliminary Plan Approval, Special Use and Variations to Construct a 10,782 Square Foot Retail Center, with a Drive-Through Restaurant for the Property at 20914 & 20929 N Milwaukee (Unincorporated) (Trustee Weidenfeld) Moved by Com. Weinstein, seconded by Com. Lesser, to continue the public hearing to the May 18, 2016 regular meeting of the Planning and Zoning Commission. RESULT: TABLED [UNANIMOUS] Next: 5/18/2016 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Scott Lesser, Commissioner AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein ABSENT: Ira Shapiro 2. Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell Antennas (Trustee Weidenfeld) Mr. Christopher Stilling, Director of Community Development and Ms. Nicole Woods, Village Planner, were present and sworn in. Ms. Woods advised that staff and the PZC have discussed best practices for regulating small cell antennas “small cells” during the PZC Meetings on March 16th and April 14th. The discussions have centered around the following key question: How can the Village enable small cellular antenna devices so that the community can enjoy greater cellular service while protecting the community’s aesthetics and general interest? Staff is presenting the PZC with a draft ordinance for the small cells. This ordinance represents a culmination of small cell analysis and discussion. During the April 14 th PZC meeting, staff presented a regulatory framework for small cells, which was well received by the PZC. Consequently, staff has incorporated the objectives and strategies from that framework into the ordinance. Com. Cesario inquired about Section 17.35.030.6.e of the draft ordinance restricting the height to not exceed 35 feet. Mr. Stilling advised that 35 feet would be the maximum height for poles located on privately-owned property. Poles located on Village-owned or occupied property may, in some areas, exceed this height. Therefore the draft regulations have been crafted to give the Village authority to approve the proposed height on Village- owned or occupied properties. 05/4/2016 Com. Cohn commented that the definition and name of the draft ordinance does not mention telecommunications equipment. He recommends that these be modified to define small cell antennas for telecommunications equipment. Mr. Stilling advised that staff can tweak the draft ordinance to include the recommended changes while still moving onto the Village Board for final approval. He will ask Village Attorney, Bill Raysa, to expand the name and definition to include this. Com. Moodhe added that the definition should also address “other unknown uses”. Com. Cohn responded that he is not comfortable with that and the PZC can address future uses as they become known. Com. Goldspiel stated that other uses have not been studied and the Village can deal with the unknown as they arise. Com. Lesser agrees that the language should be specific to telecommunications. Future uses can be addressed when the need arises. Com. Weinstein inquired about Section 17.35.030.2, Separation, of the draft ordinance. It does not define “Personal Wireless Services Facility”. Mr. Stilling responded that “Personal Wireless Services Facility” is defined elsewhere in the Zoning Ordinance. Com. Weinstein agrees with Com. Cohn limiting the name and definition. There were no further questions or comments from the Commissioners. There were no questions or comments from the audience. Ch. Smith entered the Staff Report dated April 29, 2016 as Exhibit 1. The public hearing was closed at 7:43 PM. Moved by Com. Weinstein, seconded by Com. Cesario, to recommend to the Village Board to approve adding Chapter 17.35, Small Cell Antennas, with the condition of expanding the definition to include telecommunications equipment. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 6/20/2016 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Frank Cesario, Commissioner AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein ABSENT: Ira Shapiro Regular Meeting Other Matters for Discussion 1. Workshop- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm (Trustee Berman) 05/4/2016 Mr. Stilling provided a brief introduction. K. Hovnanian Homes (KHov) is the contract purchaser of the unincorporated 50 acres located at 16802 W Aptakisic Road (Link Farm). KHov is finalizing their plans for a new residential development on the property and is seeking comments from the Planning & Zoning Commission (PZC). The developer will provide the PZC with a presentation of their concept plan. Mr. Lawrence Freedman, Attorney; Mr. James Trusdell, Land Acquisition Manager, KHov; Mr. Jon Isherwood, Land Acquisition Manager, KHov; and Mr. Mark Kurensky, Architect, HKM, were present. KHov is proposing a residential development consisting of a mix of single-family detached and single-family attached housing units. The proposed development would be called “Link Crossing” and consist of a total of 222 units (4.4 units/acre) as follows: 74 clustered single-family detached (SFD) homes 75 2-story single-family attached (SFA) townhomes 73 3-story single-family attached (SFA) townhomes The proposed development will target active adults who are seeking to downsize as well as young professionals. The development, including the single-family detached housing, will be maintenance free and will have architectural designs that incorporate a “Craftsman” theme. The development concept is intended to create a clustered residential project that compliments the areas natural features and also helps to preserve open space. Single-Family Detached KHov is proposing 74 clustered SFD homes ranging in size from 2,200-3,300 square feet in area. In keeping with the clustered residential development approach, setbacks and building separations are closer. However, rear yard building separations and rear yard setbacks along Brandywyn and Meridian will range from 50-60’. They are proposing five (5) different models with most of them offering a master bedroom on the first floor. A total of fifteen (15) different exterior elevations will be offered. Single Family Attached (Townhomes) KHov is proposing two (2) types of townhomes for the site. To the south of the clustered SFD area, they are proposing 75 2-story townhomes. Townhomes would be accessed from the rear via a private alley and each unit would range in size from 1,850-2,400 square feet. At the northwest portion of the parcel, KHov is proposing 73 3-story townhomes which will also be accessed from the rear with a private alley. Units would range in size from 1,600 - 2,300 square feet. As part of their plans, they have provided renderings and perspectives of the development. 05/4/2016 The Village’s 2009 Comprehensive Plan identifies the entire site to be single - family detached and encourages compact clustering of units to preserve open space and recreation areas. The remaining Didier property is identified as commercial/greenhouse. The overall development concept is similar to the Waterbury Place Development which was approved in 2004. Waterbury Place has a gross density of approximately 5.5 units/acre. Whereas, the proposed Link Crossing development would have a gross density of 4.4 units/acre. The main access into the development would be from Brandywyn Lane to the north and Meridian Way to the east. Access to Buffalo Grove Road would also be provided, however, it would be restricted to a right-in/out. This may turn into a full access point if/when the Didier property to the south redevelops. This would also align with the existing full access drive at Churchill Park to the west. While the main roads through the development will be dedicated right-of-way, the cul-de-sacs serving each single-family cluster would be private and maintained by the future HOA. They are proposing a reduced right-of-way for the public roads serving the townhomes. The overall site will include over 11 acres of open space wit h extensive landscaping throughout the site. The development will also include 1.4 miles of bike paths, sidewalks and trails around and within the development. The bike path system will allow a connection between Churchill Park to the west and the existing Prairie Grove Park to the east. Currently, the Park District has requested that the Developer make enhancements to the existing Prairie Grove Park to the east and/or pay the required impact fees. Other Park District contributions include the bike path/trail system along the creek. Village staff has met with representatives from Tripp-Aptakisic School District 102 and High School District 125 to discuss the proposed project. Staff provided both Districts with preliminary student projections and impact fees to assist them with their future planning efforts. KHov is finalizing a more detailed fiscal impact study to address potential student impacts. This study will be shared with both Districts as part of the preliminary plan approval process. Staff and KHov will continue to work closely with both School Districts throughout the entitlement process. Mr. Kurensky advised that this concluded the presentation and they will now field questions and/or comments from the Commissioners. Com. Cesario inquired as to why they are proposing a roundabout in lieu of a traditional 4-way stop. Mr. Kurensky responded that the north/south road will have no curb cuts. They are trying to discourage cut through traffic as well as slow traffic down. Com. Cesario responded that a 4-way stop will accomplish the same thing. Mr. Kurensky added that the roundabout looks more cool and it would force people to look around as they are driving through it. Com. Cesario asked about the widening of Buffalo Grove Road and what would happen to the homes in the southwest corner of Section A. Mr. Kurensky advised that they would provide an 8 foot wide land dedication up to the curve to accommodate the road widening. 05/4/2016 Com. Khan asked what area the 50 acres includes and if the property would extend all the way to Aptakisic Road. Mr. Kurensky responded that the property would not extend to Aptakisic Road and reviewed the proposed development map. The parcel directly to the south is designated as future commercial pursuant to the Village’s Comprehensive Plan. Com. Khan referred to page 54 of the Packet and requested clarification on the three different street layouts. Mr. Kurensky described the streets; Public, Private and Private Service Drive. A Public Street is a main street that would be maintained by the Village. A Private street would be the cul de sacs located in the cluster homes and the Private Service Drive would be the alley behind the townhomes that access the private garages. Both the Private Street and Private Service Drives would be owned and maintained by the Homeowners Association. This is part of the maintenance-free environment. Com. Khan asked about Meridian Way in the southeast portion of the development and why it curves. Mr. Kurensky advised that a single family dwelling in Easthaven is located there so the road cannot go straight down. However, they would be dedicating land to provide for adequate access. Com. Khan asked about the detention areas and if they would be dedicating those to the Village or the Park District. Mr. Kurensky advised that the Village does not want the detention areas and they are talking to the Park District. However, most likely the detention areas will be owned and maintained by the Homeowners Association. Com. Goldspiel believes that the proposed size of the units make sense. The density seems appropriate and this project is moving in the right direction. He likes the roundabout theory and believes there would be less accidents. He stated that Lake County has a lot of surface water and asked if the units w ould have full basements and if there is a possibility that they could flood. Sometimes land that is farmable is not buildable. Mr. Isherwood advised that they have had extensive testing conducted. The soil testing came back good. They can provide the test results to the Commissioners at the next workshop. Based upon the testing, there are no indications of drainage issues. The creek channel is the only wetland on site. Com. Goldspiel asked about the 8 foot wide bike paths. Past practice has been 10 foot wide paths. Mr. Stilling responded that KHov has been working with the Park District to allow for 8 foot wide paths with an additional 4 feet on each side. The goal of the Park District is to connect Churchill Park with Prairie Park and add educational materials along the path. Com. Goldspiel asked about the onsite parking in the townhome areas. Mr. Kurensky advised that the single family homes would have 2 car parking in the garage along with space for 2 cars on the driveway. The additional parking stalls would then add a half a car for each unit, for a combined total of 4.5 per unit. The rowhomes would allow for 2 cars in the garage and then the streets would be wide enough to accommodate on-street parking on one side. This would add 1 car per unit, for a total of 3 cars per rowhome unit. Overnight parking would not be allowed. Mr. Stilling added that the inspiration for this was Waterbury Place, parking was a challenge at Waterbury. Staff will be working with the Developer to address these issues. Com. Goldspiel asked if landscaping or snow removal equipment will be kept on site and if so, where. Mr. Kurensky responded that landscaping and snow removal would be contracted out by the Homeowner Association. Mr. Stilling added that Staff will work with the Developer to incorporate language into the Covenants to prohibit the storing of equipment on site. Com. Goldspiel mentioned the Law Enforcement Defensible Space Policy and advised that people need to be able to see up and down the street. He recommended that the development be designed to provide visibility for both the front and the back of the units. He also advised that he would not want to see the service drives to be payment from one building to another. He asked if there would be parkway trees. Mr. Kurensky responded that there would be a 52 foot right-of-way in the 05/4/2016 rowhomes which consist of a 6.5 foot wide parkway, 5 foot wide sidewalk and a 1 foot buffer. That would provide room for the road, tree line and sidewalks. Com. Goldspiel asked if the utilities would be located underground and if they had taken that into account when designing the development. Mr. Kurensky advised that the utilities will be underground and that they have taken that into consideration. Com. Lesser asked if there would be detention on both sides of the creek and if so, is it oversized. Mr. Kurensky responded that detention would be on both sides of the creek and it would be just the right size for the development. Com. Lesser asked if the detention would be dry infiltration. Mr. Kurensky advised that there would be no water other than the creek. He is not completely sure though due to the strict requirements. Com. Lesser asked if there would be a conservation area. Mr. Stilling advised that conservation groups always want a conservation area but they will not own them. Then it falls back on either the Village or the Homeowners Association and neither want that responsibility. Com. Lesser asked about the number of estimated school children based on the proposed development. Mr. Truesdell stated that they used the Village’s Code to determine the estimate and they are in the process of finalizing the projections. The estimated number of children is 85 elementary and middle school children and 25 to 26 high school children. He believes that the actual number would be less than the projections. They will be meeting with the school districts throughout the planning process. Com. Lesser asked which K-9 District. Mr. Truesdell stated it would be District 102. Com. Lesser added that he is surprised that there are not any ranch style homes being proposed for this development, specifically geared towards those that are looking to scale down the size of their home. He recommended that ranch style homes be incorporated in the plan. Com. Cohn referred to the Village’s Comprehensive Plan and noted that the central park is missing from this proposal. That central park would have interconnected the neighborhoods. He asked about how this development would open to the east. Mr. Stilling advised that durin g the preliminary talks he realized that the current Comprehensive Plan did not address this issue. Meridian Way would become a collector street. There would be green space along the west side of Meridian Way. The neighborhoods would be connected through the pedestrian paths and walks. The required 80 foot right-of-way on Meridian Way would generate more traffic. The proposed plan works well with Meridian Way. Com. Moodhe asked about the right in/out at the southwest corner of the development and if the property to the south is developed for a commercial use, will the access point on Buffalo Grove Road become a full access intersection. Mr. Kurensky responded that if the property to the south is developed, they could tie into it to align an access point with the Churchill Park access on the west side of Buffalo Grove Road. Com. Moodhe stated that the roundabout could be confusing for some people. He also asked why only one sidewalk is being proposed in Section B. Mr. Kurensky explained that they are trying to create character for the neighborhood, to make it unique. They have the right-of-way but they want to make if different and attractive. Com. Moodhe believes that court B looks isolated. Mr. Kurensky responded that they have already moved the entrance which opened up court B. Com. Moodhe asked if they are considering adding another pedestrian bridge within the development. Mr. Kuresnky replied no, it is expensive and they placed the bridge in a location to link the formal space with the natural space. 05/4/2016 Com. Cesario believes that the plan is a very appealing plan. He feels as though his opposition to the roundabout is on the losing end. He wants to ensure visibility. He recommended that they look to provide more room in Section A. However he is not sure if the house product proposed for Section A is the right product for this geography and market. He also believes that the park area makes sense. Com. Lesser is concerned about the lack of sidewalks in Section B. The single family clusters are a primary product for families and the lack of sidewalks is a safety concern for him. He would prefer to see more sidewalks in the single family clusters. Ch, Smith asked if the estimated number of students for this development were based on the Village’s formula. Mr. Truesdell responded yes. The formula used by the Village is quite accurate. Ch Smith asked Mr. Stilling about the number of children the Waterbury development generated. Mr. Stilling stated that more children were generated than the projections. Staff and the developer are working with the school districts to ensure that the projections are accurate. The developer is also working with a consultant to provide a future projection. Mr. Jeffrey Braiman, was present and sworn in. Mr. Braiman explained that the development is very important to him. He has been following this property for 30 years. This property is the last empty space within the Village to put housing on. He believes that the lots and the homes should be larger, 2,500 to 3,000 square feet. This proposed development is more dense than what is appropriate for the area. It is too compacted. Mixed use developments should be 60% single family detached and 40% single family attached. The housing proposed here is far below that. This development would not be good for the Village or for the area. He agrees about the lack of sidewalks. He is concerned that the Homeowners Association will ask the Village to take over the care, maintenance and plowing of the private streets in the future. He is worried about relying on cars being parked on the street. He is concerned about the proposed zoning and density of the development. The townhomes and rowhomes will attract people that are only interested in having their children attend Stevenson High School. They will be here 4 years then move and have no connection to the neighborhood. Millennials want single family detached homes, they want children. The schools are overcrowded now. Our tax bills are dramatically increasing because of the schools. He asked the PZC to look at this proposed development and do what’s best for the Village. There were no additional questions or Comments from the Commissioners. There were no additional questions or comments from the audience. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Apr 20, 2016 7:30 PM Moved by Com. Cesario, seconded by Com. Khan, to approve the minutes of the April 20, 2016 Planning & Zoning Commission regular meeting. 05/4/2016 RESULT: ACCEPTED [UNANIMOUS] MOVER: Mitchell Weinstein, Commissioner SECONDER: Frank Cesario, Commissioner AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein ABSENT: Ira Shapiro Chairman's Report None. Committee and Liaison Reports None. Staff Report/Future Agenda Schedule Mr. Stilling advised that the former PJ's/McDonalds public hearing will be held at May 18, 2016 regular meeting. Public Comments and Questions None. Adjournment The meeting was adjourned at 9:45 PM Chris Stilling Director of Community Development APPROVED BY ME THIS 4th DAY OF May , 2016