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2016-06-15 - Planning and Zoning Commission - Agenda Packet Meeting of the Village of Buffalo Grove Planning and Zoning Commission Regular Meeting June 15, 2016 at 7:30 PM Fifty Raupp Blvd Buffalo Grove, IL 60089-2100 Phone: 847-459-2500 I. Call to Order II. Public Hearings/Items For Consideration III. Regular Meeting A. Other Matters for Discussion 1. Workshop #2- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm (Trustee Berman) B. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Jun 1, 2016 7:30 PM C. Chairman's Report D. Committee and Liaison Reports E. Staff Report/Future Agenda Schedule F. Public Comments and Questions IV. Adjournment The Planning and Zoning Commission will make every effort to accommodate all items on the agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of matters to another meeting should the discussion run past 10:30 p.m. The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that persons with disabilities, who require certain accommodations to allow them to observe and/or participate in this meeting or have questions about the accessibility of the meeting or facilities, contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable accommodations for those persons. Updated: 6/10/2016 9:55 AM Page 1 Information Item : Workshop #2- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm Recommendation of Action Staff recommends discussion. K. Hovnanian Homes (KHov), the contract purchaser of the unincorporated 50 acres located at 168 02 W Aptakisic Road (Link Farm) presented their proposed residential concept to the Planning and Zoning Commission (PZC) meeting on May 4, 2016. During the meeting, the PZC provided key questions and concerns regarding the concept plan. KHov has worked wit h staff to address these issues and incorporate them in the revised plan. These items along with other key elements of the revised plan are discussed in the attached memorandum. ATTACHMENTS:  Staff Memo (DOCX)  KHov Letter Regarding Revised Concept Plan 6.8.16 (PDF)  Staff Memo from 5.4.16 PZC Meeting (PDF)  Minutes from 5.4.16 PZC Meeting (PDF)  Revised Plan 6.8.16 (PDF) Trustee Liaison Staff Contact Berman Chris Stilling, Community Development Wednesday, June 15, 2016 3.A.1 Packet Pg. 2 Page 1 of 3 VILLAGE OF BUFFALO GROVE MEMORANDUM DATE: June 10, 2016 TO: Planning & Zoning Commission FROM: Christopher Stilling, Director of Community Development and Nicole Woods, Village Planner SUBJECT: Workshop #2- Proposed 50 acre Residential Development at 16802 W Aptakisic Road (Link Farm) Background K. Hovnanian Homes (KHov), the contract purchaser of the unincorporated 50 acres located at 16802 W Aptakisic Road (Link Farm) presented their proposed residential concept to the Planning and Zoning Commission (PZC) meeting on May 4, 2016. The proposed development, Link Crossing consists of a mix of single-family detached homes (SFD) and single-family attached (SFA) townhomes. During the meeting, the PZC provided key questions and concerns regarding the concept plan which included the lack of guest parking and lack of sidewalks aligning both sides of major in the development. KHov has worked with staff to address these issues and incorporate them in the revised plan (attached). These items along with other key elements of the revised plan are discussed below. Revised Plan KHov will be presenting the PZC with an overview of the revised plans at the June 15th meeting. The following is a brief summary of the changes: Modifications The revised plan maintains the general design and concept of the original plan with some slight modifications including: unit count, guest parking count, and pedestrian network. As shown in the table below, the revised plan unit count has been reduced by three total units, one SFD unit and two SFA units. Links Crossing Unit Count Neighborhood Previous Plan (May , 2016) Revised Plan (June, 2016) A – The Towns (3-story SFA) 74 74 B – The Cottages (SFD) 75 74 C – The Villas (2-story SFA) 73 71 Total 222 219 3.A.1.a Packet Pg. 3 At t a c h m e n t : S t a f f M e m o ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) Page 2 of 3 The reduction and reconfiguration of units provides space for an additional thirty (30) guest spaces in five (5) different areas in Neighborhood C, The Villages (2- story SFA). These guest parking spaces have been strategically placed to provide ample guest parking while not sacrificing traffic flow or the overall design aesthetic of the plan. Sidewalks The sidewalk network has been expanded so that all major streets including the main entry drive have pedestrian paths/bike paths aligning both sides of the street. Moreover, sidewalks and other pedestrian elements (trellises) have been included in all of the SFD courts. Zoning As previously noted, the proposed plan incorporates neo-traditional, pedestrian-oriented, urban, and natural environment design elements. Such elements create an environment that provides maintenance-free living for all residents, encourages social interaction, enhance and varies streetscapes and architectural views, promotes walkability, enables more common open space, and meets the needs and desires of the age-targeted market. In creating such an environment, the proposed plan breaks away from the traditional suburban development generally constructed in the Village as well as standardized in Buffalo Grove’s municipal code. Such a plan is suitable for a Planned Unit of Development (PUD) and is advantageous in achieving general goals and recommendations of the Comprehensive Plan and the Economic Development Plan. Examining the plan’s deviations from zoning requirements provides a context for the projects general scale, design, and size. The SFD homes (Neighborhood B) most closely aligns to the R-6A zoning district. As shown below, the proposed SFA homes are on smaller lots, with shorter setbacks than district’s regulatory standards. The SFA townhomes (Neighborhood A and C) most closely align with the R-9 zoning district. As shown below, these attached dwelling units tend to have smaller setbacks than the regulatory standard as well. Zoning Variances SFD Homes: The Cottages - Neighborhood B R-6A District Requirements Proposed Development Min Lot Size 6,600 sf Width: 60’ at bldg. line 5,508 sf Width: 54’ Mi n Se t b a c k s Front 25’ 25’ and allowance for a porch to encroach up to 6’ into the 25’setback Side (Corner) 25’ but not less than 31’ in combined side setbacks 20’ (only in Court F and G- the remaining courts have a setback of 25’) Rear 30’ 25’ and allowance to encroach into the rear yard up to 15’ with a patio area SFA Homes: The Towns and The Villages - Neighborhood A and C R-9 District Requirements Proposed Development Mi n Se t b a c k s Front 25’ 20’ and allowance for a porch to encroach up to 6 feet into the 20’ setback Side (Interior) 12’ 15’ Side (Corner) 25’ (37’ combined) 20’ Side (Separation) 35’ 40’ Rear 24’ (with windows) and 15’ (without) 15’ with windows 3.A.1.a Packet Pg. 4 At t a c h m e n t : S t a f f M e m o ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) Page 3 of 3 Other Items for Consideration In addition to the potential deviations outlined above, both staff and the developer are seeking comments from the PZC regarding the following components of the plans: o Reduced ROW in the townhome area (52’ versus 60’) o Private street with a width of 25 feet back of curb to back of curb for the SFD areas o On street parking for the townhome areas School and Park Districts Staff and the developer recently met with representatives from District 102 and District 125 to introduce them to the project and provide them with the preliminary findings of the fiscal impact study. Both parties are currently working towards an agreement. Once the fiscal impact study has been finalized, staff will provide the analysis to the PZC for review. As for the Park District, the developer is proposing various improvements throughout the site (bike path/trail) as well as improvements to the existing Prairie Grove Park to the east to satisfy the Park District Dedication requirements. Some possible improvements to the Prairie Grove Park may include a covered shelter, pickle ball courts, off street parking and bathrooms. Action Requested Staff is seeking comments from the Commission regarding the revised plan. The petitioner is in the process of finalizing their preliminary engineering and putting together a complete application for a public hearing. Attachments: 1) Letter from Petitioner 2) Staff Report from the May 4, 2016 meeting 3) Minutes from the May 4, 2016 PZC meeting 4) Revised Site Plan 3.A.1.a Packet Pg. 5 At t a c h m e n t : S t a f f M e m o ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) 3.A.1.b Packet Pg. 6 At t a c h m e n t : K H o v L e t t e r R e g a r d i n g R e v i s e d C o n c e p t P l a n 6 . 8 . 1 6 ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W 3.A.1.b Packet Pg. 7 At t a c h m e n t : K H o v L e t t e r R e g a r d i n g R e v i s e d C o n c e p t P l a n 6 . 8 . 1 6 ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W Page 1 of 3 VILLAGE OF BUFFALO GROVE MEMORANDUM DATE: May 4, 2016 TO: Planning & Zoning Commission FROM: Christopher Stilling, Director of Community Development SUBJECT: Workshop Discussion- Proposed 50 acre Residential Development at 16802 W Aptakisic Road (Link Farm) Background 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. The following memorandum provides a brief summary of their project. Proposed Plan KHov (Developer) 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 According to the Developer, 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 As shown, the Developer 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 3.A.1.c Packet Pg. 8 At t a c h m e n t : S t a f f M e m o f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k Page 2 of 3 setbacks along Brandywyn and Meridian will range from 50-60’. The developer is 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) The Developer is proposing two (2) types of townhomes for the site. To the south of the clustered SFD area, the developer is proposing 75 2-story townhomes. Townhomes would be accessed from the rear via a private alley and each unit would range in size from 1,850-2,600 square feet. At the northwest portion of the parcel, the Developer is proposing 73 3-story townhomes which will also be accessed from the rear with a private alley. Units would range in size from 1,550- 2,100 square feet. As part of their plans, the developer has provided renderings and perspectives of the development. Further details will be presented at the meeting. 2009 Comprehensive Plan/Zoning 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. As proposed, the project would require a planned development with a R6A (single-family detached) and R8 or R9 (townhomes) Zoning classification. 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. Transportation 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. The developer is proposing a reduced right-of-way for the public roads serving the townhomes. While staff does not object to this concept, staff needs to verify if sufficient parkway is being provided to accommodate utilities and other public improvements. Reduced rights-of-way have been allowed in other townhome projects previously approved. Long term, staff envisions Meridian Way to be extended further south, connecting to Aptakisic Road. Pursuant to the Comprehensive Plan, Meridian Way is identified to become a future collector street. As a result, units within the proposed development would not have direct access to Meridian Way. As part of the final plan, staff will work with the Developer to minimize impacts to the existing homes as part of the Easthaven Subdivision. Open Space and Parks The overall site will include over 11 acres of open space with extensive landscaping throughout the site. The development will also include 1.4 miles of bike paths, sidewalks and trails around 3.A.1.c Packet Pg. 9 At t a c h m e n t : S t a f f M e m o f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k Page 3 of 3 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. Staff has been working with the Park District regarding the District’s future needs as a result of the project. 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. Staff will be working with the Developer and the Park District to finalize the necessary contributions as part of the annexation agreement. School District Staff has met with representatives from Tripp-Aptakisic School District 102 and High School District 125 to discuss the Developer’s proposed project. Staff provided both Districts with preliminary student projections and impact fees to assist them with their future planning efforts. The Developer 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 the Developer will continue to work closely with both School Districts throughout the entitlement process 3.A.1.c Packet Pg. 10 At t a c h m e n t : S t a f f M e m o f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k 05/4/2016 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. 3.A.1.d Packet Pg. 11 At t a c h m e n t : M i n u t e s f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) 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) 3.A.1.d Packet Pg. 12 At t a c h m e n t : M i n u t e s f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) 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. 3.A.1.d Packet Pg. 13 At t a c h m e n t : M i n u t e s f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) 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. 3.A.1.d Packet Pg. 14 At t a c h m e n t : M i n u t e s f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) 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 3.A.1.d Packet Pg. 15 At t a c h m e n t : M i n u t e s f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) 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. 3.A.1.d Packet Pg. 16 At t a c h m e n t : M i n u t e s f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) 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. 3.A.1.d Packet Pg. 17 At t a c h m e n t : M i n u t e s f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) 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 3.A.1.d Packet Pg. 18 At t a c h m e n t : M i n u t e s f r o m 5 . 4 . 1 6 P Z C M e e t i n g ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) park rowhome - 3 storycreek to remain creekside path buffalo grove road brandywyn lane meridian way future commercial parcel future full access 52' ROW 52' ROW 60' ROW 60' ROW connection to south court a court b court c court d court e 52' ROW existing single family hoffman drive olive hill drive meridian middle school jordan terrace ironwood court satinwood terrace chestnut terrace right in - right out court g court f rowhome - 2 story access park churchill praire grove detention naturalized area detention naturalized area detention naturalized area detention naturalized area detention naturalized area trail bridge 'link crossing' project entry sign 8' walk in row 8' walk in row 8' walk in row 50' min ± 55' 50' min 50'50' 50' ± 25' ± 38 ' 30' min 52' ROW 80 ' 80 ' row dedication row dedication 8' walk 52' ROW 52' ROW 25' min 20' 25' 8' walk 8' walk ± 60 ' 50' min 20 ' 20' 20' 20' ± 34 ' 50' min 2 5' m i n project entry sign ± 34 ' ± 30' 25' min. ± 25 ' ± 52 ' 12' ± 42 ' 50' 20' shared drive 40' ± 20 ' 52 '± 20' 6.5 ' sidewalk g uest p arking 20' shared d rive ± 40' ± 40' 20 ' ± 20 ' ± 20 ' Buffalo Grove, Illinois Link Crossing 400' 200' 0 100' Job No. 15036 June 8, 2016 2016 Arlington Heights, Illinois 60005 © 43 South Vail Avenue Concept Plan North single family - cluster home residential units 219 single family - cluster home 7474 townhome - 2 story 71 proposed R-6a townhome - 2 story proposed R-9 rowhome - 3 story proposed R-9 1"= 100' 1"= 100' 1"= 100' gross site ± 50.0 ac perimeter row ± 2.2 ac net site ± 47.8 ac site data open space ± 11.2 ac neighborhood A ± 6.7 ac neighborhood B ± 19.6 ac neighborhood C ± 10.3 ac rowhome - 3 story 3.A.1.e Packet Pg. 19 At t a c h m e n t : R e v i s e d P l a n 6 . 8 . 1 6 ( 1 5 9 5 : W o r k s h o p # 2 - P r o p o s e d R e s i d e n t i a l D e v e l o p m e n t a t 1 6 8 0 2 W A p t a k i s i c R o a d / L i n k F a r m ) 06/1/2016 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, JUNE 1, 2016 Call to Order The meeting was called to order at 7:30 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 New Retail Center, with a Drive-Through Restaurant for the Property at 20914 & 20929 N Milwaukee -- Continued from the May 18, 2016 PZC Meeting -- (Trustee Weidenfeld) Lou Schreiber and Dan Inksbad were sworn in as potential witnesses. Mr. Stilling said that the commission had given direction to the developer particularly regarding parking and circulation. Staff had been working with the developer, and a revised plan was submitted. Staff felt that the issues had been adequately addressed. Chairman Smith entered Staff recommendation as Exhibit Three. Jeff Silverman hoped this was the last time in front of the committee and felt that he and the team had worked with the Village to meet the concerns that had been raised. To accommodate more parking, the developer consolidated the two buildings. The orientation of the stalls and the rear aisle being single direction allowed access to the drive-thru as well as maintained traffic on the parcel as it was. Two more stalls were also gained on the south, and full access on Milwaukee Avenue was still allowed. Javier Millan (KLOA) said that the survey data was looked at again with the information about the Potbelly trip generation. The counts were reviewed, but the traffic studies were not affected by the slightly altered counts. The Schaumburg Potbelly had a maximum queue of 11; the Glen Ellyn Potbelly had a maximum queue of seven (with an average of two to four); and the Oswego Potbelly (a similar venue to the one proposed) had an average queue of two vehicles with a maximum queue of five. He felt confident that the spaces provided would be sufficient. Parking spaces were on average 17 vehicles at other stores. Traffic at adjacent roads was studied and results were read including stacking to turn onto Milwaukee Avenue. He reviewed observations for exiting vehicles from this property. There was no public agency testimony. Commissioner Goldspiel asked about flooding in the redesign of this development and if there was any difference in elevation of the parking lots and drives. Mr. Silverman did not anticipate any changes. The back area would need to be lowered to match the adjacent areas; he noted that raising it would result in needing compensatory storage. Mr. Stilling 3.B.1 Packet Pg. 20 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u n 1 , 2 0 1 6 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 06/1/2016 said that the Village was working with Lake County to ensure that the storage was sufficient. Commissioner Goldspiel said that the elevation ranged from 642 to 646, and he was worried about the water from the Des Plaines River. Mr. Silverman said that the majority of the floodwaters would back up to Aptakisic Creek, and he was not sure what the elevation of Milwaukee Avenue would be after the road improvements. Commissioner Goldspiel asked what the flood level was; Mr. Monico confirmed it to be 645, so some of the parking would be above that and some would be below. However, Mr. Monico confirmed that this was the current condition of the property; Ash Street elevation was approximately 643. There was further discussion regarding the flood levels and the requirements for building elevation being two feet about base flood level. Commissioner Goldspiel asked what effect this development would have on Ash Street and the neighboring subdivision. Mr. Monico said that there would not be any negative effect, and compensatory storage in the area would help with this. Mr. Silverman said that the intent was to capture the water coming in upstream. Mr. Monico said that water coming from upstream would have ample time for the Village to react before flooding occurred. Commissioner Khan asked Mr. Millan if the developer had to submit these plans to IDOT. Mr. Millan said that yes, the developer met with IDOT who was in agreement about full access. This could change based on road improvements in the future. Commissioner Khan asked if the gap study was required to IDOT , but Mr. Millan confirmed that it was not. Commissioner Khan asked for clarification on what the 15 to 35 second delay was for eastbound-northbound traffic - if this was the average for every vehicle or a maximum. Mr. Millan said that 35 seconds was the approximate wait time of the last vehicle in line. Commissioner Khan asked if the median was sufficient to hold a car; Mr. Millan said that yes, and that was what was happening now. Commissioner Khan asked about the Milwaukee Avenue improvements; however, Mr. Millan was not sure of the final plans. If it was determined to be a raised median, he was not sure how far it would go back. Commissioner Khan asked about the spacing between the two traffic signals; Mr. Millan was not sure but possibly 1,200 feet. Commissioner Khan asked if the two signals were not linked now if they would these be coordinated with the road improvement. Mr. Millan said that they would. Commissioner Moodhe asked about the plans for the single building. The architect was still working on these as the plans were moving quickly. Commissioner Moodhe noted that there was a change to the sign as well. Mr. Silverman said that a 25-foot sign was what was proposed; he was not aware of a requirement for a 20-foot sign. Mr. Stilling said that this was up to the commission to decide. Commissioner Moodhe said that the sign seemed fine and was appropriate with the signage on Milwaukee Avenue. Mr. Stilling noted that approval of this would likely carry forward to the property to the north. Commissioner Moodhe said that as long as the building elevation remained similar to the aesthetic with the previous plan, he was okay with the new plans. Commissioner Cohn was okay with a 25-foot sign. Regarding traffic, he asked if there was a safe left turn. Mr. Millan said that there was a lot of traffic on Milwaukee, but the safety would depend a lot on the Milwaukee improvements. Commissioner Cohn asked if there were any close calls during his observation; Mr. Millan said that he did see a few. Commissioner Cohn asked if there was any record of accidents in that area; however, Mr. Millan had not looked at this. There was some discussion regarding where the 3.B.1 Packet Pg. 21 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u n 1 , 2 0 1 6 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 06/1/2016 vehicles were coming from. Commissioner Cohn asked how many cars from the new property were anticipated; Mr. Millan said that he anticipated if the cars stacked past the entrance to the Speedway that most cars would turn right instead. Commissioner Cesario asked if the height of the building would change from 24 feet; Mr. Silverman said that the height would remain the same. Commissioner Cesario was supportive of the 25-foot sign. Commissioner Lesser said that he liked the two-building design but understood that combining the buildings allowed for more parking. He liked both designs and was pleased with the project overall. He was more concerned with the location, design, and materials of the sign more so than the height. He wanted to ensure that this did not impact sight lines for ingress-egress, particularly on Milwaukee Avenue. He also felt that this development helped the cohesiveness with other development in the area. He was not concerned with the flood plain issues as this was an improvement to what was on-site today. Commissioner Weinstein said that in the letter from Soos & Associates, the parking was noted as a variance; he asked if this variance was still required. Mr. Stilling said that the depth of the parking was the only variance for parking. Commissioner Goldspiel asked if there were any plans to address the flooding in the Pekara subdivision. Mr. Stilling said that the County Watershed Ordinance said that the best approach was to provide upstream compensatory storage which would help alleviate future issues. This developer was also going to complete additional watershed studies. Chairman Smith asked if any commissioners had an issue with the 25-foot sign No commissioners had issue with this. Chairman Smith entered the May 27, 2016 memo from Mr. Stilling as Exhibit Four. Michelle Fear (Ash Street) said that she knew a traffic study was conducted; however, there was usually a lot of traffic in this area. She noted that there were no sidewalks, and she was concerned about the traffic increasing. Catarina Kasha said that she knew this would affect traffic particularly during peak hours. With this and the other businesses in the area, she felt that there would be more traffic than what was stated. She also asked if there would be more trees put in between the building and the homes. Louis Schreiber (contracted developer to the north) congratulated the Village on getting this area developed. He said that there were three concerns, and he was confident Staff would address the issues. Circulation and traffic were issues particularly with a cross- access agreement. He said that his concern was that the current plan did not include an adequate truck turn. He was concerned that this would put the truck turn on his lot. Regarding the parking, he was concerned that there would be maximum capacity and would go into the north lot. Mr. Stilling added that conditions were in place in regards to 3.B.1 Packet Pg. 22 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u n 1 , 2 0 1 6 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 06/1/2016 revising the truck-turn conflict as well as maintaining 75 parking spaces. This would be finalized as part of the final engineering. Commissioner Goldspiel asked for clarification about the truck turn needing to accommodate “WB-40”; Mr. Inksbad said that most trailers were 40 or 53-foot. Mr. Schreiber showed a map with this details on accommodations needed. Mr. Stilling said that this would be a condition of an annexation agreement, so that the Village could enforce these provisions if needed. Commissioner Goldspiel asked about straight trucks; Mr. Stilling said that this would be a more advantageous alternative. Mr. Silverman thanked Staff for working through some difficult issues. He knew that these were precedent-setting issues. He was also concerned about traffic onto this site from the other. Commissioner Lesser asked when deliveries occurred as he thought these would occur during peak hours. Commissioner Cesario asked Mr. Silverman asked about the fence barrier to the west. Mr. Silverman said that a significant wood fence with evergreens was put in at a similar development in Libertyville. He wanted input from the neighbors on the landscape plan. Commissioner Cohn said that he had suggested traffic studies in the past; he noted that there was just some observing testimony given instead of a written report. He asked if Staff was satisfied with the traffic situation. Mr. Stilling said that a full traffic impact study was submitted to IDOT, and a copy was given to Staff. With the future widening of Milwaukee Avenue and the cross-access to the south, he felt that path would be more used and that the access to Pekara would be minimal as most people would not take this. Commissioner Moodhe said that from Pekara to Deerfield Road was 1,056 feet. There was adequate space there if IDOT decided to put in a light. He felt that the access to the north was critical and drivers would be using these properties. He said that these two properties needed to co-exist. Commissioner Khan said that there used to be two full-accesses off this property, and now there was one that was possibly changing to a one-way out. He asked if it was possible to have another full access south as this might help take away traffic. Mr. Millan said that there was a full access to the medical building and Pekara. Without knowing how far the development would extend, the state would probably want to see an access further south from the signal. Commissioner Khan asked about moving the current access north and putting another one in south. Mr. Millan said that IDOT was more comfortable with accesses further from the signal. Commissioner Khan said that in the past he always recommended access to residential or commercial developments. He said that there was a mutual benefit for the access and felt that the two properties could work together. Mr. Schreiber said that he agreed that the access point was beneficial; he just asked that they be sustained separately. He wanted to make sure that there was an overall viability of the two developments. Commissioner Khan said that the conditions offered by Staff should address this to the comfort level requested. 3.B.1 Packet Pg. 23 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u n 1 , 2 0 1 6 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 06/1/2016 Ms. Fear asked if there was a potential for a stoplight at Pekara. Mr. Monico said that as it stood now, the warrants were probably not met. If traffic warrants were met at any point, this would be up to the unincorporated township or IDOT to install. She was concerned about a lot of overflow on Pekara. Mr. Kasha (Ash Street) said he thought the building looked nice but that there would be a lot of traffic. Mr. Monico said that Deerfield Road was approved by Lake County to be developed as well. Chairman Smith thanked Staff for the thorough plans and hard work. He also thanked the commission for the thoroughness and accountability. He thanked the developers for their patience and respect. There being no further comments or questions from anyone else present, Chairman Smith closed the public hearing at 9:01pm. Moved by Com. Weinstein, seconded by Com. Lesser, to recommend approval of the rezoning, Planned Unit Development, preliminary plan, special use for the drive-through and variations for lot area, parking lot design and additional wall signage, subject to the following conditions: 1. The proposed development shall be developed in substantial conformance to the plans attached as part of the petition. The final engineering plans and landscape plan shall be revised to reflect the most recent site plan dated May 27, 2016 (Exhibit A). 2. In the event the existing cross access to the south is eliminated, the owner of the subject property shall provide a turnaround in a manner acceptable to the Village. This may be achieved by prohibiting parking in the southernmost parking space located just to the north and east of the existing cross access connection. 3. Cash in lieu of an 8-foot wide sidewalk along Milwaukee Avenue shall be submitted in an amount acceptable to the Village Engineer. 4. A revised truck turning diagram utilizing a WB 40 truck template shall be submitted and approved by the Village prior to the approval of final engineering. The truck turning diagram shall be revised to depict no conflicts with the parking spaces. All future truck deliveries shall be restricted to a truck size no larger than a WB 40 truck. This shall be reflected in all future leases. 5. A minimum of 75 spaces shall be maintained on the property at all times. 6. Final engineering shall be reviewed and approved by the Village Engineer. 7. The petitioner shall enter into a Reciprocal Cross Access Agreement with the property owner of the parcel directly to the north to allow for cross access. 8. The total gross square footage of all restaurant space as depicted on the site plan dated May 27, 2016 as “Quick Service Restaurants” shall not exceed a combined square footage of 4,900 square feet. 9. The proposed freestanding sign shall be no greater than 25-feet in height. The final location of the freestanding sign shall be approved by the Village to insure that there are no line of sight issues. 10. The additional wall signage on the north and south elevations shall each not exceed 50 square feet in area. 3.B.1 Packet Pg. 24 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u n 1 , 2 0 1 6 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 06/1/2016 Commissioner Goldspiel was in opposition to the motion due to flooding concerns. Commissioner Cesario said that the Village had looked to develop this property and the one to the north. The biggest challenge was the traffic flow, and he felt the petitioner had put together a proposal better than what is there. This was a tough property and he was supportive of it. Commissioner Cohn said that he was very concerned about the traffic on Pekara Drive. This property required access to the north which made this possible for him to support. He felt that the current access was a safety issue, but if it was relying on people going to the north and the conditions were as stated, he was supportive. Commissioner Moodhe said that the property and developments there previously were not necessarily what the Village wanted. This property needed to be in the Village to move forward with any other annexation on Milwaukee Avenue. This development and the one to the north would be far better than what was there and better under Village control and ordinances than what was left there in its present state. He was in favor of the annexation and proposal. RESULT:RECOMMENDATION TO APPROVE [7 TO 1] Next: 6/20/2016 7:30 PM MOVER:Mitchell Weinstein, Commissioner SECONDER:Scott Lesser, Commissioner AYES:Smith, Moodhe, Cesario, Cohn, Khan, Lesser, Weinstein NAYS:Stephen Goldspiel Regular Meeting Other Matters for Discussion None. Approval of Minutes 1.Planning and Zoning Commission - Regular Meeting - May 18, 2016 7:30 PM Commissioner Cesario moved to approve the meeting minutes from May 18, 2016. Commissioner Lesser seconded the motion. Commissioner Goldspiel said that on page 37 (six lines from bottom), Commissioner Goldspiel said that the most popular vehicle sold was Ford F-150 (not the largest). Commissioner Goldspiel said that on page 38 in the top paragraph seven lines down, it stated “if the large could be modified”. Commissioner Moodhe said that this was in reference to the detention area. Mr. Stilling said that this should be “if the large pond could be modified.” 3.B.1 Packet Pg. 25 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u n 1 , 2 0 1 6 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 06/1/2016 RESULT:ACCEPTED [UNANIMOUS] MOVER:Frank Cesario, Commissioner SECONDER:Scott Lesser, Commissioner AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein Chairman's Report None. Committee and Liaison Reports None. Staff Report/Future Agenda Schedule There would not be a public hearing but there would be a meeting on June 15. The July meeting would be rescheduled. Public Comments and Questions None. Adjournment The meeting was adjourned at 9:15 PM Chris Stilling Director of Community Development APPROVED BY ME THIS 1st DAY OF June , 2016 3.B.1 Packet Pg. 26 Mi n u t e s A c c e p t a n c e : M i n u t e s o f J u n 1 , 2 0 1 6 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s )