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2016-08-17 - Planning and Zoning Commission - Agenda Packet Meeting of the Village of Buffalo Grove Planning and Zoning Commission Regular Meeting August 17, 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 1. (ID # 1659) Consider Approval of a Variation for a Rear Yard Setback Reduction for 958 Parker Lane (Trustee Weidenfeld) III. Regular Meeting A. Other Matters for Discussion 1. Workshop #2- Proposed Woodman’s Development on the Berenesa Plaza Property (Trustee Berman) 2. Workshop #3- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm (Trustee Berman) B. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Jul 13, 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. V. Information Items The Village of Buffalo Grove, in compliance with the Americans with Disa bilities 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: 8/12/2016 2:41 PM Page 1 Ordinance No. : Consider Approval of a Variation for a Rear Yard Setback Reduction for 958 Parker Lane Recommendation of Action Staff Recommends Approval The petitioner, Dennis Schultz is requesting a variation to allow the installation of a screen r oom addition to replace the screen room that was damaged and removed this past winter. The proposed screen room addition would be setback approximately 25.5 feet from the rear lot line. Pursuant to Village Code, the R4A Zoning District requires a 30 foot rear yard setback. Therefore a variation to Section 17.40.020 of the Zoning Ordinance is required. ATTACHMENTS:  Staff Report (DOCX)  958 Parker Aerial photo (PDF)  958 Parker Application (PDF)  958 Parker Petitioners Letter & Criteria (PDF)  958 Parker Plat of Survey/Site Plan (PDF)  958 Parker Screen Room Plans (PDF) Trustee Liaison Staff Contact Weidenfeld Brian Sheehan, Community Development Wednesday, August 17, 2016 2.1 Packet Pg. 2 VILLAGE OF BUFFALO GROVE PLANNING & ZONING COMMISSION STAFF REPORT Meeting Date: August 17, 2016 SUBJECT PROPERTY Location: 958 Parker Lane PETITIONER: Dennis Schultz, Property Owner PREPARED BY: Brian Sheehan, Building Commissioner REQUEST: A variation to Village Zoning Ordinance, Section 17.40.020, pertaining to Area, Height, Bulk and Placement Regulations, for the purpose of constructing a screen room addition that would encroach into the required 30 foot rear yard setback. EXSITING LAND USE AND ZONING: The property is improved with a single family home and is zoned R4A. COMPREHENSIVE PLAN: The 2009 Comprehensive Plan calls for this property to be single family detached housing. PROJECT BACKGROUND The petitioner, Dennis Schultz is requesting a variation to allow the installation of a screen room addition to replace the screen room that was damaged and removed this past winter. The proposed screen room addition would be setback approximately 25.5 feet from the rear lot line. Pursuant to Village Code, the R4A Zoning District requires a 30 foot rear yard setback. Therefore a variation to Section 17.40.020 of the Zoning Ordinance is required. PLANNING & ZONING ANALYSIS  The proposed addition would be 165 square feet in are (11’ x 15’) and would be located at the rear of the home.  The addition would replace a previous screen room that was damaged and removed earlier this year.  The proposed addition would be in the same location as the previous addition.  Unfortunately, the Village does not have any records from the previous addition and therefore, we do not believe a variation had previously been granted for the old screen room. 2.1.a Packet Pg. 3 At t a c h m e n t : S t a f f R e p o r t ( 1 6 5 9 : C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e a r Y a r d S e t b a c k R e d u c t i o n f o r 9 5 8 P a r k e r L a n e ) Surrounding property owners The property has been posted with the public hearing notice and the adjacent property owners have been notified as required. To date, staff received one inquiry from a neighbor. The neighbor indicated that they did not have any concerns with the request. Departmental Reviews Village Department Comments Engineering The Village Engineer has reviewed the proposed improvements and does not have any engineering concerns with the proposed improvements. STANDARDS The Planning & Zoning Commission is authorized to grant variations to the regulations of the Zoning Ordinance based upon findings of fact which are made based upon evidence presented at the hearing that: 1. The plight of the owner is due to unique circumstances; 2. The proposed variation will not alter the essential character of the neighborhood. The petitioner has provided a letter attempting to address the standards for the variation. STAFF RECOMMENDATION Staff recommends approval of the variation for this request. ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the variation, make a determination if the standards for a variation have been met. The PZC shall vote to either approve or deny the variation request. 2.1.a Packet Pg. 4 At t a c h m e n t : S t a f f R e p o r t ( 1 6 5 9 : C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e a r Y a r d S e t b a c k R e d u c t i o n f o r 9 5 8 P a r k e r L a n e ) feet meters 200 70 2.1.b Packet Pg. 5 At t a c h m e n t : 9 5 8 P a r k e r A e r i a l p h o t o ( 1 6 5 9 : C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e a r Y a r d S e t b a c k R e d u c t i o n f o r 9 5 8 P a r k e r L a n e ) 2.1.c Packet Pg. 6 At t a c h m e n t : 9 5 8 P a r k e r A p p l i c a t i o n ( 1 6 5 9 : C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e a r Y a r d S e t b a c k R e d u c t i o n f o r 9 5 8 P a r k e r L a n e ) 2.1.d Packet Pg. 7 At t a c h m e n t : 9 5 8 P a r k e r P e t i t i o n e r s L e t t e r & C r i t e r i a ( 1 6 5 9 : C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e a r Y a r d S e t b a c k R e d u c t i o n f o r 9 5 8 P a r k e r 2.1.e Packet Pg. 8 At t a c h m e n t : 9 5 8 P a r k e r P l a t o f S u r v e y / S i t e P l a n ( 1 6 5 9 : C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e a r Y a r d S e t b a c k R e d u c t i o n f o r 9 5 8 P a r k e r 2.1.f Packet Pg. 9 At t a c h m e n t : 9 5 8 P a r k e r S c r e e n R o o m P l a n s ( 1 6 5 9 : C o n s i d e r A p p r o v a l o f a V a r i a t i o n f o r a R e a r Y a r d S e t b a c k R e d u c t i o n f o r 9 5 8 P a r k e r L a n e ) Updated: 8/12/2016 2:30 PM Page 1 Information Item : Workshop #2- Proposed Woodman’s Development on the Berenesa Plaza Property Recommendation of Action Staff Recommends Discussion At the July 13, 2016 PZC meeting, the Commissioners were introduced to Woodman's Food Markets and Shorewood Development Group (SDG) proposed plans for the 25 acre property located at the northwest corner and the southwest corner of Milwaukee Avenue and Deerfield Parkway commonly referred to as the Berenesa Plaza Property. Additional information can be found in the staff memorandum. ATTACHMENTS:  Staff Memo (DOCX)  Plan Set 8.10.16 (PDF) Trustee Liaison Staff Contact Berman Chris Stilling, Community Development Wednesday, August 17, 2016 3.A.1 Packet Pg. 10 Page 1 of 2 VILLAGE OF BUFFALO GROVE MEMORANDUM DATE: August 12, 2016 TO: Planning & Zoning Commission FROM: Christopher Stilling, Director of Community Development SUBJECT: Workshop #2 – Proposed Woodman’s Development on the Berenesa Plaza Property Background At the July 13, 2016 PZC meeting, the Commissioners were introduced to Woodman’s Food Markets and Shorewood Development Group (SDG) proposed plans for the 25 acre property located at the northwest corner and the southwest corner of Milwaukee Avenue and Deerfield Parkway commonly referred to as the Berenesa Plaza Property. The development will be anchored by a 242,000 square foot Woodman’s Food Market located on the northwest corner of the intersection. Woodman’s also plans to develop a fuel center, convenience store, quick lube and carwash on the south side of Deerfield Parkway. Additional commercial and retail would occupy the remaining 5.5 acres at the southwest corner of the intersection, which would be developed by SDG. The goal is to have the project completed by Summer, 2018. Comments from the July 13th PZC Meeting At the July 13th meeting, the Commissioner’s requested additional information regarding the following:  Truck traffic/deliveries  The operation of the unattended gas pumps  Noise from the carwash  Snow removal The PZC also requested more details about their landscaping and requested a perspective of the development Revised Plans/Submittal While the overall site plans have remained relatively the same, the development team has included a set of revised plans which provide further information concerning the it ems raised at the last meeting. The following is a summary of the items: Truck Traffic Included in the plan set is an exhibit showing how delivery trucks would access the store from the north. The plan indicates that trucks would enter from the northern most entrance along Milwaukee Avenue. Trucks would then travel along the west side of the store and utilize the main entrance along Deerfield to head either east back towards Milwaukee. 3.A.1.a Packet Pg. 11 At t a c h m e n t : S t a f f M e m o ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) Page 2 of 2 Unattended Gas Pumps At the July 13th meeting, representatives from Woodman’s will provide further information about the unattended fuel pumps. The unattended fuel stations are regulated by the Illinois State Fire Marshal Office. Car Wash While more information concerning the carwash will be provided at the meeting, staff notes that the carwash is approximately 110 feet from the residential lots to the south and approximately 220’ from the nearest residence. Snow Removal Woodman’s has provided a plan (shown on the landscape plan) identifying the areas where snow will be stored. Areas do include some parking spaces along the Deerfield Parkway frontage as well as other greenspace areas along all sides of the development. Landscaping Woodman’s has provided a revised landscape plan showing more landscaping throughout the site. Additional foundation landscaping has also been provided. Staff will continue to work with Woodman’s on enhancing their landscaping prior to the public hearing. Revised Building Elevations Woodman’s has submitted improved building elevations. Additional architectural features have been added to the building, especially along the elevations most visible from the street. This includes additional brick and other design features to help breakup the mass of the building. Furthermore, Woodman’s has provided multiple perspectives showing how the proposed development would look as someone travels along Deerfield Parkway. Next Steps As previously noted, the property is currently zoned B3, with a small portion of the southern parcel zoned Office and Research (O&R). The property is subject to an existing annexation agreement originally dated September 10, 1990 and amended by Ordinance 2007-55 approved by the Village Board on September 25, 2007. Based on the proposed plans, the project would require a comprehensive amendment to the annexation agreement as a well as preliminary plan approval. Following comments revised at the PZC Workshop, this item will likely be scheduled for a public hearing in September. 3.A.1.a Packet Pg. 12 At t a c h m e n t : S t a f f M e m o ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) MILWAUKE E AVENUE DE E R F I E L D PA R K W A Y DE E R F I E L D R O A D LA K E LA K E WOODMAN'S FOOD MARKET BUFFALO GROVE, IL SITE PLAN SH E E T N U M B E R Kn o w w h a t ' s R P R E L I M I N A R Y F O R M U N I C I P A L REVIEW P:\3160183\Dwg\SHEETS\SP001D60.dwg, C100, 5/26/2016 2:16:28 PM, ajs 3. A . 1 . b Pa c k e t P g . 1 3 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) 3. A . 1 . b Pa c k e t P g . 1 4 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) 3. A . 1 . b Pa c k e t P g . 1 5 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) 3. A . 1 . b Pa c k e t P g . 1 6 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) 3. A . 1 . b Pa c k e t P g . 1 7 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) 3. A . 1 . b Pa c k e t P g . 1 8 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) 3. A . 1 . b Pa c k e t P g . 1 9 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) Building Systems General Corp. Aluminum Composite Material - Bone White Face Brick #1 (Light) - Bowerston Shale Co. - Hanover Plant #43 Utility Cast Stone (Neutral) - Big River Cast Stone Inc. - #8-19 Face Brick & Inset #2 (Dark) - Interstate Brick - L-4 Copperstone2 3 Sheet Metal Trim - Cardinal Red Aluminum Composite Material - TBX Silver5 6 4 1 & East Elevation North Elevation 1 2 3 7 4 3 2 6 5 4 3 1 2 7 4 5 7 4 3 5 2 3 7 4 6 4 Aluminum Composite Material - Gray 7 Buffalo Grove Gas & Lube Elevations Date: 8/4/2016 Revised: A 3.A.1.b Packet Pg. 20 At t a c h m e n t : P l a n S e t 8 . 1 0 . 1 6 ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) Building Systems General Corp. & Face Brick #1 (Light) - Bowerston Shale Co. - Hanover Plant #43 Utility Cast Stone (Neutral) - Big River Cast Stone Inc. - #8-19 Face Brick & Inset #2 (Dark) - Interstate Brick - L-4 Copperstone 1 2 3 Sheet Metal Trim - Cardinal Red Aluminum Composite Material - TBX Silver5 6 4 Aluminum Composite Material - Gray 7 1 2 3 7 4 5 2 1 4 3 3 1 2 7 4 2 7 4 3 5 2 3 7 4 6 4 Aluminum Composite Material - Bone White 7 Buffalo Grove Gas & Lube Elevations Date: 8/4/2016 Revised: B West Elevation South Elevation 3.A.1.b Packet Pg. 21 At t a c h m e n t : P l a n S e t 8 . 1 0 . 1 6 ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) Building Systems General Corp. Gas & Lube Perspective Buffalo Grove Gas & Lube Elevations Date: 8/2/2016 Revised: C Gas & Lube Birdseye 3.A.1.b Packet Pg. 22 At t a c h m e n t : P l a n S e t 8 . 1 0 . 1 6 ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) Building Systems General Corp. Deerfield Parkway West Approach Buffalo Grove Gas & Lube Elevations Date: 8/2/2016 Revised: D Overall Side Birdseye 3.A.1.b Packet Pg. 23 At t a c h m e n t : P l a n S e t 8 . 1 0 . 1 6 ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) Building Systems General Corp.Buffalo Grove Food Market Elevations Date: 8/4/2016 Revised: 1 2 3 Sheet Metal Trim - Cardinal Red Metal Frames - Clear Anodized Aluminum 5 6 41 Partial South Elevation 1 EIFS - STO White - (9433)Partial South Elevation 4 5 55 5 5 5 1 1 2 22 5 5 4 4 6 6 633 3 2 3 6 366 2 5 4 2 333 Elastomeric Coating - Coast Point - (SW 2053) Elastomeric Coating - Mocha - (SW 6067) Elastomeric Coating - Bedouin Beige - (SW 2044) 3.A.1.b Packet Pg. 24 At t a c h m e n t : P l a n S e t 8 . 1 0 . 1 6 ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) Building Systems General Corp.Buffalo Grove Food Market Elevations Date: 8/4/2016 Revised: 2 Elastomeric Coating - Coast Point - (SW 2053) 2 3 Sheet Metal Trim - Cardinal Red Metal Frames - Clear Anodized Aluminum 5 6 41 East Elevation Elastomeric Coating - Mocha - (SW 6067) Elastomeric Coating - Bedouin Beige - (SW 2044) EIFS - STO White - (9433) West Elevation 5 1 3 2 5 4 2 333 2 54 4 5 5 3 24 2 333 2 5 4 451 25 6 6 3.A.1.b Packet Pg. 25 At t a c h m e n t : P l a n S e t 8 . 1 0 . 1 6 ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) Building Systems General Corp. Rear (North East) Perspective Buffalo Grove Food Market Elevations Date: 8/4/2016 Revised: 3 Front (South) Elevation 3.A.1.b Packet Pg. 26 At t a c h m e n t : P l a n S e t 8 . 1 0 . 1 6 ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) Building Systems General Corp. Partial Front (South) Elevation Buffalo Grove Food Market Elevations Date: 8/2/2016 Revised: 4 Partial Front (South) Elevation 3.A.1.b Packet Pg. 27 At t a c h m e n t : P l a n S e t 8 . 1 0 . 1 6 ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) Building Systems General Corp. Enlarged South East Perspective Buffalo Grove Food Market Elevations Date: 8/2/2016 Revised: 5 East Elevation South East Perspective 3.A.1.b Packet Pg. 28 At t a c h m e n t : P l a n S e t 8 . 1 0 . 1 6 ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) Building Systems General Corp. Enlarged South West Perspective Buffalo Grove Food Market Elevations Date: 8/2/2016 Revised: 6 West Elevation South West Perspective 3.A.1.b Packet Pg. 29 At t a c h m e n t : P l a n S e t 8 . 1 0 . 1 6 ( 1 6 6 1 : W o r k s h o p # 2 - P r o p o s e d W o o d m a n ? s D e v e l o p m e n t o n t h e B e r e n e s a P l a z a P r o p e r t y ) WO O D M A N ' S Bu i l d i n g S y s t e m s G e n e r a l C o r p . 59 7 2 E x e c u t i v e D r i v e S u i t e 1 0 0 Ph o n e : ( 6 0 8 ) 2 7 6 - 4 4 0 0 Fa x : ( 6 0 8 ) 2 7 6 - 4 4 6 8 Ma d i s o n , W i s c o n s i n 5 3 7 1 9 3. A . 1 . b Pa c k e t P g . 3 0 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) $4.00 CAR WASH STARTING AT TAX INCLUDED WO O D M A N ' S Bu i l d i n g S y s t e m s G e n e r a l C o r p . 59 7 2 E x e c u t i v e D r i v e S u i t e 1 0 0 Ph o n e : ( 6 0 8 ) 2 7 6 - 4 4 0 0 Fa x : ( 6 0 8 ) 2 7 6 - 4 4 6 8 Ma d i s o n , W i s c o n s i n 5 3 7 1 9 3. A . 1 . b Pa c k e t P g . 3 1 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) MILWAUKE E AVENUE DE E R F I E L D PA R K W A Y DE E R F I E L D R O A D LA K E LA K E WOODMAN'S FOOD MARKET BUFFALO GROVE, IL TRUCK ACCESS EXHIBIT SH E E T N U M B E R N ( I N F E E T ) GR A P H I C S C A L E 0 80 40 20 20 P:\3160183\Dwg\Exhibits\AutoTurn\AT001E40.dwg, AT1, 8/4/2016 4:02:51 PM, ajs 3. A . 1 . b Pa c k e t P g . 3 2 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) 0. 1 0. 2 0. 1 0. 3 0. 5 0. 8 0. 9 0. 8 0. 2 0. 7 1. 4 4. 2 5. 9 3. 8 2. 0 1. 1 0. 7 0. 1 0. 3 1. 1 2. 8 18 . 9 35 . 8 26 . 7 13 . 8 6. 2 3. 4 1. 9 1. 0 0. 1 0. 5 1. 3 3. 1 13 . 1 32 . 4 35 . 4 43 . 0 36 . 3 23 . 4 13 . 6 5. 4 1. 5 0. 5 0. 1 0. 7 2. 0 2. 9 5. 1 6. 3 9. 8 16 . 5 32 . 6 35 . 7 42 . 4 27 . 4 3. 3 0. 7 0. 1 0. 9 2. 9 4. 1 6. 2 4. 6 4. 0 3. 1 5. 2 9. 6 16 . 8 14 . 0 2. 7 0. 8 0. 2 0. 1 0. 9 2. 9 4. 0 5. 8 4. 1 3. 1 1. 6 2. 3 3. 3 4. 5 3. 8 2. 4 1. 1 0. 2 0. 1 0. 1 0. 7 2. 2 2. 7 3. 8 2. 8 2. 2 1. 2 2. 5 3. 9 4. 8 4. 1 3. 2 1. 4 0. 2 0. 1 0. 1 0. 7 1. 7 2. 5 3. 0 2. 5 1. 7 1. 1 2. 6 4. 3 5. 4 4. 6 3. 6 1. 6 0. 3 0. 3 0. 2 0. 1 0. 1 0. 1 0. 1 0. 6 1. 7 2. 4 2. 7 2. 5 1. 8 0. 9 2. 1 3. 2 4. 1 3. 5 2. 9 1. 5 0. 7 0. 9 0. 7 0. 3 0. 2 0. 4 0. 6 0. 7 0. 4 0. 2 0. 1 0. 2 0. 4 0. 6 0. 4 0. 2 0. 2 0. 3 0. 5 0. 9 1. 2 1. 6 2. 3 0. 7 0. 3 0. 1 0. 1 0. 1 0. 7 1. 8 2. 6 3. 5 2. 6 1. 9 1. 0 1. 8 2. 8 3. 8 4. 0 3. 5 3. 3 3. 2 4. 0 3. 7 3. 3 3. 2 3. 2 3. 8 3. 8 2. 7 2. 6 2. 3 2. 7 3. 3 3. 9 3. 5 2. 9 2. 6 2. 7 3. 5 3. 6 3. 0 3. 3 3. 6 3. 7 0. 9 0. 4 0. 1 0. 1 0. 8 2. 4 3. 3 5. 1 3. 3 2. 4 1. 1 1. 8 2. 9 3. 8 3. 9 3. 4 2. 7 2. 9 4. 1 4. 0 2. 9 2. 7 2. 9 4. 1 4. 0 2. 7 2. 4 2. 4 2. 8 3. 4 4. 1 3. 2 3. 1 2. 8 2. 9 3. 8 3. 7 2. 7 3. 3 4. 5 4. 4 3. 0 0. 7 0. 1 0. 1 1. 0 3. 1 4. 2 6. 3 4. 2 3. 0 1. 3 2. 1 3. 1 4. 1 3. 8 3. 5 2. 5 2. 0 2. 5 2. 9 2. 1 1. 6 1. 9 2. 7 2. 7 1. 8 1. 5 1. 6 2. 4 2. 4 2. 6 2. 2 2. 4 2. 0 2. 1 2. 6 2. 5 1. 9 1. 9 3. 3 3. 8 3. 2 1. 6 0. 1 0. 1 0. 9 2. 5 3. 5 5. 0 3. 5 2. 5 1. 2 2. 5 4. 1 5. 2 4. 6 3. 8 1. 9 1. 7 0. 6 0. 7 0. 7 0. 6 0. 9 2. 4 3. 3 3. 0 2. 6 0. 1 0. 1 0. 6 1. 8 2. 4 3. 3 2. 4 1. 8 1. 0 2. 4 3. 9 4. 8 4. 2 3. 5 1. 7 3. 4 0. 7 0. 6 0. 6 0. 8 1. 9 3. 2 3. 4 3. 1 1. 8 0. 1 0. 1 0. 5 1. 4 2. 1 2. 4 2. 1 1. 5 0. 8 1. 8 2. 4 3. 2 2. 8 2. 5 1. 4 2. 7 1. 3 0. 7 0. 9 1. 7 2. 6 3. 7 3. 6 2. 0 0. 6 0. 1 0. 1 0. 5 1. 5 2. 1 2. 2 2. 1 1. 5 0. 8 1. 3 2. 0 2. 4 2. 3 1. 8 1. 1 0. 5 0. 2 0. 7 1. 5 2. 2 2. 3 3. 2 1. 4 0. 5 0. 1 0. 1 0. 6 1. 4 2. 2 2. 6 2. 1 1. 5 0. 8 1. 3 1. 9 2. 0 2. 1 1. 7 1. 0 0. 4 0. 7 1. 1 2. 1 2. 8 2. 2 0. 5 0. 3 0. 1 0. 1 0. 7 2. 0 2. 5 3. 5 2. 5 2. 0 0. 9 1. 3 1. 9 2. 1 2. 1 1. 7 0. 9 0. 4 1. 4 1. 3 2. 3 2. 7 1. 2 0. 2 0. 1 0. 1 0. 1 0. 9 2. 7 3. 8 5. 6 3. 8 2. 7 1. 1 1. 5 2. 1 3. 0 2. 6 2. 0 1. 2 0. 5 2. 6 3. 2 2. 3 0. 3 0. 1 0. 1 0. 1 0. 9 2. 8 3. 9 5. 8 3. 9 2. 8 1. 2 2. 0 3. 1 4. 3 3. 5 2. 9 1. 6 2. 2 3. 3 4. 1 3. 1 0. 4 0. 1 0. 1 0. 1 0. 7 2. 0 2. 5 3. 6 2. 5 2. 0 1. 1 2. 5 4. 0 5. 6 4. 5 3. 8 2. 0 3. 5 0. 2 1. 0 2. 8 3. 7 2. 7 0. 3 0. 1 0. 0 0. 1 0. 5 1. 3 1. 9 2. 4 1. 9 1. 3 0. 9 2. 1 3. 2 4. 3 3. 6 3. 2 1. 8 3. 1 1. 1 1. 4 2. 6 3. 3 2. 1 0. 2 0. 1 0. 0 0. 1 0. 4 1. 1 1. 5 1. 6 1. 5 1. 2 0. 7 1. 6 2. 2 3. 1 2. 8 2. 3 1. 6 3. 1 0. 9 1. 1 2. 5 3. 3 2. 0 0. 2 0. 1 0. 1 0. 4 1. 1 1. 4 1. 5 1. 4 1. 1 0. 7 1. 3 2. 1 2. 4 2. 4 2. 1 1. 4 3. 0 0. 2 1. 1 3. 0 4. 0 2. 8 0. 3 0. 1 0. 1 0. 4 1. 1 1. 6 1. 7 1. 6 1. 2 0. 7 1. 4 2. 1 2. 3 2. 4 2. 1 1. 4 2. 9 0. 4 1. 3 3. 6 4. 5 3. 3 0. 4 0. 1 0. 1 0. 5 1. 4 2. 1 2. 8 2. 0 1. 4 0. 8 1. 5 2. 2 3. 0 2. 8 2. 3 1. 9 2. 5 1. 5 1. 6 3. 1 3. 8 2. 8 0. 3 0. 1 0. 7 2. 1 2. 9 4. 7 2. 9 2. 1 1. 0 2. 0 2. 9 4. 3 3. 5 4. 4 10 . 3 10 . 2 0. 5 0. 9 2. 4 3. 3 2. 1 0. 2 0. 1 0. 9 3. 0 4. 2 6. 2 4. 2 3. 0 1. 3 2. 5 4. 2 5. 6 4. 8 7. 1 27 . 1 27 . 2 0. 2 0. 9 2. 4 3. 3 2. 0 0. 2 0. 1 0. 9 2. 7 3. 8 5. 4 3. 8 2. 7 1. 2 2. 4 3. 7 4. 6 4. 3 7. 0 31 . 1 30 . 9 0. 8 1. 5 3. 3 4. 0 2. 8 0. 3 0. 1 0. 8 2. 1 2. 8 3. 7 2. 8 2. 1 1. 0 1. 9 2. 6 3. 5 3. 3 5. 2 26 . 8 25 . 9 1. 2 1. 5 3. 6 4. 5 3. 3 0. 4 0. 1 0. 6 1. 8 2. 7 3. 1 2. 6 1. 8 0. 9 1. 6 2. 5 2. 9 2. 9 2. 6 2. 6 2. 1 0. 2 1. 0 2. 9 3. 8 2. 8 0. 3 0. 1 0. 7 1. 8 2. 7 3. 2 2. 7 1. 8 1. 0 1. 6 2. 5 3. 1 2. 9 2. 2 1. 2 0. 4 0. 8 2. 4 3. 3 2. 2 0. 2 0. 1 0. 8 2. 3 2. 9 3. 9 2. 9 2. 3 1. 1 2. 0 2. 8 3. 6 3. 1 2. 6 1. 2 0. 2 0. 9 2. 4 3. 3 2. 1 0. 2 0. 1 1. 0 3. 0 4. 1 5. 9 4. 1 3. 0 1. 3 2. 6 4. 0 5. 0 4. 3 3. 4 1. 5 0. 2 1. 0 3. 0 4. 0 2. 9 0. 3 0. 1 1. 0 3. 1 4. 2 6. 1 4. 2 3. 1 1. 4 2. 6 4. 2 5. 2 4. 4 3. 5 1. 5 0. 2 0. 8 1. 6 3. 8 4. 5 3. 4 0. 4 0. 2 0. 8 2. 4 3. 1 4. 2 3. 1 2. 4 1. 2 2. 1 3. 0 3. 8 3. 3 2. 7 1. 3 0. 2 1. 2 1. 3 3. 0 3. 8 2. 9 0. 3 0. 1 0. 7 2. 0 3. 0 3. 6 2. 9 2. 0 1. 0 1. 7 2. 7 3. 4 3. 2 2. 2 1. 1 0. 2 1. 1 1. 4 2. 6 3. 3 2. 2 0. 2 0. 1 0. 8 2. 0 3. 0 3. 7 3. 0 2. 0 1. 0 1. 8 2. 7 3. 5 3. 3 2. 3 1. 4 0. 7 1. 0 1. 1 2. 5 3. 3 2. 2 0. 2 0. 2 0. 9 2. 5 3. 3 4. 5 3. 2 2. 5 1. 2 2. 1 3. 1 4. 0 3. 5 3. 1 4. 0 1. 4 1. 6 3. 3 4. 0 2. 9 0. 3 0. 2 1. 0 3. 2 4. 4 6. 3 4. 3 3. 1 1. 3 2. 6 4. 3 5. 3 4. 6 4. 1 6. 8 25 . 6 0. 6 1. 3 3. 5 4. 5 3. 4 0. 4 0. 2 1. 0 3. 0 4. 0 5. 7 4. 1 2. 9 1. 3 2. 5 4. 0 4. 8 4. 2 3. 7 3. 0 2. 9 3. 8 2. 9 0. 3 0. 1 0. 8 2. 3 2. 9 3. 9 2. 9 2. 3 1. 1 2. 0 2. 8 3. 6 3. 2 2. 8 2. 0 1. 8 3. 3 2. 2 0. 2 0. 1 0. 7 1. 9 2. 8 3. 3 2. 8 1. 9 0. 9 1. 7 2. 6 3. 1 3. 1 2. 5 3. 7 27 . 2 0. 4 1. 0 2. 5 3. 3 2. 1 0. 2 0. 1 0. 7 1. 9 2. 8 3. 4 2. 8 1. 9 1. 0 1. 7 2. 6 3. 3 3. 2 2. 7 3. 8 24 . 8 1. 6 1. 7 3. 3 3. 9 2. 8 0. 3 0. 1 0. 8 2. 4 3. 0 4. 1 3. 0 2. 4 1. 2 2. 1 3. 0 3. 8 3. 5 3. 3 3. 3 3. 6 0. 5 1. 4 3. 6 4. 4 3. 2 0. 4 0. 1 1. 0 3. 1 4. 2 6. 0 4. 2 3. 0 1. 4 2. 6 4. 2 5. 3 4. 8 4. 2 4. 8 7. 3 0. 2 1. 2 3. 0 3. 8 2. 6 0. 3 0. 1 1. 0 3. 1 4. 2 6. 0 4. 2 3. 1 1. 4 2. 6 4. 1 5. 2 4. 7 4. 2 3. 7 19 . 3 0. 3 1. 2 2. 6 3. 4 1. 7 0. 2 0. 1 0. 8 2. 4 3. 1 4. 2 3. 1 2. 4 1. 2 2. 1 3. 0 3. 9 3. 6 3. 3 4. 0 17 . 0 0. 7 0. 6 0. 6 1. 5 2. 6 3. 5 1. 2 0. 1 0. 1 0. 7 1. 9 2. 9 3. 6 2. 9 2. 0 1. 0 1. 8 2. 7 3. 4 3. 4 2. 8 3. 3 4. 1 1. 6 1. 2 1. 0 2. 0 3. 5 3. 9 1. 3 0. 2 0. 1 0. 7 2. 0 3. 0 3. 8 3. 0 2. 0 1. 0 1. 8 2. 8 3. 7 3. 5 2. 8 1. 9 1. 1 2. 4 3. 7 1. 1 1. 8 3. 6 5. 5 5. 8 4. 9 5. 4 4. 7 5. 5 7. 1 8. 1 5. 4 2. 3 1. 7 1. 2 2. 1 3. 9 4. 1 1. 3 0. 2 0. 1 0. 8 2. 5 3. 3 4. 7 3. 2 2. 5 1. 2 2. 2 3. 2 4. 4 3. 8 3. 5 2. 4 1. 5 2. 3 2. 7 2. 2 1. 7 1. 5 1. 9 2. 7 3. 1 3. 2 3. 1 3. 5 4. 1 4. 7 3. 7 2. 6 1. 2 0. 4 1. 4 2. 6 3. 0 0. 9 0. 2 0. 1 0. 9 3. 1 4. 3 6. 3 4. 3 3. 0 1. 3 2. 6 4. 2 5. 6 4. 8 4. 3 2. 8 2. 0 2. 8 4. 0 3. 6 2. 7 2. 4 3. 2 4. 1 4. 5 3. 7 3. 7 3. 7 3. 4 3. 1 1. 4 0. 6 0. 3 0. 2 0. 9 1. 5 2. 2 0. 1 0. 9 2. 7 3. 7 5. 4 3. 7 2. 7 1. 2 2. 3 3. 6 4. 6 4. 0 3. 5 2. 3 2. 2 3. 2 4. 1 3. 7 3. 2 3. 0 3. 2 3. 8 4. 3 3. 6 1. 5 0. 5 0. 5 0. 5 0. 4 0. 2 0. 1 0. 1 0. 6 1. 8 2. 2 3. 2 2. 2 1. 8 0. 9 1. 6 2. 1 3. 0 2. 4 2. 0 1. 0 0. 3 0. 6 1. 0 1. 1 1. 2 1. 6 2. 0 1. 6 1. 1 0. 5 0. 3 0. 2 0. 1 0. 4 1. 0 1. 6 2. 0 1. 6 1. 1 0. 6 0. 9 1. 5 1. 9 1. 7 1. 2 0. 6 0. 2 0. 2 0. 3 0. 3 0. 2 0. 1 0. 2 0. 0 0. 3 0. 8 1. 0 1. 1 1. 1 0. 8 0. 4 0. 7 1. 0 1. 1 1. 1 0. 9 0. 4 0. 1 0. 1 0. 1 0. 0 0. 2 0. 4 0. 6 0. 6 0. 6 0. 4 0. 3 0. 4 0. 5 0. 5 0. 6 0. 0 0. 1 0. 2 0. 2 0. 2 0. 2 0. 2 0. 0 0. 1 0. 1 A A A A A AA A A A A AA B B B B BB BB B B B B B B B B E EE EE EE EE EE EE EE EE EE E C C C C C C C CC C C C C C C C C C C C C C D D D D D D D D D DDDD A A A E E EE EE E E E E E E E DRAWN CHECKED DR A W I N G N O . SC A L E : DA T E : Building Systems General Corp. APPROVED SH E E T N O . RE V I S I O N : PR O J E C T N O . C IL . L i c e n s e N o . : 1 8 4 . 0 0 4 5 1 2 E x p : 0 4 / 3 0 / 2 0 1 7 ww w . w t e n g i n e e r i n g . c o m PH : ( 2 2 4 ) 2 9 3 - 6 3 3 3 F A X : ( 2 2 4 ) 2 9 3 - 6 4 4 4 Ho f f m a n E s t a t e s , I l l i n o i s 6 0 1 9 2 26 7 5 P r a t u m A v e n u e LU M I N A I R E S C H E D U L E Sy m b o l L a b e l Q t y Fi l e L u m e n s L L F W a t t s Ca t a l o g N u m b e r D e s c r i p t i o n L a m p A2 1 DS X 2 _ L E D _ 1 0 0C _ 1 0 0 0 _ 4 0 K _ T2 M _ M V O L T _ HS . i e s Ab s o l u t e 0 . 8 1 3 5 6 B1 6 DS X 2 _ L E D _ 1 0 0C _ 1 0 0 0 _ 4 0 K _ T2 M _ M V O L T _ HS . i e s Ab s o l u t e 0 . 8 1 7 1 2 C2 2 EC _ 1 3 R T _ 1 7 5 M_ A C S _ R 5 _ ( T OP _ L O U V E R , _I N T E R N A L _ R EF L E C T O R ) . i e s 14 4 0 0 0 . 8 1 2 1 9 D1 3 WS Q _ L E D _ 2 _ 10 A 7 0 0 _ 4 0 K _ SR 2 _ M V O L T _ EL C W . i e s Ab s o l u t e 0 . 8 1 4 9 . 3 E5 3 CR U S - S C - L E D - -S S - C W - UE . i e s Ab s o l u t e 0 . 8 1 1 1 4 DS X 2 L E D 1 0 0 C 10 0 0 4 0 K T 2 M MV O L T H S DS X 2 L E D W / 2 ( 3 0 ) L E D & 2 ( 2 0 ) L E D L I G H T EN G I N E S , ( 2 ) 1 0 5 0 m A DR I V E R S , 4 0 0 0 K L E D , TY P E T 2 M O P T I C S W I T H HO U S E S I D E S H I E L D LE D DS X 2 L E D 1 0 0 C 10 0 0 4 0 K T 2 M MV O L T H S DS X 2 L E D W / 2 ( 3 0 ) L E D & 2 ( 2 0 ) L E D L I G H T EN G I N E S , ( 2 ) 1 0 5 0 m A DR I V E R S , 4 0 0 0 K L E D , TY P E T 2 M O P T I C S W I T H HO U S E S I D E S H I E L D LE D EC 1 3 R T 1 7 5 M AC S R 5 ( T O P LO U V E R , IN T E R N A L RE F L E C T O R ) ST E M M O U N T E D ST R E E T L I G H T W / EX T E R N A L T O P LO U V E R , T U B U L A R CA G E C O V E R I N G A CL E A R A C R Y L I C L E N S . US E D I N T E R N A L RE F L E C T O R . ON E 1 7 5 - W A T T C L E A R ED 1 7 M E T A L H A L I D E , VE R T I C A L B A S E U P PO S . WS Q L E D 2 10 A 7 0 0 / 4 0 K S R 2 MV O L T E L C W WS Q L E D W I T H 2 MO D U L E S , 1 0 L E D ? s , 70 0 m A D R I V E R , 4 0 0 0 K CO L O R T E M P E R A T U R E , TY P E 2 L E N S , O p e r a t i n g in e m e r g e n c y m o d e LE D CR U S - S C - L E D - S S - CW - U E ST A T I S T I C S De s c r i p t i o n S y m b o l A v g M a x M i n M a x / M i n A v g / M i n Ca l c Z o n e # 1 Ca l c Z o n e # 2 2. 5 f c 4 3 . 0 f c 0 . 0 f c N / A N / A 3. 9 f c 4 2 . 8 f c 0 . 0 f c N / A N / A 3. A . 1 . b Pa c k e t P g . 3 3 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) 0. 1 0. 1 0. 8 0. 9 0. 8 0. 4 0. 2 0. 2 0. 4 0. 8 1. 1 0. 2 0. 1 0. 0 0. 0 0. 7 1. 2 3. 1 3. 8 4. 1 2. 8 1. 8 1. 0 0. 9 1. 2 1. 7 1. 8 0. 2 0. 1 0. 0 0. 9 1. 5 3. 7 4. 2 4. 4 3. 0 1. 9 1. 4 1. 1 1. 5 2. 2 2. 8 1. 0 0. 3 0. 1 0. 7 1. 4 3. 7 4. 2 3. 8 2. 2 1. 4 0. 9 0. 8 1. 4 2. 9 4. 1 3. 8 0. 5 0. 1 0. 4 1. 1 4. 1 4. 1 2. 5 0. 8 0. 5 0. 3 0. 3 0. 7 2. 8 4. 3 3. 6 0. 8 0. 1 0. 2 0. 9 4. 1 3. 9 2. 1 0. 4 0. 2 0. 2 0. 2 0. 5 2. 0 3. 4 3. 1 1. 6 0. 1 0. 2 0. 6 3. 5 3. 1 1. 8 0. 4 0. 2 0. 2 0. 2 0. 6 1. 8 2. 9 3. 1 1. 5 0. 2 0. 1 0. 4 3. 7 2. 8 1. 7 0. 5 0. 4 0. 4 0. 4 0. 9 2. 5 3. 7 3. 7 1. 2 0. 5 0. 2 0. 8 3. 6 3. 7 2. 7 1. 5 1. 4 1. 3 1. 4 1. 8 3. 6 4. 4 4. 0 1. 0 0. 4 0. 3 1. 1 4. 6 6. 9 10 . 2 10 . 2 9. 9 9. 0 9. 5 9. 9 10 . 3 6. 1 3. 5 0. 6 0. 2 0. 2 1. 0 4. 3 12 . 3 36 . 2 42 . 8 42 . 0 34 . 0 41 . 7 41 . 4 36 . 3 13 . 5 2. 8 0. 4 0. 1 0. 1 0. 6 2. 9 6. 5 15 . 8 18 . 0 18 . 0 16 . 1 18 . 6 18 . 1 16 . 1 7. 0 1. 7 0. 2 0. 1 0. 1 0. 2 1. 9 2. 0 2. 3 2. 1 2. 1 2. 1 2. 1 2. 2 2. 2 1. 6 0. 8 0. 1 0. 1 0. 0 0. 1 1. 1 1. 1 0. 8 0. 5 0. 5 0. 5 E E E E E E E EE EE E E E E E E E E E A A A A A DRAWN CHECKED DR A W I N G N O . SC A L E : DA T E : Building Systems General Corp. APPROVED SH E E T N O . RE V I S I O N : PR O J E C T N O . C IL . L i c e n s e N o . : 1 8 4 . 0 0 4 5 1 2 E x p : 0 4 / 3 0 / 2 0 1 7 ww w . w t e n g i n e e r i n g . c o m PH : ( 2 2 4 ) 2 9 3 - 6 3 3 3 F A X : ( 2 2 4 ) 2 9 3 - 6 4 4 4 Ho f f m a n E s t a t e s , I l l i n o i s 6 0 1 9 2 26 7 5 P r a t u m A v e n u e LU M I N A I R E S C H E D U L E Sy m b o l L a b e l Q t y Fi l e L u m e n s L L F W a t t s Ca t a l o g N u m b e r D e s c r i p t i o n L a m p A2 1 DS X 2 _ L E D _ 1 0 0C _ 1 0 0 0 _ 4 0 K _ T2 M _ M V O L T _ HS . i e s Ab s o l u t e 0 . 8 1 3 5 6 E4 0 CR U S - S C - L E D - -S S - C W - UE . i e s Ab s o l u t e 0 . 8 1 1 1 4 DS X 2 L E D 1 0 0 C 10 0 0 4 0 K T 2 M MV O L T H S DS X 2 L E D W / 2 ( 3 0 ) L E D & 2 ( 2 0 ) L E D L I G H T EN G I N E S , ( 2 ) 1 0 5 0 m A DR I V E R S , 4 0 0 0 K L E D , TY P E T 2 M O P T I C S W I T H HO U S E S I D E S H I E L D LE D CR U S - S C - L E D - S S - CW - U E ST A T I S T I C S De s c r i p t i o n S y m b o l A v g M a x M i n M a x / M i n A v g / M i n Ca l c Z o n e # 1 Ca l c Z o n e # 2 2. 5 f c 4 3 . 0 f c 0 . 0 f c N / A N / A 3. 9 f c 4 2 . 8 f c 0 . 0 f c N / A N / A 3. A . 1 . b Pa c k e t P g . 3 4 Attachment: Plan Set 8.10.16 (1661 : Workshop #2- Proposed Woodman?s Development on the Berenesa Plaza Property) Updated: 8/12/2016 2:27 PM Page 1 Information Item : Workshop #3- 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 June 15, 2016. During the meeting, the PZC provided several comments and concerns regarding the concept plan. These items along with other key elements of the revised plan are discussed in the attached memorandum and KHov's resubmittal. ATTACHMENTS:  Staff Memo (DOCX)  Link Crossing Concept Submittal 8.10.16 (PDF)  6.15.16 Planning and Zoning Commission Minutes (PDF) Trustee Liaison Staff Contact Berman Chris Stilling, Community Development Wednesday, August 17, 2016 3.A.2 Packet Pg. 35 Page 1 of 2 VILLAGE OF BUFFALO GROVE MEMORANDUM DATE: August 12, 2016 TO: Planning & Zoning Commission FROM: Christopher Stilling, Director of Community Development and Nicole Woods, Village Planner SUBJECT: Workshop #3- 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 revised concept to the Planning and Zoning Commission (PZC) meeting on June 15, 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 comments/concerns regarding the latest plan which included the following:  Density/setbacks  Reduced ROW  Market viability  Product type (traditional versus nontraditional)  School impacts  Connectivity to adjacent developments KHov will be presenting the PZC with an overview of the revised plans at the August 17th meeting. They have also provided a submittal package which highlights the changes and provides a response to the items noted above. Revised Submittal The following is a brief summary of their resubmittal: Site Plan  The overall density has reduced to 214 units as follows: o The Towns (3-story SFA)- 71 units o The Cottages (SFD)- 70 units o The Villas (2-story SFA)- 73 units 3.A.2.a Packet Pg. 36 At t a c h m e n t : S t a f f M e m o ( 1 6 6 2 : W o r k s h o p # 3 - 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 2  The site plan has mostly been revised at the south side of the development to better integrate into the area.  Meridian is no longer a through street and five (5) homes would front along the Prairie Grove Park.  The private access drive south of Hoffman Drive, east of the single family lots is identified as a future roadway extension. This would allow for public access to the undeveloped portion of the property to the south.  While homes would be on smaller lots (+/- 65’ wide), front side and rear setbacks would match those in the adjacent developments. Setbacks/ROW  The rear building setbacks between the single family homes has been increased to 30’, resulting in a 60’ separation between units.  Al publically dedicated roads would now meet the minimum required 60’ right-of-way.  A few townhomes in the 3-story townhomes were removed to increase the setback along Buffalo Grove Road. School and Park Districts  Staff continues to work with representatives from District 102 and District 125 to address needs as a result of the project. Once the developer has finalized their site plan, based on the feedback from the Village, both parties can begin finalizing an agreement.  KHov has provided a summary showing how a more traditional development would compare to their proposed plans. As shown, the traditional single family development would have a greater impact and generate less revenue for the schools.  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. Improvements to the Prairie Grove Park include a covered shelter, pickle ball courts, off street parking and bathrooms. Market Assessment  At the meeting, KHov will have a brief presentation from real estate expert about national market trends in development.  Furthermore, KHov will provide a summary of their findings regarding the market study for Buffalo Grove. 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. 3.A.2.a Packet Pg. 37 At t a c h m e n t : S t a f f M e m o ( 1 6 6 2 : W o r k s h o p # 3 - 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 ) Link Crossing Concept Submittal 8.10.16 3.A.2.b Packet Pg. 38 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 3. A . 2 . b Pa c k e t P g . 3 9 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential 3. A . 2 . b Pa c k e t P g . 4 0 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Link Crossing Site Plan Changes Page 4 of 49 3.A.2.b Packet Pg. 41 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 1804 Naper Blvd., Suite 200, Naperville, IL 60563 Tel: (630) 210-8888 Fax: (630) 946-6629 Khov.com Link Crossing Site Plan Changes Since the last Planning and Zoning Commission workshop we have made many changes to the site plan to address comments and concerns voiced by the Commission and Village Staff. In summary, we have decreased the total number of units from 219 to 214 and made changes to address concerns expressed by the Planning and Zoning Commission by:  Terminating Meridian Drive (collector street) at the south side of the Prairie Grove Park  Providing improved integration with the existing neighborhoods to the east by: o Eliminating Meridian Way as a through street. o Fronting homes on the park in a similar fashion to the adjacent neighborhoods and providing the same building separation as in the existing neighborhoods. o Showing proposed improvements to be provided on the park site as part of our park contribution to the community. o Providing a more direct bike path connection from Buffalo Grove Rd., through our site to the existing park. o Providing two points of local street connection to the adjacent property to the east o Providing two points of local street connection to the adjacent property to the south. In addition, we have made the following changes: o Increased back to back building separation in the single family clusters from 50 feet to 60 feet. o Increased the right of way width on all public streets from 52 feet to the standard 60 feet. o Eliminated the two townhome units that were closest to Buffalo Grove Rd. resulting in a larger building setback. o Shows the primary land use character of the site to be single family detached and open space. o Made plans to add a second ranch plan to the Cottages (cluster detached single family homes). Attached find the latest concept plans for Link Crossing in Buffalo Grove. This includes:  Site Context Plan prepared by HKM dated August 10, 2016  Concept Plan prepared by HKM dated August 10, 2016  Land Use Exhibit prepared by HKM dated August 10, 2016  Landscape Character Sketch depicting the design concept for the area surrounding the central intersection prepared by HKM dated August 10, 2016  Walkability Plan prepared by HKM dated August 10, 2016 Page 5 of 49 3.A.2.b Packet Pg. 42 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 6 of 49 3.A.2.b Packet Pg. 43 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 park rowhome - 3 story creek to remain creekside path bu f f a l o g r o v e r o a d brandywyn lane me r i d i a n w a y court a court b court c court d court e ironwood courtsatinwood terrace chestnut terrace right in - right out rowhome - 2 story access park churchill 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 row8' walk in row row dedication 8' walk project entry sign future full access existing single family hoffman drive olive hill drive meridian middle school jordan terrace praire grove row dedication 8' walk court f 8' walk (conceptual park layout) future commercial parcel park 25' front yard 30 ' f r o n t y a r d ± 25 ' guest parking 25' roadway ± 52 ' 60 ' pergola + benches 55 ' 50 ' ra n c h t o r a n c h ranch option ± 4 2 ' 12' 20' shared drive 40 ' guest parking 20 ' ± 2 0 ' 20' shared drive40 ' 40' 20 '± 20 ' 20 ' 20 ' Buffalo Grove, Illinois Link Crossing 400'200'0 100' Job No. 15036 August 10, 2016 2016 Arlington Heights, Illinois 60005 © 43 South Vail Avenue Concept Plan North single family - cluster home residential units 214 single family - cluster home 71 70 townhome - 2 story 73 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 ± 1.5 ac net site ± 48.5 ac site data open space ± 11.9 ac neighborhood A ± 6.9 ac neighborhood B ± 19.6 ac neighborhood C ± 10.1 ac rowhome - 3 story Page 7 of 49 3. A . 2 . b Pa c k e t P g . 4 4 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm) Buffalo Grove, Illinois Link Crossing 400'200'0 100' Job No. 15036 August 10, 2016 2016 Arlington Heights, Illinois 60005 © 43 South Vail Avenue Land Use North gross site ± 50.0 ac perimeter row ± 1.5 ac net site ± 48.5 ac site data Single Family ± 24.7 ac 2 Story townhome ± 13.9 ac 3 Story rowhome ± 9.9 ac 50.9% 28.7% 20.4% Page 8 of 49 3. A . 2 . b Pa c k e t P g . 4 5 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm) Page 9 of 49 3. A . 2 . b Pa c k e t P g . 4 6 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm) Page 10 of 49 3.A.2.b Packet Pg. 47 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 School Impacts Page 11 of 49 3.A.2.b Packet Pg. 48 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 1804 Naper Blvd., Suite 200, Naperville, IL 60563 Tel: (630) 210-8888 Fax: (630) 946-6629 Khov.com School Impact Summary K. Hovnanian engaged Kane McKenna and Associates to complete a fiscal impact for Link Crossing. Following the last Planning and Zoning Commission workshop, Kane McKenna was engaged to specifically explore the impacts on the local school system as it related to the proposed development plan consisting of 214 residential units. Commissioners at the June 15, 2016 workshop encouraged exploration of a more traditional detached single family neighborhood at Link Crossing. Thus, K. Hovnanian requested Kane McKenna to explore the impacts on the local school system with a plan consisting of 120 detached single family homes. Below you will find the results of this analysis summarized. A full fiscal impact study will be submitted with the formal petition. Page 12 of 49 3.A.2.b Packet Pg. 49 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 Buffalo Grove Market Study August 1, 2016 Page 2 * Results taken from draft fiscal impact study by Kane McKenna and Associates. The widely accepted “Naperville formula” was used to determine population projections, costs per pupil provided by school district 125 and school district 102 were used to determine incremental cost and home values provided by K. Hovnanian Homes were used in conjunction with local tax rates to estimate anticipated property tax revenue. A full fiscal impact study will be submitted at time of application for annexation. Page 13 of 49 3.A.2.b Packet Pg. 50 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 National Market Trends Page 14 of 49 3.A.2.b Packet Pg. 51 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 1804 Naper Blvd., Suite 200, Naperville, IL 60563 Tel: (630) 210-8888 Fax: (630) 946-6629 Khov.com National Market Trends K. Hovnanian has compiled a number of recent articles and presentation materials compiled by the Director of Builder Marketing for Coldwell Banker, Dick Greenwood, from the 2016 National Association of Home Builders (NAHB) International Builder’s Show in Las Vegas, NV. Key Trends addressed by Link Crossing  Boomers and Millennials have a lot in common o Working and desire housing near employment and transit o Like walkable communities, bike paths a plus o Want convenience of maintenance free living o Desire a sense of “place” and community, o Demand outdoor spaces and easy access to parks o Want to live side by side with people of all ages  Demands for Modern Living o Living Big, in smaller spaces o Demands for high quality and functional space, over quantity of space o Affordability is important o Homes should have architectural style, don’t want “mainstream” o Variety of housing types  Prefer smaller lot size with great location and amenities  Top community features for Boomers o Access to parks o Walking/jogging/biking trails o Typical Suburban o Near retail o Maintenance free o Most desire between 1,600 and 2,999 SF  Top community features for Millennials o Access to parks o Walking/jogging/biking trails o Typical Suburban o Near retail o Playgrounds o 2,000 SF is the sweet spot You will find the following trend articles in the appendix 1. “How to best Design, Brand and Market to Attract the Millennial Buyer” a. Presentation by John Guilliams, Angela Harris and David Miles 2. “Baby Boomers & Millennials: They May Be More Alike Than You Think” a. Presentation by Todd Harff, Bobby Long and John Schleimer 3. “55+ Economic & Market Forecast” a. Presentation by Paul Emrath and Mike Rinner 4. “Us & Them: As Boomers Retire and Millennials Start Families, They’re Buying The Same Entry-Level Houses for Very Different Reasons” a. July 2016 Builder Magazine by Robyn Griggs Lawrence Page 15 of 49 3.A.2.b Packet Pg. 52 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 16 of 49 3. A . 2 . b Pa c k e t P g . 5 3 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 17 of 49 3. A . 2 . b Pa c k e t P g . 5 4 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 18 of 49 3. A . 2 . b Pa c k e t P g . 5 5 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 19 of 49 3. A . 2 . b Pa c k e t P g . 5 6 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 20 of 49 3.A.2.b Packet Pg. 57 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 21 of 49 3.A.2.b Packet Pg. 58 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 22 of 49 3.A.2.b Packet Pg. 59Attachment: Link Crossi n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 23 of 49 3.A.2.b Packet Pg. 60Attachment: Link Crossi n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 24 of 49 3.A.2.b Packet Pg. 61 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 25 of 49 3. A . 2 . b Pa c k e t P g . 6 2 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 26 of 49 3. A . 2 . b Pa c k e t P g . 6 3 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 27 of 49 3. A . 2 . b Pa c k e t P g . 6 4 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 28 of 49 3. A . 2 . b Pa c k e t P g . 6 5 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 29 of 49 3. A . 2 . b Pa c k e t P g . 6 6 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 30 of 49 3. A . 2 . b Pa c k e t P g . 6 7 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 31 of 49 3. A . 2 . b Pa c k e t P g . 6 8 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 32 of 49 3. A . 2 . b Pa c k e t P g . 6 9 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 33 of 49 3. A . 2 . b Pa c k e t P g . 7 0 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 34 of 49 3. A . 2 . b Pa c k e t P g . 7 1 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 35 of 49 3. A . 2 . b Pa c k e t P g . 7 2 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Page 36 of 49 3. A . 2 . b Pa c k e t P g . 7 3 Attachment: Link Crossing Concept Submittal 8.10.16 (1662 : Workshop #3- Proposed Residential Buffalo Grove Market Study Attached Residential 33% Detached Residential 67% Buffalo Grove Single Family Housing Supply * As measured by sales data from 8/1/15 to 8/1/16 obtained by Redfin.com Attached Residential 47% Detached Residential 53% Buffalo Grove Single Family Housing Demand * Statistics obtained from the Buffalo Grove 2013 Village Profile. Page 37 of 49 3.A.2.b Packet Pg. 74 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 Buffalo Grove Market Study K. Hovnanian has completed this market study of market demands in Buffalo Grove, in an effort to help shape the home design choices, features, size and price for the proposed Link Crossing Subdivision located at the southeast corner of Buffalo Gove Road and Brandywyn Road, adjacent to Meridian Middle School. Population: 41,503 (US Census 2015 Estimate) Buffalo Grove experienced rapid population growth in the 1980s and 1990s. Population peaked in 2000 and has remained fairly constant since. *Source – Village Profile Demographics: Buffalo Grove experienced an influx of young families in the 1980s and 1990s fueling rapid population growth. Since 2000 the community has continued to mature and accordingly the average age of a resident has steadily increased and today stands at 42.8 years of age. (US Census 2014 5-year community survey) *Source: Village Profile Page 38 of 49 3.A.2.b Packet Pg. 75 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 The below chart depicts the changing age profile of Buffalo Grove. Today roughly 46% of Buffalo Grove’s population is age 45 or older, and 30% are above the age of 55. *Source: Village of Buffalo Grove Education: In 2010-2014, 97 percent of people 25 years and over had at least graduated from high school and 64 percent had a bachelor's degree or higher. An estimated 3 percent did not complete high school. Source: US Census 2014 5-year community survey The total school enrollment in Buffalo Grove, Illinois was 10,600 in 2010-2014. Nursery school and kindergarten enrollment was 1,300 and elementary or high school enrollment was 7,000 children. College or graduate school enrollment was 2,400. Buffalo Grove is served by two high school districts (125 and 214) and four elementary districts (21, 96, 102 and 103). Link Crossing will be served by Elementary District 102 and High School District 125. The chart below compares test results of District 102 and 125 schools with others in the area. Page 39 of 49 3.A.2.b Packet Pg. 76 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 School City PARCC 2 Combined Score Additional Ranking Measure (ACT) Greatschools.org (Lowest=1 Highest=10) Schooldigger.com (Lowest=1 Highest=5) State Average 36 20 Adlai E. Stevenson HS Lincolnshire 60 27 10 5 Prospect High School Mount Prospect 52 24 9 5 Buffalo Grove High School Buffalo Grove 50 23 9 4 Glenbrook North High School Northbrook 46 26 10 5 Lake Zurich High School Lake Zurich 46 24 10 5 WM Fremd High School Palatine 42 25 10 4 Glenbrook South High School Glenview 40 25 10 4 Mundelein Cons High School Mundelein 33 21 7 4 Palatine High School Palatine 25 21 7 3 School City PARCC 2 Combined Score Greatschools.org (Lowest=1 Highest=10) Schooldigger.com (Lowest=1 Highest=5) State Average 31 Daniel Wright Jr. High Lincolnshire 81 10 5 Maple School Northbrook 74 10 5 Aptakisic JR High School (7-8)Buffalo Grove 70 9 5 Meridian Middle School (5-6)Buffalo Grove 66 10 N/A South Middle School Arlington Heights 66 10 5 Fremont Junior High Mundelein 60 9 5 Attea Middle School Glenview 56 10 5 Field School Northbrook 55 9 4 Sundling JR High Palatine 54 9 4 School City PARCC 2 Combined Score Greatschools.org (Lowest=1 Highest=10) Schooldigger.com (Lowest=1 Highest=5) State Average 31 Half Day School Lincolnshire 83 10 5 Wescott Elementary Northbrook 69 10 5 Tripp School Buffalo Grove 69 10 5 Windsor Elementary Arlington Heights 63 8 5 Glen Grove Elementary School Glenview 59 10 5 Fremont Intermediate School Mundelein 56 8 4 Stuart R Paddock School Palatine 47 9 4 Henry Winkelman Elementary Norhbrook 45 8 4 Housing Supply and Land Use: Buffalo Grove offers a variety of housing types. According to the Village Profile the large majority of housing added since 2000 has been Single Family Attached and Multi-Family units. The percentage of single family homes has continued to trend down since 1980. *Source: Village of Buffalo Grove Village Profile Page 40 of 49 3.A.2.b Packet Pg. 77 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 *Source: Village of Buffalo Grove Village Profile Market Supply: K. Hovnanian retrieved market data on August 1, 2016 from Redfin.com. The data retrieved is available upon request. Over the past 12 months there have been a total of 972 sales of both attached and detached single family homes in Buffalo Grove. The current supply or active listings on the market as of 8/1/16 was 171. Therefore, Buffalo Grove has only 2.1 months of housing supply, considered extremely low. Healthy supply for a market is between 4-6 months. Taking a closer look at the supply in Buffalo Grove, illustrated on Exhibit 2.1 – Resale Supply Buffalo Grove – Square Footage , one observes extremely limited supply (under 2 months) for units under 1,800 SF, limited to healthy supply in the 1,800-3,600 SF range, and oversupply of homes larger than 3,600 SF. Link Crossing homes range from 1,500 SF – 3,300 SF. Attached vs Detached Single Family Buffalo Grove offers a variety of single family attached and detached homes. Based on the Village profile estimate there are 8,848 detached single family housing units and 3,805 attached single family housing units. Detached single family homes make up 70% and attached single family homes make up 30% of the overall single family market as illustrated in the table below. Page 41 of 49 3.A.2.b Packet Pg. 78 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 Single Family Housing Number of Units % of Total . Number of Units % of Total .2 Number of Units % of Total Buffalo Grove (entire Market)8848 70%3805 30%12653 100% SUPPLY (active listings)114 67%57 33%171 100% DEMAND (Trailing 12 months sales)513 53%454 47%967 100% * Assumes Attached Single Family includes for sale townhomes and Condominiums Detached Single Family Attached Single Family Total Single Family BUFFALO GROVE SINGLE FAMILY HOUSING The table above illustrates that the market demand for attached single family is outpacing the supply. The current supply (listings) of attached single family homes is just 33% of the total single family market supply (listings). Due to substantial demand for this kind of product attached single family represents 47% of the demand (last 12 months’ sales). Attached Residential 30% Detached Residential 70% Buffalo Grove Single Family Housing Mix * Statistics obtained from the Buffalo Grove 2013 Village Profile. Attached Residential 33% Detached Residential 67% Buffalo Grove Single Family Housing Supply * As measured by sales data from 8/1/15 to 8/1/16 obtained by Redfin.com Attached Residential 47% Detached Residential 53% Buffalo Grove Single Family Housing Demand * Statistics obtained from the Buffalo Grove 2013 Village Profile. Page 42 of 49 3.A.2.b Packet Pg. 79 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 Market Pricing: Buffalo Grove has a diverse mix of homes from studio condominiums to large 4,000+ square foot homes. A review of real estate prices over the past 12 months shows a wide range of prices as well. Prices generally range from $150,000 on the low end to $800,000 on the high end. The below table and chart depict basic market statistics for Buffalo Grove based on the last 12 months of sales, categorized by sale price and attached and detached single. Less than $350,000 69% $350,000 -$650,000 29% More than $650,000 2% Buffalo Grove Sales * As measured by sales data from 8/1/15 to 8/1/16 obtained by Redfin.com Single Family Detached 513 42.8 114 2.7 $350,400 $370,749 $875,000 $173 Single Family Attached 454 37.8 57 1.5 $185,000 $195,940 $530,000 $142 Additional Analysis: All of the above market data set used Buffalo Grove as a geographic boundary. In addition, data analysis using School District 125 (Stevenson High School) and School District 102 (Link Crossing Elementary District) was performed. The below charts identify basic market statistics for the three distinct geographic boundaries. Trends identified in Buffalo Grove are also present in School District 125 and School District 102. Additional information on market supply, demand and pricing can be found in the attached exhibits. Market Total Closings (12 months) Av. Monthly Closings Current Listings Months Supply Median Price Average Price Highest Price Average $/SF Buffalo Grove 972 81 171 2.1 $267,000 $289,280 $875,000 $163 District 125 1373 114.4 502 4.4 $365,000 $413,928 $2,130,000 $167 District 102 399 33.3 60 1.8 $262,500 $312,402 $875,000 $164 LINK CROSSING *450,000$ 510,000$ 750,000$ * Estimates as of August 1st, 2016 Page 43 of 49 3.A.2.b Packet Pg. 80 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 Exhibits: 1. Buffalo Grove Resale Supply/Demand by Price Point 2. Buffalo Grove Resale Supply/Demand by Square Footage Available upon request: 3. Raw Market Data 4. Village Profile Page 44 of 49 3.A.2.b Packet Pg. 81 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 Resale Market SummaryLotProduct 6-12 Months Feb-16 Mar-16 Apr-16 May-16 Jun-16 Jul-16 1 8/1/15 - 8/1/16 Sales Varies Buffalo Grove ALL 10,665 537 - 2,702 21,000 - 300,000 972 414 34 70 98 112 116 124 33 $160 1,373 NA2 8/1/16 Active Listings Varies Buffalo Grove ALL 10,748 525 - 5,999 75,000 - 740,000 171 33 $170 2,339 58 1. The green bars represent the total number of transactions in the specified price bucket over the past 12 months. (use the left axis)2. The red bars represent the current number of active listings. (use the left axis)3. The turquoise line represents the implied months supply of inventory in the specified price bucket. (use the right axis) $289,280 Avg Age Years Avg $ / SqFt $376,394 Buffalo Grove Attached and Detached Single Family Months of Resale Supply by Price PointUpdated 08/01/16 Community Name Builder City Home Monthly ResalesSales Price Total ResalesAvg.SqFt Width xDepth SqFt Range Average Sales / List Price Average Sq Ft Average Market Time 0.0 0.0 0.9 1.9 0.7 1.6 1.7 3.4 1.6 4.6 2.3 4.8 3.1 2.6 9.6 12.0 6.0 5.1 0.0 3.0 6.0 9.0 12.0 15.0 18.0 21.0 24.0 0 20 40 60 80 100 120 140 160 $1 - $49,999 $50,000 -$74,999 $75,000 -$99,999 $100,000 -$149,999 $150,000 -$199,999 $200,000 -$249,999 $250,000 -$299,999 $300,000 -$349,999 $350,000 -$399,999 $400,000 -$449,999 $450,000 -$499,999 $500,000 -$549,999 $550,000 -$599,999 $600,000 -$649,999 $650,000 -$699,999 $700,000 -$749,999 $750,000 -$799,999 $800,000 andup Mo n t h s o f S u p p l y Cl o s i n g s / Ac t i v e L i s t i n g s (I n U n i t s ) TURQUOISE LINE:Less than 4 months of supply (under the Green line) is considered healthy and over 9 months (over the Red line) is unhealthy. Link Crossing Homes Oversupply / low demand Undersupply / high demand 8/3/20161:12 PM L:\land\Approved Properties\Buffalo Grove - Link Crossing\Market analysis\Competitive Market Graphs v6.0 REDFIN 8.1.16 - BG Page 45 of 49 3.A.2.b Packet Pg. 82 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 Resale Market SummaryLotProduct 6-12 Months Feb-16 Mar-16 Apr-16 May-16 Jun-16 Jul-16 1 8/1/15 - 8/1/16 Sales Varies Buffalo Grove ALL 10,665 537 - 2,702 21,000 - 300,000 972 414 34 70 98 112 116 124 33 $160 1,373 NA2 8/1/16 Active Listings Varies Buffalo Grove ALL 10,748 525 - 5,999 75,000 - 740,000 171 33 $170 2,339 58 1. The green bars represent the total number of transactions in the specified price bucket over the past 12 months. (use the left axis)2. The red bars represent the current number of active listings. (use the left axis)3. The turquoise line represents the implied months supply of inventory in the specified price bucket. (use the right axis) $289,280 Avg Age Years Avg $ / SqFt $376,394 Buffalo Grove Attached and Detached Single Family Months of Resale Supply by Square FootageUpdated 08/01/16 Community Name Builder City Home Monthly ResalesSales Price Total ResalesAvg.SqFt Width xDepth SqFt Range Average Sales Price Average Sq Ft Average Market Time 0.8 0.9 1.2 1.4 0.8 2.8 2.5 2.0 3.5 4.7 4.1 4.6 3.4 5.3 9.0 24.0 0.0 3.0 6.0 9.0 12.0 15.0 18.0 21.0 24.0 0 15 30 45 60 75 90 105 120 500-999 1000-1199 1200-1399 1400-1599 1600-1799 1800-1999 2000-2199 2200-2399 2400-2599 2600-2799 2800-2999 3000-3199 3200-3399 3400-3599 3600-3799 3800-3999 Mo n t h s o f S u p p l y Cl o s i n g s / Ac t i v e L i s t i n g s (I n U n i t s ) TURQUOISE LINE:Less than 4 months of supply (under the Green line) is considered healthy and over 9 months (over the Red line) is unhealthy. Oversupply / low demand Undersupply / high demand Link Crossing Homes 8/3/20161:12 PM L:\land\Approved Properties\Buffalo Grove - Link Crossing\Market analysis\Competitive Market Graphs v6.0 REDFIN 8.1.16 - BG Page 46 of 49 3.A.2.b Packet Pg. 83 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 1804 Naper Blvd., Suite 200, Naperville, IL 60563 Tel: (630) 210-8888 Fax: (630) 946-6629 Khov.com New Construction Market Study Northwest Chicago Suburbs K. Hovnanian has completed this market study highlighting successful new construction residential communities in the North/Northwest Suburbs of Chicago. The analysis below helped shape the home design choices, features, size and price for the proposed Link Crossing Subdivision located at the southeast corner of Buffalo Gove Road and Brandywyn Road, adjacent to Meridian Middle School. Link Crossing: Link Crossing is a planned residential community designed to create community by incorporating a craftsman architecture theme across a variety of home types that focus on streetscape and relationship to the street, including of substantial landscaping, and walking/biking paths throughout the community. Link Crossing Home Types: Link Crossing features a three distinct single family home types including:  Three Story Rear Load townhomes (“The Towns”)  Two Story Rear Load Row Homes (“The Villas”)  Cluster Detached single family homes (“The Cottages”) Target Buyers: The Towns are targeted to younger buyers looking for an excellent location and single parents looking to keep their children within the school district. The Villas, with two distinct master down plans, will appeal to move-down buyers who desire to stay in the community and affluent young families desirous of top schools. The Cottages will appeal to both move-down buyers and move up buyers featuring a ranch, master down and traditional master up plans. Comparable Communities Westgate at the Glen (detached and attached comparable) Westgate at the Glen by Edward R. James is located approximately 12 miles from Link Crossing in the Village of Glenview. The community is the best comparable for Link Crossing as it features the same three styles of product and has been extremely successful over the past 18 months selling approximately 6 units per month. The community is well located near The Glen Town Center providing boutique shopping and dining along with limited big box retailers while students will attend the Glenbrook South HS. Westgate at The Glen is a maintenance-free community featuring a collection of 171 homes, including 63 Mews Townhomes, 70 Rowhomes, and 38 Single Family Cluster Homes, ranging in size from approximately 1,885 square feet to 3,029 square feet. The Glen’s Metra commuter station is just a short drive down the road. The Mews Townhomes range in price from $469-517k base with square footage Page 47 of 49 3.A.2.b Packet Pg. 84 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 New Construction Market Study - Northwest Chicago Suburbs August 1, 2016 Page 2 between 2,030-2,217. The Rowhomes start from $517-625k with square footage between 1,885-2,464. The Cluster Single family start from $749K-$799K base price with square footages ranging in size from 2,634 SF to 3,029 SF. Westgate has sold about 2 homes per month in each of the 3 product lines from a sales trailer. Provenance Terraces (attached comparable) Provenance Terraces by Red Seal, is located about 8 miles from Link Crossing in the Village of Northbrook. The community is within a short drive to Interstates 94 & 294 providing easy access north and south and offers three different product lines - single family, duplexes, and townhomes. The pre-construction pricing is estimated at this time and subject to change – the development has been delayed by legal issues. Provenance Terraces townhomes are considered to be a competitor, but the duplexes may be priced too high to be considered a strong competitor. Both product lines offer maintenance-free living with 2,137 to 3,059 square feet on two floors, including an option with first-floor master bedroom. Lexington Chase (attached comparable) Lexington Chase, a Lexington Homes community, is comprised of 24 townhomes in Palatine roughly 12 miles away from the Link Crossing site. Seven, or roughly 30%, of the homes have been sold. The homes contain many luxury features, are sized from 1,961 to 2,108 sqft., and priced starting at $350k. The Link Crossing, site plan and recreational amenities will all be superior to Lexington Chase. At a current sale pace of 1.4 homes per month, if sales continue on pace they will be sold out by January of 2017. Port Clinton (attached comparable) Port Clinton, also by Lexington, is located in nearby Vernon Hills and within Stevenson HS. The community features 27 three-story townhomes ranging from 1,776 to 1,914 square feet., within a price range of $364-$369k. They opened on February 20 TH, 2016 and have recorded 17 sales according to Metrostudy. Arlington Market (attached comparable) Arlington Market is an M/I Homes community in Arlington Heights featuring 37 city style walk up homes located at N Dryden Pl and E Wing St. The homes are 20’ wide, 2 ½ stories, feature a detached garage and are situated on lots that are 28’ wide by 125’ deep or roughly 3,500 SF. The community is sold out and averaged approximately 2 sales per month. Home square footages ranged from 2,290 to 2,405 SF. Base prices ranged from $396K-$409K and many homes included additional options and were closed for $450K-$530K. Page 48 of 49 3.A.2.b Packet Pg. 85 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 New Construction Market Study - Northwest Chicago Suburbs August 1, 2016 Page 3 Easton Station (attached comparable) Easton Station is a new community of 15 Townhomes by David Weekley located within Buffalo Grove. Development started in 2015 and the cul-de-sac was installed, but no home sales have started as of 8/1/16. With only 15 units it is likely this community will sell out quickly. Easthaven (detached comparable) Easthaven is a Pulte community located immediately east of the Link Crossing site. The community contains 38 single family homes and is now sold out. Homes at Easthaven range from $671-$735k in sizes from 3,200 to 4,000 square feet, with closing prices ranging from the low 700’s to the high 800’s. The best seller at Easthaven was its smallest plan at 3,250 SF. Feedback was twofold from the sales person at Easthaven. First people were seeking quality of space over quantity of space and second was that Easthaven missed out on a large pool of Buyers who could not afford the price. Many indicated they desired smaller homes and a more affordable price. Page 49 of 49 3.A.2.b Packet Pg. 86 At t a c h m e n t : L i n k C r o s s i n g C o n c e p t S u b m i t t a l 8 . 1 0 . 1 6 ( 1 6 6 2 : W o r k s h o p # 3 - 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 06/15/2016 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 15, 2016 Call to Order The meeting was called to order at 7:33 PM by Commissioner Eric Smith Public Hearings/Items For Consideration Regular Meeting Other Matters for Discussion 1.Workshop #2- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm (Trustee Berman) Present were Lawrence Freedman, Attorney; James Truesdell, KHovnanian Homes; Jon Isherwood, KHovnanian Homes; and Mark Kurensky, HKM Architects. Mr. Truesdell provided a brief overview of the modifications made to the proposed plan based on the comments from the previous workshop before the Planning & Zoning Commission (PZC). They believe they have addressed the concerns with the bulk density, sidewalks, guest parking and bike paths. They have, along with staff, met with the Park District and both School Districts to address concerns regarding the financial impacts. After meeting with the Park District, they believe they are in substantial conformance with the requirements. They reviewed the proposed park structure. They removed the park expansion and introduced park improvements, which includes bike path improvements and improvements to Prairie Grove Park. They also met with the School Districts. They have brought on a consultant to conduct a financial impact study. The results will be provided when the study is complete. They will continue to work with the School Districts to resolve any issues. Mr. Kurensky reviewed the plan changes in detail. He advised that the north/south road previously only had a sidewalk on one side of the road. They have added sidewalks to both sides. They have expanded the sidewalks into the single family clusters. They have reduced the total number and reconfigured units to provide for an additional 30 guest parking spaces in five different locations in area C, the Villages. They reduced the single family cluster homes by one in Court G. With this new configuration, only two homes will back to Meridian in Court G. When designing the plan, they started with the bulk standard of a 25 foot setback. They wanted to have that 25 foot driveway. However, they will be asking for a 20 foot setback in lieu of 25 feet. The rear-loading garages will be setback 20 feet from the sidewalk. They have reduced the overall plan by three units; two 2-story townhomes and 1 single family cluster home. The reduction of the three units has made a big impact on the project. Com. Goldspiel asked about the payment widths of the proposed streets. Mr. Kurensky stated that the streets will be the same size as existing streets in 3.A.2.c Packet Pg. 87 At t a c h m e n t : 6 . 1 5 . 1 6 P l a n n i n g a n d Z o n i n g C o m m i s s i o n M i n u t e s ( 1 6 6 2 : W o r k s h o p # 3 - 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 06/15/2016 Buffalo Grove. Com. Goldspiel stated he believes this is a much improved plan. He asked what the naturalized detention areas would be comprised of. Mr. Kurensky responded that the current site is flat and a challenge. The detention will have to be along the existing creek. The detention areas would consist of natural grasses and mud flats. They would mimic a forest preserve type space. The creek will stay in the same location. There may be some blue water elements but not much. Non-mow grasses would be planted along the perimeter of the development. Com. Goldspiel asked how much of a change in elevation there would be. Mr. Kurensky stated that the site would still be pretty flat, just enough to provide the drainage. Com. Goldspiel asked if the detention areas would be mow able. Mr. Kurensky responded no. You could but they are not designed to be. Com. Goldspiel asked if it would look natural. Mr. Kurensky stated that these types of landscape elements are different than they were 25 years ago. It would be similar to a bike path in a forest preserve. Com. Goldspiel asked Mr. Kurensky to look at the path and detention area at Lexington in the Park. If it will be similar to that, he has no issues. Com. Goldspiel asked about the roads widths at the roundabout. Mr. Kurensky stated that the roads would be 27 feet back to back. Com. Cesario wanted to address area A, the 3-story units. He believes the proposed design is a little tight and a little high for a suburban area. It has a more of an urban look to it. Mr. Kurensky responded that the architect tried to make the building look more like one singular building. They feel comfortable with the street setback. They have a pitched roof on the buildings. The only units that would only be facing each other are at the divided median and across the court. They are comfortable with this proposed plan. Com. Cesario asked what type of owner the product would attract. Mr. Isherwood responded that this type of product would be marketed to recently married, young couples with small children. This is considered a stepping stone type home. The market reacts positively to this type of product; usually people in their mid-20’s to mid-30’s. Com. Cesario stated that 70 units is a lot of this product. There are less of these units in similar developments. He added that he is comfortable with areas B & C. He likes area A; he just feels that area A is out of place for this development. He added that there is not a lot of designated parking on the north end of area A. Mr. Kurensky stated that there are 4 stalls of guest parking on the north end. There are only about 8 units where guests may have to park and walk around the building or corner. Com. Cesario added that he is still concerned with the southwest corner of area A. He believes that the building will be too close to the roadway. Mr. Kurensky advised that they did not change that on the plan. It could still potential shift. They are still working on that, but they feel comfortable with the proposal. Com. Lesser asked if there was ever consideration to design the development like a traditional subdivision, more like what exists in the community. Mr. Kurensky responded that they looked at a lot of things and wanted to provide something a little better. Com. Lesser asked Mr. Kurensky to compare the proposed development to the development located across the street on Satinwood Terrace. Mr. Kurensky responded that they were not comfortable with traditional. They wanted to do something more creative. Com. Lesser stated that he agrees with Com. Cesario’ s concerns with area A. It looks out of place there. 3.A.2.c Packet Pg. 88 At t a c h m e n t : 6 . 1 5 . 1 6 P l a n n i n g a n d Z o n i n g C o m m i s s i o n M i n u t e s ( 1 6 6 2 : W o r k s h o p # 3 - 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 06/15/2016 He added that this is an important piece of property within the Village and he wants to explore all options available. Com. Moodhe arrived at 8:11 PM. Com. Lesser also has issues with area B, the single family clusters. There is not a lot of parking available. The clusters create a pod, not a neighborhood. He still does not like the lack of sidewalks in the cul de sacs. He would not have these concerns if the property was developed in a more traditional fashion. He asked about open space behind the units. Mr. Kurensky replied that area B would be a maintenance free community. It is designed to be tighter in nature due to the maintenance free aspect. Com. Lesser asked if the development would be age- restrictive. Mr. Kurensky responded no. Com. Lesser asked if anyone could buy a home in this development. Mr. Kurensky stated that the development does not restrict age by the legal definition, but it would by design. Com. Lesser said that people with children would still buy these homes. They would live there to allow their children to attend Stevenson High School and then move. The cul de sacs are a safety issue without the traditional sidewalks. The PZC needs to ensure safety for the children. Mr. Kurensky responded that the cul de sacs are designed for safety. There will not be any drive thru traffic in the cul de sacs. The residents would look out for each other and self-police their neighborhoods. Com. Lesser asked about the financial impact study that is being conducted and who ordered it. Mr. Stilling responded that McKenna has been hired to conduct the study on behalf of the developer. The School District has brought in its own expert. They are working on finalizing the results. The schools are comfortable with McKenna. Com. Lesser asked if there are other studies to compare to. Mr. Stilling stated that Waterbury was looked at. He clarified that it would be School District 103, not 102. There was an increase and both parties acknowledge that this development may be above and beyond the requirements set forth in the Code. Com. Lesser would like to know how much Waterbury deviated from the Code. Mr. Stilling advised that the Code was established back in the 1980’s and there has been no change to it since. Com. Cohn stated that his comments are similar to Jeffrey Braiman’s comments at the last workshop. This proposal is a dramatic deviation from the Comprehensive Plan. It is not being developed for the type of people that will invest in the community. He would have to hear from the community residents that this is what they want. This plan isolates itself by turning into itself. Mr. Isherwood explained that this is the product type that is desired with the aging population. Larger homes have a tendency to sit on the market for a long time. They are trying to give the market what it wants. This project is unique from the Waterbury project by having master downs, which is the master bedroom on the first floor. Com. Cohn asked about the success of the Easthaven project and how single family homes at 2,100 square feet compare. Mr. Isherwood responded that there is a lack of homes 2,500 to 3,000 square feet in the community. They are trying to introduce smaller, maintenance free homes. Com. Cohn still needs to hear from the community that this is what they want. Mr. Truesdell addressed the comments about the 2009 Comprehensive Plan. He believes their plan has addressed what the Comprehensive Plan calls for, except for the central park. This has been designed for smaller lots. People with children 3.A.2.c Packet Pg. 89 At t a c h m e n t : 6 . 1 5 . 1 6 P l a n n i n g a n d Z o n i n g C o m m i s s i o n M i n u t e s ( 1 6 6 2 : W o r k s h o p # 3 - 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 06/15/2016 will not want to buy here. Com. Cohn responded that he does not see this development as primarily single family and what is single family, area B, is not traditional. Areas A & C are not single family. Mr. Truesdell explained that they designed this development in a way to best address the market trends. They tried to take the current 2009 Comprehensive Plan and apply it to today’s market. The development will have property restrictions that will target a specific age group. Mr. Stilling added that studies have found that more traditional subdivisions have a greater financial impact on schools, generates less revenue for schools and has a higher impact on road conditions. Planning trends show that millennials are looking for a housing product that our community currently does not have. Com. Weinstein likes the 3-story townhome product. He was hoping to see more single family clusters. He would also like to see some traditional single family homes added. He is concerned about the private roads and how they would be maintained. Mr. Stilling advised that after development a separate escrow account would be established by the Homeowners Association and controlled by the Village for future road improvements. Notification of the road improvement escrow to both initial and subsequent homebuyers would be required. Com. Weinstein asked about the sidewalks and bike paths. He asked about adding a path that would lead to the bridge between Courts B & D. Mr. Kurensky explained that the detention area would not allow access due to the natural landscape. They also wanted to maintain privacy for those residents in those Courts. Com. Moodhe asked Mr. Stilling a question on housing diversity in the economic plan and if this plan meets those housing diversity issues. Mr. Stilling replied yes. Millennials will be interested in this newer product. Area A would address that. Empty nesters want something new but scaled down. He has heard from the community at large and the community has expressed interest in area C. Com. Moodhe stated that this type of development would typically be found around a transportation hub. Mr. Stilling advised that the train station in Prairie View is about a mile down the road. Com. Moodhe asked if this development would impact infrastructure greater or less in the long run. Mr. Stilling replied he is confident this development would have a less financial impact in the future. Com. Moodhe added that by not including a ranch model they may lose their target audience. Mr. Isherwood responded that they have designed and marketed the clusters with master downs to have all of the amenities on the first floor. The second floors would have a couple bedrooms for grandchildren or guests. They are designed to have open space on the first floor with guest rooms on the second floor. Com. Moodhe would like to see aesthetic modifications on the single family clusters so they do not look so stark from the east. Com. Lesser commented that the detention areas are non-useable, open space. Like a prairie with over-grown grasses. He agrees with Com. Cohn regarding the design of the plan. Com. Cesario appreciates the maintenance free housing and finds compelling features in area B. A small change in density could have a big impact on usability. Com. Goldspiel agrees with the comments of the other Commissioners. He is also concerned with the detention area. The community has matured. People are 3.A.2.c Packet Pg. 90 At t a c h m e n t : 6 . 1 5 . 1 6 P l a n n i n g a n d Z o n i n g C o m m i s s i o n M i n u t e s ( 1 6 6 2 : W o r k s h o p # 3 - 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 06/15/2016 staying longer. Their kids are staying. People like traditional housing. This plan is not the right balance. The single family homes are similar to base housing in the military. He retracts his earlier support of the plan and would like to see the developer work toward a more traditional plan. Ms. Woods described the trend of people that have raised their family and now want to downsize. This leaves the traditional housing available for young couples with children to raise theirs. This is what is called redistribution. Ch. Smith stated that he does not agree with that analysis. Mr. Jeffrey Braiman, 26 W Canterbury Drive, Buffalo Grove, IL, was present. He also does not agree with the analysis of redistribution. As a senior, he does not want to buy a multi-story home. It does not make sense. This plan is missing single story ranch homes; homes that are between 2,500 and 3,000 square feet. Millennials live in the downtown area. That is where the action is. When they are ready to have children, they want a traditional house, with a yard and a fence. This is an important piece of property and it needs to be developed right. Maybe a mixture would be more appropriate. The proposed R6A zoning district has the smallest lots. In addition to the small lots, they will be asking for setback variations as well. He also has an issue with the private streets. These residents would be paying for their streets, plus the Village’s streets. He advised that Trustee Trilling had asked for a list of variations when at the Village Board for referral to the PZC. No one has seen that list yet. Buffalo Grove is one of the top 50 family-friendly communities. We strive to be family friendly. Mr. Stilling responded that the variations have not yet been provided because the plan is still very fluid. Once the developer and the Village are comfortable in moving forward, that list will be generated and provided. Mr. Isherwood stated that they have heard a lot of feedback from the PZC and they are trying to take it all in. Some of the feedback has been confusing. They are looking for more definitive feedback on what the PZC would like to see. Com. Cohn said that he does not want age-restrictive housing. He would like to see more traditional housing. Com. Lesser agrees with Com. Cohn. Com. Goldspiel does not believe the question is the proposed square footage of the homes. He would like to see different sizes for different families in different stages. Instead of having isolated areas, provide more traditional, mixed size houses in the area. This plan does not integrate within itself. Com. Moodhe believes they need to look at marketplace changes in addition to traditional housing. He is not sure that current trends have deviated that greatly from traditional housing now. He also believes that area C should have more 3.A.2.c Packet Pg. 91 At t a c h m e n t : 6 . 1 5 . 1 6 P l a n n i n g a n d Z o n i n g C o m m i s s i o n M i n u t e s ( 1 6 6 2 : W o r k s h o p # 3 - 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 06/15/2016 single family homes integrated. He likes area A and sees the need for that type of housing. Mr. Stilling stated that the PZC input will have a tremendous impact on the plan. They have compared this project to Waterbury, which is a more dense area. He asked the PZC to provide insight on what drove the Waterbury project that is different from this proposed development. Com. Cesario stated that even though there is greenspace, the livable area is much denser. Com. Cohn responded that Waterbury was completely different in regards to location and the surrounding area. It was appropriate for that area nearby the train station. Geographically, this location is different. Mr. Braiman stated that he was on the Village Board at the time Waterbury was approved. That project was supported because of the train station and surrounding area. Mr. Freedman advised that they will look and see what they can and can’t do and then re-approach the PZC. Com. Lesser suggested they start from scratch. Ch. Smith advised them to go about it how they see fit and then come back to the PZC. There were no further questions or comments from the Commissioners. There were no further questions or comments from the audience. Approval of Minutes 1.Planning and Zoning Commission - Regular Meeting - Jun 1, 2016 7:30 PM Moved by Com. Moodhe, seconded by Com. Cesario, to approve the minutes of the June 1, 2016 Planning & Zoning Commission regular meeting. RESULT:ACCEPTED [UNANIMOUS] MOVER:Adam Moodhe, Commissioner SECONDER:Frank Cesario, Commissioner AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Lesser, Weinstein ABSENT:Zill Khan Chairman's Report None. Committee and Liaison Reports 3.A.2.c Packet Pg. 92 At t a c h m e n t : 6 . 1 5 . 1 6 P l a n n i n g a n d Z o n i n g C o m m i s s i o n M i n u t e s ( 1 6 6 2 : W o r k s h o p # 3 - 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 06/15/2016 None. Staff Report/Future Agenda Schedule Mr. Stilling advised that the July 6, 2016 regular meeting has been canceled. A Special Meeting will be held on July 13, 2016 at 7:30 PM in the Jeffrey S. Braiman Council Chambers of Village Hall. Staff will wait to cancel the July 20, 2016 regular meeting. Mr. Stilling also advised that it was announced that Woodman's is coming to Buffalo Grove. He thanked the PZC for their hard work and dedication on finding the right fit for that property. This project will have an aggressive schedule. Public Comments and Questions None. Adjournment The meeting was adjourned at 9:26 PM Chris Stilling Director of Community Development APPROVED BY ME THIS 15th DAY OF June , 2016 3.A.2.c Packet Pg. 93 At t a c h m e n t : 6 . 1 5 . 1 6 P l a n n i n g a n d Z o n i n g C o m m i s s i o n M i n u t e s ( 1 6 6 2 : W o r k s h o p # 3 - 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 07/13/2016 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, JULY 13, 2016 Call to Order The meeting was called to order at 7:30 PM by Commissioner Eric Smith Public Hearings/Items For Consideration 1.(ID # 1625) Consider Approval of a Preliminary Plan, Plat of Subdivision and Variations for a New 40,437 Square Foot Industrial Building at 875 Busch Parkway (Trustee Weidenfeld) Jeff Jacob (Civil Engineer), Jeff Sode (Representative from Thermflo), Cameron Treffry, and Craig Denegar were sworn in. (Commissioner Moodhe arrived at this time.) Craig Denegar from ThermFlo said that they were excited to be here and introduced the team. Jeff Sode said that ThermFlo would be the primary owner of the property. Zonatherm would be a secondary owner. He gave backgrounds on both companies. Mr. Denegar said that the minor variations were needed due to parking stall dimensions. They were requesting 18-foot stall length (instead of 18.5 feet). They were also requesting a 36-foot driveway width instead of the 35-foot as standard. The reason for the parking stall variation was to ensure that there would be sufficient amount of parking spaces needed while abiding by the setbacks. The driveway width variation would allow for a safer turning radius for the trucks coming into the facility. The parking plight was because ThermFlo parking capacity was larger due to training services offered at the facility. The driveway width allowed for safer turning lanes for the truck without impacting oncoming traffic. Mr. Denegar did not feel that the parking space and driveway width would alter the character of the neighborhood as this was a fairly common dimension. Cameron Treffry went through the site circulation; the trucking would be coming in on the west side of the site. There was an employee patio, and the tallest point of the building would be a fin panel of 32-feet. The entryway was 27-feet and parts of the building went down to 25 feet. There was also a dumpster enclosure (in pre-cast concrete). He reviewed the image of the main entrance of the building. He also reviewed the insulation that met energy code and reviewed the materials of the panels. He reviewed the different facades and elevations of the building. Jeff Jacobs said that this site was 4.3 acres, and about 53 percent of the property drained to the north, and the rest drained to the southeast corner. There was a reinforced 3.B.1 Packet Pg. 94 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 l 1 3 , 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 ) 07/13/2016 concrete pipe to the north, and a swale to the southeast. He reviewed where the water main and sanitary services came to the site. Commissioner Cesario asked Staff about ongoing activity about the recommendations. Mr. Stilling said that the apron and parking length/driveway width were being looked at for amendments to the code; these variations were requested at Staff’s recommendation. Commissioner Cesario asked about vehicle access; Mr. Denegar said that the truck entrance and the other access point were both available. There was brief discussion regarding the parking with variation being sufficient. Commissioner Goldspiel asked about the “X” on the plan. Mr. Jacobs said that this would be trees removed from the site. Commissioner Goldspiel asked what types of trees were being removed. Mr. Stilling said that the ash trees were being removed, and the Village landscaper was supportive of the plan. Commissioner Goldspiel asked about what a trailer truck needed to turn and how this compared to what was on the plan. Mr. Stilling said that the additional median added an obstacle but he had not seen a template for this. Commissioner Goldspiel asked about painted lines being required as this would prevent traffic from meandering. Mr. Stilling said that this could be addressed with the code amendment. There was some discussion regarding space to turn. Commissioner Khan asked about stormwater management on the site and asked if this size building was anticipated when the stormwater management was installed. Mr. Jacobs said that the plan proposed was under the impervious coverage ratio that was originally predicted. Commissioner Moodhe asked about the wider driveways and was glad to see this. Commissioner Weinstein asked about the updated plans needed. Mr. Denegar said that the plans would be updated by early next week. He explained that the change was due to the Association needs and requirements. There was some discussion regarding the plan including the construction entrance. Commissioner Weinstein asked about ThermFlo taking control of the water main easement. The petitioner was aware that the water main ran through the property; the agreement with the Village was that if this needed to be accessed, ThermFlo would be responsible for the above-ground restorations. Chairman Smith entered the staff report from Ms. Woods as Exhibit One. There being no further comments or questions from anyone else present, Chairman Smith closed the public hearing at 8:01pm. RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 7/18/2016 7:30 PM AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein, Au ABSENT:Scott Lesser Regular Meeting Other Matters for Discussion 3.B.1 Packet Pg. 95 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 l 1 3 , 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 ) 07/13/2016 1.Workshop- Proposed Woodman’s Development on the Berenesa Plaza Property (Trustee Berman) Mr. Stilling introduced the developer for Woodman’s. He reviewed the site and said that multiple inquiries and proposals had come to the Village. Staff was confident in the project moving forward as the development was anchored by the grocery store and gas station. The Village Board had provided preliminary feedback, and Staff wanted to get preliminary comments from the Commission as the plans were being changed. Gary Fox said that he was the architecture designer for the Woodman’s project. This would be Store 17 and would be over 240,000 square feet. He reviewed the dimensions of the plan - including the gas station across the street. There would be brick and pre-caste features on the facades as well as canopies. The gas station would be a duplicate of the larger building but would be real block and brick; the tones would be the same. There would be a membrane highly- insulated roof. Designs were in process, and plans were sent to IDOT. They wanted to start construction next Spring if possible; however, this would depend on the timing of IDOT approval. Lake County was not anticipated to take long to approve as the county had been supportive. Mr. Stilling said that based on preliminary plans, just about all parking would be outside of the flood plain; however, engineering was still in process. Commissioner Cesario asked if this was intended to be open 24 hours. Mr. Fox said it would but was not sure about the gas station; the lube center and car wash would not be 24 hours. Commissioner Cesario asked about parcel pickup. Mr. Fox said that this was the traditional out front parcel pickup, but there would be a separate area anticipated for online pickup. Commissioner Cesario said that this was well off the road from Deerfield and made sense to have a higher elevation; he was not concerned about this. Mr. Stilling said that the east elevation where the Woodman’s sign was planned could be broken up if desired. He also noted the picture of the latest Woodman’s store in Wisconsin. Commissioner Cesario asked about how this would interact with the development to the south. Mr. Stilling said that there was an annexation agreement with the development to the south, and Staff was looking for mutual cross-access. Commissioner Goldspiel asked about full access off of Deerfield with a proposed signal. Mr. Fox said that initial reports did not indicate a problem with this. Commissioner Goldspiel asked if any others were full access; Mr. Fox said that there was also a full access to the rear of the store; other accesses were right- in/right-out. Commissioner Goldspiel said that the rear perspective was very long and visible; to the west was open space as this was a retention area. He had hoped that the elevation might be able to be broken up; it was noted that this was being worked on in the revisions. Commissioner Goldspiel asked for confirmation that there was not a flood plain issue; Mr. Stilling said that there was still a flood plain, but very few (if any) parking spaces would be in the flood plain. Commissioner Goldspiel asked about the cross-hatched marking for carts. It was confirmed that this was a walkway for carts, and there was a brief discussion regarding how grocery pick-up would work. Commissioner Goldspiel asked where the pickup was and if stacking space was required for this. Mr. Fox said that there were three lanes for pickup, so there could be up to nine cars under the canopy with possibly another nine available for stacking. Mr. Stilling said that 3.B.1 Packet Pg. 96 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 l 1 3 , 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 ) 07/13/2016 the drive aisles were also very wide which would allow for vehicles to get around any stacking. Commissioner Goldspiel asked about handicapped parking; Mr. Fox showed where these would be and noted that there were no curbs to allow for handicap access and carts. Commissioner Au asked about the parking spaces facing the other way; Mr. Fox said that this developed from the store in Kenosha. They were told that this allowed for a landscape buffer and easier access; the plan had been successful so it was incorporated into future plans. Commissioner Au asked about Deerfield Road getting backed up and asked if this would help or hurt traffic. Mr. Stilling said that this was one of the worst intersections in Lake County; the improvements planned included dual left-turn lanes to help alleviate bottlenecks. There were also plans for widening and median work to avoid left turns out. Commissioner Khan said that he travelled on I-94, and he asked how the store size in Kenosha compared to this one. Mr. Fox said that Kenosha’s was 250,000 square feet; the proposed site would be slightly smaller. Commissioner Khan asked how this compared to Costco; Mr. Stilling said that a typical Costco was approximately 130,000 square feet. Mr. Fox explained that the Woodman’s model was based on each store also being a warehouse; there was no distribution center. Commissioner Khan asked if this was a membership type store; Mr. Fox said no that this was not membership and was not a bulk store. He noted that Woodman’s did not accept credit cards and was a debit and cash only business. Commissioner Khan asked about the proposed traffic signal on Deerfield - and there was a note that this would be constructed by others. Mr. Stilling said that this note was not for the Village but rather for design responsibility. Commissioner Khan asked how confident the petitioner was, when the final plans were approved, that IDOT and Lake County Highway would not disrupt this. Louis Schreiber (Shore Development) said that the preliminary design to IDOT was for a larger vehicle capacity. He said that confidence was high with the lower traffic count of the Woodman’s plan. Commissioner Weinstein said that on the north side there was a note about landscaping; there did not seem to be any on south side. He was in favor of putting in more setback and landscaping if there was parking capacity to do so. He also asked about gas service on both sides; Mr. Fox said that one station was unattended and the other was attended with a lube service and wash. Commissioner Weinstein wanted to be mindful about the car wash backing up to a residential area, knowing the distance and noise effects. Commissioner Weinstein also asked if this was consistent with all or most recent Woodman’s stores. Mr. Fox said that this was consistent with almost all of the stores; Woodman’s was working on getting all stores to reflect this model. Commissioner Weinstein asked about the signage; 26-feet by 15.5-feet was the biggest sign proposed. Mr. Stilling said that the Village had received 60 sign variances over the past few years, so the Village Board was looking to review the code. There was some discussion regarding the ratio to the building size and the number of signs. Commissioner Moodhe asked if the light setup on Deerfield would be similar to the Garden Fresh set-up. Mr. Monaco agreed that this would be timed with the main light on Milwaukee and Deerfield. Commissioner Moodhe said that he felt that the parking layouts seemed safer; Mr. Fox agreed that there were not cars coming down aisles and turning in front of the store. Commissioner Moodhe said 3.B.1 Packet Pg. 97 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 l 1 3 , 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 ) 07/13/2016 that he anticipated a sign issue particularly as this was competing with businesses up and down a major road. He also said that he did not notice a snow removal plan; Mr. Fox said that this would generally be pushed to the outside limits for the parking lot. If it was too much, the snow would likely be moved off property; Mr. Fox said that employee parking would be along Deerfield Road. Commissioner Moodhe said that the gas storage tanks were situated on the edge close to the lake; he was concerned about that. Mr. Fox said that they could look at moving this if it was a concern. Commissioner Cohn asked what was going on in the southeast corner by Riverwoods. Mr. Stilling said that nothing was on the corner piece; to the east of that, a storage facility was being constructed. Riverwoods owned the parcel and was marketing it for commercial, so it would probably become a small commercial area. Commissioner Cohn said that he shared concerns about the proximity of the storage tanks to the surface water; he also said that for cars coming out and going east - there would be gas stations on both sides of the road. He was not sure if that much fuel was needed; Mr. Fox said that lines had gotten long at other stores with only one fuel station due in part to competitive pricing. Mr. Stilling said that this could end up being one of the highest grossing gas stations in the Midwest. However, he was sensitive to how this looked and could try to help soften it. Commissioner Cohn asked for a possible drawing or rendering of what this would look like from the east. Commissioner Weinstein asked if the gas, lube, and car wash was 24 hours. Mr. Fox said no, this was attended and probably closing at 9pm. Mr. Stilling said that this could be stipulated in the plan because Bucky’s was open until 10pm. Commissioner Goldspiel asked about sidewalks on Milwaukee Avenue and Deerfield as he noted that there was bus service in the area. Commissioner Goldspiel said that this could be warehousing for other Woodman’s stores since each store warehoused for other stores; he asked how tractor trailers would access the warehouse portion of the building. Mr. Fox said that if trucks were coming from Kenosha, they would likely be coming down Milwaukee. From the north, they could access on the northerly drive; there were also truck turnarounds. From the south, they would turn left onto Deerfield and come into the store entrance or go up to the gas entrance. Commissioner Goldspiel asked if this was the 66-foot radius circle; Mr. Fox confirmed this. Commissioner Goldspiel was concerned about how this would work for trucks coming from the south. Mr. Fox said that this was not preferred and hoped to have a better access off Milwaukee by the gas station. There was some discussion regarding the exits. Commissioner Goldspiel asked about the compactors; Mr. Fox said that these were closed compactors with room for additional trucks to pass by. Commissioner Goldspiel asked if this was truly an unattended gas station; Mr. Fox said that yes and that there were emergency shut offs if needed. Mr. Stilling said that a final revision would come back with a public hearing around September. Chairman Smith asked if the surrounding stores would be part of this. Mr. Stilling said that it would for a full review. Mr. Schreiber said that there was a plan on the southeast corner was well. Retailers were interested again, and he was expecting six or seven quick service restaurants and stores throughout the center. They were in talks with a sit-down restaurant as well as a financial institution. Mr. Schreiber said that he would address the landscaping plans and concerns on the proposal. Mr. Stilling said that he expected this to be 3.B.1 Packet Pg. 98 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 l 1 3 , 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 ) 07/13/2016 high quality like their other properties. Mr. Schreiber said, regarding the office component, he was expecting the Shorewood Development group to use the office space above. Commissioner Cohn asked if there had been feedback from the community. Mr. Stilling said that there had been a lot of feedback. Ms. Woods said that she had fielded numerous calls on this, and they had all been positive. Mr. Stilling said that notices had not gone out, but they had not heard from any neighboring properties yet. Commissioner Cohn asked if there were any other unattended gas stations in Buffalo Grove. Mr. Stilling did not believe so. Commissioner Cohn wanted to make sure that this was safe. Mr. Stilling said that they would talk to the petitioner about how to get signage and knowledge to the patrons of these stations. There was brief discussion regarding a callbox. There was brief discussion regarding the stores on the preliminary plan for the southeast corner. Mr. Schreiber said that since then, a cross access was added to the PJ’s and McDonald’s property. This was in discussions but would be installed. Richard Silverman (Potbelly) said that he was in favor of this development. He urged the council to continue to push the cross-access as this was mutually beneficial. He said that he had some concern about signage as his property had been pushed to an 18-foot sign. Commissioner Goldspiel said that a gas pump had gotten stuck in an incident, and he wanted to reiterate the safety issues. Approval of Minutes 1.Planning and Zoning Commission - Regular Meeting - Jun 15, 2016 7:30 PM Commissioner Cesario moved to approve the meeting minutes from June 16, 2016. Commissioner Cohn seconded the motion. Commissioner Goldspiel said that on page 3D1 (first page of the minutes) it was noted that Commissioner Goldspiel referred to “payment widths”, and it should be “pavement widths”. RESULT:ACCEPTED [7 TO 0] AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein ABSTAIN:Amy Au ABSENT:Scott Lesser Chairman's Report Chairman Smith welcomed Amy Au to the commission. Committee and Liaison Reports Commissioner Goldspield attended the June 20 Board meeting. There were a few items of possible interest - the Woodman’s matter brought forward and the appointment of planning and 3.B.1 Packet Pg. 99 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 l 1 3 , 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 ) 07/13/2016 zoning commissioners. There had been a comment from Trustee Berman that the Planning & Zoning Commission should do their duty when the Woodman’s project came through as it was not a done deal. Staff Report/Future Agenda Schedule The meeting on July 20 would be cancelled. The next meeting was anticipated to be August 3. There might be some text amendments on the agenda. Public Comments and Questions None Adjournment The meeting was adjourned at 9:15 PM Chris Stilling Director of Community Development APPROVED BY ME THIS 13th DAY OF July , 2016 3.B.1 Packet Pg. 100 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 l 1 3 , 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 )