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2016-08-17 - Planning and Zoning Commission - Minutes08/17/2016 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, AUGUST 17, 2016 Call to Order The meeting was called to order at 7:31 PM by Commissioner Eric Smith Public Hearings/Items For Consideration 1. O-2016-42 Consider Approval of a Variation for a Rear Yard Setback Reduction for 958 Parker Lane (Trustee Weidenfeld) Mr. Dennis Schultz and Mrs. Merritt Schultz, 958 Parker Lane, were present and sworn in. Mr. Schultz explained that they had a screen room of the same size as the proposed but the snowloads were too much for the roof to bear. They would like to replace what they with a newer, safer, more attractive room. The screen room will not impair an inadequate supply of light and air to adjacent properties. The screen room will not unreasonably diminish the values of adjacent properties. The screen room will not unreasonably increase congestion in the public streets or otherwise endanger public safety. The screen room will be in harmony with the general purpose and intent of the Zoning Ordinance. Com. Cesario asked if the previous screen room generated any complaints from the neighbors. Mr. Schultz responded no. Com. Cesario confirmed with the Petitioner that they are replacing like for like. Com. Cesario asked Mr. Sheehan if the Village had received any public comment regarding the proposed screen room. Mr. Sheehan stated that the Village received one inquiry about the proposed screen room but there were no issues. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. Ch. Smith entered the staff report as Exhibit 1. The public hearing was closed at 7:38 PM. Moved by Com. Weinstein, seconded by Com. Khan, to approve the request for variation to Zoning Ordinance, Section 17.40.020, pertaining to Area, Height, Bulk and Placement Regulations, to allow the installation of a screen room addition to replace the screen room that was damaged and removed past winter. The proposed screen room addition would be setback approximately 25.5 feet from the rear lot line. 08/17/2016 RESULT: ADOPTED [UNANIMOUS] AYES: Smith, Cesario, Cohn, Khan, Lesser, Weinstein, Au ABSENT: Adam Moodhe, Stephen Goldspiel Regular Meeting Other Matters for Discussion 1. Workshop #2- Proposed Woodman’s Development on the Berenesa Plaza Property (Trustee Berman) Mr. Stilling re-introduced Mr. Gary Fox, who appeared before the Planning & Zoning Commission (PZC) about a month ago. Mr. Fox will be reviewing the enhancements made to the proposed development based on the feedback received at the last meeting. Mr. Fox reviewed the revised east and west building elevations. Along Milwaukee Avenue they have added a second raised marquee, windows and lighting. They have added features to the west elevation as well. The enhanced the proposed landscaping to provide screening along Milwaukee Avenue. Com. Moodhe arrived at 7:74 PM. Mr. Fox continued to explain the proposed truck delivery traffic flow. They expect 20-30 truck deliveries a day. Com. Lesser asked about the hours of the truck deliveries. Mr. Fox is not sure but believes that the majority of deliveries are during the day. Mr. Fox explained that the plan now shows the designated snow storage areas. If there is more snow than can be stored on site, the snow will be removed. He went to describe the car wash noise. The car wash would operate 24 hours a day. The doors would be completely closed during the entire wash operation. Mr. Stilling advised that the car wash is a permitted use and will work with the Developer on the 24 hour operation. Mr. Fox continued to explain that the car wash and gas pumps would operate 24 hours a day. However the convenience store would be open from 7:00 AM to 6:00 PM. The Lube Center would be open 7:00 AM to 6:00 PM Monday through Saturday, closed Sundays. The unattended gas pump are controlled by the State. Automatic shut-offs are required and tied directly into the Fire Department. There would be a heat detection system built into the canopy. Fire extinguishers would be located at each island. They have two other operations in Illinois with the unattended gas pumps. They also h ave provide a top view elevation from Deerfield Parkway as requested. Com. Cesario asked about the underground fuel tanks. Mr. Fox explained they are double-walled with a leak detection system. No different that the underground fuels tanks at marinas. 08/17/2016 Com. Lesser asked about the construction materials of the buildings. Mr. Fox advised that the market building will be pre-cast with scored panels and brick and stone stamping. The red accents are metal panels. The pillars that would not be scored will be simulated brick. Com. Lesser asked if the panels will be painted on-site. Mr. Fox responded yes and added that the fuel station will be brick. Com. Lesser asked Mr. Fox to consider berming along Milwaukee Avenue and Deerfield Parkway to screen the parking lot. Mr. Stilling added that staff is working with Woodman's on granting an easement to create a gateway feature at the northwest corner of the intersection. Com. Lesser stated that the intersection is not pedestrian-friendly and asked if any improvement were planned to add crosswalks. Mr. Stilling responded that he is not sure if IDOT would put crosswalks where there are dual turning lanes. There will be walk and bike paths around the development. Com. Moodhe asked about the distance from the unattended pumps to the property line. Mr. Fox stated it is approximately 25 to 30 feet. Com. Moodhe stated that he is still concerned about the underground storage tanks and asked for consideration to move them further inland. He also asked Mr. Stilling about a possible future fire station that may be located at the CAFT site. Mr. Stilling responded that is only in the idea stage. Com. Moodhe recommended that the Village consider to put a 2 bay station at the CAFT site. Com. Cesario asked Mr. Stilling if there are any plans for the property on the southwest corner of Deerfield Parkway. Mr. Stilling advised that is still a work in progress, but they plan for retail activity. Com. Cohn asked if a snow storage area will be located to the west of the unattended gas pumps. Mr. Fox responded yes. Com Cohn advised that he is nervous about the snow plows being so close to the pumps and described a scenario where a plow hit a pump and fuel leaked. Mr. Fox explained that the State limits fuel spills to 50 gallons before it automatically shuts off. Com. Cohn asked where the sensor is located. Mr. Fox is not sure. Mr. Stilling asked Mr. Fox if the gas pumps are under 24 hour surveillance from inside the store. Mr. Fox responded yes. Com. Au asked if there are any studies that can be provided concerning the safety between attended and unattended pumps. Mr. Fox will look into it. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. Mr. Stilling advised that staff will prepare Woodman's for the public hearing which most likely will be the second meeting in September. In addition to preliminary plan approval, variations will be sought for driveway aisle widths and signage and a special use for the drive-thru. The building should meet the setback requirements. The workshop ended at 8:11 PM. 08/17/2016 2. Workshop #3- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm (Trustee Berman) Mr. James Truesdell, KHovnanian Homes, was present. He explained that they have worked hard to address all the concerns that the Commissioners had at the last workshop held on July 13, 2016. Based upon their analysis, they feel that their product is a good fit. He introduced a new member of their development team, Mr. Dick Greenwood, Director of Builder Marketing for Coldwell Banker. Mr. Greenwood reviewed the changes in the market trends since the recession. The Plan A Townhomes styles are now selling to people 55 and older just as much as they are selling to the millennials. The Villages (2-story) Townhomes are the biggest trend. More and more have their parents in their 80’s and 90’s living with them. He noted that only about 12% of people want to leave their community where they have resided for many years and is familiar with. The products being offered here allows residents to stay within their community as well as provide the amenities they desire. 3 out of the 5 Cottages have masters on the first floor. This is a very desirable feature to people, it’s what they want. When asked, Millennials have been responding that they intend to only purchase one home throughout their lifetime. People want smaller homes that are maintenance free. The product mix they are offering is the perfect fit. He believes that based upon the current trends, in the next 40 to 50 years the majority of homes will be multi-generational. Mr. Kurensky reviewed the information provided in the Link Crossing Concept Submittal dated August 10, 2016 in support of Mr. Greenwoods’ testimony. They looked at both the national trends and the local trends. A local market analysis of a similar project located in an adjacent town reveals that 30% of the buyers are 55 and over. Link Farm units will start at $300,000 and range up to $650,000 offering modern, maintenance-free homes with a unique style. They will focus on units ranging from 1,500 square feet to 3,200 square feet. He reviewed the owner-retention statistics for similar developments in the Village, Waterbury, Mireille and Tenerife. The majority of the owners are the original owners. He reviewed the school impacts as shown in the packet and advised that the full impact study will be provided with the petition. Mr. Jon Isherwood reviewed the changes that have been made to the plan based upon comments for the Commissioners. The standard public right-of-way is not 60 feet. They took the two closet units to Buffalo Grove Road out. They increased the back to back setback in the single family clusters to 60 feet. The have added a ranch model and have left the ability to add an additional ranch model. However, the ranch model would be 5 feet deeper and two ranches back to back would have a 50 foot separation in lieu of 60 foot. The homes along Meridian Way across from Prairie Grove Park now have their front doors facin g the park to better with the surrounding developments. The Park District has asked for park improvements in lieu of land donation. He reviewed the proposed park improvements. They have added a second point of access to the development along the east and they have removed the round-about. He discussed the changes in the walk/bike path system. They moved the bridge further south and created more separation between the paths and homes. They have allowed for potential future access to the commercial development to the south. He also explained how the development is centrally located and provides walkability to nearby destinations. 08/17/2016 Mr. Truesdell thanked the Commission for their feedback and requested to move forward to the public hearing. Com. Cesario likes the increased buffer in Section A and believes that the plan seems a lot more livable. He recommended that the Developer be prepared to walk thru the parking concept at the public hearing. He also believes that the southeast corner better matches the surrounding community. Com. Moodhe is disappointed to see the round-about removed from the plan and asked if the houses that will face the park feel like they are part of this community. Mr. Kurensky believes they will. The only difference is that the Village will be conducting the snow removal of the street they front. Com. Lesser is surprised at the findings of the school impacts and asked how those figures were determined. Mr. Truesdell explained that they are still finalizing the numbers with the school districts but will have the full reports at the public hearing. The projections were calculated according to Title 19 of the Village’s Municipal Code. The revenues were determined based upon home prices and the current tax base. Com. Lesser asked Mr. Stilling if recent developments are super ceding the projections that were calculated based upon our current Code. Mr. Stilling advised that the numbers were off on previously approved developments. Com. Lesser asked how far off the numbers were. Mr. Stilling responded that the formulas for the calculations are based on law and must be abided by. The Village, Developer and School Districts are working to come up with an agreement that will be satisfactory to everyone. Lengthy discussion ensued regarding the school impacts. Com. Lesser added that there has not bee any substantive changes to the proposed development. He thought there would be more changes. Com. Cohn would like to hear form established residents on what their thoughts are of this proposed development. He does not put a lot of stock into the trend analysis of millennials only buying one house throughout their lifetime. This proposal is not the typically suburban development. He would also like to know what the residents want for the park and not just what the Park District wants. Mr. Jeff Braiman, 26 Canterbury Lane, was present. Mr. Braiman agrees with Com. Cohn. He is not sure why only 7 years of ownership data was used for the owner-retention statistics for Mireille and Tenerife. There has been little change to the density of the proposed development. The number of single family attached units still exceeds the number of single family detached at 60%. Little has changed on the lot sizes. He has major concerns with the impacts on the schools. Mr. Stilling advised that staff will continue to work with the Developer and expects the plan to go to public hearing in the next 60 days or so. There were no additional questions or comments from the Commissioners. There were no additional questions or comments from the audience. Approval of Minutes 08/17/2016 1. Planning and Zoning Commission - Regular Meeting - Jul 13, 2016 7:30 PM Moved by Com. Cesario, seconded by Com. Khan, to approve the minutes of the July 13, 2016 Planning & Zoning Regular Meeting as submitted. RESULT: ACCEPTED [7 TO 0] AYES: Smith, Moodhe, Cesario, Cohn, Khan, Weinstein, Au ABSTAIN: Scott Lesser ABSENT: Stephen Goldspiel Chairman's Report None. Committee and Liaison Reports None. Staff Report/Future Agenda Schedule Mr. Stilling advised that ThermFlo was approved at the August 15, 2016 Village Board meeting and they will be having a ground-breaking ceremony on August 29, 2016. The Planning & Zoning Commission was invited. He stated that the next regular meeting scheduled for September 7 will most likely be canceled. At the August 15, 2016 Village Board meeting staff was authorized to begin negotiations with two firms on the Lake Cook Road project. Public Comments and Questions None. Adjournment The meeting was adjourned at 9:18 PM Information Items Chris Stilling Director of Community Development APPROVED BY ME THIS 17th DAY OF August , 2016