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2016-11-16 - Planning and Zoning Commission - Minutes11/16/2016 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, NOVEMBER 16, 2016 Call to Order The meeting was called to order at 7:30 PM by Commissioner Eric Smith Public Hearings/Items For Consideration 1. Consider a Variation to the Zoning Ordinance for the Property at 831 Shady Grove (Trustee Weidenfeld) (Staff Contact: Brian Sheehan) Stephanie Johnson and Mike A. were sworn in. Mr. Sheehan introduced the case. Stephanie Johnson said that she wanted to install a front porch but required a variance to do so. Commissioner Weinstein asked the petitioner to walk the commission through the plans. The petitioner reviewed the materials and said that this would dress up the elevation. Ms. Johnson confirmed that other neighbors did have similar porches. Commissioner Cesario asked if Staff received any comments from neighbors. Mr. Sheehan said that none had been received. Chairman Smith entered the staff report from Mr. Sheehan as Exhibit One. Public hearing was closed at 7:37 PM Commissioner Weinstein moved to grant the variation to Village Zoning Ordinance Section 17.40.020 pertaining to area, height, bulk, and placement regulations for the purpose of constructing a front porch addition that would encroach into the required 30- foot front yard setback for the property at 831 Shady Grove Lane. Commissioner Cesario seconded the motion. Commissioner Weinstein said this was fairly straightforward and seemed that the porch was consistent with neighborhood and elevation of home. 11/16/2016 RESULT: APPROVED [UNANIMOUS] AYES: Smith, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein ABSENT: Adam Moodhe, Amy Au 2. Consider Approval of Amendment to the Existing Annexation Agreement Ordinance No. 90-55, as Amended by Ordinance No. 2007-55 Requesting Approval for a Rezoning to B3 Planned Business Center District with a Special Use for a Planned Unit Development and Approval of a Plat of Subdivision and Preliminary Plan with Multiple Special Uses and Variations for the 25 Acre Property at the Northwest and Southwest Corners of Milwaukee Avenue and Deerfield Parkway (Trustee Berman) (Staff Contact: Chris Stilling) The following people were sworn in: John Christoph, Tim Messik (Architect), Phil Weightman (Project Manager), Jim Arneson (Construction Management), Louis Schreiber, Tim Astate, and Paul McIlheran (Civil Engineer). Mr. Arneson came back with changes made to the site plan. He wanted to relocate the car wash/quick lube/gas station from Lot 2 to the north side of Deerfield Parkway (adjacent to the grocery store). He said that Lot 2 would remain vacant or could be additional parking. He described the storage required and the reduction of parking spaces overall. No changes were made to the grocery store building, but the landscaping was reconfigured. No material changes were made. It was noted that with underground storage tanks for gas, the gas stations wer e regulated by the state fire marshals. The tanks were required to be double-walled and monitored to check for leaks. He reviewed the safety requirements and systems planned to be put in place. Mr. McIlheran explained that the stormwater would go from the parking lot to a water quality device and then into the pond. He reviewed how this worked so that any gas, oil, and sediment would be filtered out. Mr. Arneson said that the unit would have the capacity to hold 400 gallons of gas/oil. Mr. Astate said that the southern portion of the development changed slightly. He showed that the right in/right out stacking lane was expanded per Lake County code. This moved the building further back. The elevations were updated, and the required stacking lanes were added to meet code. The elevations were also dressed up on the Deerfield side. On the bigger building, a front row of parking was added on the Milwaukee side. They understood that this would be the gateway to Buffalo Grove and tried to upgrade it with that in mind. Regarding stormwater management, Mr. Astate said that water went in all directions currently. The management for stormwater would be improved as it would be collected in underground systems and run through a system before going to the pond. It would keep the water from running in all directions and would be controlled. Mr. Stilling said that Shorewood and Mr. Silverman were in communications on the cross -access. Mr. Messik said that the Chase elevations were modified based on comments. He felt that this was a good complement to other buildings. 11/16/2016 Commissioner Goldspiel asked Shorewood about a previous mention of a roof garden. Mr. Astate said that there was not a roof garden proposed. Commissioner Goldspiel asked about the portion facing Deerfield and asked if there was a single or double lane drive-thru. Mr. Astate said that this was a single lane per code. Commissioner Goldspiel said he felt that this was a long drive-thru without an escape lane. He also asked where the drive-up windows were for the bank. Mr. Messik said that the ATM was removed from the building and built as a separate structure to the south. Commissioner Goldspiel asked if the 14-car stacking was needed around Building B if the bank drive-thru was not there. Mr. Schreiber said that this would be used for a quick-service restaurant with three to seven cars stacking at peak normally. This was very typical, and there was some discussion regarding how the drive-thru would work. Commissioner Goldspiel asked Woodmans if the median at the far west of the property was a mountable median. Mr. Weightman said that this was a curb that could not be crossed; this was a right in-right out only. Commissioner Goldspiel said that the gas station had an automatic shut-off that would turn off at a maximum of 50 gallons but asked about the storage holding 400 gallons. Mr. Weightman said that this was for stormwater runoff that included a number of things and would be required to be maintained periodically. Commissioner Goldspiel asked if there was satisfa ction that this would not go into stormwater; Mr. Weightman confirmed this to be the case. Commissioner Cesario appreciated the improvements Shorewood made. He was confused about the drive-thru and bank - and asked about signage. Mr. Schreiber said that there had been some concern about capturing traffic and queuing. The internal circulation had been improved, and the drive-thru would have signage and would be separate from the restaurant parking. Mr. Messik said that there would be directional signage throughout the site to customer banking versus customer ATM. Commissioner Cesario asked if the separate ATM structure had been typical. Mr. Messik said that this had become more popular and had been successful. There was clarification that the separate structure was for ATM only. Commissioner Cesario asked if there would be a light for safety connecting the sites; it was confirmed that there would be. Commissioner Cesario said that there seemed to be a number of safety measures in place and liked that this was regulated. Mr. Monico said that there had been a number of improvements, and he was not concerned. Commissioner Khan asked about the underground chambers and said that this was not included originally. Mr. McIlheran said that they had committed to provid ing water quality, and this was how they were going to achieve this. Commissioner Khan asked if all the stormwater runoff would pass through these chambers. Mr. McIlheran said that the roofs would not but all impervious areas would go through this. Commissioner Khan said that this was sized based on runoff and asked if there was a chance that they could back up. Mr. McIlheran agreed and said that this was designed to allow for the flow of a half inch of water; however, a bypass could be included as a backup. There was some discussion regarding this. Commissioner Cohn asked about the drive-thru stacking and the average service time. He asked about a technology displaying wait time. Mr. Schreiber said that the stacking and service time was typical of another store in Schaumburg and waits were 5 to 10 minutes maximum. Mr. Stilling said that he observed similar situations in neighboring communities. Commissioner Cohn said that there was flood plain taken away and asked about where it was being put back. Mr. Weightman said that this was being added throughout the property. 11/16/2016 Commissioner Lesser said that flood plain was being filled on the north lot. Mr. Weightman said that this was the case in the previous design, and it was being relocated now to another portion of the property. It was confirmed that this was all above-ground; there was no underground storage on the north parcel. The number of settling basins would be dictated by Lake County stormwater management Commissioner Lesser asked about the south parcel. Mr. Weightman said that Woodmans would own Lot 2, and this would be grass. Woodmans would maintain this until it was purchased or developed. Commissioner Lesser asked if the detention could be handled by the current pond if parking was added. Commissioner Lesser also asked about Deerfield Pkwy and how berming was going to be incorporated. Mr. Weightman said that there was no stormwater in that location, so they would be agreeable to discussing this. Mr. Stilling said that the height of the berm would be maximized based on allowable Village and County codes. Commissioner Lesser asked if the developer was convinced that there would only be one drive-thru. Mr. Schreiber said that this would have to be a condition but he did not anticipate it. Commissioner Lesser felt that it was a mistake not to have an exit/escape lane in the drive-thru. He would not vote against the project because of it but wanted him to note this. He also asked that the connection to the south allow for pass-thru of multiple cars of once. There was some discussion regarding parking spaces, and it was determined that there were 72 surplus spaces based on the current plan. Commissioner Lesser wanted to ensure that there was flexibility based on need. Commissioner Lesser asked if stormwater detention was handled on property; it was determined that it was. Commissioner Moodhe said that an exit lane could be added on the West side. There was extensive discussion regarding the single lane drive-thru and the configuration of the site. Commissioner Moodhe also asked about the stormwater discharge being more controlled; it was confirmed this was the case based on the current layout. Commissioner Moodhe asked Mr. Monico if compensatory storage had to be in place. Mr. Monico said that it had to be in the same watershed. Commissioner Moodhe asked if all Woodmans drainage would be going toward pond; it was confirmed that it would. Mr. McIlheran reviewed the proposed locations of a few storage sites. Commissioner Moodhe asked what would happen during long dry spells. Mr. McIlheran said some water remained in the storage site for weeks before beginning to evaporate. Commissioner Moodhe asked about mosquitoes in sitting water; however, Mr. McIlheran said that the storage bins would have closed lids. Commissioner Moodhe asked about the south parcel and where the compensatory storage would go if it became impervious surface. Mr. Weightman said that the current storage was enough. Commissioner Moodhe asked about the short and long term landscaping plan. Mr. Weightman said that there would not be a lot of additional plants added in there without knowing future plans. Commissioner Moodhe asked about the timeframe of future plans, but Mr. Weightman did not know. Commissioner Khan asked about the waiting time for the drive-thru and said that there might be a way to say how many cars were in line already. Commissioner Khan asked about the berm and said that he liked a berm on Weiland and Armstrong in Wheeling. He requested that the developers take a look at that. Chairman Smith asked about the signage thoughts from Staff. Mr. Stilling said that this was part of the original public hearing. The signage was consistent with the original plan. 11/16/2016 Building B was requesting north and south signage changes because of the orienta tion of the building. The signage from Shorewood was also meeting the intent of the ordinance. Chairman Smith asked where they were in the leasing process. Mr. Schreiber said that all three buildings would come out at the same time, but this was all based on IDOT approval. Chairman Smith asked if Shorewood had any problems with Stipulation 7; they did not. Chairman Smith entered Mr. Stilling's report as Exhibit One. Pat Gehske asked about the grassy area on the south side of Deerfield and if this would be stripped and replanted. She also asked if the compensatory storage was drainage ditches on the Woodman's side - or if it was a retaining wall. She also asked about the fence between the south development and the residential. She wanted to know where the fence would stop. Gerry Ortiz said that she lives on Dogwood and when she looked to the north, she wanted to know what she would be looking at. She wanted to know if there was going to be a berm back that far. She said that she liked open area, and there u sed to be a large bird's nest in the area. Regarding the condition of the watershed and stormwater management, she was concerned. She also had hoped this did not contribute to any flooding problems. Mr. Stilling said that Dogwood was further west of the pond, and this was not being touched. Boris Labov had a petition from residents about gas storage. He appreciated the fix proposed but did not feel it was good enough. He felt that the problem existed since there was still gas near the water. A neighbor who identified themself as Lee had a concern about the property being higher and wanted to know if curbs would go in. He wanted to know if this would be angled for drainage or if this would be addressed when it was developed. Mr. Schreiber said that, regarding the fence on the southern property line, this would extend from the furthest west point to the parking on the east. Mr. Stilling said that they anticipated the fence aligning with the current fence. Regarding drainage, Mr. Astate said that all drainage on the southern portion would not run off to the south but would be directed to a catch basin probably in the center of the parking lot. Mr. Stilling said that the vacant lot would be seeded and grass would be there until it was developed. Mr. Weightman added that the compensatory storage would be grassy areas. Mr. Stilling noted that the petitioner did have expert witnesses about safety. Mr. Raysa had no additional comment. There being no further comments or questions from anyone else present, Chairman Smith closed the public hearing at 9:21PM. 11/16/2016 Commissioner Weinstein moved for positive recommendation to the Village Board to approve the amendment to the existing Annexation Agreement Ordinance 90-55 as amended by 2007-55 requesting approval for rezoning to B-3 Planned Business Center District with a special use for a Planned Unit Development and approval of a Plat of Subdivision and Preliminary Plan with multiple special uses and variations as set forth in the materials for the approximate 25-acre property at the Northwest and Southwest corners of Milwaukee Avenue and Deerfield Parkway subject to the eight conditions set forth on Page 22 of the materials. Commissioner Lesser seconded. Commissioner Goldspiel supported the approval and said that there had b een a substantial improvement in the plan. He liked the details. Commissioner Cesario supported this proposal as this was a good entryway into the Village. There had been good and constructive discussions regarding safety and numerous other concerns. Chairman Smith commended staff and the developer for listening and taking all comments into account. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 12/5/2016 7:30 PM AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein ABSENT: Amy Au Regular Meeting Other Matters for Discussion 1. Preliminary Plan Approval for an 12 Unit Townhome Development – Workshop #3 (Trustee Weidenfeld) (Staff Contact: Chris Stilling) Mr. Stilling introduced the case and updated the commission on the changes. He wanted the commission's response to the changes. Commissioner Goldspiel said that there did not seem to be enough parking for visitors. Mr. Stilling noted that the developers were meeting the minimum requirements. There were two spaces in the garage, and two cars were allowed on the driveways. There was some discussion regarding on-street parking. Commissioner Goldspiel thought that there might be an opportunity to add additional parking on the hammerhead turnaround. He felt that parking in the garage should not be counted. Mr. Stilling said that the Village code did not reference guest parking, but the standard in townhome projects was .25 guest spaces per unit. He also said that it was generally preferred to see that as greenspace. Commissioner Cesario said that there had been some comparisons to Northwest Highway, and he appreciated the likeness to these. He agreed that parking could be an issue but felt that a clearly articulated plan for overflow parking was needed. He requested that the parking vision be included in the final proposal. 11/16/2016 Commissioner Lesser asked for the materials in the elevations. The petitioner said that there was full masonry on the front with Hardie board maintenance-free siding. The backs would also have half masonry. Mr. Stilling noted that on the west side, the train station parking lot was open to the public during off hours. Commissioner Lesser asked if this had any school impact. Mr. Stilling said that it was District 103, and the petitioner was required to follow the ordinance as needed. Commissioner Khan asked who had the legal ownership of the detention pond. The petitioner believed that the Association had ownership at this time; the petitioner had been trying to work with the Association on this. Commissioner Khan asked if the pond was designed to provide detention for both properties, and it was confirmed that it did. Commissioner Khan asked if there were any maintenance responsibilities; the petitioner said that this would be handled through the Association. Commissioner Goldspiel suggested a path from the train station if it would be used for overflow parking when needed. Mr. Stilling said that there would be sidewalks but would look at a small pedestrian path. Commissioner Weinstein asked about 32 versus 38 feet on the elevation. The petitioner said that there was a typo in the letter and the elevation was to be 38 feet. Commissioner Weinstein had a concern about the end unit being close to the corner of the street. Mr. Stilling said that it was five feet and he did understand the concern. He could work with the petitioner on this. Commissioner Moodhe said that the hammerhead looked tight for vehicles. Mr. Stilling said that it could accommodate a fire vehicle and ambulance; it could also accommodate the Village garbage and plow trucks. He also noted the fire department did not have a concern about how to handle this. Commissioner Moodhe said he was concerned about the non-professional drivers in this area. There was some discussion regarding this. Chairman Smith said that there were two issues to hammer out and then this would be ready for the public hearing. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Oct 19, 2016 7:30 PM Commissioner Cesario moved to approve the meeting minutes from October 19, 2016. Commissioner Cohn seconded the motion. Commissioner Cesario said that on Packet page 1 of 7, the sixth line noted that Commissioner Cesario said that the there should not be a fence. He clarified that the comment that night was indeterminate based on safety if a fence would be needed as a barrier. 11/16/2016 RESULT: ACCEPTED [6 TO 0] AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Lesser ABSTAIN: Zill Khan, Mitchell Weinstein ABSENT: Amy Au 2. Planning and Zoning Commission - Regular Meeting - Nov 2, 2016 7:30 PM Commissioner Lesser moved to approve the meeting minutes from November 2, 2016. Commissioner Khan seconded the motion. RESULT: ACCEPTED [UNANIMOUS] AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein ABSENT: Amy Au Chairman's Report None. Committee and Liaison Reports Commissioner Weinstein said with no action items on the agenda, he did not attend the meeting. Staff Report/Future Agenda Schedule Mr. Stilling said that there would be at least one meeting in December. The Lake-Cook Road strategy and study was ongoing. There was also a big campaign coming up. Public Comments and Questions None. Adjournment The meeting was adjourned at 9:29 PM Chris Stilling Director of Community Development APPROVED BY ME THIS 16th DAY OF November , 2016