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2017-03-01 - Planning and Zoning Commission - Minutes03/1/2017 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, MARCH 1, 2017 Call to Order The meeting was called to order at 7:30 PM by Commissioner Eric Smith Public Hearings/Items For Consideration 1. Consider an Amendment to Special Use Ordinance 2016-13 for No Escape Located at 1501 W Dundee Road (Trustee Weidenfeld) (Staff Contact: Brian Sheehan) Max Geht and Anna Trayvas, No Escape, 1501 W. Dundee Road, were present and sworn in. Mr. Sheehan advised that there was an error in the square footage in the Staff Report. A revised Staff Report was provided to the Planning & Zoni ng Commission (PZC). This is a currently approved Special Use and the Petitioner is looking to expand into two (2) additional spaces across the hall from their existing space. Ms. Trayvas explained that they came before the PZC about a year ago and were approved for the Special Use. Since that time, they have run over 2,000 groups through. There are very few escape rooms in the suburbs and this type of activity is in very high demand. They want to expand. There is plenty of parking available and they do no t generate traffic in the hallways. They bring business to Buffalo Grove by attracting clients from other states. This benefits local restaurants and businesses in the area. Com. Cesario congratulated them on their success and asked for the Petitioner to walk him through the proposed floor plan. Mr. Geht explained that they can only accommodate up to 10 people at a time currently. They will build a small lobby in Suite 102 and split that space with a room and the lobby. Room 104 will just be an additional room. Ch. Smith entered the Staff Report as Exhibit 1. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. The public hearing was closed at 7:40 PM. Moved by Com. Weinstein, seconded by Com. Cesario, to recommend approval of the amendment to Special Use Ordinance 2016-13 granting an expansion for No Escape at 1501 W Dundee Road, Suites 102, 103 & 104 subject to the follow conditions: 1. The special use as an amusement establishment is granted to Max Geht and Mike Trayvas and said special use does not run with the land. 03/1/2017 2. The special use granted to Max Geht and Mike Trayvas is assignable to subsequent petitioners, seeking assignment of this special use as follows: a. Upon application of a petitioner seeking assignment of this special use, the Corporate Authorities, in their sole discretion, may refer said application of assignment to the appropriate commission(s) for a public hearing or may hold a public hearing at the Village Board. Such assignment shall be valid only upon the adoption of a proper, valid and binding ordinance by the Corporate Authorities granting said assignment, which may be granted or denied for any reason. Com. Weinstein supports the request and believes that it meets the criteria to approve a Special Use. The use does not impact the parking. Com. Lesser also supports the request and likes the hours of operation. He advised the Petitioner to present the design of the lobby to the Village and obtain the proper permits. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 3/20/2017 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Frank Cesario, Commissioner AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein, Au 2. Consider Re-Zoning 16406 West Highway 22 and 22927 N. Prairie Road to the R -9 Multiple-Family Dwelling District with a Special Use and Variations (Trustee Weidenfeld) (Staff Contact: Chris Stilling) Joe Christopoulos, JCJ Homes; Wally Malysa and Tony Kubon, were present an d sworn in. Com. Moodhe advised that a family member serves on the Noah’s Landing Homeowners Association Board. However, this will not have any effect on any decision or vote he makes. Mr. Christopoulos reviewed the project. The development includes 12 townhomes on the corner of Half Day Road and Prairie Road and is comprised of three lots. They are seeking a Special Use for a Planned Unit Development with certain variations as depicted on the Preliminary Plan. They are proposing to extend Chelsey Street that would include a 52 foot right-of-way. The roadway will be 27 feet wide. The current zoning is RE. They are requesting R9 zoning. The property was annexed into the Village in 1995. He believes this is a suitable development for the land. They had asked to join the Noah’s Landing Homeowners Association (HOA). However, the HOA said they were not interested. It has been determined that the proposed development will not drain into the detention, but will drain into the public storm sewer. They feel this is the best use of the property. They have worked with Engineering, conducted studies and will follow the Department of Natural Resources guidelines. They will be providing some guest parking. The proposed density would be 11.4 units per acre. This is the bes t reasonable return for the land. The proposed development will not affect the characteristics of the neighborhood and will not be detrimental to the public health, safety and welfare. 03/1/2017 Com. Goldspiel is surprised that there is no detention for this projec t. Mr. Stilling advised that detention is not required. Noah’s Landing was built with the intention to discharge into the storm sewer and then into the detention pond. Com. Goldspiel asked how the variations requested compare with Noah’s Landing. Mr. Stilling advised that they are very consistent with Noah’s Landing. A 2 foot bump out was added to the 5 unit building due to the visibility from Half Day Road. Com. Goldspiel asked if the driveway setbacks are adequate. Mr. Stilling responded yes. Com. Goldspi el asked if the easterly sidewalk is a carriage walk. Mr. Stilling responded yes. They want to provide a sidewalk. However, the Village will be comfortable if the PZC wants to eliminate the walk on the east. Com. Goldspiel advised that the sidewalk is essential to have and he does not want to push people into the street. He likes the way the development lines up. It looks out into open space. He confirmed the largest building will have 7 units. He asked about the firewalls. Mr. Stilling advised that the buildings will be sprinklered. The Code allows up to 8 or 9 units to be contiguous. These units will be 3 to 4 feet taller than the Noah’s Landing townhomes. Com. Goldspiel asked about off street parking. Mr. Stilling described where the parking would be located. Com. Goldspiel asked if there is enough space for a fire truck. Mr. Stilling responded yes. Staff has worked with the Fire Department. The Fire Department would not bring trucks down Chelsey Street. They would stage off Prairie Road or Half Day Road. Com. Goldspiel advised that he likes the sidewalk on the east and would like to see it remain. Com. Khan asked about the existing width of Chelsey Street. Mr. Christopoulos stated it is 52 feet wide. Com. Khan asked if Chelsey Street is a public street. Mr. Stilling stated it is public. Com. Khan asked if it is 27 feet back to back of the curb. Mr. Stilling responded yes. Com. Khan asked about the drainage. Mr. Stilling advised that storm water would drain into the sewer, then the detention pond, and then back to the storm sewer. The pond performs as a public storage and drainage system. Com. Khan asked if this development would have a Homeowners Association. Mr. Christopoulos replied yes. Com. Khan asked if the new HOA would have any responsibility to maintain the detention pond. Mr. Christopoulos advised that he has been trying to work the Noah’s Landing HOA and their attorney to request a direct connection to the detention pond. He never heard back. They finally received a response that they cannot direct connect to the pond. Com. Cesario noted that some driveways are smaller than other and asked if the smallest driveway can fit two cars. Mr. Christopoulos replied yes. Com. Cesario discussed the interior designs of the units and asked about the proximity to the train station. Mr. Christopoulos stated that the close proximity to both Stevenson High School and the train station will make the units desirable. He has been tweaking the proposed development plan since 2015. They took the suggestions of the PZC and made the best plan possible. Com. Cesario asked Mr. Stilling if the Fire Department issues have been resolved. Mr. Stilling responded that there will be no on-street parking but staff is still working to get some on-street parking. Com. Cesario asked about the right to use the Metra parking lot for parking. Mr. Stilling advised that Metra has allowed the use of the lot for parking for Prairie House Tavern and he is confident that the right to use the lot will remain available. Com. Lesser is pleased how the project has shaped. He believes that the sidewalk needs to remain. He asked what school districts would be impacted. Mr. Stilling advised the development would fall within Districts 103 & 125. Title 19 is very accurate with the calculations. Com. Lesser asked what the number of students projected is. Mr. Stilling stated he does not have that information but believes it is approximately 1/3 of a student per unit. 03/1/2017 Com. Moodhe asked about the proposed trees that would be located in the parkway and what the projected height would be. Mr. Christopoulos advised that they have not selected the trees yet but will work with the Village to determine which trees species. Com. Moodhe asked if it is possible to put in hedge-like plantings by the corner for a buffer. Mr. Stilling stated that staff will leave that up to the Village Engineer. Mr. Christopoulos added that there will be fence along the property line as well. Com. Goldspiel stated that a small berm can make a big difference to reduce traffic noise. Mr. Christopoulos said he will work with the Village Engineer but other developments do not have berms. He wants to stay consistent with what is in the area. Mr. Stilling added that the Developer will have to work with the existing grade of the land and any berm may only be a 1 foot to2 foot high berm. Com. Goldspiel said even a berm of that height will make a big difference. Ch. Smith entered the Staff Report as Exhibit 1. Joan Malina, 2632 Chelsey Street, was present and sworn in. Ms. Malina is on the Boar d of the Noah’s Landing Homeowners Association. She was told that the proposed units would be similar to the Noah’s Landing units but found that they are totally different. The detention pond overflows and currently cannot handle 53 units, much less an add ed 12 units. They are having major problems now and asked about how the pond will be maintained. She is concerned about the values of their properties. The Developer is trying to stuff 12 units onto the lots. It will be congested. It is hard to get out of Noah’s Landing now. A school bus cannot make it on Taylor Court, much less a fire truck. Students have to stand at a dangerous location waiting for the bus. They had put in a No Parking restriction and there is still not enough room. They have no guest par king. They spent money to put in a nice fence. They are worried about what will happen to the fence. They are concerned about the density of the proposed development and safety in the area. She is a first owner in Noah’s Landing and has seen everything tha t goes on. They have not gotten a lot of answers. Also they just contracted to put in a natural barrier around the detention pond. Ch. Smith asked Mr. Stilling if both Police and Fire have reviewed the proposed plan. Mr. Stilling responded yes. Ch. Smith asked if the storm water drainage has been reviewed. Mr. Stilling stated that staff was aware that the pond was not operating properly. It has since been corrected by the Noah’s Landing Homeowners Association. The pond was built with this future development in mind. Ch. Smith asked who is responsible to maintain the pond. Mr. Stilling stated that Noah’s Landing is responsible. Ms. Malina stated that they were never made aware from the builder that it was their property so they never paid the taxes. The taxes were sold. They have since corrected the issue but they have maintained the pond over the years. She believes that a portion of the maintenance should be shared with this development. Mr. Stilling encourages the Developer to reach out to the Noah’s Landing HOA and recommend and encourages both properties to maintain the pond. Mr. Christopoulos stated that he reached out several times to the Noah’s Landing HOA. Mr. Malina, 2632 Chelsey Street, was present and sworn in. He stated that everything looks good on paper. Townhomes would be okay on this property, but not 12. He sees what goes on in Noah’s Landing every day. The bus cannot make the turn. It is a small bus. There is 1 parking space for 30 units. No parking is allowed on the streets. A lot of students walk along Half Day Road. They cross the street to get to Stevenson and it is very dangerous. He cannot even see 10 townhome units on this property. The proposed 03/1/2017 units will be higher than theirs. He wants to see the proposed development look nice as this is an entryway into Buffalo Grove. Cars will probably block the sidewalk if parked in the driveways. Village plows cannot turn around on the streets either. Jagadeesh Balaraman, 234 Taylor Court, was present and sworn in. Mr. Balaraman has a 4 year old daughter and is concerned about the density and the traffic. Ch. Smith stated that with regards to the density, the Village has worked with the Developer. There have been three previous workshops held before this public hearing. Mr. Stilling added that the site has always been contemplated for townhomes. A study conducted projected this site to be a more dense property given the proximity to the train station. The Comprehensive Plan calls for a multi-family, dense project. Mr. Balaraman stated that it is quiet now and he wants it to stay that way. Ms. Malina asked the Village to consider a U-Turn similar to what is located at Ridge Road and Half Day Road, which includes a Yield sign. The U-Turn sign was taken away from Prairie Road and Half Day Road. She asked the Village to consider adding a U-Turn sign. Mr. Stilling stated that Half Day Road is controlled and maintained by IDOT. Mr. Steve Yunan, 2645 Chelsey Street, was present and sworn in. He wants to know the number of students that will be added to the schools. Mr. Stilling stated that no one really knows the actual number for certain. Communities use a standard to generate a projection. He believes that it will likely only be a few students. Mr. Yunan stated that lots of kids come to Districts 103 & 125. Originally they thought they would only have a few, now they have many students in Noah’s Landing. The ratio is very high. This development will attract a lot of students. He also does not see a proposed playground for the development. They have a small playground for Noah’s Landing. He also does not see a lot of greenspace within the development. Mr. Milan thought that Noah’s Landing would be comprised of empty nesters but now there are more children than expected. Lakshadi Maram, 209 Taylor Court, was present and sworn in. He advised that Noah’s Landing is very crowded with children. He asked if the Village has asked the schools. Mr. Stilling stated that the Village is not required to ask with a project of this size. Mr. Maram discussed the issue with the number of students at the schools currently. Rahual Patet, 247 Taylor Court, was present and sworn in. Mr. Patet is concerned with fire safety. He said that the Noah’s Landing might be open to working with the builder. He asked if the detention pond is sufficient for 1 more or 12 more townhomes. Resident, was present and sworn in. He is concerned that the proposed development will attract people with children because of the schools. There are current issues with the school buses not being able to turn on the street. This project will increase traffic in the neighborhood. The schools are an incentive to attract children. 03/1/2017 Resident on Taylor Court, was present and sworn in. He stated that he was reading through the formula to calculate students and found that the formula was developed in the 1970’s. He asked for the formula to be re-calculated. He asked about Outlots A & B on the plan. Mr. Stilling stated that Outlots A & B are common areas and will remain as green space. Uma Parachuri, 240 Taylor Court, was present and sworn in. He stated that he has two children and he has to drop his children off at school. The bus picks up at Prairie Road and Half Day Road. Parents block the street parked waiting to drop off or pick up their children from the bus. Traffic on Half Day Road gets backed up. He is concerned with traffic safety. Jill Olsen, owner of the subject property, was present and sworn in. Mrs. Olsen advised that her father had declined to join the Noah’s Landing Development when Noah’s Landing was being built. She asked the audience to consider the positive convergence that the Village and developer have worked to develop. Resident on Chelsey Street was present and sworn in. He can see the property being developed, but not with that many units. It is a higher density. Have some units but not 12. And not 3 stories high. Com. Khan asked Mr. Stilling about the density at Noah’s Landing. Mr. Stilling is not sure but Noah’s Landing is zoned R-8, 8 units per acre. The subject development is proposed to be R-9. Com. Khan stated that the residents of Noah’s Landing almost lost the pond due to the failure of notification by their developer. He explained the tax sale process. The pond falls under the HOA and is to be maintained by the HOA. He also explained what jurisdiction is responsible for Half Day Road and advised the residents to contact IDOT with regards to signage along that road. Com. Au asked Mr. Christopoulos if he considered not allowing access to Noah’s Landing. Mr. Christopoulos stated that IDOT would not allow direct access from Half Day Road to the proposed development. Com. Au stated that direct access off Half Day Road would resolve any further traffic issues on Prairie Road. Mr. Christopoulos responded that both staff and IDOT would not approve direct access. Com. Cohn discussed that the maintenance of the pond is currently prorated by 53 units. Mr. Stilling advised that originally staff thought that this project would have to connect directly to the pond. Once the calculations were done they found that the pond was appropriately sized. This project will be connecting to the storm sewer on Chelsey Street, and then to the pond, which then drains back into the storm sewer. The pond will continue to be maintained by the Noah’s Landing HOA. Com. Cohn stated the added units would help defray the cost to maintain the pond. But the 12 added units does not exceed the pond’s operational capacity. Discussion ensued regarding who would pay for the maintenance. Com. Cohn discussed the difference in density between the R-8 and R-9 zoning districts. Victoria, 2647 Chelsey Street, was present and sworn in. She stated that testimony was given that the prospective buyer would be an empty nester looking to downsize or a 03/1/2017 young couple. More units in Noah’s Landing are rentals. She asked how many of these units would be rentals. Discussion then ensued regarding restrictions that the HOA can put in place, including a restriction on the number rentals allowed. Mr. Roseman, owner of subject property, stated that the bus situation was not created by them trying to develop this property. There were no additional questions or comments from the Commissioners. There were no additional questions or comments from the audience. Mr. Christopoulos thanked staff and the PZC. Ch. Smith closed the public hearing at 9:19 PM. Moved by Com. Weinstein, seconded by Com. Cesario, to recommend approval of a re - zoning to the R-9 Multiple-Family Dwelling District with a special use for a Residential Planned Unit Development and approval of a Preliminary Plan with variations to: Section 17.28.050 reducing the required perimeter setback as depicted on the Preliminary Plan; Section 17.40.050 decreasing the minimum front, side, corner side and rear yard setbacks as depicted on the Preliminary Plan; Section 17.28.050 to allow for a density of 11.4 units per acre as depicted on the Preliminary Plan; and Section 16.50.070 reducing the minimum right-of-way requirements for a private street. Subject to the following conditions: 1. The proposed development shall be developed in substantial conformance to the plans attached as part of the petition. 2. Prior to the issuance of a building permit, covenants and declarations shall be submitted in a manner acceptable to the Village Attorney. 3. On street parking shall be prohibited in a manner acceptable to the Village. Proper signage shall be provided by the developer. 4. Consider installing a berm on Outlots A & B. 03/1/2017 5. The Developer will further discussions with the Noah’s Landing Homeowners Association with regards to shared maintenance of the detention pond. 6. Final Engineering to be reviewed and approved by the Village Engineer. Com. Lesser asked if Mr. Christopoulos would consider including a prohibition of rentals in the Declaration of Covenants, Conditions and Restrictions. Mr. Christopoulos stated he would consider added that. Com. Cesario stated that the property as it exists does match the surrounding area. This is the best proposal for this corner. The setbacks are similar to the existing townhomes. He does not believe that 12 units will make a significant difference. The water will be better controlled. He believes this fits and is supportive. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 3/20/2017 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Frank Cesario, Commissioner AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein, Au Regular Meeting Other Matters for Discussion 1. Workshop #4- Proposed Residential Development at 16802 W Aptakisic Road/Link Farm (Trustee Berman) (Staff Contact: Chris Stilling) Mr. Jim Truesdell, Mr. Jon Isherwood and Randall Wilt, K. Hovnanian Homes, were present. Mr. Truesdell explained that the architectural design for this community was re - worked from the ground up. He reviewed the overall site plan. the Towns, which are the 3-story products; the Villas, which are the 2-story townhomes; and the Cottages, which are the single family. They incorporated the Craftsman style into the architecture, which features front porches, low pitched gable roofs, tapered columns, partially paneled doors, multi-pane windows and a mix of materials and features such as single dormers, knees braces and earthy colors. He reviewed the proposed landscaping. Mr. Truesdell went on to describe the Towns exterior elevations, interior floor plans and landscaping. There are 3 color packages available. He then reviewed the Cottages exterior elevations, interior floor plans and landscaping. The landscaping will be installed and maintained by the Homeowners Association. There are about 12 different color packages available for the Cottages. Finally he reviewed the Villas exterior elevations, interior floor plans and landscaping. All have first floor masters. There are 3 color packages available. Mr. Truesdell stated they have worked hard and believes they will create a unique community. 03/1/2017 Com. Au likes the design and the features incorporated into the plan. She asked about the decision of using dormers. The surrounding areas do not incorporate them. Mr. Truesdell stated that they looked at the Craftsman architectural features. This style goes back a long time. Mr. Wilt explained that there is only one elevation for the Cape Cod. Com. Au stated that harmony was used between the units, except the Cape Cod. Com. Goldspiel agrees that the dormer says Craftsman style. He believes they did a good job at capturing those features. He asked about the use of color on the metal roofs. Mr. Wilt explained that the color will depend on the color package chosen. Com. Goldspiel believes that the color package is too limited. He would like to see some dark red and dark greens added. He asked about the architectural roof shingles. They are more modern. Mr. Isherwood explained that tile roofs are expensive these days. Com. Cesario stated that the vast majority is very nice. The updated renderings seem more flattering, there is more depth. However, the 3-story windows seem messy. Mr. Wilt explained that the windows depend on what room they are located in, such as a powder room or on a landing. They also had to leave room if there is a gable. Com. Cesario believes that the 2-story townhomes have the same issue on the side elevation. He would like to see the windows more consistent and thinks it will add to the overall look. Com. Lesser asked about the siding materials being used. Mr. Wilt explained it would be an engineered flat board siding, similar to cement board. Com. Lesser asked about the durability. Mr. Wilt did not have the warranty information available. Mr. Stilling advised that builders have been shifting toward the LP materials. Com. Lesser added that he was disappointed in the use of vinyl siding. Mr. Isherwood explained that the exteriors are maintenance free. Vinyl holds up better than the LP materials. Replacement of the exterior would be a shared cost with the homeowner. Mr. Stilling asked for KHov to provide samples for him to share with the PZC. Com. Lesser added that there is not a lot of Craftsman style in Buffalo Grove. He has concerns with the lack of harmony with the surrounding subdivisions. Mr. Truesdell replied that there are a lot of different styles in Buffalo Grove. Bringing another style will add to the property values throughout the community. Com. Weinstein asked about how the colors are chosen for the townhomes buildings. Mr. Isherwood stated that it will be a consistent color package to the entire building, selected by KHov. Com. Weinstein overall likes the look. He asked about the stone knee wall. Mr. Truesdell advised that they will submit a package to the Village for review and approval. Mr. Stilling believes that the single family homes need more exterior features. Mr. Isherwood explained how the models are distinctively different. They have varying square footages. He feels confident that it will be a very attractive community. 03/1/2017 Com. Moodhe stated that he sees the same house with a different knees brace feature. Both the 2 & 3 story townhomes he has seen in other communities. Overall they look like an assisted living facility. He asked KHov to look at the development at the southeast corner of Port Clinton Road and Route 45. That development has a great use of stone. These covered entryways are nothing more than a stoop. They are not a porch. He recommended making the porches bigger. He would like to see better architecture. He likes the layout but is thinking about the long term sustainability. There were no additional questions or comments from the Commissioners. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Feb 15, 2017 7:30 PM Moved by Com. Cesario, seconded by Com. Khan, to approve the minutes of the February 15, 2017 Planning & Zoning Commission regular meeting. Com. Goldspiel noted correction on Pages 47 & 49. Approved as corrected. RESULT: ACCEPTED AS AMENDED [7 TO 0] MOVER: Frank Cesario, Commissioner SECONDER: Zill Khan, Commissioner AYES: Smith, Cesario, Cohn, Goldspiel, Khan, Lesser, Au ABSTAIN: Adam Moodhe, Mitchell Weinstein Chairman's Report None. Committee and Liaison Reports None. Staff Report/Future Agenda Schedule Mr. Stilling advised that the Special Use for Redline Athletics and the text amendments were approved by the Village Board. The next meeting there will be fence variation and the Hoffmann Annexation public hearings. Anticipate the Goddard School coming before the PZC on April 5, 2017. Public Comments and Questions None. 03/1/2017 Adjournment The meeting was adjourned at 10:50 PM Chris Stilling Director of Community Development APPROVED BY ME THIS 1st DAY OF March , 2017