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2017-04-19 - Planning and Zoning Commission - Minutes04/19/2017 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, APRIL 19, 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 Approval of a Rezoning to R6A and R9 Planned Development for the Link Crossing Subdivision (Continued from the April 5, 2017 Planning and Zoning Commission Meeting) (Trustee Berman) (Staff Contact: Chris Stilling) Lawrence Freedman, James Truesdell, Jon Isherwood, Eric Russell, Steven Kaminski, Mark Kurensky, Randall Wilt and Zoran Milutinovic, were present and sworn in. Mr. Freedman advising that they have not made any modifications to the proposed development. They are looking to get feedback from both the Commission and the public prior to making any modifications. He addressed a major concern that was discussed at the last meeting concerning the Park District. Originally, the Park District had asked for a land donation for bike trails and a cash donation to improve Prairie Grove Park. Since the last meeting, the Park District has changed their position and have requested land donation for bike trails and an expansion of Prairie Grove Park. Based upon the feedback received, the plans will be modified to address comments. Mr. Truesdell clarified a few issues that were raised at the previous meeting. He compared the three story townhomes to the Easton Station Townhomes since height was an issue. They are not asking for any variations for the height of the three story townhomes. They are within the allowable code. He addressed the comments concerning the lack of similar developments in the area. He advised that Easton Station is very similar as well as many other developments located in adjacent communities. He reiterated Mr. Freedman’s comments concerning the park and finally he addressed the concerns about the schools. They have negotiated with the School Districts and will be providing an additional acre of detention in addition to the cash donations. Mr. Stilling advised that the proposed plan will likely change. Once the Village has received a revised plan, it will be made available to the public the Friday prior to the next Planning and Zoning Commission meeting. Com. Goldspiel referenced the traffic study and stated that he did not see a proposed traffic light at either end of the development and asked how traffic man agement will be addressed. Mr. Russell explained that the traffic volumes today do not warrant a traffic signal. The widening of Buffalo Grove Road will make a difference. He acknowledged that there will be delays during the rush hour on Brandywyn Lane. However, the lights on Buffalo Grove Road will create gaps that will allow traffic to exit onto Buffalo Grove Road. He does not believe that the back ups will be significant. Com. Goldspiel asked how many cars represent 75 feet. Mr. Russell responded three t o four cars. Com. Goldspiel asked if the lights could be timed to create better gaps. Mr. Russell responded that he will have to look at them. The lights may be on different systems. He advised that residents could always take Brandywyn Lane to Prairie Roa d. 04/19/2017 Com. Cesario commented on some of the highlighted issues. The aging population is typically looking for a smaller home with a master bedroom on the first floor. He understands that the proposed development will not be age-restricted. A master on the first floor is appealing to this demographic and rare in Buffalo Grove. The proposed R9 zoning is common in Buffalo Grove. R6 zoning allows for the smallest single family lot size. Under this proposed development, owners will have minimal maintenance as it w ill be a maintenance-free community. The R6A zoning does not detract him from this proposal. The green space views make sense. There is ample dedicated parking throughout the proposed development. Sidewalks and bike paths are also throughout, except in the cul-de-sacs. He recommends adding some sort of sidewalks around the cul- de-sacs. Regarding the school districts, there is always worry when adding a large number of homes within the districts. The school districts acknowledged that this project will have a positive financial impact. The developer is currently working with the Park District on proposed changes. The three story townhomes look like an urban product in a suburban setting. The developers point on the proposed building height is a good one. He compared this proposed project to other developments along Buffalo Grove Road. Overall he believes the developer did a good job. He still struggles to see how this project will work with the existing neighborhoods. He suggested scaling the proposal down to more closely match what is in the area surrounding it. Or he would prefer to see samples of what the development will look like to the surrounding neighborhoods. Regarding traffic, he suspects that during peak times it will be more impactful. Regarding pricing, retirees downsize and the pricing is high for this type of product. Com. Lesser does not buy into the traffic study’s conclusions. He drops off and picks up his children and has seen cars stacked with small gaps in traffic. His experiences are not consistent with what is being represented. He advised that the traffic impact must be looked at very careful and believes that this proposed development will have a significant impact on both the traffic and schools. He recommended incorporating traffic sig nals into the plan. Com. Khan advised Mr. Russell that he was at the site around 7:15 p.m. to see the traffic conditions. There were three cars stacked behind him while he was attempting to turn left onto the Buffalo Grove Road from Brandywyn Lane. He waited between 30 and 45 seconds to turn. He stated that the traffic study is based on current traffic and does not account for the increased traffic of the proposed development or any future development of the vacant land to the south. He agrees with the comments made by the other Commissioners. He believes a future traffic signal will be required. He asked Mr. Russell if he had any knowledge of future road projects to be done by the County. Mr. Russell responded that he is only aware of the future widenings of that section of Buffalo Grove Road. The County will not install a traffic signal until it is required. Even projecting out to 2020, the traffic counts would not warrant the installation of a traffic signal. The Village can re-visit the traffic counts in the future. Com. Khan asked if Mr. Russell had contact the local Police Department to obtain the accident information used in the study. Mr. Russell advised that he gets the information from the State. Com. Khan suggested that the developer contribute toward a future traffic signal or for future road improvements and not to place the responsibility upon the Village. Com. Khan advised Mr. Truesdell that he is not a fan of private roads or private sidewalks. After many years when the roads and sidewalks start to need maintenance, the Homeowners Association will end up at the Village asking for the Village to take over responsibility. That puts the Village between a rock and a hard place. He does not support the private roads and sidewalks. Regarding the anticipated HOA dues, an average two bedroom condominium costs approximately $275.00 to $325.00/month. He does not see the HOA fees to be less than $400.00/month. Mr. Isherwood stated that the cul de sacs will not be as wide as Village 04/19/2017 streets. He asked Com. Khan to clarify what he is asking. Com. Khan would like the streets to meet Village code. Com. Khan advised Mr. Milutinovic that people want their children to go to Buffalo Grove schools. He has a hard believing the estimated number of school children that this development would generate. He compared the current proposal to the alternative in the Comprehensive Plan which consists of single family home subdivision. Mr. Isherwood responded that a subdivision with 120 single family homes would be a different kind of development. The demand will be for 3,000 to 4,000 square foot homes with four bedrooms. Com. Khan advised that the report also indicates that the Village would lose approximately $6 million dollars over 20 years if the 120 homes development was pursued. Com. Cohn understands the need to build for an aging population, but you also get what you build for. The Comprehensive Plan called for single family home development. This project does not meet the Comprehensive Plan. The project needs to harmonize with the surrounding neighborhoods, which this project does not do. A single family home development would provide for the sense of a community. Purchasers of single family homes will put their roots down and take pride in their community. He doesn’t feel the proposed development would attract a people that would take pride in the community. He believes this property should reflect what is called for in the Comprehensive Plan. He also agrees with the other Commissioners concerning the traffic impacts. He stated that there has been no testimony in support of the proposed development. Com. Moodhe addressed Mr. Russell with regards to the traffic study. He was in the area at 7:30 a.m. and the cars trying to cross Buffalo Grove Road looked like a game of Frogger. The traffic study did not take into account the future development of the remaining vacant land either. From 6:00 p.m. to 6:40 p.m. there is a dramatic increase in traffic in this area. Most people that leave work at 5:00 p.m. are just arriving home. Mr. Russell stated that the study reviewed traffic from 4:00 p.m. to 6:00 p.m. He also advised that the traffic on Brandywyn Lane is what will warrant whether a traffic light can be installed at that location. Com. Moodhe noted that if traffic backs up on Aptakisic Road and Buffalo Grove Road, traffic will cut through on Brandywyn Lane. The projections and the facts differ. He also still has issues with the density and the architecture. He is trying to visualize what it will look like. When traveling south on Buffalo Grove Road, the three story townhomes will be right in your face. He suggested possibly breaking the project down into two communities. Based on the acreage, there may be a possible loss of units. However, he is fine with that. Com. Weinstein noted that even with a 120 single-family homes development, there will still be an impact on the traffic. Mr. Monico stated that the requirements to install a traffic signal are based on Federal requirements. Mr. Stilling stated that the Village could ask the developer for a donation to recoup costs for a future traffic signal. Com. Weinstein understands that the requirements to install a traffic signal are not under the Village’s control. However, it’s all about the density. He has not had an issue with the th ree story townhomes. He believes the east side of the proposed development is too dense. He addressed Com. Cohn’s comment regarding no testimony in support of the project by indicating that people only come out when they object to something and typically n ot when they support it. He also believes that traffic will be a problem. Com. Au agrees with Com. Weinstein. The property should be developed according to the Comprehensive Plan. She would like for the developer to provide studies of longevity of residents in townhomes. 04/19/2017 Com. Goldspiel also agrees with Commissioners Khan, Cohn and Weinstein. The project has constraints around traffic control and water management. The proposed development does not adhere to the Comprehensive Plan. This is a very high density development. Regarding zoning, it is not the Village’s intent to build under the “A” classifications. He likes the architecture but is troubled by the three story townhomes. Stairs are a problem for seniors. Private roads are not a good idea. This does not meet the intent of clustering. The two story townhomes could use more space. Com. Lesser stated that the developer has been provided comments and feedback. The current proposed plan is very similar to what the Commission had first seen during the workshops. There are concerns with density and this development is not consistent with the Comprehensive Plan. The Planning & Zoning Commission’s role is to do what’s best for the community. The Village envisioned a traditional residential development for this land. He agrees with many of the other Commissioners’ comments. He also does not like the private roads. The data presented in the traffic study does not seem accurate. He would like to see a more traditional residential subdivision with a small mix of townhomes. Ch. Smith asked about the type of customers they anticipate to attract. Mr. Isherwood responded the 19 to 34 year of age range. They are open to limiting the number of investor purchases and the number of units any one purchaser buys, in addition to limiting the number units to be used as rentals. They looked at the ownership history in the Mirielle and Tenerife Subdivisions. People today have different demands then before. Ch. Smith asked staff to generate a limit on the number of rentals. There were no additional questions or comments from the Commissioners. Ch. Smith entertained questions and comments from the audience. Multiple people in the audience stood to speak. Ch. Smith sworn them in. Mr. Elliott Hartstein, 908 Providence Lane, advised that this is the last big piece of land to infill. He believes that the proposed development is a beautiful development, but is it a good development as presented. It does not follow the Comprehensive Plan. His biggest concern is the density. He is concerned about the make up of the development. This location is not suitable for three story townhomes. He is concerned about the private roads. They need to create more open space. Mike Garfield, 2118 Jordan Terrace, believes that 214 units will have an impact of traffic. 214 units does not make sense. There are narrow roads and no sidewalks. The occupants of the three story townhomes will not be able to get out except for on Brandywyn Lane. The 120 single family home development makes more sense for both traffic impacts and the schools. Marc Benjoya, 2071 Wright Boulevard, believes that Buffalo Grove is a community that likes open space and the developer should not create density for economic gain. The proposed development impacts safety from Buffalo Grove Roa d to Brandywyn Lane to Meridian. Where is all the traffic going to go? The Comprehensive Plan calls for contiguousity. Less density will benefit all. He asked if the developer has the First Right of Refusal for the remaining Didier property. The development will create safety concerns and traffic concerns. Michael Lessner, 156 Ironwood Court, lives across from the proposed main entrance. He is concerned with the traffic flow. He asked for Stevenson High School to not allow front 04/19/2017 door drop off. He asked about splitting the traffic access to two or three different spots. He asked about the connection of the bike paths. He is concerned with the environmental impact the proposed development would have on wildlife on the proposed site. He advised that he talked to the Didier family and they want to continue to operate in Buffalo Grove. He believes that the Comprehensive Plan should be followed. Anthony Kruschel, 2322 Magnolia Court East, does not like the look of the proposed townhomes. He believes they look like apartment buildings. He suggested putting a ten foot high berm and landscaping along Meridian. Ellen Ross, School District 102 Board President, stated that the school board does not express support for or against any development, including this one. She clarified information to Com. Lesser concerning the changes that will be made to the schools. She advised that the school is expanding as a result of several development and current expansions efforts would occur with or without the project. Steven Lefar, 2038 Jordan Terrace, moved in to his home in 2001. There were many investors and rentals at that time. People were constantly moving in and out. He does not believe the student calculations are correct. He does not believe that people will pay $400,000 for a home with $10,000 in taxes to downsize. He met with the original developer of this property and students were projected to be 125, not 85. He is concerned with the construction traffic that will be generated. He did not see construction traffic addressed in the plan or any of the other planned road projects. Jeffrey Braiman, 26 W. Canterbury Lane, stated that the 120 unit single family development has been mentioned a lot. The Comprehensive Plan addresses zoning and lot size. He asked about the vacant property to the south and believes that the subject development will dictate what getting developed to the south. Most developers will match existing development and consequently, they will end up with even more townhomes. Keith Donaldson, 89 Chestnut Terrace, has concerns about safety. He suggested that a pedestrian crossing light be installed. Kids cut across Prairie Road all the time. It is a dangerous situation. He asked if there were plans to widen Brandywyn Lane to accommodate the traffic. Mr. Stilling explained that Brandywyn Lane is already a collector street and will not be widened. Mr. Donaldson stated that he has lived there 22 years, but he is considering moving out. Kyle Olson, 738 Aspen Drive, agrees with the Commissioners comments. He does not believe that concerns have been addressed. Townhomes have a place, but not in this location. The proposed development will match the existing home is the area. He stated that the requested zoning of R9 instead of R8 is to allow the extra height on th e townhomes. The plan does not make sense. He does not believe that there will be adequate parking available in the cul-de-sacs. He wants to know who asked for this type of housing. Mr. Stilling advised that the Village Board approved an Economic Development Plan last year, which recommended the Village look to diversify their housing stock. Mr. Olson does not believe targeting Millennials with $400,000.00 homes. He also suggested putting two story townhomes in area A. Laura Neiberg, 362 Satinwood Court N, lives right at Satinwood and has only one way to get the Brandywyn Lane. She is concerned about the traffic. She cannot believe the 214 04/19/2017 homes proposed for this development will not have an impact on the traffic. Any other way she travels adds 20 minutes to her commute. She is concerned about construction traffic. She is concerned with the density. She is concerned about water runoff on the surrounding properties. Ilya Tseitlin, 154 Ironwood Court, believes that traffic is awful today. There should be another road built from Brandywyn to Aptakisic. Albert Murillo, 197 Hoffman Drive, asked KHov if they overpaid for the property. The proposed project’s density would impact the parks, traffic and schools. He believes a lot of children will come out of this development - more than 85. He suggested they consider making it a retirement community. He asked if KHov owns the property or not. He asked if they can back out if this development if it does not get approved. He asked the developer to justify putting so many homes in this development. He would like to see the Planning & Zoning Commission make the right decision. Roberta Young, 50 Carlyle Lane, lives four homes away from Brandywyn. Traffic is an issue now and will only get worse. Kids run across the street and there are no crossing guards. The three story townhomes do not fit in here. The two story townhomes fits since they are the same height. She explained that people spend under $500,000.00 for homes in Buffalo Grove right now. She heard people are talkin g about moving out because of this proposed development. She is concerned because people move here only for the schools. She believes the association fees will be more than $200.00 a month. Keith Donaldson, added that the three story townhomes are shorter because the roof pitch has been reduced, which makes the buildings look like apartments. He is concerned with the traffic on Buffalo Grove Road. The traffic flow on Brandywyn Lane will be greatly affected. Cars are parked past Chestnut Terrace many times after 6:30 p.m. Neil Worlikar, 1927 Jordan Terrace, does not agree with the traffic study. Private roads are issues with snow removal. He would like to see more playground equipment. He referred to the Lake County website regarding traffic accident data. He stated that there is a lot of pass through traffic as well as resident traffic. The School Board plans a $25 million dollar expansion project. He would like to see the where the data on Millennials is coming from. Ilene Shapiro, 63 Chestnut Terrace, is concerned about the density impact on public safety and crime. She asked if there is a plan to add more police officers. A resident on Jordan Terrace is concerned about the density. People come to Buffalo Grove for the schools. He would like to see more reliable data presented. The townhomes are not fit for this community. He suggested to build a church instead. Eli Sasson, 24 Chestnut Court W, has lived here for 12 years. He moved here, just like many, for the schools. He believes the information provided is wrong with regards to the forecasts for the schools, traffic and associates dues. He believes that students generated will be more like 400, not 85. This can be a very profitable project if the homes were 2,500 to 2,700 square feet. This project will kill the community. Traffic is already an issue. 120 single family homes is a reasonable number of units. 04/19/2017 John Dahlen, 160 Ironwood Court, has lived here 19 years. He backs up to the Arboretum. He has the same concerns as everyone else. He is concerned about his property values. He just inherited a unit at the corner of Brandywyn Lane and Buffalo Grove Road. He suggested adding more chairs for the next public hearing. An audience member is also concerned with traffic. People drive very fast. He was involved in an accident on Prairie Road. Keith Donaldson is bothered by the study indicating 7 years as the average time people have owned their townhomes. He would like to see how many residents have lived in their homes 12 to 15 years. There is nothing to walk to in the area. People are leaving Buffalo Grove because of the property taxes. The taxes will keep people from retiring in Buffalo Grove. Kathy Arvanitakis, 401 English Oak Terrace, is concerned that the retention area at the corner will be lost. Trees will be cut down. Several areas have added tall grass like what is being proposed for the retention area and she does not like it. There were no additional questions or comments from the audience. There were no additional questions or comments from the Commissioners. Moved by Com. Lesser, seconded by Com. Moodhe, to Table the public hearing to the May 17, 2017 Planning & Zoning Commission regular meeting. RESULT: TABLED [UNANIMOUS] Next: 5/17/2017 7:30 PM AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein, Au Regular Meeting Other Matters for Discussion None. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Apr 5, 2017 7:30 PM Moved by Com. Cesario, seconded by Com. Lesser, to approve the minutes of the April 5, 2017 regular meeting as submitted. RESULT: ACCEPTED [8 TO 0] MOVER: Frank Cesario, Commissioner SECONDER: Scott Lesser, Commissioner AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein ABSTAIN: Amy Au Chairman's Report 04/19/2017 None. Committee and Liaison Reports None. Staff Report/Future Agenda Schedule Mr. Stilling advised that the May 3, 2017 regular meeting will be cancelled. The next regular meeting will be held on May 17, 2017. Public Comments and Questions None. Adjournment The meeting was adjourned at 10:37 PM Chris Stilling Director of Community Development APPROVED BY ME THIS 19th DAY OF April , 2017