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2019-07-17 - Planning and Zoning Commission - Minutes07/17/2019 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 17, 2019 Call to Order The meeting was called to order at 7:33 PM by Chairman Frank Cesario Public Hearings/Items For Consideration 1. Consider a Variation for a Fence at 302 Ronnie Drive (Trustee Weidenfeld) (Staff Contact: Chris Stilling) Mr. and Ms. Prasad were sworn in. Mr. Prasad explained their variation request to install a 5 foot board-on-board fence, which encroaches into the corner yard setback along Thompson Boulevard for the safety of their children. The petitioner added that the variation would not affect the existing 5’ - 6’ tree on their property. Com. Cesario commented on the high volume of traffic Thompson Blvd has and the fact the house is on a corner lot. Com. Weinstein asked the petitioners to describe their neighbors existing fence. The petitioners noted that their neighbors existing fence was a 6 foot wood privacy fence. Com Cesario entered the Village Staff report as exhibit one. The public hearing closed at 7:38 PM Com. Weinstein made a motion to approve the variation to install a 5 foot board-on- board fence setback 4 feet from the property line along Thompson Blvd subject to the following condition: 1. The fence shall be installed in accordance with the documents and plans submitted as part of the petition. Com. Au seconded the motion. The commissioners discussed their support for the petitioners request and commented on the standards they have developed for variations such as the one in question. RESULT: APPROVED [UNANIMOUS] AYES: Moodhe, Cesario, Goldspiel, Weinstein, Au, Richards ABSENT: Matthew Cohn, Zill Khan 2. Consider a Variation for a Roofed Over Porch at 406 Gregg Lane (Trustee Johnson) (Staff Contact: Chris Stilling) Tracy Riggan was sworn in. Ms. Riggan explained their proposal to make façade improvements to their home, which includes expanding the porch and extending the roof over the porch, will encroach into their front yard setback. Com. Weinstein asked the petitioner to explain why their situation was unique. 07/17/2019 Ms. Riggan described the building setback lines and the position of the home relative to the lot lines. Ms. Riggan explained that the house is right on the building setback line. Com. Weinstein asked if the new porch would abut further than the existing porch. Ivan Tetyushev was sworn in. Mr. Tetyushev explained that roof over the porch will extend further out than the existing porch. Com. Cesario commented on the rebuilds that have been taking place in the same area as the petitioners that include second story additions and porches. Com. Au asked the petitioners to explain what they were taking from the renderings and what has going to remain the same on the home. Ms. Riggin stated the color and siding on the home will remain the same, the only difference will be the dormers. Com Cesario entered the Village Staff report as exhibit one. The public hearing closed at 7:52 PM. Com. Weinstein made a motion to approve the construction of a roofed over porch that would encroach 6’ - 6’ into the front yard setback subject to the following condition: 1. The proposed expanded roof over porch shall be in accordance with the documents and plans submitted as part of the petition. Com Moodhe seconded the motion. Com. Cesario commented that the proposed changes look very attractive and nice. RESULT: APPROVED [UNANIMOUS] AYES: Moodhe, Cesario, Goldspiel, Weinstein, Au, Richards ABSENT: Matthew Cohn, Zill Khan 3. Consider Approval of a Rezoning to B3 Planned Business Center District; a Special Use for a Planned Unit Development; Approval to Allow for a Health Club Greater Than 10,000 Square Feet in Area as Part of the Planned Unit Development Request; and a Preliminary Plan for the Property at 15-45 E Dundee Road, Buffalo Grove IL (Cambridge Commons Shopping Center) (Trustee Weidenfeld) (Staff Contact: Chris Stilling) Lawrence Freeman, Nick Vittore, Kenneth Demuth, Ray Dunhurst and Lynn Means were sworn in. Mr. Freeman discussed the proposal for the 24 hour fitness center at 15-45 E. Dundee Road otherwise known as the Cambridge Commons Shopping Center. Mr. Freeman explained they are request three things: (1) a rezoning to B3 Planned Business Center Development; (2) a special use for a Planned Unit Development; (3) approval to allow for a Health Club greater than 10,000 square feet in area as part of the Planned Unit Development request. Mr. Vittore explained his role in the development of the Cambridge Commons Shopping Center and provided a brief history of the property itself, as well as the proposed renovations. 07/17/2019 Mr. Demuth discussed the site plan and elevations for the 24 hour fitness as well as the Cambridge Commons Shopping Center. The proposed changes include the removal of the wood finish and replacement with a combination of cladding and wood grain finishes, however, the east and west elevation of the building would remain the same. A new roof would also be installed. Mr. Demuth explained the new dimensions of the proposed freestanding sign, which is proposed to be smaller in height and setback further than the existing sign, all permitted within the current building code. Additionally, Mr. Demuth discussed the parking lot lines and the proposal to change the direction of the parking spots to help reduce any light pollution as well as their ideas on how to mitigate the light from the light poles and centering it so it does not spill over into the residential areas nearby. All materials are solid and contemporary Ms. Means discussed the traffic study performed at the site. The traffic study showed little to no impact on the adjacent properties to the development. In fact, the site will have less traffic than the former usage. Ms. Means continued to explain the flow of traffic and the minimal traffic the development will have overnight and commented that the lot has more than enough parking, more than required by Village code. Com. Moodhe thanked them for taking into consideration the lighting and the parking. Com. Moodhe suggested they look into LED lighting to minimize the light pollution, but would be an added expense. He commented that he is happy to see an improvement to the area and suggested the developers look at the demographics of the area to get a better feel for the tenants they should attract to the new development. Mr. Vittore explained to Com. Moodhe that the neighbors of the development would be a key component to the redevelopment. Com. Au asked the developer where employees would park. Com. Au expressed concern over the safety of the employees and parking in a dark area of the lot. Mr. Vittore said the employees would park in the south east corner. He noted that there are only 5 employees and their safety is a priority. He suggested that the employees who work the overnight shift may need to move their cars closer to the building. Com. Cesario brought to attention the email that was produced by a concerned resident and discussed the concerns mentioned in the email. Mr. Vittore reiterated their plans to reduce light pollution by reconfiguring the parking lot lines and their plans for monitoring overnight parking. They will have a contract with a towing company and have the employees monitor any cars that may be parked too long. Com. Cesario commented on the lot changes and the landscaping of the property, which were both a point of concern in the email to Staff and the Planning and Zoning Commissioners. Mr. Vittore explained the addition of the sidewalk to promote a walkable and welcoming feel to the development. He noted that the current landscaping is a little over grown and is looking to improve the landscape by pruning the trees and bushes as well as adding a few trees; they do not intend to remove any landscaping. Mr. Vittore commented that the owners of 24 Hour Fitness are committed to the upkeep, not only of their building, 07/17/2019 but of the property as well. Mr. Vittore sees no issues working together with the tenants and or the neighbors on the upkeep of the landscape. Com. Cesario continued to read the list of questions and concerns from the email, and asked the developers about any issues they know of regarding water drainage and flooding as it relates to the property and the development. Com. Cesario noted that there is a pond/body of water near the property and asked if they knew who owned the pond. Mr. Vittore answered that he believes the pond/body of water is the property of the Park District and is unaware of any water drainage or flooding as it relates to the current development. As far as the new development goes, they do not intend to add any additional non-permeable surfaces that could possibly cause any flooding. Com. Goldspiel discussed the proposed lighting on the property and the subsequent light pollution that may come from the lighting. Mr. Vittore commented on LED lights, and how they are harder to contain. He mentioned that he spends a lot of time at the property observing the lights as they are now; it is not in their plans to add any additional light poles to the parking lot. He reassured the Commissioners and those in attendance, that the light pollution continues to be a priority and they have been working on creative ways to contain the lights such as different boxes. Com. Goldspiel asked about the property line and who is responsible for what when it comes to the landscape on the east side of the development. Mr. Vittore said the property line is in front of the fence and that they (the owners of the development) are responsible for the trees. Com. Weinstein asked them to bring up the parking lot plans again and reviewed the proposed changes to the direction of the parking lot line with the developers and the commissioners. Mr. Vittore discussed the traffic study that Ms. Means and her team conducted as it relates to the proposed parking lot line changes. Com. Goldspiel suggested the development team do a light study on the existing lighting at night. Com. Cesario reiterated the proposal by the petitioner, they are asking for B3 use of health club greater than 10,000 sq feet and approval of the preliminary plans. Com. Cesario entered the Staff Report as Exhibit One Com Cesario entered the email referenced throughout the meeting as Exhibit Two. Frank Sears (50 Lake Blvd, Buffalo Grove), resident at Cambridge on the Lakes was sworn in Mr. Sears explained the position of the apartment building to the subject property. Mr. Sears expressed his concerns and the importance of the landscaping, signage, lighting and the poles, is to the residents that neighbor the Cambridge Commons. He noted that - historically - the landscape has never been cared for properly and hopes that the developers and owners of the property remain true to their promise and askes staff to monitor the landscape. Lastly, he suggested the employee’s park in the South West corner so it does not disrupt the residents. 07/17/2019 Mr. Sears continued to speak about the landscape, specifically the trees. He commented that during the summer the trees provide coverage from light, however during the winter, the trees don’t have leaves and will no longer provide coverage. Com. Moodhe verified with the developers that the proposed signage is smaller and setback further than the current signage. Mr. Freeman answered yes. The proposed freestanding sign will be small and setback further than the current sign. Florin Coles and Chuck Freedman were sworn in. Mr. Coles is a resident and the HOA President of Cambridge on the Lakes. Chuck Freedman is a current resident and past President of Cambridge on the Lakes. Mr. Coles I speaking as a resident and on behalf of the residents that reside at Cambridge on the Lakes. Mr. Freedman noted that the HOA redid the lights in the parking lot at Cambridge on the Lake with the neighbors in mind and hopes the developers do the same. Mr. Freedman commented on the drainage issues they have been experiencing due to the changing weather patterns and asked staff to look into the mitigation of the lakes in that area. Additionally, the tree line on the east is over grown and needs attention by both parties to provide a solid light and sound barrier to the neighbors. Mr. Coles thanked staff for distributing the email and the commissioners for asking the questions, as well as the developers for providing answers. Mr. Coles asked for clarification on a few items that were outlined in Exhibit Two. The first was in regards to the light pollution. Mr. Coals asked if the owners/developers had a schedule in mind for when the lights would be dimmed or turned off in the parking lot and or building on the east side. The second was regarding the tree line. Mr. Coles said he is definitely in favor of working together on the tree line, however, they expect maintenance of the trees. Mr. Vittore answered that they do not have a schedule for the dimming of the lights yet, however, they believe this will be an easy problem to solve. In regards to the trees, he understands that it needs some work. Mr. Vittore noted that the tenants of 24 Hour Fitness will be very concerned about the site being a presentable center for their business. Com. Au asked staff if they could look into the drainage of the pond/lake near the two properties. Deputy Village Manager Chris Stilling said he will speak with the Public Works Department and the Park District about the drainage in that area. Mr. Stilling noted that the hearing for the proposed development will continue into the next meeting. Com. Weinstein made motion to continue the public hearing to the next regular scheduled Planning and Zoning meeting at 7:30 on August 7, 2019 located at Village Hall. Com. Moodhe seconded the motion. 07/17/2019 RESULT: TABLED [UNANIMOUS] AYES: Moodhe, Cesario, Goldspiel, Weinstein, Au, Richards ABSENT: Matthew Cohn, Zill Khan Regular Meeting Other Matters for Discussion None Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Jun 19, 2019 7:30 PM Fix slop to slope and year to yard RESULT: ACCEPTED [UNANIMOUS] AYES: Moodhe, Cesario, Goldspiel, W einstein, Au, Richards ABSENT: Matthew Cohn, Zill Khan Chairman's Report Com. Cesario asked if the Commissioners would be willing to share contact information with each other to ensure they have a quorum on meeting nights. Committee and Liaison Reports Com. Cesario attended the last scheduled Board Meeting and discussed Link Crossing development and the land banking finance they are moving forward with. Staff Report/Future Agenda Schedule Nicole discussed a tentative timeline for Ratio and the Comprehensive Plan kick-off. Public Comments and Questions None Adjournment The meeting was adjourned at 9:10 PM Chris Stilling APPROVED BY ME THIS 17th DAY OF July , 2019