2004-04-07 - Plan Commission - Minutes Board or Commission: ❑ Plan commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 04/07/2004
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
April 7, 2004
Insignia Homes, Prairie Road Townhomes,
Annexation with zoning in the R-8 District
With a Residential Planned Unit Development (P.U.D.) and
Approval of a Preliminary Plan for 41 twnhomes, east side
Of Prairie Road across from Chestnut Terrace
Chairman Ottenheimer called the hearing to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman
Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald,
explained the procedure to be followed for the public hearing, and swore in all persons who
wished to give testimony.
Commissioners present: Chairman Ottenheimer
Mr. Samuels
Ms. Bocek
Ms. Kenski-Sroka
Mr. Khan
Mr. Teplinsky
Mr. Stark
Mr. Cohn
Commissioners absent: Mr. Smith
Also present: Mr. Lawrence Freedman, Ash Anos Freedman& Logan
Mr. John Green, Groundwork
Mr. Alan Scimeca, Insignia Homes
Ms. Amy Flairty, Pugsley & LaHaie Ltd.
Mr. Steven Trilling, Village Trustee
Mr. Jeff Berman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. William Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
Mr. Greg Summers, Associate Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Aerial photograph, undated
Exhibit 2: Concept Plan dated July 25, 2003
Exhibit 3: Preliminary Site Plan dated January 6, 2004
Exhibit 4: Preliminary Site Plan revised dated March 29, 2004
Exhibit 5: Preliminary Site Plan with Avalon Drive extended, revised dated March 29, 2004
Exhibit 6: Preliminary Unit Floor Plans, Unit A dated January 20, 2004
Exhibit 7: Preliminary Unit Floor Plans, Unit B, dated January 20, 2004
Exhibit 8: Preliminary exterior elevations, 4 unit building, dated January 2, 2004
Exhibit 9: Preliminary exterior elevations, 3 unit building, dated January 2, 2004
Exhibit 10: Exterior elevations, Color palettes 1 and 2, dated February 23, 2004
Exhibit 11: Preliminary Engineering Plan dated February 23, 2004
Exhibit 12: Preliminary Landscape Plan dated January 15, 2004
Exhibit 13: Preliminary Landscape Plan, revised, dated January 5, 2004
Exhibit 14: Memo dated April 1, 2004 from Greg Summers to the Plan Commission
Exhibit 15: Topographic Survey dated November 30, 2003
Exhibit 16: E-mail memo from Troy Shannon to Robert Pfeil dated January 14, 2004
Exhibit 17: E-mail from Troy Shannon to Robert Pfeil dated April 5, 2004
Exhibit 18: Demonstration of development to the north, undated
Mr. Freedman stated Insignia Homes is the contract purchaser of a 7.14-acre assemblage. They
are seeking to annex these parcels of property to the Village and upon annexation they are
seeking an R-8 zoning classification subject to a residential planned unit development. In
addition they are seeking approval of a preliminary plan to allow for the construction of 41
townhomes and certain variations.
Mr. Green stated the site is located on the east side of Prairie Road, opposite Chestnut Terrace.
Currently the site is in unincorporated Lake County and has four home sites on it. The site is
listed in the Buffalo Grove Comprehensive Plan for inclusion into the Village for development
as a 6 unit per acre townhome or multi-family site. The proposed project is for a 5.74 unit per
acre planned unit development with an underlying zoning of R-8. Surrounding the site to the
south is the single family Mirielle development, east is the Wisconsin Central Railroad line, to
the east of that is a small industrial parcel. To the north is also unincorporated Lake County land
that is developed similarly to that which exists on the subject site today. To the west are the
Woodlands of Fiore, a single family and townhome complex.
Mr. Green stated much has happened to the proposed plan in the course of two workshops and
ART meetings. The original concept plan proposal started out with 48 townhome units in 14
buildings on the 7.14 acres of land. The second plan evolved into 11 buildings and 41
townhouse units. That plan saw the extension of Chestnut Terrace terminating in a cul-de-sac
sized as requested by the local school districts and for emergency vehicle turnaround. It had also
included features such as a gazebo, a centralized public gathering area including a playground, a
bikepath system moving north and south through the site, building spacing set so that no side to
side condition was less than 24 feet apart, a future connection opportunity for property
development to the north, a wet retention facility designed both as an amenity feature and as a
destination point on the site. There were also 15 additional parking spaces located on the site in
two areas. Over the course of the workshops the streetscape was designed so that additional
parking could also be provided to a maximum on the streets and the streets are all Village
standard streets. All the streets are a full 60-foot right of way and meet all Village standards. A
fence along Prairie Road has been designed to be staggered as a combination of board on board
and ornamental fence so that the landscaping can work in and out of that fencing area thus
enhancing the streetscape along Prairie Road. The buildings are angled on the site especially
along Prairie Road and the south side of the site to create average yards of 40 feet at building
one, 50 feet at building two, 55 feet at building 10 and 80 feet at building 11 in lieu of the 35 feet
required by the PUD standards.
Mr. Green stated since the second workshops there have been some other enhancements
incorporated into the plan and those are based on the comments received from the Plan
Commission during the second workshop and also on the processing through the ART review
team meetings.
Mr. Green stated the modifications of the proposed plan include the widening of Chestnut
Terrace at the intersection with Prairie Road to permit a three-lane flow through in and out of the
site so that it will allow a better opportunity for traffic to go left, right or continue straight
through Chestnut Terrace. It also includes a hammer head turnaround at the end of the street
extending to the north for both service and convenience until such a time as a street will continue
to the north from the site.
Mr. Green stated they have reformed the fencing at the entrance point to the site where Chestnut
Terrace intersects Prairie Road so that that also becomes a design amenity and feature and
protects the site lines for cars coming in and out and at the same time opens up the vista on the
corner making it a more inviting entrance. They have also flipped buildings 6 and 7. They have
done that at the request of the ART so that there would be minimal monotony concerns on the
buildings.
Mr. Green noted they have also been involved in the coordination of the plans of the civil
engineering needs for overland drainage to the north for the sidewalk at Prairie and for the
necessary turn lanes to and from Prairie Road. In communication with the Lake County
Department of Transportation, they have requested a deceleration or right turn lane as you move
north on Prairie and they have also created a left turn lane as you move south along Prairie. This
will allow traffic to continue to flow both north and south as people try to maneuver onto or from
the site.
Mr. Green stated that in order to accomplish this plan there are several variations listed. He
stated they believe these variations are consistent with the intent of a planned unit development
as listed and defined in the Village of Buffalo Grove which is a tool created to allow everyone to
achieve together the best possible site plan. They include the technical creation of a cul de sac in
excess of 500 feet. This is only for the plan presented now. There is also a plan, which includes
an extension of Avalon Drive from the south. It also includes a variation to permit the wet pond
to serve as a design feature and to be designed so that they can create the terracing and the
ledging seen around the pond allowing it to be an amenity and a feature. Another variation is for
a side yard setback of 24 feet for buildings 2 and 3. This is done in order to create a building
separation between their adjacent buildings in excess of 24 feet. Finally, a variation is needed
for the various fronts and side yard setbacks created by creating the 60 foot right of ways on the
site for the various streets. These are not inconsistent with typical townhouse developments.
Mr. Green stated the alternate plan with Avalon Drive extended differs from the basic plan in
some small but significant ways. First, the full right of way for Avalon comes onto the site.
Second, with this any need for a cul de sac variation would go away. Third, as the road extends
onto the site one of the units in building 10 is eliminated so it would become a 40-unit
development. Also Chestnut Terrace would now T into Avalon Drive. All of the other elements
within the two plans are consistent.
Mr. Green reviewed the floor plans for both units A and B noting that by spacing the buildings
24 feet apart they are able to incorporate windows and step outs on the sides. The interior A unit
is 1990 square feet and the end version of that is 2,020 square feet. The B unit is 2,190 square
feet and the end unit version is 2,220 square feet. All of the proposed units have three bedrooms,
no fourth bedroom option or opportunity, kitchens with breakfast rooms, great rooms with dining
areas, laundry on the second floor, walk in closets, fireplace options in the great room, skylight
options in the master bathrooms, 9 foot ceilings on the first floor, stairs open to the second floor
and down to the basement.
Mr. Green reviewed the exteriors of the buildings noting they are designed to be low
maintenance buildings. Two color palettes have been created for the buildings and have been
designed to be complimentary but noticeably different when placed next to one another.
Mr. Green stated the detention has been designed now to be retention. It has terraces, a variety
of landscaping along these terraces. They are mixing the terracing with the soft slope. Even the
cell tower was taken into consideration as a future amenity and they have therefore created a
peninsula on which that tower sits. The retention pond will have its entire land overflow
released to the north. Release will be contained and controlled as is required by Village
ordinance. Water and sanitary is available to the site. The water has been designed to be looped
and is stubbed to the north in order to create opportunities for properties to the north.
Mr. Green reviewed the landscape plan noting the terraces around the peninsula show a variety
of wet planting mixes on the lower terraces and day lily cover on the middle terraces. The upper
terrace has a solid screen or arborvitae on three sides. At the end of the access path to this area
they have created a paved sitting area and overlook. At the time the cell tower no longer exists
there will be a nice feature on the site. Mr. Green noted they have created a six-foot continuous
fence along the east side of the side, which provides both security and visibility screening and
some enhancements at the railroad side of the site.
In conclusion Mr. Green stated it is their belief that the proposal is not only consistent with the
stated use outlined in the Village Comprehensive Plan but also with the designs and desires for a
Planned Unit Development within Buffalo Grove to achieve "balanced neighborhoods
containing physical, economic and social assets" with the high caliber expected to be found in
Buffalo Grove.
Mr. Freedman stated the developer is prepared to build either the 40 unit or 41-unit plan
depending upon the recommendation of the Commission and ultimately the Board of Trustees.
Commissioner Kenski-Sroka noted there has been a question raised as to whether there is a need
for another townhome development within Buffalo Grove. She asked if there has been any
difficulty in the initial offering of these homes.
Mr. Green stated they have not ended up sitting vacant for extended periods of time. However,
in one of the projects recently they did have to change some of the units from the largest unit to
the next unit size down because there just did not seem to be the interest or the price point of the
large unit. However, all of the units have sold in all of those developments.
Commissioner Khan stated he appreciates the left turn lane going into the subdivision. He noted
there is still a small section of the main that will be left as a dead end main and asked if they
could take it north of building 3 and just connect it to the dead end main there.
Mr. Green stated they have discussed that with Mr. Kuenkler and they have asked him to tell
them where he felt the best connection point would be.
Commissioner Khan asked who would be maintaining the island in the cul de sac because he
would not want the Village to have to do the maintenance.
Mr. Green stated it would be in the declaration that the association will do the maintenance.
Commissioner Khan asked what is planned for the peninsula once the cell tower is removed.
Mr. Freedman stated they have no plans as yet and he stated they would have to come back
before the Village and present something for approval.
Commissioner Khan noted the developer is requesting a variation for the retaining wall that is
two tiered while not providing a bench that goes between the wall. He stated he is concerned
with the public safety once the cell tower is taken down and there is free access to the pond. He
therefore suggests either some kind of fencing that goes along with the retaining wall or
elimination of the retaining wall once the tower comes down.
Mr. Green stated that during the time the cell tower is in place they have included a 5-foot high
cyclone fence so that the area is secured. They have increased the size of the terraces to 6-7 feet.
They have now actually gone to three terraces because the water no longer comes up against the
bottom terrace. They now have it at least 3-5 feet away from the bottom terrace so that they
have another landbank before the water surface and they have created almost 15-18 feet of space
as you terrace down. Either option would then be doable later on because with that much space
between the terraces there is an opportunity to do a slow gradient or the creation of a knee rail.
Commissioner Bocek asked which of the trees would be left and which would be removed.
Mr. Green reviewed the existing trees on the site and noted the acting forester's staff indicated
many of the trees scheduled to be saved should not be because of the species of the tree or the
shape and condition of the tree which was not worth saving. He stated they are still proposing to
save several other greens around the perimeter of the site because those will not be affected by
grading and they appear to be in good condition.
Commissioner Bocek asked if the developer was creating the opportunity to tie in the utilities
and such in anticipation of future development to the north.
Mr. Green stated yes. He noted they have extended stubs of water and sanitary lines to the north.
Electric, telephone and other utilities would be located in the rear yards around the perimeter and
in addition by creating the natural overland flow and release to the north, they can continue with
what is becoming an open scape along the railroad line where the detention and retention for
sites to the north can actually become a series of nice spaces all the way up to Route 22. In order
to help facilitate that when they designed the bikepath through the site they have a leg that goes
off to the north and a little toward the east. This could then tie directly in and become part of the
feature of any detention or retention on the parcels to the north.
Commissioner Samuels asked if there is any research as to the likely buyer profiles and what
impact this development might have on the school districts.
Mr. Green stated during the workshop process both of the school districts involved in this area
had given some presentation about the number of children they anticipated and indicated they
did not see a tremendous amount of children. He stated they had anticipated about 20 children
between the ages of 0-18.
Commissioner Samuels asked if any market research had been conducted to research that issue.
Mr. Green stated no.
Commissioner Samuels asked what the property immediately to the north of this project is.
Mr. Green stated it is currently Lake County unincorporated. This property and the next three
parcels to the north are designated in the Village Comprehensive Plan for the same type of
development that is being proposed on the subject site by Insignia. This additional planned
residential area is approximately 4 acres. There is another parcel north of the residential lots
about 600 to 650 feet in length that is designated for commercial use in the Village's
Comprehensive Plan.
Commissioner Samuels asked if the street to be developed were to connect to that future
development would be sufficient to handle all the traffic for that development.
Mr. Green noted there is another connection opportunity out to Prairie Road that is scheduled to
have a connection point. The street could handle strictly the residential portion.
Commissioner Samuels asked if there would be room for any additional on street parking.
Mr. Green stated yes. He stated they have indicated the opportunity for about 31 additional cars
to park on the street as the site is designed. They have met the requirement of 2 parking spaces
per unit in the garages, 31 additional parking spaces available on the street and 15 parking spaces
available as designed into the site for a total of 128 parking spaces.
Commissioner Stark stated it seems that if Avalon Drive goes through, some parking will be lost.
Mr. Green stated no. He stated they are showing 10 parking spaces now in a small parking area.
By losing a unit in building 10 they can create a full right of way extending through to the north
and still create 10 parking spaces on either side of the street.
Commissioner Stark stated one of his concerns is a massive gathering for holidays.
Mr. David Sternberg, 2170 Avalon Ct. N., stated the people in Mirielle have no dispute with the
people from Insignia in developing and bring this townhome development. He stated his major
concern is the issue of Avalon Drive being opened up into the Insignia development and onto
Prairie. The majority of the people in Mirielle are extremely concerned about this issue. As it
stands now Mirielle and Avalon Drive is basically a peripheral road around the entire Mirielle
development. The purpose of Avalon Drive as it is now is to provide access to the various
homes to the various homes and the park within the Mirielle development. The only exit from
the Mirielle development from Avalon Drive on the north side is through Edenvale unto Prairie.
He noted the opening of Avalon would provide a shortcut if people want to go north and avoid
traffic on Prairie. He stated the residents have seen the traffic that is there between 6:00 a.m. and
9:00 a.m. There is often a wait at the corner of Route 22 and Prairie. Since the Insignia
developers do not see the need to make Avalon a through street and since Mirielle residents do
not want a through street, what is the public need and urgency in making Avalon a full access
through street. He further noted there are many children living along the site for the Avalon
extension and they are concerned about speeding cars
Mr. Sternberg stated they understand the need for some sort of limited access. They have
discussed the possibility of some kind of gate that could be controlled by the police and fire
departments or a raised median of some kind or it could be kept as a dead end. He stated there is
no reason why some kind of compromise resolution cannot be arrived at short of having a full
service road.
Mr. Frank Ladonne, 34 Chestnut Ct. W., stated the proposed R-8 zoning would degrade the
present character of use, which is single family residential. This proposed development would
significantly increase the density of use from four families today to 41 families. This severely
increased density would impact the surrounding community in numerous ways. There would be
a dramatic increase in traffic entering and exiting onto Prairie Road which today is characterized
by bumper to bumper traffic from Chestnut Terrace to Half Day Road during both the morning
and evening rush hours. In addition, the petitioner is requesting eleven separate variations in the
R-8 zoning requirements, which in itself represents degradation in the character of use. These
requested variations include numerous requests for reduction in setback requirements as well as
requests to waive requirements for flat areas. This proposal represents an experience in
overintensification of use and overdevelopment of the site that is out of character with the
surrounding community and would result in degradation of quality of life.
Mr. Joseph Hautzinger, 22723 Prairie Road, Prairie View, stated traffic does back up past his
house every morning. His other concerns are regarding the setback requests of 11 feet on
buildings 2 and 3. He stated he is concerned with the runoff onto his apple orchard. He is also
concerned with the street lights and the effect this might have on his orchard. He is also
concerned that the runoff will blow out his septic system, which will cause health concerns.
Mr. Laura Werner, 2189 Avalon Drive, asked why the Fire Commissioner is not here tonight.
She noted there are other areas in Buffalo Grove, which have only one access, namely Amli
Apartments. She also stated that eventual extension of Avalon even further would create even
worse problems.
Mr. Mark Truger, 2181 Avalon Drive, noted that Didier Farm will be developed into a housing
community in the future and the infrastructure should be developed for the roads now or it will
be impossible to move around in 3-5 years.
Ms. Julie Lefar, 2038 Jordan Terrace, noted the referendum for road improvements just failed in
the county so how will Prairie Road ever be widened. She also stated she has an issue with
insufficient community services, which will only be made worse with the development of more
townhomes. She stated as a taxpayer in District 102 she has a real issue with tax dollars going to
District 103 while traffic and density is brought in by this new development. She further noted
that too many multi-family units go to rentals, which are a problem.
Mr. Jay Dhesi, 2202 Avalon Drive, stated with the train tracks being added there will be more
delays at Route 22 and the railroad crossing. He stated someone should look into making Route
22 a four-lane roadway all the way to Milwaukee.
Mr. Hautzinger stated he never received any notice about this development and asked who
should have sent him a notice.
Mr. Pfeil stated the petitioner provided a list of property owners within 250 feet and that is the
list the Village used. He will have to check if there was an omission from the list provided.
Ms. Jody Grant, 2292 Avalon Drive, stated she lives in the cul-de-sac and her kids walk across
the street to catch the school bus every morning. She stated she cannot imagine how dangerous
it will be if the street is opened up.
Ms. Fandhu, 2267 Avalon Drive, asked how the Commission is leaning at this time.
Chairman Ottenheimer stated the regular meeting after the public hearing is closed would be the
time for opinions to be expressed.
Mr. Freedman stated whatever the development would be, single-family or some other use, the
issue of whether Avalon Drive goes through or not is the same and it is an issue that is really
independent of their proposal.
There being no further comments or questions from anyone else present, Chairman Ottenheimer
closed the public hearing at 9:10 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair
Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 04/07/2004
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
April 7, 2004
Insignia Homes,Annexation with zoning in the R-8 District
With a Residential Planned Unit Development (P.U.D.) and
Approval of a Preliminary Plan for 41 townhomes, east side
Of Prairie Road across from Chestnut Terrace
Proposed Buffalo Grove Bank & Trust,Annexation with zoning
In the B-1 District, rezoning of one parcel from R-4A to the B-1
District and approval of a Preliminary Plan, southwest corner of
Buffalo Grove Road/Old Checker Road—Workshop #2
Final Plat of Subdivision—Buffalo Grove Professional Center
(313 Dundee Road)
Chairman Ottenheimer called the meeting to order at 9:10 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Ottenheimer
Mr. Samuels
Ms. Bocek
Ms. Kenski-Sroka
Mr. Khan
Mr. Teplinsky
Mr. Stark
Mr. Cohn
Commissioners absent: Mr. Smith
Also present: Mr. Lawrence Freedman, Ash Anos Freedman& Logan
Mr. John Green, Groundwork
Mr. Alan Scimeca, Insignia Homes
Ms. Amy Flairty, Pugsley & LaHaie Ltd.
Ms. Amy Kurson, Greenberg Traurig
Mr. Richard Rushkewicz, Northbrook Bank& Trust
Mr. John Reagan, Wintrust Financial Corporation
Mr. Tim Doron, KLOA
Mr. Steven Trilling, Village Trustee
Mr. Jeff Berman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. William Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
Mr. Greg Summers, Associate Planner
APPROVAL OF MINUTES
Moved by Commissioner Teplinsky, seconded by Commissioner Kenski-Sroka to approve the
minutes of the regular meeting of February 18, 2004. All commissioners were in favor of the
motion and the motion passed unanimously with Commissioner Samuels abstaining.
Moved by Commissioner Kenski-Sroka, seconded by Commissioner Khan to approve the
minutes of the public hearing of March 3, 2004. Commissioner Khan noted an addition is
necessary to complete a sentence on page 2, paragraph 1. All Commissioners were in favor of
the amended motion and the motion passed unanimously.
Moved by Commissioner Teplinsky, seconded by Commissioner Kenski-Sroka to approve the
minutes of the regular meeting of March 3, 2004. All Commissioners were in favor of the
motion and the motion passed unanimously.
COMMITTEE AND LIAISON REPORTS—None
INSIGNIA HOMES, ANNEXATION WITH ZONING IN THE R-8 DISTRICT WITH A
RESIDENTIAL PLANNED UNIT DEVELOPMENT (P.U.D.) AND APPROVAL OF A
PRELIMINARY PLAN FOR 41 TOWNHOMES, EAST SIDE OF PRAIRIE ROAD ACROSS
FROM CHESTNUT TERRACE
Moved by Commissioner Samuels, seconded by Commissioner Kenski-Sroka to recommend
approval to the Village Board of the petition for annexation with zoning in the R-8
Multiple-Family Dwelling District with a Residential Planned Unit Development (P.U.D.) and
approval of a Preliminary Plan with the following variations pursuant to the proposed
Preliminary Plans: ZONING ORDINANCE — Section 17.28.050.E.4.b. (to allow a perimeter
boundary setback of 24 feet instead of 35 feet for Buildings #2 and #3); Section 17.40.040.C. (to
allow a minimum front yard of 21 feet instead of 25 feet; minimum corner side yards of 20 feet
(Building #1), 9 feet (Building #4 and 10 feet (Building #5) instead of 25 feet adjacent to
Chestnut Terrace); to allow a minimum corner side yard of 10 feet instead of 25 feet (Building
#10) adjacent to Avalon Drive); DEVELOPMENT ORDINANCE — Section 16.30.050.A.4. (to
allow a cul-de-sac length of 600 feet instead of 500 feet); Section 16.50.040.C.4. (concerning the
design of the stormwater retention facility (pond); to allow a side slope of 4:1 instead of 5:1, to
allow a retaining wall (with two tiers, each two feet in height) and to waive the requirement for a
12-foot wide flat area at the high-water line around the perimeter of the pond), so that the
petitioner can build its proposed development consisting of 40 new townhomes and later
removing the cellular antenna, pursuant to the testimony and exhibits introduced at the public
hearing and subject to:
1. Petitioner looping the water system as discussed at the public hearing
2. To approve the version of the subdivision that involves a full street connection.
Commissioner Samuels stated this is a plan that is virtually entirely consistent with the
Comprehensive Plan as far as what the Village wanted and expected to be developed on this
property and it reflects the density that was contemplated. The school districts have no problem
with the children that it will generate and the streets were also planned to accommodate this
development. He further noted he was on the commission when Mirielle was proposed and laid
out and they specifically required the developer to stub the street in order to connect further to
the north. There is also a parcel in the middle of Avalon Drive that was also planned to consist
of six more lots with Avalon going through the middle piece also. He stressed that the Village
always tries to integrate neighborhoods without creating islands and they connect streets. The
Fire Department has always specified full access wherever possible. In addition the
development as proposed has one less variation because it does not need a variation for the
500-foot cul-de-sac length. Lastly, to suggest that the children from another development
should go out to Prairie Road to get picked up by a school bus rather than being picked up on an
internal residential street makes no sense. Those school buses that would have to stop on Prairie
Road and stop traffic in both directions when they do, will no longer have to stop on Prairie
Road in that location and will contribute to an improvement in traffic.
Commissioner Stark noted that the Fire and Police Departments would have to jog around the
development to get to the northernmost areas of Mirielle if Edenvale was blocked. He further
noted he does have a problem with the tax dollars from this development going to Lincolnshire
schools. Most importantly, he does not believe, as the traffic study states, that this development
will not add any dramatic increase in traffic. He stated the traffic problem should be solved first
before any new developments and more cars are added to an already overcrowded situation.
Commissioner Khan noted the Village must have thought and considered the consequences of
stubbing the road going north. Since then there is an expectation by the Village Board to have
this road extended north. He noted all public improvements are done first before a builder can
pull a permit and therefore every homeowner must have known about the road. He further noted
that it is just good planning not to isolate subdivisions. A developer has a right to develop a
parcel and the time has come for such development here. He noted he finds nothing
objectionable in these plans and will support the road going further north.
Commissioner Bocek stated she would suggest some kind of signage or speed bumps or
something to inhibit people from speeding through the subdivision. However, this is not the
only subdivision that exits that has multiple outlets. She noted the traffic is an issue with or
without this development and she will support this development.
Commission Cohn stated he has two concerns with this development. First, the Fire Department
has not as yet answered the question as to whether the community can be protected without a full
service access road. Secondly, the traffic studies do not answer the questions raised by the
community. Neither study answers the question of what the pass-through traffic impact would
be if the road connects. Because the people came here and raised this question, they deserve an
answer and the answer was not given. He stated the evidence is insufficient at this time to
support this development.
Commissioner Teplinsky stated he believes the January 16, 2004 memo from the Village's
traffic consultant does address the issue of pass through traffic through Mirielle. He noted he
has been troubled with the issue of whether or not we need to build more townhomes now.
Density is an issue and concern for him, notwithstanding what the traffic studies say. However,
the memo from the deputy fire commissioner requesting full access clinches it for him and he
will be supporting the plan with full access.
Commissioner Kenski-Sroka noted two traffic consultants have stated there will be no material
impact on the traffic situation if this project is built. The Fire Department states it is imperative
that the road goes through if this development is built. Therefore, she can see no justifiable
reason not to support this plan and the road.
Chairman Ottenheimer called for a vote on the motion and the vote was as follows:
AYES: Samuels, Bocek, Kenski-Sroka, Khan, Teplinsky, Ottenheimer
NAPES: Stark, Cohn
ABSENT: None
ABSTAIN: None
The motion passed 6 to 2.
PROPOSED BUFFALO GROVE BANK & TRUST, ANNEXATION WITH ZONING IN THE
B-1 DISTRICT, REZONING OF ONE PARCEL FROM R-4A TO THE B-1 DISTRICT AND
APPROVAL OF A PRELIMINARY PLAN, SOUTHWEST CORNER OF BUFFALO GROVE
ROAD/OLD CHECKER ROAD—WORKSHOP 92
Ms. Kurson noted the first and most important change made to the plan is pursuant to the
recommendations of the Village Fire Department. They have increased the size of the driveway
on the east to 18 feet. That resulted in having to take 6 feet from some place else on the site. 3
of those feet have come out of the front yard setback and 3 feet have come from the back yard
setback. They have had to increase their request for the variation on the front yard setback so
that in some places they are down to only 8 feet from the property line in terms of landscaping.
As can be seen on the plans the right of way remains fairly substantial so the appearance of
landscaping will still be very attractive. At the rear of the building they are reducing the 12-foot
setback is being reduced to 9 feet. The fence there should be a sufficient buffer for the
neighbors. In addition to the expansion of the driveway on the east side of the property, they are
losing some of the site because Lake County has requested a very substantial amount of right of
way on Buffalo Grove Road and Old Checker Road. She noted they have adjusted their sign
plan to go from an angled plan to a sign that is curved. It will be a single sided sign with letters
that conform to Village standards. Unfortunately, that sign will not be set back from the
property line as much as the ordinance requires and instead will be right on the property line. In
addition they have made the building elevations somewhat more elegant by adding more stone at
the base of the building.
Commissioner Bocek stated the one thing that has continuously bothered her is the circulation
and queuing. She asked if any thought has been given to some kind of a break in the long run of
parking.
Ms. Kurson noted they are already requesting a variation on the parking and they are trying to
keep the variations as limited as possible which is why they have not included any break due to
the possible loss of spaces.
Commissioner Bocek noted her concern particularly with the queuing because if there are
several cars waiting to get out and go right and especially if the light is red, there may be a
backup into parking areas.
Ms. Kurson stated their traffic numbers are indicating they will have 10 cars that are trying to
pull out like that during peak hours. That is one car every six minutes and they are not expecting
any substantial queuing problems there.
Commissioner Teplinsky asked if there has been any progress on efforts to expand the size of the
site.
Ms. Kurson stated they have been pursuing that.
Commissioner Samuels asked for an explanation of the stacking and queuing works for the drive
through lanes.
Mr. Doron stated they surveyed various banks and did not find the stacking demand required by
code. Electronic banking has changed the banking industry considerably. The most they ever
saw at any of the banks was four cars total, including the cars in the service lane. Their study
further showed the highest traffic volume to be 38 cars arriving in an hour. This site provides
stacking for six cars, two per window before blocking the by-pass lane. Additionally, the most
they ever found for cars being serviced at once was four. He stated the codes have not caught up
with what is happening in this area.
Commissioner Samuels asked if there is anything to prevent someone from circulating around
the wrong way in the drive through lanes because they are not visible from the street. A new
visitor to the site would not necessarily know which to go.
Mr. Doron stated it would be taken care of by signage. As you enter the site from Buffalo Grove
Road, there will be "do not enter" signage. Details have not been worked out as yet but will be
included in the final engineering plans.
Mr. Richard Roman, 140 Manchester Drive, questioned the ability of cars wanting to go north on
Buffalo Grove Road to exit the bank on Checker Road during traffic and immediately move into
a left turn lane. He further noted that Manchester Drive is a private street and this development
may increase cut through traffic.
Ms. Perez, 130 Buffalo Grove Road, stated her property is still under negotiation with the
petitioner.
Chairman Ottenheimer and the Commission stated the plan is ready for public hearing.
FINAL PLAT OF SUBDIVISIONBUFFALO GROVE PROFESSIONAL CENTER (313
DUNDEE ROAD)
Moved by Commissioner Samuels, seconded by Commissioner Kenski-Sroka to approve the
Final Plat of Subdivision for the Buffalo Grove Professional Center.
Chairman Ottenheimer called for a vote and the vote was as follows:
AYES: Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn, Ottenheimer
NAPES: None
ABSENT: Smith
ABSTAIN: Samuels
The motion passed 8 to 0.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next regular meeting is scheduled for April 21, 2004.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Kenski-Sroka, seconded by Commissioner Khan and carried
unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 10:14 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair