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2001-07-18 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 07/18/2001 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION July 18, 2001 Proposed Dominick's fuel center, Chase Plaza, north side of Lake Cook Road east of Arlington Heights Road,Amendment of a Planned Unit Development and Preliminary Plan in the B-2 District 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 Mr. Trilling Ms. Dunn Mr. Feldgreber Mr. Panitch Mr. Smith Ms. Kenski-Sroka Ms. Bocek Commissioners absent: None Also present: Mr. David Hene, Dominick's Mr. Stephen Corcoran, Metro Transportation Group Mr. Walter Hainsfurther, Kurtz Associates Mr. William Raysa, Village Attorney Mr. Jeff Braiman, Village Trustee Mr. Johnson, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Landscape plan dated July 1, 2001 Exhibit 2: Overall site plan dated June 27, 2001 Exhibit 3: Canopy elevations and sign details dated June 27, 2001 Exhibit 4: View of landscaping Exhibit 5: View of landscaping Exhibit 6: Photos of proposed site from Lake Cook Road across the street of center Exhibit 7: Photos of proposed site from Lake Cook Road (eastbound) showing existing obstruction from landscaping Exhibit 8: Overall site plan Exhibit 9: Revised overall site plan with tanker truck route Exhibit 10: Building floor plan and elevations dated June 27, 2001 Mr. David Hene of Dominick's stated the Village Board referred this matter to the Plan Commission on April 16, 2001. He noted they have addressed the issues concerning the Commission and then held a neighborhood meeting on June 11, 2001. The property is zoned B-2 and they are requesting a review of the P.U.D. amendment and a preliminary plan for a fuel center which is a permitted use under B-2 zoning. Mr. Hene stated they are not proposing to change any curb cuts to the public streets. The proposed facility is a 4-pump station, which will include a 422 square foot walk-in kiosk, which will offer only a few items. He noted they had previously presented testimony that about 70-80 percent at the fuel center would be customers that were already at the store. Mr. Hene stated the shopping center itself would be 93,730 square feet. That requires 426 parking spaces. The overall site plan shows 432 parking spaces, excepting the cart corral. The changes proposed in addition to the facility itself will be a driveway off of the main entrance aisle, which will allow customers to access the fuel center as well as having access through the existing parking lot. Mr. Hene noted the landscape setback is another modification they will be making to the center. Currently it is at 12 feet and they are proposing 36.4 foot setback, which will allow for much greater landscaping. They are also showing about 18 landbanked parking spaces which, if needed, can be developed as parking. Mr. Hene stated both the kiosk and canopy contain brick material and stone detailing on the columns as well as the building itself. There will be a minimum amount of dryvit on the building itself. The building will be visually open with windows to allow people to see both inside and out. Mr. Hene noted they have eliminated the previously proposed signage and have now incorporated the Dominick's fuel sign onto the existing sign while retaining all the tenants that are currently on the sign as well as identification for the shopping center itself. Mr. Hene noted the fuel center would not obstruct vision or any visibility to the shopping center. Mr. Hene stated deliveries would be every 2-3 days and they would be mid-morning deliveries. Trash enclosure has now been moved a little further inward toward the island so that doors would not swing out into traffic. The visibility around this facility does not present any kind of vehicular conflict. Mr. Steve Corcoran of Metro Transportation Group, stated they counted cars at both Lake Cook and Arlington Heights Roads and made estimates of trip generations. The primary conclusion was they had no recommendations for any need to change the existing access points to Chase Plaza and that the fuel center is different in that it attracts the majority of its customers from the existing Dominick's store. Therefore, the net increase in traffic is minimal. Mr. Corcoran noted there was an issue regarding trip generation of a fuel center opening in an existing Dominick's. They went out to the only such existing center in Niles where they performed traffic counts in the evening peak rush hour and midday on Saturday. The conclusion counted 70 cars and 102 cars per hour. That facility has 12 fueling positions. Calculations show that the Niles facility has much less traffic than what ITE indicates. The market study on Saturday also has less traffic, but slightly more in the weekday rush hour. Mr. Corcoran noted the second issue the Plan Commission had was regarding queuing for left turns on the Lake Cook access. Their analysis shows 4-6 cars stacked which will not be backing up across the access to the fuel center. Mr. Corcoran noted the third issue was a revised tanker access plan. The new plan shows the truck coming off of Arlington Heights Road through the public road which serves the back of the center as well as the office buildings, and towards the fuel center and then out onto Lake Cook Road. The plans show at least a 2-3 foot clearance from all the major curbs and building corners on the site. Mr. Walter Hainsfurther stated the materials to be used on the kiosk and trash enclosure will be a face brick that will match the existing center. There will be a little bit of dryvit. This facility is a transparent building, which is up high enough so that you can see underneath it and will not cut off visibility to the rest of the center. In addition the siting of the building allows for more opportunities for internal landscaping. It allows for greater buffering and green space as well as some additional trees in parking islands, which currently do not exist. Mr. Hene addressed the standards in the ordinance for planned unit developments stating: 1. The protection of both the aesthetics and functions of the natural environment do not apply, as this is a facility that is fully developed. 2. The arrangement of buildings and other improvements advantageous to the orderly function and aesthetics of both the natural and man made environment. The proposed modification is situated in the existing parking lot of Chase Plaza and the facility is designed to compliment the existing structure. The structure will be constructed of materials to match the existing Dominick's store and surrounding shops. The facility places visually transparent features closer to the street and allows clear vision under the proposed canopy to the entire center. The proposed plan does not affect existing landscaping but provides more landscaping opportunities in the area of the proposed facility. The facility functions as an outlot which is a common feature in similar centers throughout the community. 3. The preservation of adequate and permanent open space for the use of residents in the development. The center is a commercial development and the proposed modification adds to the open space within the development and there are no residents within the development itself. 4. The provision of land area necessary to accommodate a cultural, educational, recreational or other public or quasi-public activities necessary to serve the needs of the neighborhood does not apply to this provision. 5. The orderly and creative arrangement of all land uses with respect to each other and to the entire Village. The land uses do not change and the additional facilities are in keeping with similar developments in the Village and are a permitted use in the B-2 district. 6. The provision of developed recreational activity areas necessary to serve the needs of the residential portion of the development does not apply here. 7. The provision of a pedestrian environment separate from the vehicular environment. The facility is located so as not to affect the separation between pedestrian and vehicular patterns. It does not change the sidewalks or pedestrian ways at all. Mr. Hene stated the general standards as defined in the ordinance shows the outlot meets minimum size for a lot in the B-2 district. The uses permitted in such a development are not of such a nature or so located to exercise an undue or detrimental influence or effect upon the surrounding neighborhoods. Testimony has been given that the proposed development is compatible with the surrounding developments, which are all commercial uses. The plan effectively treats the development possibilities of the subject property, making appropriate provisions for the preservation of streams, wooded areas, scenic views, flood plain areas and other similar physical features. The proposed modification is situation in the existing parking lot of Chase Plaza and as such this standard does not apply. All requirements for pertaining to commercial, residential, institutional or other uses established in the Planned Unit Development conform to the requirements for each individual classification established elsewhere, except as may be specifically varied for the proper planning of the Planned Unit Development. No variances from the requirements of the B-2 district are requested and the development complies with all aspects of the Municipal Code for the district. The proposed modifications to the Planned Unit Development create an outlot which will be developed in a reasonable manner; no additional outlots will be created and the proposed development is considered to be an ancillary use to the existing Dominick's store and will be used primarily by Dominick's customers and the existing center and the Buffalo Restaurant will not be negatively impacted. Matthew Burdeen stated he feels the proposed fuel center will negatively impact the shopping center, the Village and his business. He noted the most disappointing changes in Buffalo Grove recently have been the homogenization of Buffalo Grove. He noted there are very few boutique shops or interesting places for residents to shop. He stated he believes that the introduction of more gas stations and discount chains and fast food restaurants further denigrates Buffalo Grove and does not give the residents a reason to patronize their community. He noted that the proposed landscaping would further hinder the view. The signage seems to have an emphasis on fuel as the most important part of the center, which further degrades the center. He asked that the Plan Commission consider aesthetics and the willingness to keep existing businesses within the community. Debbie Holm, 515 Buckthorn Terrace, asked if the Buffalo Restaurant was included in calculations for parking. She asked if there would be enough parking if it were included. Mr. Hene stated the parking calculations are for Chase Plaza, which includes the retail shops, Dominick's, the proposed fuel center kiosk, as well as the Buffalo Restaurant. The restaurant does not own any parking but they have rights to have their customers park wherever they choose in the center. Marjorie Berz, 420 Checker Drive, stated there are approximately eight gas stations within 1 '/2 miles of the proposed site. She noted this would just bring more pollution and traffic. Mr. Hene stated that a 1 '/z mile separation is a pretty good distance nowadays for a gas station. He noted they are just trying to compete in both the grocery industry as well as the petroleum industry and would like to offer their customers as many benefits as they can in order to remain customers. Commissioner Smith asked what the hours of operation would be. Mr. Hene stated the hours of operation would be similar to the store, which are 6:00 a.m. to midnight. It is unlikely that the fuel center would be 24 hours and would be cut off at midnight. Commissioner Smith asked what the impact to the businesses in the center would be during construction. Mr. Hene stated the impact would be minimal, as they will be far enough away so that the activity will not be at their front door. He noted they would obviously create proper circulation for construction vehicles to segregate them from construction activity as well as to continue to make it convenient for customers to patronize the center. Commissioner Smith asked if deliveries of fuel could be required to deliver very early in the morning. Mr. Hene stated it is not possible to do that because of the routes the truckers have to take. It is impossible to give them such a narrow corridor of time because they are servicing other facilities that are independent operators. Commissioner Smith asked what the impact would be on traffic and patrons to the center from these tankers . Mr. Hene stated the impact would be negligible or none at all if the deliveries are mid morning because it is not a peak time for the shopping center. Commissioner Smith asked about the level of service that decreases from a D level to an F level on Lake Cook Road. Mr. Corcoran stated that was Benes and Associates comment without taking into account the synergy between the store and the existing customers. They conservatively assumed more traffic coming to and from the center. He further noted they have followed up that assumption with the traffic counts at the Niles center which is showing less traffic than was originally estimated by Metro Transportation and what the ITE trip generation noted. Therefore he does not expect to see the extra cars that would generate that level of service. Commissioner Smith asked what kind of impact this project will have on a center that is very successful in the Village. What benefits can this project bring to this center. Mr. Hene stated there have been two issues raised regarding impact, namely, parking and visibility. He stated they have shown numerically that parking is not a problem both in terms of the Village requirement as well as the studies conducted which show almost no cars parked in the portion of the center where the fuel center will be located. In terms of the visibility, it is not a problem as they have shown in their photos taken from a standing position. The retailers on the east portion of the shopping center will find a lot more people will be driving past their shops and they will see the signs they do not see already. It provides them with more exposure than they get right now because of the cars that will be driving past their front doors. In general, he stated they are adding a facility that is not really located in the immediate vicinity. It is a convenience item for the Dominick's customers and for motorists in general. Commissioner Dunn asked if there are plans for the proposed signage. Mr. Hene stated the photographs which show the existing signs, modified, are the presentation and that is what they are asking for. It does not change the existing structure in anyway. Commissioner Dunn asked if the price of the gasoline would be electronic. Mr. Hene stated yes. Commissioner Panitch noted it appeared the tankers would need to come more often in order to fill up the tanks to capacity for the assumed projections of usage. If the tankers do need to come by more often, then perhaps more control can be exerted over when they come with deliveries. Commissioner Panitch stated he did not see any difference in the current proposed tanker route into the center than the original proposal. Mr. Hene stated it is, of course, the same route. The difference is that before, the individual who ran the model, used all the space they could use. The person who ran the model this time plugged in different parameters and got the same truck to be more precise in its movements. It did not change the route, it rather forced the truck to be more accurate in its movement, but well within its ability to do so. Commissioner Panitch asked if there is any further documentation to show that the in store traffic will generate 70-80 percent of the traffic for the fuel center. Mr. Hene submitted the analysis from HAC Enterprises which is their marketing consultant. They used the number they have experienced from the fuel centers they have provided projections for. Commissioner Panitch stated the fuel center pricing sign should have less emphasis. Commissioner Panitch asked if there would be any video cameras or other security. Mr. Hene stated there will be lighting and they will be consistent with Village standards and there will probably be a video camera. Commissioner Panitch asked if the door for sales will always be open or will there be a buzzer system for after hours. Mr. Hainsfurther noted they generally put in an el ectro-magnetic block that the cashier can throw with a flip of the switch. This is a fail/secure system so that if the power goes off, it will automatically lock Commissioner Kenski-Sroka asked what the capacity of each tank is. Mr. Hainsfurther stated each tank holds 12,000 gallons. Commissioner Kenski-Sroka noted that 37,000 gallons of gas is projected to be sold each week and asked how long it takes to off load the tankers. Mr. Hene stated it takes about 15-20 minutes. Commissioner Kenski-Sroka noted this could mean two tankers off loading in a day. Mr. Hene stated it is not likely, as they are not likely to get so low that two tankers would be required for delivery. Commissioner Trilling noted there are a few trees either on Lake Cook Road or in the island that separate the access road from the parking area and asked if these will remain. Mr. Hene stated that unless they are in an area that is being disturbed because they are making improvements, they would be remaining as will all landscaping. They will move a tree if necessary to another location Commissioner Trilling suggested a restricting curfew for tanker deliveries from 11:00 a.m. to 7:00 p.m. Mr. Hene stated he is uncomfortable committing to that at this time but will research that and have an answer by the Village board meeting. Commissioner Trilling stated he fully agrees with Dominick's regarding the visibility of the existing tenants, however, he would like to see the canopy brought down to 13 feet. Mr. Hainsfurther stated bringing the canopy down from 15 feet might increase the impact on the tenants in the center. Commissioner Bocek asked how the traffic counts at Lake Cook/Arlington Heights Road compare with the Niles location. Mr. Hene stated the Niles traffic counts are lower than Lake Cook/Arlington Heights Road. However the counts at Dempster and Greenwood are similar to this area. Commissioner Kenski-Sroka asked how well attended the meeting with the tenants of the center was. Mr. Hene noted they had only two people show up. Matthew Burdeen stated he feels there will be a huge influx of traffic due to the fuel center. In addition, as Dominick's is about the sell the center, they cannot be overly concerned with their tenants. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 9:05 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: 07/18/2001 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION July 18, 2001 Proposed Dominick's fuel center, Chase Plaza, north side of Lake Cook Road east of Arlington Heights Road,Amendment of a Planned Unit Development and Preliminary Plan in the B-2 District Zoning Ordinance—Proposed amendments concerning Family Community Residences —Workshop #1 Jacobs Homes, proposed Noah's Landing townhome development, North side of IL Route 22 and east side of Prairie Road, Rezoning To the R-8 District and approval of a Preliminary Plan —Workshop #1 Brentwood Station (Forum Properties, northwest corner of Park Ave/ Main Street)—Final Plat of Subdivision Maristal Resubdivision (Abbot Business Center,Weiland Road)— Final Plat of Subdivision Chairman Ottenheimer called the meeting to order at 9:05 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Trilling Ms. Dunn Mr. Feldgreber Mr. Panitch Mr. Smith Ms. Kenski-Sroka Ms. Bocek Commissioners absent: None Also present: Mr. David Hene, Dominick's Mr. Walter Hainsfurther, Kurtz Associates Mr. Stephen Corcoran, Metro Transportation Group Mr. Rick Kahen, Chairman, Commission for Residents with Disabilities Mr. Ken Slaw Mr. John Green, Groundwork, Ltd. Mr. Richard Vane, Groundwork, Ltd. Mr. Keith Jacobs, Jacobs Homes Mr. William Raysa, Village Attorney Mr. Jeff Braiman, Village Trustee Mr. Charles Johnson, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Smith to approve the minutes of the regular meeting May 16, 2001. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Dunn and Feldgreber abstaining. Moved by Commissioner Samuels, seconded by Commissioner Smith to approve the minutes of the regular meeting of June 20, 2001. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Samuels attended the Village Board meeting on July 16, 2001 where the Board referred the Chevy Chase Business Park, Lot 21, proposed re-plat and appearance review for building five. Apparently this is a lot near the golf course and presently has a 60-foot setback requirement because the golf course had been zoned as residential under County zoning. The County changed the zoning from residential to open space and the required setback for open space is less. They are asking for a setback of 30 feet along with a proposed building of 24 feet in height. BRENTWOOD STATION(FORUM PROPERTIES, NORTHWEST CORNER OF PARK AVE/MAIN STREET) —FINAL PLAT OF SUBDIVISION Moved by Commissioner Smith, seconded by Commissioner Bocek to approve the final plat of subdivision of the Northwest corner of Park Avenue and Main Street. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Trilling, Dunn, Feldgreber, Panitch, Smith, Kenski-Sroka, Bocek, Ottenheimer NAPES: None ABSENT: None ABSTAIN: Samuels The motion passed 8 to 0. MARISTAL RESUBDIVISION(ABBOT BUSINESS CENTER, WEILAND ROAD)—FINAL PLAT OF SUBDIVISION Moved by Commissioner Samuels, seconded by Commissioner Bocek to approve the Final Plat of Subdivision of the Maristal Resubdivision. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Trilling, Dunn, Feldgreber, Panitch, Smith, Kenski-Sroka, Bocek, Ottenheimer NAPES: None ABSENT: None ABSTAIN: Samuels PROPOSED DOMINICK'S FUEL CENTER, CHASE PLAZA, NORTH SIDE OF LAKE COOK ROAD EAST OF ARLINGTON HEIGHTS ROAD, AMENDMENT OF A PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAN IN THE B-2 DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Smith, to recommend approval to the Village Board of the petition for amendment of the Planned Unit Development (P.U.D) and Preliminary Plan in the B-2 General Retail Business District so petitioner can construct a fuel center for gasoline sales in the southeast portion of the Chase Plaza shopping center parking lot, pursuant to the testimony produced at the public hearing and items introduced into evidence thereat. Commissioner Trilling suggested that gasoline deliveries not be allowed between 11:00 a.m. and 7:00 p.m. Chairman Ottenheimer stated the Commission could vote on the motion as it currently exists. If the motion is defeated, another motion could be made. Commissioner Trilling stated he feels the petitioner has met almost all the requirements asked for, however, he feels uncomfortable recommending approval to the Board whereby fuel truck traffic can greater affect other traffic within the center and some restriction on the hours of fuel delivery should be placed. Mr. Raysa stated the motion could be made and seconded and then have the discussion. If someone then wants to make an amendment to the motion, you second that and you then vote on the amendment. If it does not pass you then go back to the original motion. Moved by Commissioner Trilling, seconded by Commissioner Dunn to not allow fuel deliveries between the hours of 11:00 a.m. and 7:00 p.m. Commissioner Panitch asked if such a restriction could legally be placed. Mr. Pfeil noted that the Village has prohibited deliveries later than 10:00 p.m. in several P.U.D. ordinances. Commissioner Panitch asked what has been generally done in restriction of delivery hours in other centers. Mr. Pfeil stated it is generally meant for deliveries to be start no earlier than 7:00 a.m. and end no later than 10:00 p.m. because of proximity of residential neighborhoods. Commissioner Samuels stated that while he agrees that midday deliveries are a problem here, he feels the petitioner has already stated they cannot live with such a restriction. Therefore, he does not know what will be accomplished by adding this restriction. He stated the petitioner is entitled to a simple yes or no vote on the first motion. Chairman Ottenheimer stated Safeway will do whatever it needs to do in order to maximize safety, maximize profits and still keep the center successful and therefore he cannot favor the amendment. Commissioner Trilling stated that in light of the fact that the remaining center is for sale, he feels it is important that the petitioner brings whatever evidence they wish to the Village Board so that the Board can vote, as they want. The Plan Commission should give the information to the Village Board so that they can make whatever decision they want based on any new evidence presented to them. Chairman Ottenheimer called for a vote on the amendment to the motion and the vote was as follows: AYES: Trilling, Bocek NAPES: Samuels, Dunn, Feldgreber, Panitch, Smith, Kenski-Sroka, Ottenheimer ABSENT: None ABSTAIN: None The motion failed 7 to 2. Chairman Ottenheimer noted the original motion was now on the floor for discussion. Commissioner Samuels stated he has changed his opinion on the desirability of midblock gas stations and now feels the Village should consider an ordinance that would prohibit this type of business within a shopping center parking lot. Commissioner Panitch stated he concurs with Commissioner Samuels. He stated this proposal does not enhance the shopping center nor Lake Cook Road. He further noted he does not feel it is a benefit to the majority of the Village. He feels the tanker route is not good, with or without a restriction on the hours. He stated it would become more of a heartache for both the retailers and the patrons of the center. This is a successful center in a good intersection and should not be made any worse. Chairman Ottenheimer stated this was a carefully planned and designed P.U.D. and it is his opinion that if nothing is broke, don't fix it. This is a thriving center and should not be tampered with. He further stated he mirrors Commissioner Samuel's comments that this is not the appropriate place for a gas station. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: None NAPES: Samuels, Trilling, Dunn, Feldgreber, Panitch, Smith, Kenski-Sroka, Bocek, Ottenheimer ABSENT: None ABSTAIN: None The motion failed 9 to 0. ZONING ORDINANCE —PROPOSED AMENDMENTS CONCERNING FAMILY COMMUNITY RESIDENCES —WORKSHOP 91 Chairman Ottenheimer stated this is an issue that has generated a significant amount of discussion regarding the legalities of what can be done. He cautioned the Commission that it is not their job to opine on whether or not they can do something based on the law. Mr. Raysa has given his opinion that says basically that what the Commission is proposing comports with the Fair Standard Housing Act . The Commission's sole purpose is to decide whether the amendment as proposed by the Commission is fair and reasonable and whether they can show that there is a need. Mr. Rich Kahen stated they act as liaison between residents with disabilities and the Village staff and Village Board. He noted they are also an advocacy commission and as such, at times, they run across instances and situations where they find the Village if lacking or has inadvertently passed an ordinance or policy that they feel needs to be updated. They began to speak of tonight's proposal a couple of years ago and they decided in December to pursue it. Mr. Kahen stated the ordinance for Community and Family Residences has been on the books since 1991. As such, there has not been one such residence placed in the Village. They found out that due to the cost of real estate and homes in the Village, the maximum of six people in the home, including staff does not provide viability for such a home in the Village. Therefore they are asking that the Village amend the ordinance to allow six residents plus staff. Mr. Ken Slaw stated he is a resident of the Village and has a 9-year-old son with a genetic illness, thereby his interest in matters of disabilities. He has his Ph.D. in Education and part of his doctoral work encompassed living in and working in a group home for autistic adults. Mr. Slaw state the Village has an ordinance to allow CILA's (Community Integrated Living Arrangements)in the community, but the opportunity to have CILA's cannot be realized due to a number of issues. There is a standard in the U.S. as it relates to persons with disabilities. That standard is a standard is one of non-discrimination. It applies to all matters relating to persons with disabilities and it also applies to matters of housing. In 1991 the Village of Buffalo Grove established its ordinance allowing group homes. The goal of these CILA arrangements for individuals with developmental disabilities is to achieve independence and integration. The intent of the original ordinance and this proposal to update the original ordinance is to achieve this goal. Another goal is to have an environment that allows the CILA group home arrangements to be economically viable and create opportunity for them to come into the Village. Therefore the Commission for Residents with Disabilities seeks to update the existing ordinance to create opportunity to establish CILA's in the Village, to remove barriers to economic viability, to maintain the same high standard for addressing the needs of citizens with disabilities. Mr. Slaw stated scientific literature consistently demonstrates that adults with developmental disabilities fare much better in a group home arrangement in a community than in an institution. There are many more adults with developmental disabilities who wish to live a CILA arrangement than are available to them. There is a tremendous need for such homes and not enough homes to fulfill that need. In the Village of Buffalo Grove and with residents who have children and adults with developmental disabilities, that population is aging and while families wait for the opportunity to get their children into such a facility, there is now a substantial number of seniors who are responsible for the care of their disabled children well into adulthood. They are looking for the community to create a venue to address these needs. Mr. Slaw noted that given the current level of state funding and the way the CILA's operate, for each one these individuals the state provides funding for their care. Given the current level of state funding, there must be at least 6 residents, not inclusive of staff, in order for CILAs to be economically viable. Many of the CILAs in surrounding communities have up to 8 residents, but the testimony is there must be at least 6 residents, not inclusive of staff in order for the CILA to be economically viable and for an organization like Glenkirk or Clearbrook to even consider putting a CILA into the community. Surrounding communities have already made this adjustment. The Commission for Residents with Disabilities and the Village share the desire to remain progressive in their approach to diversity and acceptance of persons with disabilities. The Village has citizens with children who are challenged by developmental disabilities and require transition from child to adult care. There is an existing ordinance that requires a minor technical change to ensure this viability and as such to insure the opportunity for CILAs to come into the community. Mr. Slaw stated there are a number of guidelines on the constitutionality of all the ordinances we have. The truth is that the Fair Housing Act and subsequent legal challenges to its application have consistently demonstrated as a principal and a guideline that any endeavor to treat CILAs differently than any other family residence is discriminatory. However, there are reasonable limits to the number of CILA residents that can be served while maintaining the high standards of quality care that they deserve. Several federal guidelines suggest that 8 residents, as a maximum, is a good standard. The Commission for Residents with Disabilities is proposing only 6 residents in order to insure the highest quality of life and service for those residents. The proposal is to update ordinance 1712252 to include 6 unrelated persons with disabilities plus up to 2 paid professional support staff. They would also like the proposal to include 6 unrelated persons with disabilities plus paid professional support staff. This simply the right thing to do for the Village, the community and for our citizens. He further noted that 180 citizens of Buffalo Grove have submitted petitions and letters in support of the change of this ordinance. Commissioner Samuels stated this proposal needs no discussion, it is the right thing to do and there should be a vote and sent to the Village Board immediately with a favorable recommendation Commissioner Kenski-Sroka asked if interns out of local universities could be available to help without pay the amendment would limit. Mr. Slaw stated it is common within CILA arrangements that universities send students and other volunteers to come in and should be considered between now and when it goes to the Board. Chairman Ottenheimer stated this is ready for public hearing. Trustee Johnson noted that it would be possible to have the public hearing at the same time with the Board. Moved by Commissioner Samuels, seconded by Commissioner Smith to recommend approval to the Village Board of an amendment concerning Family Community Residences. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Dunn, Feldgreber, Panitch, Smith, Kenski-Sroka, Bocek, Ottenheimer NAPES: None ABSENT: None ABSTAIN: None The motion passed 9 to 0. JACOBS HOMES, PROPOSED NOAH'S LANDING TOWNHOME DEVELOPMENT, NORTH SIDE OF IL ROUTE 22 AND EAST SIDE OF PRAIRIE ROAD, REZONING TO THE R-8 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN—WORKSHOP#1 Mr. John Green stated the proposed development consists of two parcels, which were formally unincorporated in Lake County. They have recently been annexed into Buffalo Grove. The combined area of the two parcels is 8.2 acres in the northeast corner of Route 22 and Prairie Road. They are not in the Comprehensive Plan. As part of the annexation agreement is an outline indicating it would be programmed to be considered under the PD6 development, which is multi-family zoning. There has been some interest expressed in this parcel by others over the last few months. Mr. Green stated that to the south is Buffalo Grove and it is the Powernail parcel. To the west is Wilson Enterprises Mr. Green stated they began by making the detention area a formal public area and focal point to work around. That created a chance to make real rear yards for all of the units. There is a 35-foot setback requirement for both the PUD and for R-8. They used that so that all of the units now have yards, while there is public space out in front. The parcel is designed and planned with 65 units, all shown with 26-foot wide boxes and 49 feet deep. These are to be strictly 3 bedroom units essentially for empty nesters. The master suite is working in conjunction with the laundry room on the second floor. There is a 4 bedroom unit so that the master suite can be expanded for an exercise room, office or den. He noted they are working not to have units back up to one another and to try to create the necessary and appropriate space between them. They have maintained all of the separation requirements. Mr. Green noted they have included a connection to Route 22 and have begun discussions with IDOT to see if there is preliminary acceptance of this concept. They have received acknowledgement from their traffic consultant that IDOT is open to the right in, right out, pending final engineering. This will allow for a second access point which is important for emergency considerations. When Route 22 is expanded, it will become a divided highway so there will be a barrier. The Fire Department has expressed concern with this design as there will be an unmountable barrier and exiting the fire station to move east to any of the area would not be able to get there. This may offer them a chance to get some help. Mr. Green stated there are 65 units, which is 7.8 unit per acre density. The PD6 permits 6-7 units per acre. The average overall density of all attached single family developments in Buffalo Grove shows an average overall density for them is 7.2. Commissioner Feldgreber asked if there is a number for existing density on the site. Mr. Green stated the current site has no density now. Commissioner Feldgreber asked where guest parking would be housed. Mr. Green stated the garages are all two car garages and there will be room for two cars in each driveway. In addition, there are approximately 20 additional parking spaces scattered on the site. They also felt they would be building the road as a standard Buffalo Grove Road, which will permit the opportunity to park on one side. Commissioner Feldgreber asked if consideration has been given to putting the driveways together as pairs to increase the green space in front and to increase parking on the street. Mr. Green stated they could probably do something along those lines. Commissioner Samuels asked what the potential for development of the surrounding area was. What type of access and use would exist if the proposed development proceeds. Mr. Green stated there is a 1.2-acre area at the corner of Route 22 and Prairie Road that is not part of the proposed site. The Village Trustees have stated they wanted this issue discussed with the Plan Commission. Commissioner Samuels asked if that 1.2-acre tract could be zoned as the proposed site is being dealt with. Mr. Pfeil stated these three parcels are zoned Residential Estate and the Village could rezone the property without consent of the owners. There have been no requests for rezoning. Commissioner Samuels stated he felt it was important to deal with the corner tract relative to access and use. If this lot is to be changed to commercial, he feels this should be done now before the people buy into the proposed units. Mr. Pfeil stated he assumes that the owners of the corner properties may be looking at their parcels as commercially viable in terms of resale value. The desire of the owners to achieve commercial value for their parcels could be a difficult issue to resolve. However, the Village has not planned for commercial development of these parcels, and there should be no expectation by the property owners that commercial use would be approved by Buffalo Grove. The parcels were annexed as Residential Estate, and it has been designated as single-family on the Village's Comprehensive Plan. The more difficult challenge is how to blend these corner parcels into the land plan that is proposed for the Jacobs townhome development. Commissioner Samuels stated he is concerned with leaving a situation where a curb cut will be necessary for a residential lot onto either Prairie or Half Day. Mr. Green stated they were asked to ensure that the opportunity would be there to provide for access from the proposed site and they have agreed to do that. We do, however, feel it is important for the Village to make a decision for the corner parcel. Mr. Green stated that the Comprehensive Plan says that corner pieces shall be allocated more to commercial, but there are some considerations with grading, distance to corners and size of parcel that may lead away from having access there. Commissioner Samuels noted the side load driveway off of the southwestern most fourth quad does not look as it will hold two cars. Mr. Green stated there are 3-4 that do not work and he has not yet made the adjustment when the plan was redone. He will have to work on this aspect. Commissioner Samuels noted the location of the playground would not be appropriate if any consideration is given to the corner lot for commercial activity. Commissioner Panitch asked what a formal pond is. Mr. Green stated it is similar to the Town Center condos with its walled pond with a finished terrace wall and landscaping around the perimeter. Commissioner Panitch suggested this location might be big enough to have two playgrounds. Mr. Green stated their goal is to create real rear yard opportunities so that people would be able to use that as their formal yard. Commissioner Panitch suggested some bikepaths to go out to get to the playground from other areas. Mr. Green stated one of things they are looking at is centralizing the location. Commissioner Panitch asked for a chart showing density levels of other developments. He asked what the goal is for this development. Mr. Green stated the goal is for empty nesters. The plan here is 26-foot unit based plans that they have been working with. Effectively they tried to develop a footprint that could have two different first floor plans and 3-4 different second floor plans. They hold the stair and the plumbing location in the garage in a consistent place from plan to plan and then they design the other elements of the plan around it. They have been moving toward having a mixture of 26 and 30-foot unit plans. The price range will be approximately $325,000 to $375,000 and the 26 foot width units will be about 2,100 to 2,200 square feet and the 30 foot wide units will be about 2,300 to 2,400 square feet. Commissioner Bocek stated she is concerned with the corner parcel also. She asked if the developer would consider purchasing that parcel and moving the pond to the corner. The rest of the community then has an opportunity to enjoy the corner. Mr. Green stated there is a low point right at the corner, which appears to have been artificially created. The general fall of the land is from the northwest to the southeast and the fall continues to the east. They were endeavoring to locate the detention area where the storage can be created. There appears to be a ridgeline across the small part of the piece that is not in the parcel so there will always be a small need for detention. This lends itself to having a split feature there. Commissioner Samuels asked if that means the developer would not need to size the detention to accommodate future development of that piece. Mr. Green stated no. Mr. Richard Vane stated his plan is to provide detention for roughly the front yards of the unit. The rear yards are going to need their own little detention area, but the majority of the site will be picked up in the proposed basin. They will size the detention to accommodate future development. Commissioner Trilling stated he feels a number of the units are too close to the roadway and/or the sidewalk. He asked about fencing and what will happen to views and so on. He further stated he feels the playground is inappropriate where it is. Also, if this is really to be marketed to empty nester, then 3-4 bedroom units are not necessary. He also asked for some elevations to see what the units will look like. Mr. Green stated there is already an existing hedge along the north half of the east side and they would like to keep this hedge. There is already an existing hedge line and fence along Route 22. Behind that fence is an existing 3-4 rows of Scotch Pines. Some of these pines are in bad shape. They have to dedicate an additional 10 feet along that right of way and they would hope that even with that dedication, if they can leave the sidewalk where it is, they can integrate that landscaping that is already there and clean it up and work it in along the site. There are some pine trees along the north border and along the east border and they could save a lot of that. The fencing they will look at because at present there is a hodge podge of fencing there. Chairman Ottenheimer noted there have been some letters from school administrators concerned about student population. He noted he suspects there will probably be some school representatives present at the public hearing raising some objection to the type of housing planned. He asked that this issue be addressed at the next workshop. Commissioner Feldgreber stated he is concerned with the density. He stated the popularity of Buffalo Grove and the price point could actually bring some newlyweds out to the area and he is not so sure the empty nester marketing angle is going to work. If something could be done to reduce the density, it would be favorable. Commissioner Kenski-Sroka stated the name of the development, Noah's Landing, is not really reflective of the theme the Village was hoping for in that area. He asked for a better understanding of how that name was derived. Mr. Green stated one of the privileges of a developer is picking the name. Mr. Jacobs' son's name is Noah and the theme of the water pond all seemed to come together. Commissioner Samuels asked that the decks and patios and private areas be checked out and that they go more toward the empty nester community. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting is scheduled for August 1, 2001. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Feldgreber, seconded by Commissioner Dunn and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 10:55 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair