1995-06-07 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
June 7, 1995
Uptown Judo Club, 1616 Barclay Boulevard,
Rogers Center for Commerce
Special Use in the Industrial District
Chairman Goldspiel called the meeting to order at 7:30 p.m.
in the Village Council Chambers, Buffalo Grove Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Chairman Goldspiel read the Notice of Public hearing as
published in the Buffalo Grove Daily Herald, explained the
procedure for the hearing and swore in all persons who wished
to give testimony.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Rosentston
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Trilling
Mr. Ottenheimer
Commissioners absent: None
Also present: Mr. Steve Cohen
Ms. Linda Cohen
Ms. DeAnn Glover, Village Trustee
Mr. Michael Rylko, Buffalo Grove Park
District
Mr. Frank Morelli, Scarsdale
Development
Mr. Robert E. Pfeil, Village Planner
The following exhibits were presented by the petitioner at
the public hearing:
Exhibit A: Floor plan dated May 23, 1995 by Douglas Ross
Associates
Exhibit B: Letter dated August 5, 1991 from Donald Hedlund,
Board member, Buffalo Grove Park District
Mr. Steve Cohen, 504 W. Lodge Trail, Wheeling stated that he
and his brother Irwin Cohen are the owners and operators of
the Uptown Judo Club. He stated that Uptown has been running
programs for the Buffalo Grove Park District for the past six
Buffalo Grove Plan Comm-Public Hearing-June 7,1995-Page 1
years, and he has 23 years of experience as a judo teacher
and was on the 1988 U.S. Olympic team. He indicated that
Uptown is now training two students who are contenders for
the Olympic team. He noted that Exhibit B is a letter of
support from the Buffalo Grove Park District.
Mr. Cohen indicated that Uptown had been occupying a space in
the Buffalo Grove Town Center, but their lease was not
renewed and they had to vacate the space. He stated that
Uptown would continue to run programs for the Park District
and operate the judo training club at the proposed location
in the Rogers Center at 1616 Barclay Boulevard.
Mr. Cohen explained that the proposed space would include an
office, locker rooms and bathrooms for males and females, and
a viewing room for people to watch the training sessions.
Commissioner Krug inquired about the tenants in spaces next
to 1616 Barclay. He noted concern that one neighbor is a tile
company, and there maybe hazardous and flammable materials
stored in the space next to the judo facility. He said that
he is concerned with traffic flow at the judo facility in
regard to the safety of children being dropped off and picked
up.
Mr. Cohen said that he is not aware of any dangers to
children from adjacent tenants in the Rogers Center. He
indicated that parents would normally be escorting children
to and from vehicles into the facility, so there won't be
very many times when children would be exposed to dangerous
traffic movements without adult supervision. He noted that
classes for older children start late in the day when traffic
in the parking lot is light.
Commissioner Krug requested that the petitioner address the
Special Use criteria of the Zoning Ordinance.
Mr. Cohen stated that the facility would serve the public
convenience, it would not be detrimental to adjacent uses or
properties, it would be in harmony with development in the
area, and it would have adequate utilities and parking.
Commissioner Howard noted that parking for the Buffalo Grove
Gymnastics Center in Arbor Creek seems to be working well, so
the proposed use will probably not have parking problems. She
inquired where the proposed 15 parking spaces will be
located.
Mr. Cohen said that the parking spaces would be directly in
front of the entrance to the building, and parents would walk
the children into the judo facility.
Buffalo Grove Plan Comm-Public Hearing-June 7,1995-Page 2
Commissioner Rosenston asked if the space used in Town Center
by the judo club was smaller than the proposed space in the
Rogers Center, and whether the size of the classes would be
the same.
Mr. Cohen stated that at Town Center the club had a space of
3 ,600 square feet; the proposed space is approximately 5,200
square feet. Mr. Cohen said the number of people in a class
would not change from the arrangement used in the Town Center
space.
Commissioner Rosenston inquired if there are uses allowed in
the Industrial District that are considered dangerous, and
possibly hazardous for adjacent tenants.
Mr. Pfeil noted that every use in the Industrial District is
controlled by Village codes concerning life safety and fire
protection. He commented that storage of materials is
reviewed by the Village during the permit review process and
any hazardous material storage is properly designed to ensure
the safety of adjacent tenants and properties.
Commissioner Lundine inquired if competitions or meets would
be conducted at the site.
Mr. Cohen stated that the only competitive activities would
be between classes at the club; there will not be meets with
other clubs at the site.
Commissioner Lundine asked if enough restroom facilities are
being provided for the proposed use.
Mr. Cohen stated the restrooms will be sufficient, and they
have discussed the number of fixtures with the Village
Building Department to ensure that the plan as proposed meets
applicable codes.
Commissioner Samuels inquired if adjacent tenants are aware
of the proposed judo facility.
Mr. Cohen stated that it is his understanding that the Rogers
Center management has informed other tenants of the use.
Commissioner Berman asked Mr. Frank Morelli, a tenant of the
Rogers Center, if there is adequate parking for tenants, and
what types of items and materials are stored in tenant
spaces.
Mr. Morelli indicated that he has not experienced any parking
problems, and to his knowledge there is relatively little
storage by most tenants. He commented that the judo club will
be the most active in evening and weekend times when most of
Buffalo Grove Plan Comm-Public Hearing-June 7,1995-Page 3
the tenants at the Rogers Center will not be at the site.
Commissioner Ottenheimer asked for information concerning the
operating hours and number of children at the camp activity.
Mr. Cohen said that the camp would be run from 9:00 a.m. to
4:00 p.m. on weekdays, and it would serve approximately 20
children 6 to 16 years old. He indicated that on some days
the children would go to parks or other off-site activities
for a portion of the day.
Commissioner Trilling inquired if there would be any problems
if other tenants such as sales companies and telemarketing
businesses have late hours requiring employees to be at the
site evenings and weekends.
Mr. Morelli said that his observation is that the Rogers
Center is largely vacated by tenants at 5:00 p.m. , so even if
some companies have longer hours, it wouldn't create
congestion or parking problems for the area near the judo
club.
Mr. Pfeil noted that as tenants change, the Village reviews
new tenants as part of the occupancy permit process, and
required parking is analyzed for every tenant.
Chairman Goldspiel inquired if the use would have any impacts
on the industrial area, and he asked for comment concerning
bikepaths serving the Rogers Center.
Mr. Pfeil said that similar uses such as the Buffalo Grove
Gymnastics Center in Arbor Creek have not created problems
for other tenants, so the proposed use will fit in well at
the Rogers Center. He noted that the Village bikepath and
sidewalk system serves the site, but there may not be very
much bicycle traffic to the judo club because it is not close
to residential areas.
Mr. Cohen said that it would be very unlikely that any
children would come to the site by bicycle.
Chairman Goldspiel asked if emergency service providers would
be knowledgeable concerning the location of the site and be
able to respond quickly if necessary.
Mr. Pfeil indicated that the Fire Department would be
involved in permit review, so they would know about the
proposed use. Similarly, the Police Department is aware of
new tenants because of the Village's business license data
base.
Mr. Rylko of the Buffalo Grove Park District verified that
the judo club has been running programs for the District, and
Buffalo Grove Plan Coma-Public Hearing-June 7,1995-Page 4
activities have been well-managed.
There being no further comments or questions from anyone else
present, Chairman Goldspiel closed the public hearing at 8:00
p.m.
Robert E. Pfeil, Village Planner
APPROVED:
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Buffalo Grove Plan Comm-Public Hearing-June 7,1995-Page 5
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
June 7, 1995
Uptown Judo Club, 1616 Barclay Boulevard -
Special Use in the Industrial District
Proposed Office Building, Scarsdale Development,
south side of Aptakisic Road east of
Buffalo Grove Road - Rezoning from the
Residential Estate District
Zoning Ordinance (Chapter 17.36) and Development Ordinance
(Section 16.50.080) - Amendments concerning driveway
and apron width and front yard pavement area in
residential districts
Sterling Creek Subdivision - Final Plat
Chairman Goldspiel called the meeting to order at 8:00 p.m.
in the Village Council Chambers, Buffalo Grove Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Rosenston
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Trilling
Mr. Ottenheimer
Commissioners absent: None
Also present: Mr. Steve Cohen, Uptown Judo
Ms. Linda Cohen, Uptown Judo
Mr. John Green, Systems Design Group
Mr. Frank Morelli, Scarsdale
Development
Ms. DeAnn Glover, Village Trustee
Mr. Robert E. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner
Rosenston, to approve the minutes of the public hearings and
regular meeting of May 17, 1995. Commissioner Samuels noted
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 1
that on page 2 of the regular meeting minutes, the Committee
and Liaison Report should be corrected to show that he was at
the Village Board meeting on May 15, 1995 rather than Mr.
Rosenston.
Chairman Goldspiel called for a vote to approve the minutes
as corrected, and the motion passed unanimously with Chairman
Goldspiel and Commissioner Howard abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Berman said he attended the Village Board
meeting on June 7, 1995, and the following items of interest
to the Plan Commission were discussed:
1. Approval of the annexation agreement and ordinances for
the Olson and Jespersen properties at Prairie Road/Route
22;
2. Approval of the annexation agreement and ordinances for
the Wilkins property at Prairie Road near the Carlyle
subdivision;
3 . Approval of an intergovernmental agreement with Lake
County concerning jurisdiction and improvements to several
major roads in the Village, including the Busch
Road/Weiland Road intersection;
4. Referral to the Plan Commission of a proposed amendment to
the Town Center P.U.D. concerning an outdoor play area for
a Kids' Choice daycare center by Kindercare.
UPTOWN JUDO CLUB, 1616 BARCLAY BOULEVARD, ROGERS CENTER FOR
COMMERCE - SPECIAL USE IN AN INDUSTRIAL DISTRICT
Moved by Commissioner Samuels, seconded by Commissioner
Rosenston, to recommend approval to the Village Board of a
Special Use in the Industrial District for a judo training
facility pursuant to the testimony and exhibits presented at
the public hearing by the petitioner.
Commissioner Rosenston spoke in support of the motion,
indicating that the use is appropriate for the location and
the Special Use criteria of the Zoning Ordinance were
adequately addressed by the petitioner. He noted that the use
had operated without problems at the Buffalo Grove Town
Center, and it appears that the use will fit in well with
other tenants at the Rogers Center.
Chairman Goldspiel called for a vote on the motion, and the
vote was as follows:
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 2
AYES: Krug, Howard, Rosenston, Samuels, Berman, Lundine,
Trilling, Ottenheimer, Goldspiel
NAYES: None
ABSTAIN: None
ABSENT: None
The motion passed 9 to 0.
STERLING CREEK SUBDIVISION - FINAL PLAT
Moved by Commissioner Rosenston, seconded by Commissioner
Ottenheimer, to recommend approval of the final plat of
subdivision. Chairman Goldspiel requested that the Village
Engineer re-check the angles and bearings on the plat to
ensure that all figures are correct and that the plat closes.
Mr. Pfeil noted that the plat complies with the approved
Preliminary Plan and that the Village Engineer recommends
approval. He said that he would ask the Village Engineer to
re-check the plat as requested.
Chairman Goldspiel called for a vote on the motion, and the
vote was as follows:
AYES: Krug, Howard, Rosenston, Berman, Trilling,
Ottenheimer, Goldspiel
NAYES: None
ABSTAIN: Samuels, Lundine
ABSENT: None
The motion passed 7 to 0.
PROPOSED OFFICE BUILDING. SCARSDALE DEVELOPMENT, SOUTH SIDE
OF APTAKISIC ROAD EAST OF BUFFALO GROVE ROAD - REZONING FROM
THE RESIDENTIAL ESTATE DISTRICT AND APPROVAL OF A PRELIMINARY
PLAN
Mr. John Green stated that the site is a 1.61-acre parcel
zoned Residential Estate on the south side of Aptakisic Road
east of Buffalo Grove Road. He indicated that the required 54
feet of right-of-way from the centerline of Aptakisic Road is
already in place. He said that 1.41 acres is planned for
development; the remaining 0.20 acres is a 16-foot wide strip
extending to Aptakisic Creek. He suggested that this strip
could be conveyed to the Village, and it may have some value
as open space or for use in development of the property to
the west of the site.
Mr. Green noted that the site abuts property owned by Common-
wealth Edison on the east and south. Since the Com Ed
property is zoned R-1 Special Use, the setbacks on the
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 3
development site are larger than would be required if non-
residential zoning were abutting. He indicated that
variations of the setbacks will be requested, and this is
appropriate based on the non-residential use of the Com Ed
property.
Mr. Green stated that the developer's petition requests
rezoning to the B-1 District, but the developer understands
that Village's concern with retail use at this location. He
suggested that retail uses could be limited to a specific
list of uses, or office zoning could be considered. He noted
that the site is designated for office use on the Village's
Comprehensive Plan.
Mr. Green said that a preliminary engineering plan has not
yet been prepared, but the proposed stormwater storage area
is approximately 18 percent of the site, so it will be large
enough to accommodate stormwater from the site. He commented
that the developer is willing to construct the required 8-
foot wide sidewalk along the south side of Aptakisic Road,
but since the sidewalk will not connect to other sidewalks,
it may be better for the developer to make a cash payment for
the value of the sidewalk, and defer construction until a
continuous sidewalk can be constructed along Aptakisic Road.
Mr. Green said that the proposed building will have 13,000
gross square feet of floor area, and another 5,000 square
feet to be used for 15 indoor parking spaces. Mr. Green noted
that a 15-foot landscaped buffer yard is provided on the
north side of the site along Aptakisic Road; a landscaped
area of 12 feet is the B-1 standard because the actual build-
ing setback is well in excess of the B-i minimum of 25 feet.
He said that the setbacks proposed adjoining the Com Ed
property do not meet the Zoning Ordinance standard requiring
a setback equal to the height of the building. He said that
side and transitional yards of 13 to 14 feet are proposed;
the B-1 District requires a setback equal to the height of
the building, which in this case is planned to be
approximately 24 feet. Mr. Green indicated that the floor
area ratio (F.A.R. ) is 0.3, while the B-i District allows an
F.A.R. of 0.5, and the 0&R District allows an F.A.R. of 0.6.
He indicated that the proposed buidling would have an F.A.R.
of 0.3 including the garage.
Mr. Green said that the primary use of the building would be
for office space, but the developer wants some flexibility to
have tenants such as suppliers of home furnishings and
I fixtures that would need space to show items to homebuyers.
He indicated that approximately seven uses allowed in the B-1
District are of interest to the developer. He noted that the
O&R District is designed for parcels larger than the subject
site, but the O&R District may be workable for the proposed
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 4
project.
Commissioner Rosenston noted that the location of the
enclosed parking area is what causes the building to encroach
in required B-i yards. He asked for more explanation of the
storage aspect of the proposed use.
Mr. Green said storage would include items such as windows
for houses that Scarsdale Development would be building in
the area. Sometimes a replacement unit or special window unit
is shipped directly to Scarsdale's office, and it has to be
stored until it is ready for installation.
Commissioner Rosenston inquired if large semi-trailer type
vehicles would be making deliveries to the site.
Mr. Morelli said semi-trailers would not be coming to the
site. Delivery vehicles would be United Parcel or similar
van-type vehicles.
Commissioner Rosenston asked how much of the building would
be occupied by Scarsdale Development.
Mr. Green said that Scarsdale would occupy approximately 50
to 60 percent of the building, consisting of 3,000 to 4,000
square feet of storage space and 5,000 to 6,000 square feet
of office.
Mr. Morelli commented that other tenants would be businesses
such as painting and decorating contractors.
Commissioner Rosenston said it would be helpful for the Plan
Commission to see a listing of all potential uses that are
projected by the developer and compare this to the uses
allowed in the B-1 and O&R Districts. He inquired if the
driveway to Aptakisic Road will be full access, and if there
would be any conflicts with the storage lane for left-hand
turns from westbound Aptakisic Road to southbound Buffalo
Grove Road.
Mr. Green said that the access to Aptakisic Road is as far
east as possible, and it will not conflict with the left-turn
lane for traffic going to Buffalo Grove Road. He noted that
the site plan provides for a future access connection to the
parcel west of the site to accommodate future development. He
said that this parcel probably will not be permitted a full-
access driveway to Aptakisic Road.
Commissioner Rosenston inquired if the developer knows what
Com Ed proposes to do with its property adjoining the site.
Mr. Green said that he has contacted Com Ed's real estate
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 5
department, and they are studying the situation.
Commissioner Lundine inquired why the developer is proposing
office use in an area that is generally residential and open
space.
Mr. Morelli noted that the Village's Comprehensive Plan
designates his site and the Roscher property to the west for
office use. He indicated that it is his understanding that
Mr. Roscher is marketing his property for commercial use.
He commented that the northeast corner of Buffalo Grove Road/
Aptakisic Road owned by the Didier family is not suitable for
residential use, and this property will also probably be
marketed for commercial use.
Commissioner Krug asked how much of the building will be two
stories.
Mr. Green explained that only the front 2,000 square feet of
the building will be two stories.
Commissioner Berman inquired why two stories are being
proposed.
Mr. Morelli said that to accommodate the planned office use,
two stories will be needed.
Mr. Green noted that the Zoning Ordinance would allow a 35-
foot building height, and the proposed building will be
substantially less than this.
Commissioner Berman asked how the building would compare in
height to residences in the area.
Mr. Green said that most two-story houses are 24 feet, and
the proposed building will be similar in height.
Commissioner Berman asked if the stormwater detention area
could be re-located on the site, or if the Westchester Phase
two detention area could accommodate the site.
Mr. Green said that the detention area is in the correct
location based on the site topography and natural drainage •
pattern. He indicated that the Westchester detention area was
designed only to accommodate its own run-off, and it would be
very difficult to engineer a stormwater connection to
Westchester since the sewer would have to cross Aptakisic
Creek.
Commissioner Berman inquired if an exterior building design
has been developed.
Mr. Green said that he has not yet developed the exterior
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 6
design.
Commissioner Howard asked if left turns from Aptakisic Road
will be allowed.
Mr. Green said that left turns will be allowed, and there is
no barrier median on Aptakisic Road near the site.
Commissioner Howard asked if berming is proposed on the west
side of the site adjoining the single-family home.
Mr. Green said that he is not planning to berm in this
location. He noted that the current residential use will most
likely be eliminated in the near future.
Commissioner Samuels inquired if the indoor parking will be
at grade, and would the overhead door accommodate trucks.
Mr. Green indicated that the parking would be at grade. He
said that the door would be high enough to accommodate 12-
foot tall vehicles.
Mr. Morelli said that the indoor parking area will also serve
as a loading dock.
Commissioner Samuels asked about the types of trucks and
vehicles that would be stored on the site.
Mr. Morelli said that the building and site plan is not
designed for large semi-trailers or construction equipment,
and large vehicles would not be stored on the property.
Commissioner Samuels said he would like more information
concerning the control the Village has on limiting the
storage of vehicles on a commercial property.
Commissioner Samuels asked if the Village Commissioner for
Residents with Disabilities has reviewed the site plan.
Mr. Pfeil said that the plan has not yet been reviewed by
that Commission.
Mr. Green said that the plan provides required handicapped
accessible parking, and the use of the indoor spaces can be
controlled by the property owner.
I Commissioner Samuels inquired if retail sales will occur at
the site.
Mr. Green said that the concept is to have showrooms, not
retail businesses.
Mr. Morelli commented that retail use is not intended, and
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 7
the showroom uses will be businesses that relate to the
housing construction business. He said that the showroom uses
would give Scarsdale and other home-builders a place to show
various items to potential homebuyers.
Commissioner Samuels inquired if there would be a bikepath
connection to the path in Westchester Estates.
Mr. Green commented that the connection would be via the 8-
foot sidewalk along Aptakisic Road and Buffalo Grove Road,
not directly south across Aptakisic Creek.
Commissioner Trilling asked about the exterior building
appearance for the entrance to the indoor parking area.
Mr. Green said the exterior materials would be the same all
around the building.
Commissioner Trilling asked if the lobby area would serve
only Scarsdale' space, and would other tenants have direct
front door entrances to their spaces.
Mr. Green said that is correct.
Mr. Morelli commented that the spaces for tenants would be
similar to the Rogers Center for Commerce where each tenant
has their own entrance.
Commissioner Trilling commented that the type of identifica-
tion signage for tenants should be carefully designed, and he
noted that there is no landscaping along the sidewalk areas
on the east side of the building.
Mr. Green said he could refine the plan to provide more
landscaping on the east side of the building.
Commissioner Trilling asked if the building would be served
by a common restroom area.
Mr. Morelli indicated that a common restroom area will prob-
ably be used.
Commissioner Trilling inquired if the building would have an
elevator.
Mr. Green noted that an elevator is not required for a space
of less than 3,000 square feet, and he has not determined if
an elevator will be included in the final building design.
Chairman Goldspiel said that he would like more information
concerning how the site will inter-relate with a future
commercial use to the west. He noted that land use, access
Buffalo Grove Plan Conn-Regular Meeting-June 7, 1995-Page 8
and utilities should be coordinated between these two
properties.
Mr. Pfeil said that the Village's traffic consultant will
comment on the site plan and proposed curb cut to Aptakisic
Road, ad it will also be important to determine if the
property to the west has potential for development under the
current Lake County zoning.
Chairman Goldspiel commented that the developer's proposed
use is really industrial in nature, and he questioned the use
of B-i or O&R zoning.
Commissioner Samuels suggested that P.U.D. zoning could be
used to limit the use of the property to the specific uses
that the petitioner is requesting.
Chairman Goldspiel said he does not favor using B-1 zoning
for this property because the proposed uses are not the high-
end commercial uses that are contemplated for the B-1
District.
Commissioner Rosenston said that the O&R District seems
appropriate for the proposed uses.
Mr. Pfeil commented that the B-3 District could be used
to provide the Village with P.U.D. control of uses on the
property. He noted that the B-3 District requires a minimum
area of five acres, and if the site to the west is included,
the five-acre minimum would be provided. He said that the
site could meet most B-3 setback requirements except for the
50-foot transition yard requirement adjoining a residentially
zoned parcel, which in this case is the Com Ed property.
Commissioner Samuels indicated that retail use is acceptable
at this location. He said that even B-1 zoning would be
appropriate based on the location, which is not close to
residential areas and is at the intersection of two four-lane
arterial roads. He said that he does not see a need to
restrict the property to only office uses.
Mr. Green commented that real estate professionals and
developers look at this site as a commercial location that
should be allowed to have retail and service uses.
Commissioner Berman suggested that if the
gg petitioner is
willing to accept use controls and B-3 zoning, the Village
should take the opportunity to control development as fully
as possible.
Commissioner Ottenheimer concurred with Commissioner Berman,
noting that if other commercial uses are desired in the
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 9
future, the Village could amend the zoning controls if it is
appropriate.
Chairman Goldspiel asked if the site layout will accommodate
truck movements on the property.
Mr. Green said that the standard 26-foot access aisles will
accommodate vehicle movements on the site, and trucks will be
able to turn around on the site.
Chairman Goldspiel asked how large trucks, such as some of
the trucks used for deliveries, would be accommodated on the
site.
Mr. Green indicated that two or three of the proposed parking
spaces in the southeast corner of the site could be used
instead to allow more space for maneuvering by larger trucks.
Chairman Goldspiel summarized the major issues identified in
the workshop, noting that B-3 zoning is the consensus of the
Plan Commission, traffic impact needs to be analyzed, and
planning for the parcel to the west of the site is needed to
coordinate land use, access and utilities.
Mr. Green noted that he will also address other items
including more landscaping along the east side of the
building, alternatives concerning use of the 16-foot wide
strip of land south of the development site, a specific list
of commercial uses requested by the petitioner, analysis of
truck movements on the site, a more information concerning
the exterior design of the building and more analysis of how
the site can be linked for access and utilities with the
property to the west.
ZONING ORDINANCE (CHAPTER 17.36) AND DEVELOPMENT ORDINANCE
(SECTION 16.50.80) - AMENDMENTS CONCERNING DRIVEWAY AND APRON
WIDTHS AND FRONT YARD PAVEMENT AREA IN RESIDENTIAL DISTRICTS
Commissioner Samuels stated that he would not participate as
a member of the Plan Commission for the discussion about
driveway width, but he would comment as a developer involved
in constructing residential developments.
Mr. Pfeil reviewed his memo dated June 6, 1995 and attached
figures 1 through 4 illustrating driveway widths in relation
to lot width and front yard area in single-family zoning
districts. He noted that if driveway width is restricted to
40 percent of the lot width, a lot width of 100 feet would be
needed to accommodate a front loading four-car garage.
Similarly, with the lot width restriction, front loading
three car garages would need to be on lots at least 67.5 feet
wide.
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 10
Commissioner Berman commented that the 40 percent of lot
width standard provides little flexibility and will present
problems with interpretation concerning specific lot
configurations and driveway designs. He presented four
sketches illustrating some examples of driveways that could
be designed based on interpretations of the lot width
standard. He noted that a curved driveway tangential to the
garage would present a problem with interpretation.
He suggested that the standard relating the driveway area to
a percentage of the front yard area is more workable than the
lot width standard.
Mr. John Green commented that if the lot width standard is
used, it should be based on the width at the building line,
not the front property line. He noted that cul-de-sac lots
are examples of lots with a width that is larger at the
building line than at the front property line. He noted that
zoning regulations have generally become more restrictive
if interpretation is required. He said it is in everyone's
best interests to develop standards that are clear and not
subject to excessive interpretation.
Commissioner Rosenston noted that the standards should
address the required front yard, not the entire area in front
of the building. He pointed out that the lot width standard
would limit a driveway to 32 feet for a standard R-3 lot, and
this won't accommodate a front loading four-car garage.
Mr. Pfeil noted that side loading garages are used for some
larger homes with three and four-car garages, and relatively
little driveway surface is needed in the front yard. A lot
width of approximately 90 feet is needed for this type of
side-loading garage.
Chairman Goldspiel said that severe tapers should not be
allowed from the driveway to the apron at the front property
line because it would result in designs that pave an
excessive area of the front yard.
Commissioner Berman said that a reasonable coverage standard
is probably the best way to regulate the size of driveways.
Commissioner Rosenston commented that a taper standard and
apron standard would still be needed to control the design
of driveways, or more of the yard would be paved than is
really needed to provide access to the garage.
Chairman Goldspiel commented that if a four car garage is
built for a home, it would seem that less pavement is needed
in the front yard for parking because the garage would be
available for storing vehicles.
Buffalo Grove Plan Conn-Regular Meeting-June 7, 1995-Page 11
Mr. Green said that the ordinance should also address
standards to allow three-car garages on relatively small lots
such as the R-5 District. He noted that homebuyers definitely
are asking for three-car garages even on small lots.
Commissioner Rosenston pointed out that the amount of
coverage of the front yard area gets relatively large to
accommodate a three-car driveway on a narrow lot.
Mr. Green said that on a 60-foot lot, a three-car garage 30
feet wide works acceptably, and the driveway can be tapered
to a 27-foot apron.
Commissioner Berman asked about the basis of the 40 percent
lot coverage standard.
Mr. Pfeil said that when the original amendment concerning
27-foot wide driveways to service three car garages was
approved in 1989, the 40 percent front yard coverage limit
was found to be a standard that is used by quite a few
communities.
Mr. Samuels commented that three-car garages are a housing
feature demanded by the higher end of the housing market, and
it is not likely that garages of this size will be built in
starter homes on small lots. He said that with good design it
is feasible to accommodate three and four car garages on
moderately sized lots.
Commissioner Berman commented that he does not think the
Village will be approving a lot of development on lots in the
R-5 size range.
Mr. Green said that if R-5 zoning is allowed, it is possible
to put houses of approximately 1,900 square feet with three
car garages without creating a feeling of overcrowding for
the neighborhood.
Mr. Samuels said that if homeowners have access to a three-
car garage, their vehicles will be parked in the garage
rather than on the driveway, and this enhances the overall
neighborhood appearance.
Mr. Green concurred and commented that a well-designed house
with living space over the garage on a 60-foot wide lot looks
more attractive than a three-car garage on an 80-foot wide
lot that has not been integrated into the design of the
house. He said that developers don't maximize density to
maximize profit; sometimes less density on a site can yield a
higher profit if the product is well-designed.
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 12
Commissioner Berman suggested that the Commission focus on
the standards that seem to be the most suited to addressing
the current issues regarding three and four-car driveways.
Chairman Goldspiel noted that the taper rate is a standard
that needs to be included in the proposed amendment.
Commissioner Rosenston summarized the standards that the Plan
►� Commission has identified as being useful in limiting
driveway coverage while providing flexibility for developers
and homebuyers:
1. Driveway width at the property line and apron width should
be a maximum of 18 feet for two-car garages;
2. Driveway width at the property line and apron width should
be a maximum of 27 feet for three-car and larger garages;
3. A maximum of 40 percent of the required front yard on a
lot could be covered with paved surfaces;
4. A taper rate standard such as 1:1 needs to be used.
Chairman Goldspiel said that the next step would be to hold a
public hearing concerning the proposed text amendment.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil commented that the next meeting would be the
regular meeting on June 21, 1995.
PUBLIC COMMENTS AND OUESTIONS - None
STAFF REPORT - None
NEW BUSINESS
Commissioner Rosenston commented that the Busch/Weiland
intersection improvement will cause additional traffic
congestion in an area that is already congested, and adjacent
residential streets will experience cut through traffic by
motorists avoiding the intersection.
Mr. Pfeil indicated that the Village staff is concerned with
the traffic impact on residential areas, and a traffic
management plan is being developed to move traffic through
the area during construction of the intersection improvement.
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 13
a
Commissioner Berman noted that he has observed shopping carts
in the Town Center parking lot near Binny's Beverage Mart,
and this situation is supposed to be handled by Binny's so
that carts are not left in the parking lot. Also, no signs
have been posted in the stone instructing customers about use
of the carts in the parking lot.
rni ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner
Berman, and carried unanimously to adjourn. Chairman
Goldspiel adjourned the meeting at 11:10 p.m.
Res ectfully mitted,
-z/'
Robert E. Pfeil, Village Planner
APP OVER:
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S EP N GOLDSPIEL, 4hairman
Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 14