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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: DJ ;1(V.Ar rl �' I JS PHEN GOL Lair man 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: iE// }i)( '( S EP N GOLDSPIEL, 4hairman Buffalo Grove Plan Comm-Regular Meeting-June 7, 1995-Page 14