1991-10-16 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
October 16, 1991
Abbott Contractors - Proposed Annexation with B-i Zoning
and Preliminary Plan for a Children's Daycare Building
and a Professional Office Building
Southeast Corner of Busch Road/Route 83 -- Workshop #3
Winchester Estates Townhomes - Proposed Annexation
With R-8 P.U.D. Zoning and Preliminary Plan
Bank Lane/Route 83 -- Workshop #1
Chairman Pro-tem Rhodes called the meeting to order at 7: 30 p.m.
in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois.
Commissioners present: Chairman Pro-tem Rhodes
Ms. Howard
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Commissioners absent: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Also present: Mr. George D. Maurides, Bischoff Maurides &
Swabowski Ltd.
Mr. John J. Zimmermann, CE Design Ltd.
Mr. Dean W. Kelley, Abbott Land &
Investment
Mr. Mike Vondra, Abbott Land & Investment
Mr. Hal Francke, Rudnick & Wolfe
Mr. David L. Reifman, Rudnick & Wolfe
Mr. David A. Hoffman, Red Seal Development
Mr. Mark J. Putterman, Red Seal Development
Mr. Howard Hirsch, McClier
Mr. Ronald A. Adams, Pearson, Brown &
Associates, Inc.
Mr. Jeff Braiman, Village Trustee
Mr. Robert Pfeil, Village Planner
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 1
APPROVAL OF MINUTES
Moved by Commissioner Rosenston, seconded by Commissioner Howard to
approve the minutes of the Special Meeting of September 25, 1991.
Commissioner Rosenston noted that page 2 reflects a new motion to
approve the amended minutes which is not required. The original
motion is still on the floor and is sufficient. All Commissioners
were in favor, and the motion carried.
COMMITTEE AND LIAISON REPORTS - None
ABBOTT CONTRACTORS - PROPOSED ANNEXATION WITH B-1 ZONING
AND PRELIMINARY PLAN FOR A CHILDREN'S DAYCARE BUILDING AND
A PROFESSIONAL OFFICE BUILDING, SOUTHEAST CORNER OF BUSCH
ROAD/ROUTE 83 -- WORKSHOP #3
Mr. Maurides stated that he had reviewed his notes from the last
two workshops with the development team for this project and that
they have tried to incorporate the Commissioners' comments and Mr.
Carmignani 's suggestions into the revised Concept Plan.
Mr. Vondra noted that the revised Concept Plan dated October 5,
1991 now provides two buildings, a one-story building for the
Children's World daycare center of approximately 8, 000 square feet,
and a two-story office building of approximately 7, 300 square feet.
The driveway from Busch Road has been reconfigured and angle
parking is to be used to establish a definite one-way traffic
pattern in the center of the site. The aisle widths would be 18
feet and 24 feet for the 60 degree angle parking which exceeds the
Zoning Ordinance standard of 16 feet to accommodate movement in
response to the Commissioners' concern that there seems to be a
problem with aisle widths for anlge parking at one of the Village's
shopping centers. The enlarged center island is to be generously
landscaped and to allow for the retention of the large tree on the
site. Mr. Vondra further stated that the Concept Plan now
provides for 65 parking spaces of which 25 spaces will now be
available to Children's World for its employees. Mr. Vondra noted
that Ken Carmignani, the Village's traffic consultant, has
recommended a deceleration lane from Route 83 into the site,
and this will have to be designed with cooperation between the
developer, the Village, and the Illinois Department of
Transportation (IDOT) .
•
Commissioner Rosenston noted that the area labeled as a drop off
area for the daycare center is not really a drop off area and asked
if the bus would simply stop at the front door of the daycare
center to unload children or if the bus would pull into one of the
parking spaces and then unload the children. He stated that if
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 2
this is not a true drop off area then it should be removed from the
plan.
Mr. Vondra agreed with Commissioner Rosenston that the drop off
area should be eliminated from the plan.
Commissioner Charlette inquired if the Police and Fire Departments
had seen the development plans.
Mr. Pfeil stated that both the Police and Fire Department had
expressed no concerns with the plan and had only noted that the
entrance to the traffic island be depressed and that a fire hydrant
would be placed on the site.
Mr. Vondra distributed a concept sketch of the elevation for the
professional building showing a colonial building with a distinctly
residential character.
Commissioner Rosenston asked if the future tenant for the building
would be a single tenant or multiple tenants.
Mr. Vondra stated that at this time they are not sure who the
tenants would be but suggested that this type of building lends
itself to a single tenant.
Mr. Vondra further noted that the revised Concept Plan provides for
a stormwater detention area to the west of the office building. He
stated that they are asking for a variance for the detention area
as the highwater level will be within approximately 10 feet from a
staircase in the building area.
Mr. Vondra stated that the outdoor play area for the daycare
building will be located on the east side of the building. He
noted that the Park District does not want the parking lot area
fenced but would prefer a larger berm area for a more natural
screening.
Mr. Maurides stated that they would not permit any uses for the
office building that would require more parking spaces than has
been provided, nor any use that would substantially increase
traffic volume.
Commissioner Samuels noted that the Plan Commission has always
indicated that there should not be any retail use on this parcel.
He commented that office building uses could be structured to allow
certain accessory uses that would be compatible with the principal
uses in the building.
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 3
Mr. Pfeil noted that such language could be worked out; it would be
part of the annexation agreement for the property.
Commissioner Rosenston commented that uses such as an art gallery
or optician could be acceptable for the property.
Commissioner Rhodes inquired if a drug store sales could be an
accessory use to a medical office in the building.
Mr. Pfeil said this could be allowed as an accessory use.
Commissioner Rosenston stated that Mr. Carmignani 's traffic report
reflected no problems with the revised Concept Plan.
Commissioner Samuels noted that the internal circulation of the
plan does not provide for any recirculation within the lot.
Therefore, a car would have to drive out onto Busch Road in order
to turn around and re-enter the site. He commented that based on
the size of the site this problem probably can't be solved.
Commissioner Rosenston agreed that given the constraints of the
site, the lack of internal circulation is a problem that can't
be satisfactorily resolved.
Commissioner Howard stated that she would not want to see a flat
roof on the office building, and she inquired about the tree
preservation plan.
Mr. Vondra indicated that the roof would not be flat.
Mr. Vondra stated that they are working with the Park District to
try to have certain trees relocated to the property line adjoining
the Park District's property. A number of trees on the site will
be saved, including three of the largest trees.
Commissioner Genell noted her continued concerns with the internal
circulation on the site as well as the traffic problems created by
the Busch Road/Route 83 intersection. She also inquired if the
developer had pursued their talks with the Park District regarding
the acquisition or sharing of some of the park district land in
order to enlarge the site.
Mr. Vondra noted that the Park District has no real plans for their
property at this time, so they are not in a position to sell any of
their land.
Commissioner Rosenston inquired if right and left turn storage
lanes and deceleration lanes had been provided on Busch Road as
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 4
lanes and deceleration lanes had been provided on Busch Road as
recommended by the Village's traffic consultant.
Mr. Vondra stated that the recommended improvements will be made,
but Abbott will have to work with IDOT to coordinate the site
related road improvements with IDOT's plans for the widening of
Route 83 and the Busch Road intersection.
Commissioner Samuels inquired if there would be a water drainage
problem if berming is installed adjacent to the Park District's
property.
Mr. Zimmermann stated that the natural landscape would take care of
any water problems.
Commissioner Samuels expressed concern at a raised manhole shown on
the plan.
Mr. Zimmermann stated that the manhole would be flush to the
ground.
Commissioner Samuels inquired if the Village Engineer had examined
the stormwater detention variance request.
Mr. Pfeil stated that the Village Engineer has no strong opinions
on the request. He stated that the system does work and that he
would get further verification on that point.
Vice Chairman Rhodes asked if sidewalks would be provided.
Mr. Vondra stated that there would be an eight-foot sidewalk on the
south side of Busch Road.
Mr. Zimmermann noted that the eight-foot sidewalk would be noted on
the plan.
Commissioner Rosenston suggested that an eight-foot sidewalk be
added on the Route 83 side of the site.
Mr. Vondra noted that fencing would be provided all around the
Children's World playground area.
The Plan Commission recommended the proposed plan go to public
hearing.
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 5
WINCHESTER ESTATES TOWNHOMES - PROPOSED ANNEXATION WITH
R-8 P.U.D. ZONING AND PRELIMINARY PLAN. BANK LANE/ROUTE 83 --
WORKSHOP #1
Mr. Reifman of Rudnick & Wolfe introduced the development team. He
noted that the Concept Plan dated October 9, 1991 by McClier
proposes that the 11.2-acre site be developed with 64 townhomes
with a request for R-8 P.U.D. zoning.
Mr. Hoffman of Red Seal Development Corporation spoke of his firm's
general background and the proposed development which is to be in
the mid to upper price range for attached family units. These
townhomes would appeal to families with high school age children or
older. He noted that the housing market is diverse, and there other
types of consumers such as young professionals who may find these
units attractive for their needs. He commented that the plan is for
64 units to be kept away from any heavy traffic associated with the
adjacent commercial strip by the use of extensive buffering and
fencing and extra waterways have been provided for aesthetic
reasons. The plan provides a two-car garage for each dwelling unit
and thirty visitor parking spaces. The street serving the
development would not provide for a 60 foot right-of-way, and
sidewalks would be built on only one side of the street. Therefore
a variation of the Village Ordinance is being requested. The plan
further proposes a full street connection to Woodstone Drive.
Commissioner Genell inquired if a fence is necessary along Route
83 , and how close it would be to the sidewalk.
Mr. Hoffman stated that the residents living in the units along
Route 83 need some privacy, and the fence and landscaping would
screen these residents from the highway.
Commissioner Rhodes noted his concern with any kind of tunnel
effect being produced by fencing along Route 83, and he suggested
a meandering design for the fence.
Mr. Hoffman stated that they would try to development a creative
form of fencing.
Commissioner Charlette inquired if the Village proposes to extend
`./ Bank Lane to the east to connect to Weiland Road.
Mr. Pfeil stated that the Seigle project built Bank Lane up to the
point of their proposed future office building, and Bank Lane would
not be extended any farther east. The connection to Weiland Road
would be made via a street through Winchester Estates connecting
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 6
to Woodstone Drive.
Commissioner Rosenston stated that another street providing a
second access into Winchester Estates is extremely important.
Mr. Hoffman stated that they are asking for a variation for
sidewalks on one side of the street only and that the road to be
built is in accordance with the Village standard.
Commissioner Rosenston stated that he would like to see the
location of the adjacent residences at the next workshop.
Commissioner Rhodes asked if the detention area is a retention pond
or a dry basin. He inquired if a homeowners association would
maintain the stormwater facilities and all other common areas.
Mr. Adams stated that the plan calls for two wet ponds with
aeration.
Mr. Hoffman said that an association would maintain all common
areas.
Mr. Pfeil indicated that the stormwater areas would be privately
owned and maintained.
Commissioner Howard asked for an explanation concerning the
requested variations for right-of-way and sidewalks. She inquired
if this type of variation has been granted in similar developments.
Mr. Hoffman said the street would be built to the required 27-foot
width, but no right-of-way is proposed. He said the plan has
already been reduced from 70 units, and the variation provides
the land needed to design a plan that is economically feasible.
Mr. Pfeil indicated that right-of-way and sidewalk variations
have been granted in other developments such as some parts of the
Woodlands at Fiore, but generally the areas are on cul-de-sacs and
have a fairly small number of dwelling units.
Commissioner Charlette requested that the buildings on the site
plan be identified by number for the next workshop.
Commissioner Samuels asked for an opinion from the Village Attorney
as to a conflict of interest because one of his clients, the First
American Bank, is an adjacent land owner to the Winchester Estates
site.
Mr. Pfeil stated it would be advisable to get the Village
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 7
Attorney's opinion regarding Commissioner Samuels' situation.
Howard Hirsch reviewed the floor plans and elevations of the
proposed townhomes. He indicated that the units are planned to
have basements. He said the end units are smaller and are intended
for younger buyers. He noted that the units are planned to have
three bedrooms. He explained that the elevations accentuate
the two-story design and breaks in the roof lines are used for
visual interest. He said an attractive streetscape is created
by the design.
Mr. Hoffman noted that most of the units will similar to a detached
single-family home in floor area.
Commissioner Charlette asked if the units will have patios or
decks, and if so, the plan should provide adequate setbacks and
meet the applicable rear yard lot coverage standard.
Mr. Hoffman said patios will be constructed for each unit, but
decks would be optional. He said the outline of deck areas could
be shown on the plan.
Mr. Pfeil noted that decks are considered to be an accessory
structure, and the Zoning Ordinance allows a coverage of twenty
percent of the rear yard area.
Commissioner Rhodes inquired about the price range of the
townhomes.
Mr. Hoffman said he is trying to keep some of the units under
$200, 000 but the larger units will be in the $210, 000 to 230, 000
price range. The monthly assessment fees will be approximately
$116 to 119. He said the townhomes will have masonry construction
on the first floor and possibly drivet on the second story. He
indicated that wood or vinyl would also be considered as materials
for the exterior siding.
Commissioner Samuels asked if the Buffalo Grove Park District
has commented on the plan.
Mr. Pfeil said the Park District has received the site plan, but
they have not officially commented yet. He noted that the develop-
ment would require about 1. 5 acres of parkland based on the number
of dwelling units, and the Park District generally does not want
facilities this small. The District may prefer a cash donation
instead of land.
Commissioner Samuels asked if the site has any environmental
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 8
problems.
Mr. Hoffman said his attorneys have reviewed all available
documents concerning the property, and he has been assured that
there are no outstanding environmental issues.
Commissioner Rosenston inquired about the schedule of completion
for the project.
Mr. Hoffman said the project would be started in March 1992 if
all approvals have been obtained, and he would expect the first
occupancies six months later. He indicated that approximately
30 to 40 townhomes would be sold per year, so the project will
take about two years to build out. He said the project models
would probably be constructed at the entrance road to Bank Lane,
and Phase I would probably be in the northwest corner of the site.
Commissioner Rosenston said the street to Woodstone Drive should
probably not be opened until construction is almost completed,
and construction traffic should not go through the Woodstone
development to get to the site.
Commissioner Genell suggested that addresses on the townhomes
should be illuminated for visibility at night for emergency
services.
Commissioner Rosenston noted that some communities such as Danville
require illumination for addresses, and he said Buffalo Grove
should consider a similar ordinance.
Mr. Pfeil noted that Ken Carmignani, the Village's traffic
consultant, had commented that the street connection to Woodstone
Drive should be less direct to discourage cut through traffic,
and the parking areas along the south street segment to Woodstone
should be relocated to other areas on the plan.
Mr. Hoffman said he didn't agree with these comments, but that he
would consider alternatives on the next revision of the plan.
Commissioner Rhodes expressed concern at the parking provided in
the plan. He noted that although parking is allowed on the street,
in reality a great deal of parking is eliminated when taking into
L./ consideration fire hydrants and driveways. He commented that
visitor parking areas usually aren't large enough for developments
of this type.
Mr. Hoffman stated that he believes that the plan provides adequate
parking for most situations, but he acknowledged occasionally
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 9
- _ i
guest parking may be a problem, but neighbors usually work this
out.
Commissioner Genell inquired if the driveways would be cement or
blacktop and if there would be landscaping to separate the
driveways.
Mr. Hoffman stated that their preference is for cement driveways
and that there would be extensive landscaping.
Commissioner Rosenston summarized the items that the developer
needs to address for the next workshop:
1. Show adjacent properties and indicate the location of the
driveway on Bank Lane for the First American Bank.
2 . Address the issue of the location of the sidewalk along Bank
Lane that has to connect to the existing bike path and
sidewalk at Woodstone Drive.
3 . Address the issue of berming and fencing along Route 83 .
4. Address the variation request for a sidewalk on one side of
the street only as well as the right-of-way standards.
5. Indicate plans for the bikepath on the east side of the
property.
6. Comments from the Park District concerning land donation
or a cash contribution.
7. Comments from the Police and Fire Departments.
8. Engineering information concerning the stormwater ponds.
9. Consideration of an alternate design to make the connection
between Bank Lane and Woodstone Drive less direct.
Moved by Commissioner Samuels, seconded by Commissioner Rosenston,
and unanimously carried to adjourn to executive session.
Chairman Pro-tem Rhodes indicated that the Commission would return
�./ from executive session, complete the regular meeting, and adjourn
the regular meeting.
CHAIRMAN'S REPORT - None
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 10
FUTURE AGENDA SCHEDULE
Mr. Pfeil noted a Comprehensive Plan workshop would be conducted
on October 23rd and a workshop on the Rohrman Automobile Dealership
is scheduled for October 30, 1991.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Samuels
and unanimously carried to adjourn. Chairman Pro-tem Rhodes
adjourned the meeting at 10:00 p.m.
Respectfully submitted,
..► Fay Rubin, ecording Secretary
APP ED BY:
4
DUSTY NODES, Chairman Pro-tem
Buffalo Grove Plan Comm-Regular Meeting-October 16, 1991-Page 11