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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