1992-01-08 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
January 8, 1992
Windbrooke Apartments, Busch Parkway - Amendment for
Proposed Detached Garages -- Workshop #1
Indian Creek, Northwest Corner of Port Clinton
Road/Prairie Road - Annexation with R-4 Zoning and
Preliminary Plan -- Workshop #1
Plat of Dedication - Illinois Route 83
Chairman Silbernik called the meeting to order at 7: 35 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Commissioners absent: None
Also present: Mr. Richard Kuenkler, Village Engineer
Mr. Ken Carmignani, Village Traffic
Consultant
Mr. Jeff Braiman, Village Trustee
Mr. Robert E. Pfeil, Village Planner
Ms. Kathy Webster, Windbrooke Apartments
Manager
Mr. Lawrence Basil, Basil Associates
Mr. Larry Freedman, Anos, Ash and Freedman
Mr. Edward Schwartz, Edward Schwartz Co.
Mr. Rolf Kilian, Metro Transportation
APPROVAL OF MINUTES
Moved by Commissioner Krug, seconded by Commissioner Rosenston to
approve the minutes of the regular meeting of December 4 , 1991.
Commissioner Genell noted an addition to be made on page three,
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 1
paragraph four to her comments. Mr. Goldspiel noted that the
addition of the word "now" needed to be made on page four,
paragraph two. The amended motion was then passed unanimously,
with Commissioners Charlette and Silbernik abstaining.
Moved by Commissioner Rhodes, seconded by Commissioner Rosenston to
approve the minutes of the special meeting of December 11, 1991.
The motion to approve the minutes passed unanimously with
Commissioners Charlette, Krug and Goldspiel abstaining.
COMMITTEE AND LIAISON REPORTS
Chairman Silbernik presented the main issues discussed at the
Village Board meeting of January 6, 1992 . He stated that the
Abbott development at the corner of Busch Road and Route 83 was the
main topic of conversation and he noted that the developer had come
in with a revised plan showing a one-story office building of
approximately 4, 378 square feet. The Children's World complex had
also been reduced by approximately 400 square feet. The polling
then taken by the Board indicated 5 to 2 in favor of the revised
plan.
Chairman Silbernik further noted that the 1990 census figures were
discussed by the Board as they relate to the Village of Buffalo
Grove. The total population figures for Buffalo Grove are 36, 398
with 13 , 858 housing units. These figures were further broken up to
reflect the Cook County and Lake County portions of the Village.
Cook County population figures are 14, 497 with 5,928 housing units
and the Lake County figures show a population of 21, 901 with 7,930
housing units.
Commissioner Charlette noted that the revised Abbott plan still
does not address the traffic problem during peak traffic periods.
Chairman Silbernik noted that the developer took the approach that
by lowering the square footage of the development, it would be
better able to handle the traffic which would have less volume.
WINDBROOKE APARTMENTS, BUSCH PARKWAY - P.U.D. AMENDMENT FOR
PROPOSED DETACHED GARAGES -- WORKSHOP #1
Mr. Basil stated that the RREEF Corporation, owner of the property,
is requesting an amendment to the P.U.D. Ordinance and proposing
the construction of eight garage structures with a total of 85
individual garages as an option for the tenants of Windbrooke
Apartments. These would be one-story garages with individual
openers. The garage structures would be located within existing
parking area and would not eliminate any existing green space.
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 2
Mr. Basil stated that there are presently 408 parking spaces,
although only 402 are required by code, and that they are proposing
removal of 13 spaces in all to allow for the added width of the
garages. He noted that the total number of parking spaces would be
reduced to 395 spaces, which would require a variation. Mr. Basil
stated that parking surveys had been conducted in both 1990 and
1991 to evaluate the number of empty spaces at any given time.
These surveys showed that there were between 38 and 96 empty spaces
at any given time in the complex.
Commissioner Goldspiel inquired if the parking spaces are assigned.
Mr. Basil stated that the parking spaces are not assigned but that
the garages would be assigned.
Commissioner Samuels inquired how the garages would be assigned.
Mr. Basil stated that they are not expecting a stampede of tenants
requesting garages and therefore they would be built as the tenants
requested them. The garage leases would run concurrently with the
apartment leases.
Commissioner Samuels asked where the idea for garages came from;
whether the tenants had requested same or if the owner had decided
there was a need for garages.
Mr. Basil stated that he really did not have an answer to that
question.
Ms. Kathy Webster, apartment manager, stated that the original idea
for the garages came from the owner and after the tenants were
surveyed a positive response was received from approximately thirty
tenants.
Chairman Silbernik stated that he is concerned with the request for
85 garages when there has only been a positive response from
approximately 30 tenants. He noted that a response of 30 tenants in
a complex of 236 units may not be adequate to accurately project
the demand for garages.
Commissioner Samuels asked if there have ever been any complaints
from tenants concerning a lack of visitor parking spaces.
Ms. Webster stated that they have never received any complaints
from the tenants about visitor parking.
Commissioner Samuels asked if the Windbrooke Apartments have
a towing agreement to remove illegally parked vehicles.
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 3
Ms. Webster stated that cars are towed only if they are abandoned
cars.
Commissioner Rosenston inquired if the type of wall used for
partitions between the garages would impact the width of the garage
structures.
Mr. Basil stated that it would not.
Commissioner Rhodes asked what would prevent tenants from
performing oil changes or other various forms of maintenance on
their cars in the garages.
Mr. Basil stated that the tenants would be required to follow
specific rules and regulations set out by the management.
Commissioner Goldspiel commented that this project was originally
designed as moderate income housing with subsidized rents for some
tenants and he inquired if this is still the case.
Mr. Basil stated that the subsidy program ended when the RREEF
Funds purchased the property.
Ms. Webster stated that current rents for the apartment units range
from $745 to $950 per month.
Commissioner Goldspiel stated that he has three main concerns about
the garage proposal. He said it is important to have some level of
moderate income housing in the Village and he would not like to
lose any that already exists. He commented that he is concerned
with what the development of these garages would do to the sight
lines as well as the views to the green spaces in this development.
He also stated his concern that this development would have a
traffic safety impact as there are several spaces adjacent to the
proposed garages that will be hazardous to back out of, and there
are no aprons for the garages.
Mr. Basil stated that pulling out of the garages would be similar
to backing out of a garage in an alley, and this type of situation
is quite common and does not appear to present unusual safety
problems. He said the spaces adjacent to the garages will have
adequate visibility to back out safely.
Commissioner Goldspiel stated that the difference is that when
pulling out from a garage you have an open overhead door which
tells drivers of cars in the aisle or alley that someone is backing
out. The spaces next to the garages will not have doors, so people
won't be able to see anything before the driver starts to back out
of the space.
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 4
Commissioner Charlette inquired if the 10 foot width of the garages
would be sufficient for handicapped parking.
Mr. Basil stated that 10 feet would not be enough, that the code
requires 16 feet. He said the garages are not required to meet
handicapped accessibility standards.
Chairman Silbernik noted that the Americans With Disabilities Act
(ADA) deals primarily with public areas.
Mr. Basil stated that they would be willing to comply with the ADA
once the bill has been defined and at that time provide handicapped
garages.
Commissioners Rosenston and Charlette noted that by providing
handicapped garages, existing parking spaces would be cut even
further.
Commissioner Rosenston stated that you get more utilization of
parking spaces when the spaces are unassigned, and therefore these
garages will actually cause a decrease in the availability of
visitor parking spaces.
Chairman Silbernik asked how the garages would be monitored in
order to prevent their use as storage space rather than for
parking.
Mr. Basil stated that management would do the monitoring, and there
would be rules regulating the use of the garages.
Commissioner Krug noted that if a tenant who rented a garage moves
and is replaced with a tenant who chooses not to rent a garage, it
is possible that there would be vacant garages sdattered throughout
the development, and this would have the effect of reducing
available parking.
Commissioner Krug also stated that he would like to see a survey
showing how many cars are actually owned by the tenants.
Commissioner Goldspiel inquired about the bedroom mix of the
development.
Ms. Webster stated that there are 60 one bedroom units and 176 two
bedroom units.
Commissioner Samuels inquired about the location of the dumpsters
adjacent to the proposed garages and asked Mr. Basil to comment on
the Fire Department's concerns that this may be a hazard in the
event of fires in the dumpsters.
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 5
Mr. Basil stated that the dumpsters are the metal roll around
variety with covers and that they did not see any inherent dangers.
However, if the Fire Department requested additional protection,
they would add such protection.
Commissioner Rhodes inquired if the garage doors would be operated
both electrically and by key.
Mr. Basil stated that the garage doors would be raised panelled
doors with lights that would be operated both electrically and by
key.
Commissioner Rhodes asked for comments on the memo from the Police
Department that the windows proposed for the garages were
potentially dangerous concerning access for burglars.
Mr. Basil stated that they incorporated the window design
for aesthetic reasons to give some relief to the building line.
Chairman Silbernik and Commissioner Rhodes stated they are not in
favor of the chain link fence separating the garage bays.
Mr. Basil stated that the chain link fence would discourage storage
of anything other than cars in the garage bays as it makes
everything clearly visible when the garages are monitored by the
manager.
Mr. Pfeil noted that the Fire Department wants drywall partitions
between the garage units.
Chairman Silbernik asked how 85 garage spaces were determined to be
needed, and if there had been any discussion about carports.
Mr. Basil replied that carports are not as secure as garages.
Chairman Silbernik asked if the decision to build garages was based
on a security issue or an income producing need.
Mr. Basil stated that the decision to build garages is probably
based on both factors. The garages would provide a measure of
security for the tenants and would, of course, provide a source of
income for the owner.
Commissioner Goldspiel asked why the proposed garages were to be
built in the center of the complex rather than on the perimeters.
Mr. Basil stated that this was done primarily to preserve sight
lines, maintain open space, and provide room for landscaping.
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 6
Commissioner Goldspiel asked if there are any areas open where
additional parking spaces could be added.
Mr. Basil stated that there is room for approximately 8 to 10
additional spaces but that this would require removal of some of
the green space.
Commissioner Goldspiel said he is uncomfortable with the proposed
plan and wouldn't be in favor of adding 85 garage spaces. He said
the garages as proposed would be a detriment to the overall
development.
Chairman Silbernik asked how the decision of building specifically
85 garages came about.
Mr. Basil stated that this is the number of garage spaces that
would fit in the complex without disturbing any of the stormwater
and sanitary sewer lines through the complex while preserving the
sight lines.
Commissioner Rosenston noted that he would like to be assured that
there will continue to be a surplus of parking spaces in the
development after construction of the garages.
Commissioner Samuels stated that he would like to see another
survey conducted and that the survey should include more
information about the real demand for garages and the impact of the
garages on the overall parking needs in the development.
Commissioner Genell stated that she sees no problem with the
garages but would like to see a rendering of the garages and also a
response to the Police Department's concerns.
Commissioner Rhodes stated that he has no problem with the garages,
but, he would be more comfortable if the number of garage spaces to
be built was downsized to 60. This would create a less cumbersome
and crowded look and would be sufficient in accordance with tenant
response for garages. He further noted that he is still not in
favor of a chain link fence separating garage bays.
Commissioner Samuels inquired what would occur with the parking
situation during the construction period of the garages.
Mr. Basil noted that construction of each garage structure requires
approximately four weeks and that during this time the empty spaces
that had been observed would be used. He said construction of the
garages would be phased depending on demand for garage spaces.
Commissioner Charlette inquired if any of the utilities would
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 7
require relocation. He further noted that the garages would be a
nice addition to the complex, although somewhat crowded.
Mr. Basil stated that no utilities would need relocation.
Chairman Silbernik agreed that the addition of the garages made the
complex crowded. However, he noted that his real concern is with
the actual demand of the tenants for these garages and stated that
he would like to see another survey done with input from the Plan
Commission.
Mr. Basil stated that they will formulate another survey and submit
same to Mr. Pfeil and await Plan Commission comments.
Ms. Webster noted that they lose tenants who are looking for
apartment complexes that provide garage facilities.
Chairman Silbernik stated that he would prefer the 85 garages to be
built all at once or in defined phases, rather than have a long,
drawn out construction period. He further noted his concerns with
the Fire and Police Department comments as well as his concern for
security of the garages with respect to both break-ins and fires.
He also noted his concern that there would be a lack of parking
spaces created with tenants who leased garages, using outdoor
spaces for various uses. He said a new survey should be done to
verify the demand for the garages, and this survey should be done
prior to the next workshop.
Commissioner Goldspiel stated that he could not vote to approve a
garage plan unless the total number of parking spaces at least
meets the minimum requirement of the Zoning Ordinance. He said the
current plan is cluttered, and this has to improved. He asked
about the renewal pattern of leases.
Ms. Webster stated that 55 percent of the six and twelve months
leases are renewed.
Commissioner Krug stated that he likes the concept of the garages
but does not want to lose any parking spaces.
Chairman Silbernik called for a polling stating that a yes vote
indicates favor toward the garage concept if the major concerns are
addressed. A no vote indicates disfavor with the garage concept
regardless of the how the planning issues are addressed.
The results of the polling were as follows:
AYES: Krug, Rhodes, Howard, Rosenston, Charlette, Genell,
Samuels, Silbernik
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 8
NAYES: Goldspiel
The polling was 8 to 1 in favor of the concept.
Commissioner Goldspiel commented that he doubts all the planning
issues can be adequately addressed.
INDIAN CREEK, NORTHWEST CORNER OF PORT CLINTON ROAD/PRAIRIE ROAD
ANNEXATION WITH R-4 ZONING AND PRELIMINARY PLAN -- WORKSHOP #1
Mr. Larry Freedman stated that Edward Schwartz is proposing to
annex 19 acres on Prairie Road and Port Clinton Road with R-4
zoning. The site would be developed with 48 lots with an average
lot size of 10,459 square feet. The price of the housing would be
approximately $275, 000 to $325, 000 and would range from 2 , 650
square feet to 3 , 350 square feet.
Mr. Freedman stated that the 1.4 acre detention area is at issue
and he said the area may be maintained by Vernon Township. He also
noted that the issue of the amount of right-of-way being requested
for the extension of Buffalo Grove Road to Route 45 needs to be
addressed and resolved. He said the right-of-way taking adjacent to
the site along Port Clinton and Prairie Roads suggested by Village
staff appears to be excessive, and would make Mr. Schwartz ' plan
economically unfeasible.
Commissioner Goldspiel asked for an explanation for the need to
extend Buffalo Grove Road and the impact this would have on the
proposed development.
Mr. Ken Carmignani, of James J. Benes Associates, said that he is
the Village's traffic consultant. He commented that a realignment
of Port Clinton Road with Prairie Road is needed to create a smooth
curve, and this is part of the planned Buffalo Grove Road
improvement that would extend to Route 45 and go north to Route 60
in Vernon Hills. He noted that there are two ways to accomplish
this task. The first way involves the traditional four way
intersection while the second calls for a curved alignment of these
roads.
Mr. Carmignani stated that Midwest Engineering has been hired to do
a preliminary engineering study of the Buffalo Grove Road
alignment. He said that with a traditional four-way intersection
there would be a need for left and right turn lanes and some right-
of-way would be necessary for this design. He stated that projected
traffic could be handled with an improved four-way intersection
at Prairie and Port Clinton Roads, but the level of service would
not be as good as what would be provided by a curved alignment.
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 9
He said the four-way intersection would probably provide a level of
service of C or D for traffic movement. However, with a curved
alignment, the need for right-of-way becomes greater because the
turning radius and design speed have to be accommodated by the road
design. He sketched the approximate alignment that would be needed
to provide a turning radius of approximately 740 feet at a design
speed of 40-45 m.p.h. . This, in effect, would eliminate the
proposed residential lots along Prairie and Port Clinton Roads on
Mr. Schwartz ' proposed site plan.
Mr. Carmignani expressed his preference for the curved alignment
stating that this would provide the best design for the efficient
movement of traffic. He noted that this type of design would handle
inter-community traffic, shifting some traffic that now uses Route
83 and Milwaukee Avenue.
Mr. Carmignani noted that the curved alignment may be cost
prohibitive in terms of a developer's willingness to dedicate
right-of-way. He said the preliminary engineering study is needed
to analyze the four-way intersection and curved alignment design
alternatives. He said the study could conclude that the four-way
intersection will adequately handle projected traffic.
Mr. Kilian of Metro Transportation stated that the curved alignment
may have some design problems such as the stacking room for
vehicles on adjacent roads that want to enter the intersection.
Mr. Freedman stated that he thinks that the site plan could not be
approved until the decision on the road design is made after the
engineering study results are received. Therefore, he requested
that the workshop be put on hold until the preliminary engineering
study has been completed.
Mr. Kuenkler said the preliminary engineering study would take
three to four months to complete.
Commissioner Goldspiel said that if the road will impact the site
so greatly, perhaps a different land use, such as multi-family
residential would be appropriate. He said he thinks the Village
should consider very carefully what benefits Buffalo Grove will
gain if the four-lane Buffalo Grove Road is built through this site
and into Vernon Hills. He said there may be little benefit, but it
is evident that additional traffic will be generated for this part
of the Village.
Chairman Silbernik commented that the Buffalo Grove Road
improvement is supported by Lake County and Vernon Hills, and he
said Buffalo Grove needs to support regional transportation
improvements.
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 10
Mr. Carmignani said the traffic volumes on Buffalo Grove Road are
now above what a two-lane road is designed to carry, but the
volumes are not yet large enough to demand a four-lane improvement.
Chairman Silbernik said the Plan Commission's review of Mr.
Schwartz ' site plan would be deferred until the preliminary
engineering study is completed.
PLAT OF DEDICATION - ILLINOIS ROUTE 83
Moved by Commissioner Rhodes, seconded by Commissioner Krug that
the Plan Commission recommend to the Village Board approval of the
Plat of Dedication of part of Illinois Route 83 , dated November 22,
1991.
Commissioner Goldspiel inquired if there is a need for any
bearings.
Mr. Kuenkler replied that there is not.
Chairman Silbernik called for a vote on the motion and the vote was
as follows:
AYES: Silbernik, Goldspiel, Krug, Rhodes, Howard, Rosenston
Charlette, Genell, Samuels
NAYES: None
ABSTAIN: None
ABSENT: None
CHAIRMAN'S REPORT
Chairman Silbernik read a letter from Eleanor Hesse regarding a
recent newspaper article calling for more landscaping around the
renovated K-Mart along Dundee Road in Wheeling. He stated that he
was gratified to note that Ms. Hesse signed her name and address to
the letter and would like to officially thank her for same.
FUTURE AGENDA SCHEDULE
Mr. Pfeil noted that the next meeting is scheduled for January
22nd, when the proposed nursing home on the Steepleview site and
`./ the draft Comprehensive Plan will be discussed.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 11
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Rosenston
and unanimously carried to adjourn. Chairman Silbernik adjourned
the meeting at 10: 00 p.m.
L
Respectfully sub tted,
71-7
Fay Rubin', Recording Secretary
APPRO
MARTIN SILBERNIK, Chairman
Li
Buffalo Grove Plan Comm-Special Meeting-January 8, 1992-Page 12