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1998-05-06 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION May 6, 1998 Walsh Property, 16613 W. Park Avenue,southwest corner of Park Avenue/Main Street,Annexation with residential zoning--Workshop#1 Illini Partners, proposed commercial development at the southeast corner of Aptakisic Road/Buffalo Grove Road,Annexation with zoning in the B-3 Planned Business Center District and approval of a Preliminary Plan for development of two commercial buildings including a Walgreens store with a drive-through pharmacy window--Workshop#2 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. Commissioners present: Mr. Goldspiel Mr. Krug Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: Ms. Howard Also present: Mr. Christopher Walsh Mr. Scott Gendell,Terraco,Inc. Mr. Timothy Stewart, Stewart,Nosky Architects, Ltd. Mr. Richard Vane,Groundwork, Ltd. Mr. William Reid,Village Trustee Mr. Brian Rubin,Village Trustee Mr. Robert Pfeil,Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Berman to recommend approval of the minutes of the Public Hearing and Regular Meeting of March 18, 1998. Commissioner Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 1 Viehman noted minor typographical errors needing correction. All Commissioners were in favor of the amended motion and the motion passed unanimously with Chairman Goldspiel abstaining. Moved by Commissioner Samuels, seconded by Commissioner Berman to recommend approval of the minutes of the Regular Meeting of April 1, 1998. Commissioner Moons noted a grammatical error requiring correction on page 6. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioner Ottenheimer abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Trilling stated he attended the Village Board meeting on April 20, 1998 and noted the following items were discussed: 1. Approval of the Wendy's site plan for the Woodland Shopping Center. 2. Referral of the Walsh property on Park Avenue in Prairie View to the Plan Commission 3. Referral of the Congregation Beth Am petition for a special use to the Plan Commission Commissioner Ottenheimer stated he attended the Village Board meeting on May 4, 1998 and stated there was a pre-application conference at that time for a proposed wireless telecommunication transmission tower on the Cotey property at Estonian Lane where they would like to put up a 300 foot tower. Trustee Reid stated the Board also approved the Osco drive through pharmacy in Strathmore Square shopping center along with a Zoning Ordinance text amendment. Chairman Goldspiel stated he attended a Village Board workshop on April 27, 1998 on traffic and transportation issues. He stated there was a resolution calling upon the Wisconsin Central Railroad to discontinue blowing train whistles at night. There was also a discussion on cut through traffic on Armstrong Drive. Another set of issues concerned unwarranted and warranted traffic stop signs and what to do about those signs which had been put into place before the current policy was established. The Board's consensus was to leave the existing signs in place but use the current policy to evaluate the warrants for future signs. Chairman Goldspiel further noted discussion concerning cut through traffic at Butternut Drive in `./ the Canterbury subdivision along Buffalo Grove Road north of Woodland Commons and Checker Drive east of Arlington Heights Road. There was discussion as to whether or not to stripe center lines on Checker Road west of Buffalo Grove Road. The Board decided that striping is not needed There was also discussion concerning the Buffalo Grove Road/Prairie Road/Weiland Road corridor. Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 2 Trustee Reid added that the Buffalo Grove Police Department would like to have an ordinance which would give them the authority to stop motorists for seat belt violations. This will require more research concerning State statute and the authority of a municipality to enforce of this type of seat belt regulation. WALSH PROPERTY. 16613 W. PARK AVENUE. SOUTHWEST CORNER OF PARK AVENUE/MAIN STREET.ANNEXATION WITH RESIDENTIAL ZONING-- WORKSHOP#1 Mr. Christopher Walsh stated he is the owner of the property and he requests annexation to Buffalo Grove. He stated he would construct a sanitary sewer across Park Avenue and extend the line to the south line of his property between the two lots that he proposes to plat. He noted that Prairie View has a number of old homes and buildings, and he would like to construct one new home that would be compatible with the architectural style of the existing buildings. He stated the proposed elevation of the house is a turn-of-the-century style which is consistent with the general character of Prairie View. The existing house on Lot 2 is owned and occupied by Mr. Walsh and does not comply with zoning setback requirements as it was built approximately 80 years ago. He stated he will request R-3 zoning for Lot 2. The rear yard on an R-3 zoning requires 40 feet. Since the lot is so wide, it is not that deep and he will have larger side yards and a somewhat smaller rear yard. Therefore,he will be requesting a variance for a 30 foot rear yard. Chairman Goldspiel stated he was very pleased with the elevation proposed for the new house because it is in keeping with the Village's Master Plan goal to preserve the historic appearance of the Prairie View area. Mr. Pfeil stated that the proposed lots would need variations to conform to any of Buffalo Grove's single-family zoning district standards.He said that the annexation agreement would address the process required if the existing house were to be expanded,because it would have non-conforming yards upon annexation, and any additions would require variations of the front and rear yard setback standards. Mr. Pfeil noted a sidewalk will be required along Main street. He further noted Vernon Township is putting in a sidewalk along the west side of Main street and a sidewalk will be required on this property although it will not connect to sidewalks to the north or south at this time. Chairman Goldspiel noted this area has heavy pedestrian potential due to the train station on Main Street and it would probably be a good idea to provide sidewalks where possible. Chairman Goldspiel asked why Mr. Pfeil felt R-3 zoning was more appropriate for this development than the R-2 zoning requested by the petitioner. Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 3 Mr. Pfeil stated the R-2 requires a larger lot area of 15,000 square feet and neither one of these lots would be close to that. Mr. Walsh pointed out that the Centennial Crossings subdivision in Vernon Hills on Route 45 has 8,500 square foot lots and is zoned R-2. He said that property owners to the south of his property have lots are in the 7,000 to 9,000 square feet range, so these lots won't comply with the R-2 or R-3 standards. Chairman Goldspiel asked if the 30 foot front yard setback is basically the setback of the buildings to the west. Mr. Walsh stated yes. Commissioner Samuels suggested the problem with the existing property could be resolved by stating it faces Main Street. Chairman Goldspiel noted that the setback from Park Avenue would still be substantially less than the required front yard standard. Commissioner Krug asked if the existing wells and septic field will be capped. Mr. Walsh stated yes. Commissioner Krug asked if the septic field needs to be removed. Mr. Pfeil stated it needs to be properly filled in. The Lake County Health Department and the Village Health Officer will both inspect the septic system removal. Commissioner Krug asked if all easements will be on Lot 1 or split between the two lots. Mr. Walsh stated Mr. Kuenkler has indicated that having at least a 15 foot area is sufficient. He said that Mr. Kuenkler also noted that if a fence is installed in the easement,the fence will have to be removed by the Village if maintenance work has to be done on the sewer line,and restoration of the fence is the property owner's responsibility. Commissioner Krug asks where the utilities are located. Mr. Walsh stated that the water line runs along the south side of Park Avenue and the sanitary �./ sewer line is on the north side of Park Avenue. He noted that he will have to extend the sewer under Park Avenue and between the two lots he owns. The gas lines is along Park Avenue in front of his property. Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 4 Commissioner Samuels noted concern with the existing house on Lot 1 and the possibility of it becoming a tear down in the future. He asked if the Village will specify this as fronting on Main street so that a future house would actually front on Main street. Commissioner Krug asked if any detention is required for this development. Mr. Pfeil stated that Mr. Kuenkler has stated that other than grading there would be no requirement for on site detention. Mr. Walsh stated detention runs through culverts between the sidewalk and front yards. Mr. Pfeil stated ultimately the Village would probably construct a stormwater sewer system as more properties in this area are annexed. Commissioner Krug stated many communities allow developers to put money into escrow for sidewalk development instead of building a sidewalk that leads to nothing. He noted the Village might want to consider a similar action. Chairman Goldspiel stated he would like a sidewalk in place here as it would give people a place to stand as they are walking towards the train station and crossing the street. Mr. Walsh stated he prefers to not build the sidewalk only because he is not sure how soon it li would connect to any other sidewalk. He will,however,do whatever is requested. Commissioner Trilling asked for more information relative to what may be happening with Main street in the near future if any such information is available so that land may be set aside if required for sidewalks and such. Mr. Pfeil stated it is his understanding that there is no widening of Main street planned other than sidewalk enhancements. He will,however, consult with Mr. Kuenkler and get all the facts for the next meeting. Commissioner Berman asked for more detail at the next meeting of where this lot lies on Main street in relationship to other lots that do and do not have sidewalks so that the Plan Commission can better evaluate whether or not a sidewalk needs to be put in or whether it makes more sense to post money with the Village for future construction. ILLINI PARTNERS. PROPOSED COMMERCIAL DEVELOPMENT AT THE SOUTHEAST CORNER OF APTAKISIC ROAD/BUFFALO GROVE ROAD,ANNEXATION WITH ZONING IN THE B-3 PLANNED BUSINESS CENTER DISTRICT AND APPROVAL OF A PRELIMINARY PLAN FOR DEVELOPMENT OF TWO COMMERCIAL BUILDINGS INCLUDING A WALGREENS STORE WITH A DRIVE-THROUGH PHARMACY WINDOW-- WORKSHOP#2 Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 5 Commissioner Krug stated he will not take part in discussion of this project due to a possible conflict of interest. Mr. Scott Gendell of Terraco,Inc. stated Lake County Division of Transportation is now suggesting that the access point on Aptakisic Road be moved approximately 75 feet to the east, with design as full access driveway. In addition,Lake County would limit the Buffalo Grove Road access to right-in,right-out. The access point on Aptakisic Road would be on the Commonwealth Edison property. As such,they are in the process of requesting permission from Commonwealth Edison to construct the driveway at the location that the County is suggesting. Mr. Gendell stated there would be some minor changes to the plan necessitated by this change in access drives. He noted parking spaces would be relocated. In some instances spaces would be picked up, notably along Aptakisic Road where four spaces will be added. However,three spaces will be given up elsewhere. The net effect is probably no change in total parking but some changes in location of spaces. Commissioner Samuels asked if there will be a separate left turn lane for westbound Aptakisic Road to facilitate use of the proposed access into the development. Mr. Vane stated there should be enough stacking to have a completely separate turn lane. Mr. Gendell stated the important thing is to have at lease one full access point to the site and a second access to promote good circulation on the site. Mr. Gendell stated the question of installation of directional or traffic signals has prompted the installation of three stop signs on the plan. One is at the Buffalo Grove Road access point. Another is at the Aptakisic Road access point and a third stop sign is shown at the end of pharmacy drive through at the Walgreens building. Additionally, a suggestion by Chairman Goldspiel for the creation of a double row of parking while setting the building back westward has now been developed. It makes the site function better and creates bigger parking field in front of the video store building and coffee chain building. At present they are showing 144 parking spaces on the site. The ordinance calls for 120 spaces for a total of 24 excess spaces. Mr. Gendell stated they would like to promote pedestrian traffic from the park and therefore they have created a pedestrian friendly crosswalk from the sidewalk on Buffalo Grove Road to the front of the Walgreens building. Mr. Gendell stated that Mr. Vane has been meeting with Mr. Kuenkler and there are no serious issues with respect to engineering. Further, Mr. Gendell stated they now show a service path in back of the retail service building in response to such request by the Plan Commission. In addition,they have put two refuse areas there. One is a self contained area on the north side of the building and the other is an enclosed Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 6 I = room which is part of the building on the south end of the property. Commissioner Trilling asked for a description of the variances requested. Mr. Gendell stated the only variance requested relates to the rear setback of the retail building. The building setback has not been met and this is a variance to be requested. Commissioner Trilling asked what the purpose was for a 5 foot setback instead of 12 feet. Mr. Gendell stated it was a question of the radii and circulation. Mr. Timothy Stewart stated the 5 foot setback is requested for truck radii needs. Commissioner Trilling asked if there will be any restrictions on the tenants with regard to use of the rear loading area. Mr. Gendell stated this development will probably be 100 percent soft goods and services. The type of deliveries people will be getting will not be done by semi-trailers but rather small vans which will be front loading. He stated he does not foresee much rear loading. He further stated the depth of the spaces at 60 feet is small and would not appeal to anything other than service related tenants or soft goods tenants who would want to be in a center with these types of depths. Commissioner Trilling asked if there were any plans for any fencing along the east side. Mr. Gendell stated his personal preference would be to use landscaping since he does not foresee the Commonwealth Edison property being developed and he would rather use landscaping. Commissioner Samuels asked about the possibility of restricting certain uses from the center. Mr. Pfeil stated he would appreciate the Commissioners' opinions on what uses would not be a good fit for this site. He stated the delivery question is one that the Village Manager and other people on staff have raised. Uses that would have the lightest impact on traffic circulation problems would be one area for specific suggestions. Mr. Gendell stated he is open to suggestions and if there are some uses that the Commission feels are particularly noxious or onerous in terms of parking or circulation,he is certainly willing to listen. Commissioner Samuels noted that real estate offices would not be a good idea because they tend to create heavy traffic. Chairman Goldspiel noted medical and restaurant uses requires additional parking and are uses to be careful with. Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 7 Mr. Gendell stated they plan on designating 23 parking spaces as short terms spaces and they will be in front of the video store and to the side of the video store. Commissioner Ottenheimer stated he has concerns with the Commission dictating uses. He noted the developer would not want to do something that causes tremendous traffic problems as it would keep patrons away. Commissioner Samuels noted the Commission does have the right to dictate uses if they cause problems. Chairman Goldspiel noted the Zoning Ordinance does make some restrictions by requiring more parking for certain types of uses. Commissioner Ottenheimer stated that is a fairer approach than dictating specific uses. Commissioner Trilling noted that since a variation will be necessary for the building to be moved to the east thereby eliminating truck traffic and deliveries,proper and sufficient parking must be ensured. Commissioner Viehman asked what types of tenants have already committed to this development. Mr. Gendell stated he has signed letters of intent from a national video chain for 7,000 square feet,the national coffee chain will take up to 1,800 square feet, a dry cleaner will take another 1,800 square feet which leaves only one small space available. Commissioner Moons stated he would like to tighten the Zoning Ordinance in terms of either employee parking ratios or customer parking ratios rather than designating specific uses that will not be allowed on particular properties. Commissioner Trilling asked where the dry cleaner space will be in the retail building. Mr. Gendell stated it would be next to the video store which is the second spaces going from north to south. Commissioner Trilling stated it is important to be careful how the cleaner's trucks load and unload so that they do not block handicapped parking spaces as happens in other strip malls. Commissioner Trilling stated he is an advocate for having left hand turn lanes off of both Aptakisic Road and Buffalo Grove Road provided the left hand turn lane on Aptakisic Road does not cause any interference to the left hand turn at Buffalo Grove Road off of Aptakisic. Mr. Gendell stated he would be thrilled with full access off of both Buffalo Grove Road and Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 8 ..J _I Aptakisic Road. However, indications are that this would be an uphill battle with Lake County. Commissioner Moons asked about signage. Mr. Gendell stated the Walgreens sign package typically is solely associated with Walgreens. The video store will also probably want some kind of tenant identification sign on Buffalo Grove Road and Walgreens will request the other side. Chairman Goldspiel asked if there was any feedback from the Police Department or Fire Department on shifting the building further east. Mr. Pfeil stated the Fire Department has noted they can serve the building as proposed although it may necessitate the removal some parking to provide adequate access into the building. He noted that the Fire Department strongly prefers the circulation provided on the previous plan where a service road was provided on the east side of the commercial building. Other staff have commented on the impact of delivery activities in front of the commercial building and how the deliveries could interfere with access to parking and efficient traffic circulation on the access aisle serving this area of the development. Mr. Stewart noted that one of the reasons for the turn around area and access to the building on the south end of the building is because of an anticipated sprinkler connection and place for a fire truck to park. Commissioner Berman stated it is necessary to watch out for any conflict between cars backing out of spaces and others coming in at the Buffalo Grove entrance. Mr. Gendell stated they will keep that in mind as they continue to refine the entrance. Commissioner Viehman noted he appreciated seeing the landscape plan and especially noted the separation of landscaping from the drive through and the other lanes of traffic going east and west on the south side of the Walgreens building,which was reassuring. He noted that separation adds a positive dimension to the traffic flow there. Chairman Goldspiel asked what the transition would be between this development and the land to the east. Mr. Vane stated they may require a retaining wall in the worst case scenario since the land is lower to the east. He further noted they are talking to Commonwealth Edison and does not think there will be any problem with just sloping down to their property. Chairman Goldspiel asked about the use of the area to the south for detention. Mr. Vane stated the area directly south of the creek will provide compensatory storage to meet all Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 9 of the requirements of FEMA. This land will be donated to the Village. Mr. Pfeil stated he will check with Public Works and Engineering about the donation although he does not think compensatory storage will be a difficult maintenance responsibility. Commissioner Samuels asked if the designation of handicapped parking spaces along the strip building has been checked out with the Commission on Disabilities. He noted the proposed placement of the handicapped spaces does not appear efficient. Mr. Pfeil stated that Mr. Szymborski and Mr.Schar have looked at the plans and will be commenting. Mr. Gendell stated he would be willing to move one of the handicapped spaces to the front of the building. Chairman Goldspiel asked if there is enough stacking space at the entrances. He stated he would like to make sure that traffic coming in does not get blocked by traffic going out. Mr. Gendell stated that if they eliminate two of the spaces along the south property line closest to Buffalo Grove Road, it will address that issue. Chairman Goldspiel noted the following items to be discussed at the public hearing: 1. Finalizing how access entrances and exits will work, ensuring there is sufficient vehicle stacking space. 2. More definitive information concerning possible tenants for the commercial building and the parking demands of the proposed uses. 3. Determining the maintenance responsibilities that the Village will have to bear if it accepts the proposed land donation south of the creek. 4. Documentation concerning the status of the floodplain map amendment and verification that the stormwater management system will function properly. 5. Receipt of the necessary assurances from Commonwealth Edison for grading on its property. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting is scheduled for May 20, 1998. Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 10 PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT Mr. Pfeil noted the conflict of interest disclaimers and economic disclosure forms needed to be filled out and handed in. NEW BUSINESS Trustee Reid noted the Board will be reviewing the Village Code as it related to the Sign Ordinance, the Development Ordinance and the Zoning Ordinance. He further noted two trustees have been appointed to each of the committees. The Chairman of the Plan Commission and the Chairman of the Zoning Board of Appeals will be consulted concerning committee representatives. ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:00 p.m. Resp ly sub ' ed, Fay Rubin ording Secretary APPROVED BY: S P EN GOLDSPIEL, hairman Buffalo Grove Plan Commission-Regular Meeting-May 6, 1998-Page 11