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2006-08-16 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 08/16/2006 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION August 16, 2006 Discussion of Village Comprehensive Plan —RTAP/TOD project— Review of Preferred Concept Plans for Buffalo Grove and Prairie View Metra station areas Chairman Ottenheimer 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: Chairman Ottenheimer Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Stark Mr. Cohn Commissioner absent: Mr. Teplinsky Mr. Podber Also present: Mr. William Brimm, Village Manager Ms. Ghida Neukirch, Deputy Village Manager Mr. Robert Pfeil, Village Planner Ms. Ann Marrin, Administrative Intern Mr. Barry Gore, Camiros APPROVAL OF MINUTES—None COMMITTEE AND LIAISON REPORTS Commissioner Khan attended the Village Board meeting on August 7, 2006 noting there were no referrals to the Plan Commission. DISCUSSION OF VILLAGE COMPREHENSIVE PLAN— RTAP/TOD PROJECT — REVIEW OF PREFERRED CONCEPT PLANS FOR BUFFALO GROVE AND PRAIRIE VIEW METRA STATION AREAS Ms. Neukirch stated the Village has received a grant from the RTA to hire a land use and planning consultant to study the feasibility of planning for transit oriented development around the Prairie View train station and the Buffalo Grove train station. Ms. Neukirch stated to date they have presented to the Plan Commission conceptual plans that Camiros and their sub-consultants have put together. These plans were put together as a result of extensive comprehensive research conducted by Camiros. They looked at a market assessment, transportation, utilities and held public meetings for resident and business feedback. They then put together these conceptual plans. The plans tonight are a result of all this feedback and are called preferred concept plans. This evening we would like to hear the overall opinions from the Plan Commission regarding land uses for both of these planning areas. There are specific sites where we are seeking direction from the Plan Commission. One area is on the east side of Half Day at Noah's Landing. This plan tonight is depicting either a mixed use development or possibly an office type development. Property owners there have expressed an interest in something a bit more aggressive than town homes and they are supporting a mixed use development. The east side of the tracks at the Buffalo Grove station where Deerfield Parkway and Busch Road meet, the property is currently zoned Industrial and they are looking at a mixed use development at that corner. Ms. Neukirch the next steps are the steering committee meeting next Wednesday evening and with tonight's feedback and others we will go back and make revisions on these preferred concept plans and then there will be a public hearing. At that time there will be an opportunity for the public to come out and comment on both project areas. Thereafter the Plan Commission would close the public hearing, make a recommendation and final documents will be presented to the Village Board. Mr. Gore reviewed the goals of transit oriented development. He noted the main goal is to get as many residential units as possible next to the train stations so that people can leave their cars parked in their garages and walk to the train station. The second goal is to make the best use of any opportunities as we can for convenience retail associated with people coming and going from the train stations as well as for the slightly higher density to be found around the train station with the new residential units. Mr. Gore reviewed the Buffalo Grove train station. He noted they have adopted concept B which was what the Plan Commission had preferred. It is a bit more ambitious and visionary and is a mixed use plan. Mr. Gore noted there is lots of vacant property on the south end adjacent to the Concrete Erectors property which is for sale. He stated they are showing here is a mix of single family homes as well as some multi-family units, townhomes and a condo building. Up to the north of the site there is good access from Deerfield Parkway and the creek comes through here and they thought this would be a good place for the multi-family. He noted they end up with 14 single-family homes, 19 townhouses, 242 apartments or condos in 7 multi-family structures. The density calculation works out to about 31 dwelling units per acre. Mr. Gore noted that looking at everything west of the tracks for residential they were looking at the same amount of single family, another row of townhouses and the total of multi-family totaled out to about 600 and this works out to about 35 units per acre. The site also includes a large amount of open space and other amenities. Mr. Gore turned to the PACE site noting the place of boxes where some kind of retail could be located such as Walgreens. They are also thinking of things such as a corner Starbucks for those going to the train. All of this amounts to a 15,000 square foot drugstore with 50 parking spaces dedicated to that which is about 3.3 spaces per 1,000 square feet of space. In front of the retail building are 26 spaces that could be used for short term parking. They are proposing these 94 parking spaces be reserved for the commuter rail parking. Mr. Gore stated in order to make all this happen a lot depends on whether or not we can move PACE over to the east side of the tracks. The problem is that it is property owned by Siemens. Staff has had a discussion with Siemens and they showed some openness to the idea of bringing a PACE bus station onto that side of the tracks but they seem to also be very much interested in having access to the platform. He stated they would like to make an actually stairwell or a lift or ramp and then bring the buses in. The problem with trying to do a bus station without doing a deck is that you lose parking spaces. Siemens would probably not like that very much. Therefore, they will probably be proposing a train station with a parking deck and it gives a surplus of 104 spaces. In the space left over they are proposing an office building or day care clinic. Mr. Gore further explored the area noting the area where they are proposing a mixed use development with an office building of about 72,000 square feet. There might also be a food court or convenience store on the second level and then outdoor seating. This would be an open plaza on the second level with two residential buildings with about 72 units in them with underground parking. Mr. Gore reviewed site H noting it has a lot of potential but also a lot of challenges specifically the covenant. He noted they are looking at eight buildings here primarily residential with about five floors of units in each building. Retail shops would also be here and then perhaps a health club amenity or restaurant as well as a pool and tennis courts. Mr. Gore noted a pedestrian corridor and a central green space. He noted the Concrete Erector site might go soon especially if this plan is approved. He further reviewed the prospective renderings of their proposed concept for the Buffalo Grove train station. He stated that for those looking for a downtown urban environment in a suburban setting this would be ideal. Commissioner Stark asked if the tunnel under the tracks would be possible due to the gas pipeline running under the tracks. Mr. Gore stated they have been thinking that it would be a very expensive project and they are not thinking of the Village necessarily building it. It becomes part of a package here if the bus station is done and they did not want to take it out of the concept plan as it is a long term goal and it is an idea. He noted in their final report they will outline all of the obstacles and say that at some point if someone wants to do the engineering to see if it is feasible that might be a way to go. Commissioner Stark asked about the stairs on the grade on the east side in order to cross the tracks. Mr. Gore stated no matter what they want to get access to the east platform without climbing up the berm. Commissioner Stark asked about net spaces gained or lost in the northern most parking area. Mr. Gore noted where there is no parking now. He stated they reconfigured the parking into 50 spaces for the drugstore, 26 spaces that could be either long term commuter parking or could be made for 2 hour parking only for shopping. This totals up to 94 parking spaces. Commissioner Stark noted that closer parking is the goal for every commuter. He also asked if the market is there for all these townhomes, condos etc to exist here. He asked if there are any figures of the numbers of people who live within such an area would actually walk to the train. Mr. Gore noted that about 9 percent of the people actually walk now. Surveys from the past done by Metra show that within '/z mile 82 percent of people who ride Metra walk. Commissioner Stark asked if such a plan is economically feasible. Mr. Gore stated over the long run if the entire 900 units were built every one of them would find someone to live in them. The attraction of the Metra station is very strong. He noted the part that might make this more difficult is the covenant and the business park environment. However, you already have apartments here and they were certainly feasible. Commissioner Cohn stated he agrees with the concept of the two commercial buildings and the loss of parking for the commuter who wants to park right next to the tracks is not a big loss because they will park 100 feet away and then they will walk past the buildings and they might stop in the Walgreens or Starbucks. He stated he feels people will overall desire the plan more than they will the convenience of the parking space. He stated the goal here is transit oriented development about pedestrians as well as a lifestyle which is more important than the one convenient parking space. Commissioner Cohn further stated that even for people who don't buy the homes or units to be near the train will be filled because people will like the environment they are buying in even if they are not commuters into the city. Commissioner Bocek noted the only way for the retail to succeed here would require some kind of reasonable density. She would question that particular component only on that basis. Chairman Ottenheimer stated he is bothered somewhat by the single family homes. Usually with single family homes living next to the train station is not the most desirable. He also echoed Commissioner Bocek's concerns with the feasibility of the retail there and asked if it would be destination shopping. He noted his concern that relying on those living in the area only would not guarantee success for the retail. Mr. Gore noted the single family units could be switched into flats or townhouse units. Chairman Ottenheimer stated he is a big proponent of mixed use development and feels this could be a very attractive center for the Village and it makes good sense to have it centered around the transportation hub of the Village. His only reservations are that there not be retail that fails because it is just commuter oriented. He stated he know that success is driven by the density and he has no problem with the density. His only reservation therefore is the single family. Commissioner Kenski-Sroka stated she also likes the plan but is concerned about the retail that abuts the commuter parking. She stated it is really isolated and cannot see it generating traffic coming off of Deerfield Road into it because it will be difficult to get to. She questions whether a major drug store chain would put a store at that location given what they have in the existing area. Commissioner Stark stated he would actually like to see a bit more retail. He noted he feels that people going down Deerfield Parkway and Busch Road would use the retail once they saw it. Commissioner Cohn stated he liked the plan a lot. Buffalo Grove does not have a place like this and would really benefit from a place like this and he hopes the right incentives can be created to implement this plan. Overall the plan incorporates the transit oriented development concept and it tries to create the type of lifestyle and living environment we wanted to create. Commissioner Smith stated he agrees completely with Commissioner Cohn as far as the retail. He noted he loves the mixed use concept and perhaps only a bit more green space would be nice. Mr. Gore noted that open space under the Com Ed lines might be nice as per staffs suggestion. He further noted a few spots that could be adjusted for some green space. As far as the retail goes he feels that between the train and the density there is a real shot for success here. Mr. Gore discussed the plans for the Prairie View area. He stated there is no retail on the east side of the tracks anymore as there are difficulties because you cannot turn north there once the construction is done. Besides most of the retail part of Prairie View such as it is right now is west of the tracks. Mr. Gore discussed Site J which comprises the 40 acres of the Stancliff property. The site is designed with an elliptical park in the center as well as a pedestrian way going down to the train station. Around the park are town hours and single family homes to the outside of that. There might also be a small community center and if that does not work, they could fit another 4-5 townhomes in there. This area would be comprised of 50 single family homes, 66 town homes which would be 2.9 dwelling units per acre. This area, however, has the boundary line agreement and right now it says 2.0 dwelling units per acre. If this could be inched up slightly it would be helpful. But developers could take the path of least resistance and drop some units here and there. Mr. Gore reviewed Main Street noting a sidewalk down Main Street is needed. The only house just off of Main Street is a frame shop which is very close to the edge of the road. The potential of this property is to bring in a bigger building such as a three story tall building with retail on the ground floor. This is where we are really getting into mixed use. Here in Prairie View to create a cute Main Street we would want to have the retail on the ground floor with apartments up above it. They also realigned First Street which at present jogs around. Along that new alignment they would be putting some single family homes. Mr. Gore reviewed the Fiore Site F noting the pond that is there right now would be kept. He stated they are talking about creating some mixed use buildings along Half Day which kind of turns the corner and then an internal courtyard with multi-family and some flat type buildings. There would be underground parking going in on both sides or under the building. On the retail space he put 30,000 square feet in four main buildings and then boutique retail up to 12,000 square feet in the other buildings. All of this could be sized to whatever the developer thought the market would bear. Mr. Gore noted the east side of Prairie Road is more of a long term prospect. He noted they were showing some multi-family out along the road and a row of townhouses as well since the property went in deep enough. They came up with about 46 townhouses over 100 multi-families at about 25 dwelling units per acre. In the corner they have put in some kind of multi-family building or mixed use building. The way the corner is wrapped is attractive and it could be something that could be a kind of landmark that sets Prairie View off. Mr. Gore noted on the site south of Half Day they matched the entrance for Willow Drive and they put some multi-family up in the triangle there. He stated it is up to the Village but he put a range on the size of the buildings at 4-5 stories which would hold about 150-200 total units. Commissioner Smith asked if U.S. Equities has given any opinion on the commercial viability here. Mr. Gore said it is very difficult to say. He noted that a new construction of something like the pizza and pub or insurance building would be very difficult because construction costs are so high. Commissioner Smith asked what kind of phasing could be contemplated in the short term. Mr. Gore noted the 40 acres could go at any time as it is vacant. He noted that things have been changing all along. He pointed out three sites that could happen right away. Commissioner Smith complimented Mr. Gore and Camiros. Chairman Ottenheimer reiterated that the Plan Commission has stated from the start that they wanted to keep the integrity of the area. Change is inevitable but changing the character of the area is not absolutely necessary and everything that will be done will be done with an eye toward maintaining the character, the landscape and history and ambiance of Prairie View. Commissioner Kenski-Sroka noted she especially liked the development of the Stancliff area with the elliptical park and the pathway that is designated for pedestrian traffic. Her only concern is that there does not seem to be any green space around the Fiore area to give the multi dwellers something. Mr. Gore stated the woods next to the realignment of First Street have an area where there could be a park. Commissioner Bocek noted she recalls a prior discussion about the lack of senior housing in Buffalo Grove. She noted that might have a possibility for viability. She further noted she feels the best way to start would be with residential components, see how that develops, and that will dictate the rest of the development in retail etc. She also noted that retail not only thrives on the amount of residential density but in certain cases, it also depends on the retail density. Depending on how we can phase this and on land availability the residential component would come first and then some of the other unique multi-use venues can come later. Commissioner Stark stated that the distinct character and rural appearance of the area is what is wanted here. But all of this multi-family development seems to detract from that scene. Mr. Gore stated this is not a rural hamlet any more and it is surrounded by dense suburban development. Prairie View is also an area that never really went anywhere and just kind of remained a crossroads and passenger rail stop. The character is in only a small area up to about Easton. By the time you get to the west end of Easton there are ranch homes more prevalent in the 60's. Commissioner Cohn stated with respect to the character component, he feels transit oriented development requires some higher density development as it shown here and maybe in trying to capture the character it can be done not so much by density of development but through aspects of the architecture. Perhaps some of the unique type of architecture out there in some of the homes could be incorporated into the retail/residential developments. Mr. Pfeil asked if any thought had been given to a stronger pedestrian link through the park up to Port Clinton through the Stancliff property. Mr. Gore stated that the illustrative plan includes walkways through the central green space area, with a connection to the sidewalk to Port Clinton Road. Mr. Pfeil noted that in the area at the northeast corner of Route 22 and Prairie Road there is a street connection from Noah's Landing to the Roseman and Jespersen properties. This street connection may be an issue for the Noah's Landing residents if development other than townhomes with similar density is proposed. There would probably not be a lot of support for access to serve commercial or multi-family through Noah's Landing. He suggested that analysis of the access for the Jespersen property should be very thorough, and the feasibility of retail or non-residential uses should be because of the access constraints in relation to Route 22. Mr. Pfeil asked if all the existing parking would be removed from Main Street along the west side where new retail is contemplated. He noted that the plan proposes a sidewalk in this area, and it appears that the parking would need to moved to the rear of the buildings on the west side of Main Street. Mr. Gore stated that because of the First Street realignment there will be room to put a parking lot in the back and there would be a lot more parking than what is there now. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil said the next regular meeting will be on September 6, 2006. PUBLIC COMMENTS AND QUESTIONS Ms. Stiebel, 23065 Prairie Road, stated the residents of Prairie View expressed their desire to use the homes along Easton as in keeping with the old country feeling. Development of three story buildings does not come anywhere close to keeping an old country feeling. She noted she had previously sent a letter to Ms. Neukirch suggesting shopping and keeping the same feel of Prairie View. She noted she never got a response. As far as the Stancliff property development she noted the park area would be a breeding ground for geese and this would not make anyone happy. She stated Noah's Landing was originally supposed to be for people 65 and older. This changed and there are kids there now and there is vandalism there now. She stated a second opinion with a second consulting firm is something that should be considered here. Mr. Rylko of the Buffalo Grove Park District noted that the Park District recommends implementation of the Village's 1998 Comprehensive Plan for the Stancliff property in terms of a park area of five acres. He noted that the park should be designed for active use. Ms. Jill Olson, representing the owners of the Jespersen parcels, stated she has been working on ideas to provide to the Village that would be both tasteful in retaining the Prairie View character and that would also be feasible. She noted she has had an architectural designer provide a design giving consideration to the requirements of the Village which she would like to share. Chairman Ottenheimer asked that she give those to Mr. Pfeil he would ensure that everyone received copies to look at. Ms. Neukirch noted there is a steering committee which is working on this project which not only includes representatives of the Village but also includes representatives from PACE, Metra, RTA and Lake County. She noted we have an internal data base which we use for communication. So letters and the plans received from Ms. Olson, feedback, minutes from meetings are all posted on a data base which the Plan Commission has access to, the Village Board has access to, as well as all staff and members of the steering committee. STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:17 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair