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2005-03-02 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 03/02/2005 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 2, 2005 Riverwalk North—Proposed residential building—Review of site Plan and appearance Zoning Ordinance amendments concerning motor vehicle sales and Leasing in Business Districts —Workshop #1 Plan Commission Annual Report, 2004—Review Discussion of public hearing and workshop procedures 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. Kenski-Sroka Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: Ms. Bocek Mr. Khan Also present: Mr. Timothy Beechick, Hamilton Partners Mr. Richard Mallory, The Brickman Group Mr. Hubert Loftus, Cowhey Gudmundson Leder Mr. Joseph Pasquinelli, Archideas Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka to approve the minutes of the public hearing of January 19, 2005. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Teplinsky abstaining. Moved by Commissioner Smith, seconded by Commissioner Stark to approve the minutes of the regular meeting of January 19, 2005. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Teplinsky abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Kenski-Sroka attended the Village Board meeting on February 28, 2005 and stated the Board approved the Jacobs Homes Estates on Hidden Lake property as well as the Powernail development of Edward R. James and the telecommunications tower at Busch Grove Park. She noted the Board referred the matter of the former Jacob Duman Center for the Lord's Love Community Church. RIVERWALK NORTH — PROPOSED RESIDENTIAL BUILDING — REVIEW OF SITE PLAN AND APPEARANCE Mr. Timothy Beechick stated the Riverwalk North parcel is just under 16 acres of mixed use development. The multi-family development is the first phase of this development. The area of acreage is 6.76 acres to be utilized by the multi-family development. The area of building is 127,000 square feet. The floor plan originally approved was 21,200 square feet which is now 19,330 square feet. The coverage is 21,640 square feet or 7.3 percent coverage which is slightly more than the original plan of 7.2 percent coverage. Mr. Beechick stated they are at 163 parking stalls, 90 of which would be fully enclosed in two levels of parking underneath six levels of dwelling units. Mr. Joseph Pasquinelli stated the west elevation of the building will present itself to Milwaukee Avenue so residents and passersby will really see that elevation of the building. Access to the building is gained in two ways. The main lobby to the building is on the second floor. The first level is parking and the parking lot has two access points with one on each end of the building. The second level of parking is on the same level of the lobby of the building. Mr. Pasquinelli stated there is an outdoor area on the forest preserve side of the building which is more of an amenity terrace which will be positioned to take advantage of the river and the forest preserve. Mr. Pasquinelli reviewed the site lighting plan noting there are a number of standard light poles along the access drive that illuminate the drive. The additional lighting for the surface parking lot is along the west edge and they are 25 foot poles. In addition to that they have some bollard lighting that is around the entrance to the building and also along the terrace to provide general illumination. There are also a few poles along the bikepath to provide general illumination at a low level at that point. Mr. Pasquinelli stated they have developed a handsome building which is clearly a residential building and does not look like an office building. This was accomplished through the use of compositional elements such as double hung windows, balconies for outdoor space, and roof pitches. He stated they tried to create a nice balance between the vertical and horizontal of the balconies. The windows and offsets in the building itself create the vertical emphasis and the balcony itself weaves in and out for a nice balanced composition. Mr. Pasquinelli reviewed the materials to be used on the building. The primary elevation is a face brick. They are including a couple of accents in the brick for some other interest within the building. The base of the building is a cast in place concrete. The concrete will be articulated with horizontal reveals and will be stained a color to match the adobe stone. The balconies will be pre-cast concrete and will remain exposed. The balcony railings are metal in a dark bronze color. Windows will be a sandstone color. There are notches within the building and the setback areas within the balconies will be EFIS in order to reinforce the verticality. The roof will be a high grade asphalt shingle and will be a darker color meant to simulate a slate feel. Mr. Pasquinelli noted they received some comments from Mr. Pfeil and one of those was the issue regarding the mechanical grills in the building. He stated they are servicing the building and each individual unit with a packaged mechanical unit that basically sits on the balconies within enclosures. Those units require outside air and each of those outside air points are masked by extending the balcony rail over forming a decorative screen to the grill itself. In trying to incorporate that grill into the overall aesthetic of the balcony, the balcony railing would be face mounted rather than mounted directly into the top of the slab which will allow it to slip past the balcony proper and conceal that grill Mr. Pasquinelli noted there are support columns for the balconies at the corners and the intention there again is not to let that read as an element but let it go away into the shadows. Mr. Richard Mallory reviewed the landscape plan noting some changes based on some comments from the Village. He stated the roadway which extends north is going to be developed in a manner that is very similar to what exists in Phase I. That is softly graded berms which are intended to provide a buffer screen for future parking lots as the developments come on line. Right now those are planted with random groupings of shade trees and evergreen trees. There will also be occasional massings of ornamental trees to provide variety. The idea is that as these different developments come along and parking abuts the edges, there will be additional landscape layers that will naturally come about Mr. Mallory noted one of the most significant features to this site is the 2 '/z acre area to the north which is the detention area. This will be planted primarily as a native meadow. These plants are materials that are natural to this area and they can deal with the frequent inundations as well as drying out conditions. He stated they have had great success with these plants being very ornamental. He noted they would reinforce the edges with additional trees and then as a transitional turf up to the road edge they use fescue grass which can be maintained like a turf grass or it can be allowed to grow a bit taller. Mr. Mallory noted one of their changes to the plan is the use of a transitional slope from the high point of the parking area down. When a future development comes along they will probably need a retaining wall. Until that happens they want to just transition grade that area down at a 1 to 4 or 1 to 5 slope. Then they will plant shrubs and scatterings of different trees that can be reused. He stated it is their intent to use a block that would be a rustic stone to match the building for the retaining wall. Mr. Mallory stated the most significant landscape element of the apartment building complex is the band of trees along the river's edge which they will be saving. Mr. Mallory reviewed the retaining wall which exists along the north edge of the parking area. The wall starts out at about 1 foot high and goes up about 6 '/2 to 7 feet and quickly ramps back down. Commissioner Stark asked if the four parking entrances will be for residents only. Mr. Pasquinelli stated yes. Commissioner Stark asked how many spaces are outside of the building. Mr. Pasquinelli stated there are 90 inside and 73 outside. Commissioner Stark asked if that will be sufficient for 90 units. Mr. Pasquinelli stated yes. He noted it is over code. Commissioner Stark asked how tall the native grasses at the detention area will grow. Mr. Brickman stated those plants can grow as high as 4 feet or more. However, what will control all of that is the moisture that is in the ground and they believe there will not be a lot because the soil is sandy in nature. Commissioner Stark asked if people playing or walking in this area and knocking some plants down would affect the water retention ability in this area. Mr. Brickman stated it should not. The fact that there is variety in height will discourage people from walking in and it also discourages geese. Commissioner Stark noted one of his concerns is the transition from an all glass office building to an apartment building but he notices the apartment building has many elements of glass which will be a nice transition. Commissioner Stark stated he does not have a problem with the absence of gables to the east elevation. Commissioner Kenski-Sroka stated she has a problem with the building as it faces to the river. She asked what the rational is for not having the gables on the east side. Mr. Pasquinelli stated they felt they wanted to put all their eggs in one basket and the real emphasis of the building is to the west. They feel there is enough interest on the east side to warrant just the simple roof form continuing through. Especially since there are large trees and great distances, most people will perceive the building from in close. From in close the roof line ends up being fairly articulated. Commissioner Kenski-Sroka asked what kind of transition will go in the middle between the all glass office building and this apartment building which will be a parking garage. Mr. Beechick stated they have not done any plans for the office or hotel building on this site as yet. He stated as they develop each phase they want to have some continuity whether it is in material, certain elements of design or color. The highlight color of this building is the gray and bone color of the pre-cast and EFIS elements which tends to match up in color with the existing parking structure at Riverwalk right now. Color is one characteristic that will blend together the project. The office building will have to have close scrutiny to see how to blend in with the residential product and the two 12 story buildings at Riverwalk. Primarily color and similar elements such as glass shading in the future office building will help transition. Mr. Pasquinelli stated there is a formal compatibility also. There is a strong base and a midsection and a top that has a shaped roof to it which is pretty compatible with the forms of the office buildings themselves. The office buildings sit on a very well articulated granite base and it draws them together to the apartment building. Material wise the brick is a very appropriate material for this residential project. Commissioner Cohn asked for a description of the roof mechanicals. Mr. Pasquinelli stated the concept at the moment is to create a well carved out of the roof and covered with grill elements. Commissioner Cohn asked if it would be possible to have those features on the roof if gables were put on the east side of the building. Mr. Pasquinelli stated that is something they have looked at. Commissioner Cohn asked how steep a fall it is from the path to the base of the retention area where the retaining wall is. Mr. Mallory noted it is about 3-4 feet. Commissioner Cohn asked if they are thinking of putting in some kind of fencing. Mr. Mallory noted there will be a curb and a rail. Commissioner Smith stated he does not have a problem with the lack of gables on the east elevation, however, he asked what the negative would be to having that. Mr. Beechick stated one of the things they are trying to do is collectively channel the necessary exhaust coming out of the building. To do that in an effective way they may need the spacing they have on that east side for the grills to blend into the roof. Adding gables or dormers has additional cost attached to them as additional structural integrity that must be provided for and frankly they have done many studies as they have developed the Riverwalk buildings and you really do not see very much. To spend the money and do the ornate design on the east side did not make sense to them as they could put it into other areas. Commissioner Smith asked what comes next after this project. Mr. Beechick stated the office building development business is still slow although it is improving but they do not see any demand for building additional office space in today's market. At the same time costs are going up so it will be a while before they build a new building. They will see how the new hotel across the street in Wheeling will impact this hotel project. The restaurant site will take a while and once people realize that there is activity going on they will set up marketing trailers on the restaurant site. That will also bring attention that the restaurant will be a good site. He noted they do not have any activity on it right now and it is really their partner who really controls that site and it is up to him to be involved in the marketing. Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to approve the site plan as presented and the documents presented to the Commission. All Commissioners were in favor of the motion and the motion passed unanimously 6 to 0. Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to approve the architecture and materials which also incorporates the landscape plan. All Commissioners were in favor of the motion and the motion passed unanimously 6 to 0. ZONING ORDINANCE AMENDMENTS CONCERNING MOTOR VEHICLE SALES AND LEASING IN BUSINESS DISTRICTS—WORKSHOP 91 Mr. Pfeil stated the current petition from Prestige Leasing requests rezoning to B-4 for the site at 88 Dundee Road. In discussions with the Village Manager there has been some concern about the implications if the property is rezoned and eventually recycled after Prestige. B-4 has a number of intense uses including heavy automotive repair, including transmission shops and body shops, which do not seem appropriate for the 88 Dundee Road property. Therefore, on a staff basis they are suggesting that other zoning be evaluated for this property. The petitioner would be asked to amend the petition. Staff believes that would be prudent to allow the Prestige facility as a special use rather than as a permitted use in the B-4 District. Commissioner Smith asked why this site would not be required to come back in if the use were to be changed when something like to Duman site is required to do so and the proposed use is similar to what has been there previously. Mr. Pfeil stated the Village unilaterally rezoned the Duman property and removed the special use. The property was down-zoned from R-7 special use to R-5. The new petitioner is now applying for a special use in the R-5 district. Mr. Pfeil said he is suggesting consideration of adding a special use to the B-2 District which could be used in B-3. The Prestige site at 88 Dundee Road is zoned B-3, so it would actually be a special use under the current zoning. Chairman Ottenheimer asked if that would give the Village the most degree of control over that parcel of property. Mr. Pfeil stated yes. Chairman Ottenheimer stated that given this unique location and the type of business he agrees that a special use is probably the way to go. All Commissioners agreed that a special use is the best idea and stated it will be left for drafting by staff. PLAN COMMISSION ANNUAL REPORT, 2004—REVIEW Chairman Ottenheimer noted Mr. Pfeil had e-mailed the report to the commissioners prior to the meeting. Commissioner Kenski-Sroka asked about the Exxon Mobil site development. Mr. Pfeil said it was a business decision to defer the project last year, but it appears that it will be constructed in 2005. Commissioner Kenski-Sroka asked about the homes adjacent to the Buffalo Grove Bank& Trust and their future development. Mr. Pfeil stated the Village is strongly encouraging the three property owners to work together and try to work with a developer for a unified development including all three properties. Buffalo Grove Bank& Trust has had some ideas for a possible retail project. On a staff basis the Village is pushing for consideration of residential units such as rowhomes. St. Mary's has not offered to buy the properties, although the area may be suitable for additional parking. Moved by Commissioner Smith, seconded by Commissioner Teplinsky to approve the Plan Commission Annual Report for 2004. All Commissioners were in favor of the motion and the motion passed unanimously 6 to 0. DISCUSSION OF PUBLIC HEARING AND WORKSHOP PROCEDURES Chairman Ottenheimer noted there are two Plan Commission members absent and he would like to have everyone present before discussions are held. He noted that all commissioners should think about the type of notification that should be sent, if any for workshops as opposed to public hearings. Moved by Commissioner Teplinsky, seconded by Commissioner Smith to table the matter to a future date. All Commissioners were in favor of the motion and the motion passed unanimously 6 to 0. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil noted the next meeting is scheduled for March 16, 2005. 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 8:42 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair