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2003-12-03 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 12/03/2003 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 3, 2003 Insignia Homes,Annexation with zoning in the R-8 District with a Residential Planned Development (P.U.D.) and approval of a Preliminary Plan for 41 townhomes, east side of Prairie Road Across from Chestnut Terrace—Workshop #1 Chairman Ottenheimer called the meeting to order at 7:30 p.m. in the Village Council Chamber, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Smith Ms. Kenski-Sroka Mr. Teplinsky Mr. Stark Mr. Cohn Commissioner absent: Ms. Bocek Mr. Khan Also present: Mr. Lawrence Freedman, Ash, Anos Freedman & Logan Mr. John Green, Groundwork, Ltd. Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Smith, seconded by Commissioner Teplinsky to approve the minutes of the regular meeting of November 5, 2003. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Samuels, Kenski-Sroka and Cohn abstaining. COMMITTEE AND LIAISON REPORTS—None INSIGNIA HOMES, ANNEXATION WITH ZONING IN THE R-8 DISTRICT WITH A RESIDENTIAL PLANNED DEVELOPMENT (P.U.D.) AND APPROVAL OF A PRELIMINARY PLAN FOR 41 TOWNHOMES, EAST SIDE OF PRAIRIE ROAD ACROSS FROM CHESTNUT TERRACE—WORKSHOP 91 Mr. Freedman stated Insignia Homes is the contract purchaser of this site, which is an assemblage of four parcels totaling about 7 acres. He introduced John Green to present the plans. Mr. Green stated the site is 7.14 acres in size and lies to the east of and abuts Prairie Avenue. It begins approximately 1,100 feet south of Route 22. It is composed of four lots and extends south the Mirielle subdivision. On the east are the Wisconsin Central railroad tracks. Directly across is Chestnut Terrace which is about one third of the way north of this site. Mr. Green stated the Village Board has overview the proposed project several times. The first presentation to them had shown a program for 48 units, which was a density of 6.8 units per acre. That density matches the average density for townhouse developments in Buffalo Grove. It is also a similar density that was approved on three recent townhome projects in Buffalo Grove. Because of the location, shape, size and configuration as well as the overall program of the site and the Comprehensive Plan, they were asked to give serious consideration to a reduction from that to something more consistent with the Comprehensive Plan. The Village's 1998 Comprehensive Plan indicates that this parcel as well as the three single-family lots to the north would be programmed for townhouse or multi-family developments at 6 units per acre. The program referred to this Commission has 41 units consisting of 11 buildings and 5.74 units per acre. Mr. Green stated the road configuration has now been modified, as has the arrangement of the buildings since this referral was made. The present plan is much more open than the original plan. They have now been able to extend Avalon Drive into a cul-de-sac where originally it was a T into the extension of Chestnut Terrace. They have now extended Chestnut Terrace to T into Avalon Drive. They also have a road that continues to the north. To the north the next three sites are programmed to potentially be the same type of development and project. There is about 4 acres on the three parcels to the north and there is also at about 300 feet to the north another intersection. One of the comments from staff and trustees was to see if this program could provide for a reasonable and logical extension. While they have not tried to specifically plan that site, they have tried to show how that could indeed happen and work. He further noted the parcel to the north of that is intended for commercial development which will probably require two access points and would be possible. Mr. Green stated the topographic survey shows some of the more significant trees. The tree survey spotted 374 trees of which most are not considered specimen trees. A lot of the trees are in poor condition or dead. There are, however, some trees that are good. Of the 374 trees there are 6 trees that are in good condition. 14 trees are in fair condition and 38 trees that are in fair condition or better. All of these trees are of specimen species. He stated he excluded the silver maples, cottonwoods and box elders because they are not desirable trees to have. He stated he has not yet coordinated where those are. Mr. Green noted the flow direction begins to change at about the middle part of the site and turns down and goes down Prairie. There is also a secondary line that then moves to the north and slightly to the east. The detention element as designed is workable, as it has been located. He further noted they would create a feature in and around the detention. Mr. Green stated the road network is based on Village standard right of way at 60 feet width. There will be Village standard sidewalks on both sides of the street. There will also be an oversized cul-de-sac turnaround of 120 feet. They have done this so that they can get some parking in this element. They have also incorporated some features discussed at the trustee's meeting such as a play area, secondary walk system that goes through the play area and detention feature. Mr. Green stated there are actually four types of units but there are two basic types, A and B. A is a narrower unit designed at 26 feet wide while B is designed at 28 1/2 feet wide. The A unit ranges from 1,990 to 2,020 square feet and the B unit ranges from 2,190 to 2,220 square feet. He stated they have developed the A unit for both an interior and exterior application. When you are looking at the front of the A unit when it is an interior, you have a different massing than when you are looking at the front on the A unit when it is an end unit. The end brings the entry around to the side, creating a little porch and they actually step out the building on the side so they create a larger foyer within the unit. They also relocate the powder room on the first floor, moving it to the front of the unit, thus changing the floor plan inside and changing the living room and dining area on that unit. The second floor is the same, but they have mixed the first floor and they have changed the facade. Also on the end unit they have the opportunity to incorporate a number of windows. On the B unit on the end they have again put out the corner. They have created a large space that has glass on both sides like a wrap around area. They also then do windows on the sides and they will be moving the door around to the side on the B units as they did on the A units so that from the front of the building the B unit on the interior and the B unit on the end will have completely different masses. Mr. Green noted the units would be designed as three bedroom units that cannot be made into anything more insuring that the units will sell to those intended only. All units will have basements as all people like additional storage. They will all have 2-car garages and they have provided additional parking on the street. In addition they are showing 20 other parking spaces that are spread around the site. He noted they have tried to locate them so that all of the units will have equal access to them. He did note that one of these parking spaces may disappear as he needs to take one of them and make it into handicapped parking. With this parking and the available street parking and 2-car garages they effectively have 3 parking spaces per unit. This does not include cars parked on the driveways, which is prohibited by the Buffalo Grove ordinance. They have, however, built the driveways as 21 '/2 feet long, which provides the opportunity for two cars to park there. Mr. Green stated they are dealing with setting the buildings in two basic angles and then using the cul-de-sac as a wraparound so there is no point where they have more than two buildings in a line. In addition, they have put the opposing units adjacent to one another so you do not have the same A unit against the same A unit from building to building. You have the end B unit facing the end A unit. All of the units are designed so that they maintain the minimum of 15-foot spacing between units. Most of the units are designed so that there is at least 24 feet between units. Chairman Ottenheimer stated he would like to have the following items addressed: 1. Impact on schools 2. Impact on traffic 3. Information on water detention 4. Variances, if any being sought Commissioner Stark asked if Prairie Road would be 4 lanes someday. Mr. Pfeil stated that is the plan by the Lake County Division of Transportation. Commissioner Stark asked if there is anything in the plan for signals along Prairie Road between Route 22 and Aptakisic Road. Mr. Pfeil commented that additional signals are a function of whether warrants are met concerning variables such as traffic volume and turning movements. It appears that warrants will probably not be met on Prairie Road intersections based on the standards used by highway engineers. Commissioner Stark noted it seems that the only time anyone would actually go on Avalon is to get to a house on Avalon in that area. He stated his concern is that if Avalon goes into these townhomes and if there is an extension towards the north, will Avalon become a cutthrough, especially during evening and morning rush hours. Mr. Green stated it was their traffic engineer who recommended they make Avalon be the cul-de-sac road and T into Chestnut Terrace because then you have ended the road. He suggested they make it more of a neighborhood road system by having it designed this way. The public in the area will move through the road system that has been created and it has so been intended since Avalon was extended to the north. Commissioner Stark stated he is also concerned with the appearance of the townhomes as they abut with Mirielle, which has nice homes, and the residents pay assessments to maintain the subdivision's common areas. Mr. Green stated they have taken advantage of the road system layout and set all the buildings skewed so that you are not putting long backups to them and they are minimizing the distance between them. They have tried to create a tremendous amount of setbacks and openness. This being a townhome development it would have an association, which will have common maintenance. It will have a landscape plan that will be reviewed carefully in this process. They have also tried to make the detention with a very special feature. Mr. Green noted he has spoken to the Park District who has stated they have a cash interest from this development as they already have two parks in the area. They are looking for the opportunity to enhance services for seniors or active services for young adults. Commissioner Teplinsky asked if the public would be able to use the roadways to move through the area. He noted his concern is that by increasing the density of the area they are contributing to an already bad traffic situation on Prairie. He asked if there is a breakpoint where Insignia can say they will or will not build given the number of units. Mr. Freedman stated in order for them to know the plan down from 48 to 41 they went back to the owners and negotiated price reductions so they are at the breakpoint number. Chairman Ottenheimer stated he agrees with Commissioner Teplinsky's density issue. He stated he would like the Village traffic consultant's perspective on the traffic issue here. Commissioner Smith stated he agrees with Chairman Ottenheimer. He asked about the plans for the streetscape along Prairie Road. Mr. Green stated they have tilted the buildings along Prairie. They are looking at having a combination of solid fencing and wrought iron fencing. It will not be a straight fence but a moving fence look. They would like to save some trees along Prairie and may ask for a variation to maneuver the walk in order to help this process. Commissioner Smith asked if there would be any other variation requests. Mr. Green stated he anticipates asking for variations around the detention. It is not a needed variation but the more you want to make the detention a feature and design element, there is usually a variation requirement. Commissioner Smith asked what the plans are for the cell tower. Mr. Freedman stated the cell tower is in the final five or six years of an option that has been exercised by the tenant. At that time the tenant's rights to renew that lease will no longer be there and they will provide in the annexation agreement that there will be no renewal on their part. At the termination of the tenant's rights at that time or earlier, the tower will be removed. Mr. Green noted they have the buildings 70 feet away from that location and they have created a pathway there as access will be necessary but they have made it into an amenity by putting some benches and treescape back there. Commissioner Smith asked the proposed price for units. Mr. Freedman stated they are tentatively priced between mid to high $300,000. Commissioner Smith asked what the height of the tower is. Mr. Freedman stated they would have to get that information. Chairman Ottenheimer asked where the master bedrooms would be in the three bedroom units. He also asked if the developer had spoken to the school districts and the impact this development may or may not have. Mr. Green stated yes they have spoken to the school districts that are here to speak. He further noted the master bedrooms are upstairs as are the laundry rooms. Apparently master bedrooms down do not work, as the cost differential is just way too much. Chairman Ottenheimer asked if the Commission could have an estimate of the number of children this development will generate for the schools. Mr. Green noted the estimate for the 53-unit development up the block was 12-16 children and it ended up producing 7. This development is being estimated at 10-12 kids but projecting the number will probably be 6. Commissioner Samuels asked if they have looked to see which, if any, of the better trees would remain. Mr. Green stated he is beginning to do that. A lot of the better trees are along Prairie. There are actually some better trees in a cluster along the railroad track along the north third of this site. He noted he has actually pulled building seven further away from the lot line to save some of the trees there. There appear to be some trees in the area showing the gazebo and play area that would be nice to save. Commissioner Samuels asked if detention would be wet or dry. Mr. Green stated it would be wet and noted his goal is to make this a significant feature. Commissioner Samuels asked if there would be a fence between this development and the single-family development. Mr. Green stated yes. Commissioner Samuels asked if there would be any bikepaths. Mr. Green stated he is looking at the path that meanders in between. He could make this wide enough to be a bikepath. Commissioner Kenski-Sroka asked what the final demographics were at Noah's Landing and if they can be extrapolated to this plan. Mr. Green stated he could get that information. Commissioner Kenski-Sroka noted the question has been raised as to townhomes being owner occupied versus investments and rentals. She asked if that information is available on Noah's Landing. Mr. Green stated he could get that information. Chairman Ottenheimer stated the following items needed to be addressed at the next meeting: 1. Height of the cell tower 2. Traffic studies 3. Completed tree survey 4. Stormwater management 5. Bikepath 6. Coordination with the appearance review team Ms. Terry Moons, representing District 125, stated they have been speaking to Insignia Homes about what kind of families they would be marketing to. They have stated their marketing plan is to empty nesters and young families. She stated their experience with developments to the north and east has produced only three children to the school district. Ms. Moons stated they do not look at this development as a great impact to the high school population. There would be a great impact if these were owner owned but rented out units. That does not seem to be the marketing ploy here. However, she noted they are concerned about the traffic. There are buses that go north on Prairie Road everyday picking up students and trying to get to the high school, which is difficult at best. She suggested that any future traffic survey be done during school hour of 6:30 a.m. to 8:00 a.m. and 2:30 p.m. to 5:30 p.m. She stated they have a special concern about the morning traffic and the ability to get the students into the school on time. Ms. Moons reiterated that the high school can accept the configuration, density and the marketing plan, but they reserve the right to come back and speak as these plans continue to evolve. Mr. Joseph Jager, representing District 103 stated their Superintendent met with Insignia Homes and discussed many of their concerns. He noted they expect somewhere between 12-16 children from this development based on similar developments. The other concerns are similar to those expressed by Ms. Moons. He noted they are concerned with the larger cul-de-sac, which should have a larger street width. Another concern is that the center island be no larger than 40 feet in diameter. Mr. Steve LeFar, 2038 Jordan Terrace, noted there is a double tracking process going on along Prairie to expand the route. When there are 6-8 trains morning and afternoon traffic will stop there. That will exacerbate traffic no matter what is done with the roadway there. In addition the possible future development of the Didier farm will also add traffic headaches. Finally, he noted there are many rental units in his development and it will have an impact on the high school. Mr. David Sternberg, 2170 Avalon Ct. N., stated one of his major concerns is the continuation of Avalon Drive north into the new Insignia development. On behalf of the residents of Mirielle, they are concerned about the traffic that they expect is going to be flowing in greater numbers through their community as a pass through. Also this community is a heavy family populated community with lots of little kids. If the Insignia development is a development with more little kids or older people without families, a pass through on Avalon will merge two different communities and create greater danger with more cars. He stated it might perhaps be better to keep the Insignia development more self-contained instead of merging it with the Mirielle development. Mr. Ron Cushing, 2289 Avalon, stated there are 126 homeowners in his community. He noted they are responsible for the fence and wonder how all of this will be maintained and by whom. He stated the people he has contacted in his community have concerns about the street to go through. Mr. Freedman stated they are in the process of doing a traffic study, as is the Village. When this information all comes in it will give some guidance to the Plan Commission and the developer as to what the appropriate plan would be as far as an entrance. Ms. Jody Grant, 2292 Avalon, stated her concern is with small children's safety if the street is opened up. Ms. Gail Brim, 2248 Avalon, suggested a fence to separate the communities so that the children in her community would have no way to walk through to the townhome community directly. Chairman Ottenheimer stated he would like to see some statistics and evidence that there is a need for a multi-family development as proposed and why this parcel is good for this type of development. Commissioner Kenski-Sroka asked for an evaluation of the road from the Fire and Police Departments. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil noted the next scheduled meeting would be on December 17, 2003. PUBLIC COMMENTS AND QUESTIONS -None 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 8:54 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair