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2003-05-28 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 05/28/2003 Type of Meeting: ❑ Special Meeting SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION May 28, 2003 Proposed North Village development area,Aptakisic/Prairie/ Weiland Road,Annexation and amendment of Village Comprehensive Plan and Zoning Ordinance—Workshop #1 Fifth Third/Groundwork Resubdivision (Covington Office Plaza) Final Plat Turnberry Subdivision (Avis condominiums)—Final Plat 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. Samuels Mr. Smith Ms. Bocek Mr. Stark Commissioners absent: Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Also present: Mr. Keith Jacobs, Jacobs Homes, Inc. Mr. John Green, Groundwork, Ltd. Mr. Jeff Berman, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES—None COMMITTEE AND LIAISON REPORTS—None PROPOSED NORTH VILLAGE DEVELOPMENT AREA, APTAKISIC PRAIRIE WEILAND ROAD, ANNEXATION AND AMENDMENT OF VILLAGE COMPREHENSIVE PLAN AND ZONING ORDINANCE—WORKSHOP#1 Mr. Green stated this is the first in a series of steps to create the overall program. They are looking to create a methodology for the overall consistent development of a 42 acre area that is north of Aptakisic Road, except for one small portion, east of Prairie Road, west of the Wisconsin Central lines. It is an area that is currently in Lake County and part of the program would be to annex into Buffalo Grove and then to have the tools available to facilitate the overall compilation of a unified structure. Mr. Green stated he was present at the Comprehensive Plan meeting about seven years ago and at that time the triangle of land extending east from what is now Prairie Lane over to the Wisconsin Central lines and listed it as commercial and then everything west of Pet Lane was listed as single-family residential. Under the section called Community Needs in the Comprehensive Plan it indicated that the comprehensive update process of the Village has identified a number of uses that the Village wants to encourage locating in Buffalo Grove or that the Village believes will need careful review to find appropriate locations. The Village seeks to maintain a mix of housing types to serve a range of income groups. Moderately priced housing for seniors has been identified as a need that the Village should address. The Village should carefully evaluate proposed sites to ensure that access to medical service, shopping and other services will be adequate. Mr. Green stated the 42-acres consist of 17 or 18 different parcels ranging from one acre to 8 acres in size. One of the major objectives of the Village was to complete the extension of the Weiland Road development so that it would become a major north/south flow through the Village. Mr. Jacobs has begun the process of moving to annex the entire area and to create the opportunity for that Weiland Road extension to happen. At the same time he has begun to assemble land to begin to move on a comprehensive development that has a consistent program and theme. Mr. Green stated that all discussions with the staff to date have led them to a series of directions and examinations. In the end they concluded that an overlay zone which can provide the stimulation and the value for the parcels to come together and at the same time identify the program under which they can develop as they choose to come together would be the most appropriate tool. Mr. Green stated the 18 page document supplied to the Commissioners has taken the design standards of the Planned Unit Development Ordinance, which was designed to create unity within a development by its language, the R-9 multi-family residential zoning, which provides for most of the ranges of the residential elements that are programmed here and the B-3, which is the Planned Business District zoning for Buffalo Grove and augments it so that the one tool that exists in the B-5 that does not exist in the B-3 is there. That is the opportunity to do residential over commercial. All this has been blended into the draft document and blended that into the Comprehensive Plan. Mr. Green stated they are programming and planning to have south of Aptakisic Road remain single-family homes. Along Aptakisi Road there would be a small corridor of commercial. The Comprehensive Plan does not divide commercial into different types. It is their opinion that south of Aptakisic Road should be service commercial instead of retail commercial. They have taken the previous commercial line and maintained it but moved it at an angle to represent the overall development and then they put the mixed-use segment in. As you move to the west you go to the multi-family and they see a transition as you move to the west. Mr. Green stated as part of this development the Village would accomplish its desired goals to have Weiland Road extended. But just extending Weiland Road to create that north/south corridor is not the only thing that needs to be done. When you build a road you need to build and plan detention to service that road. You also have to extend the public utilities that have to go with that and which have to service the properties on either side of that roadway. You must also look at signalization because there is a signal that exists at Prairie and at Weiland and those would have to be totally reconsidered as will traffic flow, turn lanes, safety, time delays, elimination of time delays, access points onto and off of the road. By creating a master plan you can combine how accesses can be focused and located so they are minimized and strategically operative. Infrastructure must also be put in place as well as other amenities. He stated he would like to extend the bikepath system so that it becomes an amenity of the community within this community and continues the extension beyond the community. Mr. Green stated the conceptual depiction plan is a program that supplements what already exists. You have single family around the site and some commercial adjacent to the site as well as a large area of land west of the site that is currently not part of Buffalo Grove and undeveloped. He stated he wants to augment the community, not demean it. He stated they want to add to the values as outlined in the community needs of the Comprehensive Plan. Mr. Green further stated the conceptual plan shows cluster zero lot line housing south of Aptakisic Road. You also see townhomes located at the furthest west extent. 230 units of condominiums and apartments are shown of which 180 are condos and 50 are apartments. There are segments of senior housing that need to be supplemented and augmented. There is a growing need for independent living. Other forms of care for people with mental disabilities or some other limitations is also in demand and nursing needs continue to grow. Therefore there are some independent senior living and dependent senior living. They have also included commercial housing, which is hotel needs. This is not a growing need at this very moment but there is no way to tell what it will be in a few years. The flexibility to move those uses in a long-term program is there. Mr. Green noted that there is commercial within the planning area already in the form of the Pet Motel. It has been a very successful venture in the Village of Buffalo Grove for many years. They want to be in this community and want to stay here and they want to do it in a fashion that is consistent with their overall program so they are making space for that to happen. They are also showing core commercial in the plan of another 60,000-65,000 square feet. This is a town draw with the scale and size sufficient to service the community and to reach out beyond this immediate community to the overall community. There is also about 18,000-20,000 square feet of service commercial. Banking and medical service commercial would fit into this plan and is needed by the community as the population ages. Mr. Green stated that of the 42 acres they are projecting approximately 22 to 23 will be used for residential, approximately 10 acres would be for various commercial purposes. Twenty to twenty-five percent of the development site is needed for roads, trails, detention, and open space. Commissioner Samuels asked if the regional detention #3 is to modify an existing detention area. Mr. Green stated regional detention works better than small detention areas. They have the opportunity to develop 2-3 regional detention locations and they will end up locating them based on actual site grading. There are some good opportunities to take existing detention facilities and to turn them into features and use them to help create some of the open space and collect all the detention. Commissioner Samuels asked how the overlay on the original detention #3 is different from what is being proposed. Mr. Green stated they are taking an area of about 125 to 150 feet wide that is now on the Prairie right of way to the north and adding that and also adding to the east and they are also expanding Mirielle. Commissioner Samuels asked if they have preliminary engineering that gives a scale of what will be needed for this. Mr. Green stated they have taken the standard rule of thumb of about 15 to 18 percent of the land needed for detention and they have used that as their beginning point. They also know that when you develop regional detention you can often end up using only 10 to 12 percent of the land. They see an opportunity to use some of the land proposed for detention being used as open space opportunities. Commissioner Samuels asked about the status of the parcel at the northeast corner of Prairie and Aptakisic that is not included in the plan. Mr. Green stated the individual who lives there is not interested in being involved at this time. However, they will integrate this parcel into the overall site planning to facilitate future inclusion. Commissioner Samuels asked if the road would be extended off of Arlyd. Mr. Green stated yes. There are three houses on the north side of Arlyd that were recently created by a subdivision. One faces Arlyd and it is obviously important to protect their integrity. Therefore they have maintained Arlyd at that point and then they have moved Arlyd as needed once it got onto the core area. Commissioner Samuels asked if the detention comes any closer to the third of those lots, which is undeveloped now. Mr. Green stated no. Commissioner Samuels noted there is no additional parkland shown and asked what discussion has been had with the Park District. Mr. Green stated he has had preliminary discussions with the Park District and they have indicated they would like the money in lieu of land donation. In addition they have Mirielle Park which they expect to create some amenities and features for. Also, in addition to that, they have discussed extending the bikepath system through the overall 42-acre area. As part of this they see some other needs coming up. The Park District has expressed primarily a desire for the opportunity to develop their existing park system and to link this to those park systems through the bike trails. Commissioner Samuels asked if the area just south of Mirielle Park which is apparently on the property in question could be made parking for Mirielle Park. Mr. Green stated he has begun to develop the west end of that segment as a community building, perhaps a pool area, some open space, and parking. Commissioner Samuels asked about the possibility of being able to access Avalon from Weiland through that same piece of land. Mr. Green stated they have not had any discussions with anyone about that yet. It would have to go through the land being created and he would frankly not want to do that if they had to create another street point unto Weiland. That would create some concerns for cut-through traffic of that existing development and secondly, they do not want to puncture the Weiland extension too often. Commissioner Samuels stated he agrees with that but feels there might be a way of tying in the residential unit to a more residential street, which would help to integrate existing developments with the new development. Commissioner Samuels asked if this would be simply an overlay or a PUD where everything is laid out. Mr. Green stated they are proposing an overlay zone. He stated the Buffalo Grove PUD is already defined. This would be an overlay zone and if you want to develop in this area, you have to conform to the intent contained in the overlay document. Commissioner Samuels asked how the issues of density and FAR be treated. Mr. Green stated that is defined in the document. He noted it is zoning, but an overlay zoning with FAR and allowable units per acre based on the types of units just like the R-9 from which the chart was taken. The one caveat is that it is difficult to come in to development just one small piece because your setbacks would preclude you from being able to develop under the overlay. Commissioner Samuels asked what portion of the conceptual plan is to be developed first and foremost. Mr. Green stated first and firmest for development would be the townhouse segment. Also first and firmest would be the extension of Weiland Road because the entire quadrant can only succeed if Weiland Road goes through. With the development of Weiland Road, it opens up the opportunity for the rest of the development, particularly the commercial. Commissioner Samuels asked what would be asked for approval, with regard to all of the rest of the development if the concept plan had only the townhomes on it. Mr. Green stated they are not asking for approval of anything right now. Rather they are asking for a series of workshops so that they can adapt the comprehensive plan, make a recommendation on a modification to the comprehensive plan and adopt an overlay zoning. With the overlay zone and the language in place he could then develop a comprehensive master plan that works in conjunction with that overlay zone. Commissioner Samuels asked if the proposed detention areas need to be developed. Mr. Green stated yes because when they put Weiland Road through they must establish all the grades that need to work for Weiland Road to go through. When they do that it is important for them to develop where the detention facilities will be as part of that program. Therefore they will make a comprehensive plan that says this is where the detention goes. As part of the language in the document it says that at no point in time can the infrastructure fall behind the developments being approved. Commissioner Samuels noted that the Pet Motel land will be used at the same time the first development is progressing and they would certainly not want to be out of business. Mr. Green stated they would have to build the new building for the Pet Motel before they close their old building. He noted they have actually looked at that. They would be able to move in with an access off of the road. That is why creating the detention, the road, the elevations and the overall master engineering plan is a critical component. That also is part of the reason he can say there will be a master plan showing specific uses in specific areas because all the pieces have to work for that master plan. Commissioner Samuels asked how the mix of multi-family and commercial was derived at and the area it was determined to be in. Mr. Green stated Mr. Jacobs has been in contact with a number of major commercial developers. They have reviewed the concepts with them and the information was very clear. When this intersection is created with the extension of Weiland to the north and its winding over to the west, the triangle that is defined by what is now land just west of Pet Motel, Aptakisic to the south and Weiland to the north is your key commercial triangle. Commissioner Samuels stated he still has a feeling that the commercial wants to have its rear to the railroad tracks. Mr. Green stated that is not the feedback they are getting but there will be more information forthcoming. Also the multi-family residential is requesting a total of five stories, four over parking. The parking is programmed at grade, which actually puts the units a story above. Commissioner Bocek expressed concern with the amount of multi-family along the railroad tracks. She commented that commercial use would be more appropriate than residential adjacent to the railroad. The other issue with the proposed plan is that Pet Motel traffic would be brought through the multi-family residential area. Mr. Green stated that is true. He noted the Pet Motel feels they do not need street frontage or identity, as they are a destination. Commissioner Bocek replied that planning for the Pet Motel should consider the impact on people living in the multi-family area. Mr. Jacobs noted the Pet Motel's operation is now entirely indoors. The operator believes that the facility is a very good neighbor that doesn't create noise. Commissioner Bocek asked about the volume of traffic that will brought through to the back area. She noted there does not appear to be sufficient parking. Mr. Green stated they are looking at a 30,000 square foot need on 2-2 '/z acres. They have told them their parking need is very light because it mostly drop off and pick-ups. They will get that information soon. Commissioner Bocek asked if there would be any fencing around the area as dogs are walked. Mr. Green stated there would be an outside walking area. Commissioner Bocek asked what is the building to the west of the northernmost multi-family building. Mr. Green stated it is a community center. Commissioner Bocek asked why Prairie Road would be terminated instead of tying into Weiland Road as planned on the Village's Comprehensive Plan . Mr. Green stated that the viability of the commercial area is dependent on the volume of customer traffic. Commissioner Bocek commented that the Weiland Road extension would serve a high volume of north/south through traffic, and access to the commercial area should be planned to minimize congestion for this traffic flow. Mr. Green stated they would not be doing that as they will be creating a signal and a four-lane road. They should actually be eliminating some of the problems that exist now. Commissioner Bocek noted that the amount of commercial area is being increased over the existing Comprehensive Plan . She asked if the need for commercial is more prevalent than what has been planned. Mr. Green stated they understand there is a desire by the Village to have good retail commercial and they seek to facilitate that desire. The information they have from commercial developers, with whom they have had discussions say if you are going to do that, they would need a certain amount of mass in order to make it viable and attractive. He noted they are therefore trying to develop sufficient mass in order to make it an attractive, viable option for major commercial development. Commissioner Bocek asked if there would be sufficient parking for restaurants. Mr. Green stated the proposed parking is close to what would be needed for the entire development. The traffic engineers will have to look at shared parking, mixed-use types, etc. Commissioner Bocek noted the townhouse community appears to be very dense. Commissioner Stark asked what is on the land next to the Weiland Road extension where it backs up to the residences on Avalon. Mr. Green stated the right-of-way is already in place all the way over to the letter "N" on the word "extension" as labeled on the site plan. It was provided when the Mirielle subdivision was developed. Commissioner Stark asked if there is the possibility of any underground parking in the middle with the senior housing. Mr. Green stated probably not. Independent living has a slightly higher parking need than nursing and other assisted living arrangements. Independent living usually requires 0.75 parking spaces per dwelling unit and the others are 0.4 to 0.5 parking spaces per unit. Commissioner Stark asked if the traffic signal at Aptakisic and Prairie Road would remain if Prairie Road is terminated north of Aptakisic as proposed on the plan. Mr. Green stated yes. He noted that the signalized intersection at Aptakisic/Prairie Road would provide continued access for properties on the west side of Prairie Road as well as for properties in the proposed development. Commissioner Stark asked if there are any other residences or businesses near the Pet Motel that would need to be moved. Mr. Green stated no. Commissioner Stark noted this entire corridor always had standing water after the slightest rain and wonders if this development will make things better. Mr. Green stated this is correct and it is so because it is undeveloped and that would all be corrected by development. Commissioner Smith asked for more specifics on the senior housing. Mr. Green stated Buffalo Grove has begun to embrace senior housing but has not fully embraced all types of senior housing. There is a huge need and it continues to grow. Commissioner Smith asked if this would be the same type of assisted living arrangement as the ones already present. Mr. Green stated one of the elements they believe is missing is independent living. That is for folks who do not want their big homes any longer and need a smaller unit and want to be nearby their families. These are like small condominium apartments and the people usually own them. Commissioner Smith asked if marketing studies have been done to show a need for this kind of housing. Mr. Green stated they need to do the studies. Commissioner Smith asked if there have been any unique commercial opportunities brought out. Mr. Green stated yes, but Mr. Jacobs has been talking to more than one commercial entity with which to partner and each of them has their own brand of vision. Mr. Jacobs' goal is to bring in someone who is national who then reaches out to national entities for commercial uses. Commissioner Smith asked how the Village could move on without knowing the details of the commercial opportunities. Mr. Green stated that right now they are not asking for creation of the commercial opportunities. They are only asking for a comprehensive plan and the overlay zoning. Giving those instruments to the commercial entities with whom Mr. Jacobs is negotiating tells them what they can do. Commissioner Smith asked if this development has been discussed with the school districts. Mr. Green stated there has been some discussion with them and the Village and they did send a packet directly to the school district. He further stated he has informally received information that they have some questions on the apartments and they would like more information on the condominiums. He stated the program they are looking at for the townhomes is very much like the one at Noah's Landing and they are also looking at a similar product on the cluster houses such as the Villas of Manchester. Chairman Ottenheimer asked if the developer would construct the Weiland extension. Mr. Green stated yes. Chairman Ottenheimer asked if the cost would be borne solely by the developer. Mr. Green stated the initial cost will be borne by the developer and they are looking to partner with the Village on sharing some of that cost. However, it would be an obligation of the initial developer to build the road. Chairman Ottenheimer asked where the developer is in the process of securing the necessary parcels for this development. Mr. Jacobs stated out of the 17 pieces, everyone with the exception of two parcels are either under contract or in the process of being negotiated with. The two parcels should eventually come around. Chairman Ottenheimer asked if those two parcels are detrimental to the whole development if they prove unattainable. Mr. Jacobs stated absolutely not. Chairman Ottenheimer noted that a traffic study would be needed. He asked if it would be possible to have the Village traffic consultant give his opinions on this project. Mr. Pfeil replied that the Village consultant will review the petitioner's traffic analysis and land plan. He noted that road planning should be approached as a Comprehensive Plan amendment and should address the area north and south of Aptakisic Road, extending to Buffalo Grove Road to assess the need for collector roads for areas west of the proposed development. Traffic signals and access for various properties, including the status of Prairie Road north of Aptakisic, should be reviewed comprehensively. Chairman Ottenheimer stated he is not convinced there is a need in Buffalo Grove for more senior housing. He noted there is some potential development in the area that is starting to go up. Mr. Green stated they must also convince themselves which is why this is a conceptual depiction. He noted they are creating the tool that provides for the flexibility of the options. He noted they also have to do a lot of market analysis. Chairman Ottenheimer asked about staging for the development. Mr. Jacobs stated the townhome section might go first only because the property to the south might have some timing issues. The road goes in right away because without the road the project does not exist. Without the commercial and having a national player on board, the project does not exist and without having a senior facility going there, the project does not exist. All of these pieces will be put together by the time the project is at the final plan stage. He stated they would start by putting the road in, starting the townhomes, and possibly starting the commercial at the same time or at least moving earth for the commercial. Perhaps one condo building would go up and then a condo every year or so. The whole project would be started within a 3 to 5 year period with build out within 6 to 8 years. Chairman Ottenheimer asked if this project cannot proceed without a senior housing development or if a substitute would be found if market analysis showed no need. Mr. Green stated they would find a substitute. Chairman Ottenheimer stated he feels there is too little green space although he is glad to hear this will not be a piecemeal project. He stated it is important for the commission to be able to look at the picture as a whole in order to be able to make a recommendation to the Village board. Mr. Green stated they would, however, be asking for help in establishing some of the parameters early in the process. Chairman Ottenheimer stated they are very sensitive to commercial retail development in the Village. He asked if there is any idea yet of what kind of retail is proposed. Mr. Green stated they would bring better information to the second workshop. Chairman Ottenheimer stated it would be important to have detailed engineering reports on stormwater management and the sewer system. Commissioner Samuels noted that the way the townhomes are designed and with the termination of Prairie Road, someone who lives in the townhouses and wants to go north, would have to cut through the back of the senior housing and come out in the commercial area at an unsignalized stop or be making turns in the middle of a curve. Mr. Green stated they are talking about the opportunity to flatten some of the design on that. Commissioner Samuels stated he feels that the density contemplated here is going to require a 4-lane road. Then what happens to the south of Aptakisic on Weiland and what happens to Prairie between Weiland and Route 22? Given the density that this project is going to create, there will be a need for an acceleration of the widening of Prairie Road. Mr. Green stated they would have to work with the traffic engineers. Commissioner Ottenheimer asked the developer to keep the School Districts advised every step of the way. FIFTH THIRD/GROUNDWORK RESUBDIVISION (COVININGTON OFFICE PLAZA) — FINAL PLAT Moved by Commissioner Smith, seconded by Commissioner Bocek to approve the Fifth Third/Groundwork Final Plat. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Smith, Bocek, Stark, Ottenheimer NAPES: None ABSTAIN: Samuels ABSENT: Kenski-Sroka, Khan, Teplinsky The motion passed 4 to 0. TURNBERRY SUBDIVISION) AVIS CONDOMINIUMS)—FINAL PLAT Moved by Commissioner Samuels, seconded by Commissioner Bocek to approve the Turnberry Final Plat. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Smith, Bocek, Stark, Ottenheimer NAPES: None ABSTAIN: Samuels ABSENT: Kenski-Sroka, Khan, Teplinsky The motion passed 4 to 0. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the June 4th meeting might be cancelled. The next regular meeting will probably be June 18th . PUBLIC COMMENTS AND QUESTIONS None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Stark and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:07 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair