Loading...
2000-12-06 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 12/06/2000 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION December 6, 2000 Village of Buffalo Grove,Arboretum Golf Course, Proposed Clubhouse maintenance facility and site improvements, 401 Half Day Road,Amendment of a Special Use and Preliminary Plan in the R-8 District Chairman Ottenheimer called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Trilling Mr. Feldgreber Mr. Panitch Mr. Smith Ms. Kenski-Sroka Commissioners absent: Ms. Dunn Ms. Bocek Also present: Mr. Evert Lindberg, Sente & Rubel Ms. Mary Abelmann, Sente & Rubel J. Andrew Jones, MTI Construction Services Mr. Frank Childers, G& C Consulting Engineers, Inc. Mr. Mark Harrison, Landscape Architect Mr. William Brimm, Assistant Village Manager/Finance Director Mr. William Raysa, Village Attorney Mr. Jeffrey Berman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Site Plan dated November 15, 20000 Exhibit B: Preliminary Building Elevation Chart Exhibit C: Preliminary First Floor Plan Exhibit D: Maintenance Facility Floor Plan dated June 28, 2000 Exhibit E: Materials Board Exhibit F: First Floor Plan of Maintenance Building Exhibit G: Tree Preservation Plan (west portion) dated November 14, 2000 Exhibit H: Tree Preservation Plan (east portion) dated November 14, 2000 Exhibit I: Landscape Plan (west) dated November 14, 2000 Exhibit J: Landscape Plan (east) dated November 14, 2000 Exhibit K: Site Photometrics dated October 25, 2000 Mr. William Brimm stated this project started in July, 1999 and has developed around the need to remain competitive with like facilities that have opened within the market and, more specifically throughout Lake County and south McHenry County and Kane County. The project now consists of a one-story clubhouse with a basement. All the mechanical and golf cart storage has all been moved underground in addition to support areas for the building. He stated they believe this project meets all of the development and zoning criteria. He noted the staff continues to work on a number of issues. They are still working on some different options for food service providers. They are also addressing several course physical issues. One of the side issues of this development project is to look at the physical appearance and play elements of the golf course. Also they continue to develop their operational plan as to how this course can remain open if this project should continue. Mr. Brimm stated he wanted to reiterate two issues. The fence around the yard of the maintenance building is marked as being 8 feet 6 inches from grade to the top of the wall. That fence will be lowered to the required 8 feet. In addition, on the west elevation there is an antenna that is noted. This is a private latticework antenna that would serve three Village only purposes as follows: 1. Provide a continuous link to the north and northeast portions of the Village for the wireless Internet network that the Village has in place to link up all Village facilities and public safety vehicles. This is an outcropping of a grant the Village received from the State of Illinois to provide a wireless communication system for all Village facilities. 2. Lightning detector device to be mounted on this antenna to provide an alert in order to get people off the golf course. 3. Small satellite dish which is currently mounted on the existing maintenance building and used for weather information and to provide telemetry for the automated irrigation system. Mr. Lindberg of Sente and Rubel reviewed the site plan noting it is essentially a one-story masonry structure with some higher spaces for the banquet facilities and a central access area. The main entry to the facility is from Route 22 around the lot and through the porte cochere on the north side of the building. He noted they will be picking up the same palette of materials on the clubhouse that will be used on the maintenance building. Both buildings have limestone trim with tinted glazing on the south and west side of the building. The fence around the maintenance yard will be the stained cedar look. Mr. Abelmann of Sente and Rubel stated the main entry is a portico type of space. The banquet space will have maximum views to the golf course with supporting functions to the back and side. She pointed out the locker rooms and service areas, as well as access to carts and entry to the golfing area. She also reviewed the maintenance building and its various functions. Mr. Lindberg stated they have locker rooms for approximately 80 and there are 83 carts. The banquet area is set up for 190 seats total and can be divided into three distinct smaller areas. There is parking on the site for 255 cars. Ms. Abelmann stated they are going for the Prairie look, which is something that was requested at the beginning of the project. Mr. Harrison stated the corner of Half Day and Buffalo Grove Roads has a mature canopy of evergreen trees. Some are in dead or declining condition. There are three trees in good condition and they will endeavor to save as many trees as possible. On the east portion of the site there is quite a bit of variety. They will transplant as many of the trees as they can, including 3 red maple, 2-3 different honey locusts, 2-3 white fir and 2-3 Austrian pines. This will be done before construction begins. They will transplanted around the perimeter of the site away from where the construction is occurring. They are removing a row of arborvitae along the edge of the existing parking lot. They will endeavor to reuse them but will replace them with other species if it does not work out. He further noted they have removed quite a bit of plant material around the tent area. They are mature yews that are about 12-15 feet high, although they have grown together and are very sparse. They are removing approximately 50 percent of them. If they are in an unsightly condition once that is done, they may remove more. They are trying to keep these as they provide a nice evergreen screen and they may have to plant some lower things in front of them to mask the leggy nature of the trees. They will also be removing some of the sugar maple on the east property line although they will try to keep as many as they can. Mr. Harrison reviewed the landscape plan noting the west portion of the site with the maintenance facility will contain various species of trees to continue with the woodland character. The balance of the work will be in the form of perennial plantings by owner over a period of time. He stated they have used quite a bit of low flowering shrubs in various locations. He further noted they have tried to screen all the cars by using a very dense and low spreading evergreen yew. In order to screen the dumpster, they propose a masonry screen on three sides of the dumpster. Commissioner Samuels noted his concern at the workshops has been regarding traffic routing and circulation within the parking lot itself. He asked if the traffic route proposed off of Route 22 and to the west would be an everyday occurrence or for special occasions only. Mr. Brimm stated this would be for special occasions only. The route to the west would only be put into effect when the proposed bollards are put up for major events or peak traffic situations. Commissioner Samuels asked if the bag boys would meet the cars in the parking lot. Mr. Brimm stated they would leave the decision up to the judgment of Mr. Molinaro and his staff whether or not they need to meet people in the lot. Commissioner Samuels noted the approach from the ninth fairway to the green needs some attention to the potential of people over hitting and having balls constantly going into the building or the parking lot. Mr. Brimm noted they plan to add more screening with plantings and they will also remove some of the sandtrap. Commissioner Samuels stated he would encourage the use of as much glass as possible in the banquet facility side, which faces the golf course. Commissioner Trilling asked what kind of glass will be used. Mr. Brimm stated it will be tinted and tempered glass. Mr. Lindbergh stated they are planning to put the tempered glass along the banquet end. They will consider putting in tempered and a laminate glass along the corner which may have more exposure to balls. Commissioner Trilling noted concern for the two sides of the small conference room on the southwest corner. He also stated he fears for the people on the putting green located between the first tee and the ninth green. Mr. Molinaro stated the drawings tend to give you a distorted picture of closeness. The putting green will be as far to the east as it can be. They have also talked about moving taller evergreens on the east side of the ninth green between the ninth green and the proposed new putting green. He noted they are very aware that it will be a sensitive area and they will do everything they can to provide maximum safety. If they have to make the putting green slightly smaller in that area and make the one further down larger, then that is what they will do. Commissioner Trilling asked if there are any differences from the previous plan reviewed for the maintenance building compared to the current plan. Mr. Brimm stated they have made no changes. Commissioner Trilling noted one of his previous questions had been about the driving range and the fact that it should be shown on the plan if considered. Mr. Brimm stated they do not have the area on the course or anywhere adjacent to this site to put a driving range. In the long term Mr. Molinaro has proposed a capital development improvement plan to go for these automated driving nets in the basement. Commissioner Trilling noted the barbeque is located on the plan at the existing location. Mr. Brimm stated it will remain there. Commissioner Trilling asked about the bottleneck at the cart turnaround. Mr. Brimm stated they have added some more asphalt and more of an eyebrow to allow for better circulation and movement. Commissioner Trilling asked if there is a second drop off area where someone does not have to use the main entry. Mr. Brimm stated they do not show a second dropoff but they believe they will give staff the flexibility to make that decision based on need. Mr. Molinaro stated there will be similar bag racks as are in the Arboretum now in strategic locations. Commissioner Trilling asked if a food vendor had yet been chosen. Mr. Brimm stated they are in discussions presently with two parties. Commissioner Trilling asked about the phasing for this project. Mr. Jones stated the project phasing is scheduled to have work on the new maintenance facility first. They have to maintain the existing maintenance facility intact until the new maintenance facility is constructed at which point they will demolish the existing maintenance facility and the pro shop will be in the new maintenance facility which will be temporary. Then they will work to the east side of the property in phase II. The construction for the maintenance building is approximately 4-5 months and the construction for the new clubhouse will be 8-9 months. Starting time will be late spring or early summer. Commissioner Feldgreber asked if the golf carts are gas or electric. Mr. Brimm stated they are electric. Commissioner Panitch asked about photometrics. Mr. Lindberg stated there is a photometric glow that will not transfer past the property line. Commissioner Panitch noted the furthest west portion of the parking lot seems to be awfully dark. Mr. Brimm stated part of the initial discussions with the residents and commitment to them was that lighting was to be least intrusive. He noted there will be low level security lighting within the maintenance yard. Commissioner Panitch asked about the requirements for handicapped parking. Mr. Pfeil stated the Mr. Schar has reviewed the plan and did not note any deficiencies under the State Accessibility Code. Mr. Keith Stewart, 345 Willow Parkway, stated he is not greatly in favor of the parking lot, which is about 10 yards from his property line. While the proposed landscaping looks very nice, it takes a long time to mature. He noted all his windows face out on what is planned to be a parking lot. He stated the project makes sense overall, but does not like the parking lot. Parking lots also bring noise and many people. There will be parties at night with doors slamming and cars starting. Chairman Ottenheimer asked if the entire section of the parking lot will be used when there are other functions than golf going on. Mr. Brimm stated the entire lot would not necessarily be used. If there is a banquet there is no golf going on. The parking could possibly be blocked off closest to the residence and will only be used when needed. During a typical golf day, most people will not be parking in this section of the lot which is the furthest away. He also noted they have a significant commitment to landscaping restoration. Commissioner Feldgreber asked if 29 spaces could be taken off that section as only 226 spaces are necessary. He asked if the 29 spaces could be taken off that section and the lot could be a little farther from the residence. Mr. Brimm stated they wanted to get as much parking on the site as they could so they would not have to come back and add any more for cost considerations. He noted they have tried to plan for a large number of golfers and an afternoon event at the same time. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 8:35 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 12/06/2000 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 6, 2000 Village of Buffalo Grove,Arboretum Golf Course, Proposed Clubhouse maintenance facility and site improvements, 401 Half Day Road,Amendment of a Special Use and Preliminary Plan in the R-8 District Forum Properties, Proposed single-family development, Northwest corner of Park Avenue/Main Street (Schrems and Phillips properties),Annexation with R-5 Zoning and Approval of a Preliminary Plan —Workshop #3 Chairman Ottenheimer called the meeting to order at 8:35 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Trilling Mr. Feldgreber Mr. Panitch Mr. Smith Ms. Kenski-Sroka Commissioners absent: Ms. Dunn Ms. Bocek Also present: Mr. Evert Lindberg, Sente & Rubel Ms. Mary Abelmann, Sente & Rubel Mr. J. Andrew Jones, MTI Construction Services Mr. Frank Childers, G& C Consulting Engineers, Inc. Mr. Mark Harrison, Landscape Architect Mr. William Brimm, Assistant Village Manager/Finance Director Mr. Lawrence Freedman, Ash, Anos & Freedman Mr. John Green, Groundworks, Ltd. Mr. Richard Vane, Groundworks, Ltd. Mr. Sam Grill, Forum Properties Mr. William Raysa, Village Attorney Mr. Jeffrey Berman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Feldgreber to approve the minutes of the regular meeting of October 18, 2000. Commissioner Trilling stated page 5 needed correction of a grammatical error. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Smith stated he attended the Village Board meeting on November 20, 2000 where they approved the VoiceStream cellular tower. There was also further discussion on the Culver's restaurant project. VILLAGE OF BUFFALO GROVE, ARBORETUM GOLF COURSE, PROPOSED CLUBHOUSE, MAINTENANCE FACILITY AND SITE IMPROVEMENTS, 401 HALF DAY ROAD, AMENDMENT OF A SPECIAL USE AND PRELIMINARY PLAN IN THE R-8 DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Smith to recommend approval to the Village Board of the petition for approval of an amendment of a Special Use in the R-8 District and approval of a Preliminary Plan so that the Village can construct a clubhouse facility of approximately 26,116 square feet, a maintenance facility of approximately 11,785 square feet and related site improvements at the Arboretum Golf Course, pursuant to the evidence produced at the public hearing, the exhibits and the testimony given at the hearing. Commissioner Samuels thanked Mr. Brimm and the development team for a very thorough and professional presentation. He noted they have gone through extraordinary lengths to try to make this a successful project and to buffer it as well as possible from all of the nearby residents. He noted that the lack of residents present at the hearing shows they have been satisfied that everything that could be done was done to ameliorate any problems they have had. This will be a great addition for the Village and deserves everyone's support. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Felgreber, Panitch, Smith, Kenski-Sroka, Ottenheimer NAPES: None ABSENT: Dunn, Bocek ABSTAIN: None The motion passed 7 to 0. FORUM PROPERTIES, PROPOSED SINGLE-FAMILY DEVELOPMENT, NORTHWEST CORNER OF PARK AVENUE/MAIN STREET (SCHREMS AND PHILLIPS PROPERTIES), ANNEXATION WITH R-5 ZONING AND APPROVAL OF A PRELIMINARY PLAN — WORKSHOP 93 Mr. John Green stated the consensus at the last meeting seemed to focus more on the 10-lot plan than the 11-lot plan and therefore they have continued to move forward on the 10-lot plan. One of the primary discussions at the last meeting had been relative to garages. At the last meeting he had indicated that the 10-lot plan gave them the opportunity not to have the garages facing or coming out the front of the houses. With the 10-lot plan they have modified all of the lots so the minimum lot width is 75 feet. They have developed a layout that shows that all 10 of the lots would not have the garages facing the front in the 40-foot main box of the building area. They have all been designed, sized, rotated and paired so that the garages on all the interior lots come out to the side or deeply back on the side so that there is no visible garage from the front. In addition to that, the garage width on all of those is narrower. They are proposing the garage width on those lots coming in the front yard would be no more than 13 feet wide. The only three variations to that are lots 1, 8 and 9 where they do come out 18 feet in width, but they keep coming out on the side because it did not make sense to change them and bring them out to the front because it is a 25 foot sideyard setback. They have also developed a landscape package that would be included with each house. The material in the front yard would be part of the building. They have also worked to identify areas where existing trees could be saved. Primarily around the perimeter there are number of large specimens. A lot of the trees on this site are in poor condition. However, some are in good condition, although not necessarily the most desirable species. However, some of these are good sized, mature trees and there is an opportunity to protect and keep them around the perimeter. He noted they understand these are not the best species as indicated by the Village Forester. He stated they will continue to discuss this issue with the Village Forester because they only want to keep the ones in good and fair condition. They have re-designed the detention and pulled it away from the perimeter so that they can maintain the trees. Another important element in looking at that issue is the fact that to the north is the Township offices and a lighted field. Vernon Township has indicated a concern that they want anyone moving in here aware of the fact that that lighted field may indeed be used until 11:00 p.m. He stated they will be following that recommendation. In addition to that, there is a row of mature trees along the north line showing there is value in keeping that to help. Also there are some trees along the east line. The railroad is on that east line and by keeping the mature specimens along that line, it would help to mitigate the railroad's existence. Mr. Green presented drawings of various housing prototypes. He noted they have been doing research on the housing of the time period and that there is not one single consistent style. However, if by historic, you mean something that would be transitional between 1890's and 1940's, they found some styles that would fit in and would also be more conducive to the midwest. From that they selected eight styles that they feel could be styles that are what the houses would have to be. Commissioner Samuels stated his initial reaction to the elevations and accompanying drawings was that the drawings are nicer than the up to date renditions because they appear more spread out. He stated he does not feel they have translated all that well to this area. Commissioner Feldgreber asked what the price range of the homes will be. Mr. Green stated they will be $300,000 and up. Commissioner Feldgreber stated he agrees with Commissioner Samuels that the elevations look too small and do not look right at this site as they seem dwarfed. Commissioner Panitch asked if the developers had looked into a 9-lot plan. Mr. Green stated they are happy to put together the concepts whose importance is to show those styles that they believe are the appropriate styles not those houses that would be appearing on the lots. What they wanted to do was to take houses that had specific feels and flavor to them and then take that same style and show that style in a 40 foot version. He noted they did not try to change any of the massings of the elements. Commissioner Panitch noted that since the price points have gone up, then the economics might work with fewer lots and then the designs might work better. If the lots are larger, the styles might not be as dwarfed. Commissioner Trilling stated he is questioning whether the house design fits the lot and the character of the neighborhood surrounding it. The designs themselves seem to indicate that larger lots are necessary. Commissioner Smith asked how this zoning fits in with the surrounding area which is all in the R-2 and R-3 Districts. Mr. Green stated everyone has been looking mainly to the west of the site. It is time to look at the site as a whole and consider everything to the east and north. What you have here is a parcel of land that is bounded by a railroad line that is a freight line which is intended to become a full service commuter railroad line. That is a very difficult element adjacent to any residential parcel. He noted that traditionally one would start with higher density zonings such as apartment buildings, townhouses, or multi-family dwellings in order to begin the transition. He stated they do not have the luxury of the gradual transition for this property. To put the multi-family here means that you are putting multi-family immediately adjacent to single family which is R-2. There can be a transition here, but one that still works toward the single-family end of the spectrum. That means that instead of bringing the density that one would apply to multi-family to the site, they will try to bring a higher density single family that has some value within the development in order to make it have an appeal and marketability. He stated they have now developed lots that could have the typical traditional 60-foot wide building with 3-car garages on them and still have a 40-foot front. However, they wanted to eliminate the garage from the front. In order to do that they have created a face that is 40 feet wide at the 25 foot building line. There are many enhancements that can be done with the specified styles that would be part of the agreement. However, he noted he cannot show all of the enhancements at once. He noted that all the transitional reasons for this development exist. Commissioner Trilling asked what ideas the developer has for integrating the area 20 feet back from the facade. Mr. Green stated that is where you begin to see the other elements come in. Commissioner Trilling stated it seems very awkward to get into the garages. Mr. Green stated you can actually drive into the garage in a curve and it would take a two-point turn to get out. Commissioner Trilling noted one of the elevations was dryvit. He asked how this made to look like the prairie style. Mr. Green stated they would create color packages for the public hearing. The contemporary look of what pretends to be prairie is often due to the color choice. Commissioner Trilling asked how you prevent the other three sides of the house from just being boxes with these kinds of designs. Mr. Green stated the style of the house has to be consistent around the house as opposed as to just a Hollywood facade. They would need to do this by carrying the same materials and flavor around. Commissioner Trilling asked the developer to present some other elevations for a particular style so the Commission can get a feel for what the other three sides may look like. Mr. Green said that if the Commission can pick styles to move forward with, he would be glad to take one of them and do that. Chairman Ottenheimer stated the Commission is not unanimous in its support of the elevations presented. Commissioner Trilling stated his preference would be the Queen Anne, Victorian and Colonial Revival elevations. Commissioner Samuels asked about just a farmhouse style. Mr. Green stated that would be the American Vernacular elevation. Chairman Ottenheimer asked how the commission feels regarding the number of houses on the site. Mr. Robert Daniel, 75 Park Avenue, Prairie View, noted the two top issues remain regarding density and the fact that some of the styles do not fit into the character of the neighborhood already there. He noted his house and many in the neighborhood are R-2 and R-3 and have sold despite the terrible railroad. In fact, the train station is the reason that two new homes have just recently been built. He also noted several new homes with backyards facing up to the railroad tracks that sell in excess of $400,000. The train is actually not such a terrible thing. A larger house, smaller density would also go over because the school district is very good. The parks and ballfields are a reason to move into the area and are not a negative. The parking lot that exists in the Vernon Township center is rarely used and it should not be an issue. Mr. Dan Moore, 45 Park Avenue, Prairie View, noted his concern of the proximity of the driveways on Lots 6, 7 and 10 to Main Street with cars flying down Park Avenue. Mr. Chris Seidl, 2839 Whispering Oaks, Buffalo Grove, noted his property backs up directly to Lot 2 on the west. His biggest issue is that the lot lines of Lot 2 is far closer to any residential property by far in the entire plan and that is unacceptable in keeping consistent with the density of the properties. Also, he noted this area would be annexed into Buffalo Grove and therefore comparing the 1890's and traditional styles would be acceptable if it was still to be zoned for Prairie View. However, that is no longer the case. He also noted that there is a 15-foot easement on the property to the west and he does not have a good feeling about that easement. Mr. Jeff Pozan, 2855 Whispering Oaks, Buffalo Grove, noted concern over the detention area which has been shifted closer to his property. However, he supports development of this area although he is not very happy with the elevations presented or the need for capturing the feeling of this particular era. Mr. Green stated he would take all the information from the Plan Commission and the public back and incorporate them into the plans. Chairman Ottenheimer stated the commission feels another workshop is necessary to address the elevations. Mr. Freedman stated he would like another workshop. He noted there is a concept here of capturing a style and the commission appears uncomfortable with the way it was translated into the elevations. He would like Mr. Green to take at least one style and make some additional elevations in order to get a sense of what can be done to capture some of the relief. The other issue is that he would like to look at the elevations and see what can be done to get the commission comfortable with them. CHAIRMAN'S REPORT Chairman Ottenheimer asked that if a Commissioner cannot make it to a meeting, it would be advisable to let Mr. Pfeil know. FUTURE AGENDA SCHEDULE Mr. Pfeil noted there would be a meeting on December 20, 2000. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Feldgreber and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 10:04 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair