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1979-09-05 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Happ Farm Northwest Community Hospital Ambulatory Care Center l September 5, 1979 V Chairman Shields called the meeting to order at 7:35 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Button - arrived at 8:35 Mr. Davis Mrs. Reid Mr. Shifrin - arrived at 7:55 Mr. Glover Commissioners Absent: Mr. Harris Also Present: Mr. Perry Snyderman, attorney, Happ Farm Mr. Theodore Shapero, attorney, Happ Farm Mr. James Mastandrea, developer, Happ Farm Mr. Rick Burton, architect, Happ Farm Mr. William Grieve, traffic, Happ Farm Mr. Marco Franco, engineer, Happ Farm Mr. John Burke, economist, Happ Farm Mr. Richard Houpt, attorney, N. W. Comm. Hospital Mr. Carl Hundrieser, architect/engineer, N. W. Comm. Hosp. Mr. Burton Chotiner, V. P. , N. W. Comm. Hospital Mr. John Marienthal, Village Trustee Mr. Greg Boysen, Village Public Works Director Mr. Dick Kuenkler, Village Engineer Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner APPROVAL OF MINUTES Commissioner Sheldon made the motion to approve the minutes of the Public Hear- ing of August 29, 1979, as written. The motion was seconded by Commissioner Davis. By voice vote, the motion passed unanimously. Commissioner Reid abstained. Commissioner Davis made the motion to approve the minutes of the Special Meeting of August 29, 1979, with corrections. Commissioner Sheldon seconded the motion. The corrections are: Buffalo Grove Plan Commission Regular Meeting September 5, 1979 -2- Page 3, paragraph 2: Delete "Commissioner Goldspiel withdrew the question." Upon voice vote, the motion carried unanimously. Commissioner Reid abstained. BDDC Chairman Shields stated that neither of the Plan Commission representatives will be able to be at the next BDDC meeting, and anyone interested in attend- ing would be welcome. The next meeting is Tuesday, Sept. 11. TRANSPORTATION COMMISSION Commissioner Goldspiel stated there will be a special meeting Monday night, Sept. 10. He said that this afternoon NORTRAN sprung a route change, to become effec- tive Monday, without consultation of the Village. The new route will not link up with the Arlington Hts. train schedule and they are eliminating two evening routes. He said he feels the changes will entirely destroy the route. Commissioner Davis made the motion that the Plan Commission support the present route. Commissioner Sheldon seconded the motion. The motion carried unanimously. HAPP FARM Slides were shown to the Plan Commission of examples of the style of construction that is planned for this project. Mr. Snyderman stated they plan to use masonry with mansard roofs. The buildings will be staggered to break up the lines. The residences will be individually metered and individually air conditioned (not window units) . The garages will have landscaping pods near them. The manor homes are 8 units with garages. Mr. Delaney asked what the measurement from the street to the garages was. Mr. Mastandrea said it is 25 feet. Commissioner Shifrin arrived. Mr. Snyderman showed the Commissioners a drawing of the office buildings, which conform to the High School architecture. Mr. Burton displayed the site analysis and preliminary site plan. He pointed out that there will be manor homes along the north side of the property with open space separating it from the existing residential. They plan to extend White Pine Road to meet with Weidner Road extended. There would be 4 pairs of manor homes having direct access to Weidner. The rest are off courts. He said they plan to put garages along the High School football field and along Dundee Road. There will be guest parking provided in the courts for a little over 2 cars. Mr. Burton said they are requesting approval of the site plan for the residential and zoning of the office park. They don't have any users for the offices yet. Buffalo Grove Plan Commission Regular Meeting September 5, 1979 -3- Mr. Burton stated that they are suggesting office uses and some retail use for gg g the office park. Some examples given were: barber shop, travel agent, restaur- ant. The floor area ratio does not comply with B&O zoning. The required ratio is .5 and 250,000 sq. ft. is .7. He said they meet the minimum lot coverage, and a minimum setback of 25 feet of any building. Mr. Burton stated the parking for the commercial is a minimum of 15 feet and will have screening. There might be parking under the buildings. Mr. Burton said none of the manor homes are closer than 25 feet to any of the streets. The distance side to side will be a minimum of 25 feet and back to back is 40 feet. There will be a 20 foot minimum setback in the court areas. The multi-family internal setback would be 15 feet. The collector street will have an 80 foot right-of-way and the side streets will have 60 foot right-of-ways. The private street width is 27 feet. On the turn- arounds, the radius is 45 feet and they would like them necked down to 25 feet. They propose to build 204 manor homes and 270 multi-family for a total of 474, which will be 11.8 units to the acre. Mr. Burton stated that 50% of the manor homes are one bedroom and 50% are two bedrooms. All of the multi-family are one-bedroom units. The population pro- jection is 791 people. The detention area and park is 5.2 acres. Mr. Burton stated that Phase I would be all manor homes - 104 units. Phase II would be the multi-family in the southeast corner and the northwest. Phase III would be multi-family south of the collector and the office area. They said they would like to open the park detention with Phase III. Mr. Burton showed the preliminary landscape development plan. He stated there would be 51% green area. The garages will be bermed up from behind wherever feasible. The structures will be stone rubble and wood. The median strip will have smaller trees with closer spacing. Commissioner Davis established that manor home is another word for quads and the multi-family is going to be condominiums so there is really no difference between the two. Mr. Snyderman agreed. Commissioner Davis asked if the one bedroom units were going to have a den. Mr. Snyderman said "yes". Buffalo Grove Plan Commission Regular Meeting September 5, 1979 -4- Mr. Bill Grieve, traffic consultant, stated the offices will generate 480 in- bound and 100 outbound in the A.M. , and 50 inbound and 380 outbound in the P.M. For the residential there would be 50 in and 240 out in the A.M. , and 240 in - 100 out in the P.M. for totals of: A.M. 530 in 340 out P.M. 290 in 480 out 1 1 Mr. Grieve stated they would like to have a drive for the office area only, to Dundee Road, with right turns only. He suggested the Village disallow any traffic going from Weidner to Crofton and vice versa. A resident said she lives across Dundee Road and that would mean that if she worked in their office building, she would not be able to get there. Mr. Grieve said he foresees only 60 cars going north on Weidner into the exist- ing subdivision. He would expect the intersection of Weidner and Beechwood to have a 4-way stop, and they could also put 4-way stops in the subdivision to dis- courage people from using Weidner as a through street. He stated he feels there will be a need for a left-turn lane on Dundee Road and Weidner. Mr. Grieve suggested an alternate plan for the Weidner - White Pine intersection, in which Weidner and White Pine would form a "T" with a 3-way stop. Mr. Grieve said Arlington Hts. Rd. would have no problem handling the traffic from this development, once it is widened. He also said Dundee Rd. should be able to handle the extra traffic with the modifications they have suggested. Commissioner Goldspiel said the intersection of Arlington Hts. Rd. and Dundee Rd. is highly hazardous and that last Thursday he saw two (2) major accidents and heard of two (2) more. He asked Mr. Grieve if he had any suggestions on what could be done with that intersection. Mr. Snyderman said they would be willing to have Mr. Grieve study the intersection further. Mr. Grieve said the major problem is the eastbound traffic, which he feels will be alleviated when Lake- Cook Rd. is extended to Rand Rd. Commissioner Button arrived. Commissioner Davis asked if additional lights along Dundee Rd. would aid this area. It was brought up that the staff recommends signalization at the inter- section of Weidner and Dundee Rd. , but Mr. Grieve said they have to meet the warrant requirements to get signalization. Commissioner Shifrin asked Mr. Grieve on what basis he felt the extension of Lake- Cook Rd. to Rand Rd. is goingto displace the morningtraffic. Mr. Grieve said he o P Buffalo Grove Plan Commission Regular Meeting September 5, 1979 1 -5- felt it will be mostly evening traffic using this. Commissioner Davis stated that most of the traffic is going to Highway 53 and not Rand. Commissioner Shifrin agreed that the majority of the westbound traffic on Dundee Rd. does not use it to go further west than Highway 53. Commissioner Goldspiel asked Mr. Grieve, if Arlington Hts. Rd. and Dundee becomes an even bigger disaster - this could encourage people to use Weidner - in this case, did he feel a light at Dominick's and Eagle driveways would help because there is hardly a break in traffic. Mr. Snyderman said they would try to solve this, but that the Master Plan does show development on this property. Commissioner Shifrin stated that our goals are not to increase the traffic problem on Dundee Rd. a-4,d Ea C u" ae i 41` ": k> Mr. Marco Franco, engineer, stated that the source of the storm water is mostly from the west and the south and converges at the White Pine Ditch. He said the area marked "Park Detention" is going to be a dry detention and can be used for active recreation most of the year. Mr. Franco stated that the sanitary sewer they propose to hook up to is at Old Arlington Hts. Rd. , and another at Crofton is under discussion. There is an existing water main along Dundee Rd. , and they would provide connections at two places. The mains are 10" and they would provide an 8" into the system which would become a 6" on the property. Mr. John Burke, economist, stated the economic impact is quite favorable because of the large number of one-bedroom units. Mr. Burke stated that the commercial is going to be initiated in 1982 and will probably take 4-5 years to build and fill so it is very difficult to determine the economic impact. The construction (by today's figures) will cost $50 million. If they were to build multi-family instead of the commercial, the property taxes to Buffalo Grove would be reduced by $12,000 per annum. The prime beneficiary of the taxes would be the schools. Commissioner Sheldon asked if the placement of the buildings are within the intern- al setback requirements for Buffalo Grove. She said 15 feet sounds very close. Also, the garages around the perimeter seem too close. She also pointed out that the only park area in this site plan is the detention, and there seems to be very little green space for recreation outside the detention area. This site is not accessible to any park site in the Village. Mr. Burton stated that he thought the Park District has combined recreation programs with the High School. Commissioner Sheldon stated that we already have a problem at the High School of not enough room. Buffalo Grove Plan Commission Regular Meeting September 5, 1979 -6- Mr. Kuenkler said the engineering plans have been submitted, but have not been reviewed. Commissioner Sheldon asked what their theory was behind the phasing. Mr. Snyder- man stated there seems to be more of a market right now for the manor homes. Mr. Burton said Phase I also surrounds two access points in and out of the site. Commissioner Davis asked what would prevent them from going into all manor homes? Mr. Snyderman said - the market. Commissioner Davis asked if any thought had been given to High School traffic cutting across the site. Mr. Burton said there would be two accesses through the park site and another at Weidner. Commissioner Davis asked what would be the percentage of use for the park site. Mr. Burton stated that most detention sites are useable 95% of the time. He said there would be under-drains taking water to White Pine ditch. Commissioner Glover stated he would like to see a break-up of the linear affect of the garages. He said that the other projects he had seen with this style of garages always seem to have trash cans and cars sitting around. Upon further questions, Mr. Burton stated that the longest garage is 260 feet. Commissioner Glover said it looked like a freight train sitting there. Mr. Burton stated that their intent was to use them as buffers and to berm and landscape the back side. Mr. Snyderman said that with the berming, it has become a very desirable affect in many villages - - it has worked in the La Salceda development. Chairman Shields stated he felt the berming sounded very attractive, but if you were standing on the inside, you would see 260 feet of garage door. Commissioner Glover stated that on the east side and the west side, it looks like they are sitting too close to the lot line to get much of a berm. He also stated that he would like to see more courtyards or open space. Upon further questioning, Commissioner Glover established that the entire park is the detention area. Commissioner Glover stated he felt they were taking the middle-aged people out of the recreational category. Mr. Burke said they are considering a raquetball facility. Commissioner Goldspiel stated that it is unacceptable to have no school donation. Mr. Shapero said they had had a meeting with the High School District and there will be a cash donation to them and also to the Elementary School District. Commissioner Goldspiel stated he is concerned that the office park will not be built because it is scheduled so far into the future. Mr. Snyderman said if it is not built, they will have committed themselves to a density of 12. Commissioner Goldspiel said that when you compute the density, the office area should not be included. Buffalo Grove Plan Commission Regular Meeting September 5, 1979 -7- Commissioner Goldspiel stated that they indicated some uses for the office area which seem to be more commercial than office, such as barber shop and restaurant. Mr. Snyderman said these would be mainly for the people working there. Mr. Shapero said that the Gould Center has a club with a swimming pool, raquetball, tennis, track, barber shop available. That is the type they are talking about rather than a fast food service. I ` / Commissioner Goldspiel stated that he wanted to make sure we do not have a free- standing fast food restaurant. Commissioner Goldspiel stated that, regarding the park detention area, the Park District has standards which must be met for park use and ordinarily these stand- ards do not include detention. Also, part of that is a substantial amount of flood plain and there is a substantial marshy area we need to know whether it will be built up. Also, if the park is not dedicated until Phase III, how are the children going to use it to get to school. Mr. Snyderman said they will be able to use the ingress and egress. Mr. Burton stated that they are investigating passing some of the High School 's storm water into their detention area to give them more useable property. He also said the High School people are excited about their providing this pedes- trian access because it would lower some of their bussing cost. Mr. Shapero stated that the water being taken off the school site will not flow into the park detention area. Mr. Franco said this water would be taken by an open ditch (which will be bermed) and goes by a natural causeway into the White Pine Ditch. Commissioner Goldspiel asked where they are going to hold it during the storm. Mr. Franco said there is the possibility of bringing a storm sewer into the detention pond. The useability of the park does not change because of that. Commissioner Goldspiel asked how they were going to compensate for the flood plain and what are they going to do with the marsh? Mr. Franco stated that the marsh can be removed to a certain extent. Mr. Snyderman stated that he was not aware of the marsh and asked Mr. Franco how deep it is and what expense would there be. Mr. Burton said this may not actually be considered marsh - it just has a high water table. Commissioner Goldspiel stated that their plans show no windows in the ends of the buildings. Mr. Mastandrea said that can be changed. Commissioner Button asked who would maintain the park detention area. Mr. Snyder- man said the Park District. Commissioner Button asked what if the park will not accept it? Mr. Snyderman stated they would assign it to the master Homeowner's Assn. and there would be an assignment to maintain it. It would be private open space. Buffalo Grove Plan Commission Regular Meeting September 5, 1979 -8- Commissioner Goldspiel stated that if the Park District does not accept the park detention area, it might not count for their credits. Mr. Delaney asked what the center line radius on the extension of Weidner Rd. would be. Mr. Grieve said it would be 350 feet. Mr. Delaney said the accept- able standard curve is 450 ft. Mr. Delaney stated that there is about 8 or 9 acres that the Happ family still owns and the staff is concerned about what you would put on it. Our objection is to keep the number of curb cuts on Dundee Rd. at a minimum. Mr. Mastandrea said they would like two curb cuts. Mr. Grieve said the additional curb cut would have a pork chop affect to discourage cars from turning left. Mr. Delaney asked what effect this plan would have on the intersection of Weidner and Lake-Cook Rd. . Mr. Grieve said it would depend on what type of controls we would put along Weidner to discourage people from using it. Mr. Delaney gave a summary of the questions he still had: 1) Would like to see a detail of the slope of the detention area, 2) Need to know the distance of the garages from the property line, 3) Treatment of the garages, 4) The Park District position on the open space, 5) Would like to see a projection of the treatment of the undeveloped area where the Happ family lives, (Mr. Snyderman said they do not own it and cannot do that) . 6) Would like to see bicycle paths identified on the plan, 7) Resolutions of the contributions to the schools and park. Commissioner Goldspiel added: 1) A study of what can be done at Arlington Hts. and Dundee Rd. intersection, 2) Come back with further economic impact data, 3) The approach of limiting the uses of the B&O. Chairman Shields called a break at 10:00. The meeting reconvened at 10:10 P.M. NORTHWEST COMMUNITY HOSPITAL AMBULATORY CARE CENTER Chairman Shields asked Mr. Delaney if we had received everything we had requested. Mr. Delaney said we received it, but the degree of review is not such that we could issue a Building Permit. Commissioner Button asked Trustee Marienthal that since the Plan Commission was Buffalo Grove Plan Commission Regular Meeting September 5, 1979 II -9- trying to expedite the process of the Care Center, we passed a motion last week requiring them to provide a great deal of information in a short period of time, and in Mr. Marienthal's opinion, would the Board be willing to accept the respon- sibility to take the staff recommendations under further review? Mr. Marienthal said he felt that the Plan Commission would have to make that decision, but the Board would not be objectionable to hearing this as soon as possible. Commissioner Sheldon stated that part of the Plan Comm. motion was a lengthy discussion of the zoning of this property. She asked what legal opinion had been given. Mr. Delaney said Mr. Raysa is under the opinion that it is ques- tionable whether this could be under B&O zoning. The notification of the Pub- lic Hearing was sent out under B-3 and if you change it, he recommends another Public Hearing be held. Commissioner Sheldon asked what the staff recommends for the zoning. Mr. Delaney said we could go with B-3 with a list of restric- tions for the uses. Commissioner Goldspiel asked what happens when the Annexa- tion Agreement expires? Mu DelaCsa tthha a safety clause, we would also include the list wit the un so when6 agreement expires, the zoning classification and the restrictions would still apply. Mr. Delaneystated the alignment of the curb cuts with the commercial area across g Lake-Cook Rd. were discussed during the week and the resolution was that the Hospital would take their drive and parking area and move it 42 ft. to the west. He said there is a 5 ft. green area between the internal street and the parking. We asked them to identify the curb cut on Hwy. 83 as temporary with a permanent drive bei4a install d when the parcel to the south is developed, Mr. Delaney said the tree survey was submitted yesterday and we have not gotten it out to our Forester. The Engineering drawings are in and Dick Kuenkler has provided a preliminary review. Mr. Kuenkler said the drawings for the entire parcel have not been submitted, but all others have been. Commissioner Goldspiel asked if Mr. Kuenkler had had the chance to see how the detention works. Mr. Kuenkler said it appears to work. Commissioner Sheldon said that, then based on the motion we made last week, the Hospital has provided the Village with everything requested, but it has not been as extensively reviewed as we would have liked, but there does not appear to be any major problems. Mr. Delaney said that is right. Commissioner Glover stated that they have moved a parking lot 42 feet and have not taken the tree survey into account. He said he does not want to move this through too fast without considering this. Mr. Houpt displayed a tree survey with an overlay of the building. Mr. Hundreiser stated that where they are con- structing the building has the least amount of trees. He said they were requested to line the driveways up, so you have to decide which is more important. Buffalo Grove Plan Commission Regular Meeting September 5, 1979 -10- Commissioner Glover stated he could see a 24" oak in the middle of the parking lot and was wondering if there was some way of saving trees like this or ones which are on the edge of the parking, by building wells around them. Mr. Chotiner stated they are going to try to save as many trees as they can. If they can move a parking space to save a tree, they will. He also said they will work with the Forester to move or save what they can. Commissioner Glover said he felt they were very late in getting this tree survey in here. He said they say they are going to try to save the trees, but unless it is on the plans, we cannot be assured this will be done. Commissioner Goldspiel stated that by moving the driveway, it was not our inten- tion to make the area more dense. The green space to the east should be devel- oped along with this parcel instead of becoming part of the undeveloped area. It was determined that the driveway is now 85 ft. from the intersection of Lake- Cook Rd. and Hwy. 83. Mr. Kuenkler said 125 ft. would be ideal, but then you start getting close to the intersection to the east. Commissioner Sheldon stated that, as a Commission, we have not had time to review everything and would it be possible for the staff to meet with a subcommittee of the Plan Commission to review the points not adequately covered. Mr. Delaney said yes. Mr. Houpt said they would be more than willing to work with us on this and are most appreciative of the effort to expedite this and asked that we accept their assurance that they will do everything they can to save the most number of trees. Commissioner Goldspiel stated that the Plan Commission prefers B&O zoning but has been assured by the Village Attorney that B-3 with restrictions would be adequate. Commissioner Button moved that a subcommittee be formed to complete the review of the Northwest Community Hospital Ambulatory Care Center (NWCHACC) and forward its recommendations directly to the Board without further full Commission action, and report back to the Commission. Commissioner Shifrin seconded the motion. Upon voice vote, the motion passed with 6 AYES - 1 ABSTAIN. Commissioner Gold- spiel stated he was abstaining because he was not in favor of the process being taken with this project. Commissioner Button moved that the Chairman be directed to appoint a subcommittee to complete review of the NWCHACC and the subcommittee report directly to the Village Board, its findings and also to the Plan Commission at its next regular meeting. Commissioner Shifrin seconded the motion. Upon voice vote, the motion carried with Commissioner Goldspiel abstaining. I l , Commissioner Button made the motion that the Plan Commission recommend to the Village Board that when considering approval of the NWCHACC, they consider the following during their review: That the Board be prepared to address such add- Buffalo Grove Plan Commission Regular Meeting September 5, 1979 1 -11- itional staff and Plan Commission subcommittee comments that might arise prior to the Board's consideration. Commissioner Davis seconded the motion. Upon voice vote, the motion carried with Commissioner Goldspiel abstaining. Commissioner Glover stated he would like the subcommittee to look at an inven- tory of the location and types of trees to be saved. COMPREHENSIVE PLAN REVIEW Mr. Truesdell outlined the points in his memo, and explained how he would be collecting the data to be used. He said he would like to have these things ready to bring to the Plan Commission the middle of November. FUTURE AGENDA Mr. Delaney said there will be no meeting next week. The following week, Sept. 19, will be 3 Public Hearings on 2 zoning text amendments and the Datsun dealer. COMPERHENSIVE PLAN REVIEW PROCESS Mr. Delaney said this process was set up because of what has happened with the Hospital, so we have restructured the planning process. We have had the first meeting with the Happ Farm and now we can proceed with a workshop. Commissioner Sheldon said she had recently gone before the ZBA and Appearance Commission and the ZBA requires 30 days to have the information before they will schedule you for a meeting and the Appearance Coln!!! requires two (2) weeks. We are hearing testimony of a greater nature and we have no deadline. Commissioner Glover stated we should give staff a projection of what we want and when, or we will not review them. Commissioner Sheldon stated that the Happ Farm plan tonight did not conform to the Setback Ordinance and we should not even have been looking at it. Commis- sioner Goldspiel agreed that tonight we got 3 reports about an inch thick and no time to review them. Mr. Delaney stated that is what this process says is that they know what the Plan Commission requires and if it is not in hand before the meeting, they are not on the Agenda. ADJOURNMENT Commissioner Davis made the motion the meeting be adjourned. Commissioner Glover seconded the motion. Upon voice vote, the motion carried. The meeting was Buffalo Grove Plan Commission Regular Meeting September 5, 1979 -12- adjourned at 11:37 P.M. Respectfully submitted, Astrid L. Haslet' Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Regular Meeting September 5, 1979