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1981-03-11 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Cedar View Office/Residential Development March 11, 1981 Chairman Sheldon called the Public Hearing to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:34 P. M Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Button Mr. Shifrin (arrived 7:41 P.M. ) Mr. Glover Mrs. Reid Mrs. Kaszubowski 1 Commissioners Absent: Mr. Sh..elds Mr. Davis Also Present: Mr. D. Haller, Developer, Cedar View Mr. I. Capitel, Attorney, Cedar View Mr. G. Wiss, Engineer, Cedar View Mr. W. BlueVan 0' Lau, Land Designer, Cedar View Mr. A. Olson, Wheeling Township Highway Commissioner Ms D. Spanier, Dun-lo Highlands Homeowners Member Mr. D. Yien, Resident, Arlington Heights Mr. R. Schwart (Robert) Resident, Arlington Heights Mr R. Schwart (Ronald) Resident, Arlington Heights Mr. D. Lasky, Resident, Arlington Heights Mr. C. Moellencamp, Resident, Arlington Heights Mr G. Reid, Resident, Arlington Heights Mr H Reising, Resident, Arlington Heights Mr D Rittmeyer, Resident, Arlington Heights Mrs Adams, Resident Arlington Heights Mr D. Adams, Resident, Arlington Heights Mr. B. Morgan, Resident, Arlington Heights Ms C. Galens, Resident, Arlington Heights Ms R Latsoff, Resident, Arlington Heights Ms B. Angle, Resident, Arlington Heights Mr. R. Wayland, Resident, Arlington Heights Mr. R. O'Reilly, Park District, Buffalo Grove Mr. J. Marienthal, Trustee, Buffalo Grove Mr W. Raysa, Attorney, Buffalo Grove Mr. D. Kuenkler, Engineer, Buffalo Grove Mr. J. Truesdell, Village Planner, Buffalo Grove Chairman Sheldon read the notice of the public hearing as advertised and instructed the audience as to how the meeting would be structured. - 2 - Chairman Sheldon swore in Mr. Haller, Mr. Capitel, Mr. Wiss and Mr. Blue Vau 0' Lau. Mr. Capitel presented the basic rendering showing the configuration of the land and explained it He further stated that this site contains 19. 8 acres. It is separated in two parcels, the front north/south piece is 5.7 acres to be annexed as B 3. The east/west piece is 14. 5 acres to be annexed as R 9 PUD. To the west is a 1.7 acre piece that is yet to be planned but it is located behind the Buffalo Grove National Bank parking lot. Mr. Capitel then reviewed' the preliminary plan. He stated that there will be 120 multi-family dwellings and 22 single family attached units. Mr. Capitel stated that he had in his possession a letter from the Buffalo Grove National Bank stating their feelings regarding the development and that it would be available for anyone who wished to view it. He then reviewed sketches of the types of buildings and some of the landscaping around them. He stated that the buildings will be brick and cedar similar I,I to those of Oak Creek. Mr. Olson stated his concerns were answered by the presentation. However, he pointed out that Dun-Lo Avenue is sixteen feet wide and is not made to take the type of traffic that will come through it if it is opened up to this development. The development streets are 27 feet wide. Mr. Olson suggested that pavement be laid down and sod cover it so that people do not know that an emergency exit is there. Mr. O'Reilly wanted to make sure the Plan Commission had received the Park District's letter of February 27, 1981 from Mr. Crosland to Mr. Truesdell regarding this development. Mr. Truesdell stated that it was part of the Commissioner's packet which they had received previously. Commissioner Goldspiel - Are you planning to put any basements in any of these buildings? Mr. Haller stated that he wasn't. 1 Commissioner Reid - Regarding the 10 feet across the back of the Kingswood Methodist Church property, are you also going to set aside 10 feet on your property? Mr. Capitel stated the developer had reserved 5 feet. Commissioner Glover - What is the existing market for these kinds of build- , ings? Mr. Capital - I think at this point in time an answer would be speculative. The current economics leaves us in a state of unpreparedness. Buffalo Grove Plan Commission Public Hearing March 11, 1981 - 3 Commissioner Glover - You have three different types of development. What do you feel is more marketable in today's market? Mr. Capitel - I think the answer to that would be speculative. In answer to a question from Commissioner Glover Mr. Blue Van 0' Lau stated the height of the berm would be 4 feet to 5 feet. Commissioner Glover asked what the block outs in the parking lot of the office buildings were and what there purposes were. Mr. Capitel - They are plantings and provide green space. • Commissioner Glover - Regarding the memo of March 4, 1981 from the Village • Engineer to Mr. Truesdell, do you agree to all of his comments? Specifically Point 4 which states storm sewer must be provided to Frenchman's Cove parksite to existing ponding areas? Mr. Wiss - Your comments surprised us. The developer feels that he would be willing to provide access to his storm water system if it would relieve a problem. We do not feel it is our responsibility to alleviate a problem that already exists there. There are some concerns of ownership of that parcel. We would be willing to do anything within the boundaries of our property to make such improvements possible. Commissioner Goldspiel requested the Village Engineer to respond to that comment. Mr. Kuenkler - There may be a problem on the north of the property. It will depend on the way the grading turns out. It is not a major problem. It is just for the record. Commissioner Glover asked for input regarding the recommendation that the pavements within the multi-family area be designed for crowned drainage. Mr. Wiss - From an engineering standpoint you could agrue crown versus non- crown. From a cost standpoint it costs to have the water drain in two differ- ent directions. From a maintenance standpoint and a nuisance factor Mr. Haller feels that it does cause problems with icing conditions and water ponding in the areas of the cars. Draining to one side of the parking lot is preferred. Commissioner Glover - On the treatment or design of the emergency roads, how are they to be constructed? Mr. Wiss - A number of alternatives have been discussed. It has been suggested to have a pedestrain walkway, to have a pavement with sod over it, a number of ways of blocking off the area with chains, shrubs and so forth. Mr, Haller is agreeable to follow the staff recommendations. Buffalo Grove Plan Commission Public Hearing March 11, 1981 - 4 - Mr. Capitel - The developer is proposing, on the east side of Golf View Terrace to berm and to place a sidewalk on the west side. The intent would be to break up the development from the residential area. In answer to a question from Commissioner Goldspiel Mr. Haller replied that they will start with an office building, a condominium and several of the single family attached. They had a significant amount of interest in the single family attached. Commissioner Goldspiel - How long is it going to take to build out this site? What is your schedule at this time? Mr. Haller - It is very difficult to project final dates right now. My intent is to build a minimum of 1 office building, a maximum of 2 condomin- iums and 4 single family attached this year. It will take 3 to 5 years to build out. There is a problem with obtaining water on a short term basis. Commissioner Goldspiel - It is important to know whether the back part of Cedar View Terrace is going to be an access to connect up with Page Road. Mr. Capitel - We are in agreement to complete Golf View Terrace in its entirety and Cedar View Terrace up to lots 4 or 5. Mrs. Spanier - I represent the Dun-Lo Highlands Homeowners Association. We are concerned with the extension of Dun-Lo Avenue. We would like to point out that we do not have sidewalk in our area and our children walk to school. There is no busing. We are concerned about storm water drainage. There is some detention near Dundee Road, where will that drain? Mr. Wiss - In that area the engineering staff has asked us to provide a drain to it. It is to be distributed into the basin that will be part of the storm holding system immediately south of that area. Mrs. Spanier - How long would the bond you have to post be in effect? Mr. Kuenkler - The bond is required in full force until the project is completed and accepted by the Village. Mrs. Spanier - Is the intention of the retention area to allow slow drainage of the water into Dun-Lo Highlands? Mr. Wiss - That is right. Mrs. Spanier stated she favored the covering of Dun-Lo Avenue with pavement and having sod on top. She further stated that she had a letter from a member of her neighborhood and submitted it to the Commission. Mr. Hien, 1511 E. Falenti, Arlington Heights stated he was concerned., about the market feasibility. He asked the prices of the units. 1 Buffalo Grove Plan Commission Public Hearing March 11, 1981 - 5 - Mr. Haller replied they were talking in terms of $50,000 for 1 bedroom units, ;70,000 for 2 bedroom units and $90,000 for single family attached. The office space will be between $12 to $14 per square foot. He plans on building and leasing the office space. Mr. Yien - What type of financial committment do you have? Mr. Goldspiel - I believe that there is a limit as to how far we should inquire into the finances of the developer. Chairman Sheldon then read the letter submitted by Mrs. Spanier. Mr. Schwart, 3116 Volz Drive, Arlington Heights asked why the access road couldn't ingress and egress on Dundee Road. Commissioner Goldspiel replied that there is only one access point on Dundee Road. That you cannot put too many entrances too close together for highway purposes. Mr. Schwart asked why the board was insisting on another street. Commissioner Goldspiel replied that it is a requirement in every project that there be more than one access for emergency vehicles. Mr. Schwart restated his concern with the traffic. Commissioner Goldspiel stated that at some point Three States Boulevard was going to have to be opened up. There cannot be a land locked piece of property. Chairman Sheldon stated that Three States Boulevard, south of the project, was not under the jurisdiction of Buffalo Grove. Mr. Schwart, Page Road, Arlington Heights stated his concern regarding the emergency access. Commissioner Goldspiel replied that there are two emergency access points, one at Page Road and a second access at Dun-Lo Avenue. Mr. Schwart stated that none of the homeowners in any of the areas want a full access road extending the traffic through them. Should any one of those roads, Page Road, Three States Boulevard or Dun-Lo Avenue be opened there was the possibility of action being taken. Mr Lasky, 3307 Page, Arlington Heights stated his concern with ingress and egress, He is opposed to anything but an emergency road at Three States Boulevard, Page Road or Dun-Lo Avenue. Buffalo Grove Plan Commission Public Hearing March 11, 1981 j' - 6 - He asked what type of berm was planned for the residents of North Gate dividing the single family homes from the single family attached. Mr. Haller stated they will provide a screen with some plantings. Mr. Lasky stated his concern regarding flooding. Mr. Wiss explained that their drainage is directed away from the North Gate property. Mr. Cliff Moellencamp, 3130 Ellen Drive, Arlington Heights stated his concern regarding traffic flow. Chairman Sheldon asked Mrs. Spanier how far the children in their area have to walk to school. Mrs. Spanier replied 1 mile. Mr. G. Reid, 3316 Betty Drive, Arlington Heights was concerned about detention. He presently has water on his property. Mr, Wiss - I have spent a lot of time looking at your problem. A lot of water comes at you from the north. That water now ends up in your rear yard and travels out between your house and your neighbor's. The direction of drainage that we are proposing will send less water your way. What we are proposing will most likely send less water into your yard and the ditch. Mr Wiss then explained the drainage and detention systems. Commissioner Button - Our experience with flooding, especially in south Buffalo Grove has taught us some lessons about this type of thing. That is why we have constructed our municipal codes the way they are. The idea is that when you develop something you may not damage property adjacent to it. What the developer is doing here is controlling the water. Mr. Reising, 3310 Betty Drive, Arlington Heights stated that his objection was the funneling of traffic. He asked what it would take to open up Three States Boulevard. Mr. Olson stated that it would have to be brought up to County standards and paved. Mr. Rittmeyer, 3138 Winsor Drive, Arlington Heights wanted to know what work had been done east of the discharge, who maintains the ditch and where the water flow would go. Mr. Wiss - I am familiar with that drainage system. We have calculated what that ditch can handle. Those 15" culverts can carry 3 to 3. 5 cubic feet per second of water. Mr. Rittmeyer - Is that ditch really going to carry it? Buffalo Grove Plan Commission Public Hearing March 11, 1981 1 - 7 - Mr, bliss - The ditch is not our problem. Mr. Rittmeyer - Are you going to do anything about it? Mr. Wiss + For the purpose of our development that is not necessary. It is a fact that undeveloped property absorbs more water than developed property. We are taking precautions regarding water. That ditch is flat and not pitched properly. Mrs. Adams, 3240 Volz, Arlington Heights stated that they are presently residen- • tial. You are talking about a proposed development that consists of commercial and residential. The traffic volume will be different than if this site were developed residential. Dundee Road is a pain in the neck. She felt the problem is the residents of North Gate are concerned because of the children walking to school and the traffic from this development coming into our area. Commissioner Goldspiel - We share your concern about the traffic, particular- ly regarding Dundee Road. We want to get a traffic light at Dundee Road and Golf View Terrace. If that is put in it will relieve a lot of traffic problems at that intersection. Mr. Kuenkler - This development will only increase the possibility of obtain- ing that light. Mr. Adams, 3240 Volz, Arlington Heights stated that an intergovernmental agreement exists between Buffalo Grove and Arlington Heights as of 1976. This agreement states that the piece of property that Mr. Haller is going • to build on can provide no more than 2 story townhouses with 10 to 13 dwelling units per acre. He asked if Arlington Heights had been notified that this development was taking place, Mr. Truesdell replied that Arlington Heights is aware of the development. Mr, Adams wanted the Commissioners to take a good look at the agreement. Mr. Truesdell further stated that Mr. Kessler of Arlington Heights contacted him regarding the development and had been lent a copy of this site plan. Mr. Capitel stated that he couldn't specifically speak for the validity of the agreement but stated that they were in compliance with it. Mr. Adams - About 4 or 5 months ago the Commissioners asked me, as an individual, to go to the homeowners of North Gate and ask if duplexes were acceptable. The consensus of the homeowners was that they were promised single family and deserve single family. Buffalo Grove Plan Commission Public Hearing March 11, 1981 - 8 - Commissioner Sheldon stated the Plan Commission did ask for the feelings of the North Gate residents. The Commission gave Mr. Adams specific reasons why single family would not be in the best interests of Buffalo Grove and North Gate. The Commission was led to believe that duplexes would be acceptable. Mr. Morgan, 1425 Falenti, Arlington Heights stated the zoning laws of the State of Illinois provide that Arlington Heights can inforce the zoning ordinance within 1. 5 miles of its boundaries. The reason that Buffalo Grove and Arlington Heights entered into an agreement was to obviate it. He asked if the developer was required to start construction within a certain amount of time Mr: Truesdell - A one year limitation to file final plat of subdivision is required. Mr. Morgan - If he did not start construction within the time limitation the PUD would be revoked? Mr. Truesdell - I am not sure as to whether or not, after he gets his final plat of subdivision, when he has to start construction. Mrs. Spanier asked the meaning of a PUD. Mr. Truesdell then explained it. Ms. Galens, 3232 Volz, Arlington Heights asked where the parking would be for the condominiums. Mr. Capital pointed it out for her on the plan. Ms. Galens asked how the parking lots would be lighted. Mr Wiss stated the lighting would be similar to that in most parking lots, it would shine down. Mrs. Adams asked how the single family homes would be built. Was there a plan in existence she would be able to see. Mr. Haller stated there was no plan at this time. Mrs Adams was concerned with the plan being approved with 3 different types of buildings. She asked what would happen if one type of building did not sell. Could the builder come back and change his plan. Commissioner Button - In this particular case we would not do that. He could come back and request variances. It would make no sense to put some- thing else there. We would have to go to a single fan ily in that case Commissioner Goldspiel - Since this is a PUD and there was going to be a PUD built here, there would have to be a public hearing at that time. Buffalo Grove Plan Commission Public Hearing March 11, 1981 - 9 - Ms. Iatsoff, 3224 Volz, Arlington Heights asked why single family attached were being built behind single family homes. Commissioner Goldspiel - We want to make sure that it is built. The single family attached are more marketable. The agreement between Arlington Heights and Buffalo Grove says that this entire site is to be a townhouse development at a certain density We asked for this buffer strip to be here. We do not like the straight line driveway. The compressed condominiums are another point of contention. In order to buffer your homes we asked that there be a buffer strip there so it would mediate between the single family and the condominiums. Ms Angle - When will we know what street will be opened up? Chairman Sheldon - After we have heard the testimony the Plan Commission will review it and make a decision. Mr. Adams - It is my understanding that the Plan Commission feels strongly regarding single family attached being more marketable. Chairman Sheldon - We are charged with the responsibility of acting in the best interests of Buffalo Grove and with the marketability of this site. Mr. Wayland, 3236 Volz, Arlington Heights stated that should Page Road be opened up his property will become a throughway. Commissioner Shifrin - Would Cedar View Terrace be private or a dedicated street? Mr. Haller - That street will be dedicated. Commissioner Shifrin - Between the proposed single family attached and the back yards of North Gate what will the buffer be? Mr. Blue Vau 0' Lau - Plantings 6 feet to 8 feet. Mr. Wiss - There will be a berm in effect along most of that line. Commissioner Shifrin moved adjournment of the Public Hearing. Commissioner Button seconded the motion. Chairman Sheldon adjourned the public hearing at 10.00 P.M. Buffalo Grove Plan Commission Public Hearing March 11, 1981 - 10 - I Respectfully submitted, J thleen Comer Recording Secretary APPROVED BY: 71 } Patrick Shields Chairman it Buffalo Grove Plan Co mmission Public Hearing March 11, 1981 _ REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Cedar View Office/Residential Development Steeple View Commercial Development March 11, 1981 Chairman Sheldon called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 10:14 P.M. Commissioners Present: Chairman Sheldon Mr, Goldspiel Mr. Button (left 11:30 P.M. ) Mr. Shifrin (left 12:45 P.M. ) Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mr. Shields Mr. Davis Also Present: Mr. D. Haller, Developer, Cedar View Mr. I. Capitel, Attorney, Cedar View Mr. G. Wiss, Engineer, Cedar View Mr. W. Blue Van 0' Lau, Land Designer, Cedar View Mr. A. Henderson, Developer, Steeple View Mr. D. Miller, Traffic Engineer, Steeple View Mr. A. Putrenieks, Investor, Steepleview Mr J. Marienthal, Trustee, Buffalo Grove Mr. W. Raysa, Attorney, Buffalo Grove Mr. D. Kuenkler, Engineer, Buffalo Grove Mr. J. Truesdell, Village Planner, Buffalo Grove APPROVAL OF MINUTES Commissioner Goldspiel moved approval of the minutes of the February 4, 1981 Regular Meeting subject to correction. Commissioner Kaszubowski seconded the motion. Page 2, paragraph 3 delete as the original FUD and add This is a straight R 9. Page 5, paragraph 3 and 10 change Cambridge-On-The-Lake to Cambridge Drive. AYES: Commissioners Goldspiel, Glover, Reid, Kaszubowski NAYES: None ABSTAIN: Commissioners Button, Shifrir ABSENT: Commissioners Shields, Davis L— - 2 - COMMITTEE AND LIAISON REPORTS Commissioner Goldspiel stated that he attended the Village Board meeting on March 2, 1981, At that meeting they extended the preliminary plan for the Hidden Lakes Project. Commissioner Goldspiel stated the Transportation Commission recommended station locations on the Soo Line Development at their meeting. CEDAR VIEW Commissioner Goldspiel - I was asked about the parking in the condominium back alongCedar View Drive. Could that beput alongthe north edge with g the other parking? That way all the parking would be on one side of the condominiums. Mr. Haller - The reason for this is the equal distance of parking for individual unit owners and to reduce the flow of traffic on the north parking area adjacent to the church property. Mr. Capitel - It also spreads the condominium buildings out further. This is a personal opinion but I feel this plan would provide more open space. Commissioner Goldspiel - What about the possibility of not connecting that drive in the back? I am concerned about people getting up a good rate of speed along that strip. Mr. Wiss - You could put speed bumps to slow traffic there. Commissioner Goldspiel - You only have five feet between the parking area and the adjacent property Mr. Truesdell - The area behind the parking is in the O/R District and that requires a 30 foot setback Commissioner Goldspiel - Doesn't the ordinance require twelve feet on your side too? Mr. Truesdell - No it does not. Commissioner Goldspiel - What about parking lots up to the property line? Specifically the parking lot on the north side where it comes within five feet? Mr. Truesdell - I personally do not think there is going to be a problem with the set back in the office area and the church granted a set back. I do not see that becoming a problem. Commissioner Goldspiel - You do not have an idea of how many people will be working in the office area. How do we know there is enough parking? Buffalo Grove Plan Commission Regular Meeting March 11, 1981 1 - 3 - Mr. Capital - The number of parking spaces was calculated according to the ordinance. Commissioner Goldspiel - You said that you had not done some of the calculations on the detention. How confident are you that the detention will handle the water and how far up on these contour lines is the water going to go. Mr Wiss - The calculations I have not done are the actual size of the pipe it has to go out I am very confident of those figures. Mr. Wiss then explained the detention system. Commissioner Goldspiel - The County talked about the need to filter the water run off and the quality of the water going through the ditch. How is that handled? Mr. Wiss - A substantial amount of this water runs on the ground surface and through the grass. We have upgraded the system to keep it dry. We have a culvert. Mr. Wiss then explained the technicalities of the water flow. Commissioner Goldspiel - The plan shows five feet side walks all around the perimeter as far as I can tell including Dundee Road. Is that an adequate width? Mr. Truesdell - The north side of Dundee Road is eight feet, the south side is five feet. Commissioner Goldspiel - We have controls on developers while they are build- ing the project, what types of control would there be on the project from the Village during construction? Mr. Kuenkier - I would say the normal procedures which the Village takes. The contingent facilities would have to be constructed. The detention, sewers would have to be constructed with the first units. All the storm sewers would go to the basin. There are several things that we do do and we will control it. Commissioner Glover - The configuration of this property does lend itself to a lot of constraints and challenges of design. I do not feel it is our function to be land designers. This plan is very similar to the first one I saw. I think we have to weigh in our minds if this is the design we want. Commissioner Reid - Could you define the eastern most boundary of the property? Mr. Wiss - The lower corner is not part of our property. The on site needs are entirely satisfied by our two basins. The basin in the corner serves the public right-of-way Buffalo Grove Plan Commission Regular Meeting March 11, 1981 - 4 _ Commissioner Button - I am not happy with the core property. I feel agree- ment in the commercial section. I am pleased with the single family attached. I am concerned with the strip design. I am concerned with the central con- dominium core. 1 Chairman Sheldon - I would like the staff to give us the staff recommenda- tions for annexation to this development. Mr. Truesdell - The staff recommendations were in my memo and Mr. Kuenkler's memo given to you previously. We feel that there should be one access point on Dundee Road and we do feel there is a need for a second access point to the site through Dun-Lo Avenue. -. We feel there should be an emergency access, this development could utilize a second access point and Dun-Lo Highlands could be annexed to Buffalo Grove in the future The office portion of this development will have very little traffic through this access road. We feel that access should be a minor street connection. We believe that we would like to see subdivisions connect up, in this case with the Dun-Lo Highlands. When this subdivision (Dun-Lo Highlands) was originally built, it was anticipated that that road would eventually connect up. The Commission was polled as to the need for a second access. Yes indicates II a need for a second access, no indicates opposition. AYES: Commissioners Goldspiel, Button, Shifrin, Glover, Reid, Kaszubowski NAYES: None ABSENT: Commissioners Shields, Davis ABSTAIN: None The poll was positive 6 - 0 Commissioner Reid - Until the meeting tonight I was not aware of the narrow width of Dun-Lo and I did forget that there were no sidewalks in that area. I see no way that Dun-Lo Avenue can be an access. The roads are not built to carry the traffic. I have no alternative for access. Dun-Lo Avenue should be an emergency access only. Commissioner Goldspiel - The roads of Arlington Heights have a wide capacity and are designed to handle more traffic than they are handling. The logical place for the second access is Page Road. I would agree that the logical second access is Page Road rather than Dun-Lo Avenue. The Commission was polled on whether Page Road should be the second access. Yes indicates compliance, no indicates opposition. Buffalo Grove Plan Commission Regular Meeting March 11, 1981 - 5 - AYES: Commissioner Goldspiel NAYES: Commissioners Button, Shifrin, Reid ABSTAIN: Commissioners Glover, Kaszubowski ABSENT: Commissioners Shields, Davis The poll was opposed 3 - 1 Commissioner Kaszubowski - I am not sure I want to discuss an alternative access unless I am sure I want the plan. The Commission was polled regarding conference with the overall drainage. Yes indicates compliance, no indicates opposition. AYES: Commissioners Goldspiel, Button, Glover, Reid NAYES: None ABSTAIN: Commissioners Shifrin, Kaszubowski ABSENT: Commissioners Shields, Davis The poll was favorable 4 - TO The Commission was polled regarding the single family attached versus the single family. Yes indicates favor of single family attached, no indicates opposition. AYES: Commissioners Goldspiel, Button, Shifrin, Glover, Reid, Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Sheilds, Davis The poll was favorable 6 - 0. Chairman Sheldon - The Commission is in favor of the single family attached and the public is not. The public favors single family. The Commission is in favor of a second access and the public is not. We need to consider the overall plan. Commissioner Reid - From the very beginning we have been at odds over the configuration of the dwelling units on this property. You have complied with several of our requests. However, you met with the church and they agreed to put a boundary restriction on their property of ten feet for a buffer. I thought you were going to put an additional ten feet on your property. I am disappointed with your five feet. Regarding the office buildings we have tried to break that up. It seems like we are trying to put a lot in a small area. There have been some changes since we started but we still are looking for a better way. Buffalo Grove Plan Commission Regular Meeting March 11, 1981 - 6 Commissioner Button - I still feel you are putting ten pounds into a five pound sack. It is crowded north and south Apart from a different product, I do not see any solutions. I do not like the five foot buffer to the north. Then there is the problem of the road network. Commissioner Goldspiel - We have a piece of property that cannot be developed as single family. I believe it has to be something either commercial, office, multi-family or a combination thereof. Here we have a combination. I think there is too much crammed in here. I think this plan has a bit of a way to go before I could be proud of it. Mr. Haller - In terms of trying to pack too much north and south. I feel you are viewing it only from one perspective which is from the top. If you look at it at ground level you do not have anything in Buffalo Grove to compare with it. If you start putting things in here that would face north you are going to be looking at the back of a church and fire station. Is that desir- able if you were a potential buyer? This is the highest and best use of apartments. In terms of a church buffer, the plans I gave the church showed the five foot setback. As far as emergency access, Mr. Balling asked me to eliminate some parking spaces and dedicate that area for ingress and egress so the fire station could come through there behind the bank. In terms of marketability, I feel it is a highly marketable product. We are talking about the empty nester in here. So far as the ingress and egress at Page Road, that is fine with me. As far as speeding in this street you have thirty units on this side. You have professional people and empty nesters in these units. You will not have speeders. In terms of office and setback, we moved the building back. We anticipate berming and landscaping. You will not see a parking lot along Dundee Road. I have taken 6,000 square feet out of the building along Dundee Road. As you drive up and down Dundee Road there are buildings that are closer to the road with parking lots with no berming and no planting. Why should I have to do more than anyone else has done on Dundee Road and I am doing it. Mr Capitel - We are dealing with a difficult configuration. What else could go in there. You have to take the development as a whole with the surrounding area. The fire station is a very large building. Much taller than the buildings to be built on this site. The bank is a very big building. The church is not a small structure. The property on the side slopes approximately twenty-one feet behind the church. The church building is going to tower over our buildings The fire station is there, the bank is there subject to an existing agreement The church already has an addition. You know what is there. Buffalo Grove Plan Commission Regular Meeting March 11, 1981 - 7 - Commissioner Button moved the Plan Commission recommend to the Village Board approval of the Cedar View Preliminary Plan No. 790101 as revised March 9, 1981 with the following additions: 1. The comments 1 through 9 on the Village Engineer's memo of March 4, 1981 to Mr. Truesdell be considered. , 2. Consideration of a second vehicular access. Commissioner Goldspiel seconded the motion. AYES: Commissioners Goldspiel, Reid NAYES: Commissioners Button, Shifrin, Glover, Kaszubowski ABSTAIN: None ABSENT: Commissioners Shields, Davis The motion failed 4 - 2 Commissioner Shifrin - There is no perfect plan. We have wrestled with this for the two years that I have been on the Commission. I have stated that a geometric plan is not going to be accepted as the best plan possible. I think the developer should take a look at some of the alternatives that have been offered in the last two years. STEEPLE VIEW COMMERCIAL DEVELOPMENT Mr. Truesdell - This parcel is located at Lake Cook Road and Route 83. It has a previously approved plan on it. Since that time Mr. Henderson has acquired property to the north and is asking for annexation of that in addition. Mr. Truesdell then briefly went through his memo of March 3, 1981 to the Plan Commission titled Staff Review Steeple View Commercial PUD. He then reviewed Mr. Kuenkler's memo to him of March 4, 1981 titled Steeple View Commercial PUD. Mr. Truesdell stated he had further discussions with Mr. Henderson and his traffic engineer regarding the alignment of the driveway with the Ambulatory__.___ ..____ Care Center. Mr. Miller came up with -other alternatives rather than line up with the center and we feel his ideas should be considered. Mr. Henderson - We have a three or four phase section we are hoping to accomplish. We have a group of investors for the office building that are ready to go now. I would like the board to consider Parcel A which is critical to our time table. The possibility of considering the Saidel property is also of concern. The Outlots B and C are in the temporary planning stage. We will make every effort to have Outlot B a restaurant and Lot C a bank. Buffalo Grove Plan Commission Regular Meeting March 11, 1981 - 8 - Mr. Miller - We did look at the access off of Lake Cook Road. From a traffic standpoint one of the goals is to align access points from one side to the other. Expecially if there is going to be a traffic signal or if there is going to be traffic flowing from one side to the other. The sec- tion that we have on Lake Cook Road really does not meet this criteria. With the multitude of signals on Lake Cook Road there doesn't seem to be a need for an additional signal. The type of uses on one side and the other do not lend themselves for alignment. In relation to the existing median on Lake Cook Road, if you align the access drive to the north, opposite the one to the south, traffic coming from the west that is going to turn into the site on the north, will cause a problem with stacking cars. You can only stack one car. You would then be stopping in the through lane waiting to turn. The volume of traffic that is going to be westbound on Lake Cook Road and go into the Ambulatory Care Center is going to be relatively low. The volume of traffic that this center generates is very low. Taking these things into account we feel it was better to move the full access point as far from Route 83 as we can. Thus we are leaving it as a full access drive. It would not seriously affect traffic coming to the center. With the drive a full access, moved as far to the east as we can, it gives us the opportunity of storing five to six vehicles on the roll over median. In terms of the access onto Lake Cook Road we are recommending two access points, one being a right in, right out and one at the far eastern part of the site to be a full access point. On Route 83 the drive that is being proposed is the Town Center This could be aligned with the Saidel property. As part of the plan that would be an access drive that would connect with a spine road so that we would have good access in and around the site. The access point shown as a full access point would become a right in, right out. Commissioner Shifrin - The access drive on Route 83, that is a full access? Mr. Miller - I cannot say until the whole issue with the Town Center is settled and a lot depends on individual timing. Initially this may start out as a full access drive. Commissioner Goldspiel - Regarding medians, could you elaborate on them? Mr. Miller - Roll over or mountable medians you can drive on as opposed to a raised six inch curb. Mr. Miller in answer to a question from Commissioner Goldspiel, stated that normally there is a problem with intersections on off set. My opinion is this really is not going to be the problem you think. The cars going west turning into the Ambulatory Care Center are going to be a very low volume. Anyone coming from the east or north will find it more convenient to go through a signalized intersection going north on Weiland Road and turn. In most of these medical buildings the doctors do not start until 9:00 A.M. Buffalo Grove Plan Commission Regular Meeting March 11, 1981 1 - 9 - Commissi ner Shifrin - Why two curb cuts on Lake Cook Road? Mr. Miller - It makes it more convenient to have the opportunity to come out. The right in, right out provides more convenience. The right in, right out would have minimal effect on Lake Cook Road. Commissioner Goldspiel - What about movingthe proposed three storyoffice P P P building toward Lake Cook Road to encourage people to come in off Route 83? Mr. Henderson - Our potential renter wants to have parking on both sides of the building. Also it is going to be a solar building. Chairman Sheldon - What is your time committment on that particular building? Mr. Pulerenics - We have 30% to 52% occupied by investor renters. We are getting groups that can move into a building and not compete with each other. Their leases expire the first and second quarter of next year. The latest we would have to break ground would be early June this year. I have given Mr. Henderson a deadline of June 1, 1981 or I will have to go elsewhere. Chairman Sheldon - If we are to recommend or consider further traffic study on this, what kind of a delay are we talking about? Mr. Henderson - We have talked to Mr. Miller previously, this is the first problem we had to address. We plan to go full blown on a traffic study after this meeting. Mr. Truesdell - The traffic study is one point and the second thing that is important is we need the engineering on it. Mr. Henderson - There was a lot of discussion about the Medical Arts Center. We have some specific ideas but we have not gone ahead until we are sure we are on target. The things will be put in full swing. Commissioner Glover - I am looking at Lots A, B and C. B has a lot of parking, in Lot A there is very little green area. There will be an eight foot bike path which will take up more of the green area. I would like to see that parking broken up and put more green in there. Commissioner Goldspiel - My biggest problem is Outlot C. If that is going to be a bank there is a problem of stacking area there. We need to know more about the kind of bank and the traffic there. Mr. Henderson - We do have a savings and loan interested in this. They are waiting to seriously negotiate until we have a green light from the Commission and the Village. Mr. Miller has stated that he will be able to coordinate the traffic study by March 27, 1981. We would have the necessary papers and engineering done by that time. Buffalo Grove Plan Commission Regular Meeting March 11, 1981 - 10 - VAGA Chairman Sheldon - Five of the Commissioners attended the presentation that Lake County made to Vernon Hills. We think we have come up with a suggestion for Lake County that could work. Mr. Truesdell briefly went through the proposed alternative. The biggest problem that the County had was they only wanted projections to the year 2,000. Our projections were for 2,020. Commissioner Goldspiel called me after the meeting and I pulled out something I had worked up from my files. We came up with a plan projection for the year 2,000. We wanted to come up with a land use that would meet the projected population for the year 2,000 agree- ing with NIPC . Lake County and our projected population. The plan before you is the general boundary that would have a population of 24,205. NIPC's projection is for 25,500, I have modified Lake County's plan. We still generally get what we want but there are areas that can be further developed. It does meet the population projections, Lane Kendig called me Monday and asked me to come up to see him Friday March 13, 1981. This plan shows. 80% residential, 6% commercial and 14% industrial. Their plan shown 67% residential, 23% commercial and 10% industrial. After some discussion it was agreed that Mr. Truesdell would take the plan before them to Mr. Kendig for their meeting. It was also decided that the Plan Commission should be represented at the next VAGA meeting. ZONING MAP The Village Board will review the Zoning Map at their March 16, 1981 meeting. Mr. Truesdell pointed out to the Commission that the only changes from the previous map were the Happ Farm and the Medical Arts Center. Commissioner Goldspiel pointed out that the new fire station should be noted. Otherwise the map remains the same as when viewed in March, 1980. Commissioner Reid moved that the Plan Commission recommend approval of the Zoning Map to the Village Board. Commissioner Glover seconded the motion, AYES: Commissioners 1oldspiel, Glover, Reid, Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Shields,Button, Shifrin, Davis The motion passed 4 - 0 Buffalo Grove Plan Commission Regular Meeting March 11, 1981 11 - FUTURE AGENDA Mr. Truesdell stated that at the March 18, 1981 meeting there will be a public hearing on the Arlington Country Club Condominiums and discussion I of the Town Center. Commissioner Goldspiel moved adjournment. Commissioner Reid seconded the motion. Chairman Sheldon adjourned the meeting at 1:10 A.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting March 11, 1981 it