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1981-02-04 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Arlington Country Club Condominiums Zoning Ordinance Review February 4, 1981 Chairman Shields called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:41 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mrs. Sheldon Mr. Button Mr. Davis Mr. Shifrin Also Present: Mr. J. Weiss, Developer, Arlington Country Club Condominiums Mr. D. Le Noble, Architect, Arlington Country Club Condominiums Mr. 0. Rabin, Architect, Arlington Country Club Condominiums Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Commissioner Kaszubowski moved approval of the January 7, 1981 Regular Meeting minutes subject to correction. Commissioner Reid seconded the motion. Page 4, paragraph 1 change invisions to envisions. Approval was unanimous. COMMITTEE AND LIAISON REPORTS Commissioner Glover - I attended the Village Board meeting on February 2, 1981. There were two projects that were discussed and referred to the Plan Commission: The first was the Henderson Property on Lake Cook Road and Route 83 of which 6.75 acres should be proposed to us for annexation. The second was a proposal which the Business District Development Commission reviewed and con- sists of approximately 22 acres on the south half of that area. Chairman Shields - We all received a copy of a letter to Mr. Coffin from Mr. Potenz dated January 27, 1981 on the presentation of the 3 B Plan for Vernon Township. This is to be presented on February 9, 1981. Mr. Truesdell - That is their latest township proposal. It is very similar to the ones we have seen in the past. It gets into density type of areas. I have it scheduled for discussion with the Plan Commission at the February 18th meeting. - 2 - ARLINGTON COUNTRY CLUB CONDOMINIUMS Mr. Truesdell briefly reviewed his memo dated January 20, 1981 to the Plan Commission titled Arlington Country Club Condominium - Staff Review. He further stated that Point 5 under Building and Zoning Department had been cleared up. The dark square area on the basement portion of the map were fire place foundations for the units that will contain fire places. The Park District had responded indicating that they do not view any land credit on this and would be looking for a cash donation. Mr. Le Noble - We are also the architect that worked on the original plan two years ago. Mr. Rabin was with the company then and has come along tonight to clarify any points that I am not familiar with. We are seeking an addition to an amendment which was approved two years ago. At that time we called for two 51 unit buildings which were approximately 18 units per acre. Since we made that projection and got that PUD, market conditions have caused the owners to reconsider the plan. As requested by the staff, we are prepared to discuss two layouts tonight each contains 22 units to the acre or a total of 126 units. The first proposal is for three 42 unit buildings with forty-two 1 bedroom and eighty-four 2 bedroom apartments. The second proposal is for two 63 unit buildings with forty 1 bedroom and eighty-six 2 bedroom units. In both cases the density per acre fits into the R 9 zoning category. The R 9 will allow approximately 24 units per acre. In the R 9 it asks for a floor acre area ratio of 1. 5. On both of our plans the floor area ratio is approx- imately .78 or about one-half. The R 9 also indicates total coverage of 35%. In both cases our buildings cover 19;0 of the site. The side yards are the same. This is a straight R 9. While the ordinance indicates storm water detention can be accomplished either in paved or nonpaved areas, it is at the discretion of the village engineer. Your engineer has indicated that he did not want us to use any of the driveways for detention. So we are prepared to show you another drawing where we may have to shift the side yards in order to accomplish the detention. On the first drawing you received the yard at the west is 70 feet, the yard at the east is 110 feet and yards between build- ings were 113 feet. Based on the area your engineer needs, we have been asked to revise the plan. Thus the 70 foot yard was shifted and we made it 50 feet. The distance between the buildings was changed from 113 feet to 107 feet. The distance at the east end will be increased to 142 feet. This will give us enough room to create the easement required, berming to protect the residents to the east and still get beyond that the detention area that is required. On the original presentation we called for berms along the south and ease lot line. We plan to continue to do that. The entry driveway, fire lanes, building heights, health clubs; meeting rooms, etc. will be the same as the original plan. The only significant change is in the parking. The original design called for 1 space per unit in the building and 1 space per unit out- Buffalo Grove Plan Commission Regular Meeting February 4, 1981 - 3 - side the building for a total of 2. The design we are presenting this even- ing is modified as follows. We are going to be calling for tandem parking which will increase the inside parking to just over 1. 5 cars and decrease the amount of paved area outside but still provide for .6 of a car. The net result is that we will have about 2 space per unit. The reason for this change is that there are many people who have more than one car and would like to have it enclosed. The tandem parking is shown as an extension of the building and is only on the one level. It is our intention to provide full terraces for the apartments which will be on that level. The front yard will be 91 feet at the closest point. The rear yard will be 35 feet at the closest point. We are going to have a mix of 1 and 2 bedroom apart- ments. The one bedroom apartments will be 920 to 1,030 square feet in area. The two bedroom apartments will range from 1,290 to 1,740 square feet in area. All units will still have their own heating and air conditioning systems and individual laundry areas. Sone of the corner units will have family rooms, some units will have fire places and some will have two terraces. The outside treatment, at all elevations, will be treated as front elevations and we will use face brick. There will be a health club and meeting rooms in each building. The garage level will be partially below grade. The two building concept density, floor area, height, unit types are essentially the same. We agree with staff and prefer the three building plan. The buildings would be about 100 feet shorter and the appearance would be more attractive. We would like to pursue final approval based on the three building concept. Regarding Mr. Truesdell's memo our comments are as follows: Office of the Village Manager 1. We will provide detailed front yard landscaping plans. Building and Zoning Department 1. We will provide handicapped parking spaces and also will provide handi- capped washroom..facilities in the meeting..rooms. 2. We located the driveway into building "B" where we did because we felt more people could get on or off the site quicker and there would be less on site congestion. 3. We have no problem extending the driveways into the building to 24 feet width. 4. Regarding the tandem parking, all parking in the building will be assigned. Second parking spaces would be tandem parking. We do not feel it will cause a congestion problem. Buffalo Grove Plan Commission Regular Meeting February 4, 1981 - 4 - 5. The dark square areas on the basement plan are for fire place foundations. Fire Department 1. We have no problem creating a second emergency access. I suggest it come through the adjacent parking road at a point where it would be in line with the existing fire lane. Police Department 1. Open stairwells are out of the question due to fire regulations. 2. Tenant storage will have half of the sheds on the main floor and the others located in the garage. They would be in an area that has a complete fire separation from the garage and will be keyed and safe. 3. The amount of time that the garage door is open can be set. 4. The elevator door opening will have a raised walk and curb there. Commissioner Reid - What treatment will be on the fire road? Mr. Le Noble - These would be two ribbons of concrete and in between would be grass. Commissioner Reid - Your first level of parking is a half story under ground. Mr. Le Noble - It is approximately 5. 5 feet below grade. Then we would berm up and additional 3 feet. Commissioner Glover - Is the type of decking on this concrete? Mr. Le Noble - There is a concrete base and then there is another type of decking on that. Then there is a roofing type of treatment on that. It would be an aggregate type of finish. Commissioner Goldspiel - On the original plan, access to the golf course was one of the reasons that the buildings were pushed apart. Thus if a road would have to be constructed there would be room. In looking at the golf course you say that this is not necessary. Since this might close off possible access I would like to know how you would handle it. Mr. Truesdell - Our feeling is that the area where the golf course is now contains enough room,assuming the golf course is sold and developed, to provide a road. Along the front of the golf course, we feel a road could be provided probably in the form of a loop street that would swing around through the side providing a second access onto Buffalo Grove Road. Buffalo Grove Plan Commission Regular Meeting February 4, 1981 - 5 - Commissioner Goldspiel - Where would that come out on Dundee Road? I feel we would not be able to line it up. You would want one end to come out on Buffalo Grove Road. If you put both ends on Buffalo Grove Road you would have two ends quite close together and create a bad traffic situation there. Chairman Shields - I think we have discussed this before and we have plenty of access in both of those places. Mr. Rabin - That subject came up when our portion was discussed. There was never any indication that there was an intent to have a roadway to line up with Cambridge Drive as access to the golf course. The big concern at that time by our neighbors was that we had a driveway on the east side that was going to cause lights from cars pulling out from the drive shining into their homes. We are berming which gives those residents isolation and that satisfied them. Mr. Truesdell - We have notified the Village of Wheeling of the change in plan and have sent them a copy of the plan. Commissioner Goldspiel - In looking through the plans of the units it appears that there is only one door for each building existing on the ground level. Mr. Le Noble - If you look at the garage level which is half level below grade, there is also an entry stairwell which is a direct exit to the outside. Commissioner Goldspiel - Is it desirable that all the exits are to the front? Mr. Le Noble - There are occassions where a stairway must be used and we feel that it should be accessible to a driveway. Mr. Truesdell - In talking with the village fire marshall, his concern was that there are sufficient exits and he was concerned that you could get out directly from a stairway. I believe this does satisfy that concern. Commissioner Goldspiel - We would like to have a bus shelter on this property near to Cambridge Drive. Do you have you have any objection to this on your site? It would not cost you anything. Mr. Weiss - We would have no objection. Commissioner Reid - Why have you not approached other property owners on Dundee Road to put that up? Commissioner Goldspiel - They are not in the Village of Buffalo Grove. What is the distance between the paved area and the front of the building? Mr. Le Noble - We show 25 feet from the building to the curb of the driveway. We show a total at our closest point of 91 feet to the driveway. Buffalo Grove Plan Commission Regular Meeting February !., 1981 - 6 - Commissioner Goldspiel - Are there any exterior amenities or recreational areas? Mr. Rabin - None. We had none in the plans. We had proposed a swimming pool and a building originally but it was discarded in the original plan. Commissioner Goldspiel - Going back to the golf course being developed and access to the golf course, what would we see backing up to this property? Mr Truesdell - My feeling is that there would be further development in he area, not a street. I envision a collector street, not along the back end somehow curving around in another direction. Commissioner Goldspiel - It might be well to think about either a pedistrain path or a bike path and some kind of a path joining up with this. It seems to me the buildings that are proposed are bigger than the ones previously. Mr. Le Noble - Yes, there are more units. Commissioner Goldspiel - With 22 units per acre and other projects in the Village being built differently, this really would be the densest develop- , ment that we have in the Village. I would hope that when this is handed to the Village Board that Mr. Truesdell's memo to Mr. Balling of January 23, 1981 titled Multiple Family Density in Buffalo Grove, would accompany it. The two building plan is a better one because of the open area it provides which is more in keeping with the design across the street and would be more flexible in terms of what would be developed behind this. I think the two building plan gives a better circulation with your driveways and underground parking. You get less junctions in the parking lot. I have difficulty with the increase to the 22 dwelling units per acre. Mr. Le Noble - One of the requirements placed on us originally was a berm that runs the entire length of Dundee Road. If you get into the two unit plan and increase the population, that building becomes 50 feet. We would have to provide another access to the garage. Eventually you would end up with more driveways than we have proposed now. This development is too small to provide a park. Certainly the golf course is not. Commissioner Glover - The access to the golf course from Buffalo Grove Road is really preferred rather than access from Dundee Road. Mr. Truesdell - There is a road which stubs out from Wheeling to the golf course. We would be able to connect a road into that area. Commissioner Glover - Regarding the open space, we would require a cash donation for this. I would prefer the open space to be integrated into the development. Buffalo Grove Plan Commission Regular Meeting February 1., 1981 - 7 - to the north of this along Dundee Road. I would go with a three building versus a two building layout. Commissioner Kaszubowski - I prefer the three building plan also. I agree with the fact that while there is no park area, there is the problem of the golf course where the creek runs through and that would be a park. I prefer the three building plan. Commissioner Reid - I like the three building plan. The ground cover is the same with the two or three building. If I lived here I would be more comfor- table getting out of that parking garage if there were 3 buildings. I like the way the buildings are angled. I feel the two building plan would give a tunnel effect. I do not like a collector street coming out on Dundee Road. I think your exit for this development is fine. I cannot see a major street coming down from the north and exiting on Dundee Road that close to Buffalo Grove Road. Commissioner Goldspiel - The thought is if you have a collector street coming out at this point, you most likely would need a traffic light there. Most of the people coming out of here would wind up going east. If you move that intersection, it will be necessary to have an entrance onto Dundee Road. If you move that intersection closer to Buffalo Grove Road you come to the point where it is no longer safe to have the intersection or safe to have a traffic light. The question is, in designing the collector,where can you put it so that you can get your traffic light onto Dundee Road and where it would have an excess amount of traffic coming out on the other side. Do we want to design this so that we have a light here? Commissioner Reid - I appreciate what you are saying. I think the traffic survey might show something has changed in three years. I cannot see putting another stop light in there or making another major intersection on Dundee Road. Mr. Truesdell - I agree with Steve. It is probably going to be necessary to have an access point on Dundee Road. If there is a connection with Wheeling, in our analysis we felt that there would be a connection at somewhere other than this point. Commissioner Reid - I like the driveway the way it is. Commissioner Glover - I concur. I am concerned about development to the north. Commissioner Kaszubowski - I am satisfied with the driveway where it is now. Regarding the tandem underground parking, I feel that is a question that we do not have to concern ourselves with. That is between the developer and his buyers. Buffalo Grove Plan Commission Regular Meeting February 4+, 1981 - 8 - Commissioner Goldspiel - I would want to know how many cars you can stack the way the plan is now and how many there are likely to be entering during rush hour. Mr. Le Noble - We are going to ask you to consider moving these buildings to the west. This would give more room at the entrance. You can anticipate, at peak hours, approximately 30 cars leaving the site. Commissioner Goldspiel - I would want the staff to evaluate and review the plan and then review it with their comments. Commissioner Reid - The other idea was the change in the side yards. The Commission concurred on the side yards. Commissioner Kaszubowski moved that the Arlington Country Club Condominiums, as presented in their site plan dated February 2, 1981, proceed to the public hearing when all the necessary documents are received by the staff. Commissioner Glover seconded the motion. AYES: Commissioners Goldspiel, Glover, Reid, Kaszubowski NAYES: None ABSENT: Commissioners Sheldon, Button, Davis, Shifrin ABSTAIN: None The motion passed 4 - 0. • • ZONING ORDINANCE REVIEW Commissioner Kaszubowski - Regarding your memo to the Plan Commission dated January 26, 1981, titled Planning for Solar Access, you could put this in our ordinance but it would entail a lot of work for the developer. Mr. Truesdell - That is why I felt that there should be a high incentive for the developer. Another option which we could discuss is the criteria for various elements andyou couldgeta percentage for this and a percentage p g P g for that. Commissioner Goldspiel - After having looked at the material and thinking about it, I felt it does not belong in the ordinance. If the developer is going to do all of this work the staff is going to have to check it. There are a number of things in this concept which go counter to other policies which we have established in this Village. I could see us developing some kind of criteria that says we are going to protect the access to sun light. Buffalo Grove Plan Commission Regular Meeting February 4, 1981 - 9 - Mr. Truesdell - Would anyone be opposed to a further investigation to see what possible criteria could be developed? The Commission did not oppose further investigation. FUTURE AGENDA Chairman Shields - Our next meeting on February 18, 1981 will be a public hearing on the Mueller Farm. Have we heard from the people to the east in Dunlo Highlands? Mr. Truesdell - No. At that meeting there will also be a staff report on the 3 B Plan for Vernon Township. On March 4, 1981 we may have something from Ted Henderson. ADJOURNMENT Commissioner Glover moved adjournment. Commissioner Kaszubowski seconded the motion. Chairman Shields adjourned the meeting at 9$32 P.M. Respectfully submitted, v` ? Kathleen Comer Recording Secretary APPROVED BY: a- -�L,-(2 /.L --, / LL c- c Patrick Shields Chairman Li Buffalo Grove Plan Commission Regular Meeting February 1+, 1981