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1982-04-07 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Development Ordinance April 7, 1982 Chairman Shields called the Public Hearing Municipal order in the Munici al Building, 50 Raupp Boulevard, Buffalo Grove at 7:52 P.M. Chairman Shields Commissioners Present: Mr. Goldspiel Mrs. Sheldon Mr. Glover Mrs. Reid Ms. Kaszubowski Mr. Krug Commissioners Absent: Mr. Davis Also Present: Mr. J. Marienthal, Village Trustee Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Neither the Plan Commission nor the staff had any further comments on this subject. There was no one present with any public comments. Chairman Shields closed the Public Hearing at 7:54+ P.M. Respectfully submitted, / Kathleen Comer Recording Secretary APPROVED BY: • Patrick Shields Chairman REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Development Ordinance Wynnedale April 7, 1982 Chairman Shields called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:35 P.M. Chairman Shields Commissioners Present: Mr. Goldspiel Mrs. Sheldon Mr. Glover Mrs. Reid Mrs. Kaszubowski Mr. Krug Commissioners Absent: Mr. Davis Also Present: Mr. L. Freedman, Attorney, Wynnedale Mr. R. Piggott, Land Development Director, Wynnedale Mr. R. Olson, Architect, Wynnedale Mr. D. DeLance, Park District Mr. O'Reilly, Park District Mrs. P. Knaak, Park District Mr. J. Marienthal, Village Trustee Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Mr. H. Morowitz, Prospective Plan Commissioner APPROVAL OF MINUTES Commissioner Kaszubowski moved approval of the Public Hearing Meeting Minutes of March 3, 1982 with Commissioner Sheldon seconding. Approval was unanimous with Commissioner Glover abstaining. Commissioner Kaszubowski moved approval of the Regular Meeting Minutes of March 3, 1982 with Commissioner Reid seconding. Page 2, paragraph 7 change "congress" to "state legislature"; paragraph 9 after "bankrupt" add "when the franchise expires". Page 4, paragraph 1 change "law by the Village" to "ordinance"; paragraph 3 add between "on an" "requirements in"; paragraph 9 make "vote" "votes". Page 5, paragraph 3 add "absence of" after "questioned the"; paragraph 11 after "plat. " add "The motion was so amended. " Page 7, paragraph 2 after "turn" add "lane". Page 8, paragraph 3 after "Flood" add "Plain Ordinance or we will". Page 11, paragraph 4 after "difficult" add "the buildings should not be parallel to each other. " Page 13, paragraph 5 change "six" to "five". Page 14, paragraph 10 change "perspective" to "prospective". The minutes were unanimously approved with Commissioner Glover abstaining. - 2 - COMMITTEE REPORTS Commissioner Goldspiel stated the planning was going forward regarding the rail service on the Soo Line issue. As part of the overall transportation plan for the Year 2000, several alternatives have been developed. One shows the service ending at Lake/Cook Road, one at Mundelein and one at 1 Antioch. Chairman Shields stated there was a meeting held in Buffalo Grove last week concerning the McDonalds to be built in Arlington Heights. A presentation was made to fifty people from Terramere Cubdivision and Buffalo Grove. There will be another meeting held before the Arlington Heights Plan Commission next Wednesday, April 14, 1982, at 8:00 P.M. Chairman Shields plans on attending this meeting. Chairman Shields also stated that the Buffalo Grove Town Center Committee met two weeks ago and again on April 6, 1982. Mr. Marienthal stated that regarding the April 6, 1982 meeting, originally a request was made for numbers extending on both a minimum and a maximum amount of development on the residential property. Extending those numbers we saw the developer of the commercial/office would donate $10,500 per acre with a minimum density of twenty units per acre. At thirty units per acre the donation would be about $6,300. A median number af. twenty-five units per acre would be a donation of n8,000 an acre. This wouiu go towards the pmrchase of the Village Green proper. If a residential development took place in excess of twenty-five per acre and if it reached thirty per acre, there would be a rebate to the office/commercial portion of the Town Center of a little over 432,000 per acre. If there was not that increase in density and it was developed at fifteen or twenty units per acre, the Village would have to take that into consideration and make up that short fall. In response to a question regarding thirty units per acre from Commissioner Goldspiel, Mr. Marienthal replied that this is what the B-5 Ordinance calls for. The commercial/office developer would be required, at the time of occupancy, to up front fifty percent of his total donation with the other fifty percent due one year after the first half of the donation was made by a callable letter of credit. Chairman. Shields closed the Regular Meeting at 7:51 P.M. Chairman Shields reconvened the meeting at 7:55 P.M. Commissioner Sheldon moved recommending to the Village Board approval of the Development Ordinance dated October 23, 1981 with Commissioner Reid seconding. THE VOTE: AYES: Commissioners Sheldon, Glover, Reid, Krug NAYES: Commissioners Goldspiel, Kaszubowski ABSTAIN: None ABSENT: Commissioner Davis Buffalo Grove Plan Commission Regular Meeting April 7, 1982 - 3 - The motion passed 4 - 2. WYNNEDALE Mr. Freedman introduced himself and Mr. Olson. He stated that after the last meeting Lexington reevaluated their plan relative to the comments of the Plan Commission. Mr. Olson highlighted some of the changes in the preliminary plan. He stated the property is split in half. The northern half would be devoted to storm water and park facility. . The other half would contain 220 units. One of the major concerns was that of parking. Now each unit will have parking for at least one car in a garage with a one to one enclosed situation. This will be in the form of single family attached with a single entrance. The arrangement of the buildings will work better with the topography and the terrain. The buildings will be clustered. The main feeder road leads into a cul-de-sac. There will be a clubhouse and pool facility. They are siding the buildings along the office park and Arlington Heights Road. They have the buildings facing the golf course and the detention area of the office park. They have tandem parking located behind the garages. They have guest stalls throughout the area. The setbacks have been increased. They have tried to group close spaces that fan out. Mr. Olson then briefly explained the preliminary engineering plan. In summary Mr. Olson stated they have reduced density. They have gone from an open lot parking situation on a two to one ratio to a 2.3 to 1 ratio. They have enclosed the parking. Every resident has one enclosed stall in a garage. They have good spacing between the buildings. The landscaping will be commensurate with the type of units. Mr. Freedman then briefly reviewed Mr. Truesdell's memo to the Plan Commission of April 2, 1982 titled Wynnedale Subdivision. Point 1 - Mr. Freedman stated that setbacks will not be a problem for them. Point 2 - Mr. Freedman stated they have no problem with dedication of cul- de-sacs. If it creates a problem with their setbacks they will have to ask for a variation. Point 3 - Mr. Freedman stated they are agreeable with the recommendations for the bike path. Point 4 - Mr. Freedman stated they will indicate the preservation of the Buffalo Grove Plan Commission Regular Meeting April 7, 1982 - 4 - existing tree line. They had planned to preserve the trees. Point 5 - Mr. Freedman stated that they will review additional landscap- ing and berming from a standpoint of sight conditions and the topography. They are strongly considering it. They do not see a problem in reaching an agreement on this. Point 6 - An emergency access was intended to be shown according to Mr. Freedman. They will provide it in one of the three places along the side of the property buffering the business park. Point 7 - Mr. Freedman stated they would prefer that street parking be allowed. It would be visitor parking. Regarding detention north of the creek, Mr. Freedman stated they felt that there was no basis to provide it. Staff stated the ordinance calls for it but that there was no strong indication there would be a purpose for it. Mr. Raysa was to go over the ordinance and get back to them with a deter- mination. Mr. Kuenkler replied that he thought Mr. Raysa had reviewed the ordinance and it does not contain any variation authority. Mr. Freedman felt that since they are going to deed this piece to the Village the Village could grant themselves a variation. Mr. Freedman then briefly reviewed Mr. DeLance's memo to Mr. Truesdell of April 2, 1982. Point 1 - Mr. Freedman stated they indicated that they could possibly pro- vide one to one and a half acres in the western end for active use. It would not be cost effective for them to provide it on the eastern end because they would have to disrupt and fill. Point 2 - Mr. Freedman flet they would not have difficulty showing the bike path around the perimeter of trees rather than through the trees. Point 3 - Mr. Freedman stated he was not certain what this means. Mr. Piggott stated the Park Dls trict is not quite sure what the Village will require for a bridge. They would design a bridge for pedestrian and bike traffic and have a qualified professional attend to it. Point 4 - Mr. Freedman stated they have calculated the population on their experience in other Lexington developments. They have taken the least favorable figure for them. The Buffalo Grove Ordinance Buffalo Grove Plan Commission Regular Meeting April 7, 1982 1 i - 5 - allows them to present their own demographis. Mr. Freedman stated that he was under the impression that the Park District was not pleased with the plan. Going back in the history of this piece we have now come up with a plan where the northern end of that property ultimately will go for public use. If the Park District is not satisfied, it will be in the hands of the Village Board to make a determination on this issue. Commissioner Reid asked if the architecture was going to remain the same. Mr. Piggott then showed renderings of the buildings and stated that they will be constructed of brick, aluminium siding, wood hardboard with asphalt single roofs. The first floors would be totally brick and the sec- ond levels would be hardboard or aluminium siding. The buildings facing the golf course would be hardboard on the second level. There will possibly be three different elevations. At the public hearing they will be prepared to show actual pictures of the elevations. Mr. Truesdell stated that Mr. Marienthal had expressed a desire for a product of a little higher quality, possibly with more of a brick building. building was que stion.Piggott stated a complete brick outoftheq stion. They are at a selling price of the lower sixties to the lower seventies. In response to a question regarding population for this site from Commissioner Goldspiel, Mr. Truesdell stated that he believed the ordinance does allow the developer be given the opportunity to formulate and verify their own projections. It is up to the Village Board to accept them. In response to a question from Commissioner Goldspiel regarding dona- tions, Mr. Piggott stated they estimated that there would be 1.88 people per unit while the Illinois School Consulting Service would yield 2. 5 per unit. They propose to use their own projections. They are looking at a population differential of 130 to 14+0 people. They will look at a little over four acres of required park site. With their projections that would be another acre or so with the Village requirements. Mr. Truesdell stated he thought it came to a little over five acres. Commissioner Goldspiel stated that with the recreational facilities and the northwest corner donation they might meet the ordinance. Mr. Piggott stated he felt they did meet the ordinance. Commissioner Goldspiel felt this was a very much improved plan. He also Buffalo Grove Plan Commission Regular Meeting April 7, 1982 - b - asked if the sixteen inch and the twenty inch water mains on Arlington Heights Road were changed with the reduction. Mr. Piggott replied they will remain the same. Commissioner Goldspiel felt that all of the cul-de-sacs should be required to be dedicated. He questioned the need for the traffic circle near the recreational facility. Mr. Piggott replied that it is not necessary if they go with dedicated roads throughout. The intent was to stop the dedicated road in this area which means they have to provide some kind of a turning facility. If they could dedicate throughout they could eliminate that traffic circle. Regarding Commissioner Goldspiel's question of the ten spaces near the recreational facility, Mr. Piggott stated that in their experience they have found ten spaces to be adequate. Most of the people within walking distance will walk. Commissioner Goldspiel expressed his concern for one very long cul-de-sac and sug,aested trying the two north cul-de-sacs for emergency access along the path. ne asked if the Fire Department had seen this plan. Mr. Truesdell stated the Fire Department would prefer to see two ingress and egress points on Arlington Heights Road as previously stated in their memo. Mr. Piggott stated they are putting in an egress point by the office park. I_n response to a question from Commissioner Sheldon about snow removal, Mr. Olson stated that in this particular plan there are areas where they can put the snow. There are places where the snow can be pushed right out of the cul-de-sacs. In each one of the cul-de-sacs they have a center island which is more than sufficient_ to stack snow. Commissioner Goldspiel felt that there is a need for more walk ways on the area south of the main street. Mr. Olson replied they have a public walk on the northern side which will funnel down to that area and out. Mr. Piggott stated that based on staff recommendations they will have walks on one side. People would walk down their drives and out on the north side. Mrs. Knaak stated the intent of their memo, previously distributed to the Plan Commission, was to show the Park District's concern in the development of this site. They concur with the Plan Commission that the best use of Buffalo Grove Plan Commission Regular Meeting April 7, 1982 _ 7 - that land is to remain passive. Their objection to the active use on the north west corner is that it is so close to Arlington Heights Road and Checker Road. It poses a safety and parking problem. The Park District prefers to keep that piece passive so that it could go back to its natural state. They also oppose the two sloping detention basins. Mr. Piggott stated that there is considerable flood plain on this site. They have developed the plan with storm sewers and underdrains to drain that area out. The storm sewers are on the perimeter of the site. Mr. Piggott, in response to a question from Commissioner Sheldon, stated there is a six to one slope. Typically you are cutting no more than three feet throughout. At Checker and Arlington Heights Roads there is about a five foot cut so that some of the land can be used. In response to a question from Commissioner Sheldon, Mr. Kuenkler stated that he has not done a detailed study of the engineering at this time. He has not received all of it yet. Mr. O'Reilly stated that land left natural means untouched, passive means developed and left for non active uses. Mr. Delance stated the biggest concern is that we would like to see it left natural. If they have to go in there for compensatory storage they are going to cut two to three feet out of that area and take that land down fairly close to the water table. The Park District does not want to get into that situation. He further stated that there is a large area with half percent slope and a large area with zero slope. Mr. Piggott replied this is in an area which he cannot touch. This is according to the Buffalo Grove Ordinance. Mr. O'Reilly stated that a half percent slope cannot be used for recreation. The Park District would like to see a maximum active area to the eastern portion of the site. However, this is not cost effective for the developer which makes the site a worthless piece to the Park District. It has value in its natural state. Commissioner Goldspiel felt there could be some development north of the creek so as to make more .area available for recreational use. Mr. Truesdell stated that the original plan showing development north of the creek could not be built with our present ordinance. Mr. Freedman stated they could reseed that area back after providing com- pensatory storage. They could give back an area that looks pretty much as it does now. Buffalo Grove Plan Commission Regular Meeting April 7, 1982 - 8 - Mr. Marienthal - I do not see why this particular site cannot be handled in the same manner as the Villas of Buffalo Creek. It could be reseeded as prairie grasses. Mr. O'Reilly pointed out that there was a : 40,000 donation over and above which was used to plant that area. Mrs. Knaak felt it could be a natural wild life area because of the swampy condition. Mr. Piggott stated that not being in the park business and not knowing the thoughts of the Park District he is at a loss. If the Park District would give him some direction he would be happy to look at it. Mrs. Knaak stated they would send Mir. Piggott a letter outlining their suggestions within a three week period. Mr. Freedman stated that the viability of this plan is dependent upon Lexington getting started on it this year. The Balsamo/Olson Group has to know whether they are going to collaborate with Lexington on this plan. The major reservations are on the engineering which will be complete for the public hearing and the Park District. If-we reach an impass the Village Board will have to settle the issue. Mr. Marienthal stated that at one point we were looking at purchasing this piece and now we are looking at the opportunity of having it given to us with basically what we wanted to use it for. This developer has lent more credence than previous developers that we have had before the Village Board. Mr. Truesdell suggested that if the Plan Commission was comfortable with the plan it could proceed to the next step which is the public hearing phase. j After some discussion the Commission concurred. It was decided that as soon as all the necessary documents were received from the developer a public hearing date would be set. FUTURE AGENDA Nir. Truesdell stated that at the April 21, 1982 meeting there would be a workshop on the Callaghan Office Park. 1 STAFF REPORT Commissioner Goldspiel stated he was in receipt of a letter from staff regard- 1 Buffalo Grove Plan Commission Regular Meeting April 7, 1982 - S - ing the Arlington Country Club Estates. He felt only one access point to 1,200 units going on to Buffalo Grove Road and not being reachable from Wheeling was cause for concern. There was also a recommendation that the site not allow children. District 21 is having school closing problems. Mr. Truesdell stated he was at the Village of Wheeling's preapplication meeting on this site. They did not have any of these concerns. Commissioner Reid asked if there was a possibility of a road coming in from the east. Mr. Truesdell stated that Wheeling vacated that right-of-way. Buffalo Grove looked for access to that property from Dundee Road. The developer wants to make this basically a private development with a private secruity guard at the gate. There is no access to the north either. Commissioner Goldspiel stated that Arlington Heights is putting up big street lights by Terramere Plaza. He asked if Buffalo Grove has any say about them. Mr. Truesdell replied he would check into that and see what jurisdiction we have over the right-of-way. ADJOURNMENT Commissioner Glover moved adjournment with Commissioner Sheldon seconding. Chairman Shields adjourned the meeting at 9:28 P.M. Respectfully submitted, 4z&e hleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting April 7, 1982 _ I