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1982-08-18 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Spoerlein Farm Development August 18, 1982 Chairman Sheldon called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:35 P.M. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Glover Mrs. Reid Mrs. Kaszubowski Mr. Krug Mr. Goldberg Commissioners Absent: Mr: ,Shields Also Present Mr. J. Mastandrea, Developer, Spoerlein Farm Development Mr. B. Burton, Land Consultant, Spoerlein Farm Mr. R. Cothern, Mobil Oil, Spoerlein Farm Mr. L. Solanski, Buffalo Grove Resident Mr. M. Bakal Buffalo Grove Resident Mr. J. Zimmerman, Buffalo Grove Resident Mr. R. Policki, Buffalo Grove Resident Mr. S. Stone, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Glover, seconded by Commissioner Kaszubowski to approve the August"sited" 4, 1982 Regular Meeting Minutes. Page 1, last paragraph change to "cited". Page 2paragraph, 3 change "Terrimere" to "Terramere" Page 4, paragraph 1 after stated add "that the Plan Commission review of PUD's is covered because" ; paragraph 4 after PUD's add "variances on" and delete "and". After "Appeals" add "Mr. Heinrich agreed. " Page 6, paragraph 7 ,change to read "After some discussion the terms between one third and one half and the Zoning Board of Appeals should consider further how much variance should be allowed. " Approval was unanimous COMMITTEE REPORTS Chairman Sheldon attended the August 16, 1982 Village Board meeting at which the terms porch, patio, deck and terrace were discussed as they apply to the Zoning Ordinance. Mr. Truesdell will review these terms and give the Plan Commission more imput for the September 1, 1982 meeting. - 2 - SPOERLEIN FARM DEVELOPMENT Chairman Sheldon informed the audience of the format the meeting would take. Mr. Truesdell presented a brief video tape of the site. He stated the Historical Society has some interest in the items the barn on the property may contain. The site is being farmed at present. Mr. Burton gave a brief history of the Midwest Development Corporation's developments in Buffalo Grove. He then presented an aerial photo of the site and reviewed it with the Commission. He stated the south central point of the site is the highest point. The drainage moves to the south/east and the north west corner with the smallest water shed to the south/west. He presented three plans for the Commission's review. Plans "K", "L" and "M" were presented in order. In reviewing Design Study "K" he stated it iS at this time, the official plan that the Village Board had reviewed and referred to the Plan Commission. The property is currently shown as commercial on the Master Plan. They had a market study done which indicated that this site would only absorb six acres of commercial. The Village Board has reviewed this market study. The commercial mimic's an old fashioned downtown area rather than a strip shopping center. The residential product on this plan is a combination of eight and ten unit buildings. Based on comments they received they came up with a transition from single family to multi-family to commercial. There is a bike path shown. Design Study "L" came about in response to comments received. It shows a fourty- five foot right-of-way. As many units as possible are arranged along the perimeter to provide an angle orientation to the single family homes. Based on staff comments they felt Design Study "L" was preferable solution. Design Study "M" was prepared in order to address staff comments. The setback area at the parameter is fifty feet. The majority of rear sides of the build- ings are adjacent or edging the single family. The interior roadway was en- larged to a fifty-four foot right-of-way, with a sidewalk being on one side of the dedicated street. They attempted to cut down on the cul-de-sacs and went toea couple of common driveways. The plan has the same number of dwelling units and same amount of commercial as the previous plan. The building separation has been increased to forty feet except the side to side which is twenty-five feet. All the buildings separations meet or exceed the ordinance. The traffic study called for an additional access point. That has been provided. Mr. Truesdell stated that with plan "M" more of the substantive comments of staff have been addressed on the building specifications. Staff has not had a chance to review tftikplan in detail as it was just present -lor the first time tonight Commissioner Goldberg stated that in Plan "M" the type of buildings had been changed and there were three additional buildings. Mr. Burton stated that on Plan "M" the buildings are predominantly eight Buffalo Grove Plan Commission Regular Meeting August 18, 1982 - 3 - unit buildings rather than a mix of eight and ten unit buildings as shown on the other plans. The buildings in "M" are slightly larger than in Plans "K" or "L". It contains the same number of dwelling units. In response to Chairman Sheldon's question Mr. Burton replied that the percent- age of land covered by the buildings in "M" is somewhat less. Commissioner Goldberg felt the Plan Commission should have the figures on this. In response to Commissioner Reid's question, Mr. Truesdell replied the market study was done by M. F. Pricket Company and it analyzes the market. They had some summary of other competitive centers in the area along with potential users. Their concern was that within the two to three year time, theywould not be able to attract any major users and they would be more apt to capture the smaller retail users on a site of six acres. iiMr. Truesdell will see the Commission receives a copy of the market study. Commissioner Glover stated his concerns in order of importance: 1) The land use should be first considered. The Master Plan calls for this piece to be totally commercial. He did not disagree with re- sidential on this site. 2) He felt the layout should be reviewed. This property is showing 11.8 dwelling units per acre. That seemed quite dense to him. 3) The variations have to be looked at. There are several asked for on Design Study "K". 4+) The design should be the last item to be reviewed. In response to a question from the audience, Mr. Truesdell explained the zoning classifications that border the site. Commissioner Kaszubowski was concerned with the density. Commissioner Goldspiel stated that this is a total annexation. The Commission received a copy of a letter from the Lake County Board Chairman regarding deve- lopment of the town center area. The amount of commercial here is about right. Regarding the multi-family style at the intersection of two major state roads with a twenty acre piece of land, this kind of use seems appropriate. He agrees with the density comments. Consideration should be given to the variations within the right-of-way which would cut down the amount of open space. Staff comments which are not addressed on this plan would alleviate the density problem. Consideration to the Park District Donation being land or cash should be looked at. He felt the land was important to provide recreation without overburdening exist- ing parks and to cut the density. The population pattern may differ with town- house units as opposed to coach houses. The biggest improvement of Plan "L" is the resolution of some of the problems in the commercial/office area. In the Buffalo Grove Plan Commission Regular Meeting August 18, 1982 - 4 - northeast corner of "M" there is too much of a line effect along the back. The curved street will cut down on the number of people rushing through the development. He is concerned with the courtyards where they are close and the amount of parking for commercial/office. Commissioner Krug was concerned with the density also. He did not want to make variations of right-of-way and building setback. Regarding the park, he felt there is enough park land at present. He was concerned about the mix of the commercial. He is not in favor of any variations from the existing ordinance. Commissioner Davis would like to know the percentage of open space. He would like the differences between the police and fire departments resolved regarding the plan. Commissioner Glover stated the Park District in their August 9, 1982 preferred a cash donation for this site. Mr. Truesdell stated that in his discussion with Mr. DeLance they felt that the Green Lake and Bicentennial parks were sufficient to serve this area. A couple of acres of park would not do much for this piece. Commissioner Glover stated residential is developed before commercial. Commissioner Davis questioned Mr. Mastandrea regarding his schedule. Mr. Mastandrea stated a lot depends on the economics of the property. They have an option on the land, they do not have to develop this piece. If the plan is approved by the end of the year they will put in a model building in April of 1983 and the service station will probably go in at that time. They are preparing a tax impact study. Mr. Cothern of Mobil Oil stated the station they are considering would be a self service, open between 7:00-P.M. to 10:00 P.M. He showed a preliminary layout. There is room for a future profit center such as service bays and car wash but food would not be sold on the premises. They plan to start up in spring. Mr. Mastandrea stated they are looking at a three year build out. They want to put in quality residential units. Commissioner Krug asked if there was recreation for the children on this site. Mr. Mastandrea stated the Naperville Ordinance was out of line with the type and number of people generated by these units. The plan shows residential that would sell in today's market for probably in the low sixties to the low eighties. This requires about a thirty-five thousand dollar down payment. Chairman Sheldon called a recess at 8:52 P.M. Chairman Sheldon reconvened the meeting at 9:02 P.M. Buffalo Grove Plan Commission Regular Meeting August 18, 1982 - 5 - Commissioner Davis was concerned about the flooding problem the residents of Devonshire now have and what this development would do for them. He stated that the Chatham development took care of a major flooding problem in that area. Mr. Mastandrea explained the financial requirements they faced with the Chatham development flooding problem and assured the Commission they were prepared to take the necessary steps to meet the ordinance for this site. Trustee Stone stated that this new plan does seem to be a considerable improve- ment over the old plans. Mr. Solanski, Strathmore subdivision, was concerned about the density. He did not want this plan to stay in limbo. Mr. Mastandrea stated they look at density in terms of people per acre. Mr. Solinski considers density in terms of ground coverage. Mr. Baka, Devonshire subdivision, stated his concerns which were: 1) Was there any consideration given to the Applegate Realty building being moved 2) He felt you could not compare the Chatham development with this plan. 3) Previous plans talked about berming and landscaping. (Chairman Sheldon stated that will come at a later date. ) 4+) Townhomes should be put around the parameter to buffer the Devonshire homes and the internal coverage of the site would be for the condomin- iums. (Chairman Sheldon stated it was the Plan Commission's respon- sibility to encourage development that is an asset to the Village. ) 5) Density in the surrounding area should be considered. (Commissioner Davis stated that would be considered further down the road. He would like to know the density of the surrounding area. In response to Commissioner Kaszubowski's question, Mr. Truesdell stated Devonshire's zoning was R-9. 6) Mr. Baka would like to see more open space. Mr. Zimmerman, Devonshire development, asked the Commission to comment on the letter from the Lake County Board. Chairman Sheldon stated a dialogue between the Lake County Board and Buffalo Grove will continue for the betterment of the Village. Mr. Policki of Devonshire was concerned about the flooding of his area and the drainage from this site. Mr. Truesdell briefly explained the criteria the developer has to meet in order to build in the Village. Buffalo Grove Plan Commission Regular Meeting August 18, 1982 - 6 - In response to a question from the audience, Chairman Sheldon stated the Plan Commission holds a series of workshops until it comes up with a viable concept plan. Once the developer meets all the criteria necessary, a public hearing is held. Mr. Burton felt they were over the land use issue. He believes the current plan, with the mix of multi-family and commercial, is the best use of the site. It has a density of approximately 11.8 units to the acre. This provides a very good buffer. The park question is something that is very basic to the plan. The Park District stated they wanted a cash donation in lieu of land. They reserve the right to provide the population study. They did entertain a cash donation instead of land. The right-of-way they agree to work out. Mr. Mastandrea felt if the density was a problem the plan should be referred back to the Village Board. It is a very serious issue. Mr. Burton in response to a question from Commissioner Goldspiel stated the Chatham density in the manor homes is about 10.8 and the multi-family is approximately 16 to 18. The overall density is about 15, including the park. Commissioner Goldspiel felt the kind of changes he sees being made in the density would be to avoid the variation in the right-of-way and he feels there is a need for park land. In response to Commissioner Goldberg's question, Mr. Truesdell stated the R-9 zoning does not give a density in the ordinance. There are three densities shown. Commissioner Goldberg felt he must address himself to what the R-9 zoning calls for as if it were a part of the Village. Commissioner Goldspiel stated density depends very much on the type of multi-family unit. Commissioner Goldberg asked if the builder conforms with the floor" area ratio. Mr. Truesdell stated he is. Commissioner Glover felt a consensus on density could be reached. Compatibility to the area should be considered. He feels this plan is too dense. Chairman Sheldon asked Mr. Mastandrea if it was economically feasible to look at the density from 11.8 to between 10 and 11. He stated it becomes extremely difficult. Commissioner Goldspiel stated he was ready to say he would be comfortable with the general density and concept in the commercial part of Plan "M" and the residential portion of Plan "L" provided there are no vairances in the right- Buffalo Grove Plan Commission Regular Meeting August 18, 1982 - 7 - of-way or setback or building back to back over all. Also that a minimum of fifty feet from the property line is maintained and properly landscaped and bermed. Commissioner Reid would like to see more of a mix of eight and ten unit buildings. The percentage of ground cover should be shown. Commissioner Goldberg would like to see a parking layout. Chairman Sheldon stated the Plan Commission is in agreement with the commercial in Plan "M", would like some more detail as to the parking and type of use of the buildings. The Commission is more favorable to residential Plan "L" be- cause of the impact on the single family homes. It would favor no variances. In Plan "M" congestion does seem to be a problem. Mr. Truesdell stated that two five foot sidewalks are required. Commissioner Sheldon suggested exploring the possibility of maintaining the same density but the design of the buildings being changed. Commissioner Glover had a concern with the first building on the right hand side as you come from Route 83 north of the commercial on both "L" and "M". There is not much space around it. The Commission was polled regarding the Park District letter which stated they preferred a cash donation in lieu of land and the detention basin in that area. AYES: Commissioners Davis Glover, Reid, Kaszubowski, Krug, Goldberg NAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioner Shields The poll was favorable 6 - 1. FUTURE AGENDA SCHEDULE On September 1, 1982 the Commission will review the Zoning Ordinance and three final plats of subdivision. Some discussion took place regarding the Taco Bell across from Buffalo Grove High School on Arlington Heights Road and flooding of homes with garages where the driveway slopes down into the garage under the house. ADJOURNMENT Moved by Commissioner Glover, seconded by Commissioner Davis to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:41 P.M. Buffalo Grove Plan Commission Regular Meeting August 18, 1982 III _ 8 _ Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Ili Buffalo Grove Plan Commission • Regular Meeting August 18, 1982