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1983-11-02 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Martin & Marbry Office Building (Dominion Subdivision Lot 2) Northwood Grove Unit II Change in PUD November 2, 1983 Chairman Shields called the Regular Meeting to order at 7:40 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Davis left at 9:23 P.M. Mrs. Reid Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioner Absent: Mrs. Sheldon Mrs. Kaszubowski Also Present: Mr. J. Brim, Architect, Martin & Marbry Ms. M. Singer, Architect, Martin & Marbry Mr. G. De Grazia, Developer, Northwood Grove Mr. K. Wandrey, Planner, Northwood Grove Mr. J. Ezzi, Engineer, Northwood Mr. S. Stone, Village Trustee Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt to approve the Regular Meeting minutes of October 19, 1983. Page 5, paragraph 6 change "bus stop" to "bus shelters at each corner"; paragraph 9 change "clay or clay liners" to "clay lined". Approval was unanimous with Commissioner Goldberg abstaining. Mr. Truesdell noted that President Clayton stated that on Page 2, Paragraph 6 of the October 5, 1983 Regular Meeting minutes change "or not accepting any fees as an incentive for this development" to " The Board only waives the annexation fee". COMMUNICATIONS - 2 - None LIAISON REPORTS Commissioner Goldspiel reported that the Transportation Commission met on November 1, 1983. He brought to that commission the plan for the Santucci property and indicated to them they would have an opportunity to comment on it if they desired. They were anxious not to intrude on the sphere of the Plan Commission but if the Plan Commission determined it wished to go with a no sidewalk plan they would be favorably disposed to accept the offer of bus shelters. They did feel that in view of the desirability of having a bus route on Busch Road, they would like to see the four lanes carried through. If the Commission does not want to line up Busch Road with Deerfield Road the Transportation Commission would like to have a four lane right-of-way at least as far as an intersecting street that would ultimately connect with Deerfield Road and carry that wide right-of-way down to the stub that would go to the edge of the property. MARTIN AND MARBRY OFFICE BUILDING - (DOMINION SUBDIVISION LOT 2) theyare proposing an office buildingon the property near Ms. Singer stated p p g p p y Buffalo Grove Road and Dundee Road which is approximately 23,000 square feet. No zoning variations are requested. The building will contain four tenants plus the Martin and Marbry Real Estate Office. They are proposing to put the driveway on the south side of the property where the median is already cut. II The building will be on the north property line and they would like to develop as much green space as possible. There is no side yard. The front yard will be developed into a detention area. They will have to set the building back approximately nine more feet for the detention. Ms. Singer then presented another plan depicting this new positioning of the building. Mr. Brim stated you can put the detention in concrete which would be one 125' by 48" and would require open manholes. In response to Mr. Davis, Mr. Brim stated the Schwinn pit is twenty feet south of their lot. They did not yet have all of the engineering. Ms. Singer stated they are not sure exactly how they are going to handle the pond as far as aesthetics is concerned. It has to hold eight hundred square feet of water and will be nineteen feet by forty-two feet and twelve feet away from the right-of-way. There will be fourteen percent green space. The statistics remain the same on the new plan as on the old one. The sidewalks will be connected. Parking will be off the alley and allow a twenty-six foot Buffalo Grove Plan Commission Regular Meeting November 2, 1983 - 3 - aisle. There is an existing asphalt drive in the back of the building. It is dedicated, twenty-seven feet, and isdedicated as public access easement. The building will be one story, probably about twelve feet in height. The cellar will be completely below ground with an eight foot ceiling. You will be able to make a left turn onto Buffalo Grove Road from the site. They will have all the engineering completed for the preliminary plan. Elevations of the buildings were then presented. It will be brick, compatible with the Schwinn and Bank buildings. The mechanicals will be on the roof top. In response to Commissioner Goldspiel, Mr. Brim stated the detention area will be three feet deep and slope to the middle depth of six feet two inches. They will have a drainage system from the parking lot to the detention pond. Commissioner Goldspiel asked them to prepare a drawing showing the relationship of this driveway to the Eagle driveway and the south curve on Buffalo Grove Road. Commissioner Goldberg asked that a drawing be prepared showing what you would see looking south from Dundee Road. Ms. Singer stated there will not be any exits on the north side. They did not need an emergency access because of the size of this site. In response to Commissioner Goldspiel, Mr. Truesdell stated a loading zone was not necessary. The ordinance did not require it and even if the owner wanted to convert this into retail space the parking would not be sufficient. Mr. Brim stated the owner has no intention of using this for retail space. Commissioner Goldspiel is not comfortable with the building on the lot line. He did not like the parking lots abutting each other. He would prefer curbing along the lot line to divide the parking lots or integration of the two roads which would save space Mr. Brim pointed out that the four offices may be used for only one or two owners. The market will dictate its use. They had looked into making this a two story building but it would not be economically feasible. Moved by Commissioner Davis, seconded by Commissioner Goldberg, to move this plan to a public hearing. The vote was unanimously in favor and the motion passed. I NORTHWOOD GROVE UNIT II - CHANGE IN PLANNED UNIT DEVELOPMENT Mr. De Grazia stated they are requesting a change in the plan that is Buffalo Grove Plan Commission Regular Meeting November 2, 1983 - 4 - currently approved. The site is bounded by Armstrong Drive, Horatio Boulevard and Lake/Cook Road. One revision for single family homes was before the Village Board but did not receive approval. However, the site is approved for a two hundred- twelve unit multi-family development. The area to the west of the site is zoned B 2, the area to the east is industrial. To the south is Wheeling with four flat buildings. The Village wanted the developer to construct multi-family on this site. They have an existing plan which is good for two years. The previously approved plan had two hundred-two units but was allowed up to two hundred-twelve units. There are two access points on Armstrong Road and Lexington Drive. There is no direct access to Lake/Cook Road. It had a two to one parking ratio and approximately three fourths of the units had the ability to have a garage which was remotely located. There were not enough garages for each unit. The plan also had a pool area. The dimensions between the buildings were thrity feet to forty feet and twenty-three feet side to side. They believe the build out time would be approximately three to four years. In view of this plan they have come up with another one which they feel is better. The new concept is basically a six unit building. Renderings of the buildings were then presented. They have four townhouses in the front with no common interior elements. Each unit has a garage and two units have two car garages. No unit has any living area over another unit. The two remaining units are over the garages. There are one hundred eighty-six units and the development is built with private streets. Mr. Wandrey stated this is his first experience in planning this site. He did help with the landscaping on the previous plan. They are dealing with a driveway concept. There is a single access to the development with decorative fencingaround the site for securitypurposes, similar to the fence around P P Cambridge-On-The-Lake. They will have a pedestrian access point at Armstrong Drive to the bike path which will be keyed. A gate will be at the entrance point. The emergency access was provided for and would be simply for emergency access. The detention is a pond/lake system. There is a reduction in this plan from thirteen dwelling units to the acre to about eleven and a half dwelling units per acre. They have improved the circulation system. Each unit will have a garage with direct access. One third of the units in every building will have two car garages. Apron parking is directly behind the garage. There is some guest parking in addition to that. The parking ratio is 2.6. The front elevation is in the back. Front elevations are along Armstrong Drive, Lake/Cook Road and Lexington Drive. They have created an interior cluster with the cul-de-sacs so that you do not have all garage doors around the drive. He then showed an elevation of the center cluster. Buffalo Grove Plan Commission Regular Meeting November 2, 1983 - 5 - The bridges will be made of Bomanite but will look like wood. This is a very dense concrete that will hold up well. The stack parking for the clusters is eliminated but made up for on the outside of the cluster. There is a ten foot space from the turn around to the building. The closest point of the building to the back of the curb is ten feet. The pedestrian circulation system encircles the entire area along the front of the units. The second system is from the access point at Armstrong Drive to an access point in the bike path. Commissioner Davis left at 9:23 P.M. Mr. Ezzi then briefly reviewed the engineering. The majority of the site's the water will flow to the center lake with a storage value of 3.4 acre feet with storage volume of approximately 2.5 feet. The release of the large lakes would be by pipe to the smaller lakes. This has a gravity sewer system. Mr. De Grazia then briefly reviewed Mr. Truesdell's memo to the Plan Commission dated October 27, 1983 titled Northwood Grove Unit II - Staff Review Building and Zoning 1. The sign will be at the entrance and will meet Village standards. 2. There is an eighteen foot wide controlled access point to get back out on Armstrong Drive. The Police Department will be able to service this area. The access ties into Lilac Lane across from the development. 3. They feel this is a private driveway and it will be twenty-seven feet back to back. They want to keep this a private development. 4. This is only at building angle points. 5. They felt this didn't apply to a private development. However, if they sell to a handicapped party, they will provide a handicap space. Park District There are agreements in force from the previous plan, the concepts worked out will be maintained. They will meet the Village Requirements. This is a passive development in nature. Planning Department 1. They will need intergovernmental cooperation. He has tried to obtain the Buffalo Grove Plan Commission Regular Meeting November 2, 1983 1 - 6 - property to the south, however, this plan does not require that to happen. 2. The walls for the two car garages can be moved in the center area to provide the necessary parking. However, this will be determined when the units are sold. 3. This is not intended to be standard cul-de-sacs. They feel there is enough room for turn around for any vehicle that would enter the cul-de-sac. 4. It's forty feet at present. If they obtain the property to the south they will open it up. 5. They will be curbed. 6. They will comply with this. Variations 1. This is key to the concept of the plan. They do not want to dedicate the streets. 2. For the amount of traffic coming in they feel twenty-two feet is adequate. 3. They will meet the Village requirements or they will provide a lining in places where it does not work out. 4. There is high water not low water. There is an area in their plan that will not always be wet. It will only fill during a severe storm. They will fix the portion that is nineteen feet. Mr. De Grazia then briefly reviewed Mr. Kuenkler's memo of October 18, 1983 to Mr. Truesdell titled Northwood Grove Unit II - Concept Plan Review. They will comply with the comments. Mr. De Grazia then briefly reviewed Mr. Boysen's memo to Mr. Truesdell of October 10, 1983 titled Northwood Grove II. He stated they would like to cluster the trees rather than line them up like soldiers. Buffalo Grove Plan Commission Regular Meeting November 2, 1983 - 7 - Mr. De Grazia then briefly reviewed Sergeant Crimmin's memo to Chief McCann titled Northwood Grove Unit II Site Plan. 1. They agree 2. They agree 3. If you talk about dwelling units this is smaller than Cambridge-On-The Lake. There is only one way out and you can catch a perpetrator easier in this development than others. They will work with the Police Depart- ment on this point. 4. They would like to leave this to the Appearance Commission. Mr. De Grazia then briefly reviewed Mr. Balling's memo to Mr Truesdell of October 24, 1983 titled Preliminary Plan Review Comments Northwood Grove Subdivision - Unit II. 1. This plan is down from two hundred-twelve units to one hundred eighty-six units. It is a passive development. The integrated land- scape plan will provide active area for these units. This development is oriented to empty nesters, single owners, and couples without children. 2. Mr. De Grazia agrees with Mr. Balling's comment but the rest of the previously approved plan does not look like this plan. 3. He needs the area. He will try to work it out. Mr. Truesdell is looking into this also and will have something from the village attorney soon. 4. They agree. The pedestrian walks are five feet, the service walks are four feet, and the walks from the service walks to the homes are three and a half feet. 5. They agree. 6. They have provided for emergency access. They disagree with the access road connecting with the property to the west of the project. This is a private development and the old plan did not have it. 7. The floor areas are from 1,160 to 1,454. Commissioner Reid was concerned with the setback from Lake/Cook Road and Buffalo Grove Plan Commission Regular Meeting November 2, 1983 - 8 - getting the areas where the buildings are split between counties cleared up. Commissioner Goldspiel has the highest regard for this developer however, he felt it was important to find out if the plan was acceptable as a whole before sorting out the details. He feels this concept is not workable or acceptable. He likes the approved plan and feels this new plan is too crowded without any relief. Commissioner Goldberg feels it is an extremely unique type of development. The only problem is the density. The design concept, the type of dwellings are all acceptable to him. There is no room for anything though and he agrees that it is a very crowded development. Mr. De Grazia stated this is a California type of concept. Commissioner Musfeldt felt a few of the buildings could be moved around to provide more room. Commissioner Goldberg suggested removing Building #28 for more open space. Mr. De Grazia stated the Commission likes the concept. The idea of a gate community is acceptable. The idea of the intimate lake is acceptable. The setbacks can be worked out with design and architecture. The concern is to open it up and have a larger green area. He will talk to his people again and come back. FUTURE AGENDA On November 16, 1983 there will be three public hearings on the Santucci property, the Freedman Corridor, and the Commonwealth Edison right-of-way. ADJOURNMENT Moved by Commissioner Goldberg, seconded by Commissioner Krug to adjourn the meeting. Approval was unanimous and Chairman Shields adjourned the meeting at 11:28 P.M. Buffalo Grove Plan Commission Regular Meeting g November 2, 1983 - 9 - Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: 7 Patrick Shields Chairman II i V Buffalo Grove Plan Commission Regular Meeting November 2, 1983