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1983-04-06 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Plats of Dedication Cedar View Manorhomes Small Area Plan- Busch/Weiland Corridor April 6, 1983 Chairman Shields called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois at 7:30 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon - Arrived at 7:32 P.M. Mr. Davis Mr. Glover Mrs. Reid Mrs. Kaszubowski Mr. Krug - Arrived at 7:37 P.M. Mr. Goldberg Commissioners Absent: None Also Present: Mr. D. Haller, Developer, Cedar View Mr. J. Nelson, Land Planner, Cedar View Mr. and Mrs. Adams, Northgate Civic Association Ms. Cohn, Resident of Northgate Ms. LeBlanc, Resident of Mill Creek Mr. R. Schwartz, Resident of Arlington Heights Mr. D. DeLance, Park District Mr. S. Stone, Village Trustee Mr. B. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Davis to approve the March 2, 1983 Public Hearing meeting minutes. Page 2, paragraph 3 change "rely's* to "relies" and "fee's" to "fee. Pageparagraph 1 �� �, "1979" t, 4, change on to "or" and "or" to "of" andto 1929 . The minutes were unan- imously approved with Commissioner Kaszubowaki abstaining. Moved by Commissioner Reid, seconded by Commissioner Goldspiel to approve the March 2, 1983 Regular Meeting minutes. The minutes were unanimously approved with Commissioner Kaszubowaki abstaining. CCATIONS None - 2 - COMMITTEE AND LIAISON REPORTS Commissioner Goldspiel reported that Commissioner Goldberg and he had been appointed by Chairman Shields to meet with two representatives of the Transportation Commission to consider planning in the areas where the two Commissions overlap. They have not had a meeting as of this date but will report back when it takes place. Commissioner Glover reported that at the March 21, 1983 Village Board meeting the annexation of the Johnson property and the 1983 Zoning Map Update were approved. PLATS OF DEDICATION - BUFFALO GROVE ROAD RIGHT-OF-WAY Mr. Truesdell stated this is part of the Village's program for having Buffalo Grove road improved. This represents ten feet of right-of-way along Mr. Callaghan's and Mr. Zimmerman's property at Buffalo Grove Road and Route 83. It requires approval by the Plan Commission and the Village Board. Commissioner Goldspiel questioned receiving two copies of the plan. Mr. Kuenkler explained that there are two owners. Commissioner Goldspiel noted the internal angles are not shown on one plan and asked why there were no monuments Mr. Kuenkler stated when Mr. Callaghan does plat out his property the eastern edge will be monumented and internal angles have been added to the original. Moved by Commissioner Davis, seconded by Commissioner Sheldon to recommend approval of the Plats of Dedication regarding the Buffalo Grove Road Right- of-Way dated March 24, 1983 and March 25, 1983. AYES: Commissioners Goldspiel, Sheldon, Davis, Glover,, Reid, Kaszubowski Krug, Goldberg NAYES: None ABSTAIN: None ABSENT: None The motion passed 8 - 0. CEDAR VIEW MANORHOMES Chairman Shields informed the audience that this was a workshop session and Buffalo Grove Plan Commission Regular Meeting April 6, 1983 - 3 - not a public hearing. Later on in the workshop if someone in the audience had questions they would be heard. Mr. Truesdell presented a brief video tape outlining the boundaries, topo- graphy, views of the adjoining properties and a suggested outline for the Commission to consider when reviewing the site. Mr. Truesdell referred to the position statement received from the Village of Arlington Height's Village Clerk, Mr. Kenneth Bonder, dated April 5, 1983 to the President and Members of the Board of Trustees of the Village of Buffalo Grove. He passed out copies of this letter to the Commission. Regarding Three States Boulevard as a detention area and use for passive park activity, he had been in communication with the Cook County Highway Depart- ment. They would not allow Buffalo Grove to use it for this purpose and would not give the right-of-way to Buffalo Grove. Cook County received the east end of that right-of-way and it was dedicated for highway purposes. Mr. Nelson stated he was hired by Mr. Haller to develop the architecture and land planning concept for the Cedar View residential site. The buildings are a combination of a townhome and a coach house or manorhome. It has a flat over flat concept, that is one unit over one unit. This building has no common inner elements. It has a one car garage for each unit. He then further explained the differences between a townhome and coach house. Each unit has individual entrys. Mr. Nelson described the sites adjoining this piece. He stated access will be from Golfview Terrace extended when the office complex is developed. This is the primary access. Dun-Lo Avenue cuts the property at the eastern property line and Page Road is on the south west corner. It is contiguous to Buffalo Grove on the north property line and Arlington Heights on the west and on the east is the Cook County subdividion of Dun-Lo. Dun-Lo Avenue is a minor road. The collector system for the Northgate subdivision is Windsor Avenue and Burr Oak Drive. The property is restrictive in access and shape. Primary access is from the east. Page Road is the only other primary means of access. They have tried to address several issues in the land plan: 1) The residential restrictiveness of land access in the north/south location. The main road system buffers the development from non-residential sites. It allows the creation of a cul-de-sac scheme. The benefits of this are: a) Mini neighborhoods within the subject property. They have created a variety of private space in the rear of the homes. b) The product adjoining is essentially single family. They have incorporated the distance of two times the building Buffalo Grove Plan Commission Regular Meeting April 6, 1983 - 4 - i height for a buffer. The next buffer would be the land- scape plan which he did not have worked up as yet. c) To properly orient the building and to minimize the impact on the front- layout, they have -tried to buffer the existing single family by providing the buffer with the smallest buildings. They have essentially eight building ends buffer- ing the single family. There could be eight more units in the plan and still be within the requirements. 2) They have requested the following variances. a) For the cul-de-sacs length b) To reduce the right-of-way of the eastern road entrance road from sixty feet" to--fprtyTfive feet right-of-way. There is no need for a sidewalk because- there is no residential use to the north and the land use along that side does not need sidewalks. c) A twenty-five foot variance setback to be measured from the back of curb. They are trying to develop an internal green belt sidewalk. They can park a car from the face of the garage to the pavement. This product is green belt oriented. 3) This plan proposes one hundred thirty-two units with nineteen buildings of four to eight units each. This is nine units per acre. It is one to four units per acre less than provided for in the joint agreement with Arlington Heights and Buffalo Grove. 4) The site drains from west to east. The detention area is on the east. 5) They are proposing a fire lane for emergency access. One possibility ' is to come through the Cedar View office area. Another possibility is to try to get an easement from the bank so that room for a truck from the fire station could get through. Because of certain improvements that Mr. Haller has agreed- to make in Frenchman's Cove Park they have made an access from a fire lane to attach to Carriage Way Drive. Mr. Nelson felt this was the most logical solution. 6) Each cul-de-sac provides for some additional off street parking for guests. In response to Commissioner Glover, Mr. Nelson stated the north property line grade drops off, but the topographical condition is essentially compatible with their northern boundary. Buffalo Grove Plan Commission Regular Meeting April 6, 1983 - 5 - Glover, Nelson In response to Commissioner love Mr. felt the islands in the cul- Po , de-sacs are aesthetically beneficial. They give a place to store snow and provide a break in the pavement. The islands would be completely curbed around the pavement. This product is similar to Lexington on the Park, Lexington Commons and Rob Roy Country Club. The parking ratio is almost identical, 2.2 spaces per unit. Construction of the fire lane will be resolved with the fire department and the engineer. He felt it would be a twelve foot paved surface. There are several ways to do it. The detention will be dry. There is a possibility that the main entrance to the site could have a wet basin which would have aesthetic value. They are showing and assuming dry detention at this time. In response to Commissioner Goldberg, Mr. Nelson stated the detention is provided for the residential portion only. No provision has been made for the office detention on the site. The intent is full dedication of the streets with the exception of the driveways that extend off of the cul-de-sacs. In response to Commissioner Goldspiel, Mr. Nelson pointed out that each building has a walk rslong the side of the building back up the other entry and tying into the driveways which get9 you to the sidewalk system. Commissioner Goldspiel pointed out that buildings one and two are twenty-five feet or less from the detention area and that does not provide adequate yard space. In response to Commissioner Goldspiel, Mr. Nelson stated the population figures have not been calculated as yet. The Illinois School figures have been proven to be inadequate for this type of product. The nature of this development is for empty nesters. The school population would be far below the figures. In response to Commissioner Goldspiel, Mr. Haller stated the engineering department answered the EPA regarding soil limitations. The comment was for full basements and they do not plan on basements. They are well within the requirement. Commissioner Goldspiel was concerned with the setbacks not meeting the Village requirements and the problem of one long cul-de-sac with a lot of little cul- de-sacs off of it. He was also concerned if there were alternate means of access. -. Mr. Truesdell stated that Trustee Marienthal would like to see some type of access from this development through the bank parking lot. Mr. Nelson did not believe this could be done. In response to Commissioner Sheldon, Mr. Truesdell stated a pure townhouse is similar to the Crossings or Carriage Way. Basically it is a two story Buffalo Grove Plan Commission Regular Meeting April 6, 1983 - 6 - dwelling connected to another unit on the side and having a real patio. This product is a hybrid between manorhomes and a townhome. These units have access directly to the outside. There is a very fine line between the two type products. The density is below the agreement with Arlington Heights. Commissioner Sheldon felt that the traffic study that was done in 1975 was not valid for today due to the development that had taken place since then. Mr. Truesdell felt given the improvements to be made, plus the future signal- ization and the left turn bay, this was about all that could be done. In response to Commissioner Sheldon, Mr. Nelson stated the largest of the buildings is along the property line of the single family homes because the orientation of the building is the side. The part of the building that abuts the single family is a building height of one story. They have not worked out the phasing and the improvements will be put in as directed. Mr. Truesdell stated that when he discussed this site with Mr. Nelson, he had asked that they conform to the new ordinance. issioner Davis would like to see a plan that uses a loop system instead of four cul-de-sacs. Mr. Nelson stated the property, from a planning standpoint, is a hardship. He then reviewed a plan that answered all concerns but was not aesthetically pleasing. The price of the units will probably be in the mid seventies. In response to Commissioner Xrug, Mr. Haller stated there would be one association for the whole site. Commissioner Goldberg pointed out that he lives in Cambridge-on-the-Lake which also has only one ingress and egress. Between seven and nine in the morning and at night there are some two hundred and thirty-two cars that try to get out on to Dundee Road and return to the development. He would like staff to pursue the traffic study regarding the additional impact this development will make onto Dundee Road. In response to Commissioner Goldberg, Mr. Truesdell stated there was an engineering plan submitted with the previous office development and the utilities would come in down Golfview Terrace. There are some looped water systems coming in through Continental Bank. Mr. Haller stated the sanitary comes in on the west side of the proposed office development. Mr. Truesdell pointed out a previous study had anticipated one hundred thirty-six units for this site. Buffalo Grove Plan Commission Regular Meeting April 6, 1983 - 7 - Goldberg stated that onpage four of the traffic studit relates Commissioner y to one hundred-nine cars for the office area. On page five it only relates to those one hundred-nine cars and nothing for the residential. The traffic is increasing to two hundred plus. In response to Commissioner Reid, Mr. Nelson explained the sidewalk system. Mr. Truesdell pointed out one of the practical problems is there is already an approved five foot sidewalk. He had some reservations of putting in an eight foot bike path along a major street. He felt children did not use a bike path-that went through a development. Commissioner Goldspiel felt he did not need any more counts for traffic. Tying the road to Carriage Way Drive via a street or considering the poss- ibility of building Three States Boulevard as a collector street could provide use of the green area, solve the problem of detention and focus the traffic and maybe allow Buffalo Grove to get a traffic signal. Mr. Truesdell pointed out that regarding Three States Boulevard, once Buffalo Grove goes beyond the southern boundary it gets into Arlington Height's jurisdiction. Commissioner Glover felt traffic is a problem. If it is to be solved, staff should talk to Arlington Heights and get them to agree on it. The turning radius of a school bus and garbage truck should be considered. Mr. Truesdell stated it meets the Village standards. In response to Commissioner Goldberg, Mr. Truesdell stated the boundary agreement between Buffalo Grove and Arlington Heights states the density can be from ten to thirteen units per acre. This agreement is on this site only. When the Comprehensive Plan was adopted in 1981 it was shown as a four to seven unit per acre site. The reason was it would establish the character of the area. Mr. Adams, of the Northgate Civic Association, referred to the letter from the Village Clerk of Arlington Heights. His concern is that this site is not developed with pure townhomes. He went on to explain what a townhome was. Me. Rickey Coke'.s, of Volz Drive Nast, backyard faces Three States Boulevard. Previously Buffalo Grove Park District stated to her they had no use for this land. Now it is being developed in Buffalo Grove. Her major concern is traffic and children. If Three States Boulevard was open from Windsor Drive, Dundee Road traffic would come through the Northgate subdivision. She felt that children will not take a normal crosswalk to get to school and the children from this site would have to be bussed to school. She suggested III Buffalo Grove Plan Commission Regular Meeting April 6, 1983 I I �I 1 - 8 - that two ingress and egress points be developed for this site and eventually alight be put on Dundee Road. A connection to Carriage Way could be one of the access points. Ms. LeBlanc of Mill Creek would like to see some consideration be given to not making this particular subdivision an island. Mr. Ronald Schwartz, 3308 Page, was concerned about the berm. He felt the development is crowded. He is concerned with the price level of the units. Regarding Page, there is a lot of opposition to opening it up. The drainage is a problem in that location. Mr. Truuesdell stated he would look into examining additional off street parking, removing buildings one and two from the detention area, whether the detention should be wet or dry and look at the traffic studies. The Commission was polled as to whether to make a study of the loop streets. Yes indicated they were in favor. AYES: Commissioners Goldapiel, Davis, Reid, Krug, Goldberg NAPES: Commissioners Sheldon, Glover, Kaszubowski ABSTAIN: None ABSENT: None The poll was favorable 5 - 3. The Commission was polled as to whether to have staff analyze the traffic studies. Yes indicating the Commission was in favor. AYES: Commissioners Goldspiel, Sheldon, Davis, Glover, Reid, Kaszubowski Krug, Goldberg NAYES: None ABSTAIN: None ABSENT: None The poll was unanimously favorable 8 - 0. The Commission was polled if they wanted a study done of the possibility of connections to Carriage Way and Three States Boulevard with the Village of Arlington Heights. Yes indicating being in favor of the idea. AYES: Commissioners Goldapiel, Sheldon, Davis, Glover, Reid, Kaszubowski Krug, Goldberg HAYES: None ABSTAIN: None ABSENT: None The poll was unanimously favorable 8 - 0. Buffalo Grove Plan Commission Regular Meeting April 6, 1983 - 9 - The Commission was polled whether it has a difficulty with the proposed density. Yes indicating the Commission does not. AYBS: Commissioners Glover, Reid, Kaszubowski, Krug, Goldberg MAYES: Commissioners Goldspiel, Sheldon, Davis. ABSTAIN: None ABSENT: None The poll was favorable 5 - 3. Mr. Stone pointed out that the variances were considered because Mr. Beller was going to make some improvements to Frenchman's Cove. Ms. LeBlanc felt this property should have access to the south and asked that Mr. Truesdell look into opening Page. It was determined that the developer would try to get back to the Plan Commission for the April 20, 1983 meeting. Moved by Commissioner Sheldon, seconded by Commissioner Davis to table the rest of the agenda until the next meeting. Commissioner Goldspiel suggested that the small area plans proposed for this meeting be given more study and possibly a video filming. AYES: Commissioners Goldspiel, Sheldon, Davis, Glover, Reid, Kaszubowski Krug, Goldberg MAYES: None ABSTAIN: None ABSENT: None The motion was unanimously favorable 8 - 0. After some discussion it was determined that there would not be a quorum for the April 20, 1983 meeting. The next Plan Commission meeting would be on May 4, 1983, ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Goldberg to adjourn the meeting. The vote was unanimously favorable. Chairman Shields adjourned the meeting at 10:54 P.M. Buffalo Grove Plan Commission Regular Meeting April 6, 1983 - 14 - Respectfully submitted, l-/ " Kathleen Comer Recording Secretary APPROVED BY: \&u1áUL- /',et } trick Shields Chairman Buffalo Grove Plan Commission Regular Meeting April 6, 1983