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1986-04-30 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Petition to the Village of Buffalo Grove for Preliminary Plan approval with a variation from Section 17.28.060.E.4.c. of the Zoning Ordinance and variations from the following Sections of the Development Ordinance: 16.30.060.A.1. , 16,50,080.A.1. , and 16.50.040.C.4. (The Lincoln Club) . April 30, 1986 Chairman Sheldon called the public hearing to order at 7:37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Laskie Mr. Gal Ms. Kaszubowski - arrived at 7:53 P.M. Commissioners Absent: Mr. Krug Mr. Musfeldt Also Present: Mr. G. Kachadurian, Developer, The Lincoln Club Mr. J. Patterson, Landscaper The Lincoln Club Mr. J. Guest, Architect, The Lincoln Club Mr. L. Freedman, Attorney, The Lincoln Club Mr. R. Adams, Engineer, The Lincoln Club Ms. Bastoos, President Inverrary Homeowners Assn. Mr. G. Welcontesta, 1440 Inverrary Mr. S. Schelling, 644 Inverrary Mr. H. Ross, 138 Inverrary Lane Mr. R. Knulsman, Inverrary Resident Mr. S. Vorsham, 626 Inverrary Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the newspapers and informed the audience of the format the meeting would take. She then swore in Messrs. Kachadurian, Patterson, Guest, Freedman and Adams. Mr. Freedman stated that Lincoln Properties is a contract purchaser of the 43.5 acre site. They propose to develop 592 units. They have gone to great lengths to satisfy the wishes of the Village and the surrounding residents. Mr. Guest briefly reviewed the history of the site. Originally they were planning to build 648 units but it has been reduced to 592 units or 13.6 units per acre. They will have 356 one bedroom units which is 60% of the total and 236 two bedroom units or 40% of the total. The total buildable area is 512,548 square feet. The coverage on the site is 10.9% buildings, 25.9% of the site covered by dedicated streets and parking, 9% of the site is flood plain. Recreational area throughout the site is approximately 6.0 acres or 14% of the site. That leaves a balance of 17.45 acres or 42% of the site open space that is not directly dedicated to recreational use. The variations they are asking for are: 1. Reduction of the dedicated right-of-way from 60' to 31' back of curb to back of curb. 2. Setback from the golf course reduced to 35' . Standards they propose to establish are: 1. Increase the building setback from the dedicated street from 25' to 30' for all buildings parallel to the street. 2. Where there are buildings that angle to the street they will be established at 25' . 3. They will adhere to 35' setback for all buildings that adjoin the residential to the north. 4. They will provide a 15' landscaped buffer on the north property line. 5. Setback from the railroad tracks of 60' . 6. Setback from Milwaukee Avenue of 100' . They will have a 20' setback for all parking areas from the dedicated public street. Their entrance on Milwaukee Avenue will be shared with the golf course. Their street will connect to Trammell Crow's industrial district. They will have 7 lakes for water retention and on site compensatory storage and water control. There will be 2 tennis courts and a park area on each side of the lake in the front portion. In the middle of the plan they have left room for an outdoor sports area. There are two additional tennis courts on the back of the site. He displayed elevations for the site plan and one depicting the kind of building they plan to construct. Mr. Kachadurian stated they have increased the average unit size of the building to the largest units that Lincoln Properties constructs throughout the United States. They intend to build the highest quality apartments in the Chicagoland area. The average income in their Arlington Heights development for the first 75 units is $42,000.00 and the average age is 32 years of age. In order to provide all of the amenities for the apartments and keep the rent in the scheme of things, they have to keep the size of the units reasonable. Commissioner Kaszubowski arrived. The one bedrooms will start at 571 square feet and the two bedrooms largest unit will be 908 square feet. (This does not include patio or common areas. This only measures living space.) The one bedroom rents will start at $540.00 and the two bedroom units will rent at $750.00 per month. There are Buffalo Grove Plan Commission Public Hearing April 30, 1986 - Page 2 3 one bedroom types and 2 two bedroom types. Half of the units will have wood burning fireplaces. They are contemplating washers and dryers in all units. Mr. Patterson stated his concern was with the preservation of the good tree line along the property boundaries. They will try to save all healthy trees they can. There will be a bike path along the entire south property line. There will be city sidewalks that connect from the site to Milwaukee Avenue and along Milwaukee Avenue. There are 2 pools. They could have a 2.5' berm with 3' of shrub row along the residential area. Where they have more room the berm could be higher. They will add a berm near the railroad tracks and plan to try and deaden the noise from the trains with shrubs. Mr. Adams briefly reviewed the engineering plan. There is a lift station under construction being built at the business park to the south. They propose to connect into the end of a gravity sewer line across the property to serve the units on site. They will use their lakes for storm sewer and drainage. The design for the compensatory storage and water system meet the requirements of the Village. Regarding Milwaukee Avenue, they have contacted the Illinois Department of Transportation and they have agreed to comply with all their requirements for a driveway and turn lanes. The driveway will be as far from the Inverrary intersection as possible. Regarding the storm water run off for the property to the north, it will benefit the down stream property owners. Mr. Truesdell pointed out that there is one variation required on the use for Enkamat. The internal sidewalks are all 4' wide and the requirement is 5' . The developer agreed to put 5' internal sidewalks in. In response to Commissioner Goldspiel, Mr. Adams stated they will start construction at the Milwaukee Avenue entrance and move west. As they complete a section they will landscape and complete the roadway as they move. The 643' elevation is for the back up of the Des Plaines River. There will be volume provided equal to what would be stored on the property at its natural state. The sidewalk areas that are parallel to the parking will be 5' . They will provide 18' long parking spaces. They have not had problem with bumper overhang in the past in their developments. Mr. Patterson stated they will be using black dirt for the berms so that the planting materials survive. Ms. Bastoos stated the developer has met with the homeowners association on two occasions. They agree this site will probably solve some of their water problems. Their main concern is the density and the berming. Mr. Guest stated their development has considerably more open space than Inverrary. Ms. Bastoos stated they are concerned with the setback for the road only being 15' from the property line and another 30' to their buildings. They feel the traffic will move above the posted speed limit on the development road. Buffalo Grove Plan Commission Public Hearing April 30, 1986 - Page 3 They would like a higher berm up against their property than 3' or 4' because they fear cars will come off that road and become a projectile onto their site. They would prefer a solid line of shrub on top of the berm. Mr. Freedman stated that if Inverrary is willing to give them an easement they will supply a higher berm. He also noted that until the final engineering is done they cannot determine the exact height of the road. Mr. Adams stated that they will be installing a barrier curb which is a 6" straighted faced curb. Mr. Welcontesta was concerned with the lighting on the tennis courts, streets and parking lots. Mr. Schelling was concerned with the noise and dirt created by construction. Ms. Guest restated that they will be erecting a snow fence along the property line when construction starts. Mr. Ross was concerned with the traffic generated by this development. Mr. Knulsman stated they project there will be 816 residents including 29 children. Mr. Vorsham was concerned with the road being closely located near his unit and the lights illuminating his home. Chairman Sheldon closed the public hearing at 9:08 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing April 30, 1986 - Page 4 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION The Lincoln Club Plat of Dedication - Busch Parkway Vintage of Buffalo Grove - Final Plat April 30, 1986 Chairman Sheldon called the regular meeting to order at 9:18 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Laskie Mr. Gal Ms. Kaszubowski Commissioners Absent: Mr. Krug Mr. Musfeldt Also Present: Mr. J. Patterson, Landscaper, The Lincoln Club Mr. G. Kachadurian, Developer, The Lincoln Club Mr. J. Guest, Architect, The Lincoln Club Mr. L. Freedman, Attorney, The Lincoln Club Mr. R. Adams, Engineer, The Lincoln Club Ms. Bastoos, Inverrary Homeowners Assn. President Mr. G. Welcontesta, 1440 Inverrary Mr. S. Schelling, 644 Inverrary Mr. H. Ross, 138 Inverrary Mr. R. Knulsman, Inverrary Resident Mr. S. Vorsham, 626 Inverrary Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Planner Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Kaszubowski, seconded by Commissioner Gal, to approve the Regular Meeting minutes of April 16, 1986 as amended. Approval was unanimous in favor and the motion passed. COMMITTEE & LIAISON REPORTS Mr. Truesdell stated that there was a Village Board meeting on April 26, 1986 at which there was a presentation by the Village architect who had done a study to prepare a facilities plan for the Village. This plan was concerned with changes to the Village over the next 40 years. The Village would be in a position to build a new police station within the next year. Messrs Brim and Balling will be putting a financial package for the Board's review together in the near future. There was a preannexation conference on an additional Corporate Grove type of development. The site would be at the proposed train station. THE LINCOLN CLUB Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of The Lincoln Club Preliminary Plan dated April 16, 1986 with four variations. 1. Variation on the street right-of-way from 60' to 31' back of curb to back of curb width. 2. Variation of the setback of the golf course to allow a 35' setback. 3. To allow public sidewalks on one side of the street. 4. To allow the use of Enkamat as a side slope protection from the lakes and with the approval suggested to the developer satisfying the review comments 1 - 6 contained in Mr. Kuenkler's memo of April 17, 1986 to Mr. Truesdell titled Lincoln Club Preliminary Plan. Discussion: Commissioner Goldspiel felt that the developer had made many changes to his plan trying to satisfy the Village and surrounding homeowners. He feels it would be undesirable to build a berm that would over shadow another development. The addition of a solid treatment for the mile length is undesirable. A high quality development will increase the property values to the adjoining single family homes. This development will be an asset to the Village and surrounding communities. Chairman Sheldon recommended the Appearance Commission review the minutes of this meeting before they make a decision on this site. Commissioner Laskie felt this is a nice plan and many of the amenities offered offset his concerns with the density. He is concerned with the 30 mph speed limit on a residential street being too fast and would like to see it set at 25 mph. Where the road curves he would possibly like it set off by some additional berming. Commissioner Gal feels this is a quality development. He feels that the Commission should recommend more berming and would like to see a solid berm along the north section of the site. Buffalo Grove Plan Commission Special Meeting April 30, 1986 - Page 2 Mr. Raysa pointed out that there was an error in the public notice. Section 16.30.060.A.1 should be 16.30.050.A.1. He noted there was a section of the development for snow storage set aside. The Village will become owner of the Johnson water tower. Mr. Freedman stated if the Village requires a snow storage area they will provide it. The plan is frozen as far as the 60%/40% bedroom split. Mr. Raysa noted that just because signage is shown on the plan does not guarantee its approval. Commissioner Goldspiel, with Commissioner Davis concurring, amended the motion to read "Approval is subject to provision of access to the Johnson water tower in a form acceptable to the Village and subject to the developer increasing the width of any 4' sidewalks on the plan to 5 1". AYES: Commissioners Goldspiel, Davis, Laskie, Gal and Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Krug and Musfeldt The motion 5 - 0. PLAT OF DEDICATION OF BUSCH PARKWAY Moved by Commissioner Davis, seconded by Commissioner Kaszubowski that the Plan Commission recommend to the Village Board approval of Plat of Dedication for Busch Parkway dated April 11, 1986, Survey #850423. Discussion: Mr. Kuenkler stated all the corners close. This section of Busch Parkway is constructed right up against the boundary of the Corporate Grove. The owner was approached and agreed to deed it to the Village. An angle at the southeast corner should be added and Mr. Kuenkler will see to it. The motion was amended with Commissioners Goldspiel and Davis concurring to read "Subject to addition of Angle #6 at the southeast corner of the property". AYES: Commissioners Goldspiel, Davis, Laskie, Gal and Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Krug and Musfeldt The motion 5 - 0. Buffalo Grove Plan Commission Special Meeting April 30, 1986 - Page 3 FINAL PLAT - VINTAGE OF BUFFALO GROVE Moved by Commissioner Davis, seconded by Commissioner Gal that the Plan Commission recommend to the Village Board approval of the final plat of subdivision for Vintage of Buffalo Grove dated April 29, 1986, File #3243-11. Discussion: Mr. Raysa pointed out that Lot A is dedicated to the Village. Commissioner Goldspiel noted that the acreage is listed in feet and should be in acres. Mr. Kuenkler will see to this. Mr. Kuenkler stated that all the angles close. AYES: Commissioners Goldspiel, Davis, Laskie and Gal NAYES: None ABSTAIN: Commissioner Kaszubowski ABSENT: Commissioners Krug and Musfeldt The motion 4 - 0. FUTURE AGENDA The Comprehensive Plan will be first on the May 7, 1986 agenda and there will be a workshop on the Plute site. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Kaszubowski, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 9:59 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon �•/ Chairman Buffalo Grove Plan Commission Special Meeting April 30, 1986 - Page 4