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1986-04-16 - Plan Commission - Minutes1 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Klefstad Property Andrews Property 1986 Zoning Map April 16, 1986 Chairman Sheldon called the regular meeting to order at 7:34 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt Mr. Laskie Mr. Gal Ms. Kaszubowski Commissioners Absent: None Also Present: Mr. B. Klefstad, Developer Klefstad Property Ms. J. Johnson, Attorney, Klefstad Property Mr. W. Erler, Engineer, Klefstad Property Mr. T. Hernandez, Planner, Andrews Property Mr. 0. Chryniwski, Developer, Andrews Property Mr. K. Carmignani, Village Traffic Consultant Mr. R. Kuenkler, Village Engineer Mr. G. Glover, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Gal, seconded by Commissioner Kaszubowski, to approve the Regular Meeting minutes of April 2, 1986 as amended. Approval was unanimous in favor and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Gal attended the April 7, 1986 Village Board meeting at which the following items were approved: Alcott School special use was amended to use wine for sacramental purposes. Final acceptance of the Lexington Hills subdivision. Final acceptance of Devonshire and Green Knolls. Final plat of subdivision for Creekside Commons. Plat of easement for the offsite sanitary sewer easement through Old Farm Village Unit IV. Plat of easement for the watermain for Chevy Chase Business Park. Plat of easement for the sanitary sewer for Chevy Chase Business Park. Annexation agreement for Woodstone Townhomes (including the annexation of certain territory to and the amendment of the Comprehensive Zoning Ordinance) . Dodd property annexation excluding the 8' sidewalk. Letter of understanding with IDOT concerning the Illinois Route 83 (Buffalo Grove Road to Arlington Heights Road) improvement. Final plat of subdivision for Hidden Lake Village Phase III. Referred to the Plan Commission the expansion of Buffalo Grove - Nissan auto dealership. Went through the preapplication conference for the Necker/Cotey properties. Proposing the application for annexation of three parcels into Buffalo Grove. Necker would be office/research and Cotey would be I (industrial) . KLEFSTAD PROPERTY Ms. Johnson stated they hoped that after this workshop they will be able to proceed to the public hearing on this property. There is room on the June 4, 1986 agenda for this hearing if the plan can go ahead and all the necessary documentation is received by staff. She reviewed the variations they had or were requesting. 1. The variation on the required 60' setback on Aptakisic Road they have withdrawn. 2. They are requesting a 35' setback instead of the required 25' on Barclay Boulevard. 3. Regarding the 30' green space by the parking facility and the adjoining residential, they have requested a variation for a 15' setback that applies to residential districts. They are willing to live within the ordinance requirement for a 350' length which is the length of the residential block at the northern most point. They would like the 15' reduced rear yard for the rest. 4. They would like the 60' setback for lots that abut residential reduced to a 15' . Buffalo Grove Plan Commission Regular Meeting April 16, 1986 - Page 2 5. They are requesting a waiver with respect to the area not abutting the residential districts regarding the solid wall fence or hedge. 6. They now have one cul-de-sac instead of the two originally proposed and are requesting the variation in length for it. 7. Regarding the 47' width for industrial streets, they are requesting a 39' for pavement on Barclay Boulevard. This is no change from the last meeting. 8. They are requesting a financial security obligation variation. The cul-de-sac and the 50' setback are the only requirements that were not approved for the Corporate Grove. Mr. Truesdell stated the original additional street was removed from the plan because the grade did not permit it. He suggested access to the parcel to the east off of Barclay Boulevard would be desirable and could run from the intersection of the present cul-de-sac to the corner of the project and along the north line of the property. If the Village finds it is desirable to put a street in in the future, the right-of-way will permit it. The street does not have to go in now. { Mr. Klefstad stated that because he received this information relatively recently they are unclear as to where this road might go. They feel that the road would go back up to Aptakisic Road instead of Milwaukee Avenue. This road would rearrange two lots and the detention pond near them. Mr. Truesdell stated the Village's intention was never to provide access up to Aptakisic Road. Commissioner Davis would like to have it stated in the annexation agreement that this road would not go up to Aptakisic Road but to Milwaukee Avenue. Commissioner Goldspiel felt this could provide access to a public 1 recreational site by the land fill. Mr. Klefstad stated that they did not want to put in sidewalks. They feel they would not look attractive. Commissioner Goldspiel felt his comments about the sidewalks were misunderstood. He feels it is on the list of criteria for a bus stop. If all things were equal between this site and another the sidewalks could sway the decision in favor of this site. He felt there would be a bus stop on Milwaukee Avenue and there could be some type of subscriber or charter bus in the development. The ability to circulate on foot within a project is an asset. He felt a sidewalk would help people move around. Mr. Klefstad stated the retention ponds are among the amenities for the site. They intend to build an office building which would have its own detention pond on the single family site if they acquire it. He showed renderings of the ponds and the landscaping that would be use around them. They intend to spend a substantial amount of money on each pond to make it attractive. The Buffalo Grove Plan Commission Regular Meeting April 16, 1986 - Page 3 wet ponds will be wet all year long. They will place rip rap around the parameter of the pond. They will have 5 wet and 3 dry ponds. Mr. Kuenkler stated he felt the rip rap would be a variation. Mr. Klefstad stated the slope of the pond would be 2:1. The developer will meet with staff to make sure his development complies with the Village ordinances. They want to identify the park at the south and north entrances with signs. An association will be formed to look after the entrance landscaping and the ponds. They will have a single side entrance near the southeast corner of Lot #20. He showed a rendering of the type of spec building they plan on erecting. This building will contain 25% finished office space and 75% unfinished space. Mr. Carmignani briefly reviewed his traffic report as submitted to the Commission. He restated that Aptakisic and Weiland Roads are operating below an acceptable level of service. The average floor area ratio in the Corporate Grove is .18. If all the floor area were built it would be a ratio of .30. He feels this would be the same floor area ratio for the Klefstad property. Milwaukee Avenue is quickly approaching the demand for a 6 lane facility in order to accommodate the traffic that is there now and in the future. From the standpoint of continuity the connection between Busch and Deerfield Roads makes sense. Mr. Erler stated they plan on improving their side of Aptakisic Road. What the traffic study pointed out will be incorporated into their plan regarding this improvement. They contacted the Department of Transportation that indicated that the plans for Milwaukee Avenue are not in their five year plan but are in the next five year plan as Mr. Carmignani had stated. Mr. Carmignani felt that based on the traffic generated there should be no problem with the 39' width of Barclay Boulevard provided there is no parking on either side of the road. Commissioner Kaszubowski was concerned with the intersection of Barclay and Aptakisic. Mr. Klefstad stated they would be pleased to provide the room for a bike path but they do not propose to construct it. They prefer not to put in sidewalks in the development or along Aptakisic. There is adequate room in the public right-of-way to do that in the future. Mr. Truesdell stated there would be adequate right-of-way for a sidewalk on { Aptakisic if it went 4 lanes. If a right turn lane were constructed, there might be a need for a little more right-of-way. Mr. Klefstad stated they would be prepared to provide a living fence around the single family lot. Buffalo Grove Plan Commission Regular Meeting April 16, 1986 - Page 4 Commissioner Laskie stated that in the light of the possibility of a train station, he would like to see a sidewalk. Some people might prefer to take public transportation to the site. Mr. Klefstad will be prepared to comment on Points A through F in the traffic study on Page 19 at the Public Hearing. Commissioner Gal would like to see sidewalks on Aptakisic and additional green space on Barclay Boulevard. In response to a question, Mr. Erler stated they are reshaping the flood way. Commissioner Krug would like to see sidewalks in the development. Regarding the 39' with no parking, there should be a stipulation that there would be no standing or stopping. He has seen UPS trucks stop in the street and run their parcels into offices in developments such as this. He would like to see a sidewalk on Aptakisic. Commissioner Davis did not see the need for a sidewalk on Barclay Boulevard. Commissioner Kaszubowski would not like to see a sidewalk on Aptakisic and then have it broken up when Aptakisic is widened. Staff was directed to research the issue of sidewalks on Aptakisic and come up with a recommendation for them at the next meeting. Trustee Glover stated the Village Board is concerned that this development be built like the Corporate Grove. In that site they had a bridge over the creek. This is a feature that added to their development. He suggested that they would like dry detention to be used for active recreation. Chairman Sheldon called a recess at 9:25 P.M. and reconvened the meeting at 9:40 P.M. ANDREWS PROPERTY Mr. Hernandez stated the property is located at the northeast corner of Route 83 and Buffalo Grove Road. It is a 60 acre site and the Comprehensive Plan shows it multi-family both 10 and 6 units per acre in different locations. It is presently zoned I. They are proposing single family attached townhomes for the empty nester market. They will have four lakes. There are 247 units or a density of 4.12 units per acre. The design is country French. The units will be from 1,400 to 2,200 square feet. There will be master suits on the first floor, large kitchens and large dining rooms for entertaining. They project the price to run from $110,000.00 to $150,000.00. They are only asking for a reduction in the cul-de-sac neck from 60' to 50' and reduction of the ball from 110' to 100' . He referred to the memo to the Plan Commission from Mr. Truesdell dated April 10, 1986 titled Andrews Property Staff Review. Buffalo Grove Plan Commission Regular Meeting April 16, 1986 - Page 5 Village Manager Comments 1. The active space requirement is 2.5 acres. There will not be any 1 children generated from this site. They did not see a need for active open space in this site. Trustee Glover stated the Village Board is concerned as to if the site should be multi-family or single family and as few variations as possible. Mr. Hernandez stated the entire site is buildable. The worst or bad soil is in the northwest corner near the detention. There is no FEMA flood plain on the site. They are treating the site with lakes as if it were a regulatory flood plain. The present drainage system goes in a "U" shape fashion and is a natural drainage system. The property is surrounded by Hidden Lakes on the north that is 8 units per acre, to the east is Highland Point which is single family of 6,000 square foot lots. There is a vacant parcel to the west. To the south is the Town Center. Southeast of the site is a used car facility. Commissioner Davis has no problems with this plan. Commissioner Gal is concerned whether the multi-family should be located here. Commissioner Laskie is also concerned whether the site should be multi-family or single family. Commissioner Musfeldt is opposed to multi-family in this location. Commissioner Kaszubowski is not opposed to multi-family in this area. She feels that if the Commission is going to work on a new Comprehensive Plan changing zonings it should be done soon or there should be a moratorium on plans such as this. Commissioner Goldspiel stated the Commission does take the Comprehensive Plan seriously but it does amend it when an attractive plan comes in before it. The impact on this property is more from the single family than from the multi-family. He feels this should be single family. Commissioner Davis stated that long ago the Commission had determined to ring the Town Center with density. Mr. Hernandez continued with his review of the above mentioned memo. 2. They have to have multi-family to be able to recoup the cost of ` improving Buffalo Grove Road. They are in agreement with this v point. They would like to see the road serviceable for emergency vehicles immediately but not pave it until they reach the phase they are building in. 3. They agree. 4. They agree. Buffalo Grove Plan Commission Regular Meeting April 16, 1986 - Page 6 5. They agree with the landscaping and berming adjacent to Buffalo Grove Road and Route 83. They do not see the islands as practicable. 6. They agree. 7. They can put in a jogging/vita path around the lakes but would not want to put them in residents back yards. 8. They are willing to contribute their fair share toward a traffic signal but they do not want to do the entire thing. Planning Department 1. Previously discussed. 2. They agree. 3. Mr. Truesdell felt the secondary access was adequate to serve this development and there is no need for the other (southerly) access. 4. They will have the necessary distance from the buildings to Buffalo Grove Road and Route 83 for the next meeting noted on the plan. Commissioner Gal stated the Seifert Property is next to the Town Center and it is single family. Astor Place is an expensive single family development and felt this site should also be single family. Commissioner Musfeldt was concerned with the number of lakes with no good access to use them. ZONING MAP Mr. Truesdell stated this map has to be updated every year by state statute. The map includes everything that has been annexed and zoned for the last year in the Village as of April 21, 1986. Some of the new developments included are the Seifert, Fiore, Morrison Properties and Town and Country Homes. Moved by Commissioner Davis, seconded by Commissioner Goldspiel that the Plan Commission recommend to the Village Board approval of 1986 Zoning Map dated April 21, 1986 as submitted. l , AYES: Goldspiel, Davis, Krug, Musfeldt, Laskie, Gal and Kaszubowski NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 - 0. Buffalo Grove Plan Commission Regular Meeting April 16, 1986 - Page 7 FUTURE AGENDA Mr. Truesdell noted that if quorum could be obtained there would be a meeting on April 30, 1986. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Gal, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:49 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting 1 April 16, 1986 - Page 8