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1986-04-02 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION LeJardin - Final Plat of Subdivision Grove Terrace Apartments Town Center Workshop Comprehensive Plan Workshop April 2, 1986 Chairman Goldspiel called the regular meeting to order at 7:32 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Goldspiel Mr. Musfeldt Mr. Laskie Mr. Gal Ms. Kaszubowski Commissioners Absent: Ms. Sheldon Mr. Davis Mr. Krug Also Present: Mr. D. Gootrad, Developer, Le Jardin Mr. B. Katz, Developer, Grove Terrace Apartments Mr. D. LeNoble, Architect, Grove Terrace Apartments Ms. M. Kowalski, Village Trustee Mr. P. Shields, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Gal, seconded by Commissioner Laskie, to approve the Public Hearing minutes of March 19, 1986 as amended. Approval was unanimous in favor, with Commissioners Musfeldt and Kaszubowski abstaining, and the motion passed. Moved by Commissioner Gal, seconded by Commissioner Laskie, to approve the second Public Hearing minutes of March 19, 1986 as amended. Approval was unanimous in favor, with Commissioners Musfeldt and Kaszubowski abstaining, and the motion passed. Moved by Commissioner Gal, seconded by Commissioner Laskie, to approve the Regular Meeting minutes of March 19, 1986. Approval was unanimous in favor, with Commissioners Musfeldt and Kaszubowski abstaining, and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Kaszubowski attended the March 31, 1986 Village Board meeting where the Town and Country Homes were not approved. Further information on ! the roadway that the Plan Commission asked to be put in was requested. The adjacent owner felt the second access road was going to cut into his property. There were questions regarding the lack of basements in the townhomes. The developer will go back to the Village Board. LE JARDIN FINAL PLAT OF SUBDIVISION Mr. Gootrad was present to answer any questions the Commission might have. He noted the iron fence will be on the southern boundary line. Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of the Le Jardin Final Plat of Subdivision dated March 27, 1986 Discussion: Mr. Truesdell noted the Village Engineer had reviewed the plat and it conforms to the village ordinances. In response to Chairman Goldspiel, Mr. Truesdell stated that the notation of the bearings on the sides were acceptable. They were basically taken off of the deeds for the property. It is not necessary to show the parking lot on the plat but it is on the engineering drawings. The motion unanimously passed. GROVE TERRACE APARTMENTS Mr. LeNoble stated they had appeared before the Commission on January 29, 1986 with a similar type of site plan. They were asking, at that time, for an increase in the density from 126 to 138 units and elimination of the tandem parking. The project had been previously approved for a condominium development and they now want to make it rental units. With the new site plan they have returned the density to 126 units. The Village Board requested a traffic study to determine the impact of the traffic from this development on Dundee Road and if a signal was necessary. The Village Traffic Consultant had submitted his report and it was included in the Commission packet. The report stated this development will have little impact on Dundee Road, a traffic signal is not warranted and left and right turn lanes should be included (they are included on the new site plan) . The Traffic Engineer concurs with the developer that one traffic exit is preferable. Mr. LeNoble noted that Mr. Truesdell had reported there were no further comments from staff. The Fire Department did require the east end of the site's fire lane run directly to Dundee Road. Buffalo Grove Plan Commission Regular Meeting April 2, 1986 - Page 2 Mr. LeNoble then briefly reviewed the Village Board's comments as submitted to the Plan Commission titled The Grove Terrace Apartments dated February 18, 1986. Item 1. He stated the owners are considering using revenue bonds for this site which would restrict the rental. Because of this restriction they cannot afford the tandem parking. Each tandem space would cost between $5,000.00 and $5,500.00. Item 2. The Traffic Engineer has addressed the traffic signal concern. Item 3. The traffic study addressed the impact of the development on Dundee Road. Item 4. They have agreed to provide a berm that would separate the project from Dundee Road. The apartment units will be from 977 to 1,477 square feet. They would be in 4 story buildings over a below grade garage. Apartments will have individual balconies, cooling and heating units. The parking will be 2 spaces per unit or 252 spaces total which consists of one inside and one outside space per unit. The rents should be from 70c to 75c per square foot based upon the apartment areas. There are no changes in their commitments to the Park District, School District, Appearance Commission or staff. There will be a pad for a potential bus stop. The berms and building materials will be the same as approved. They are not asking for or requiring any variations. Commissioner Laskie was concerned with the property to the east and across the street from the site being residential. Originally this was to back up to a golf course which is now being built as multi-family rental and condominium units. In 1981 when this plan was originally approved this was not the case. Now the golf course will be multi-family with a density of 8 units per acre in Wheeling. He did not see this project as benefiting Buffalo Grove. Mr. LeNoble stated the only way this project could benefit the developer is if it benefits Buffalo Grove. Essentially the reason they are before the Commission is to eliminate the tandem parking. Commissioner Musfeldt felt the current plan is approved as condominiums but he has a difficult time bridging the gap between condominiums and rental apartments. He feels it would not house the same kind of resident in the same kind of buildings being constructed. He also feels this site is overbuilt. Mr. LeNoble stated the rents will be between $700.00 to $1,000.00 and this will attract a rather substantial type of individual. The density is not even close to Cambridge-on-the-Lake which has about 55 bedrooms to the acre. This development has about 42 bedrooms to the acre. Commissioner Kaszubowski noted Lexington will have rental units along Buffalo Grove Road which will ring their rental units and will be adjacent to Grove Terrace. The townhome condominiums will be in the center of the golf course. Buffalo Grove Plan Commission Regular Meeting April 2, 1986 - Page 3 Commissioner Gal felt the density was very high. Mr. LeNoble stated the buildings will cover 17% or 18% of the site. There will be meeting rooms in each of the buildings. The tandem parking needed more foundation, roofing and sprinkling system etc. The bedroom count could differ from the original condominium plan but he was not sure. Mr. Truesdell stated the addition of 1 bedroom per floor would be negligible on the donations. Chairman Goldspiel felt the development fits in with the area's character and the Comprehensive Plan. Oak Creek (The Arbors) has some midrise buildings on the corner. The lower density is no worse than that of Cambridge-on-the- Lake. There has been a history in Buffalo Grove of rental units going condominium. There has been a lack of rental units in the Village. Trustee Kowalski arrived. Chairman Goldspiel stated Dundee Road would not be a good location for single family. This seems a way of dealing with the area giving an amount of open space. This might not be all that could be desired if starting from a clean slate. He does not propose to try and hold this up at what appears to be a minor change. Moved by Commissioner Kaszubowski, seconded by Commissioner Gal that the Plan Commission recommend to the Village Board approval of Grove Terrace Apartments site plan dated December 3, 1985 revised February 1, 1986. Discussion: The motion was amended with Commissioners Kaszubowski and Gal concurring to include the phrase "subject to extension of the fire lane to Dundee Road on the east side of the development". AYES: Commissioner Kaszubowski NAYES: Commissioners Musfeldt, Laskie and Gal ABSTAIN: None ABSENT: Commissioners Sheldon, Davis and Krug The motion failed 3 - 1. Chairman Goldspiel stated that if he were to vote on this he would support the development. Commissioner Laskie stated he could only vote positive if the density was reduced. He noted Cambridge has recreational facilities this development does not have. Commissioner Musfeldt agreed with Commissioner Laskie and also felt this development is different from the surrounding area and it does not fit in. Buffalo Grove Plan Commission Regular Meeting April 2, 1986 - Page 4 Mr. Katz felt the site is in keeping with Cambridge. In 1979 it was approved for condominiums. They did not get to build the site. This property was bought at the height of the market with the idea they would back up to a golf course. Wheeling has basically coopted the nature of the area with their multi-family development on the golf course. Condominiums could not go on this site. It is surrounded by walk up apartments. Mr. Katz further stated they are condominium builders. Their parking meets the parking for condominiums. If they reduce the density it will not be economically \ , feasible to build. Trustee Shields stated there would seem to be a lot of room to improve the site aesthetically but not economically. Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski that the Plan Commission reconsider the motion to recommend to the Village Board approval of Grove Terrace Apartments site plan dated December 3, 1985 revised February 1, 1986 subject to extension of the fire lane to Dundee Road on the east side of the development. AYES: Commissioners Musfeldt, Kaszubowski and Goldspiel NAYES: Commissioners Laskie and Gal ABSTAIN: None ABSENT: Commissioners Sheldon, Davis and Krug The motion 3 - 2. It was understood to recommend approval of the change to the Village Board. TOWN CENTER & COMPREHENSIVE PLAN REVIEW Mr. Truesdell stated the fiscal impact methodology was drawn up and handed out a copy of it to the Commission for their review. He has met with all the superintendents of the school and park districts. They will also receive a fiscal impact methodology when the plan is refined. Staff is looking into the cost of a comprehensive traffic study. The Commission concurred that the Comprehensive Plan workshop would be deferred until another meeting when more of the Commission was present and it should be the first item on the agenda that evening. Mr. Truesdell discussed the Town Center and its history. He noted it is surrounded by Route 83, Buffalo Grove Road and Lake-Cook Road. In 1976 a feasibility study was done. It was a market study, developed a plan for the site, charted a traffic study and preliminary engineering. He reviewed five concept plans for the area that had been submitted over the years. Chairman Goldspiel noted that extensive surveys of the residents and discussions took place before the plan was drawn up. The residents of the Village valued the Village Green as the most important part of the Village Center concept. Buffalo Grove Plan Commission Regular Meeting April 2, 1986 - Page 5 Mr. Truesdell stated the Business Development District Commission was formed to conduct workshops on plans for the Town Center. The largest problem was the multiple ownership of the area. He referred to two renderings by Callaghan and Ross for the site. Chairman Goldspiel stated the multiple family developments ringing the Town Center were to support it. It was built into the Comprehensive Plan. Mr. Truesdell explained the Tucker proposal. The latest proposal is by Lieberman including a larger plan that will be before the Commission probably late in April. Mr. Truesdell reviewed the Town Center Goals and Objectives approved July 10, 1979 as submitted in the Commission packet. He then reviewed the Brim/Braun rendering for the center. He felt that the idea of a large department store being an anchor was not feasible at this time. Probably there would be a series of smaller shops. FUTURE AGENDA SCHEDULE There will be no meeting on April 9, 1986. The next regular meeting will be on April 16, 1986 which will include a workshop on the Plute Homes and the Klefstad Property. On April 30, 1986, if a quorum can be obtained, there will be a workshop for the Lieberman proposal and a public hearing on Lincoln Properties. Mr. Truesdell will contact commission members not at this meeting to determine if there will be quorum for this meeting. ADJOURNMENT Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski, and unanimously carried to adjourn the meeting. Chairman Goldspiel adjourned the meeting at 9:54 P.M. Respectfully submitted, (/).--jfili7-K/ C'''liti-rxi-e/Li kathleen Comer Recording Secretary APPROVED BY: r Stev n Goldspiel 1/1 U- Chairman Buffalo Grove Plan Commission Regular Meeting April 2, 1986 - Page 6