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1986-02-12 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Town Center Proposal (Lieberman Group) Comprehensive Plan Workshop February 12, 1986 Chairman Sheldon called the regular meeting to order at 8:25 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Musfeldt - arrived at 8:25 P.M. Mr. Laskie Mr. Gal Commissioners Absent: Mr. Davis Ms. Kaszubowski Also Present: Mr. S. Lieberman, Developer, Town Center Mr. M. Schwartz, Attorney, Town Center Mr. J. Brim, Architect, Town Center Mr. P. Kupritz, Architect, Town Center Mr. G. Glover, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldpsiel, seconded by Commissioner Gal, to approve the Special Meeting minutes of January 29, 1986 as amended. Approval was unanimous in favor with Commissioner Krug abstaining and the motion passed. COMMITTEE & LIAISON REPORTS None TOWN CENTER PROPOSAL (LIEBERMAN GROUP) Mr. Schwartz briefly reviewed the history of the Town Center concept. He stated the developer now owns 45.5 acres in that area and is actively negotiating the balance of the property. They have submitted, to the Village, an overall plan for the Town Center in conjunction with the B-5 Zoning for the area. Mr. Lieberman stated they view the Town Center area as a window of opportunity. He briefly explained the 45.5 acres of land he owns in terms of parcels, land use and the property that is under negotiation. They control approximately 80% or more of the Town Center site. They feel retail belongs as close to the Lake Cook corridor as possible. The Buffalo Grove Road area should be residential. There is a low office profile campus plan for the triangular piece. Their goal is to attempt to bring all of the elements to the market place at the same time. The time element is very important to them because they have negotiated with 5 to 7 current land owners. Mr. Schwartz stated the entire project feeds on itself. They asked that this project be referred to the Commission as a whole and any additional parcels that they acquire be added to the plan. They are at this meeting to discuss the overall land use. Mr. Lieberman noted that the land owners of the Town Center property feel the land is worth more because it is in Town Center. They are on a sliding scale upwards regarding land costs. Mr. Brim stated certain criteria in the B-5 Ordinance are required and because of this certain densities are allowed to offset the cost of the specific betterments. This particular development relates very well to the 12 goals and objectives of the B-5 Ordinance. The major design features are: 1. Limited access points to the parcel. They feel the access out to Lake Cook would be controlled. 2. Reinterpretation of the Village Green. This is a linear park concept. There are pieces of land that were acquired throughout the site to meet this concept. The water detention areas are tied together along with the internal and external bike path to the linear park system. It allows the cost of developing that park in several parcels throughout the tract and it acts as a buffer between the various uses. 3. They will be able to handle the storm water in a much easier fashion. The roadway system will be tied together and allow them to bring in their utilities. They feel the whole is much greater than the sum of the parts. There are: 9.5 acres of office development on the north with 3 one story buildings and 1 three story building of approximately 106,000 square feet; 22 acres of residential with 4 stories over parking and a 7 story building for elderly use; nine acres of retail with 71,000 square feet under control at this particular time. The office/retail is an elastic site with 185,000 square feet of development i.e. if the retail becomes successful it would expand to the north and if the office is successful it could expand to the south of that parcel. They are asking for a multiple use of office/retail on the elastic site. This plan is different than the one that was presented to the Village Board in that the commercial and office buildings are integrated with the landscaping and curvelinear road, with parking on either side, the buildings are being oriented to the center and screened. Some of the buildings will have major users. They intend to copy the proposed character of the architecture on the initial presentation of the 7 acre parcel that was Buffalo Grove Plan Commission Special Meeting February 12, 1986 - Page 2 approved previously. They are presenting a land use map with a conceptual idea of how the buildings will be placed. They will be back before the Commission with a specific preliminary plan on building layouts. Mr. Kupritz stated that the land slated to be residential across Buffalo Grove Road is being developed retail and this should be considered when reviewing the building heights. Mr. Lieberman noted if they acquire property near the church, they would save some of the buildings and plan around them with a theme like that of Long Grove. It is their intent to do the entire Town Center development. The area near the church would be more like a Long Grove site. The elderly housing would be a congregate care facility (well care facility) . They would have a professional operator handle the building and they would own the land. If they are not comfortable with the operator of the elderly site or the market does not call for this use they would probably turn it into regular residential. The other residential on the site will be luxury rental. A health club and theater group have expressed interest in the area. They are considering a jogging trail instead of the bike path in the residential site. The people that live in the elderly area would be middle to upper middle class. It would not be subsidized housing. Commissioner Goldspiel would prefer the lower scale housing and lower cost housing for the elderly. Mr. Lieberman felt that this type of housing could be developed in the immediate area. It would not have to be in the Town Center which is a very expensive site in terms of land cost and there is a certain amount of land that has to have rent generated from its buildings to make the site feasible. Staff will provide some planning information on housing for the elderly to the Commission. Mr. Kupritz stated the triangular park piece is approximately a half acre. Much of the green space is passive and there is a 2-1/2 acre lake. Commissioner Goldspiel would like an assembly area in the Town Center. It was suggested byMr. Brim that one road on the south side of the triangle gg g be eliminated to give such an area and encourage through traffic. Mr. Truesdell stated the Village purchased an acre piece of property (Village Music Store) and felt it could be developed into a park area long with the Buffalo Grove right-of-way. The park area could be tied into the entire park system of the site. Mr. Kupritz stated they are looking for a 3 story and 1 story building in the elastic area. The buildings will vary in height, generally from 14' to 22' . Mr. Lieberman stated some of the land was purchased in excess of $4.00 a square foot. They are looking at 7 apartment buildings on the site, 1,100 to 1,300 square feet in the luxury 2 bedroom apartments and an average 1 Buffalo Grove Plan Commission Special Meeting February 12, 1986 - Page 3 �1 bedroom, 830 square feet. They will be all brick masonry buildings. There is no flood plain on the site. Commissioner Gal felt the density of the residential was too high and did not like the elastic zone concept. Trustee Glover, referring to the comments by Mr. Kupritz, stated that the Board preferred 22 units per acre density with buildings no more than 4 stories. This plan has 28 units per acre and a 7 story building. Commissioner Laskie objected to the height of the buildings that front on Buffalo Grove Road. Commissioner Musfeldt was concerned with the buildings in the elastic zone. He does not see an anchor on the site. He is concerned about the density. Commissioner Goldspiel was concerned that taxes be provided for District 102 in the light of the proposal by the developer for a Tax Increment Financing District. Trustee Glover stated the biggest concern of the Board was the density and the height of the buildings. The Commission was polled on this concept plan and the type of uses. Yes indicated initially favoring the concept and the type of uses. AYES: Commissioners Krug, Goldspiel, Gal, Laskie and Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Davis and Kaszubowski The poll was favorable 5 - 0. Commissioner Musfeldt was concerned whether the residential was needed in that area. Mr. Sherman suggested that the Lake Cook entrance be a dramatic entrance, felt the bike path could be eliminated, the residential should be cut down, suggested covered parking in the commercial retail area, liked the upscale elderly housing and encouraged the Commission to keep that in the plan. He further suggested a triangular "pork chop" for the offset drive to allow right in/right out only, felt the building height would not be detrimental to the community but a strong statement. He liked the elastic area and would like to see a space for the Buffalo Grove Post Office in the Town Center. The Commission was polled as to the overall residential density not to exceed 22 units per acre with the height of buildings not to exceed 4 stories. Yes indicating favoring the proposal. AYES: Commissioners Goldspiel, Gal, Laskie and Musfeldt NAYES: Commissioner Krug ABSTAIN: None ABSENT Commissioners Davis and Kaszubowski The poll was favorable 4 - 1. Buffalo Grove Plan Commission Special Meeting February 12, 1986 - Page 4 Commissioner Krug felt this was an ideal piece for greater density and use without affecting the rest of the Village. Commissioner Goldspiel stated if parking were recessed into the ground he could see the 4 stories. Commissioner Gal has no problem with coming down with an overall density and have a separate density for the elderly housing. Commissioner Laskie felt the Village Board was a bit generous regarding density. Commissioner Musfeldt did not like the 7 story building. Commissioner Goldspiel suggested increasing the density of the commercial/office to give more area in the residential. Mr. Lieberman stated that the plan has to be economically feasible to build. The Commission was polled as to whether it would consider a density of above 22 units per acre on the elderly housing portion of the plan provided the overall plat was at 22 units per acre. AYES: Commissioners Musfeldt, Gal and Goldspiel NAYES: Commissioner Laskie ABSTAIN: Commissioner Krug ABSENT: Commissioners Davis and Kaszubowski The pool was favorable 3 - 1 - 1. Chairman Sheldon called a break at 10:54 P.M. and reconvened the meeting at 11:01 P.M. COMPREHENSIVE PLAN Mr. Truesdell briefly reviewed his memo to the Plan Commission dated February 7, 1986 titled Comprehensive Plan discussion #1. Neighborhood #1 is Cook County. Neighborhood #2 is Lake County including the Town Center Neighborhood #3 reflects Fiore and everything north of Aptakisic Road Neighborhood #4 reflects everything that lies east of the Soo Line tracks. The Planned section includes units that are existing but unincorporated. The previouslyestimate of population was 61,000 residents. That has been revised to project 55,429. Mr. Truesdell pointed out that when you are working with the percentages of residental regarding the character of the neighborhoods, it does present Buffalo Grove Plan Commission Special Meeting February 12, 1986 - Page 5 1 - problems in working on the Comprehensive Plan. You get tunnel vision in order to achieve the ratio. He pointed out some of the areas that he felt could be viewed differently from what is on the plan. Commissioner Goldspiel stated that there should be a decision in April, 1986 as to whether a train station is going to go in the industrial area. It was suggested that another arterial be considered for the north/south traffic especially up near Stevenson High School. The Weiland/Prairie connection should be reconsidered. STAFF REPORT Mr. Truesdell pointed out that the Grove Terrace apartments will be on the Board agenda for February 18, 1986 asking for approval with no increase in density. ADJOURNMENT Moved by Commissioner Musfeldt, seconded by Commissioner Gal, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:52 P.M. Respectfully submitted, thleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Special Meeting --- February 12, 1986 - Page 6 ---------- - -----------------------