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1986-01-29 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Grove Terrace Apartments Lincoln Properties Company Apartments (Johnson Property) January 29, 1986 Chairman Sheldon called the regular meeting to order at 7:33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Musfeldt Mr. Laskie Mr. Demski Mr. Gal Ms. Kaszubowski Commissioners Absent: Mr. Davis Mr. Krug Also Present: Mr. B. Katz, Developer, Grove Terrace Apartments Mr. D. LeNoble, Architect, Grove Terrace Apartments Mr. G. Kachadurian, Developer, Lincoln Properties Mr. Mr. Guest, Architect, Lincoln Properties Mr. L. Freedman, Attorney, Lincoln Properties Mr. E. Hamning, Developer, Lincoln Properties Mr. E. Brown, Engineer, Lincoln Properties Mr. E. Zale, Developer, Fiore Mr. M. Spivak, School District #96 Mr. Ms. L. Bastoos, Inverrary Homeowners President Ms. R. O'Reilly, Village Trustee Ms. M. Kowalski, Village Trustee 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 January 8, 1986 with Commissioner Musfeldt abstaining. Approval was unanimous in favor and the motion passed. Page 2, paragraph 3, delete "a minor one" and add "is only one of the prob- lems and he is more concerned with site layout etc." Page 3, paragraph 2, delete "the school impact needs to be considered." and add "that" add "fis- cal" after "negative". Moved by Commissioner Kaszubowski, seconded by Commissioner Gal, to approve the Public Hearing minutes of January 8, 1986 with Commissioner Musfeldt abstaining. Approval was unanimous in favor and the motion passed. Page 2, paragraph 3 change "largest" to "large"; page 3, paragraph 7, delete the period after 1996 future, the number of students will remain the same" add "further" after "no"; page 4, paragraph 1, change "Eight" to "Eighty"; paragraph 10 add "They would not be building the large lot homes on the northwestern portion of the development". Moved by Commissioner Gal, seconded by Commissioner Musfeldt, to approve the Regular Meeting minutes of January 15, 1986 with commissioners Demski and Kaszubowski abstaining. Approval was unanimous in favor and the motion passed. Page 2, paragraph 4, delete "multi-family" and add "single family", add "on the north" after "R-9"; Page 4 add after 4th paragraph "A resident of the Commons asked about water which stands in their back yards. Commissioner Goldspiel noted that the level of the back yard drains was lower than the 679' level proposed for the detention lake and asked whether the storm water would back up into the yards at high water. Moved by Commissioner Gal, seconded by Commissioner Musfeldt, to approve the Public Hearing minutes of January 15, 1986 with Commissioners Demski and Kaszubowski abstaining. Approval was unanimous in favor and the motion passed. Page 3, paragraph 3 add "use" after "special"; paragraph 5 add "in length" after "100'"; paragraph 12 add ", thus he was opposed to the commer- cial property" COMMITTEE & LIAISON REPORTS Commissioner Musfeldt noted that the Village Board referred the Klefstad plan to the Commission at their January 20, 1986 meeting. GROVE TERRACE APARTMENTS Mr. LeNoble stated the site is directly across Dundee Road from Cambridge-On- The-Lake. He briefly reviewed its history. They have received approval to use revenue bonds but have not yet decided how they will finance the project. The differences between this plan and the previously approved plan are: 1. These will be rental units instead of condominiums 2. They are asking for an increase in density to 46 units per build- ing. 3. They have modified the parking and have provided one underground space per unit. 4. The buildings are 4' narrower in depth. The storm water will remain in the same location as the previous plan. The height of the buildings is the same as well as the relationship to grade. Access to Dundee Road is right across from Cambridge and there is only one access point per Village request. They will be happy to put in another access point if requested to do so. They will provide an oversized concrete walk along Dundee with a pad for a future bus stop. They will install a larger watermain on Dundee Road. There will be a number of landscaped berms along Dundee. The landscaping plan will be the same as the previous plan. There will be 138 units or 24 units per acre. The buildings will cover 18.5% Buffalo Grove Plan Commission Special Meeting -- January 29, 1986 - Page 2 of the land. The floor area ratio is approximately .74. The total parking is 269 spaces. The garage area is below grade under the building to accommo- date the parking requirements. The additional driveway into the center buildings was added for the purpose of balance and to be able to distribute the traffic from the center buildings. Wheeling has approved on the north- east end of the property behind this development along the property line, 2 manor home units 30' off the property line, in the middle is 2 story apart- ment buildings 30' off the property line and at the other end 2 story apart- ment buildings setback 30' off of the north property line. There will be a total of 65' between Wheeling's project and this one. Because they are considering revenue bonds they need the added units to make the development work. Cambridge's density is 21.9 units per acre. Mr. Truesdell noted the Village has not done any new traffic study for this project. Staff feels the best way to handle the traffic is to limit the access and provide appropriate turn bays on Dundee Road. Mr. LeNoble stated they feel there is a great rental market and they could not sell condominiums at this point in time. He suggested that if the fire department needed a second access, they could take the end of the fire lane and run it to the road. There will not be a connection to Wheeling's devel- opment behind the site. They are not asking for any variations. Mr. Katz stated the rentals would be approximately 70G per square foot which would include an inside parking space. The population would be approximately 1.5 people per unit or just over 200. The children from the development would go to District 21. The buildings would be face brick throughout. There would be roof top units for the air conditioning approximately 30" high. This project will have a positive impact on the Village. The bike path would be on the front 8' walk. They will manage the apartments as they are a professional management organization. Commissioner Gal felt the density is very high in relation to the comprehen- sive plan. Commissioner Laskie felt that this development would add to the increase in traffic on Dundee Road. Commissioner Musfeldt was concerned with the density of this project and Wheeling's project. Commissioner Goldspiel suggested that a second access be worked out with Wheeling when the commercial is developed. If Wheeling is not carrying through the bike path he felt it should be eliminated and only a regular sidewalk installed for the bus in front of the site. He noted that the increased 12 units requested were as many as where on one floor of a building and suggested lowering one building by one floor to keep the original number of units. Mr. LeNoble stated there will be low level lighting behind the buildings and no fence between the Wheeling development and this site. Buffalo Grove Plan Commission Special Meeting January 29, 1986 - Page 3 Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski that the Plan Commission recommend to the Village Board approval of the Grove Terrace Apartment Plan dated December 3, 1985 without variations but subject to 1. Availability of emergency access for emergency vehicles. 2. Minimum of 5' sidewalk along Dundee Road. 3. An 8' sidewalk if Wheeling is continuing the bike path to the west. Discussion: Mr. LeNoble stated the 16' easement along the east property line could provide a walk to Dundee Road from the Wheeling development for bus traffic and the developer would be agreeable to install it. Commissioner Goldspiel suggested the emergency access and the sidewalk for the bus be discussed between the developer, the Village of Wheeling and staff. Mr. Truesdell noted that when this plan was referred to the Commission the Village Board requested that the surrounding residents be notified of the meeting and this was done. AYES: None NAYES: Commissioners Musfeldt, Laskie, Demski, Gal, Kaszubowski, Goldspiel ABSTAIN: None ABSENT: Commissioners Davis and Krug The motion failed 0 - 6. Commissioner Demski didn't feel that the increased density should be approved in this area and would like to see it revised downward. Chairman Sheldon called a recess at 8:42 P.M. and reconvened the meeting at 9:00 P.M. LINCOLN PROPERTIES COMPANY APARTMENTS (JOHNSON PROPERTY) Mr. Freedman stated that in revising their plan they have eliminated a number of the variations from the previous plan. Mr. Kachadurian stated the plan for review at this meeting is different than the one the Commission received in their packet. The developer had a pre- application conference, with the Village where several suggestions were made and have been incorporated into the new plan. Mr. Guest stated the plan has 616 units or 14.9 units per acre, where the original plan had 648 units. The changes incorporated into the new plan are: 1. They have removed the building that looked at the railroad track and placed tennis courts there. 2. They removed buildings in the area that was adjacent to the fairway on Hole #7. Buffalo Grove Plan Commiss ion ion Special Meeting January 29, 1986 - Page 4 3. They brought their drive along there and the area around Green #7 on the 8th tee and moved their road near that access. This caused some building and parking lot placement to vary. Their site is 43.5 acres. There will be 368 one bedroom, 600 square foot to 750 square foot units and 248 two bedroom 857 to 957 square foot units. There are eighteen two story and nineteen three story buildings. Building will cover 9.5% of the site. The street will be dedicated. Twenty-five percent of the site will be paved. There will be open space on 65.5% of the site. Four tennis courts, 7 lakes and 2 swimming pools along with a jogging path and landscape buffer will be provided as amenities. They are asking for variations because of the configuration of the site. It is long, narrow and hard to build on. The buildings will be brick for the first 2 stories and wood siding for the 3rd story. Each unit will have a private balcony or patio. The buildings will be 2 and 3 stories high. Mr. Kachadurian stated they have two other developments going up in the Chicagoland area at this time whose amenities will not number as many as this site. Each unit will have a continuous clean oven, frost free refrigerator, mini blinds, some units will have wood burning fire places and all buildings will have a view of the golf course, however the north/south buildings will not have as full a view. They have continued the bike path around the golf course and have provided an access point to the golf course near the entrance to the site. When their entrance to the golf course is completed, Wheeling Park District will close their entrance and use the developer's. The rents will probably be in access of 80c per square foot. They feel they will attract the young professional between the ages of 25 to 35. According to the populations records for a development of 849 people there should be only 30 students generated. Mr. Freedman pointed out this is a very difficult piece of land to develop. It is long and narrow. This is the reason for the variations. Mr. Brown briefly reviewed the engineering. Due to the fact that the proper- ty is so elongated and in order to insure their system will work, they are developing 7 lakes that will be used for detention and outlet control. Mr. Truesdell briefly stated that Mr. Kachadurian's September 11, 1985 letter, contained in the packet refers to an earlier plan. He referred to the Wheeling Park District's letter of January 9, 1986 to him and stated that there was an agreement in the annexation papers that Buffalo Grove will abide by the agreement between the Johnson's and the Wheeling Park District regard- ing the land dedication based on 5.5 units per 1,000 population. Mr. Brown stated the lake facilities near Hole #9 function in order to handle the back water in that area. Mr. Guest noted they have put the greatest portion of 3 story buildings along the south edge and the 2 story buildings along the single family to the north property line which was suggested by the Village. There is a heavy concen- tration of trees along the golf course. Buffalo Grove Plan Commission Special Meeting January 29, 1986 - Page 5 Commissioner Musfeldt encouraged landscaping near Hole #6 on the golf course. He is concerned about the lack of sidewalks along the road. He encouraged the developer to consider lowering the density. Mr. Guest stated they will have an internal sidewalk system for pedestrian flow. They have provided more open space, more amenities in this site than in the multi-family development next to them. Ms. Bastoos stated most of the buildings that are along this development are 15' to 30' setback from the property line. They would like to see a 6' fence between the two developments. The developer will meet with the Inverrary Condominium Association. Mr. Brown noted the lakes will hold the water from a 100 year storm and the back water flow from this site. They will not make the situation worse for Inverrary. Commissioner Laskie felt that it would be advantageous to keep motorized vehicles, such as motorcycles and snowmobiles, off the golf course and suggested a fence between this site and the golf course. Mr. Truesdell stated the road will tie into Trammell Crow's development which is a 40' road and some tapering to it will have to be done at that location. There will not be parking on the road in this development. Mr. Kachadurian stated the Department of Transportation has required they provide a deceleration lane and a left turn lane on Milwaukee. Commissioner Goldspiel stated there would be a bus from Jefferson Park along Milwaukee Avenue past this project. A sidewalk on Milwaukee would be advan- tageous for this purpose. There is a study of the Soo Line Commuter Service coming forward. Commissioner Laskie was concerned with the sidewalks. Commissioner Gal would like to see the apartment square footage larger and a reduction in the density. He did not like the 2 and 3 story buildings along Inverrary, the 27' roadway or the lack of sidewalks. Commissioner Demski did not like the 27' roadway. He preferred a sidewalk on Milwaukee and was concerned with buildings near the railroad tracks. He would prefer condominiums to apartments. Commissioner Goldspiel felt the street should be considered a collector street rather than a residential one with the traffic that will be on it. Mr. Truesdell stated if the street was wider it would encourage more cars using it to go through to the business park. Commissioner Goldspiel was concerned with the roadway. He suggested looking at the radius of the curves and the amenities being in the flood plain. Buffalo Grove Plan Commission Special Meeting January 29, 1986 - Page 6 Mr. Truesdell will get the recommendations from the traffic engineer regard- ing the status of the street being collector or residential. CHAIRMAN'S REPORT Chairman Sheldon stated Commissioner Demski has given his resignation effec- tive February 1, 1986 because of the demands of travel in his new position. He was thanked for his service on the Commission. Commissioner Gal briefly gave a report on the Fiore Property Committee's findings. He stated there would be a decrease in the fiscal impact but it would be positive overall. They moved the R-4 single family lots and ex- changed them with the multi-family R-8 units. The multi-family was decreased from 512 to 450. The total unit count was reduced from 861 to 824. There is a financial benefit for District 96 with the mix change. The residential traffic will impact the arteries but not as much as light industrial or commercial. The most feasible alternate for the extension of Buffalo Grove was to charge $1,000.00 per dwelling unit to be put in a fund for expansion. The Village would have to acquire revenue bonds and subsidize this expansion until they receive the money from the expansion of Buffalo Grove Road to Route 83. Staff agreed to pursue the opening of Arlington Heights Road through Long Grove. There will be an additional approximately 1 acre of dry detention open space for a park. The Park District agreed to accept the 10 acre site on the Asher property for a park. Purchase of the 10 acre site is being pursued by staff. A temporary park site was considered in the munici- pal/light industrial area until the other park site can be developed. Staff will address the issue of an 11 acre site for a school on the Asher property. There is now a surplus of $1,398.00 to School District 96 which would give 261 students. The fiscal impact on District 102 would be a surplus of $44,000.00. The village engineer felt most of the dry area on the golf course would stay dry during a rain. Fifty to sixty percent of the 7,000 trees would be relocated and there should be minimal loss. It was agreed that: 1. Cul-de-sac length was not a real issue. 2. Right-of-way variation was a problem. 3. Sidewalks should be on the cul-de-sacs on one side. 4. The setback variation on the south portion was eliminated. 5. Sideyard variations in the R-2, 3 and 4 areas will not be allowed in the annexation agreement. 6. The right-of-way in the estate area was to be reviewed. 7. The bike path along the golf course was approved by the developer but is still being modified. It would loop around. There will be an additional link of the bike path along Route 22 to the estate area. There would be a vita course along the golf course. 8. Quality controls were established. Chairman Sheldon noted that the Plan Commission public hearing has been published for this site to be held on February 19, 1986. Buffalo Grove Plan Commission Special Meeting January 29, 1986 - Page 7 Mr. Schwebke stated a temporary park site will be expensive. Grass seed will take 2 years and sod would be very expensive. The concern for an adjacent parcel for a park is a good idea but who will pay for it. The Park District supports the idea of a golf course. The Commission was polled for their support of the concepts of bringing the plan in line with the comprehensive plan, looking at it as a comprehensive plan for the north half of the Village and creating a positive impact on District 96. Yes indicates generally you are in favor of the project con- cept. AYES: Commissioners Musfeldt, Demski, Gal, Kaszubowski NAYES: Commissioners Goldspiel, Laskie ABSTAIN: None ABSENT: Commissioners Davis, Krug The pool was favorable 4 - 2. Commissioner Goldspiel does not believe the committee solved the basic problems with the development, it would be a detriment to the overall Village. The mix is still predominately multi-family. The fiscal impact is solved. The density is a comprehensive plan for the rest of the area. The park issue seems to be done with mirrors. He did not see where the overall quality of the plan has been advanced. The traffic issue is not solved. Commissioner Laskie was concerned with the traffic and felt that has not been answered yet. He is not in favor of the golf course, would like more clarity on the extension of Arlington Heights Road and would like more than an acre park site. Commissioner Demski felt the plan has a way to go to improve it. ADJOURNMENT Moved by Commissioner Kaszubowski, seconded by Commissioner Gal, and unani- mously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:54 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Special Meeting January 29, 1986 - Page 8