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1986-09-24 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Town Center Coty/Necker Property Covington Corporate Center September 24, 1986 Chairman Sheldon called the regular meeting to order at 7:36 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Gal Mr. Rhodes Commissioners Absent: Mr. Davis Mr. Musfeldt Ms. Kaszubowski Mr. Katz Also Present: Mr. L. Freedman, Covington Corporate Attorney Mr. P. Jarvis, Covington Corporate Planner Mr. R. Gudmundson, Covington Corporate Engineer Mr. M. Schwartz, Town Center Attorney Mr. S. Lieberman, Town Center Developer Ms. T. Ryan, Town Center Landscaper Mr. A. Haeger, Town Center Engineer Mr. P. Kupritz, Town Center Planner Mr. G. Brim, Town Center Planner Mr. Cotey, Cotey/Necker Developer Mr. R. Hamilton, Cotey/Necker Engineer Mr. M. Conzelman, Cotey/Necker Attorney Mr. E. Sabes, Transportation Commission Rep. Mr. K. Carmignani, Buffalo Grove Transportation Ana. Ms. C. Cundiff, Village TRustee, Riverwoods Mr. G. Glover, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Gal, seconded by Commissioner Rhodes, to approve the Regular Meeting minutes of September 3, 1986 as amended. Approval was unanimous in favor with Commissioner Krug abstaining and the motion passed. Moved by Commissioner Gal, seconded by Commissioner Rhodes, to approve the Public Hearing Meeting minutes of September 3, 1986 as amended. Approval was unanimous in favor with Commissioner Krug abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Gal stated there was nothing relating to the Plan Commission discussed at the September 22, 1986 Village Board meeting. TOWN CENTER Mr. Truesdell gave a brief recap of his September 19, 1986 memo to the Plan Commission titled Town Center Driveway location. The developer would have to get a variation from normal IDOT standards to accommodate one of the driveways on the plan. They left the meeting with the agreement that they would try to get this variation from IDOT. There was a compromise on the 1 number of turning movements onto the center. If a permit could not be obtained from IDOT to accommodate 125 to 130 movements into the center along with Mr. Carmignani's projections for left turn movements onto Lake/Cook Road the plan would have to be reviewed again. Chairman Sheldon asked the developer to seek approval for an intersection that would handle the volume of traffic numbers that the 2 traffic engineers had agreed on. The bottom line was, that however it was handled, it had to accommodate the projected number of cars. The only way this plan would be approved by Buffalo Grove was if the developer got approval of that volume of traffic. Commissioner Gal would be interested in seeing what is being proposed for the Village. Mr. Carmignani stated IDOT has granted variations in several locations. There are a number of different concepts that address this particular problem. It is the developer's responsibility to come up with a development plan that deals with volume for IDOT. If they can do that, then the entrance can be accommodated at that location. Commissioner Goldspiel was concerned with the fact that some of the solutions could have undesirable effects. Mr. Carmignani stated that they could not only accommodate one area. They would have to deal with both Route 83 and Lake Cook Road. Route 83 cannot have preferential treatment at the expense of Lake Cook Road. The developer has agreed to this. Commissioner Goldspiel questioned what happens to that intersection when there is future development in the area. Is there any provision for the traffic as it grows. Buffalo Grove Plan Commission Special Meeting September 24, 1986 - Page 2 Mr. Carmignani stated Lake Cook Road will require 6 lanes. A requirement was made for additional right-of-way to widen Route 83 and Lake Cook Road and the developer agreed to provide that additional right-of-way as long as it does not effect the retention and setbacks on his site. Mr. Haeger stated the donation of 10' would effect the design of the project and would compress the site. Commissioner Goldspiel felt the Commission needs to make a policy about preserving the right-of-way on Lake Cook Road. Commissioner Rhodes sees a successful retail operation and a lot of traffic on Route 83. He did not want to see the lights synchronized to slow home bound residents in order to accommodate the shopping center. He did not want to see this development scrapped because of traffic problems. He would like a copy of the letter sent to IDOT from the developer. Chairman Sheldon stated the general consensus of the participants at the meeting was that the best possible benefit to Buffalo Grove was to have both centers accessible, the driveways across from each other. The design should be in the best interest of Buffalo Grove. Mr. Schwartz stated they concurred with Mr. Truesdell's evaluation of the meeting. It is important for the developer to have that drive and that it be synchronized with the Jewel intersection. They feel the problems can be solved. They have to go to IDOT to approve the plan. They are asking that they proceed forward with the understanding that they are securing IDOT's approval and if they get the intersection approval their plan would be approved by Buffalo Grove. If they do not receive the approval from IDOT they would come back to the Commission. They feel they will get a response within 10 to 14 days. Mr. Brim briefly reviewed the landscaping for the section along Buffalo Grove Road across from Wellington Hills. He stated the pond redesign eliminates the promenade and adds a sculpture feature in the center. The sculpture would have a fountain that would provide aeration. A retaining wall and a 10' bermed area from that wall to the curb line has been installed. They will have a 3' fence around the outside. It will be 6' from the top of the fence to the retaining wall. The bus stop on Buffalo Grove Road is indicated on the plan. Mr. Winkler stated his concern with the traffic. Father Duffy also stated his concern with the traffic. Commissioner Goldspiel stated Buffalo Grove Road would be 4 lanes and that will change the traffic capacity on it. With the orientation of the commercial toward Route 83 and the residential orientated toward Buffalo Grove Road, there is a better impact on Buffalo Grove Road in terms of traffic. Mr. Sabes was concerned with the entrance on Lake Cook and Route 83. Buffalo Grove Plan Commission Special Meeting September 24, 1986 - Page 3 Chairman Sheldon called a recess at 9:10 P.M. and reconvened the meeting at 9:22 P.M. Mr. Schwartz stated that the Village Staff had no problem with the private maintenance of the roads, the material specified regarding sewers, parking lot pavement standards and public street pavement. The remaining variations, Mr. Truesdell stated that, the Village engineer stated should be considered and approved. Mr. Schwartz noted the buffer variations between the commercial and residential have to go before the ZBA. They have determined that the impact of the additional right-of-way required on Lake/Cook Road and the south portion of Route 83 on retention/detention would be minimal and they would be willing to make whatever donation is required to widen Lake Cook Road. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the Town Center Master Plan dated August 28, 1986 revised September 23, 1986 as revised by Town Center Master Plan Enlargement of the same date, Buffalo Grove northern entrance and a formal reflecting pond enlargement exhibits dated September 23, 1986 subject to: 1. Agreement by the developer to donate 10' of right-of-way along Lake Cook Road and 10' of right-of-way along Route 83 for that portion of the project which is within 500' of Lake Cook Road. 2. Approval of IDOT for a design for an intersection of Route 83 and Lake Cook Road which is agreeable to the developer and the Village. 3. Granting of a zoning variation by the ZBA to allow 12' wide buffer area adjacent to the residential in place of 25' called for in the B-5 Zoning Ordinance 4. Approval of sign materials and other appearance items by the Appearance Commission as detailed plans for each portion of the proposed development are submitted. 5. Not allow a variation of sewer depth on class of sewer pipe. 6. Allowing variation of the material specifications portion of the storm sewer should it be privately maintained 7. Allowing variation of the detention basin side slope to 4:1 rather than 6:1 8. Allowing variations of the location of the detention pond on the south end of the development adjacent to the building. 9. Allowing variations of the water system so as to serve 32 units from one service point. 10. Not allow variation to the pavement construction requirements. 11. Allow variation to lot grading requirements to permit storage on areas other than drive or main streets with due regard of drainage on buildings. 12. Allow a 50' right-of-way from center line of adjacent streets provided that a 4' easement is provided for the bike path. 13. That public streets within the development be built to normal public street standards with exception of right-of-way. Also permitting the proposed pedestrian bike path system in lieu of adjacent side walk on their sidewalk plan which is dated August 28, 1986 Pedestrian Vehicular Movement Plan. Buffalo Grove Plan Commission Special Meeting September 24, 1986 - Page 4 Discussion: 1 Commissioner Goldspiel was concerned with the philosophy that the street standards can be lowered if the developer maintains them. He does not feel the ultimate burden should be on the owners and users of the streets. Mr. Brim stated the sewer depths are the same as those first discussed on the 7 acre site. j v Commissioner Goldspiel amended his motion to stated "except that the sewer { depth may be varied by going to class 4 sewer pipe north of the drainage divide line shown on the Utility Plan dated August 15. 1986". Mr. Schwartz remined the Commission that the public nature of the roadways is due to the complex financing of this development. The roadway system has been created to alleviate traffic problems and to have a pedestrian walk way. Now they are being asked to maintain the roadways according to Village standards. They will enter into a maintenance contract for the roads. They desire the motion to be amended for a standard driveway. Commissioner Goldspiel amended his motion to read "except service roads from the retail to serve where described on the plan". Mr. Schwartz stated they are suggesting that Pauline Avenue from Route 83 and extending to Buffalo Grove Road be a public roadway with the addition of Checker Road through the parcel east and including the central north/south street, and that the balance of the roadways meet driveway standards and all of these areas be publically owned and privately maintained. The motion was ammended with Commissioners Goldspiel and Rhodes concurring to state that "the developer provide the Village with a hold harmless concerning 1 the roads that will be privately maintained". The motion was amended to read "in conjunction with the design of the intersection on Route 83 north of Lake Cook Road intersection which is signalized and is the intersection to the Jewel shopping center". Mr. Schwartz noted by agreeing to donate the right-of-way between Lake Cook Road and Route 83 within 500' of the intersection, it might be necessary to vary the building setback requirements. The motion was amended with Commissioners Goldspiel and Rhodes concurring "to li read provided that the building on the out building south east portion of the property have its setback varied not more than 4 1". Chairman Sheldon tabled the motion. Buffalo Grove Plan Commission Special Meeting September 24, 1986 - Page 5 Moved by Commissioner Krug, seconded by Commissioner Rhodes that the Plan Commission make a finding of fact as contained in Zoning Ordinance Section 17.44.060.F.5.a, C iii eccept for those that are varied in the aforementioned motion. Discussion: Commissioner Goldspiel has not been part of the tax impact findings and could not consider it. Mr. Schwartz stated the proposed TIF District is for 5 years. The public hearing on this district is October 6, 1986 before the Village Board. They feel they will be able to retire it before the 5 years. It is all private placement funding and there will be no risk to the Village. Bill 1700 provides that the sales tax for TIF Districts can be used to retire the TIF District and provides for properties like the Town Center to fall within this district. All of the taxing District should have forable impact after 7 years. AYES: Goldspiel, Krug, Gal, Rhodes Sheldon NAYES: None ABSTAIN: None ABSENT: Davis, Musfeldt, Kaszubowski Katz The motion unanimously passed. Chairman Sheldon reopened the first motion for discussion. AYES: Goldspiel, Krug, Rhodes Sheldon NAYES: Gal ABSTAIN: None ABSENT: Davis, Musfeldt, Kaszubowski Katzx The motion passed 4 - 1. Commissioner Gal stated, based on what he considered are unresolved traffic issues relating to the Route 83/Lake Cook Road intersection and concern with the 49' building heights, the limited amount of open park space for a Village "Town Center", and the lack of property allowances for a future post office, library, community center, etc. , he cannot approve this development. Commissioner Goldspiel shared Commissioner Gal's concerns. In the spirit of meeting what the Village has tried for many years to achieve and in order to make this become a reality he is willing to support it. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board amendment to Section 17.44-1 of the Zoning Ordinance as shown on the drawing dated July23, 19856 revised September 8, 1986 showing the various use districts within the Town Center Master Plan. AYES: Goldspiel, Krug, Gal, Rhodes Sheldon NAYES: None ABSTAIN: None ABSENT: Davis, Musfeldt, Kaszubowski Katzx Buffalo Grove Plan Commission Special Meeting September 24, 1986 - Page 6 The motion unanimously passed. Commissioner Goldspiel was concerned with the portion of the commercial/ recreational area behind this development at Lake Cook and Buffalo Grove Road. There should be some neighborhood planning on that piece. Mr. Schwartz thanked the Commission and staff for their efforts and cooperation on behalf of the entire development team. COTEY/NECKER PROPERTY Mr. Conzelman stated they have made some slight revisions in their plan. They have satisfied all of the concerns of staff. There are 2 variations on the plan. Mr. Hamilton stated they have eliminated the truck storage area and added 11 parking spaces for a total of 66. They have a 12' setback on the front but they need a variation on the south. They have a narrower entrance. They adjusted the south portion to accommodate that turning radius of the trucks. They are required to have a side yard setback on the north equal to the building heights. They have revised the plan so that the 2nd floor will extend over the front of the building. The building height will be 24' throughout. They will require a 4' variation on the north. The ordinance provides for a setback of 12' from the parking lot. They need a variation of 2.5' from the requirement. They could take 2.5' off of the green space. Mr. Hamilton agreed that they could eliminate the 4' side walk adding 2.5' on the front and 1.5' on the back of the building for setback. They will keep the sidewalk coming from the side of the building to the entrance pushing it up to the building losing the green space in that area. Ms. Connie Cundriff of Riverwoods was concerned with the traffic on Estonian Lane. Mr. Hamilton stated they have provided underdrains to carry the water that comes to the surface away. Any water collected in the basin will be held and carried out through the system. It will raise in the basin. They have a 4" restricter in their system before it leaves the site. Commissioner Goldspiel feels he needs more information regarding the high water table in connection with the operation of the detention area. Sidewalks should be on Estonian and Milwaukee. Commissioner Rhodes agrees with the sidewalks. Mr. Conzelman stated that the soil report states they do not want this zoning in the county. That the entire property is in the flood plain which is wrong. Commissioner Gal has issue with the way the railroad ties lay out. Buffalo Grove Plan Commission Special Meeting September 24, 1986 - Page 7 Moved by Commissioner Rhodes, seconded by Commissioner Gal and unanimously carried that this plan move to the public hearing stage when all the necessary documents are in. Chairman Sheldon gave the developer the following direction: 1. The Commission needs to address in depth the issue of flood plain on this piece of property and the engineering reviewed by the staff engineer. 2. Find out the sidewalk requirements. 3. Tie down the variations. 4. Decorative and safety protection for 8' deep rail road ties in detention area. Not a split rail fence. COVINGTON Mr. Freed man explained that this site is composed of three separate pieces and three separate developers all with different problems and time constraints. It is approximately 200 acres. Mr. Jarvis stated the entire site has the flavor and the design standards equal to those of Kensington Center in Mt. Prospect. It is bounded by the Corporate Grove, and Busch Parkway on the north boundary. He outlined the area surrounding the site and the various uses. They have the Soo Line Railroad and high tension wires to contend with and they have a considerable amount of property located in the flood plain. Deerfield Road will be extended into the site. He reviewed a sketch of the entire site. Deerfield Road would connect to Busch Parkway and be a median drive parkway. There are three cul-de-sacs extending over Barclay Boulevard and one main street with a loop. The westerly portion has a cul-de-sac across the railroad tracks. There is no way to vent the property from the east across the tracks. They do not approve the extension of a roadway into the large amount of vacant land to the west. Thirty-eight surface acres are in pondage. They have taken flood plain to create the various water bodies. They are suggesting the floodway line have some major modification of Aptakisic Creek and narrow it down. They need to meet with staff on this. The lot sizes would be from 2.5 acres to 7 acres. The buildings would be office, office and showroom or R & D, office and warehouse or assembly. There would be no outside storage. He reviewed an illustration of Phase I and they would do the other phases when they are ready to build them. He showed a sketch of the landscaping. They will have berms with a 3:1 slope they prefer 4:1. They are providing a 100' right-of-way, 4 lanes of 26' of pavement and a 20' median for Deerfield Road extended with two 14' boulevard areas. The looped road would be a 60' right-of-way with no parking on the street. The cul-de-sacs would have 150' diameter and approximately 30' island with 32' or 36' roadway going around the island. They would hold a parcel out for 5 years for the railroad station. Buffalo Grove Plan Commission Special Meeting September 24, 1986 - Page 8 Mr. Gudmundson reviewed the engineering sketch. He reviewed the utilities. There is an existing 21" sanitary sewer on the north/south and on the east/west they have a trunk sewer. They have several connections for water on 12' watermain stubs. The site can be very well served with sanitary sewer and watermain. The entire site is tributary to Aptakisic Creek. He explained the detention. They tried to use most of the floodway section for compensatory storage to be able to use more of the land. Lakes 6 through 11 would be connected. The list of variations was given to Mr. Truesdell for his review and report to the Commission with recommendations at the next workshop. It will cost $800,000.00 to $900,000.00 to put in Deerfield Road. Mr. Sabes stated that in 1990 there would be 5 trains in and 5 trains out of the area with 36,000 riders. This would call for 6 to 7 acres for the rail station. Chairman Sheldon asked Mr. Sabes to give the Commission any updated information on the train station and figures on the financing for its next workshop on this site. Mr. Sherman suggested that the name be changed from Covington as it has been used in Buffalo Grove already. Commissioner Gal stated the plan looks good but would like to see the variations. Commissioner Rhodes agreed with Commissioner Gal and was concerned about the name. Commissioner Goldspiel was concerned about the use, which is not in accordance with the master plan. It would be a site that is empty at night and on weekends, the train intersection, cul-de-sac on the west of the railroad track he would like to see connected with a road that would come in with the development to the west and pedestrian access. Commissioner Krug liked the concept but was concerned with the variations. How will it effects the surrounding properties. Chairman Sheldon suggested the developer give some thought to recreation areas and bus routes. ADJOURNMENT Moved by Commissioner Krug, seconded by Commissioner Gal, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 12:31 P.M. Respectfully submitted, -6C k-k 71j Kathleen Comer Recording Secretary Buffalo Grove Plan Commission Special Meeting September 24, 1986 - Page 9 APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Special Meeting September 24, 1986 - Page 10