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1986-07-30 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Town Center Plat of Dedication - Buffalo Grove Road July 30, 1986 Chairman Sheldon called the special meeting to order at 7:31 P.M. in the Buffalo Grove Youth Center behind the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt Mr. Gal Mr. Rhodes Mr. Katz Commissioners Absent: Ms. Kaszubowski Also Present: Mr. Stanley Lieberman, Developer, Town Center Mr. J. Brim, Architect, Town Center Mr. P. Kupritz, Architect, Town Center Mr. A. Haeger, Engineer, Town Center Ms. T. W. Rion, Landscaper, Town Center Mr. S. Taxman, Marketing Expert, Town Center Mr. M. Schwartz, Attorney, Town Center Mr. R. Sherman, Buffalo Grove Resident Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES 1 Moved by Commissioner Davis, seconded by Commissioner Goldspiel, to approve the Public Hearing minutes of July 16, 1986. Approval was unanimous in favor with Commissioners Davis, Krug and Gal abstaining and the motion passed. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, to approve the Regular Meeting minutes of July 16, 1986. Approval was unanimous in favor with Commissioners Davis, Krug and Gal abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Musfeldt attended the July 21, 1986 Village Board meeting where a subdivision south of Dundee Road on Buffalo Grove Road was referred to the Commission. It is the old Martin and Marbry office site which is now proposed to be retail. Another site for an apartment complex, east of the golf course, was not referred to the Commission. TOWN CENTER WORKSHOP Mr. Lieberman stated they have incorporated the suggestions from the Plan Commission into their present plan. Mr. Brim briefly reviewed the changes in the plan that were made to incorporate the Commission's suggestions: 1. The road system and access points were studied with the traffic engineer in order to alleviate the stacking problems and the in/out movements with provisions for moving through the retail and retail/office portion. 2. They have moved the access point on Buffalo Grove Road approximately 483' south of the common way drive. 3. The retail has been somewhat redesigned in order to accommodate the park and roadway system. One of the most significant factors of the plan is the incorporation through the integration of the engineering information received as well as input of the landscaping architect that make for a series of pedestrian happenings throughout the site. One of the purposes of the Town Center was to create these pedestrian experiences. The plan is substantially the same as the previous plan presented at the last meeting. They have 2 additional court yards, the parking for the elderly housing is considerably less than for other housing. There is 210 square feet of retail/office, 9,000 square feet of combined office area, 484 apartments between the elderly and the residential units with a total of 22 units to the acre. Mr. Kupritz noted: 1. They did an extensive study on the 7.5 acre parcel. They have tried to incorporate the same character of those buildings through- out the site. 2. They did a detailed material review of the 7.5 acre parcel and will use the same materials throughout the site. He reviewed renderings of the walkway system, office retail buildings, multi-family buildings and noted the buildings will be no higher than 48' and the residential would be a 4 story plus parking underneath the structure. Buffalo Grove Plan Commission Special Meeting July 30, 1986 - Page 2 The elderly housing would have a skylight over the center atrium that would be over the 48' height. The building studies are preliminary in nature. Ms. Rion stated the landscape program developed out of a blending of the formal and informal architecture. It would be formal around the fountains and in the elderly garden area. The informal landscaping would be around the bike path and outline the site. They have tried to create a public space. She then did a walk through of the plan depicting the formal and informal areas. She presented renderings of various formal and informal landscaping sites. The fountain court would have decorative pavement and setting. The Lake/Cook Road entrance would have a bridge and decorative lighting. The public open space would have a gazebo pavilion and the landscaping would work to form an amphitheater surrounded by the bike path. There would be an outdoor market area after you enter the site off of Lake/Cook Road that would have decorative pavement, lighting, tables and chairs, benches, planters and banners. Mr. Haeger noted the site is 55 acres. He referred to a rendering of the site's engineering stating there was no need for extensive grading. They will not have to haul any dirt off or on the site. It is well balanced by itself. There are 3 natural drainage areas. One intersects Route 83 and Buffalo Grove Road and drains to the Amoco station or northwest. Another near Checker Road drains west and the remainder of the site drains to Lake/Cook Road to Buffalo Creek. They propose to direct the water from the northwest to the culvert in Buffalo Grove Road and remainder of the site will be drained southerly to Buffalo Creek. They are providing wet and dry detention ponds. Sixteen acre feet of detention is required and it will be provided. They will extend the existing sewer on the south side of Route 83 south directly out of the site and will provide adequate drainage. They do not anticipate any problems with the sanitary sewer use. There are existing water mains on the east side of Buffalo Grove Road, on the east side of Route 83 and on the north side of Lake/Cook Road. They will extend the water mains and use them throughout the site. There are existing utilities on all the roads adjacent to the site for gas and electric and they do not anticipate any problems with their use. The left turn lanes and right turn deceleration lanes will be provided at the entrance depending on the traffic problems. Mr. Schwartz stated that the site first came before the Commission in January, 1985 as a 7 acre parcel. In January, 1986 they were back before the Commission with a new plan containing additional property. They feel they have now brought back this plan answering all of the questions raised at the May, 1986 meeting. The maximum height of the buildings is 48' , the landscape plan has created a pedestrian environment. They feel they have addressed the major concerns of the Commission and the Village. They would like to have a public hearing for the entire site as soon as possible. Buffalo Grove Plan Commission Special Meeting July 30, 1986 - Page 3 In response to Mr. Truesdell, Mr. Schwartz noted the 2.7 acres on Route 83 and the 1.9 acre parcels on Buffalo Grove Road are both still under negotiations. Both sites are noted on the plan. Mr. Lieberman stated they are running out of time on this project. They have put a substantial amount of money and planning into this site and made a very sincere effort to bring in a plan that the Village proposed several years ago. Mr. Brim noted the zoning ordinance variations on the out lots. The development ordinance variations are: 1. A 50' versus 54' ROW. 2. Engineering requirement of the invert elevations regarding the storm system. 3. Side slope requirements. 4. Water against the building from the pond. 5. Parking for the elderly. One space per unit is required and they propose .45 spaces per unit. It was noted that the formal garden could be used for future parking if needed. Chairman Sheldon suggested that possibly a public bus could be considered for transportation throughout the site for the elderly. In response to Commissioner Krug, Mr. Haeger noted the retention/reflecting pond will have 3.5' depth, be 300' across and approximately 3 acre feet of storage. Ms. Rion stated the pond would contain a hard edge on the side with landscaping buffer and would serve a dual purpose of pond and detention area. Mr. Brim stated the site for the Village Green will also serve as dry detention. They will use paved inverts, which are an engineering variation, to drain that site. The alternatives would be to increase the wet detention areas, decrease the requirements or try to maintain the water in the green area for a short period of time i.e. approximately for a 100 year storm it would be wet for 4 or 5 hours. The gazebo would be set up high so that it would not be damaged by the water. Commissioner Goldspiel stated the plan is innovative and he appreciates the developer trying to meet the concepts of the Village. He is concerned with the circular paved area and the multi-family building being too close to the street. Mr. Brim noted there would be 15 to 20 feet between the edge of the pavement and the detention. The street around the reflecting pond is an internal private street as opposed to an internal public street. Commissioner Goldspiel felt that cars traveling around the circle would create noise and emission problems for the residents of the building. Buffalo Grove Plan Commission Special Meeting July 30, 1986 - Page 4 Mr. Lieberman noted the only reason someone would be on that street would be for drop off and pick up. The distance from the exterior of the circle to the road behind the parking lot would contain a 20' buffer. Mr. Brim stated that the gazebo/detention/amphitheater area is open to Buffalo Grove Road and could be used for pedestrian access. Commissioner Goldspiel felt that access from the parking area to the office could be opened up so that you could see the gazebo area. Mr. Brim noted the back of the buildings in the commercial area will be finished in the same manner as the rest of the buildings. If the office area goes better than the commercial in the expandable area, it would be office and then the buildings would be finished on both sides with additional walk space. Commissioner Goldspiel was concerned with the traffic, how it will flow and how it will go in and out in the largest part of the commercial and main drive. Mr. Taxman explained that the free standing kiosks will be specialty shops and need foot traffic to survive. If these kiosks impede the major merchants in the development, they will be eliminated. The stores will be the major focal point and not the kiosks. There is adequate parking for speciality shops in the retail. One of the reasons that the plan works is the concept of shared parking. There is 1 car space for every 220 square foot of parking space or 1,000 cars roughly. The depths or physical construction of the stores does not allow for a major or mass merchant. The bridge between the 2 elderly units will have transparent glass. The theater would have 4 to 6 screen buildings. If there is a problem in the gazebo site the developer crews will take care of it. They will clean up that area. The developer feels the Lake/Cook Road entrance is critical to the development. They would be glad to adjust the entrance but not eliminate it. Commissioner Gal is not convinced about the Lake/Cook entrance. Mr. Taxman stated their first choice for a restaurant would be a delicatessen. It would serve breakfast, lunch and dinner. He suggested that the Village Green be expanded in the music store area and the land in that area be condemned by the Village for that purpose. They are requesting a 3 to 1 wet side slope and a 4 to 1 dry detention slope. Commissioner Gal requested that the parking not be a detention area. Mr. Brim stated the commercial office tower would be 55' and the skylight would be 64' . Commissioner Gal objected to the overall height of boththe commercial office tower and the skylight on the elderly housing. Commissioner Katz was concerned with the theater adjacent to the multi-family housing and the noise created by it in the late evening. Mr. Lieberman stated the retail would be closed at 10:00 P.M. and there would be parking in that area for the theater. He noted the attendance at the late performance would be small and would not create much noise. Buffalo Grove Plan Commission Special Meeting July 30, 1986 - Page 5 The buildings are high quality building that would not transmit noise easily. The theaters would have staggered hours. This area is much more strongly buffered from the residential to the theater entrance. If the theater contract does not go through, the area could be retail or office. Mr. Taxman stated the small building near the Lake/Cook entrance is probably going to be a financial institution without a drive-up facility. Commissioner Musfeldt would not like to see more traffic lights on Route 83. He would like more input on pedestrian safety at the next presentation. Mr. Lieberman noted the elderly housing would be for well care. Commissioner Musfeldt would like to see one of the gardens become parking and would like to see the parking ordinance met there. Mr. Schwartz noted the developer intends to indicate all the roadways and will come back with a more clear definition of private versus dedicated streets. Mr. Lieberman stated they will require a 4 to 1 slope on the dry detention. Ms. Rion stated the slopes that they are requesting are not unduly difficult to mow by machine. Commissioner Davis feels this not a Town Center. The municipal area is the Town Center. He did not agree with the Village Green in the middle of a detention area. The sidewalk vendors create a lot of debris. He is not sure more shopping areas are necessary with all the shopping centers that are in the Village. Mr. Lieberman feels that they have tried to listen to what the Commission and the Village had to say and they have put a lot of money into the project. They want to build a quality oriented property that the Village wants. Commissioner Goldspiel stated he is against any plan that goes over the 48' height. Commissioner Davis suggested the Village Green area be moved to the formal gardens. Ms. Rion noted that this was also a detention area. Mr. Haeger stated a variation will be required for the paved inverts which are used to back up drainage to carry the low flow into the pond and into the sewer. It does tend to keep the detention pond dry. It takes the place of subdrains. This would keep the water from saturating the ground. They are requesting a variation so that if there is no other way to dry out that area they will use the inverts. They will try subdrains first. Chairman Sheldon stated that the Commission was: 1. Concerned with the detention in the green area. She would like to see them as dry as possible. Buffalo Grove Plan Commission Special Meeting July 30, 1986 - Page 6 2. Building setbacks meet the ordinance and identified on the plan. 3. Research done by the staff on the traffic issue leading to Lake/Cook Road and parking for the elderly. In addition, looking at the parking on the site in general. 4. Concern with the 4 to 1 slope. 5. In general the sidewalks throughout the area. 6. Dedicated roads, which are dedicated and which are not. 7. Traffic pattern around the fountain area in the commercial. 8. Building heights. 9. List of requested variations. 10. Pedestrian and vehicular traffic patterns. Mr. Schwartz feels these points can be dealt with staff and would like to proceed as quickly as possible. Mr. Sherman felt the Lake Cook entrance was an asset. Would like to see the parking compartmentalized. Would like to see staff and employee parking in its own section. Asked how much parking will be staff and employee parking. Would like to see the elderly parking reserve parking. PLAT OF DEDICATION - BUFFALO GROVE ROAD Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the Plat of Dedication - Buffalo Grove Road dated May 21, 1986 subject to: 1. The addition of graphic scale. 2. Addition of the amount of acreage dedicated. Discussion: Mr. Kuenkler stated the plan was in order. The motion was amended by Commissioner Goldspiel with Commissioners Musfeldt and Rhodes concurring to read the title Plat of Dedication for Buffalo Grove Road added. AYES: Goldspiel, Davis, Musfeldt, Krug, Gal, Rhodes and Katz NAYES: None ABSTAIN: None ABSENT: Kaszubowski The motion unanimously passed. Buffalo Grove Plan Commission Special Meeting July 30, 1986 - Page 7 ADJOURNMENT Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:45 P.M. Respectfully submitted, /,.t1/00-4/ Kathleen Comer Recording Secretary APPROVED BY: *kr/Aerie-A.. //)140e/1--' Barbara Sheldon Chairman Buffalo Grove Plan Commission Special Meeting July 30, 1986 - Page 8 SUMMARY MINUTES OF PLAN COMMISSION STRATEGIC WORKSHOP July 23, 1986 The following list represents items of discussion at the subject meeting held at 911 Twist Oak Lane, Buffalo Grove which was attended by: Verna Clayton Michael Katz Gary Glover John Gal Barbara Sheldon Rosalie Kaszubowski Stephen Goldspiel Dusty Rhodes George Krug William Balling Lauron Musfeldt James Truesdell 1. The use of the Comprehensive Plan was discussed. It was concluded that developments need to conform with the spirit and intent of the plan although the land use plan itself should be viewed as having some flexibility. 2. At the time of the meeting, if the Plan Commission feels that the petitioner has not submitted adequate information, the item should be tabled to a future date. 3. A concern was expressed that too many of the same questions raised at a public hearing are raised again prior to making the motion during the regular meeting. Several Commissioners felt that questions should be limited to the public hearing. 4. General ideas were discussed concerning streamlining the review process: a. Prepare a discussion outline/checklist and review the development on a subject by subject basis. b. Summarize the findings and conclusions at the end of each meeting and reflect same in the minutes. c. Staff should resume video tape presentations. d. Staff should bring to the Plan Commission's attention any special conditions contained the annexation agreement (if applicable) . 5. When reviewing variations, staff should identify which are at the request of the developer and which are at the request of staff. If staff supports a variation, specific reasons should be given. In general it was concluded that variations should be reviewed on an individual basis and that variations do not always mean lower quality. 6. In the first workshop packet, the Staff should include all Village Board comments on the proposal. 7. A workshop should be scheduled in order to discuss "wetlands" and their value. Re pectfully submi ted, Ir =mes E. Truesdell, AICP Village Planner APPROVED BY: (4; Barbara Sheldon Chairman I�I