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1988-06-08 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Pekara Property Town Place June 8, 1988 Chairman Sheldon called the regular meeting to order at 7:34 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug - left at 11:38 P.M. Mr. Rhodes Ms. Howard Mr. Braiman Mr. Case Mr. Rubin Mr. Rosenston Commissioners Absent: None Also Present: Mr. J. Nelson, Planner, Pekara Property Mr. L. Freedman, Attorney, Pekara Property Mr. G. Richmond, Developer, Pekara Property Mr. L. Johannesen, Developer, Pekara Property Mr. S. Lieberman, Developer, Town Place Mr. M. Schwartz, Attorney, Town Place Mr. R. Cluet, Architect, Town Place Mr. L. Skiba, Architect, Town Place Ms. T. Ryan, Landscaper, Town Place Ms. M. Cohen, Horatio Gardens Resident Mr. L. Hames, Resident Mr. W. Reid, Village Trustee Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Krug, to approve the Special Meeting minutes of May 11, 1988. Approval was unanimous in favor with Commissioners Goldspiel, Rhodes and Rubin abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Krug, to approve the Regular Meeting minutes of May 18, 1988. Approval was unanimous in favor with Commissioners Goldspiel, Rhodes, Krug and Rubin abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Krug, to approve the 2 sets of Public Hearing Meeting minutes of May 25, 1988. Approval was unani- mous in favor with Commissioners Goldspiel, Rhodes, Krug and Rubin abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Krug, to approve the Special Meeting minutes of May 25, 1988. Approval was unanimous in favor with Commissioners Goldspiel, Rhodes, Krug and Rubin abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Krug attended the June 6, 1988 Village Board meeting at which two projects were voted down, a Chili's Restaurant in the Town Center and the Mobil Oil at Lake-Cook and Weiland Roads. Several projects were referred to the Plan Commission; the Lexington Homes Archdiocese site, a pizza restaurant at the Buffalo House location, Zale Commercial at Route 22 and a home building center and shops at Route 83. Commissioner Goldspiel noted that he had been appointed to a commission of 3 representatives who would work towards the commuter rail service completion. PEKARA PROPERTY Mr. Freedman briefly reviewed the history of the site. Their development will be similar in nature to the Covington Corporate Center with the same variations, road constructions and lot combinations. Mr. Nelson stated this site is 53 acres, currently in unincorporated Lake County. It abuts Buffalo Grove on its north property line. Surrounding the site to the west is Horatio Gardens, to the south a PUD of a park and townhomes, the southeast corner abuts the Lake County Water Sewage Treatment facility, the northeast corner is the Pekara subdivision. There is access through Pekara and Horatio Gardens. Primary access was to occur through the completed Corporate Center to the north of the site via Deerfield Road extension. They can extend their main access road to the Santucci Property. There are some wetlands on the site near the central portion of the site. There is a 50' landscaped buffer along the west for Horatio Gardens and south for the townhomes and east along Pekara. Their lots will comply with the standards set for the Covington Center. The Army Corp of Engineers has not reported on the wetlands on the property. There are several issues that have to be resolved on this site. They have retained an environmental consultant in order to speed this process up. He then reviewed the buffer and landscaping for the west, south and east. The berm would be a minimum of 6' to 8' in height. They would prefer to have a 10.5' parkway and meandering bike path. For the next workshop the homes will be more clearly depicted on the plan noting their placement in relation to the site. The office buildings will be 65' from the residential. Michael Avenue is undedicated and not built on their site. On the west there is a 33.5' row for Michael Avenue. The developer has offered the residents he met with, to give them this undedicated land or add the other half of Michael Avenue to his buffer. Buffalo Grove Plan Commission - Regular Meeting - June 8, 1988 - Page 2 i 'I Mr. Freedman noted the lake County Waste Water Treatment Plan might want to acquire a portion on the southeast end of this site for their expansion. Mr. Nelson stated Lots 1, 26, 27, 15, 54 and 70 meet the minimum 50' width and are plotted as such because of the easement. For the next workshop they will provide a sight line on the berming plan, how the mechanicals and dumpsters will be screened, the lighting on the buildings and what the backs of the building will look like. Commissioner Goldspiel pointed out the variations on the water depth and ponds present a different situation than the Corporate Grove, taking the wetlands into consideration. He was concerned about the soil quality wetland issue, traffic safety and sewer treatment expansion. He pointed out that the residents near Lots 26 and 27 have their side yards near the site and because of this height restrictions should be imposed. Mr. Johannesen noted they have done some soil borings and have found that the land is buildable with the exception of the wetlands. The Santucci property could be built in the character of a business park. The lowest part of their site is to the southeast. The wetlands would be maintained by an Asso- ciation. Commissioner Braiman was concerned with the landscaping being too close to the bike path and causing a problem for the fire equipment. Commissioner Rosenston was concerned with the depth of the wetlands and safety. He suggested a fire access be located near the end of the long cul-de-sac. Mr. Johannesen noted construction traffic will enter through the Covington Corporate Center to their site. They are aware of the flooding in the Pekara development. The berming would go in as soon as the mass construction begins. It will be maintained by the developer and then an Association. Commissioner Rubin would like to know what the berming along the east sides would do to those homes in terms of flooding. Mr. Pfeil was directed to review the variations for the second workshop to make sure they are the same as those approved for the Covington site along with the right-of-way. He will review the 20' wide bike path easement, the drainage on the adjacent properties and a location of the flood plain. Chairman Sheldon explained the planning process for the audience. Ms. Cohen noted their subdivision is not known as Horatio Gardens but Country Green and that she was not notified of the developer's meeting with resi- dents. A resident who lives near the site stated they already have a berm on one side for the Soo Line, one for the Corporate Grove and now with this berm he was concerned with noise and flooding. Mr. Hames was concerned about maintenance of the berms. Buffalo Grove Plan Commission - Regular Meeting - June 8, 1988 - Page 3 Ms. Wegal was concerned with the wetlands, dumping and traffic. TOWN PLACE Mr. Skiba reviewed a slide presentation depicting projects that have the type of development they plan to use interms of landscaping, motor courts and character of buildings. They have reduced the townhomes from 72 to 70. The east area will provide a minimum of 25' landscape buffer between the retail and residential in conjunction with the 12' buffer on the commercial. They eliminated an acute angle near the boulevard, relocated a drive and offset it so that it does not compete with the commercial access near Route 83. They have developed parking areas for the multi-family providing 39 parking spaces for each lot with 40 spaces under the building for a total of 1.7 cars for the 50 units each in the 2 two story buildings. There are 41 additional visitor spaces throughout the project in addition to the townhome spaces, 2 in the garage and 2 on the drive per unit. They have eliminated almost of the motor courts. Those that are still there do not connect with other parking. The elderly housing will have a .45 cars per unit. They did designate additional parking for a 1:1 ratio for the elderly units. He reviewed a detailed plan of the northwest quadrant of the project depict- ing the fact that they have removed the drive access near the building corner and relocated it. They have a drop off area for each of the multi-family buildings. The condominium building will have 1250 square feet per unit, 50 units each per building. Both buildings will be at grade with a total height of 62' . They are providing 1.7 parking spaces per unit, with extra parking adjacent to the building. The roadways will be constructed to Village standards but private. This was done in order to qualify for the TIF fund- ing. In terms of public access to the water, they have constructed several gazebos, two of which are trellised. He reviewed elevations of the townhomes. There will be 6 units per building, 28' to the top of the roof constructed of face brick and stone on all 4 sides. He reviewed a rendering of the condominiums. The buildings will be 49' to the cornice line. The approved building would have been 59' high. He reviewed an overlay of the approved buildings and the new plan. The new plan will have less of an impact on the homes to the west because they are smaller than the buildings approved The engineering plans have not been finalized yet but will be ready for the next workshop and the public hearing. Ms. Ryan reviewed the landscaping plan. Mr. Skiba noted they have requested a 40' right-of-way variation which would allow them to construct the 27' roads and sidewalks. They would install the street lighting as a public improvement. They are not designing the elderly care building or requesting approval for it with their plan. They are showing additional and banking in the formal garden which would be used for addition- al parking for the elderly care building to provide the 1:1 ratio. He passed out a study of parking for the elderly homes. The dry detention will be Buffalo Grove Plan Commission - Regular Meeting - June 8, 1988 - Page 4 constructed by the town center developer when that part of the project is developed. The elderly care building was to be 49' high. Mr. Schwartz noted the roads are public access easement, not dedicated roads, according to their agreement with the Village. Commission Rubin was concerned with the parking and the 62' height of the building. Chairman Sheldon pointed out that this plan does not open up the vista to St. Mary's as the previous plan and the architecture was more compatible with St. Mary's on the previous plan. Commissioner Rhodes was concerned with the height of the condominium buildings. Commissioner Braiman would like to see the vista open from this site to the elderly homes. Some discussion took place regarding the green space for the Town Center and the vista of the site to it and St. Mary's. Mr. Skiba noted they have moved the building in near the retail and buffered them from the roadway where trucks would be making deliveries. There will be a bus stop near the elderly housing. Commissioner Krug left the meeting. The Commission was polled as to whether the plan should to to a public hearing or if it should be reworked to bring the green space back to the multi-family homes. Yes indicates the plan should go to a public hearing. AYES: Rubin, Howard, Rhodes, Rosenston, Case NAYES: Braiman, Goldspiel ABSTAIN: None ABSENT: Krug The pole was favorable 5 -2 Commissioner Goldspiel stated provision for a bus turn around as appears on the proposed plan was required. Mr. Schwartz indicated it was difficult to secure approval for a turn around and Commissioner Goldspiel explained that it should be pointed out to the authroity, that this was a layover point rather than merely a bus stop and was needed to keep the bus out of car traffic. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Case, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:54 P.M. Buffalo Grove Plan Commission - Regular Meeting - June 8, 1988 - Page 5 Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission - Regular Meeting - June 8, 1988 - Page 6