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1977-12-14 - Plan Commission - Minutes WORKSHOP MEETING BUFFALO GROVE PLAN COMMISSION Henderson/Koch, Highland Point, Otis O/R, Anden/Hawthorne December 14, 1977 In Chairman Genrich ' s absence, Vice-Chairman Harris called the meeting to order at 8 :30 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present : Vice-Chairman Harris Mr. Goldspiel Mr. Kandel Mrs. Force Mrs. Sheldon Commissioners Absent : Chairman Genrich Mr. Shields Mr. Capitel Also Present : Mr. Ed Henderson, Henderson/Koch Mr. Richard Glauner, Henderson/Koch Mr. LeRoy Harms, Henderson/Koch Mr. John Sloan, Attorney, Henderson/Koch Mr. Gerald Estes, Land Planner, Henderson/Koch Mr. L. A. Guggemos, Standard Pacific, Highland Mr. Jerry DeGrazia, Anden Corp. Point Mr. Perry Snyderman, Attorney, Anden/Hawthorne Mr. James Mikes, Attorney, Anden/Hawthorne Mr. Kurt Wandry, Balsamo/Olson, Anden/Hawthorne Mr. Tom Fennell, Director of Community Development and Planning Henderson/Koch Mr. Estes stated that the subject property includes three parcels of land that lie between Route 83 and Weiland Road. It is north of the Lake Cook Road extension. The Henderson and Harms parcels are presently unincorporated and are zoned UR-2 . Mr. Glauner ' s parcel is in the Village and is zoned R-8. This property is adjacent to the Village Center and is influenced by it. In turn, the Village Center is influenced by this development. The property to the north is Plan Commission W.S. 12/14/77 -2- is presently zoned CB in Lake County or B-2 in the Village. In the original comprehensive plan all of these properties were to have a business district type of classification. There was further dis- cussion of the surrounding zoning. Mr. Estes stated that the proposed plan has been designed so that it allows for a natural continuation of development on the adjoining properties. It provides for the eastern half to be developed in a multi-family use with an internal circulation system that provides for a degree of privacy and control. There are only two points of access into the residential area. The internal plan provides for the potential extension of the internal driveway network to the properties to the north, if it should be desired. Mr. Estes went on to state that the west half of the Henderson/Koch parcel is planned for development with a low-intensity type of commercial use with uses that would not be competitive with the Village Center plan. There are several alternatives to the devel- opment of that property. They are indicated as A, B and C. The alternative shown on the plan is C. Alternatives A and B are very similar. They have provided for the principal in and out entrance to the commercial property along Route 83 at the extreme northwest corner of the property so it could be shared with the existing commercial zoned property to the north. They have provided an extension of the bike path through the center of the commercial site. Mr. Estes described the buildings as being generously set back from Weiland and Lake Cook Road as well as Route 83 with a continuous landscaped front provided. They have also provided internal amenities. The architecture will be basically compatible between the commercial and multi-family. They have tried to keep the scale about the same. Mr. William Meinholz, Engineer, stated that there seems to be a natural dividing line in the property which coincides with the business district and residential. The retention required in the commercial area would be about .6 acre feet. They plan on retaining this in the parking area itself with the release onto Route 83. Regarding the retention for the residential area, Mr. Meinholz stated that it would be about 1.0 acrea feet. This would be retained partially in the parking area and partially through a swale area developed along the highway. A release structure would be incorporated on Weiland where the sewer system now ends for Lake Cook Road. There is a water line running along Lake Cook Road and they will hook up with the sewer from Centex. Regarding the sewer from Centex, Mr. Fennell stated that this is an 8 " line and they have to find out if this would be enough Plan Commission W.S.12/14/77 -3- capacity before this goes too far. Mr. Henderson stated that Mr. Rapp had previously checked this out and there was sufficient capacity in that inlet. Mr. Sloan stated that they are asking for a general PUD. This calls for a mixture of residential and business. With the amenities they are offering, they feel they comply with the 13.75 units per acre. They are aware of the ordinance regarding school and park donation require- ments and will comply. Their donation will be in cash in lieu of land. Commissioner Goldspiel was concerned about the funeral home being located near the residential. Mr. Estes stated that it is their intention to design the commercial to be compatible with the residential. The people from the funeral home have also expressed a desire to be located away from the residential. They would prefer a central location or even a corner location. Commissioner Goldspiel asked that the developer address himself to the traffic pattern, loading facilities, etc. , as they get further into the planning (with regard to the funeral home) . Commissioner Goldspiel asked if the developer had the approval of the governmental agencies regarding the traffic and access onto Lake Cook Road, Route 83 and Weiland Road. Mr. Estes stated that they have been in contact with Lake County (they have jurisdiction on Weiland Road) . They would approve of the intersection with Weiland immediately opposite the one into Centex. The Lake County Highway Department also acts as the planning agency for the state relative to Route 83. The developer has also been in contact with Cook County which has jurisdiction on Lake Cook. They see nothing presently that would pre-empt the continued planning along these lines. Commissioner Goldspiel felt there should be a buffer on the perimeter of the commercial area and also between the commercial area and the area on the north. He was also concerned about the swale and asked if there is any flood plain on this property. Mr. Sloan replied that there is no flood plain. Mr. Meinholz stated that the maximum depth of water would be about 22 feet in a 100-year storm. Commissioner Goldspiel suggested that it would be more desirable to have a berm than a swale and then figure out another way to handle the detention. Mr. Meinholz replied that right now the road is higher than the property. They have to bring in fill. Mr. Sloan added that they will be doing extensive landscaping. Commissioner Force was concerned about the bike path and the way it was carried through the multi-family. She wondered if they would make any designation for the bike path through the parking area. Mr. Sloan replied that the parking lot is a small one. They feel they will run into more difficulty where the bike path crosses Lake Plan Commission W.S. 12/14/77 -4- Cook Road. There is the potential, however, of bringing it along the front of the commercial and back up north again. This was depicted on a plan displayed by the developer. Commissioner Force stated that because of the traffic on Route 83 she would be concerned about the traffic generated by the funeral home and a financial institution. Mr. Sloan replied that they reviewed this with the highway department and their main concern was not with the high volume of traffic but with the total number of intersections. The plan they have worked out helps this out somewhat when the site to the north are developed and they share the entrance. Because of the town center, Commissioner Force asked if there was every any consideration of making this entirely multi-family. Mr. Sloan replied that they had not considered this. The best use for this property is commercial because the surrounding property is zoned commercial. In response to Commissioner Force, Mr. Sloan stated that they will have basically two-bedroom and some one-bedroom units. They would be more than the average size so they would be suitable for condo ownership. Mr. Henderson added that they are leaning toward the condominium concept. Commissioner Kandel stated that he is primarily concerned about the commercial versus the high-density residential. If they allow this to be developed, the property to the north would become com- mercial also. This would cause a problem across the street in the town center. He added that it appears that they just added the residential to the east as a bargaining point to get the commercial. Mr. Sloan stated that the commercial is what makes this development financially viable. In response to Commissioner Kandel, Mr. Henderson stated that they expect the residential to be developed sooner than the commercial. Commissioner Kandel asked if it would be possible to have an under- ground structure rather than the swale. Mr. Meinholz replied that the swale would be developed as part of the lawn area. It would not be a ditch, just a depression. Commissioner Sheldon stated that she does not share the concern about having the funeral home next to the residential. It seems that this might be a nice buffer between the commercial and residential. She added that she is concerned about the location of this development in relation to the town center. Plan Commission W.S. 12/14/77 II -5- Commissioner Harris asked if the landowners planned on forming a partnership to develop the property. Mr. Henderson replied that they are joint petitioners at this point and will enter into a joint venture agreement. Commissioner Harris stated that according to the ordinance, it is required that the property be under a single ownership at the time of the application. Mr. Sloan replied that they can arrange this prior to the Public Hearing. Commissioner Harris added that even though the developer may be going with B-2 zoning, they must adhere to the regulations of the B-3 Planned Business District. Commissioner Harris felt that if the road in the commercial area is to be extended to the north, it should be constructed as a dedicated roadway and then dedicated. Mr. Sloan stated that they did not plan on this being a dedicated roadway. They had planned on it being a connecting driveway. Commissioner Goldspiel stated that the Village requires sidewalks on all the streets (Lake Cook, Weiland, and Route 83) . Commissioner Harris stated that he wished to call the developer ' s attention to the PUD Ordinance which requires certain things at the time they make application. One of these requirements is a traffic survey. Mr. Sloan, stated that this would be difficult because there is no traffic on Lake Cook Road at the present time. Commissioner Harris asked that the developer also provide- a land- scape plan and a statement on the planned recreation facilities and how they will be handled. At the request of Mr. Fennell, Commissioner Harris polled the Plan Commission on whether they could accept the general concept of the plan. Commissioner Goldspiel stated "yes " with reservations, Commissioners Force, Kandel and Harris stated 'fires " and Commissioner Sheldon stated "no". Commissioner Harris suggested that the developer ask for B-1 zoning rather than B-2. Mr. Sloan agreed to prepare a list of allowable uses for the annexation agreement. Mr. Fennell stated that with a PUD they will be restricted to whatever they have on the plan and would have to come back for approval for anything different. Commissioner Goldspiel asked that the developer also furnish the Plan Commission with a tax impact study for the Public Hearing. Plan Commission W.S. 12/14/77 -6- Highland Point Units II and III Due to the fact that tonight ' s meeting had been advertised as a Workshop Meeting, the Plan Commission was unable to take action on the approval of the final subdivision plats for this development. It was agreed that a Special Meeting would be called for 8 :00 P.M. on Monday, December 19, before the Village Board met on this to take action. However, they would discuss the plats tonight in order to be prepared to make the recommendation on Monday night. Mr. Fennell stated that the plats substantially met the requirements. They are in substantial conformance with the accepted plan. There are a couple of less lots. Mr. Guggemos :stated that Unit III is unchanged and the Unit II plan shows 44 lots and they ended up with 42. There was a short discussion regarding the setbacks in Unit III. Commissioner Harris questioned the 17 ' setback along Highland Grove between Fox Hill and Wakefield. It does not conform to the reverse corner lots. Mr. Guggemos stated that this is in-conformance with the annexation agreement. The Plan Commission agreed on this point after a short discussion. Commissioner Kande], stated that-he would.make a motion to recommend approval on these plats on Monday night. Otis Office and Research The Plan Commission set Wednesday, February 1, as the date for the Public Hearing on this development. Anden/Hawthorne Mr. Snyderman stated that since the last meeting they have moved the multiple-family into approximately a 15 acre tract rather than 10 acres. They have done a tax study as related to the impact on the municipality and have also come up with a prototype of a unit that will market in Buffalo Grove. The summation of the tax impact to the community is that there is effectively no difference to the Village. If anything, it is a plus from the original. Mr. Kurt Wandry, Director of Planning for Balsamo/Olson, reviewed the tax impact study with the Commission. In conclusion, he stated that on an annual basis, the final alternative plan will carry its own weight. In response to Commissioner Force, Mr. DeGrazia stated that they would like to be constructing the multi-family this coming summer. Plan Commission W.S. 12/14/77 -7- Mr. Snyderman presented the Plan Commission with material showing the unit they plan to develop in the multi-family area. He asked that they disregard the three alternatives which had been mailed to them in their packet for tonight ' s meeting. He was asking the Commission for their feeling on this general concept. Commissioner Harris voiced his concern about making a public state- ment without some type of plan. He wondered how the Plan Commission could evaluate this project without a plan for the multiple-family. The developer said he would get this plan to the Commission as soon as possible. Commissioner Harris stated that the mix of single-family and multi-family is now favorable but would like to have the developer look at the street design within the total plan. The Plan Commission has always made the effort to have the streets designed favorably for the schools. He thought in a number of instances the cul-de-sacs could be flipped around. The developer stated that he would take this into consideration. Commissioner Harris stated that he would like to have the multi-family started before the developer was 50% finished with the single-family. The developer stated that he would try to do this. Commissioner Harris polled the Commission for their feeling on the concept presented by the developer. All were in favor of it. Commissioner Harris was amenable to' it on the condition that the developer present the site plan for multiple-family and also agree to the phasing stages. (Build 50% of the single-family and then begin the multi-family.) The meeting adjourned at 11 :45 P.M. Respectfully submitted, Linda Isonhart Recording Secretary Plan Commission W.S. 12/14/77