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1977-01-19 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Evert/Welbel January 19, 1977 Chairman Genrich called the meeting to order at 8:20 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Goldspiel Mr. Jacobs Mr. Kandel Mrs. Force Commissioners Absent: Mr. Shields Also Present: Mr. Robert Brandwein, Attorney Mr. Robert Johnston, Architect Mr. Peter Bianchini, Developer Mr. Bart Delaney, Engineering Aide Mr. John Marienthal, Trustee Mr. Carl Rapp, Director of Community Development Approval of Minutes Commissioner Goldspiel moved to approve the minutes of the Regular Meeting of January 5, Commissioner Mendenhall seconded the motion. The motion carried that the minutes be approved. There were no changes or corrections. Evert/Welbel In response to a request from Chairman Genrich, Mr. Brandwein explained the status of the development at this time. He stated that at the last meeting with the Plan Commission in December the proposal for annexation and zoning was discussed and a number of the commissioners requested a specific site plan. Mr. Welbel is the owner and applicant and has the right under contract to request -the annexation and zoning. They are requestion a zoning for R-8. Since the last meeting they have met with Mr. Larson and Mr. Rapp and discussed the manner in which they could prepare an annexation agreement which would be acceptable to the Village. This annexation agreement was distributed to the Plan Commission at an earlier date. Mr. Brandwein added that the agreement is consistent with the initial request and refers to a general development plan. Plan Commission Page 2 January 19, 1977 Mr. Brandwein stated that without changing the status of the owner they have contacted Mr. Bianchini from the Lexington Development Corporation, He added that he hoped a date could be set tonight for the Public Hearing. Commissioner Goldspiel asked what the Public Hearing will be held on. Mr. Brandwein replied that it will be on their request for annexation and zoning to R-8. The plan presented at tonight' s meeting (Exhibit #128-2) showed a:3.10 acre commercial site. Commissioner Goldspiel asked if this is included in the Public Hearing. Mr. Brandwein stated that the annexation agreement does not cover it and it is something that needs to be worked out. Mr. Johnston explained that 1-3- acres of the commercial is a life estate. Mr. Welbel owns the land but the previous owner will continue to live on it for the remainder of his life. Mr. Johnston stated that the plan uses a loop road scheme. This would have to be used in any plan developed on this site. There is a continuation of the bike path which is contemplated in the Zale Development through the north and continues down further south to future developments. Mr. Johnston stated that the unit is essentially an eight-flat. There are four units on each floor with attached garages. Chairman Genrich stated that prior to the time a Public Hearing date is set, the Plan Commission would like to know whether the request is for R-8 or a combination of residential and commercial. Mr. Bianchini stated that they feel that commercial is a good use for this land. It is not necessary that they get it in order to get the property and develop it. However, they feel it is the best use of the property because of the heavy traffic on the roadways near it. They would like to get the feeling of the Village as to putting commercial in this area so they can finalize their plans. Upon polling the Commission in this regard, the general feeling was that they would prefer not to have commercial in this area. Mr. Bianchini stated that the land plan and building work together and the building is something that is unique in concept from a townhouse and fourplex. It is the answer to a medium density type of development. It answers the need for a use of a density of about 12 with something other than a townhouse. The building can be divided in two, each half being divided in two. The living areas are oriented to the back of the unit and when the green belts are put in it Works with the building. The building is designed with a number of off-sets that allow private areas for the residents. The buildings are put askew so there is no direct back-to-back layouts of the buildings. Mr. Johnston stated that in terms of overall planning, they will still be using the loop road system from Paulina in the plan without commercial. The recreation space is located close to the bike path. There is a continuation of the walk pattern through the open space. There is 1:1 covered parking. Every unit has garage space. There is also a one car apron adjacent to the entry. Scattered throughout the plan are additional guest parking spaces. Plan Commission Page 3 January 19 , 1977 Mr. Johnston stated that there is a 24' wide pavement on the interior streets with a minimum 80' radius on the turnarounds. The density of the development is slightly less than 12 not including the commercial. This would remain approximately the same with replanning including the commercial area. There are 236 units (not including the commercial). The total required land for cash donation for the plan the way it stands is a little larger than six acres. This will have to be recalculated. Commissioner Mendenhall asked how many people would be generated by this development. Mr. Johnston replied that the calculations were made on 50% two-bedroom and 50% three-bedroom and the required park land dedication was based on 5.5 acres per 1,000 people so the total population is about 700-750. The school land dedications are one acre in elementary, 2/3 acre in junior high and 1/2 acre in high school. Commissioner Mendenhall stated that he thinks there are too many exits onto Pauline. Mr. Johnston stated that up to this point Pauline Avenue is a major street and it is a connector street. However, it is not as busy as Busch Road. It will carry traffic though, and consistent with that they tried not to face any units on it. The exits are very consistent and they have tied them into the access with Zale. No garages open directly onto Pauline Avenue and Mr. Johnston feels there is enough separation between exits. Commissioner Mendenhall asked how high the buildings are. Mr. Johnston replied that they are two-story with one-story elements. In response to a question from Commissioner Mendenhall regarding the detention area, Mr. Johnston stated that they have maintained a natural ridge and because of this the two corners at Weiland Road and Route 83 are the right place for open space. This is the natural way it drains. Commissioner Harris asked if the developer will be buying the l- acre that is in the life estate. Mr. Johnston replied that it will be treated as a life estate. It should be considered only in the fact that it is there and will be zoned for multiple-family. There will be no construction on this site until such time as the existing building does not exist. Commissioner Harris asked why they selected R-8 as a zoning classification. Mr. Brandwein replied that it provides sufficient density but not so much density as to cause concern. Commissioner Harris stated that he feels they are going for pretty high density for a low-rise building. He added that the streets are too narrow, guest parking is a problem and they haven' t shown any sidewalks. Mr. Johnston stated that there will be sidewalks. Commissioner Harris asked about the type of ownership and Mr. Brandwein stated that it will be condominium. He added that there will be an add-on type of association. As each unit gets developed they get added to the original association and it continues to grow. Commissioner Harris stated that he has difficulty relating condominiums to R-8. Mr. Brandwein stated that there is a problem when you try to be creative and fit into definite categories and rules that have grown up 1 plan Commission Page 4 January 19, 1977 over 20 years. In another development they stated positively in the zoning documents and annexation agreement what was necessary to create what they wanted. That is what they are trying to do with the annexation agreement. Commissioner Harris responded by stating that this is what the PUD was created for. He asked why they aren't using it. Mr. Brandwein replied that R-8 was the suggestion of the Staff. Chairman Genrich stated that the standards in terms of what they intend to do apparently are not met. This plan does not meet R-8 requirements. At present it is not known whether the plan meets the equivalent of the R-8 PUD. The developer should decide which classification they want to meet and see that the plan meets these standards and the instances that the requirements can' t be met should be identified. Discussion followed concerning the type of zoning that should be asked for. Chairman Genrich stated that the Plan Commission is very strong in following the PUD' s standards. He asked the developer to meet with the Staff before they make the final draft and check the aspects of the PUD ordinance out. He also asked that they get some input from the Staff regarding parking requirements. Commissioner Keister asked that the developer be made aware of the fact that they should list any variations there may be. Commissioner Goldspiel asked if they would be doing landscaping comparable to that shown in the brochure that was submitted. Mr. Bianchini replied that it would be landscaped similar to Lexington Green in Schaumburg. They have just purchased a nursery so they can get good landscaping. Committee and Liaison Reports Commissioner Kandel stated that he found many errors in the Parking Ordinance, especially in wording. He added that it needs to be reviewed section by section and suggested that the Plan Commission wait to see what action is taken on it before going any further. Commissioner Kandel reported on the BZA meeting he attended. There was a discussion regarding the recreation center and Commissioner Kandel asked that the Commission be polled regarding their feelings on this. A poll was taken. Commissioners Mendenhall and Jacobs abstained and the remainder of the commissioners present were opposed to the recreation center being developed in this location. Commissioner Kandel will draft a statement to the BZA in this regard. Commissioner Keister stated that he attended the Village Board meeting Monday night. He asked that the Commission be polled regarding their feelings on the purchase of the golf course and that a statement be made to the Village Board. Commissioner Harris abstained and the other commissioners present were in favor of the purchase of the golf course. Commissioner Keister will draft a statement - for the Plan Commission. Commissioner Mendenhall read a statement he had drafted in response to Trustee Bogart's memo of January 6. The majority of the Commission agreed Plan Commission Page 5 January 19, 1977 with the statement. Commissioner Goldspiel stated that he wanted to go on record as being opposed to it. Commissioner Force abstained. Mr. Rapp asked for some input from the Commission regarding the construction of the bike path along Arlington Heights Road. He would like their opinion on the material and width. There is a choice between 8' asphalt and 5' cement sidewalk. Chairman Genrich asked Commissioners Goldspiel and Keister to draft a proposal on this and come back to the Plan Commission with it. Commissioner Goldspiel made a motion to adjourn and Chairman Genrich seconded the motion. The meeting adjourned at 10:50 P.M. Respectfully submitted, r --s) H1/4sLOI.ML4Z.Ai- Linda Isonhart Recording Secretary APPROVED: Carl Genrich, Chairman Li