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1994-03-16 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 16, 1994 Edward Schwartz and Company - The Coves of Buffalo Grove Park View Terrace - Rezoning from the Office and Research District to the R-9 Multi-family District with a Planned Unit Development and Approval of a Preliminary Plan -- Workshop #3 Vice Chairman Goldspiel called the meeting to order at 7 :30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Commissioners absent: Mr. Rosenston Ms. Genell Mr. Berman Mr. Silbernik Also present: Mr. Michael Schwartz, Attorney Mr. Edward Schwartz, Edward Schwartz & Co. Mr. John Martin, JEN Land Design, Inc. Mr. John Marienthal, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Samuels to approve the minutes of the regular meeting of March 2, 1994. Commissioner Samuels requested additions to his comments on page 15, paragraph 3 regarding Town and Country's plan for the Billick property in relation to two infill parcels as well as a comment regarding street alignment. Vice Chairman Goldspiel rephrased the comments to be added as, " . . .in the planning of the lots in the Village property, provision is left so that the infill lots can be of standard size" . Commissioner Rhodes requested additional language on page 4, paragraph 5 that he would vote against approval of the Coves project if the detention basin is not properly modified to accommodate additional stormwater. Buffalo Grove Plan Comm-Regular Meeting-March 16-1994-Page 1 All Commissioners were in favor of the motion as amended and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Krug said that he attended the Village Board meeting of March 7, 1994 and the main topic of discussion was the proposed addition of theaters to the Town Center. The proposal consists of an initial four screens with future expansion to eight screens as well as a few shops and reconfiguration of an outlot. The major concern with the proposal is the parking demand for the theaters. He noted that the theater plan is being considered as a minor change to the plan approved for Phar Mor, so it will not be reviewed by the Plan Commission. Vice Chairman Goldspiel said that he attended the Village Board meeting of March 14, 1994 and the entire meeting was devoted to the Village's proposed 1994/95 budget. EDWARD SCHWARTZ AND COMPANY - THE COVES OF BUFFALO GROVE, PARK VIEW TERRACE - REZONING FROM THE OFFICE AND RESEARCH DISTRICT TO THE R-9 MULTI-FAMILY DISTRICT WITH A PLANNED UNIT DEVELOPMENT AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #3 Mr. Michael Schwartz, representing Edward Schwartz & Company, stated that the developer has prepared a revised site plan. The revised site plan includes a landscape plan and a revision to the parking area in front of building three which includes a four foot sidewalk leading to the adjacent park. Mr. Schwartz stated that one of the principal issues raised by the Plan Commission was regarding the density of the project at 10.5 units per acre. He further noted the proximity of the building to the soccer field has been a concern and he said that Mr. Martin of JEN Land Design would address these issues. Mr. Martin of JEN Land Design, Inc. stated there has been some confusion between the density of this project and that of Covington Manor. He presented the Covington Manor plan submitted in 1983 as a comparison to the proposed site plan. He noted the gross site density of the proposed project as 9. 1 units per acre. The net site density of the proposed project is 10.5 units per acre. However, the net site density of Covington Manor is 11. 8 units per acre. Therefore, the proposed project is actually a lower density than what exists at Covington Manor. Mr. Martin stated that the original detention basin designed by Manhard Consulting was located in the rear yard of the subject property. It has now been verified that the stormwater detention for this site can be accommodated in the existing Covington Manor basin to the east of the subject property. That will leave an average of 70 feet of open space from the proposed buildings to Buffalo Grove Plan Comm-Regular Meeting-March 16-1994-Page 2 the north property line. To the north of the property is a parking lot for the First Midwest Bank, a fire station and a church. He noted that there is a substantial row of existing trees along the east property line as well as a variety of trees in several locations on the site. He noted that most of the existing trees on the site are small enough to be moved to accommodate the driveways for the proposed units. He stated that the landscape plan basically provides for screening along the north property line of primarily evergreens, ornamentals and shrubbery. Shade trees are planned along the fronts of the buildings. Mr. Martin noted the soccer field in the adjacent park runs in a north/south direction with the end line of the boundary edge at approximately 15 feet from the property line. There will be a minimum 12 foot setback distance of the building. Therefore there will be approximately 27 to 30 feet separation between the soccer field and building three. He further noted that a sidewalk has been provided along the south side of the drive into building three on the west end of the property, and this sidewalk connects to the park property. Mr. Martin stated that two alternative plans have been provided in response to the Commission's request. He stated these alternative plans have been made possible due to the elimination of the backyard detention basin. The only necessity will be for catch basins in the rear of the buildings to collect water and transfer it to the existing Covington detention basin. He stated that this has given more flexibility to the plans, although the developer would still like to maximize the separation between the commercial area north of the site and the rear of the proposed units. Mr. Martin presented two alternative Concept Plans. Alternate A pulls building one back from the right-of-way of Park View Terrace so that it is staggered to the rear, still leaving 62 feet of separation from the north property line. Building two stays in the same location with 70 feet of separation from the north property line. Due to the staggering, building three gains some additional room and creates a pleasant look as one drives down the street. Mr. Martin presented Alternate B and noted that building three is turned slightly east which allows the driveway to be bent up and creates more landscaping room between the sidewalk and the existing row of trees. There are some box elder trees on the property line which can be retained. Building two stays in the same location. Building one is pivoted slightly toward an east orientation. He noted that this plan maintains a 45 foot separation from the east end of building three and 60 feet off the property line. Building two stays 70 feet off the property line and building one is 75 feet from the east and 60 feet from the west while still maintaining a minimum 30 foot setback off of Park View Terrace. Mr. Martin noted that 70 feet has been kept behind Buffalo Grove Plan Comm-Regular Meeting-March 16-1994-Page 3 building two as this is the low point where some additional catch basins will need to be provided. Mr. Martin stated that building elevations will be similar to the Frenchman's Cove project. He further noted that parking has been increased because the amount of stacking has been increased on the longer driveways. Commissioner Rhodes noted there is a report from the Wheeling Highway Commissioner regarding the detention basin which states the Township will improve the detention area and bear the cost of same. Mr. Kuenkler stated there are modifications to be made to the detention basin to be done by the Township. Commissioner Rhodes further stated that he likes the changes to the plan to provide more green space and a meandering effect for the buildings. Commissioner Krug inquired if the work needed on the Covington detention basin would be extensive. Mr. Kuenkler stated the main change will be to the restrictor valve. Commissioner Krug asked if the changes to the detention basin would eliminate the flooding in the Betty Drive area. Mr. Kuenkler stated the change in the restrictor will certainly improve the situation, but the solution for better drainage in the Dunlo area includes modification to swales and other improvements by Wheeling Township. Commissioner Howard said that she approves of the Alternate B as it answers the concerns of the Plan Commission and noted that she is pleased that the existing Covington detention basin will be used. Commissioner Howard asked where the box elder trees are situated. Mr. Martin stated the majority of the box elder trees are located near building three. Some of the trees appear to be right on the property line with some on the Covington Manor side. He noted that most of the trees will be retained. Commissioner Samuels asked if there will still be sufficient stacking space for two cars on building three with Alternate B. Mr. Martin stated with a minimum of 30 feet setback off the curb there is a good deal of parking space and the alternate plans actually help improve the parking. Buffalo Grove Plan Comm-Regular Meeting-March 16-1994-Page 4 Vice Chairman Goldspiel stated that he likes Alternate B because it gives the people in building three a better view and the people in building one are now turned a little farther from the fire station. However, he noted that he would like to see some of the pavement mass cut down at building three while still preserving the parking spaces. He asked if the extension to the two parking spaces could be eliminated. Mr. Martin agreed the suggestion to reduce the amount of pavement near building three. He said that he would revise the driveway area for building three to create more green space. He noted that this would leave building three with one less parking space on the outside but there is on street parking capability and all other units would have capability- to park more on their own driveways. Vice Chairman Goldspiel commented that this may not be advisable as it is putting more parking out front on the street. He asked if it would be advisable to use the stub of the driveway with the two parking spaces rather than having the right angle turn at building three. Mr. Martin stated the suggestion is to take the spaces off going north and just put it at the end of the drive. He noted this is really the way it should be. Commissioner Rhodes agreed that this would be a better solution. Vice Chairman Goldspiel noted a discrepancy in the side yard between the park and building three. He stated the distance on the plan appears to be closer to 24 feet than 12 feet. Mr. Pfeil stated that the engineering plan indicates that the setback is approximately 22 feet between the park and the west side of building three. Mr. Martin concurred that the setback scales out larger than 12 feet. He said that this would allow for the possibility of a slightly larger unit being built in building three and the developer is requesting some flexibility to build a larger unit if 1 there is a demand for it from homebuyers. Vice Chairman Goldspiel stated he is concerned with approving something where he has not seen the footprint and would not be disposed toward the 12 foot setback until he is certain how it would be used. However, if a 12 foot variance is still requested, he stated that he would like to see the worst case plan. 1 Mr. Schwartz stated that he plans to start building at the east side of the site with 12-foot setback, and when building three is built on the west side it will have at least a 12-foot setback from the west property line, and it is possible that this setback will be larger than 12 feet. Buffalo Grove Plan Comm-Regular Meeting-March 16-1994-Page 5 Vice Chairman Goldspiel stated that he is satisfied that the stormwater detention issue has been dealt with, the building orientations have been adjusted and the character of this project is appropriate and similar to the character of the surrounding neighborhood. However, he stated his dissatisfaction with the proposed side yard variation for building three. He noted that if there are choices to be made, larger setbacks should be provided instead of using variations for smaller setbacks. Vice Chairman Goldspiel asked for a comment on the compatibility of this design with the surrounding neighborhood. Mr. Martin stated that the building separations are greater than at Covington Manor and the density is less than at Covington and therefore this project will fit well into the existing neighborhood. Mr. Schwartz noted that the only reason for the variation request for the side yard is due to the fact that this project is a P.U.D. which requires a setback of 35 feet from the project property lines. If this project were a straight R-9 zoning, the 12-foot sideyard would not require a variation. Vice Chairman Goldspiel asked that the zoning for the existing park be checked for the public hearing. Commissioner Rhodes suggested a polling to determine which alternate plan is preferred by the Commission. Vice Chairman Goldspiel called for a polling to choose the original plan, Alternate A or Alternate B. The polling was as follows: Original Plan: None Alternate A: None Alternate B: Krug, Rhodes, Howard, Samuels, Goldspiel Tom Dimeco, Covington Manor, noted his concern with the mass of asphalt being created by moving the proposed buildings farther back from the street. He noted that these new units will have twice as much asphalt as the Covington Manor subdivision. Vice Chairman Goldspiel noted that one of the concerns expressed previously by the Covington residents was that there be sufficient parking for the proposed project and therefore these buildings have been set back to provide additional driveway parking. Mr. Martin stated the revised plan shows there will be landscaped strips between driveways to break up the paved areas. He further noted the existing trees will remain on the property. Buffalo Grove Plan Comm-Regular Meeting-March 16-1994-Page 6 1 Karen Farino, Park View Terrace, noted concern with the parking at the new project. She stated that at Covington there is room for two cars in the driveway which, in essence, leaves room for only one guest to park in the driveway. Any other guests must park on the street which is insufficient. She further noted her concern with the proposed asphalt driveways versus concrete driveways. She noted concrete driveways are much nicer looking. Commissioner Rhodes asked if Mr. Schwartz would consider concrete driveways. jMr. Schwartz stated he would look into it. Tom Behan, 522 Park View Terrace, noted his continued concern with flooding on the west side of his property which has not been addressed. Mr. Kuenkler stated any such problem should be investigated and he would be willing to meet with Mr. Behan to look at the area that 1 is receiving stormwater. Jerry Bell, 351 Park View Terrace, expressed his continued concern with the detention noting that the Covington basin still fills with water after a heavy rainfall. He further noted that there is only one access road in and out of the area via Golfview. He stated this project will create increased traffic which will interfere with his enjoyment of his home which will now be subject to much more noise, dirt and lights. He further noted that all of the wonderful green space will now be wiped out and he stated that on street parking may interfere with the Fire Department's ability to maneuver around the corner. Vice Chairman Goldspiel stated that the property is now zoned for office use, and there is a legal right for the property owner to construct a building on it. The issue before the Commission is whether this should be a residential development or if it should be an office and research site. He further stated that a portion of this property already drains into the existing Covington Manor basin and with the proposed improvements to the basin, the detention will be sufficient to handle all the needs of the area. Bill Nowack inquired if the proposed buildings will be much higher than the ones in Covington. Mr. Kuenkler stated there is a maximum driveway slope which will limit the elevation of the buildings. He noted that the site is higher than the grade of Park View Terrace, so it will appear that the buildings are higher than some of the buildings in Covington Manor. Karen Farino asked for comments on the lack of guest parking. Buffalo Grove Plan Comm-Regular Meeting-March 16-1994-Page 7 Mr. Martin stated that Covington was designed with 2 to 1 parking whereas the proposed development will provide 3 to 1 parking per unit and they will not have the same needs in terms of additional guest parking as the Covington subdivision. He noted that the proposed development will only take away five on street spaces at most. Commissioner Rhodes noted that street widths were established before Covington Manor was built and the Fire Department is able to maneuver the curve in the street. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil indicated that the next meeting will be on April 6, 1994. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Samuels and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 8:50 p.m. Res c fully bmitted, Fay Rub'n, Recording Secretary AP ROVED BY: S EP EN GOLDSPI L, Vic Chairman Buffalo Grove Plan Comm-Regular Meeting-March 16-1994-Page 8