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1990-05-09 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION May 9, 1990 Santucci Property, Milwaukee Avenue at Deerfield Parkway Chairman Sheldon called the meeting to order at 7:30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Charlette Mr. Rubin Mr. Braiman Commissioners absent: Mr. Rhodes Ms. Howard Mr. Rosenston Also present: Mr. Richard Campbell, Trammell Crow Mr. Mark Tennison, Trammell Crow Mr. Larry Peterman, By Design Mr. Steve Leimer, Envirodyne Engineers Mr. Dominic Saviano, Deputy Fire Marshal Karen Larson, Buffalo Grove Park District Mr. Michael Rylko, Buffalo Grove Park District Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Krug, to approve the minutes of the Regular Meeting of April 18, 1990. The motion to approve the minutes was approved unanimously. COMMITTEE AND LIAISON REPORTS - None SANTUCCI PROPERTY, MILWAUKEE AVENUE AT DEERFIELD PARKWAY Buffalo Grove Plan Comm-Special Meeting-May 9, 1990-Page 1 Mr. Campbell noted that the exhibits for the workshop are the Preliminary Plan dated April 27, 1990 consisting of Sheets S-1, S-2 , and S-4, and the Preliminary Engineering Plan and Wetlands Mitigation Plan dated April 27, 1990. He noted that the following changes have been made to the plan since the January workshop: 1. The alignment of Barclay Boulevard has been straightened; 2 . The number of outlots for the proposed retail center has been reduced from 4 to 3 , and the number of curb cuts has been reduced; 3 . The circulation road in the retail center has been improved; 4 . The alignment of Deerfield Parkway has been straightened; 5. A 25-foot strip of land along the west side of Milwaukee Avenue is reserved for future road widening, and will be landscaped until the State acquires the strip; Mr. Campbell commented that the proposed hotel would have 250 rooms and a meeting facility, but he emphasized that there is no imminent proposal by a developer to construct the hotel. Commissioner Charlette said that the commercial center at Milwaukee and Deerfield has too many curb cuts. Commissioner Goldspiel said that the driveway entrances into the commercial center should be located away from the front of the stores in the center. Traffic should be deflected from the front of the stores and be directed into the parking lot areas. Mr. Campbell stated that the retail center is not ready for development, so it would be premature to do a detailed site plan. Commissioner Braiman inquired if the outlots in the retail center would be sold separately, and if so, would they provide required parking to support the specific uses on each outlot. �./ Mr. Campbell said the outlots would provide required parking for their specific uses. Commissioner Braiman commented that a gas station on the north side of Deerfield Parkway as suggested by the plan is not the best location for this type of use. He said that Buffalo Grove Plan Comm-Special Meeting-May 9, 1990-Page 2 development of the outlots should be reviewed by the Plan Commission concerning site planning and uses when specific plans are proposed. Chairman Sheldon asked if the proposed fire station location is acceptable to the Fire Department. Mr. Pfeil said that the Fire Department has reviewed the location and finds it acceptable. Commissioner Braiman inquired if the fire station would require a traffic signal on Barclay Boulevard. Dominic Saviano, Deputy Fire Marshal, said an opticom operated signal may be needed, but traffic flow would need to analyzed to determine this. He said that he is concerned about the radii for turns in the proposed multi-family development. He said the an interior radius of 50 feet is needed for streets and driveways to accommodate fire fighting equipment. He said access to the apartment buildings is adequate on the plan, but if a four-story hotel is planned, the Fire Department would need access to the rear of the building. Commissioner Goldspiel inquired if the emergency access from the multi-family site to the Pekara subdivision is acceptable to the Fire Department. Mr. Saviano said the location of this emergency access lane is acceptable, but he said a pass through aisle should be created between the retail center and the restaurant to the west. Commissioner Charlette questioned the viability of the restaurant if it were to be located west of the retail center because this site has little visibility to attract customers. Commissioner Braiman inquired what approvals the developer is requesting at this time for the commercial center. Mr. Campbell stated that he needs approval for 150, 000 square feet of retail space, three outlots, and a restaurant pad. Li Mr. Campbell said that Trammell Crow needs to start the grading for Deerfield Parkway in July, so it is critical that the annexation and zoning for the property be concluded as soon as possible. He noted that site plan approval is needed for the multi-family development, and the proposed density Buffalo Grove Plan Comm-Special Meeting-May 9, 1990-Page 3 has been reduced to 14 .5 dwelling units per acre. Commissioner Sheldon inquired if the Village has other residential projects with densities as high as 14 . 5 units per acre. Mr. Pfeil said that the Windbrooke Apartments and the Lincoln Club Apartments have densities similar to what is being proposed by Trammell Crow. Commissioner Goldspiel asked if all applicable building setbacks are being met for the apartment buildings, including building-to-building densities required in P.U.D. 's. Mr. Pfeil said that it appears that applicable setbacks are being met, but the plan should include labeled setbacks between buildings as well as from property lines. Mr. Campbell noted that a setback variation is being requested on the south side of the residential development, but landscaping and fencing will be used to screen adjacent properties. Chairman Sheldon said she does think a setback variation is acceptable in this situation. Commissioner Goldspiel suggested that two-story buildings be used instead of three-story buildings in locations where the apartments would be closest to single-family residential units. Commissioner Braiman inquired about the bedroom mix of the apartment development. Mr. Campbell said 65 percent of the units would be one- bedroom, and 35 percent would be two-bedroom. He said the rents would range from $750 to about $1, 000 per month. Mr. Campbell showed a rendering of a typical apartment building, noting that the units would have balconies. He said each unit would have its own washer and dryer. HVAC units would be within each apartment unit. Commissioner Braiman asked about the location of garbage dumpsters for the apartments. Mr. Peterman said the dumpsters would be in enclosures in various locations on the site. Buffalo Grove Plan Comm-Special Meeting-May 9, 1990-Page 4 Commissioner Goldspiel inquired about the setback between the buildings and the parking lots. Mr. Peterman said a 15-foot landscaped setback would be used to separate the buildings from the parking lots. Commissioner Goldspiel asked about the proposed bikepaths on the site. Mr. Peterman said that eight-foot sidewalks would be provided on Deerfield Parkway and Milwaukee Avenue, and a bikepath would run north along Barclay Boulevard. Commissioner Braiman asked who would own and maintain the lakes and wetlands on the site. Mr. Campbell said Trammell Crow would set up a not-for-profit entity to own and maintain the lakes and wetlands. Mr. Rylko reviewed his letter dated May 9, 1990. The Park District recommends that a playground and basketball, volleyball, and tennis facilities be built as part of the apartment development. He said he projects that the apartments would generate 28 children, and there are no park facilities in this area of the Village to serve residents who live at the Trammell Crow development. He said the developer should make a cash contribution to the Park District since no public active use park land is being dedicated. Credits would be given toward the Title 19 requirement only for the square footage of recreational facilities built on the multi-family site. Commissioner Goldspiel asked how the Lincolnshire sewer on the site would be handled. Mr. Leimer said Lincolnshire requires the proposed design under the berm to ensure access for maintenance. Commissioner Goldspiel said that additional trails should be provided on the plan around the lake areas. Mr. Rylko said that these trails would not be included as credits in computing the developer's Title 19 obligation for donating cash in lieu of land. Ms. Larson said the proposed swimming pool for the apartment site is not enough to provide adequate recreation for the residents. She said a playground and basketball court are also needed. She noted that the pool would be located at the Buffalo Grove Plan Comm-Special Meeting-May 9, 1990-Page 5 corner of the apartment site, which would not be convenient for most of the residents of the apartments. Mr. Campbell said that basketball courts become eyesores, and the development would generate only a handful of children, so he doubted that a playground would be needed. He said trails are the type of recreational facility that residents of the apartments will want. Commissioner Rubin said he wants to see a playground as part of the development, and a trail system should also be developed. Commissioner Goldspiel said it would be advisable to pull the bikepath off of Deerfield Parkway and place it in the residential development. He said that a bus stop should be located at Barclay Boulevard near the residential site. He said the site plan should be reviewed by the Village Transportation Commission to determine the best locations for bus stops throughout the Santucci site. Commissioner Goldspiel said he would like more explanation of why the 25-foot strip along Milwaukee Avenue is being reserved rather than dedicated for road purposes. He said the maintenance of this strip needs to be addressed in the annexation agreement. Commissioner Braiman suggested that the 25-foot strip be created as a separate outlot, and he requested an opinion from the Village Attorney concerning this idea. Commissioner Goldspiel said he would like to receive the comments of the Village Forester concerning the tree preservation plan for the site. He said the Commission also documentation that the wetland areas won't become a nuisance. Commissioner Braiman said the developer should prepare a list of the variations that are being requested, and explain why each variation is justified. Chairman Sheldon said the next step in the review process would be to schedule a public hearing, and she directed the developer to work with Village staff on setting the date for the hearing. CHAIRMAN'S REPORT - None Buffalo Grove Plan Comm-Special Meeting-May 9, 1990-Page 6 FUTURE AGENDA SCHEDULE Mr. Pfeil said that meetings are scheduled for May 16th and i May 23rd. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Braiman, seconded by Commissioner Rubin, and unanimously carried to adjourn. Chairman Sheldon adjourned the meeting at 10 p.m. Respectfully submitted, e. f(ea Robert E. Pfeil, Village Planner Buffalo Grove Plan Comm-Special Meeting-May 9, 1990-Page 7