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1989-11-01 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Riverwalk, North Phase - Annexation B-3 Zoning and Preliminary Plan Workshop #3 November 1, 1989 Chairman Sheldon called the regular 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. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Charlette Commissioners Absent: Mr. Rosenston Also Present: Mr. Tim Beechick, Hamilton Partners Mr. Dave Olsen, Wilson, Jenkins & Associates, Architects Mr. Jeff Dietz, Landscape Designer Mr. Steve McCarthy, Lake County Forest Preserve District Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Rubin, to approve the minutes of the Regular Meeting of October 4, 1989, as amended. Approval was unanimous in favor and the motion passed. Moved by Commissioner Goldspiel, seconded by Commissioner Rubin, to approve the minutes of the Public Hearing of October 4, 1989. The motion passed unanimously. COMMITTEE LIAISON REPORTS Commissioner Charlette advised he had attended an IDOT meeting with the people from the Crossings concerning the connection of Rte. 53 and Fremont Lane. He indicated the IDOT people will try to work on 53 before doing Fremont to study traffic flow in that area first. Subsequent work if warranted by the traffic study would then include the straightening and widening of Rte. 83 to Old McHenry Road. Commissioner Goldspiel commented that traffic control could be achieved by having a "No Right Turn on Red" from 53 and an extended left turn arrow to keep traffic moving. Commissioner Charlette indicated that the intersection was to be redesigned in any event. Concern was expressed by Chairman Sheldon regarding impact on the surrounding residential area by creating a freeway-type road, and asked if anyone from the Village had attended the meeting. Mr. Pfeil indicated the subject had been reviewed by the Village in preparation for the IDOT meeting and that Greg Boysen of the Public Works Department had been assigned to work as liaison for the Village and Chairman Sheldon asked that the Commission be kept informed and apprised if the Village takes any future action. RIVERWALK, NORTH PHASE Mr. Beechick addressed the trail system network within the Riverwalk project indicating that their goal was to attempt to tie their network in with the future Forest Preserve trail system to be developed east of their proposed Lake County y p p p annexation piece and east of the existing Riverwalk site, to allow pedestrian traffic to take advantage of both. He stated they were committing to the installation of a bridge across the Des Plaines River and would be responsible for all costs associated with the design, construction and engineering of that bridge. They would also be responsible for the connecting path from their property onto the Forest Preserve property for which they have been given permission to use materials consistent with the existing path, or asphalt. Mr. McCarthy of the Lake County Forest Preserve District provided background regarding the Des Plaines River Trail and advised that funds from an approved Lake County Board bond issue have been targeted for completion of this trail. He indicated they are looking eventually to connect into the Cook County Forest Preserve trail system as well which now comes up to Lake Cook Road. Commissioner Goldspiel asked what activities would be suitable for the quality of the trail and Mr. McCarthy advised it would be a multi-use trail for hiking, biking and equestrian, constructed at 10 ft. wide with an 8 in. gravel base and a 2 in. compacted fine gravel top. Commissioner Goldspiel commented that planning should be considered to connect the Village's existing 17-mile bike trail into this new trail system. Chairman Sheldon asked Mr. Beechick if the bridge they were building would be compatible with those to be built by the Forest Preserve District and when it might be completed. Mr. Beechick indicated bridge design was being worked on in conjunction with the Forest Preserve District and construction would be finalized around early summer. Commissioner Goldspiel asked how long a bike trail might be opened up by the completion of their trail and Mr. McCarthy explained projected connections of trails throughout the State and into other areas of the country. Buffalo Grove Plan Commission-Regular Meeting-November 1, 1989 Page 2 Commissioner Krug asked if the Des Plaines River Trail would be open to snowmobiles and Mr. McCarthy replied that local ordinances governed the use of trails. The Forest Preserve District is not planning any snowmobile trails south of Libertyville. Mr. McCarthy advised a trail system for the Buffalo Creek Reservoir property had been budgeted. Commissioner Goldspiel indicated he would like to see a connection of the Village's trail which now ends at the underpass at Arlington Heights Road into that system when designed. Chairman Sheldon asked if the Village had worked with the Forest Preserve District in its planning and suggested the need to keep in contact with them to coordinate efforts as their plans progressed. She also suggested the Trustees be advised of the project's potential. Mr. Pfeil said that the Village Manager has informed the Forest Preserve District of the Village's goal of connecting into the County's Des Plaines River Trail and the Buffalo Creek Reservoir property. Mr. Beechick advised that the preliminary engineering drawings for the project had received favorable response from the Village Engineer and that taking into account the storm water detention, the lake had been made larger than originally planned. Mr. Olsen, architect for the project, pointed out a change had been made to off-center the north/south street placement to provide a 40 ft. right of way on the east and 26 ft. on the west. The purpose is to create enough green space for effective landscaping on the east to buffer the drive and the view from the offices to the back of Milwaukee Avenue. A sidewalk on the east side would be provided. Commissioner Goldspiel asked if the sidewalk would run from the hotel/office building to the sidewalk on the right of way. Chairman Sheldon indicated an original interest was to provide pedestrian access to Milwaukee Avenue and outer corners for possible public transportation to increase safety, and a pedestrian walkway should be identified on the plan. Commissioner Goldspiel inquired about extending the bike path out to Milwaukee to link the path to the Village's path, and the possibility of negotiating access with existing property owners on Milwaukee was discussed. Commissioner Goldspiel noted, and it was agreed, that if expansion of the project north occurred, direct connection would be made to the bike path at Johnson Drive. Chairman Sheldon asked, and it was agreed, that if a hotel is developed, all parking standards for such a unit would be complied with. Commissioner Rhodes asked if a double deck lot might be constructed and Mr. Beechick indicated it would be cost prohibitive. Commissioner Braiman requested clarification as to whether possible hotel use would be limited to the northern building. Commissioner Goldspiel expressed concern regarding approval of any such use without a plan. Mr. Beechick indicated they are seeking only the ability to develop at least one lot within the project Buffalo Grove Plan Commission-Regular Meeting-November 1, 1989 Page 3 as a hotel. Commissioner Braiman suggested any delineation on the plans regarding specific development of a hotel/office building be stricken and Mr. Beechick agreed to include only a paragraph in the annexation agreement stating the Village and developer would entertain the possibility of a hotel on the property. Mr. Olsen outlined variations included in the plan as follows: 1. A grading plan would be provided on a lot-by-lot basis rather than as an overall plan. �•/ 2. A sidewalk would be provided on one side of the street within the right of way instead of on both, which they believe to be sufficient in a commercial development. 3. A change in the depth of the retention pond froml5 ft. to± 12 ft. with mechanical aeration provided. Also, a variation is requested to allow for Enkomat treatment, which gives the illusion of natural landscaping up to the sides of the water. 4. A 66 ft. wide right of way is requested instead of the usual 80 ft. , with the necessary landscaping buffer being accommodated by adjusting the pavement area. 5. A variance to Village lighting standards is requested for the light poles to keep the lighting arrangement consistent with the first phase of the project. 6. A request to allow clustering of planting materials rather than standard plantings 40 ft. on center to provide more character and interest. A zoning variation will also be requested to reduce the required size of parking spaces in the parking deck. Commissioner Braiman asked if some spaces would be designated for small cars only, thus providing some additional footage for other spaces. Another variation will be sought concerning setback requirements at the corner of the parking area. Commissioner Goldspiel indicated testimony would be required to show no line-of-sight problems existed to create a safety problem where the parking deck driveway takes access to Riverwalk Drive. Mr.Dietz reviewed the preliminary landscape design showing berming, clustered plantings and patio and terrace areas along the path system. He indicated they would plan to preserve some of the natural tree line if possible which would create a change from the drawings. Commissioner Braiman expressed concern regarding clustering tree plantings because it may result in larger void spaces, and requested that they advise at the public hearing the total number of trees to be planted and where. He also suggested that areas of the parking lot be broken up with planting groups. Chairman Sheldon suggested they bring examples of their past performance in this regard to the public hearing. Commissioner Goldspiel asked if any berming was planned on the north property line and Mr. Dietz indicated available land was not sufficient to do so there. Chairman Sheldon asked if the Fire Department had reviewed the plan and Mr. Pfeil stated they had no concern with regard to servicing to the buildings. Their only concern was a potential problem with adequate turning space in the link between the two parking areas. Buffalo Grove Plan Commission-Regular Meeting-November 1, 1989 Page 4 Mr. Beechick requested a date for a public hearing. Suggested documentation for review prior to that hearing was discussed. Chairman Sheldon asked that a representative from the Forest Preserve District be present at that hearing. FUTURE AGENDA Mr. Pfeil stated that Pace Park and Ride facility will be the subject at the next L` meeting on November 15, 1989. December meeting dates were discussed and it was �•J agreed only one meeting would be held the first Wednesday in December. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Braiman, and unanimously carried, to adjourn the meeting. Chairman Sheldon adjourned the meeting at 9:32 P.M. Resp tfully Submitted, ' Rosemary Al en Recording Secretary Approved By: Barbara Sheldon Chairman ii Buffalo Grove Plan Commission-Regular Meeting-November 1, 1989 Page 5