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1989-11-15 - Plan Commission - Minutes Regular Meeting BUFFALO GROVE PLAN COMMISSION PACE Park and Ride Facility, Busch Parkway/Commerce Court Lincoln-Woods, Miller Lane/Old Arlington Heights Road November 15, 1989 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. Rhodes Mr. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: Ms. Howard Also Present: Ms. Rosemarie Truppa, Capital Planning Mgr. , PACE Mr. Richard Brazda, Operations Planning Mgr. , PACE Mr. Alan Roban, Lincolnwood Construction Co. Mr. Carl Kupfer, Spaceco Engineering Corp. Mr. Gary Glover, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Goldspiel, to approve the minutes of the Regular Meeting of October 11, 1989, as amended. The motion passed unanimously. .Y COMMITTEE AND LIAISON REPORTS Commissioner Goldspiel attended the Village Board meeting of November 6, 1989, and the following items were discussed: 1. The Vernon Township facility annexation was unanimously passed. 2. A proposal to redevelop the Striker Lanes property at Dundee and Buffalo Grove Roads was referred to the Plan Commission with the recommendation to review the stormwater detention issue on this property. 3. The plats for Charbourg Unit 2, #39, and the 3rd Resubdivision of Covington Corporate area were approved by consent. Buffalo Grove Plan Commission - Regular Meeting - November 15, 1989 - Page 1 Commissioner Goldspiel also attended the Transportation Commission meeting on November 7, 1989, and advised they are interested in an extension of the Wisconsin Central Commuter rail service and are working on taxicab proposals regarding servicing senior citizens and possibly the handicapped. Commissioners Charlette, Rubin and Rhodes attended a seminar on November 4, 1989, on zoning and planning and recommended attendance by other Commissioners. Future dates and interest was discussed. Commissioner Charlette advised regarding the Crossings issue that the Board of Trustees would be making a resolution to the Illinois Department of Transportation (IDOT) to assure completion of the work on Route 83 from Arlington Heights Road to Aptakisic Road before doing the interesection of Fremont and Old McHenry Road, and also noted they were discussing the addition of other bike paths in that area. PACE PARK AND RIDE FACILITY, Busch Parkway/Commerce Court - Workshop #1 Ms. Rosemarie Truppa, Division Manager, Capital Planning and Administration, for PACE, addressed the Commission stating that the property for the proposed facility consists of a gross area of 6.25 acres of which approximately 3.9 acres is buildable. The first phase projects use as a transfer point for approximately six bus routes, with estimated parking accommodation for 100 vehicles. Ms. Truppa stated the Village will be responsible for day-to-day maintenance of the facility and property including snow plowing and grass cutting. A quit claim deed will transfer title of the retention pond to the Village. There is capacity for additional parking for approximately 200-250 cars in the Commonwealth Edison right of way which may be needed in the event a Metra train station is opened. No fee for parking is currently anticipated. Ms. Truppa explained that buses will turn into the facility on Commerce Court where bus and car traffic will be separated. A left turn lane will be provided for exiting and PACE will be seeking funding from the State for that or any other potential signaling at Busch Parkway. Construction is anticipated for Spring, 1990, with completion in June, 1990. Mr. Richard Brazda, Division Manager, Operations Planning for PACE, reviewed current bus routes directed to the facility and four additional routes anticipated to be re-routed there. Chairman Sheldon asked for clarification as to the type of shelter to be provided and Ms. Truppa indicated they were working with the Village staff to determine what would be most compatible. Chairman Sheldon suggested a public telephone would be necessary on site for emergency use. Commissioner Goldspiel expressed interest in whether the facility would be compatible with future train station use and commuter rail station standards, and asked if there was sufficient room available to provide the required 1,410 ft. platform should that develop. Ms. Truppa advised there would be sufficient room and added that they would be working with Metra by providing them a copy of their final plan so that Metra would have an opportunity to express any concerns they may have regarding future use. Commissioner Goldspiel suggested that because the Village's bike path system has been designed to converge on this location, PACE might consider tying the facility Buffalo Grove Plan Commission - Regular Meeting - November 15, 1989 - Page 2 into that system by bringing the path system up into the site and providing bike racks. Commissioner Goldspiel inquired about the adequacy of the projected addition of 200-250 parking spaces to meet parking needs if a rail station were developed. It was indicated there was an additional grassed area to the north of the facility which could accommodate any further parking needs. Discussion ensued regarding potential ridership and needs. Commissioner Goldspiel indicated that because asphalt deteriorates if not used, it would not be advisable to build more parking area than is needed and the projected 100 spaces seems to meet present conditions. Additionally, he noted, several levels of expansion are available. Commissioner Goldspiel then asked who would receive the parking revenues should a fee ever be charged for parking. Ms. Truppa advised that if State funding were used in developing the facility, State regulations would dictate disbursement of those revenues, but indicated her belief that the Village would obtain a certain percentage of the money to defray their cost of maintenance of the facility. Additionally, Ms. Truppa stated they prefer at present not to charge for parking in order to provide an incentive to use the buses. Commissioner Goldspiel asked if Mr. Carmignani's concerns regarding road improvements and signals had been addressed, and Mr. Pfeil stated he believed the plan was generally in compliance with the needs expressed by Mr. Carmignani. Discussion followed regarding any need for sidewalks and the extension of a bike path into the site. Mr. Pfeil advised sidewalks were already in place and that Commonwealth Edison was building an 8-ft. bike path on the west side of Commerce Court. Potential means for extending the bike path were reviewed. Commissioner Charlette requested a review of the sidewalk configuration and he and Commissioner Rosenston expressed concern regarding the flow of pedestrian access from the parking areas to the bus facility. Commissioner Charlette asked if the facility would provide for any drop-off traffic, and Ms. Truppa stated a turn-around area would be provided. Commissioner Rhodes inquired about lighting of the area with respect to security and safety. Chairman Sheldon noted consideration could be given to an emergency alarm system. Commissioner Rhodes asked if there would be any bus layover and, if so, indicated they should park in an area which would not block the parking lot and cars. Commissioner Rhodes also inquired as to how much additional bus traffic would be moving through the Village. Commissioner Braiman also expressed concern regarding burdening the Village with too much bus traffic. Commissioner Braiman further indicated his feeling that some restrictions might be placed to prevent use of the facility as a terminal-type area (i.e. , restrict overnight bus parking and repair and maintenance of buses on site. Commissioner Braiman asked if Commonwealth Edison had agreed to the use of its right of way for future parking expansion. Mr. Pfeil stated they have indicated they would be agreeable, but a formal agreement has not been drafted. Buffalo Grove Plan Commission - Regular Meeting - November 15, 1989 - Page 3 Commissioner Goldspiel asked if the parking spaces and aisles met Village standards, and Mr. Pfeil indicated they did not but this would be reviewed in a follow-up procedure. Following discussion, Commissioner Goldspiel outlined alternate means for configuration of the parking area. Chairman Sheldon inquired about landscaping, and Ms. Truppa advised landscaping would be addressed in final plans. LINCOLN-WOODS, Miller Lane/Old Arlington Heights Road - Workshop #1 Mr. Alan Toban addressed the Commission and stated that their new petition for development of this property requiring down-zoning from R-9 to R-5A was approved by the Village Trustees and referred to the Plan Commission. He indicated that the plan calls for no variations from the standard R-5A zoning. Chairman Sheldon requested clarification regarding stormwater detention. Mr. Pfeil reported that although stormwater detention is not usually allowed on single family lots, this is a relatively small detention area, and it is staff's opinion that in this development private lot detention is acceptable. This could be handled with easements, thereby allowing for private maintenance of the detention area. Mr. Carl Kupfer, engineer for the project, reviewed the plan concerning detention areas and drainage. Chairman Sheldon inquired as to the manner in which the property would be developed and Mr. Toban stated they are now seeking only subdivision but that they are planning to develop them as individual lots. They anticipate building individual 2-story homes in the range of 2800-3200 sq. ft. selling in the $300,000 range. They would comply with all zoning regulations. Commissioner Braiman indicated he feels the zoning is appropriate for the limited size of the area but expressed concern regarding the marketability of houses of that size and in that area. Mr. Toban stated they had developed successfully under similar circumstances regarding surrounding properties in Lincolnwood. Commissioner Braiman expressed concern about buildable space on Lots 5, 6 and 7 and Mr. Kupfer advised that each lot could accommodate a home of at least 2400 sq. ft. with sufficient open space on each lot. Discussion ensued regarding the needs in the Village for affordable homes and single-family development. Commissioner Goldspiel asked if any screening would be provided from the surrounding areas, particularly the parking area adjoining Mill Creek. Mr. Toban stated they intended to use some fencing and possible berming, and indicated once they had approval they would return with detailed plans. Commissioner Goldspiel stated a continuous line of stockade fence would not be acceptable. Commissioner Rhodes asked if they intended to develop the property themselves and requested a timetable within which that would be accomplished. Mr. Toban advised they expect to develop themselves within two years. Buffalo Grove Plan Commission - Regular Meeting - November 15, 1989 - Page 4 Commissioner Goldspiel asked if a green island would be requested in the cul-de-sac and Mr. Kupfer suggested an area with paving stones. Mr. Pfeil asked if sidewalks would be provided on both sides of the cul-de-sac, and Mr. Kupfer said they would consider it. CHAIRMAN'S REPORT Chairman Sheldon called for Commissioner Braiman to report on the meeting he attended with representatives for the Checker Square project. Commissioner Braiman reported that their representatives had a marketing survey done to establish viability for a commercial development or a strip center based on what has been accomplished at Town Center and because of the projected increased population from the townhomes and condominiums approved for that area. Additionally, he reported, some changes have been made regarding the height of the building and the architectural design as well as the height of trees used for screening. Brief discussion followed regarding the types of tenants which might be attracted to this type of center. FUTURE AGENDA Mr. Pfeil indicated the next meeting was November 29, 1989, for the Mormon Church public hearing, and the Northwest Building Material and Supply Company Workshop #2. The meeting on December 6, 1989, will be for the Striker Lanes Redevelopment and Checker Square workshops. PUBLIC COMMENTS AND QUESTIONS: None STAFF REPORT: None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Goldspiel, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 9:30 P.M. Respectfully submitted, f`. ROSEMARY ALLEN, ecording Secretary APPROVED BY: BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Regular Meeting - November 15, 1989 - Page 5