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1990-01-17 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Santucci Property January 17, 1990 Chairman Sheldon called the meeting to order at 7:32 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. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. Rick Campbell, Trammell Crow Residential Mr. Mark Tennison, Trammell Crow Residential Mr. Larry Peterman, By Design, inc. Mr. Steve Leimer, Envirodyne Engineers Mr. James Johnson, Envirodyne Engineers Mr. G. Nicholas Textor, Envirodyne Engineers Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS Commissioner Goldspiel attended the Village Board meeting of January 15, 1990, at which the following was discussed: 1) Creation of a municipal library; 2) Referral to the Plan Commission of an early learning center in Corporate Grove east of the railroad tracks at Busch and Deerfield Parkway; and in that connection, development of a route between Milwaukee Avenue and Route 83, and the status of the Busch Road widening study. Commissioner Goldspiel also noted information in a report issued by Metra regarding their plans in the next decade to work with interested communities for expansion. Buffalo Grove Plan Commission - Regular Meeting - January 17, 1990 - Page 1 SANTUCCI PROPERTY, Milwaukee Avenue, South of Corporate Grove Mr. Rick Campbell reviewed the updated plan noting the addition of bus stops on both the north and south sides of Deerfield Parkway. He also noted there had been minor changes to the parking area and indicated that based upon research, they had decided to eliminate the tennis courts in the residential area. He stated they will be adding some smaller ponds in front of the clubhouse as well as in some of the open spaces along the south side of Deerfield Parkway. With regard to the outlot situation on the Milwaukee Avenue frontage, Mr. Campbell indicated they have added a curb cut between the two outlots in order to give access to the corner parcel. Mr. Campbell then noted they had now discovered there is a significant amount of wetlands located on the property and they hope to mitigate that situation through the treatment of their ponds. Mr. Campbell also stated they had considered woking with the Park District to make the lakes an active amenity and a possible income-generator for the Park District, but they had determined to do so would require providing an additional two acres of land area for the Park District to provide other services to make the project feasible for them. This would, thus require more ponding surface because of the wetland situation which they could not achieve. Therefore, the lakes will be a passive amenity, privately maintained. Mr. Campbell noted that they do not have information yet regarding emergency and secondary access to the site as this will be impacted by how they handle the wetlands situation. In response to a question from the Chairman, Mr. Campbell reviewed the three residential unit types they will be offering. Commissioner Rubin expressed concern about reviewing the plan now with the possibility of future unknown changes due to the wetlands situation. Mr. Campbell stated that the questions concerning the wetlands would be with regard to the materials to be planted on the perimeters of the lakes. The situation would have no impact on the size or placement of the ponds. Mr. Steve Leimer then reviewed the process for mitigating the existing wetlands by providing new ones in the lake area, noting they will need to provide 20 acres of water less than 6-ft. deep in the lake areas to achieve that. Chairman Sheldon asked how long it would take to establish those wetlands and Mr. Leimer stated they could establish plants within the first growing season. Mr. Larry Peterman further explained development of wetlands and how they establish, stating that even in areas where plants had not filled in, visually one would see only water areas, and noting that they are monitored in the first five years to assure that the species are being properly established. He stated there would be no negative visual impact. Commissioner Rubin inquired about possible bridging or connecting of the water bodies, and Mr. Leimer stated they had abandoned the concept since there would Buffalo Grove Plan Commission - Regular Meeting - January 17, 1990 - Page 2 be no boating, and therefore no need for a connection. Commissioner Rubin also asked about the road connection to the south residential area. Mr. Leimer indicated on the plan where that connection would be but stated it is not shown yet because they do not know what materials will be able to be used and thus the type of access because of the wetlands situation. Commissioner Rubin also asked about landscaping along the road and if any waterfalls or other treatment of the water areas is planned. Mr. Leimer stated they could not establish a landscape plan until they know how far the wetland area might intrude on the buffer area, and noted they will probably provide a fountain, especially near the residential area. Commissioner Rubin then raised the issue of the number of outlots, the L-shaped concept for that area, and planned uses for the property as it would affect traffic, parking and safety. Mr. Leimer indicated they had only considered the L-shape as it maximizes use of the available space, and noted they would like to see a bank facility, a gas station-type use, and a full service family-type restaurant. They do not have an intended use for the fourth outlot but would not intend to include a fast food restaurant. Commissioner Rhodes asked if petitioner was entertaining the idea of a carwash facility in connection with the gas station use, and Mr. Leimer noted they were considering primarily a convenient store/pump operation. Commissioner Rhodes also asked if they would consider reducing the number of outlots from four to three, but Mr. Leimer stated they feel very strongly about the marketability of four lots. Commissioner Rhodes then commented that he feels there are too many curb cuts proposed on both Milwaukee Avenue and Deerfield Parkway creating a safety hazard. Commissioner Rubin remarked that because this location marks the entrance to the Village from the east, he would like to see something creative established on the outlots. Commissioner Rhodes concurred, restating the significance of what uses would be allowed and the need for review of the treatment of the center. Commissioner Rhodes suggested a concrete pad be provided at the bus drop-off point by the residential area. In response to comments from the Commission, Mr. Leimer indicated they are still hoping to find some sort of active use for the lake area which the Park District might agree to participate in. Commissioner Howard expressed concern regarding an overabundance of retail on the outlots and the attendant traffic. Commissioner Howard inquired about buffering of the residential property to the south. Mr. Leimer indicated they would present plans for that buffering at a later date. Buffalo Grove Plan Commission - Regular Meeting - January 17, 1990 - Page 3 Commissioner Charlette suggested that the number of outlots be reduced to three by eliminating the middle lot designated along Milwaukee Avenue, and replacing it with a green landscaped area. He also indicated his concern with the number of curb cuts as a safety matter, especially along Deerfield Parkway, suggesting that they remove the restaurant curb cut and use the one in the back of the center instead. Mr. Leimer stated they would not want to mix that traffic with service traffic at that entrance. Commissioner Charlette asked about sidewalks along Milwaukee Avenue and the bike path along the creek. Commissioner Goldspiel stated he would be favorable to the outlot configuration if it was landscaped, bermed and planted in a first-rate manner, citing Plaza Verde as an example. He noted the placement of buildings along Milwaukee Avenue provides an opportunity to mask the parking area. Commissioner Goldspiel then discussed the combination of service drives with access drives, as previously suggested in relation to the restaurant, as a solution to the curb cut problem. Commissioner Goldspiel noted Mr. Pfeil's suggestion that the two drives for the retail center be combined and lined up with a combined drive for the hotel and office area, stating this would provide better flow in and out of the center. Brief discussion followed regarding traffic flow through the center and the difficulty of traffic flow off of Milwaukee Avenue. Commissioner Goldspiel then asked about possible street connection with the property to the north. Commissioner Braiman suggested the possibility of moving some commercial use to the north, thereby eliminating some of the outlots. Commissioner concern Goldspiel expressed regarding the residential setbacks P P g g from the parking lots and major driveways. Commissioner Goldspiel noted the necessity for defining and noting on the plan the bike path on the south side of Deerfield Parkway and also along Milwaukee Avenue, as these are essential to the Village's bike path system. Commissioner Goldspiel then asked about the bike path running along the creek, and Mr. Leimer indicated it would be incorporated along the perimeter of the ponds. Commissioner Goldspiel then requested information regarding storm water detention and flood management and the location of the dam, which Mr. Leimer stated would still be located on the south property line. Mr. Leimer, with the assistance of Mr. Textor and Mr. Johnson, explained at length the construction of the dam and the methods for detention and flood management, as well as the basis for their calculations. Brief discussion followed regarding how this related to Village ordinances and Mr. Kuenkler stated their plan meets the intention of the flood plain ordinance. Buffalo Grove Plan Commission - Regular Meeting - January 17, 1990 - Page 4 Mr. Textor indicated their intention was that the downstream area would not receive anything different than what they are now and it would be of benefit to the downstream user. Commissioner Goldspiel asked if the design as described would negatively impact the fish and wetlands, and Mr. Leimer indicated not. Commissioner Goldspiel then asked if there were any problems with their design in relation to the Des Plaines River and any backing up or other problems. Mr. Leimer indicated they had included downstream sections in their modeling, but had not visually inspected it for any need for clean-up. Commissioner Goldspiel suggested the need to do that. Commissioner Goldspiel confirmed that no parking lot detention is planned and asked how the water service would be looped and the sanitary sewers would run. Mr. Leimer indicated they would be working with the Village Engineer regarding the sewer system. Commissioner Krug stated he would like to see landscape treatment of the outlots and restated the necessity for the bike paths to be put in place. Commissioner Rosenston agreed with the need to extensively and appropriately landscape the outlot area. He suggested that if the land to the north were available and petitioner could create a larger parcel, there would be a better opportunity to create a better retail center. Commissioner Rosenston stated the number of curb cuts proposed is too extensive and he feels a gas station on the corner is not an acceptable use, no matter how it is presented visually. He further stated the site could not support three restaurants. Commissioner Rosenston then indicated he would like to see renderings of what the center would look like, or at least have detailed descriptions provided. Commissioner Howard inquired about the appearance of the weir and Mr. Leimer indicated it needs to be protected from corrosion, and discussed different means to accomplish that. Commissioner Braiman noted the need for a description of what the planned buildings would look like, and inquired about the type of hotel planned. Mr. Leimer stated they are planning a full service hotel with banquet facilities and a restaurant within the hotel, and indicated they would be willing to include that in the annexation agreement. Commissioner Braiman asked how approval for the uses of the outlots would be handled, and Mr. Pfeil stated the Commission would have the ability to put restrictions on the use of any of the outlots and review plans for each one. Commissioner Goldspiel asked how petitioner plans to meet their obligation for providing park space. Mr. Leimer stated they would be asking for credit for open space and have not talked about providing park land. Buffalo Grove Plan Commission - Regular Meeting - January 17, 1990 - Page 5 Commissioner Charlette asked if the flood management design would have any effect on the homes to the south, and Mr. Leimer indicated that under no circumstances would it create a worse situation for those homes. Commissioner Braiman asked about the impact of development of the outlots on the other retailers in the center as far as visibility from the main roads. Brief discussion followed. Chairman Sheldon called for comments from the audience members present. Ms. Mary Layva asked about setbacks and height of the apartment building as it relates to the residential. Also, Ms. Layva inquired about the calculations for determining the flood plain and expressed concern that if the property is raised there will be ponding by their homes downstream. Ms. Layva also asked about putting a lake on top of the sewer line and Mr. Leimer explained the design and how access is provided for the sewer line on islands. Ms. Layva then requested further information regarding the storm water detention. Mr. Leimer presented a hydrograph and further explanation. Commissioner Braiman asked if Police and Fire Department review had been concluded. Mr. Pfeil stated no comments had been received from the Police Department and noted the Fire Department had some concerns regarding the turning radius in some of the parking areas, but stated more detailed drawings would need to be provided for sufficient review of the parking areas in the future. Mr. Pfeil then explained that there had been designation at the corner of the site for a fire station and that the Fire Chief has envisioned a 7-8 acre area for a fire training facility as well, but there is no emergency access to the designated area except through the petitioner's site. Mr. Pfeil explained possibilities for reconfiguring the area or moving the location. Commissioner Goldspiel asked if the park donation requirement could be traded to provide the additional acreage needed by the Fire Department. Brief discussion ensued on the topic. Discussion then followed regarding proceeding to public hearing or workshop and further needs for review. CHAIRMAN'S REPORT - None FUTURE AGENDA Mr. Pfeil indicated there would be no meeting on January 24, 1990, and the January 31, 1990 meeting will cover Striker Lanes and the Pace Park and Ride facility. PUBLIC COMMENTS AND QUESTIONS - None Buffalo Grove Plan Commission - Regular Meeting - January 17, 1990 - Page 6 STAFF REPORT - None ADJOURNMENT Moved by Commissioner Charlette, seconded by Commissioner Howard, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 10:15 P.M. Respectfully Submitted, /la,e-71A- ROSEMARY ALLEN, cording Secretary APPROVED BY: BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Regular Meeting - January 17, 1990 - Page 7