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1980-04-09 - Plan Commission - Minutes WORKSHOP MEETING BUFFALO GROVE PLAN COMMISSION The Orchards April 9, 1980 Chairperson Sheldon called the meeting to order in the Municipal Building, l 50 Raupp Boulevard, Buffalo Grove at 7.30 P.M. v Commissioners Present. Chairperson Sheldon Mr. Button Mrs. Reid Mr. Glover Mrs. Kaszubowski Commissioners Absent. Mr. Goldspiel Mr. Davis Mr. Shifrin Chairman Shields Also Present. Mr. A. Mansukhani, Developer, The Orchards Mr. R. Jessen, Architect, The Orchards Mr. W. Herrmann, Engineer, The Orchards Mr. J. Marienthal, Village Trustee Mr. D. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner LIAISON REPORTS Commissioner Reid attended a workshop meeting of the Village Board and Staff on Tuesday, April 8, 1980. The meeting was held to develop goals for the Fiore property and to compare these with the Master Plan of the Village. There will be a written summary of this meeting which will be made available to the Plan Commission. In addition, Mrs. Reid attended the meeting Monday night and the Village Board is referring the Fiore to the Plan Commission with several re- commendations and changes which will be documented into the minutes and be given to the Plan Commission. Commissioner Reid suggested that the Plan Com- mission meet to discuss the Fiore property and the changes before meeting with the developer again. Commissioner Button asked if the Staff had any comments regarding the new plan. Mr. Truesdell stated that when the plan is completed it will go through the regular review. Commissioner Button asked if the Engineering Department had had any further discussion with Mr. Shassian of Wynnedale. Mr. Kuenkler stated they have completed their review today which will be given to Mr. Truesdell tomorrow. There has been no further contact with Mr. Shassian. Buffalo Grove Plan Commission Workshop Meeting April 9, 1980 - 2 - i THE ORCHARDS Mr. Jessen discussed the proposed development. Copies of the preliminary plat were given to the Commissioners previously. He stated that the property is 4.73 acres and they are proposing to develop a 66 unit Condominium which has 13.95 units per acre. The total coverage of the buildings on the property would be 27,800 square feet. The total land coverage for garage buildings would be 12,400 square feet. The total area of all buildings would be 83,000 square feet. The Parking requirement is 1.7 spaces per unit or 112. We are actually proposing 132 spaces. Fifty percent of the required parking we will house in garages. We are proposing an outside recreation area (Tot Lot) of not less than 8,000 square feet. There are existing pines on this lot which we will preserve. We are creat- ing an entrance drive along some of these pines. There is commercial property along the west. We have developed garage buildings along the west to form a screen between the multiple family and the commercial. The road that we are putting in, which is actually a private road, is pavement with a curb to curb width of 27". The rear yards are 50 feet. We are proposing to screen the road from the buildings. Adjacent to this property is a piece of property to the south which we tried, unsuccessfully to purchase. However, we did develop a plan, similar in nature to our proposed plan, should this land become available for purchase. We do not have a survey, however, it is about 2.6 acres. Based on 2.6 acres the density would be 13.9. We are proposing enclosed garage parking of 28 spaces and 45 open spaces. Each unit is 1,150 square feet, not including storage and balconies which are located in the rear facing the yards. They are two bedroom, two baths per unit. They are electric heating and cooling. The design would be more of a French feeling. The entrance is one half level above grade. From the entrance level it is a flight and a half to the third floor. There are no basements in the buildings. Mr. Truesdell briefly discussed the packet which was given to the Commission previously. The packet consisted of comments by several people. Regarding Mr. Crosland's memo to Mr. Truesdell of March 18, 1980, the Park District would prefer a cash donation in lieu of land on this particular project. Regarding Mr. Truesdell's letter to the President and Board of Trustees dated February 7, 1980, the current PUD Ordinance requires the setback of buildings adjacent to single family residential districts to be 2X the building height. On this particular site I feel the setback could be reduced. The setback here is 1X rather than 2X the height of the building. Any developments that would Buffalo Grove Plan Commission Workshop Meeting April 9, 1980 - 3 - go north or south would be multi-family. Regarding Mr. Kuenkler's memo to Mr. Truesdell dated March 25, 1980 several of the points on this memo which have not been resolved will have to be taken care of before approval of the site. Mr. Balling's memo dated February 29, 1980 states that he feels the project is unimaginative and can see no way that incentives qualify this PUD for proposed density. He also felt that the S curve was too severe. The Police Department commented on the garages at the west end of the site which were located at the farthest end of the property line. The Staff requested that it be moved in so that we can put in the bike path. The Police Department feels that it is opening up the possibility of vandalism. It is completely shielded from view. They feel it should be moved to the other side of the drive so that the bike path can be seen. There is only one exit to the plan. High School District Number 125 had no comments or objections to the plan. Elementary School District Number 102 does not support the development because it does not show a positive economical impact on the school district. Commissioner Reid - I am curious about the private streets and about Mr. Kuenkler's memo regarding curbs and gutters. Mr. Kuenkler - We think that curb drainage is a higher quality pavement. Center drainage is what they are proposing. The pavement is joined in the center and is subject to the elements. Mr. Truesdell - The policy of the Village regarding private streets is to require public streets. It is a matter of how you view the streets in my opinion. It is more of an access street as proposed to the development. Commissioner Reid - Will this bike path connect with Steepleview? Mr. Truesdell - This proposed bike path would connect with the Steepleview system. Buffalo Grove Plan Commission Workshop Meeting April 9, 1980 - 4 - Commissioner Button - What is the status of the parcel to the north? 1 Mr. Truesdell - It is shown as multiple-family on our Comprehensive Plan. The Village would not allow a development on that property that is not multi- family because it would not comply with our Comprehensive Plan. Commissioner Button - What are the chances of it being developed in the county as single family? Mr. Truesdell - There are single family homes there now. Commissioner Button - What is the length of the street, the S curve street running through to the garages? Mr. Herrmann - It is approximately 850' to the back. Commissioner Button I would not like to see a small condominium association try to main- tain that street It is going to be very costly How are you going to verify the density requirements? Mr. Jessen - Our justification is as follows: 4.73 acres with 12 units per acre - 56.76 units 15 units per acre - 70. 95 units Incentives: 10' Landscaped Buffer Strip - 1% 8,000 Square Feet Playground - 1% 50% of Required Parking Enclosed - 5% Required Parking for 66 Units 112 (1.7 per Unit) Garages for 56 Existing in Quality and Amount of Trees; - 3% Shrub Planting and Fencing Parking Lot Tree and Shrub Plantings - 2% Rear Walks and Benches etc. - 3% Total -15% Commissioner Button - Why is the setback of Building Number 1 not adequate? Mr Truesdell - It was felt that Building Number 1 was too close to the reten- tion pond, Buffalo Grove Plan Commission Workshop Meeting April 9, 1980 - 5 - Commissioner Button - The plan appears to me to be very crowded. I agree, to a certain extent, with Mr. Balling's comment regarding Building Number 1. Mr. Marienthal - The Village feels that there should be a four story elevator building with enclosed parking. Mr. Jessen - If you had an elevator building you would be talking about a more expensive building. You have to price it to be competitive with the area. Commissioner Kaszubowski - My concern is the S curve. I feel it is unsafe. Chairperson Sheldon - If it was a public street, what kind of curve would the Village require. Mr. Kuenkler - If it was going to be a public street it would have to go some- where and connect to something. We would design it to meet the statutes for a speed of 30 miles per hour which is about 450' center radius. Commissioner Glover - What is the property to the west zoned for? Mr. Truesdell - It is zoned B2. Commissioner Glover - Doesn't the width of a 27' drive bother you Dick? Mr. Kuenkler - I consider that just as a driveway and not as a public street. Commissioner Glover - Ifeel there is a safety problem with the S curve, center drainage and the tot lot. What happens when you have ice and snow? I object to the garages. I would like to see that area opened up for aesthetic and safety reasons. I feel the plan could use some re-evaluation. I feel you can obtain the same density with another design. Mr. Truesdell - The Staff comment regarding density was that the first building could be reduced to allow less of a curve and less density in that area. Chairperson Sheldon - I feel the bike path should be widened enough so that emergency equipment could get out. Buffalo Grove Plan Commission Workshop Meeting April 9, 1980 - 6 - I Chairperson Sheldon - Can we sum up some of these points for the developer? Mr. Truesdell - The Staff and the Plan Commission feel the following points should be looked into: 1. The possibility of a four story elevator building with enclosed parking. 2. Reduced radius of the S curve. 3. The possibility of allowing not quite as much of a setback. 4. The garage area and the bike path being reworked. Commissioner Glover - I would like to see an elevation of the garages at our next meeting. FUTURE AGENDA SCHEDULE Mr. Truesdell - On April 16, 1980 we will meet to discuss Wynndale, the Buffalo Grove Industrial Park, Office Research Industrial Ordinance and proposed changes in Ordinance with regard to street pavements. On April 30, 1980 we will have a workshop for the Plan Commission on the Fiore property. Commissioner Button moved the meeting be adjourned. Commissioner Kaszubowski seconded. The meeting was adjourned at 9:16 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Workshop Meeting April 9, 1980