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1978-02-15 - Plan Commission - Minutes y PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Henderson/Koch February 15, 1978 Chairman Genrich called the meeting to order at 7 :45 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove . Commissioners Present: Chairman Genrich Mrs. Sheldon Mr . Shields Mrs . Force Mr . Goldspiel Commissioners absent : Mr. Harris Mr . Capitel Mg . IzAN DE l__ 3, Also Present: Mr . Ted Henderson, Henderson/Koch Mr . Bud Harms, Henderson/Koch Mr. Richard Glauner, Henderson/Koch Mr . John Sloan, Attorney Mr. Bill Meinholtz, Engineer Mr. John Marienthal, Trustee Mr. Stan Crosland, Park District Mr . Bob Bordelon Chairman Genrich opened the meeting by reviewing the Notice of Public Hearing which appeared in the Buffalo Grove Herald. Chairman pointed out that numerous workshop meetings have been held on this development. He asked that all parties involved with this development to introduce themselves . After the intro- duction, the following gentle men were all sworn in : Ted Henderson, John Sloan and Bill Meinholtz . Mr . Sloan began meeting by advising the Plan Commission that Messrs . Glauner and Harms, after consulting with their attorneys and due to income tax purposes, will allow Mr . Henderson to buy them out. Thus, Ted Henderson will be the sole developer of this property. Mr. Sloan went on to say the property consists of 12 .65 acres and they are asking it be developed under the PUD section of the ordinance . Incentives such as a system of pedestrian walkways and bicycle paths, having the entire perimeter facing the road with Plan Commission Public Hearing Page 2 February 15, 1978 at least a 20 ' landscape buffer, recreation building an d swimming pool, landscaped parking area, were all pointed out. An alternate preference for the funeral home was shown as changed from the easterly portion to the westerly portion. Mr. Henderson has written the School Board advising them they will meet any engineering requirements . Mr . Henderson presented an alternate concept plan and stated that, basically, nothing has changed to any degree . He has worked with the Park District and some adjustments being made insofar as parcel being annexed. He is also working with members of the Staff and looking forward to some positive action in the commercial area. Mr . Crosland of the Park District stated he has nothing to add to the letter sent by President Armstrong. The letter states that because of the dimensions of the sub-division, it would not be possible for the developer to get all the land dona- tions required and therefore the Park would like to enter into a cash donation in lieu of land. They do not have any dollar figure ready right now. Mr . Finnell added that one of the plots of ground is already annexed into the Village . He wonders if the Village Board would reconsider as to whether they would extend that agreement. After attending the Village Board meeting Monday night, he had the feeling that the Board feels it should be brought up to all current ordinances and current fees before extending the annexa- tion agreement. That would already increase the donation to the Park District and School District. They would probably hold the official number until the Board has acted on the annexation agreement. The Chairman asked for any further comments from staff : Mr. Delaney stated he feels this plan is far superior to what v was previously presented to the Commission. He advised that the Fire Department and Police Department find no real problems from a patrol and emergency vehicle standpoint. They are con- cerned about the width of sidewalks by the buildings and hope they can provide for emergency vehicles . Plan Commission Public Hearing Page 3 February 15, 1978 Mr . Henderson advised that he had a favorable hearing before the Park Board. There is some confusion on the total acreage already annexed. He will be happy to forward a letter of intent concerning this matter. Mrs . Sheldon asked if there should be changes made for emergency vehicles, will that make a change if it should affect the bike path? Does the Park District have plans for use of that cash in that area? Mr.Crosland said yes, the bike path will connect residents from this development and from developments to the north to a 3 acre park site . They hope to use bulk of donation for active use purposes . Mrs . Sheldon approached Mr. Henderson as to the funeral home being on the corner and wonders how much of a buffer would be between retail office and first residential building. Mr . Henderson advised that nothing definite has been planned, but that trees and shrubbery would probably be the best way of treating it. In answer to Mrs . Sheldon ' s question of the funeral parlor size, the Real Estate Broker advised that no formal agreement with Henderson has been made as yet. A three parlor chapel would be sufficient initially which would fill that corner. Mr. Goldspiel pointed out that according to the plan there are 13 . 75 units to the acre, and when he divides 174 units by 8 .71 acres which would be in the residential area, he gets a density of about 20 units per acre . He questions this . Mr. Sloan re- ferred to page 33B of the ordinance under Section 5 .4 and reviewed how the calculations were made . Mr . Goldspiel said there is a question of density in green area of right-of-way, and that the plan doesn ' t show sidewalks along multi-family. It would have to show sidewalks along Weiland, Lake Cook and Buffalo Grove roads . Mr . Henderson advised that had been covered in workshop sessions . This could be modified. It was felt to be better planning from a safety and functional standpoint to take care of the pedestrian traffic generated from various locations in the paved areas . Plan Commission Public Hearing Page 4 February 15, 1978 If bike paths are to be used as part of the development, Mr. Goldspiel asked if they would be maintained by the Park District or owners of that area. Mr . Crosland advised they would be maintained by the private developer At this time, Mr. Henderson stated this development would probably be a condominium situation with one group control- ling. This is not definite, however . Mr . Goldspiel also mentions that he feels the plan requires additional sidewalks . He further refers to a portion of the detention to be in the right-of-way and questions whether that is an appropriate place . In answer to this question, Mr. Meinholtz advises that detention locations have not yet been set, this being just a proposal . He hopes to put detentions in swales and in parking area (2-4" in the park- ing area) . In reference to location of funeral home, Mr . Goldspiel asks if any commitment has been made to one location or the other. The developer advised they would prefer not having to commit themselves at this point. They are keeping in touch with the Staff in this regard and would like the option to put it to the Board at a later date . Mr. Goldspiel advised he would like to see a buffer of some sort on the northwest portion. Mr. Henderson advised this could be arranged although it wasn 't part of the original plan. Planted buffers were suggested. Mr. Crosland answered positively when Mr. Goldspiel asked if a 3 acre park would still be within the standards of public park acreage . Mr. Goldspiel approached the staff with reference to the annexation agreement proposal, page 6 . He asked if we would have a problem serving water and sewer facilities, or should it be checked. Mr. Fennell advised that the Staff was now working out these points . The Village Manager and Village Attorney are now reviewing the points in the annexation agree- ment. If there should be a problem, it will definitely be brought up prior to final plan of approval. 1 Plan Commission Public Hearing Page 5 February 15, 1978 Chairman Genrich verifies with Mr. Sloan that parcel A is currently in the Village and parcel B, C-1 and C-2 should be annexed. Mrs . Force also calls attention to the funeral home and feels that the first position shown might be a better buffer than having retail next to it. Mr. Henderson is seeking flexibility at this time . They would like to have funeral home on the corner (they need the exposure) , but nothing has been decided. Mrs . Force asked if they would consider extending office re- search to cover that area, and Mr . Henderson advises they would, if they could get them. Mrs. Force calls attention to the workshop of December 14th and the request for a tax impact study. Thd Document Summary Report of January 7th was referred to by Mr. Sloan. He advised a very favorable response from the High school District and School District 2 . Mrs . Force stated agreement with Mr. Goldspiel on the detention area and stated that the Commission should have a firm handle in this area. Mr . Fennell stated that from a technical stand- point, detention would be adequate and it is being done that way in other developments . The parking lot detention is used in commercial areas right now in the Village . Mrs. Force mentioned that the Park District suggested possibility of a recreational area in the center of unit. Mr. Henderson is flexible on this and advised that Mr. Estes indicated the Park District was desirous of having a pool. In answer to Mr. Shields question as to what size residential buildings would be, Mr. Henderson advised 2160 square feet x three stories. Apartments would be all two bedrooms in excess of 1100 feet each. Chairman Genrich asked what is exact zoning being requested for commercial . Reply was B-2 but would be willing to negotiate R-9 Special Use PUD. Plan Commission Public Hearing Page 6 February 15, 1978 The Chairman questioned whether or not the developer was committed as to whether this willbe rented or condominium. Developer advised that they were not yet committed. Would there be a condominium ownership plan if condominiums were decided? Developer replied yes . The meeting adjourned at 8 :55 P. M. Respectfully submitted, iileen Foli Recording Secretary APPROVED: d141 (20004.C1 Carl Genrich, Chairman Li PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Northwood Grove/Anden/Hawthorne February 15, 1978 Chairman Genrich called the meeting to order at 9 :10 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove . Commissioners Present: Chairman Genrich Mrs. Sheldon Mr. Harris Mr. Shields Mrs . Force Mr. Goldspiel Commissioner Absent: Mr. Capitel Also Present: Mr . James Mikes, Pttorney, Rudnick & Wolfe Mr. Jerry DeGrazia, Anden Corporation Mr . Kurt Wandry, Balsamo Olson Mr. Herb Mould, Keiser/Mould, Col. , Ohio Mr. Connie Analasei, Arcon Engineer Mr. Stan Crosland, Park District Mr. Tom Fennell, Village of Buffalo Grove Mr. Bart Delaney, Village of Buffalo Grove Chairman Genrich opened the meeting by reviewing the Notice of Public Hearing which appeared in the Buffalo Grove Herald. Messrs. Mikes, Analasei, Wandry and Mould were sworn in. Mr. DeGrazia approached members of the Plan Commission by making the following presentations based on the Village ' s requests, namely single family dwelling, and their further studies . Mr. Wandry then outlined the preliminary plan as presented be- fore and advised they would like to discuss growth and develop- ment, where to start water retention, condition of natural soil, etc. Mr. Mould, architect, advised commission he was involved in building similar projects, namely one and two bedroom garden apartments and two and three bedroom townhouses . He feels there is a real demand in the townhouse area. There is a swimming pool facing Lake Cook Road and we will be looking at a two story development, wood framed, colonial in appearance . Mr . Mould believes they have resolved the bulk of building codes . i �, Plan Commission Public Hearing Page 2 February 15, 1978 Mr. Analasei briefly pointed out changes in the engineering plans such as increasing size of pond. Mr. DeGrazia stated that, basically, they are asking for plan amendment and preliminary plan approval for the site . They have complied with Village ordinances and have tried to comply with all requests and they are hopeful to begin activity this coming spring. They have taken a second look at multi-family development and believe mixing townhouse units with apartment units is novel and will work very well in this area. Chairman Genrich asked for any comments from the Park District. Mr. Crosland advised he was here in an advisory capacity only and doubts if the Park District will be involved at this point. They do expect to be involved at a later date regarding the detention areas and parks . Reference was made to his letter of February 10th to Bart Delaney. In looking at north green area he does not feel this is a retention basin. Small neighborhood park site would be suitable for use as would be used 90% of the year for that purpose . The Park District will be involved at least with the north district. When Chairman Genrich asked if they will accept the 3 .31 acres, Mr . Crosland answered positively. Mr . Delaney questioned the treatment of Pauline Avenue which should be fully improved; also, Industrial Drive entrance side- walks should be shown. Police and Fire Departments feel there are no real problems with emergency vehicles . The Fire Department does feel that there is not enough access at Industrial Drive . Mrs . Sheldon wanted to discuss the homes facing Pauline Drive which will have their driveways going out on that street. Is there any way they could be turned around to make them part of the development. Mr. DeGrazia felt they have made a reasonable compromise by having only four lots to Pauline Drive in a length of over 600 feet. Mr. Wandry did state they could modify lots 4 and 5 so both go out on Horatio. I Mrs . Sheldon pointed out that the soil in park site is poor . In reply, Mr. DeGrazia advised they will re-grade and all will be usable . There will be a 5-1 slope . Mrs . Sheldon was concerned how the children will get to school . Will the Village ordinance with sidewalks be met, and will there be any bike paths with the units . Mr. DeGrazia advised there will be a 15 ' wide pedestrian walk. With reference to the park site, Mrs . Sheldon feels pool on Lake Cook Road is in the least Plan Commission Public Hearing Page 3 February 15, 1978 accessible location. The pool is set back over 50 ' , explained Mr. DeGrazia, and a landscape buffer and appropriate fencing will be applied. Mr. Harris voiced concern over the tax impact on the school district. Why so many townhouses and so few apartments? Mr. DeGrazia explained that the Plan Commission ' s recommendations were taken into consideration and they felt they came up with a reasonable balance . He feels the tax impact will not be duly altered by this proposal . C- At this point, statement was made that the apartments and town- houses are rented. Mr . Harris mentioned that predictions are being made today that single family construction will drop somewhat. In view of this, what if these 26 lots were developed and then it was decided you would not want to go any further. Perhaps development should be in clusters. Mr. DeGrazia would be willing to change their approach. Mr. Harris is also concerned about timing and wonders if single family lots will be developed first. Mr. DeGrazia answered negatively and stated they are trying to abide by Board recommendations and go into a phasing program. Mr . Harris also is concerned about access to school; also re- ferred to Mr. Balling 's memo and wondered what his concern was about lots 77, 81, 84, 97, 103 and 108 . Mr. Fennell replied that Balling was concerned with the developer having a product that would fit on these lots . He added that the lot numbers have been changed since that memo. Mr. Harris asked for the status of property off Lake Cook road. In reply, Mr . DeGrazia stated they are negotiating to purchase the 50 ' strip across from the right-of-way. They are making every effort to acquire that property. Mrs . Force voiced concern over children cutting through yards to get to park site to the north. She would like to see a street and not an easement cut through. She also stated the Chief of Police is concerned about not having access point off Lake Cook Road. Mr . DeGrazia advised they could provide additional access . 6 Crrimi,A AL& 1I. `-ncriAQA 0-4- a (n,u .t,• m+-Q-s wao, rn a rmu�i 1' Y1 o , � � � e Qn dpM n.u�+4h�vvu -tV�i.o rn e at '�t i,� Chairman asked fob any questions from the public. None we e eard,-L„ , 3 I Ti I i i I I i I� i fle i Plan Commission Public Hearing Page 4 February 15, 1978 Mr. Goldspiel asked if there were any garages planned. As they would like to rent first and determine what the needs are, Mr . DeGrazia stated none were shown on the plan. When asked if there was a chance of reducing the parking area, Mr . DeGrazia advised yes, they could do so. Mr . Goldspiel pointed out the requirement of 80 'width right- of-way for Pauline and Armstrong - the plan shows 60 ' . Mr. DeGrazia advised they will accomodate us on this . Goldspiel asked that the Staff check on this point. a,w A_ kA Staff agreed with Goldspiel that the landscaping in cul-de-sacs 6 be provided. Reference was made regarding sidewalks from rental (_,_„,„ad, area with roads for single family area. Mr. Goldspiel feels this should be done for safety purposes and should include Lake Cook Road. Mr. DeGrazia hopes this request will be re-considered. Feels strongly not to draw pedestrians to that street. DeGrazia could provide temporary access down through portion of rite-of-way to meet with Lake Cook Road. At this time, Mr. DeGrazia approached the Committee with the fact that they have already had 60% off-site improvements . They can ' t afford anything further except possibly emergency access to the site and improvement to Pauline if they would receive half of the cost (Pauline ) . Mr . Goldspiel commented they need access to Lake Cook Road. They have to get traffic off Horatio Boulevard; perhaps give up some of Pauline . Regarding Lake County report requested flood plane area be identified. Called Staff ' s attention to check on this . In regard to Staff ' s comment to delete one entrance to parking lot, DeGrazia stated that was an exit. Goldspiel asked that Staff check that out also. In summary, Mr. Goldspiel agrees with Mr. Harris about not developing whole strips of houses . He disagrees that school access needs a path through. Feels the distance to school is very short. Mr. Shields had no questions . Chairman Genrich advised Staff to check with Park District who maintains the park area. Regarding the school, Chairman Genrich was advised the location would be between Armstrong and Buckthorn Terrace . Mr. Delaney advised the exact location has not yet been designated Plan Commission Public Hearing Page 5 February 15, 1978 Mr. De Grazia advised they would be willing to change traffic plan to that area. Meeting adjourned at 10 :55 P.M. Respectfully submitted, Eileen Foli Recording Secretary APPROVED : de,444;.-04 Carl Genrich, Chairman REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Henderson/Koch Northwood Grove/Anden/Hawthorne February 15, 1978 Chairman Genrich opened the meeting at 11 :00 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove . Commissioners Present : Chairman Genrich Mrs . Sheldon Mr. Harris Mr . Shields Mr. Goldspiel Commissioners absent : Mrs . Force Mr . Capitel mR . KANcE L - 3-1 14,0 Also Present : Mr. Ted Henderson, Henderson/Koch Mr. Bud Harms, Henderson/Koch Mr. Richard Glauner, Henderson/Koch Mr . John Sloan, Attorney Mr. Bill Meinholtz, Engineer Mr. John Marienthal, Trustee Mr. Stan Crosland, Park District Mr. Bob Bordelon Mr . James Mikes, Rudnick & Wolfe Mr . Jerry DeGrazia, Anden Corporation Mr. Kurt Wandry, Balsamo Olson Mr . Herb Mould, Keiser/Mould, Col . , Ohio Mr. Connie Analasei, Arcon Engineer Mr . Tom Fennell, Village of Buffalo Grove Mr. Bart Delaney, Village of Buffalo Grove Chairman Genrich began the meeting by confirming the following 1 with Mr. Henderson : Parcel A is already in the Village - annexing Parcel B, Parcel C-1 and Parcel C-2 - requesting Parcel A to R-9 Special Use PUD - Parcel B and C-2 would be zoned R-9 Special Use PUD. Chairman Genrich asked that the Staff and Park Districk have the following information by the Wednesday following this meeting : Plan Commission Regular Meeting Page 2 February 15, 1978 1. The dollar contribution that should be to Park District. 2. Work out proper wordage with Messrs. Sloan and Henderson and have new annexation agreement by next Wednesday. Show dates on bottom of each page . a) Change so that we specify the exact zoning being requested: B-2 and R-9 Special Use PUD. b) Insert phraseology for that type zoning and annexation to the particular plan plus summary information. Also show requirement if plan is changed and comes back for Public Hearing. c) Identify density that is being granted as well as the mix. Chairman confirmed with Mr. Henderson that he is requesting plan with a swimming pool . Plan Commission discussed the location of funeral home . Henderson stated he would like to petition the Planning Board to show funeral home as shown on original plan and that they be allowed to come back and ask for change . 3 . Staff check the plan out against the requirement of B-1 and R-9 and identify any requirements not being met, if there are any. 4. Staff - specify if there are areas where we should have external sidewalks . Give recommendation on border sidewalks in terms of adjacent land uses. 5 . Get together with Arnie Seeburg and Estes and resolve whether this detention concept in parking lot and right-of-way should be followed. Would like staff recommendation on this . 6 . Staff to check out emergency vehicle lane on interior behind buildings . Plan Commission Regular Meeting Page 3 February 15, 1978 The Plan Commission would like to go on record of being desirous of having offices rather than retail, if possible . NORTHWOOD GROVE/ANDEN/HAWTHORNE Chairman Genrich mentioned some recommendations to the Board should be made on issues such as 1) 3 .31 acres being accepted by the Park District, 2) Industrial drive entrance, and 3) the need to consider the long range outlook for Pauline . Mr . DeGrazia has agreed to the following : 1 . Lots 4 and 5 will be turned around. 2. Will leave the question of bike path up to the Park District. If desirous, Anden will comply. 3 . Phase I of the project will be lots 57 through 123 . Phase II will be the apartments and Phase III will be the remainder of single family. Commissioner Goldspiel moved to recommend to the Village Board amending the original Hawthorne annexation agreement and approval of the new R-9 PUD plan for Northwood Grove subdivision as shown on Exhibit #101-30 indicating phasing, revising street alignments and other plantings in cul-de-sacs, re-oriented lots 4 and 5 to face Horatio Boulevard, complete sidewalk plan including sidewalks on Lake Cook Road, online condition that, a) It is understood that the developer will use best efforts to purchase and annex 50 ' strip now in the Village of Wheeling, and if that strip is not purchased, revised plan will be presented to the Plan Commission; b) That Pauline Avenue be paved as a full width street for the distance of which it abuts the project, and c) Industrial Drive be paved for the distance that it is on their property with an access added to the parking area as shown on Phase II. Mrs . Sheldon seconded the motion. Plan Commission Regular Meeting Page 4 February 15, 1978 The following vote was taken: Mr. Harris No Mr. Shields Yes Mr. Goldspiel Yes Mrs . Sheldon No Chairman Genrich Yes Motion carried. Meeting adjourned 11 :55 P.M. Respectfully submitted, / ' . Eileen Foil Recording Secretary APPROVED : jtif . 40Awk4 Carl Genrich, Chairman