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1976-06-30 - Plan Commission - Minutes WORKSHOP SESSION BUFFALO GROVE PLAN COMMISSION Crossings Commercial & Zale Development/Brunswick Property June 30, 1976 Chairman Carl Genrich called the meeting to order at 8:15 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Genrich Mr. Keister Mr. Goldspiel Mr. Jacobs Mr. K do nz {.0 ( /1/16) Commissioners Absent: Mr. Mendenhall �., Mr. Harris \ Mr. Shields Mr. Kuenz Also Present: Mr. James Otis, Otis & Associates, Crossings Mr. Ed Zale, Zale Construction Company Mr. Bruce Johnston, Johnston Associates, Zale Develop. Mr. Jon Nelson, Johnston Associates, Zale Development Mr. William Griffin, Jr. , Hoffman Rosner Corporation Mr. Stanley Crosland, Park District Mr. William Kiddie, Park Board Mr. John Marienthal, Trustee Mr. Arnie Seaberg, Village Engineer Mr. Chuck McCoy, Mr. William Whited, Administrative Assistant Crossings Commercial Mr. Otis distributed copies of the basic statistics on land coverage for this project. He then showed the original total site plan of the Crossings. This plan showed all the phases of the development. Mr. Otis stated that the commercial site is 12 acres not including the dedicated area or streets set aside for the commercial. Across from the commercial site is a 41- acre parcel owned by a bank group on which they hope to erect a bank. Next to that is a 5 acre parcel that they hope Li to bring in as a low profile office and research development. Mr. Otis stated that they originally had several different ideas on the center. The leasing agents and prospective tenants did not like the layout because it was too clustered and too close together resulting in no exposure. They fought against a strip-type center. They would like to keep the rural feeling of The Crossings. Plan Commission Page 2 June 30, 1976 Mr. Otis showed a plan of the proposed shopping center. He stated that there will be a cluster of buildings in the center which would be primarily retail shops. They would like as many patio and open areas between clusters as possible. There would be a common walkway which goes between all of the stores. Mr. Otis stated that they have talked to one food chain for the food store area but no leases are signed. The food store would be at the north end and set back. On the opposite end would be the second largest user which would be a drug chain. In the center would be a two-story building which would be shaped like a barn. A walkway would cut through it and there would be open courtyards as you walk through. The total amount of square footage of the usable building area is about 100,000 square feet. This is about 18% of the total site. About 19,000 square feet has been set aside for potential expansion to the south of the drugstore, north of the food store and a smaller outlot in the southeast corner which would be a logical spot for a small restaurant. The total building coverage would be about 36% of the project. Parking and circulation for traffic area takes up 48% of space. There is parking for 548 cars which is about 5k cars per 1,000 square feet. Mr. Otis stated that the lower floor of the large store in the center would be made up of five smaller spaces and walkways which would go through the building. It has not been determined what is on the second floor. Mr. Otis stated that one food store they are talking with demands that their drug store be adjacent to the food store. In this case the food store would be smaller and moved over so the drug store could be inserted. Mr. Otis stated that they would like to move the silo from the nearby farm and make it a focal point of the center. He is not sure they will be able to move it. It would be located near the two-story building. A drawing has been submitted to the engineers in an attempt to solve the storm drainage and retention problems. Mr. Otis stated that he thinks there is a solution to this without jeopardizing any of the other areas of The Crossings. He added that the original sketch of the center had a pond and after talking with insurance people and managers of other shopping centers, they think the pond would be impractical. The landscape plan is being done by Dick 1 Brickman. They tried to create berms and landscaping across the west end of the center screening the delivery area from the residential area and park. They will have the landscape plan by the next meeting with the Plan Commission. They have eliminated the access from Fremont to the center itself. Access to the center for deliveries would be from the south and north and access for the consumer would be from the south, north and east. Commissioner Keister stated that he would like to commend Mr. Otis and his organization for a well-designed and layed-out plan. He asked that 1 they give some thought to breaking up the long lines of parking with islands so there was not the feeling of too much asphalt. Mr. Otis stated that he thought this could be worked out. He mentioned the Plan Commission Page 3 June 30, 1976 possibility of moving the parking further west and landscaping along Arlington Heights Road. Mr. Otis added that they would like to clad the structural buildings with wood which would also soften the effect. Commissioner Kandel stated that he also would like to commend Mr. Otis and his associates on the plan. He asked if it would be possible to drain water from the commercial site to the pond in the townhome area should there be a problem. Mr. Seaberg stated that the pond is too small. Mr. Otis stated that the site is presently engineered to handle retention so that in heavy rains it might hurt the user of the center but will not let any more into the storm sewer than it would normally take. Commissioner Goldspiel stated that he also is pleased with the plan. He asked how far the main entrance is from Alden Lane. Mr. Otis replied that it is a little over 300 feet from the center line of Alden to the center line of the entrance. Commissioner Goldspiel asked if it would be better to line the entrance up with Alden or else move it further south. Mr. Otis stated that they could line it up with Alden but they wanted to line it up with the center of the shopping center. If the traffic engineers indicate it would be better to move it they would work it out. Mr. Seaberg stated that he is concerned about the entrances on the south side. They do not line up with the streets from the Hemphill section (Heritage Place). Mr. Otis stated that he was not aware of this and it will be corrected. Commissioner Goldspiel stated that he is also concerned about the short-distance between the southwest drive and the Fremont intersection. Mr. Seaberg stated that if they line the drives up with the Heritage Place drives this will solve the problem. Commissioner Goldspiel asked if the buildings would be built in phases. Mr. Otis stated that he hoped they wouldn' t be but it is a possibility. If the food and drug chain come as one section they may add the two buildings on the south later on unless the real estate people feel the time is right to carry on with the whole development. Commissioner Goldspiel questioned the location of the road which goes around the bank site. Mr. Otis stated that this road may be used as a shortcut around the Route 83 intersection and may not be a good idea. Commissioner Goldspiel asked if there will be any special treatment of the loading areas, especially near Fremont. Mr. Otis stated that they have a large section of usable land which can be landscaped more heavily. The food store may be hard to treat , however. Chairman Genrich stated that the developer should come in with the final plat approval when he is ready. He asked that the following points be considered: 1 1. Show the tentative buildings on the final plat and if they want to move them or change their size, they can come back. Plan Commission Page 4 June 30, 1976 2. See what can be done about breaking up the appearance of the parking lot. 3. When they come back the Plan Commission would like to know more about the drainage and water retention. 4. Resolve the traffic questions with the Staff and have their tentative approval. 5. Bring in the landscape plan for the next meeting. 6. Indicate to the Plan Commission what the developer thinks the phasing will be in construction at that point. 7. The Plan Commission would like a written report from the Staff prior to the time the final plat is on the agenda. Zale Development/Brunswick Property Mr. Zale stated that they had purchased on option the property from Brunswick. The total site is 209 acres. They are in partnership with the Hoffman Rosner Corporation. They will not be in partnership in the sale of the housing but will be developing the land and lots together and then each will sell from their own lots. Mr. Zale introduced Mr. Jon Nelson who has been active in working on the land planning for the property. Mr. Nelson showed an aerial photograph of the property. He stated that Busch Road is on the north, Weiland Road on the east and Paulina Avenue on the south. They are presently in negotiation for a little piece of property in the southwest corner which will serve as a window to Route 83. They propose to tie into Paulina Avenue to get to Route 83. Mr. Nelson showed a topography study of the site. The highest area is on the southern boundary which drains to Aptakisic Creek in the northeast corner. Approximately 20 acres drains to a low spot and into the M-1 district. Also shown on this study were the bad soils areas. Mr. Nelson showed the site plan. They developed a bike system taking the flood plain into consideration. They also took into consideration the recommendations from the Comprehensive Plan. One collector street ties into Route 83. The rest of the parcel is developed into smaller neighbor- hoods which tie into the green belt system. Mr. Nelson stated that a duplex area will be incorporated in the northern part of the site. There is a 4 acre commercial site in the northeast corner. Below this is an 8 acre multi-family. A fire station and/or well site will be needed. This will be about 4 acres and located on Busch Road. The well site will be underground with tennis courts above. There is an 8 acre school site. Plan Commission Page 5 June 30, 1976 The single-family homes will be three-bedroom. The total area in single- family is 141 acres with 586 lots. The minimum lot size is 65x100. The required minimum lot size is 6600 square feet and they will be asking for a variance on this. There are 132 duplex units and they will all be two-bedroom. The minimum lot size is 8250 square feet. The multi-family will be two-story with 50% one-bedroom and 50% two- bedroom. There is a 66' right-of-way with 27' back to back pavement on the secondary and collector streets. The required is 80' right-of-way with 35' back to back pavement. They will be asking for a variance on this. They will also be asking for variances on the minor streets, cul-de-sacs, sidewalks, and yards. Mr. Nelson stated that it is their intention on the collector system that by reducing the right-of-way and pavement width, they will discourage traffic from taking a shortcut through the development to the proposed Village Center. Their intention is to force people to choose other routes. f Mr. Nelson stated that they propose to vary the standards on sidewalks to incorporate a more refined bicycle system tying into the major pedestrian bike trail so people would be encouraged to use these bike trails. Mr. Crosland stated that they have had several staff meetings on this development with members of the Village staff participating. He has written a memo to Mr. Whited regarding these meetings. The Park ➢istrict feels that because of the number of small children, a more decentralized type of tot lot might be warranted. They see no problem with the school site. It meets the size and dimension requirements and is a central location. Mr. Seaberg stated that he cannot accept the 27' collector streets, If there are no homes fronting on a street they will allow it but in this development there are homes fronting on the street and there will be parking on it. The 66' right-of-way could work. The 50' right-of-way with 27' pavement for minor streets is tight because if sidewalks are required there is only 7' for tree planting. If there is a waiver on sidewalks or sidewalks on one side, the pavement could be offset. Regarding the 3' sidewalks on the cul-de-sacs, Mr. Seaberg stated that it might be better to not have any. He will have to check and see where sidewalks are needed and this will have to be worked out. Mr. Seaberg stated that with regard to lot size, some consideration has to be made regarding the units to be put on these lots, such as how big the house is, how much lot it takes up, etc. Plan Commission Page 6 June 30, 1976 In response to a question from Commissioner Keister, Mr. Whited stated that Mr. Roggendorf from District 102 had told him that an agreement of a donation of 7 money and 3- in land had been made. Commissioner Keister stated that he agrees with Mr. Seaberg with regard to the size of the lots. He asked what size of house would be built. Mr. Zale stated that he is in agreement with the thoughts regarding the house and lot size. Drainage problems are a result of poor planning as far as grading is concerned. This is something they will have to take into account. If grading is planned, they should not have these problems. Mr. McCoy stated that they may have to inform the homeowners on the size of patio or necessity of a redwood deck instead of a patio because they also exaggerate the drainage problem. Mr. Seaberg stated that it is also a matter of combination of house designs and high-point and low-point of drainage. Commissioner Keister asked if the developer had any plans on the size of the single-family home and the cost. Mr. Zale stated that they will be building housing that will sell from the low $50's up to $70,000-$75,000. They will have two-car garages and there will be two-stories, ranches, split-levels or raised ranches which will range in square footage from 1300 to 2200 or 2400, The larger would be two-story houses with 13- to 2-3- baths and with or without basements. Mr. Zale stated that they do not contemplate building the multi-family and commercial for perhaps five years. This would be a joint venture of the two builders. He added that if they get the property which will serve as a window to Route 83 they plan to make it an entryway with a gate. Each builder will have his own model area. Commissioner Kandel asked if Weiland Road will be widened. Mr. Seaberg stated that they have no plans other then for improvement right now. Commissioner Kandel stated that he would not approve a reduction in the lot size. The layout is fine and the developer would only detract and destroy what is being developed by trying to crowd it. Commissioner Goldspiel stated that he feels School District 102 is in very desperate need of a means of sustaining itself. District 102 has expressed the feeling that they were receiving numbers of pupils that they would be unable to handle. On- the Master Plan the industrial area, which includes a portion of the proposed development, is one of the very little bit of industrial area proposed in the Village on this side of Milwaukee Avenue. A single-family project would be a deficit operation for the school district. He thinks we have to consider very hard whether we can go away from what the Master Plan calls for. Commissioner Goldspiel asked that the viability of the school district be discussed. He would like to discuss it with the Lake County Plan Commission and school district. Mr. Zale stated that if the property were left to be developed as is called for in the Master Plan it would not be developed for five to six years. Chairman Genrich stated that the Plan Commission will try to program a meeting with Lake County planners in the next month. What he has criticized developers for in the past is that they can go out and buy farmland at farmland prices and build houses and through the years have sifted the cost of the schools to the school district. We have structured Plan Commission Page 7 June 30, 1976 a way for them to get the money on the front end. The problem is not as bad in Buffalo Grove as in unincorporated areas or other communities. Commissioner Goldspiel stated that the multi-family area looks crowded. It appears that there isn't enough green space around the buildings. Commissioner Goldspiel asked what the minimum width of the bike paths ; is. Mr. Nelson stated that typically it is 50' but may drop down to 35' or 40' . The average is 50', however. Commissioner Goldspiel asked if the paths would be lighted. Mr. Zale stated that they would not be. Maintenance would be a problem. Chairman Genrich asked if the development included all the Brunswick Property or a portion of it. Mr. Zale stated that it is a portion of it. They still own 200 acres to the north. Chairman Genrich stated that when there is a development like this, he would like to see a wide mixture of housing styles. He asked if there is some way to break it up better. Possibly one developer on one side of the street and the other on the other side. Mr. Zale showed on the plan where each builder would be building and stated that they would be building different kinds of homes because they are different builders. Commissioner Jacobs stated that there has been a demand for higher priced housing. However, all the developers come in with the same price range. Buffalo Grove is losing a lot of people who want to move to more expensive homes and must go to other areas. He added that he is a proponent of larger lots. These lots are too small. He would like to see larger lots in the single-family and higher density in the multi-family. A Workshop Sesssion will be scheduled for the third Wednesday in July and Chairman Genrich asked that the following points be resolved: 1. Meet with the Staff concerning traffic problems. (Not only the widths and right-of-ways but also have the Staff look at the school bus problems.) 2. Prior to the next meeting the Plan Commission would like from the Staff a review in terms of water, sewer and drainage and how it fits into the Village systems. 3. Resolve with the Staff where the sidewalks should and should not be and identify this on the plan or on a separate scheme. 4. The Plan Commission would like a written statement of what the developer proposes. 5. The Plan Commission would like economic and tax impact data in relation to taxes and school population. 6. Meet with the school district so they can present a written statement for the Public Hearing. Highlight the soil findings. Plan Commission Page 8 June 30, 1976 7. Meet with the Park District and include the Village Staff in the meeting. Interested especially in detention, retention and tot lots. 8. Would like an overall conceptualization of what the grading plan would be. 9. The Plan Commission will try to approach the school problem in some way. 10. Discuss further with the Staff the green belt systems and bike paths in terms of maintenance problems and discuss this with the Park District. The Plan Commission expects an answer from the Staff regarding this. 11. The Plan Commission would like the developer to look into the possibility of larger lots and higher priced housing. 12. Present the Plan Commission with an annexation agreement draft. The meeting adjourned at 10:40 p.m. Respectfully submitted, Li da Isonhart Recording Secretary APPROVED: Carl Genrich, Chairman