1996-02-21 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
February 21, 1996
The Boznos property, east side of Milwaukee Avenue at Aptakisic
Road - Annexation with R-9 P.U.D. zoning, B-3 Planned
Business Center zoning and Office and Research zoning
and approval of a Preliminary Plan -- Workshop#1
Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Rosenston
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Ottenheimer
Mr. Trilling
Commissioners absent: None
Also present: Mr. Michael Sidebottom, Buffalo Grove Development, LLC
Mr. Richard K. Burton, Land Consultants, Inc.
Mr. Donald Manhard, Manhard Consulting, Inc.
Dr. Douglas Parks, Superintendent, District 102
Dr. Scott Guziec, Superintendent, District 103
Mr. DeAnn Glover, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Rosenston to approve the minutes
of the special meeting of January 24, 1996. Commissioner Berman asked for the insertion of a
word on page 9, paragraph 3. He further noted the substitution of Chairman Goldspiel for
Commissioner Samuels on page 15, paragraph 10. Commissioner Rosenston noted a
typographical error on page 11, paragraph 8. He further noted a response is necessary on page 8,
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 1
paragraph 1.
All Commissioners were in favor of the amended motion and the motion passed unanimously with
Commissioner Ottenheimer abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Ottenheimer stated he attended the Village Board meeting of February 20, 1996
and the following items were discussed:
1. Approval of Ordinance 96-9 for the Jacob's auto laundry/commercial building
2. Approval of ordinance for the Crate& Barrel store on the Seigle's property
3. Referral to the Plan Commission of Walgreen's proposal on the northeast corner Lake
Cook and Buffalo Grove Roads
4. Referral to the Plan Commission of the Buffalo Grove joint fire training facility to be
located on Deerfield Parkway
Chairman Goldspiel stated he attended a Village Board meeting on February 12, 1996 which was
a workshop on the development of the next Village Master Plan.
THE BOZNOS PROPERTY. EAST SIDE OF MILWAUKEE AVENUE AT APTAKISIC
ROAD - ANNEXATION WITH R-9 P.U.D. ZONING. B-3 PLANNED BUSINESS CENTER
ZONING AND OFFICE AND RESEARCH ZONING AND APPROVAL OF A
PRELIMINARY PLAN --WORKSHOP #1
Mr. Michael Sidebottom of Buffalo Grove Development, LLC, stated he is presenting a plan for
developing 116-acres of the approximately 171-acres that they are petitioning for annexation into
the Village of Buffalo Grove. He stated they will be discussing the general parameters for the use
of the land and engineering and stormwater management issues.
Mr. Sidebottom stated the land is on the northeast corner of Aptakisic and Milwaukee Avenue. It
is to the east of the Lincolnshire Corporate Center and northeast of the sand and gravel property.
To the North is Riverside Drive and to the south is Aptakisic Road. To the northeast is the
Marriott Lincolnshire golf course. Mr. Boznos' residence is to the east of the property.
Mr. Sidebottom stated the proposed plan differs slightly from the one referred by the Village
Board for review due to a number of issues which have come up. The number of school students
generated by the density of the original plan was considered. Originally there were 602 residential
units and there are now only 570 units. He noted they have tried to lower the potential student
count and in so doing they have freed up more space on the northwestern corner for commercial
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 2
use. The Village Board also specified their desire to have all of Milwaukee Avenue commercial.
He noted they have redesigned the plan to accommodate that desire.
Mr. Sidebottom stated none of the buildings will be in the new flood plain that is being discussed.
He noted they decided to design the plan now based upon what the future flood plain is going to
be as opposed to what the current flood plain is. He noted the plan will not only aesthetically but
financially be a community that Buffalo Grove will be proud of.
Mr. Sidebottom stated each of the assisted living units will cost $90,000-$100,000. The profile of
an assisted living facility is an apartment building primarily for seniors, managed by a New York
Stock Exchange company. Generally they are a one or two bedroom unit with a common dining
room. They are generally two and three stories with different types of architectural features. He
noted their current concept is a colonial type of approach that will fit in aesthetically with the rest
of the development. He noted the assisted living building has a minimum amount of care for the
individual living there. There is no requirement for a Certificate of Need from the State of Illinois.
An outside service company or health provider is hired for that purpose. This is somewhat of a
new concept for Chicago. There is very little traffic associated with this kind of development.
Mr. Sidebottom discussed the attached rental units noting their current thought is to have
something that appears to be a townhome from the exterior. 90 percent of the units would have
direct access to garages. The profile of a resident would be a high income, high net worth
individual who has chosen to forego maintaining a home on a yearly basis. Many of the residents
would hopefully be employees of the Lincolnshire Corporate Center. This development would
meet the demand of high end income people in the Buffalo Grove area. The projected cost per
unit is $95,000. 15 percent of the units will be three bedrooms, 25-30 percent will be one
bedroom and the remainder will be two bedrooms.
Mr. Sidebottom stated the townhomes will range in price from $250,000-$400,000. The senior
villas are designated as such because the master bedroom will be on the main floor. The
bathrooms will be somewhat wider and the doorways will be somewhat wider. These units will be
priced from $210,000-$325,000.
Mr. Sidebottom stated they are currently discussing with two hospitals in the Chicago area for the
40,000 square foot retail professional building on the site. They are also talking with retailers for
a New York Stock Exchange drug store as well as restaurants for the remainder of the corridor.
He noted they have not specified what they will do with the 7.2-acres in the northwest corner
primarily because they have changed that use since they originally met with the Village Board and
they are still determining what is to be done with that area.
Mr. Richard Burton of Land Consultants, Inc., stated access is obtained at three locations,
specifically, the extension of Aptakisic Road into the community, another is adjacent to Tower
Road which is a signalized access into the office part. This would service primarily the office and
commercial parcels. One new access would be located in the middle of the property where the
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 3
commercial uses on either side would obtain access as well as serving as the main entry into the
residential portion of the community. The commercial lots are primarily the ones to the south half
of the property which are 2-acre parcels. A couple of commercial lots to the north of the retail
center are 1-acre parcels.
Mr. Burton stated they are trying to accomplish an orderly transition of uses back from
Milwaukee Road. On the south end the transition goes form the commercial to the attached
rental units to the townhome parcel. On the north end the transition goes from the commercial
and office to one of the ponds and the two senior living parcels, the assisted living units and
another parcel of townhomes adjacent to the Boznos residence.
Mr. Burton stated they have tried to preserve and create as many open spaced views as possible
without lining up residential buildings around the open space areas. There are a variety of views
and aspects from each of the parcels. There are areas where the water penetrates out between the
parcels so that you get a sense of the openness and the water views from the main entry and from
the backbone circulation system.
Mr. Burton stated the circulation system is laid out with a backbone system of dedicated streets.
Some of the drives there are roadways within the parcels themselves and they have so far been
drawn at a reduced right-of-way. Inasmuch they are arranged in the cul-de-sacs, they have done
that in the 50 foot right-of-way. The unit counts are 280 rental units, all in one area, with a
centrally located club house. There are two parcels each of 60 units of townhomes and the two
senior living parcels of 48 and 52 units for a total of 100 units. The assisted living is now shown
at 70 units, although that may require some flexibility.
Mr. Burton stated the open space component is made up predominantly through the center
portion of the ponds which provide for the views and the stormwater retention facility. There is a
small wetland area which will be retained. There is another 7-acre area to the far north of the site
which will also be open space and have a stormwater function.
Mr. Burton stressed the residential density on the site has been reduced and is now about 6.5 units
per acre and that includes the assisted living parcel.
Mr. Donald Manhard of Manhard Consulting, Inc., stated there are a few small wetlands on the
property. He stated they plan to mitigate or remove the wetlands and obtain a Corp permit. He
noted they are currently working with a consultant for same. The site drains from the west to the
east towards the Des Plains river. He noted they have installed a lake in the lower area of the site
and the areas that have been filled have been offset by compensatory storage. The compensatory
storage provided is in excess of what will be filled in the flood plain. He noted they will be
following the Village and County ordinance and they will be providing an additional 20 percent of
compensatory storage. It will be provided within the lake areas and also within the open area in
the northeast of the property. In addition, they will provide for excess detention so that if the
river ends up coming up in height and there is not a good outlet to the river, they will be able to
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 4
provide total storage without a release. Therefore, they are basically providing for a 7.5 inch
rainfall in 24 hours. That amount will be retained totally on the property within the lake systems.
Mr. Sidebottom stated they plan on vacating Riverside Drive to the north of the property. He
stated they are also interested in finding 10 feet somewhere within the development to create a
bikepath.
Commissioner Ottenheimer noted concern with the impact of the residential units on the school
districts. He asked if the developer has met with any representatives from District 102.
Mr. Sidebottom stated they have not yet met with District 102, but plan to do so.
Commissioner Ottenheimer stated he feels the plan may be too dense in terms of catering to
families with school age children which will have a significant impact on the school district. He
asked if the residential units will cater to two separate school districts.
Mr. Sidebottom stated yes. He stated they have tried to model this similar to other properties in
Buffalo Grove that have not generated a lot of students. He noted they have tried to develop the
plan to have the fewest number of students.
Commissioner Ottenheimer asked how many students of the 570 units would be in District 102
and in District 103.
Dr. Parks stated that in terms of number of school-aged children, he projects that District 102
would have between 40 to 100 students from the development.
Commissioner Ottenheimer noted that before coming to any final decision he feels it is important
to know specifically where the demarcation line between school districts is. He urged the
developer to consult as much as possible with the school districts.
Commissioner Ottenheimer stated he is not happy about having two school districts within one
subdivision.
Commissioner Ottenheimer asked what kind of rental rates are planned for the apartment units.
Mr. Sidebottom stated they are in the range of$900-$1500 with one year leases.
Commissioner Ottenheimer asked if there has been any thought as to what kind of open space this
development will have, i.e. grass or bailfields or something else.
Mr. Sidebottom stated they are just beginning to discuss that issue. He noted it will be a function
of how much space will be available.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 5
Commissioner Ottenheimer noted the more recreational type of activities available will determine
the number of family type residents that may be attracted which, of course, will lead to an increase
in the student population.
Commissioner Ottenheimer states the plan has come a long way and he still has major concerns
with the density of the project which he would like to see scaled down even further. He noted
some concern that the development may look like an isolated community.
`./ Commissioner Samuels asked if any thought has been given yet to what property would be used
either for active use or donated to the Park District.
Mr. Sidebottom stated they have not yet spoken to the Park District. He stated that will be the
next step in the process.
Mr. Pfeil stated the property is not in the Buffalo Grove Park District right now. The Park
District boundaries are the same as the Village Corporate limit in this area. Therefore, the most
feasible way to achieve contiguity is to annex property adjoining the Arbor Creek area to the
southwest.
Commissioner Samuels noted that this entire proposal then presupposes the favorable annexation
of the Aptakisic Sand and Gravel project.
Mr. Pfeil stated that was correct.
Commissioner Samuels asked how much of a donation to the Park District is required by the
Village ordinance.
Mr. Sidebottom stated they do not yet have the exact figure yet because they are not sure of how
much will be in the lakes and open space.
Mr. Pfeil stated the requirement is for every 1,000 in population, 10 acres is required, 55 percent
of which must be active as defined in the Village ordinance. This means high and dry and not a
detention basin location.
Commissioner Samuels asked if this plan will accommodate this requirements.
Mr. Sidebottom stated they will have to use a combination of areas within the plan.
Mr. Pfeil stated cash in lieu of land is usually provided for when there are constraints concerning
available land.
Mr. Sidebottom further stated if there is more of a professional, older community, they would not
want a lot of parkland and they are thinking more of cash in lieu of park site.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 6
Commissioner Samuels noted it would be desirable from an isolation point of view to have some
sort of park available.
Mr. Sidebottom asked if it possible to have credits for private recreational facilities.
Mr. Pfeil stated historically, the Park District has not allowed much credit for private facilities.
Commissioner Samuels asked if all of the residential is to be developed at one time.
Mr. Sidebottom stated it will have to be staggered.
Commissioner Samuels asked about the potential for or barriers to developing this property within
the County if neither Lincolnshire nor Buffalo Grove are interested in annexing.
Mr. Sidebottom stated the only barriers there may be would possibly be the utilities. He stated
they are now having discussions with the Village of Lincolnshire about tapping into their sewer
and water. The Village of Lincolnshire has not yet given them an answer. He noted the
alternative is to develop a joint sewer and water system with the sand and gravel developer. They
would then both contribute to the cost of a lift station which will be brought up from Busch
Parkway and from Barclay.
Commissioner Samuels asked if Mr. Greenberg's' development of the sand and gravel parcel
would be jeopardized if this annexation were not favored within the Village and he lost a
necessary partner for the infrastructure improvements.
Mr. Sidebottom stated he did not think so as Mr. Greenberg would then do things differently. He
noted if the Boznos property is not part of the project, Mr. Greenberg would then not need the lift
station.
Mr. Kuenkler stated Aptakisic Sand and Gravel could proceed with or without the Boznos
property and a lift station would be required.
Commissioner Samuels stated it is important to see the actual demarcation line between District
103 and District 102 since there is a potential for equalizing some of the burden.
Commissioner Samuels asked if the Par King property is being included for annexation.
Mr. Sidebottom stated yes.
Commissioner Samuels asked what zoning is being requested for that parcel.
Mr. Sidebottom stated commercial zoning is being requested with the potential for entertainment
use which falls within the commercial zoning. He noted Mr. Boznos' residence will remain as RE
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 7
zoning.
Commissioner Samuels asked if there are any projections of potential sales tax revenues generated
by the commercial aspect of the property.
Mr. Sidebottom stated they hope to have that information for the next meeting along with the
traffic study.
Commissioner Samuels asked if there have been any conversations with interested parties
concerning development of the commercial property.
Mr. Sidebottom stated they are speaking to a national drug store chain, two or three national
restaurants and two of the hospitals in the Chicago area have an interest in the professional office
building.
Commissioner Samuels stated it may be best to lower the number of two and three bedroom units
so that school age children can be reduced.
Commissioner Rosenston asked for a better delineation of the school district line.
Dr. Guziac of District 103 located the line on the preliminary plan.
Commissioner Rosenston asked what the long term plan for the Boznos residence is.
Mr. Sidebottom stated it will remain a residence.
Commissioner Rosenston asked how far back the dedicated road will go.
Mr. Sidebottom stated that is open for discussion and there are no firm conclusions.
Commissioner Rosenston stated his preference would be for full and standard streets throughout.
Commissioner Rosenston asked if most of the open space will be water.
II
Mr. Sidebottom stated they are still discussing this issue. He noted water increases his expenses
dramatically in cost and maintenance.
Commissioner Rosenston noted that if the area is all water, there is no open land for parks or
anything else in there.
Commissioner Lundine asked about internal circulation and access onto Milwaukee Avenue.
Mr. Burton stated there are two access points for the residential portion of the community at the
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 8
center and at Aptakisic on the south. The northern access just works off the frontage road
servicing the commercial development.
Commissioner Krug noted Riverside Drive should be maintained as it will serve as another
emergency access road into the community. He also noted he would not like to see any one
building divided by school district lines. He also noted the location of the buildings could use a
bit more creativity.
�./ Commissioner Krug asked if a bikepath is required on Milwaukee Avenue or just a regular
sidewalk.
Mr. Pfeil stated the Milwaukee frontage requires a standard five-foot sidewalk, not an eight-foot
sidewalk.
Chairman Goldspiel asked if Commissioner Krug was asking for Riverside Drive to be a paved
road.
Commissioner Krug noted he would like a standard full service street there.
Commissioner Berman asked how automobile parking would be handled.
Mr. Sidebottom stated the rental units have garages and there will be additional parking in front of
each garage area, as well as guest parking scattered throughout. The senior living parcels have
sideloaded garages. Guest parking at this area still needs to be worked out. The townhome areas
are served by common driveways with attached garages underneath. Guest parking will be
accommodated in the cul-de-sac.
Commissioner Berman asked how many garages there will be for each of the rental units.
Mr. Sidebottom stated it is a 1:1 ratio for the rental units and senior units.
Commissioner Berman asked if the clubhouse area will have a parking lot with internal roads.
Mr. Sidebottom noted there are parking stalls located on either side of the clubhouse for guests
and for clubhouse functions.
Commissioner Berman noted concern in accommodating all the cars for three bedroom units. In
addition, the senior housing area certainly needs guest parking. He noted when parking is put in
some density in the housing units will be lost. He noted the rental units are far too dense in his
opinion because of the impact on the school districts.
Commissioner Berman asked where the current flood plain lies.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 9
Mr. Manhard pointed out the flood plain area.
Commissioner Berman stated he would like to have a map delineating the flood plain areas
overlaying the proposed development for the next meeting. He asked what will be done with the
flood plain areas.
Mr. Manhard stated they will be re-delineated into the lake areas. Part of the flood plain will be
filled.
Commissioner Berman asked what permits are required in order to fill in the flood plain areas.
Mr. Manhard stated they need only the Village of Buffalo Grove permit. He noted he and Mr.
Kuenkler have met with the County Stormwater Management committee and verified the fact that
the Village has the jurisdiction over the flood plain and there would be no variations required to
either the Village's ordinance or the County ordinance.
Commissioner Berman asked if the new flood plain areas are known.
Mr. Manhard stated the flood plain is anticipated to rise approximately one foot in elevation
which would cover a larger portion of the site. To protect against this, they plan to put the
roadways one foot above the proposed flood plain elevation and the buildings at 2 '/2 feet above
the proposed flood plain elevation rather than using the existing flood plain elevation.
Commissioner Berman asked exactly what was meant by flood plain elevation.
Mr. Manhard stated the 100 year flood plain elevations at 645.5 anticipate a jump to elevations of
646.5. Mr. Manhard stated they do not agree with this elevation and noted the few 100 year
storms in 1982 and 1986 did not put Milwaukee Avenue under water at that point and Milwaukee
is at an elevation of 646.5.
Commissioner Berman asked if development of this parcel will have any impact downstream on
flooding.
Mr. Manhard stated they do not believe so and they are providing detention per the Village's
ordinance and beyond. In addition, the compensatory storage will be greater than what currently
exists in the flood plain.
Commissioner Berman asked what was the imminent future of the Par King facility.
Mr. Sidebottom stated it may not be in its current format. He stated they are exploring what to
do with that parcel in terms of a commercial area or an entertainment center. However, this is not
part of the current proposed development.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 10
Commissioner Trilling asked for a definition of compensatory storage.
Mr. Manhard stated compensatory storage is the volume to be replaced for the filled area in the
flood plain. It is a volume that is equal to the area currently in the flood plain that gets filled.
They will be providing 120 per cent compensatory storage.
Commissioner Trilling asked if there are any wetlands on site.
Mr. Manhard stated there is less than an acre on the Boznos property. There is some wetlands on
the Nelson property which have not yet been delineated.
Commissioner Trilling asked for vertical dimensions of the proposed units.
Mr. Sidebottom stated the rental units are two story, the restaurants are primarily 1-1 1/2 stories,
the professional office building is 2-3 stories, the senior villas are 2 story, the townhomes are 2
story, the assisted living areas a 3 stories and the retail center will probably be 1-1 1/2 stories.
Commissioner Trilling asked if the two story senior villas will have any form of elevator service.
Mr. Sidebottom stated no.
Commissioner Trilling asked if the clubhouse by the rental units will have any kind of recreation
outside of the clubhouse.
Mr. Sidebottom stated they are anticipating tennis courts and a swimming pool.
Commissioner Trilling asked if the Boznos residence has ever flooded.
Mr. Manhard stated he did not believe so.
Mr. Sidebottom stated it has never flooded in the 30 years they have been there.
Commissioner Trilling asked what was the highest level the river has ever reached.
Mr. Manhard stated he will try to find out for the next meeting.
Commissioner Trilling noted there is an existing golf cart path which cuts across the 7.8 acre open
space area on the north.
Commissioner Trilling noted it might be a good idea to tour this location. He further stated he
would like to see additional spaces available near each of the buildings for parking as well as
sidewalks.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 11
Chairman Goldspiel asked if there will be no release of water from the proposed detention.
Mr. Manhard stated there will still be a release but they are providing a volume that will be equal
to no release. If the river comes up and does not allow for release, the ponds will still continue to
take water and be able to contain a 24 hour storm level. There will be a pipe that will leave the
site in some direction that will go to the river. That pipe will be sized per Village standards. If
the river backs up and goes to elevation 645.5, the water would no longer flow to that direction
because of hydraulics. In that case they have sized the ponds to take a 24 hour storm level in a
�./ 100 year event which is equal to 7.5 inches of rain over the whole site.
Chairman Goldspiel asked if the numbers have been computed to see if this is possible or if this is
still conceptual in nature.
Mr. Manhard stated they have done the numbers and it has been discussed with Mr. Kuenkler and
they are both in agreement that this will satisfy the Village ordinance.
Mr. Kuenkler stated that it is correct that they will meet and in some cases exceed the
requirements of the Village.
Chairman Goldspiel asked how much different it is when dealing with such a large watershed in
predicting what areas will become wet in the 100 year storm event.
Mr. Manhard stated that is done from the extensive studies on the Des Plains river and verified by
elevations that have occurred in the past.
Chairman Goldspiel asked how much of the detention will be water all the time and how much
will not.
Mr. Sidebottom stated currently they believe it will be water most of the time or all of the time.
They are still discussing the matter in terms of cost and maintenance.
Chairman Goldspiel stated it will be important to see how the proposed access points line up with
other features on Milwaukee Avenue at the next meeting
Mr. Sidebottom noted the Tower Road access goes into the corporate center and there is no other
access on Milwaukee until you get to Aptakisic. There is some discussion of other developments
going in so there will be some right-in, right-out entries going south on Milwaukee.
Chairman Goldspiel noted concern with the main entrance to the property as it is located on a
major highway which the county tightly controls. He further supported Commission Krug's
desire for a second access point to the northeast portion of the site. He stated another possibility
is to loop the road from the southern townhome area to the senior living area.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 12
Chairman Goldspiel noted he personally feels strongly about maintaining open space on site to
allow for recreation and a sense of community. He further noted a need for additional parking.
He suggested some thought be given to going up in height which will provide more green space
and views.
Mr. Sidebottom noted there are some instances where that may have some value.
Commissioner Samuels asked if there has been any thought of rearranging the site to more evenly
distribute the site for the school districts. He noted the townhouses and the senior living areas
could be flipped so that they are now in different school districts. The commercial could be
moved east slightly on Aptakisic and relocate some of the rental units could be moved to the
northern area where they will be adjacent to residential in Lincolnshire. All of this will put more
residential into District 103 thereby reducing some of the impact on District 102.
Chairman Goldspiel noted it might be desirable to widen out some of the commercial areas on
Milwaukee Avenue to provide for big box businesses.
Mr. Sidebottom stated they are not opposed to that and have tried to obtain such business, but
have not had much success.
Commissioner Ottenheimer concurred with Commissioner Samuel's ideas for distributing the
housing between the school districts. He asked if there have been any marketing studies done to
determine the need for the senior villas and assisted care living areas in this area.
Mr. Sidebottom stated they have done feasibility studies and will provide same.
Commissioner Ottenheimer asked what might be done with the properties if the assisted care
center and senior villas do not do well.
Mr. Sidebottom stated they could realistically become more townhomes. He noted their study
shows a need for 400 townhomes in this area. However, they wanted to provide some diversity
and the senior area provides a different type of variety.
Commissioner Ottenheimer noted the development of more townhomes and greater impact on the
school districts is what worries him.
Mr. Sidebottom stated there is a larger need for the senior villas than the 100 planned. He noted
they could do substantially more than that and meet the market. He has no concern with a lack of
sellout.
Commissioner Rosenston reiterated the need for either the Riverside Drive road or the loop road
around the south. He further noted his concern with the future of Milwaukee Avenue and the
requirements for expansion.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 13
Mr. Manhard stated they are anticipating IDOT will ask for at least 60 feet of right-of-way as well
as at least 1200 feet between major intersections. In addition there are two traffic signals at major
intersections that they will connect to.
Commissioner Rosenston asked what the chances are for a traffic light at the main access to this
development on Milwaukee.
Mr. Manhard stated they have not yet gotten to that point which will probably be a long way off,
�./ if at all. It would also probably depend if this property is developed with a large office use.
Commissioner Rosenston further suggested two car garages for the senior villas.
Mr. Burton stated there will be two car garages for the senior villas.
Commissioner Berman noted great concern with the flow of water back into the ponds in a 10
year storm event.
Mr. Manhard stated the lakes would fill up with the initial rains if the river ever meets the 10 year
elevation. It would then come back into the lakes until the lake and the river were all one. When
it goes back down, the river would still recede while the lake holds and retains the water.
Commissioner Berman asked what that means in terms of aesthetics once the river recedes.
Mr. Manhard stated the lakes would actually just be larger during floods. He stated they will have
to look carefully at bank treatments.
Commissioner Berman noted a simple connection between the two senior areas would be a good
idea.
Commissioner Trilling asked if there is any flow of water from the north to the south that flows
out of this property.
Mr. Manhard stated no. Everything from the south flows directly to the river. There is no direct
offsite flow flowing toward this site.
Commissioner Trilling agreed with the idea of maintaining Riverside Drive and aligning it with the
stoplight.
Chairman Goldspiel asked how much discussion is necessary regarding engineering and other
development issues on those areas which are not part of this plan at this time.
Mr. Pfeil stated it should be determined what information is needed at the time of annexation. It
certainly leaves a lot of questions open about future use.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 14
Commissioner Berman stated he does not believe this should be planned allowing for a regular
interchange of river and detention water across space that is developed.
Chairman Goldspiel, in support of Commissioner Berman, noted hey have had the issue of the
river backing up but it has been in areas such as golf courses and areas with extensive
undeveloped land on either side. Here the lake is really in the midst of residential places and the
Commission needs some assurance of what happens when the water recedes.
`./ Dr. Parks stated they would like to request a meeting to get an idea of what kind of densities are
being proposed as well as a consideration of the school boundaries.
Martha Marks, County Board representative for District 21, stated the Des Plains river is a huge
watershed. She stated the current floods maps being used currently were done in 1970. What has
happened in the interim is a great deal of development along the Des Plains river. After the 1986
floods the Army Corp began to look at the river. The new data produced by them shows the new
floodway across the entire top portion of the proposed development. The new flood plain will
flow to the west of Milwaukee Road and includes the Aptakisic Sand and Gravel property. This
entire project will therefore be in the new floodway area which should be left to flow unimpeded.
She further noted concern with the mitigation of the wetlands, particularly on the Nelson
property.
Ms. Marks noted there are homes on Lincolnshire Drive which were built to code twenty years
ago. They will now be on the floodway which means you cannot rebuild if they burn down and
cannot add on to them. The Meadowlake area of Lincolnshire will now also be in the floodway.
She noted the Des Plains river already has serious problems and this type of development will add
to it.
Mr. Sidebottom stated they share the same concerns as Ms. Marks. They will certainly not do
anything that will adversely impact any residents along the Des Plains river. He stated they will
follow the codes of the Village and they are planning the development based upon the new maps
that are coming out. He further noted they will be providing more storage than what is required
under the new scenario. He stated they are taking the data they have today as well as the future
data and incorporating into a workable plan.
Chairman Goldspiel asked about the removal of the wetlands which supposedly is not under the
jurisdiction of the Army Corps.
Mr. Manhard stated there are a couple of jurisdictional wetlands. On the Boznos property, they
are under an acre and the Corps allows for removal of wetlands that are under one acre. If there
are wetlands adjacent to the river, it would be harder to do anything. However, they are back
about 1,000 feet from the river and these are quarter acre wetlands or just little pockets of
wetlands. He noted they do not as yet have the report on the Nelson property wetlands.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 15
Mr. Manhard stated Mr. Boznos' residence is well above the flood plain and it will certainly not
be in the floodway. A floodway conveys a majority of the river's flow. It is usually adjacent to
the channel. Floodways do not typically dive into a property and come back out again. He stated
they do not anticipate this property being in the floodway. If the floodway changes, it will be
minimal and will not affect this development.
Dr. Scott Guziec stated he would like to be a part of the plans and what the impact will be on
District 103. He stated they concur with some of the issues of equity for both school districts.
He noted none of the property was every considered within their projections as ever being
residential and therefore they do have concerns.
Jan Stickle, of District 103 noted concern with the density for the school districts. She asked that
this issue be studied closely. She noted that this development will also impact Stevenson high
school which is already large enough. She noted her previous residence in Arlington Heights was
an upper end rental unit and contained many children as will this development. She noted this
development does seem very isolated from the rest of the community which concerns her.
Commissioner Trilling asked if there is a reason for the demarcation of the Boznos residence and
why a portion of that is not incorporated into the overall plan for the remainder of the project.
Mr. Sidebottom stated Mr. Boznos currently has a small nursery in the lower section. He also has
access to the Par King area. It seemed like a natural cut off point, although there could be some
discussion regarding this issue.
Commissioner Trilling asked if there is any benefit or detriment to incorporating some of that area
into the remainder of the development. He also asked if doing so would cause any additional
time, money or effort in dealing with the Army Corp or other agencies.
Mr. Sidebottom stated no, although there may be some more stormwater detention/retention
issues.
Commissioner Trilling asked if there is a way to design the system so that you would not get the
river overflow on this property.
Mr. Manhard stated if they were forced into doing that, their choice would be to eliminate the
lakes and then just have green spaces between the units. Instead of having the large lakes there
would be green spaces because they would need the stability for the water to back up. Most of
the compensatory storage would be above the 10 year flood event and it is a great concern
because they cannot dig so far down. If they cannot bring the water back into the site, they
cannot provide the compensatory storage and will lose a good portion of the site for
compensatory storage. The site is very flat and it takes a lot of area to provide for the 10-100 year
storm.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 16
Commissioner Trilling asked for some details on Buffalo Grove Development LLC.
Mr. Sidebottom stated Buffalo Grove Development LLC is an entity which was formed to
develop this property. He stated he works for Cushman and Wakefield which is a national real
estate firm which is involved in project developments. On this project they plan to bring in
experts that specifically develop each of these specific areas while they oversee the entire
development.
Chairman Goldspiel asked how much above the 15 feet depth of the lakes would fill with water
and river backup.
Mr. Manhard stated they are planning on the bottom of the detention basin being at elevation 41.
The 10 year floodplain elevation is 43.5 and the 100 year is 45.5 so there will only be a 4 1/2 foot
difference from the water level up to the high water level.
Chairman Goldspiel noted the following items would need to be addressed at the next meeting:
1. School impact, including projections concerning number of students, shifting of residential
and commercial development to provide a more equitable distribution between Disticts
102 and 103;
2. Reducing the of isolation of this development from the rest of the community, by using
park areas and bikepaths to link the area to the Village;
3. Contact with the Buffalo Grove Park District regarding donations and annexation issues;
4. More information on the vacant commercial parcel and the residential estate area to be
sure these areas are taken into consideration in the overall land planning and engineering
calculations;
5. Sidewalks and parking and issues of substandard right-of-ways, particularly in the
residential areas;
6. Focus on residential guest parking, particularly for the rental units;
7. Building locations in relation to the existing and proposed floodplain and delineation of the
existing and proposed floodplain on the site plan;
8. Documentation concerning highest river level at flood stage;
9. Follow up on golf cart path that appears to be on the property;
10. Arrange for on site visit by the Plan Commission;
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 17
11. Traffic study including Milwaukee Avenue right-of-way , access and signalization issues,
study of alignment of proposed access points with streets on the west side of Milwaukee
and analysis of internal site circulation and the need to provide looping for internal
circulation;
12. Provide market study and feasibility information concerning the potential for commercial
development and for the various types of proposed residential units;
13. Addressing backup of the Des Plaines River onto the site in terms of environmental and
aesthetic issues, and clarification of the whether the stormwater storage areas will be wet
or dry detention;
14. Information concerning wetlands on the Nelson property;
15. Density issues and changes in product that may open up more space on the site to reduce
the amount of site coverage shown on the current plan;
16. Presentation by the Lake County Stormwater Management Commission concerning the
Des Plaines River watershed and proposed flood mitigation program;
CHAIRMAN'S REPORT-None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting will be on March 6th concerning the Shell Oil/McDonald's
project at Route 83/Arlington Heights Road and a workshop concerning the Walgreen's
development recently referred by the Village Board.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT - None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Samuels and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:30 p.m.
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 18
Respec y submitted
Fay R bin, cor ing Secretary
APP OVED BY:
ST N GOLDSPIEL, Ch 'rman
Buffalo Grove Plan Comm-Regular Meeting-February 21, 1996-Page 19