Loading...
2013-09-18 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 09/18/2013 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION September 18, 2013 Pulte Homes -Annexation with R-3A zoning and approval of a Preliminary Plan for a single-family residential development, Hoffman property, 22140 N. Prairie Road -Workshop 1 Chairman Smith 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 Smith Mr. Khan Mr. Stark Mr. Cohn Mr. Weinstein Ms. Johnson Mr. Matthews Mr. Goldspiel Commissioners absent: None Also present: Mr. Mark Mastrorocco, Pulte Homes Mr. Chuck Hanlon, Wills Burke Kelsey Associates Mr. Bill Zalewski, SPACECO Engineering Ms. Eve B. Lee, Eve B. Lee &Associates Mr. Willard Hoffmann Mr. Bert Sherman Mr. Charles Byrum, Meltzer, Purtill & Stelle APPROVAL OF MINUTES Moved by Commissioner Khan, seconded by Commissioner Goldspiel, to approve the minutes of the public hearing of August 21, 2013. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Johnson and Goldspiel abstaining. Moved by Commissioner Khan, seconded by Commissioner Matthews, to approve the minutes of the regular meeting of August 21, 2013. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Johnson and Goldspiel abstaining. Commissioner Cohn attended the Village Board meeting on September 9, 2013 and stated there was a presentation by the Police Department on the medical marijuana matter. They spoke generally about the law and recognizing the reasonable zoning ordinance permission of the statute we are currently evaluating. Secondly, the variation concerning the driveway apron at 508 Cameron Way was discussed, and the Village Board approved the ordinance granting the variation. This was consistent with the recommendation of the Plan Commission. Third, there was a referral to the Plan Commission for a special use in the Industrial District for Epic Power Conditioning at 1620 Barclay Road. The petitioner requests approval to operate a physical fitness & training facility. PULTE HOMES - ANNEXATION WITH R-3A ZONING AND APPROVAL OF A PRELIMINARY PLAN FOR A SINGLE-FAMILY RESIDENTIAL DEVELOPMENT, HOFFMANN PROPERTY, 22140 N. PRAIRIE ROAD -WORKSHOP 1 Mr. Mark Mastrorocco said that Pulte Homes has been looking for a long time to find a site for a project in Buffalo Grove. Pulte is working with the Hoffmann family to develop a plan for the 20-acre property on the west side of Prairie Road south of the Prairie Grove subdivision. Mr. Mastrorocco said that Pulte focuses on high-quality development. He noted that last year Pulte Homes ranked first amongst all homebuilders in the entire Chicagoland area in terms of quality. Mr. Chuck Hanlon reviewed the site location, and the Village's Comprehensive Plan designations for the general area of Aptakisic Road, Prairie Road and Buffalo Grove Road. He noted that the proposed plan for the Hoffman property will could eventually connect to adjacent areas if the properties to the west are developed. The Village's planning contemplates a future completion or build out of a neighborhood going west all the way to Buffalo Grove Road. Looking at all this potential build out to the north and west we are really looking at a development of just one corner at the southeast corner of a larger neighborhood that would come together. The central park area depicted on the Village Comprehensive Plan has been started as part of the Prairie Grove subdivision. The proposed plan for the Hoffmann property will add about 0.83 acres to the existing park area. Mr. Hanlon noted that with the geometry and dimensions of the property it yielded a park space in the corner of the development that fits into the larger park plan. The park area is also just about the exact size required by the Village's ordinance concerning park land donation based on the number of residents that would reside in the development. Mr. Hanlon said the plan proposes 41 lots, similar in size to the adjacent Prairie Grove subdivision. The land drains to the east and they would have a linear detention area paralleling Prairie Road similar to the detention area for Prairie Grove. The combined stormwater detention areas create a nice green belt along Prairie Road. He noted that the proposed improvement to Weiland and Prairie Road will create an S curve directly east of the Hoffmann property, and some additional green space could be created on the west side of Prairie Road with right-of-way that will no longer be needed. Mr. Hanlon reviewed the proposed farmstead that would remain on the property. The existing house and farm buildings would be retained on a parcel of approximately 1.3 acres in the southeast corner of the site. The parcel would be platted for two lots. Katie Hoffmann and her brother are looking to continue working on the restoration and preservation of some of the buildings. Under R-3A zoning, three lots could be platted, but the current concept provides two lots. He noted that the annexation agreement would set forth the uses that will be allowed to continue on the farmstead; some uses are on non-conforming in terms of Village regulations. Mr. Hanlon noted that two streets terminate at the west property line, and they will work with the Fire Department and staff concerning a design for temporary vehicle turnarounds in those locations. Eventually the streets would be extended to the west when development is proposed on the adjacent property. Mr. Hanlon said the minimum lot area required in the R-3A zoning district is 10,000 square feet, with a minimum width of 80 feet. This yields a lot depth of 125 feet. The proposed lots will be somewhat larger than the minimum standards based on the homes that Pulte is proposing. The minimum lot depth will be 131 feet. The lots in the Prairie Grove subdivision to the north 125 feet deep, so it creates an offset on the two roads that would connect from the new development. The street design shows a small S curve to rectify the difference in the lot depths between the two subdivisions. Village staff haven't indicated concern with the offset and proposed connection between the existing and proposed streets. Mr. Hanlon noted that a variation of the 30-foot corner side yard setback requirement is requested for the lots along Olive Hill Drive and along the southern east/west street. A setback of 25 feet would be provided for the corner side yard on these lots instead of 30 feet. From a design perspective they do not believe there will be any negative impacts due to the five-foot reduction. This isn't a situation where the 25-foot side yard setback would be next to the front of a neighboring house that would be setback at 30 feet. Commissioner Stark asked if Olive Hill Drive will remain one way. Mr. Hanlon stated they will dedicate additional right-of-way and finish construction of the roadway to provide a standard two-way street. Commissioner Stark asked how the extension of Weiland Road and the new S curve would impact traffic flow. Mr. Hanlon commented that if the road improvement is constructed, the beginning of the curve starts immediately south of the intersection of Prairie and Olive Hill, so it wouldn't affect Olive Hill. Prairie Road south of the S curve will be connected to the new road. A segment of Prairie Road would be removed, creating a triangle of open space that is adjacent to the proposed detention area. Commissioner Stark noted that the only street exit from the proposed Pulte development would be to the east via Olive Hill Drive. Mr. Hanlon said that would be the primary access to the new subdivision, but it would also have street connections to allow access to Meridan Way from the north. Commissioner Stark asked if the Hoffmanns would continue to live at the farmstead. Mr. Hanlon stated yes. Commissioner Stark asked about use of the farmstead if the Hoffmanns decide to move out. Mr. Hanlon said if the property is sold, it would be up to the new owners to maintain the property or redevelop it for new houses. He noted that the annexation agreement would address use and maintenance of the farmstead property, and a new owner would be bound by the terms of the agreement. Commissioner Stark asked for more information about the requested variance of the corner side yard setback. Mr. Hanlon noted it affects 8 lots. The zoning standard requires that a corner side yard is identical to the front setback line. The requested variance would allow the corner side yard to be reduced by 5 feet on those 8 lots to allow a setback of 25 feet. He commented that there's no particular reason for a corner side yard to be the same as a front yard setback because that is based on enough room to park a car in the driveway and some other things. Commissioner Stark noted there seems to be a lot of space to work with on this whole property and he wonders if it is not possible to find 5 feet to eliminate the variance. Mr. Hanlon stated it just is not there on 20 acres. There's not a house immediately next to those homes, so there wouldn't be a noticeable difference if the setback is reduced by five feet. Commissioner Stark asked about the market demand for 4,000 square foot homes. Mr. Mastrorocco stated there's demand from people who want to stay in the area and school district and have a larger and newer home. Also folks who are relocating because of work often want new construction that fits their lifestyle needs. Given the strength of the community, school district and the parks and all the other incredible attributes in the Village, Pulte thinks there is a very strong demand for homes of this size. Commissioner Stark noted he sees a lot of right angles except for the curve by the farmstead in the streets. He asked if they had looked at accentuating any curve in the streets. Mr. Hanlon stated it is a 90-degree type of plan based on the relatively small site. If it was a 200 acre plan there would be more opportunities concerning street design. For streets 900 to 1,000 feet long, it's not advisable to use curves. Commissioner Stark noted on the south side, houses 16 through 14 could use a buffer between the backyards and the property just to the south. Mr. Hanlon stated they have not yet talked about a buffer but when they get into the landscape design they will have some kind of buffer in that area. Commissioner Stark asked the Hoffmanns why they chose Pulte. Mr. Hoffmann said many other companies were interested, but Pulte's reputation was the strongest. Commissioner Johnson noted the packet included a vision for the homestead which would include improvements and asked if they will be included in the annexation agreement so that they become mandatory or permanent. Mr. Hanlon noted the annexation agreement hasn't been drafted, and he's not sure how some of these items will be handled. Mr. Pfeil said that comments from the Plan Commission are welcome concerning issues that should be addressed in the annexation agreement. It would be helpful to discuss these items at the workshops and public hearing to provide guidance for development of the agreement. The annexation agreement document is reviewed by the Village Board at a public hearing and then approved by ordinance. Commissioner Johnson stated the vision looks lovely for the farmstead but it appears that the access for the farmstead would still be on a private road and just the back of the farmstead would be facing the new subdivision. Mr. Hanlon said at the next meeting there would be a more detailed rendering of the farmstead that illustrates the landscaping that is proposed in those areas. There is extensive landscaping and screening that is shown up following the right of way in the curve of the roadway. They understand they want to have their own buffers to the residential lots that are installed. They would like to preserve the gravel drive until the S curve improvement goes in. That section of Prairie south of the S curve will become almost a shared driveway to the south and won't get a lot of traffic on it so maintaining that access point with the long range plan does not seem to be an issue. But there will certainly be a provision for the potential to build new driveways to the internal street especially is someone new decides to build a new house on one of those lots. At that point their driveway would connect to the internal street. Stipulations about the existing driveway as well as what would happen if it changed will probably be covered in the annexation agreement. Commissioner Cohn noted everything appears to be pretty benign for the farmstead use, but there are animals including chickens and ducks. The issue of possible nuisances for residents in the new homes should be addressed. Mr. Hanlon noted the farmstead is in a relatively small area, and animals won't be replaced as they pass away. Commissioner Cohn asked if that had been discussed as part of the annexation agreement. Mr. Hanlon stated that is clearly going to be covered. Commissioner Cohn asked about the current land use and activities in the area south of the proposed homes on lots 10 to 14. Mr. Hanlon said there are greenhouses and interior/exterior plant nursery operations. Commissioner Cohn asked if there is significant truck traffic or vehicle traffic that could be disruptive to the homes that would next door to it. Mr. Hanlon said he doesn't know what level of traffic occurs on this property, but he will get more information about current activities and traffic. Commissioner Cohn commented that if there's a lot of vehicle traffic, a really good buffer would be advisable. Commissioner Cohn pointed out that the new streets and houses don't line up evenly with the subdivision to the north. Mr. Hanlon said the lot depths are the difference. The lots in Prairie Grove are 125 feet, and the proposed Pulte development would have 131-foot lots. Commissioner Cohn again asked why the 125 foot lots would not work here. Mr. Hanlon said the Pulte floor plans are deeper and the houses have some options for room additions. To accommodate these designs, the lots need to be deeper than the lots to the north. Pulte would not be able to build the entire product series if they did not have the deeper lots. In reality the jogs in the roads will not be a big problem. Commissioner Cohn asked if the homes on the north on Olive Hill are smaller than the proposed homes. Mr. Hanlon said he is not sure they are smaller in square footage, they are not as deep and probably do not have the same options for sun room additions that Pulte is proposing. Mr. Mastrorocco commented that the houses in the two developments are roughly the same size. But the Pulte plan is a new product series they have developed nationally and this will be the first time it would be built in the Chicago area. The designs are meant to meet today's lifestyle needs. A lot of the plans do not have a formal living room, just larger great room areas with kitchens and also what is called a planning center or command center for the home in the kitchen area where kids can do homework, folks can pay bills, watch the dinner, keep an eye on the kids etc. Mr. Mastrorocco stated they feel there definitely is a demand for these larger homes and in addition these are the most contemporary floor plans you will find out there in today's market. Commissioner Cohn asked if the Village has any concerns from a planning perspective about the offset on Prairie where there is a somewhat narrower grassy area next to this development which then widens out. Mr. Pfeil said he doesn't think there are concerns for the Village. Prairie Road will be modified with the Weiland/Prairie extension, but the proposed stormwater area is sized accurately for the stormwater that needs to be accommodated. He noted that the Prairie Grove plan set the pattern for the area by placing the detention area as a buffer along Prairie Road. The proposed plan is consistent with the Prairie Grove plan. Commissioner Cohn asked if the sidewalk will be extended. Mr. Hanlon stated they will work with the Village at the cross section of Prairie so that the sidewalk will continue to the south. Mr. Pfeil noted that a sidewalk of 8 feet in width extends from Route 22 to the south end of the Prairie Grove subdivision. Commissioner Cohn noted the developer might want to extend the sidewalk along Prairie Road. Mr. Hanlon noted that if that is the pattern and the expectation they will include that on the next level plan. Commissioner Cohn asked how the bikeway system connects here and if the sidewalk is the bikepath. Mr. Pfeil noted that the 8-foot sidewalk along Brandywyn Lane and Prairie Road is designed to accommodate bicycles. There are no off-street bike paths in this area. Commissioner Cohn noted there is a bikeway disconnect from Aptakisic to get to this area. There is a one block gap between Aptakisic and Prairie where they intersect. As we build more homes here more people will be biking and they will continue to have the same problem. Is there anything we can do to fill that gap? Mr. Pfeil said if the Weiland/Prairie project proceeds it would provide sidewalks wide enough for bicycle use. He noted that the Weiland and Prairie are under Lake County's jurisdiction, and the County is very interested in providing multi-modal transportation, including pedestrian and bicycle facilities. Commissioner Khan noted his excitement for this project. He asked if the entire site, including the Hoffman homestead would be annexed. Mr. Hanlon stated yes, the entire 20 acre site would be annexed. Commissioner Khan asked if these two lots would then be subdivided in the annexation. Mr. Hanlon stated there would be a few extra paragraphs in the annexation agreement to talk about the particulars of the two Hoffman lots compared to the rest of the lots. Commissioner Khan noted that one of the rooms on the first floor could be for in-law arrangements. Mr. Hanlon stated yes as today's generation does have multi-generational settings. Commissioner Khan noted that if there is a jog in the road it works in favor of the residents and Village. Commissioner Khan noted the petitioner is looking for some kind of turnaround or hammerhead in case of emergency vehicles needing to turn along the north south streets and asked for further comment on the kind of construction would be at this dead end as we do not know when this road will be extended further west. Mr. Hanlon stated that is still a work in progress and it will be illustrated at the next meeting. On the north there is a little more space and maybe they can use a little of the park land and it could be removed later when the road goes through from north to south. Commissioner Khan stated when he looks at this subdivision he looks to see how it will be connected to the subdivisions eventually coming to the north, west, south and east. He stated he would like to see these subdivision connected to each other so that kids can walk. He further noted the road is making a T intersection with the street running north and south and asked if they would consider extending this north/south street further south so that when the subdivision to the south comes they can all become connected. Mr. Hanlon stated they can look at that. The space between Aptakisic and the south line of the property is labeled on the future land use map as continued nursery or a slight bend toward retail. Mr. Pfeil noted that directly south is still unincorporated and part of it is the Didier farm and greenhouses and commercial operations. In the block directly south of the proposed subdivision, the westerly half is designated for commercial but maintaining the current agricultural and greenhouse type uses. The planning intent is to encourage continuation of current commercial uses rather than develop a conventional shopping center. The area to the east along Aptakisic Road to Prairie Road is designated on the Village's plan for single-family residential. Commissioner Khan noted he is looking to see how subdivisions are going to be connected and the traffic between them. Commissioner Weinstein asked if there is a division into two lots for the Hoffman parcel. Mr. Hanlon noted there is enough square footage and frontage for 3 lots in the future. He noted the Hoffmans are trying to preserve the buildings, but if in the future someone proposes three lots, they would come to the Plan Commission again. He noted Katie and her brother each want to have one-half and split the buildings up and work together to landscape things, build gardens and do restoration work on the buildings. Mr. Hanlon noted the westerly lot does not have a home on it now, only the barn and greenhouse. Commissioner Weinstein asked how close the Pulte houses would be one another. Mr. Hanlon stated it is similar to the ones on Olive Hill, but perhaps slightly larger. The minimum code requirement of 16 feet would be met but it could be larger than that. Commissioner Weinstein noted there are two houses on Olive Hill Drive that appear to have driveways that go out to Olive Hill Drive and he said he is inclined to say that these houses should have the driveways connecting to the side streets. Commissioner Goldspiel noted that a recent housing study for the Village indicated that the Village needed some higher end housing to meet projected demand, and the proposed homes appear to address this segment of the housing market. Commissioner Goldspiel noted that it seems we are looking for north/south connectivity. The sub-regional plan on page 6 of the petitioner's submittal shows the road extending north from Aptakisic Road to be west of the proposed development. Mr. Hanlon affirmed that the future road from Aptakisic would be west of the Pulte development. He noted that the Village's plan extends the road south of Aptakisic to connect to the existing street in the Old Farm subdivision. Commissioner Goldspiel asked petitioner to be mindful of side yard setbacks particularly in view of sight lines and fencing that may be installed. Commissioner Goldspiel addressed the jog on the streets coming across Olive Hill Drive and noted he understands the point about the difference in the depths of the lots. However, his concern is safety-traffic engineers recommend that intersections have streets at right angles for safety purposes. He pointed out that the street connecting to Jordan Terrace is the more severe angle and noted that on the final design that angle might be moved down a bit to the south so that it straightens out at the intersection. Mr. Hanlon noted that these intersections were pointed out to Village engineering staff, and no concerns were raised. Commissioner Goldspiel asked if the stormwater area would be dry detention. Mr. Hanlon stated it is dry but it will not be mowed. It is now required by Lake County standards to have a wet bottom. Commissioner Goldspiel asked what that means in terms of how it will visually present. He asked if this detention would look like those along Olive Hill. Mr. Mastrorocco stated it will be presented as naturalized detention areas with higher water quality. These detention ponds are ecologically best and required by most regulatory agencies. Commissioner Goldspiel asked how these will be maintained. Mr. Mastrorocco stated they have talked with the Village about that. In the past detention areas have been dedicated to the Village and there is some internal discussion on that right now as to whether it will be the responsibility of the Village or a homeowners association. Mr. Pfeil noted that historically the Village has accepted stormwater areas in single-family subdivisions. If it is a multi-family development, it usually goes to the homeowner's association so the detention stays private. He said staff is discussing this issue. The new Village Engineer and new Public Works director are familiar with policies requiring private ownership of stormwater areas even for single-family subdivisions. Commissioner Goldspiel then asked if perhaps some effort should be put toward a design for the stormwater area that has some shape to it that might be more aesthetic. Mr. Mastrorocco stated they can look at that. Commissioner Goldspiel asked about the two farmstead lots and possible impacts on the proposed development. Katie Hoffman noted that corn is currently grown on the larger tract next to the farmstead area. Only vegetables and fruit trees are on the farmstead parcel. Commissioner Goldspiel noted when the petitioner thinks about what to do at the end of the southerly street turnaround perhaps something like a curve or circle to help break up this street from the next street that may come in. He asked if it would be sensible when the turnaround is built if it was made a circle type of calming road. Mr. Hanlon stated there are some options for designs that limit traffic speed. The central park itself is a traffic calming design for the entire future neighborhood as you would have to drive in and around the park. The road could S curve or just T into a north/south street if there is one. He does not feel their creating something now would be a good idea as it may not work with the next piece. Commissioner Goldspiel noted there is an existing 8 foot sidewalk north of the proposed site, and asked if Village standards now require a 10 foot walk. Mr. Pfeil stated yes. Commissioner Goldspiel noted that therefore on Prairie we would expect a 10 foot walk. Mr. Pfeil stated yes. Commissioner Goldspiel noted the bikepath is a good idea especially with children walking to school. Commissioner Matthews noted he would like to see a hammerhead at the end of the two streets that are being proposed to go further west. The other requirement he would like to see is to have the street intersections at Olive Hill Drive be 90 degrees. He would like to have a one car "staging" so that intersection is at 90 degrees although it could still jog. Commissioner Stark asked about the entrance to the farmstead. Mr. Hanlon the gravel drive would remain providing access to Prairie Road. Commissioner Stark asked if that would be noted so people did not try to get in. Mr. Hanlon stated there could be a sign saying private although he does not think it is even an issue now. Commissioner Stark asked what the houses would look like 15 to 20 years down the road if they were picked up by someone else and developed. What would they look like compared to the proposed homes. He noted this is something to think about. Commissioner Stark asked about the status on the Weiland Road proposal. Mr. Pfeil said an open house/public hearing is scheduled for October 2" where the most recent version of the Lake Cook Road and Weiland/Prairie Road design will be available for public review and comment. Assuming funding becomes available, there could be some construction by 2015, but some phases would be come later. Commissioner Cohn stated one thing to think about is the idea of actually creating some kind of easement between the homes like an asphalt path that would be a connection to the south so that in the future if a neighborhood is built there are ways for children to get around. He further noted he does not know why Lake County requires a wetlands bottom to this detention unless you are destroying or taking away some isolated wetland which he does not think exists. It seems you should be able to create drainage without creating a wetlands bottom. He noted this is something the petitioner might ask of Lake County. If you are destroying a wetland you can purchase wetlands compensation from a wetlands bank and then just create a regular retention without a wetlands bottom if that would aesthetically not be in conformity with what we are trying to do. Commissioner Cohn noted concern with the potential of future redevelopment of the farmstead and not being developed in a manner that conforms to surrounding neighborhoods. So we need to find some vehicle for making sure the future redevelopment of the farmstead will conform to the neighborhood. Ms. Stacey Bachar, Assistant Superintendent for Business Services of Aptakisic-Tripp School District 102, asked about the project timeline, and when the school district would be receiving children from the new homes. Mr. Mastrorocco stated that if approved they would hope to break ground in Spring 2014, and have some homes sold and ready for occupancy by the end of the year. They are planning on selling 2 homes per month. The project is expected to take about two years to complete. Ms. Bachar asked if there is a formula that projecting the number of children that would be expected to live in the subdivision based factors such as size of the homes. Mr. Mastrorocco stated they can work with staff on that. CHAIRMAN'S REPORT- None FUTURE AGENDA SCHEDULE Mr. Pfeil noted October 2" is the next regular meeting date. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT Mr. Pfeil noted that an open house and public hearing concerning the Weiland/Prairie Road- Lake Cook Road project will be held at Aptakisic Junior High School on October 2, 2013 at 6:00 p.M. NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Cohn, seconded by Commission Khan and carried unanimously to adjourn. Chairman Smith adjourned the meeting at 9:05 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: ERIC SMITH, Chair