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2005-10-05 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 10/05/2005 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 5, 2005 Jacobs Homes, proposed Villas at Hidden Lake, Rezoning to R-4 P.U.D. for eleven single-family detached homes, Northeast corner of Buffalo Grove Road/Deerfield Parkway Workshop #3 Whispering Lake Estates (Aptakisic Road—Final Plat of Subdivision Chairman Ottenheimer 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 Ottenheimer Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Teplinsky Mr. Stark Mr. Cohn Mr. Podber Commissioners absent: Mr. Khan Also present: Mr. John Green, Groundwork, Ltd. Mr. David Wytmar, Groundwork, Ltd. Mr. Marc Siegel, SJS Realty Services Mr. Steve Goodman, Jacobs Homes Mr. Steven Trilling, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES—None COMMITTEE AND LIAISON REPORTS -None WHISPERING LAKE ESTATES (APTAKISIC ROAD)—FINAL PLAT OF SUBDIVISION Moved by Commissioner Teplinsky, seconded by Commissioner Stark to recommend approval of the Final Plat of Subdivision. All Commissioners were in favor of the motion and the motion passed unanimously. JACOBS HOMES, PROPOSED VILLAS AT HIDDEN LAKE, REZONING TO R-4 P.U.D. FOR TWELVE SINGLE-FAMILY DETACHED HOMES, NORTHEAST CORNER OF BUFFALO GROVE ROAD/DEERFIELD PARKWAY—WORKSHOP#3 Chairman Ottenheimer stated he will recuse himself from this discussion as he is under contract with Jacobs Homes at the Estates of Hidden Lake and wants to avoid any appearance of conflict or impropriety. He turned the meeting over the Commissioner Smith and left the meeting. Mr. John Green of Groundwork, Ltd., stated that his firm is the planning consultant for Jacobs Homes, the developer of the site. He reviewed the planning process undertaken to date, including referral by the Village Board to the Plan Commission on April 4, 2005; the first Plan Commission workshop on May 4, 2005 and the second workshop on June 15, 2005. Mr. Green stated that the site has a gross area of 5 acres, and a net area of 3.7 acres after dedication of right-of-way along Buffalo Grove Road and Deerfield Parkway. He stated that 26% of the site has been designated for external right-of-way. Mr. Green reviewed adjacent land uses, noting that multi-family development is south of Deerfield Parkway and single-family development is to the north. He noted that the Village stormwater pond is east of the site, and the approved Estates at Hidden Lake single-family subdivision is east of the pond. He commented that the proposed development site is a "corner site," along two major roads, so there are a number of constraints and challenges in doing a site plan. He pointed out that the site has approximately one acre of wetlands that will be mitigated off-site. He said that there have been a number of previous proposals for the site, and none of these have been implemented. Mr. Green noted that the plan presented to the Plan Commission in June proposed 12 single-family detached "villas," while the current plan proposes 11 units. He stated that the cul-de-sac street serving the development has a diameter of 96 feet, which is the dimension requested by the elementary school district that would provide bus service for children residing in the homes. Mr. Green said that access to the site would be a full intersection on Buffalo Grove Road. He stated that the Lake County Division of Transportation (LCDOT) has approved this access in concept. He pointed out that the location of the Buffalo Grove Road access is 15 feet farther north than the previous plan reviewed in June. He said that construction of the full access is related to the scheduled improvements that LCDOT will be doing on Deerfield Parkway. Since the proposed homes will not be ready for occupancy for more than a year from now, it may be possible to schedule construction of the full access to avoid issues with the County's construction schedule for Deerfield Parkway. Mr. Green explained that the 11 villas on the revised plan have been "re-spaced" in terms of separations between buildings and the locations of the driveways for each unit. He said that some of the driveways can accommodate four vehicles, in addition to the spaces provided in the two-car garages. He commented that the plan tries to provide as much off-street parking as possible to keep the cul-de-sac as open as possible. He noted that the units on the south portion of the site have been moved farther away (to the east and north) from the intersection of Buffalo Grove Road and Deerfield Parkway. Mr. Green said that a bench has been provided as an amenity at the intersection of Deerfield Parkway and Buffalo Grove Road. This amenity will be available for anyone waiting for a public bus at this location. He noted that landscaping and berming is proposed along Buffalo Grove Road. He stated that a master homeowners association would maintain the public bench and all landscaping in the common areas of the development. Commissioner Teplinsky asked if fencing is proposed along Deerfield Parkway. Mr. Green replied that fencing is planned along Deerfield Parkway, but not Buffalo Grove Road. Commissioner Stark noted his concern with how fencing would affect berming and landscaping along Deerfield Parkway. Mr. Green acknowledged that the proposed fencing has not been presented to the Village, but will be shown on the conceptual landscaping plan submitted for the next meeting. Mr. Green reviewed the stormwater plan, noting that additional detention will be provided in the northeast portion of the site by expanding the Village-owned pond. He stated that the stormwater plan provides for the preservation of pine, willow and locust trees. Mr. Green said that two floor plans, an "A" unit and a "B" unit, will be provided for the villas. The units will have four bedrooms floor areas of approximately 2,700 square feet. Mr. Green said that the villas are designed with "lookout" basements to accommodate the four-foot change in elevation from the front to the back of the units on the east portion of the site. Mr. Green stated that sanitary sewer service will be provided to the site by accessing an existing sewer at Larraway Drive and extending the new sewer south along Buffalo Grove Road. Mr. Green stated that there are approximately 281 trees on the site. Preservation of trees is proposed in three areas of the site: the northwest corner, the northeast corner and along the east side adjacent to the pond. He commented that the amount of tree preservation that is feasible will need to be evaluated by the Village, since the trees are not "key" or "specimen" and in fact are relatively poor in quality. Commissioner Teplinsky asked if LCDOT has approved the proposed full access to Buffalo Grove Road. Mr. Kuenkler noted that LCDOT has not made a written approval, but he has heard the County staff verbally comment that a full access will be allowed subject to coordination with the construction of the improvements to Deerfield Parkway. Mr. Kuenkler said these improvements may take a year to complete, with a possible completion date in October or November 2006. Commissioner Teplinsky commented that it is important to ensure full access for this development. He inquired if the Fire Department has commented about the access. Mr. Pfeil said that the Fire Department accepts the proposed plan, but this is based on the understanding that there will be a full access to Buffalo Grove Road. Mr. Teplinsky noted that the traffic impact report should address the schedule of improvements for Deerfield Parkway in relation to construction of the subdivision and the proposed street. Commissioner Teplinsky inquired why the plan doesn't propose more than three areas for tree preservation. He commented that based on the report provided by Urban Forestry, it's possible to conclude that more than 80% of the trees are "good" quality. Mr. Green said that it may be possible to save trees in areas in addition to the three designated areas, but the size and quality of the trees needs to be evaluated to determine if preservation is feasible. He said that the grading plan will allow trees to be saved along the east and north sides of the site. Commissioner Stark asked for clarification concerning where trees would be saved. Mr. Green said that the primary preservation areas are along the north and east sides of the site. Commissioner Bocek asked for clarification concerning the number of trees on the site. Mr. Green said that the tree survey lists 281 trees. Commissioner Bocek said that she would like to see as many trees as possible saved in the three designated areas to maintain the "density" of the vegetation that currently exists, but she also thinks that more trees should be saved in other areas of the site than what is apparently being proposed on the site plan. Mr. Green said that the landscaping plan will address the areas where trees are removed. Commissioner Smith commented that the tree preservation issue hasn't been fully clarified. Mr. Pfeil said that he will ask the Village Forester for additional comments and Village staff may need to meet with the developer's arborist to clarify the preservation plan. He noted that the Village Forester is concerned that the preservation areas noted on the plan include numerous trees that are poor quality and may die soon after the residents move into their homes. An alternative to preservation would be a more ambitious landscaping plan to establish a more mature tree cover more quickly than what is usually provided for a new subdivision. Commissioner Stark asked who will be responsible for snow plowing and removal. Mr. Green said that the street will be public, so the Village would be responsible for plowing it, but the driveways are private areas that are the responsibility of the homeowners association. Commissioner Teplinsky asked where snow will be stored. Mr. Green indicated that the primary snow storage would be the areas adjacent to the driveways. Commissioner Teplinsky asked if the wetlands would be mitigated off-site. Mr. Green said that is correct. Commissioner Stark inquired about how the stormwater requirement was calculated and how the wetlands delineation was determined. He asked if there would be a net gain or a net loss of wetlands in development of the proposed site plan. Mr. Green stated that his firm has made the stormwater analysis and calculation and a different consultant with expertise in wetlands evaluation determined the extent of the wetlands and made the determination that off-site mitigation is feasible. He said that there is a "wetlands bank" that accepts cash mitigation payments by developers. Commissioner Stark asked if the proposed homes will be customized. Mr. Green stated that the developer has an overall program that allows a number of options. Commissioner Bocek asked for clarification concerning the difference in zoning the site R-3 versus R-4 and whether additional units could be eliminated from the plan to create less site disturbance and achieve more trees preservation. Mr. Green stated that it is not economically feasible to eliminate any more dwelling units. He noted that the R-3 District would require a separation (side to side) between buildings of 16 feet, while R-4 requires 14 feet. Commissioner Bocek asked if variations are being requested of the Development Ordinance or Zoning Ordinance. Mr. Green indicated that the plan will require variations of the Development Ordinance concerning the amount of cover over the sanitary sewer line, parking on a portion of the public street right-of-way and providing a sidewalk on only one side of the street. Zoning variations would be needed for the 25-foot yard for Unit 7 and possibly for rear yard setbacks depending on whether the applicable standard is 35 feet (P.U.D. boundary requirement) or 40 feet (R-3 and R-4 minimum rear yard setback.) He noted that for some units the front yard would be greater than the minimum requirement of 30 feet. The different front yard depths will provide variety in the streetscape. Trustee Trilling commented that the developer should consider moving Units 6 and 7 farther back from the street. Mr. Green said that this adjustment appears to be feasible, but he also wants to provide as much tree preservation area as possible on the east side of the site. Commissioner Bocek asked if it is feasible to provide a public sidewalk along the west side of the pond. Mr. Green said there isn't adequate space to install a sidewalk because of the location of the safety ledge adjacent to the pond. Mr. Kuenkler commented that there is adequate room to install a five to eight-foot wide sidewalk adjacent to the pond. Commissioner Kenski-Sroka inquired if a bench could be installed in the northeast portion of the site similar to the bench proposed at the intersection of Buffalo Grove Road and Deerfield Parkway. Mr. Green said that a bench may be feasible, and could be adjacent to the sidewalk that is now being suggested adjacent to the pond. Commissioner Kenski-Sroka asked if the site plan provides other amenities in addition to the bench in the southwest corner. Mr. Green said the primary amenity is the bench, which involves sculpting the grade and using extensive landscaping. Commissioner Kenski-Sroka inquired if the homes would have decks or patios. Mr. Green said that each unit has a "limited common space" of 20x42 feet that is designed to accommodate a patio or a deck with privacy fencing. Commissioner Podber inquired if there is adequate cover for the sanitary sewer line in the Marker 5 area noted on the engineering plan. Mr. Kuenkler indicated that the plan shows 3 '/z feet of cover in this area, which is less than the Village standard. He noted that more details are needed concerning the sanitary sewer plan. Mr. Green said that engineering survey information will be provided to the Village. Commissioner Podber pointed out that the plan does not provide a street connection to the recently approved Estates at Hidden Lake subdivision, and it appears to be too late to create this connection. He commented that connections between neighborhoods should be a priority in the Village's development planning and review process. In suburbs where these connections are not created, residents are totally dependent of private vehicles to travel even relatively short distances such as for neighborhood shopping. Areas can become dysfunctional when basic connections aren't provided for pedestrian and vehicle travel between neighborhoods. Commissioner Cohn commented that the Village's Comprehensive Plan goals and objectives state that neighborhoods should be connected. He agreed with Commissioner Podber that the Village needs to make strong efforts in its planning and development process to create linkages between neighborhoods. Trustee Trilling noted that the Village has accomplished connections in recent projects such as Waterbury Place adjacent to Mirielle Phase 1 and the villas approved on the east side of Prairie Road north of Mirielle Phase 2. In cases where street connections are difficult to achieve, sidewalks should be provided to achieve at least some measure of connection between neighborhoods. Commissioner Smith noted that the next step in the Plan Commission review process is a public hearing, but the developer has to provide the engineering information that staff needs to review the sanitary sewer plan, grading plan and tree preservation plan CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil said the next meeting is scheduled for October 19, 2005. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT Mr. Pfeil noted that a committee has reviewed the proposals submitted by planning consultants concerning the RTAP grant for transit-oriented planning in the areas adjacent to the Metra commuter rail stations in Prairie View and at Commerce Court. The final selection will be made in the next several days and the Village Board will consider a formal contract for services later in October or in early November. Mr. Pfeil noted that Commissioner Bocek reviewed the seven proposals that were submitted and participated in the interviews of the four consultant finalists, and the Village appreciates her time and expertise in support of the project. NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Kenski-Sroka, seconded by Commissioner Bocek and carried unanimously to adjourn. Vice Chairman Smith adjourned the meeting at 8:37 p.m. Respectfully submitted, Robert E. Pfeil, Village Planner APPROVED BY: ERIC SMITH, Acting Chairman