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1982-01-05 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Wellington Hills January 5, 1982 Chairman Shields called the Public Hearing to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:34 P.M Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon - arrived at 7:43 P.M. Mr. Davis Mr. Glover Mrs. Reid Mrs. Kaszubowski Mr. Krug Mr. Goldberg Commissioners Absent: None Also Present: Mr. E. Griffin, Developer, Wellington Hills Mr. R. Brubaker, Land Developer, Wellington Hills Mr. J. Carlstrom, Resident Mr. S. Parr, Resident Ms. W. Mielke, Resident Mr. S. Stone, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. W. O'Reilly, Park District Mr. J. Truesdell, Village Planner Chairman Shields read the notification of the public hearing as published in the newspaper and instructed the audience the format the meeting would take. He then swore in Messrs Brubaker and Griffin. Mr. Griffin presented receipts from the certified mailing notifying residents within two hundred fifty feet of the site of the public hearing. He then briefly explained the site location and stated that the Hoffman Group was acting as an agent for Tallman Federal Savings to develop the property. He reviewed the history of the site and explained that it was not in their best interest to market such a small area of twenty-two townhome units as called for in the approved plan. They are reouesting a change of plan to single family lots of the same size as those comprising the rest of the development. Mr. Brubaker introduced himself and gave some background of the company he represents, Michael Ives and Associates, Inc. They propose to build one hundred sixteen (116) single family lots at six thousand (6,000) square feet (60' by 100' ) which represents a reduction of approximately eight units of the overall subdivision as proposed with the relocation of the outlot. In Unit II, which is presently vacant, they propose the area designated as townhomes be converted into approximately fourteen (14) single family lots and relotting of some of the area around some of the cul-de-sacs. They will delete the twenty - 2 - . (20) foot designated landscape easement which will no longer be necessary for single family homes. This was originally common area for the to: nhomes. Lot 900h, the cutlot, which was to be for future access will be available to be built upon and another lot •.was chosen for access. Mr. Griffin then shoved renderings of the four model homes they have develop- ed for the site. The Elm, a two story, three bedroom at 1,600 square feet or a four bedroom at 1,750 feet; the Redwood, a two story of 1,900 square feet; the Spruce a three bedroom split of 1,4*80 square feet and the Chestnut a three bedroom, two story of 1,640 square feet. They hope to open models located south of Gardenia Lane on Lots 4, 5 and 6 in April or early May. They project selling about fifty homes a year in this development. The timing of certain improvements are stated in. the PUD agree- ment which are: 1) The footbridge crossing going over into the back property installed by June 1, 1983. 2) Farrington Drive to Route 83 improvement substantially completed by July 1, 1983. 3) Lot 9002 to be completed by June 15, 1983. 4) Two other common area Lots 9001 and 9000 completed by July 1, 1983. He stated they corrected damage to the Buffalo Grove Road right-of-way and reseeded it. They do not look with favor going in there and reworking it for a sidewalk. Commissioner Goldspiel questioned the area or lots that appear to be 6,000 square feet and Mr. Griffin replied they will be built as 6,000 square foot minimum lots. In response to Commissioner Goldspiel, Mr. Griffin stated the dimensions shown on the plan are rounded off to the nearest foot. The exact calculations will be available for the final plat. All of the corner lots are showing fifteen (15) feet on the side corner which is in conformance with the existing ordinance on the property. Commissioner Goldspiel felt the sidewalk should be built along Buffalo Grove Road. He stated it was very important that the Plan Commission maintain the Village policy of arterial streets having sidewalks. In response to Commissioner Goldberg, Mr. Griffin replied the only other ex- ceptions to the normal residential ordinance on this plan. is the lot size and the right-of-way's are fifty (50) feet. The improvements that now exist are basically all on the streets. Commissioner Goldberg felt there vas little reason to have a PUD in order to develop a single family residential area. Commissioner Goldspiel vas on the Plan Commission when this plan was originally Buffalo Grove Plan Commission Public Hearing January 5, 1983 z - presented and was opposed to the plan at that time. There were some problems with this site and some benefits. The concept of this was to try and make the most of the useable land and at the same time augment the adjacent park area. The concept that accounts for the smaller lots is having the ability for the residents and others to use these areas. In response to Commissioner Goldspiel, Trustee Stone replied that most of the concerns of the Village Board regarding this site are covered by the time- table set up in the PUD agreement Commissioner Reid pointed out that in a previous workshop the Plan Commission wanted to view the original landscape plans regarding Farrington Drive and Route 83. Her concern was the fact that an eight (8) foot bike path was to be put along Route 83. She questioned if there would be a grass buffer between the bike path and the roadway. Mr. Truesdell stated the bike requested path was because that is what is reflected in the Comprehensive Plan. It would look like the one located at Arlington Heights Road north of Lake Cook Road. The Village would be res- ponsible for putting trees in that area, the parkway. Chairman Shields asked for questions from the floor. Mr. James Carlstrom, Lot 54, asked if there were any changes on the existing lot lines of the homes that are presently built. Mr. Griffin stated no. After some discussion Mr. Griffin stated that he could deed a small piece of the lot adjacent to Mr. Caristrom's lot so that all of his drivewaywould belong to him. Mr. Parr, 411 Gardenia Lane, was concerned about the minimum size of the homes and the stipulation in the PUD for improvements. He questioned what would happen if the improvements did not meet the timetable. Mr. Griffin stated that the Village has requested an improvement bond letter of credit for the property which contains certain language that sets forth these dates. If they are not complied with the Village has the right to call for the money. Chairman Shields explained that if they do not complete the improvements on time, the Village will then do it as the money for them has already been set aside. Commissioner Goldspiel stated the ordinance gives this developer, under the present zoning, the right to build minimum size single family homes and the proposed homes are above the minimum. Buffalo Grove Plan Commission Public Hearing January 5, 1983 - b - Commissioner Kaszubowski felt a mixture of homes is the most feasible way this area is going to be developed. Ms. Mielke, 507 Harris Drive, asked Commissioner Glover what the size of the home was that the Appearance Commission did not approve. Commissioner Glover replied he was not sure. Chairman Shields closed the Public Hearing at 8:!2 P.M. Respectfully submitted, Kathleen Comer Recording Secretary AP ROVED BY: , V. Patrick Shields Cha i rman li III `.i Buffalo Grove Plan Co mmission Public Hearing January 5, 1983 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Wellington Hills Johnson Property January 5, 1983 Chairman Shields called the Regular Meeting to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 8:43 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Davis Mr. Glover Mrs. Reid Mrs. Kaszubowski Mr. Krug Mr. Goldberg Commissioners Absent: None Also Present: Mr. E. Griffin, Developer, Wellington Hills Mr. R. Brubaker, Land Developer, Wellington Hills Mr. W. Johnson, Property Owner, Johnson Property Mr. J. Carlstrom, Resident Mr. S. Parr, Resident Ms. W. Mielke, Resident Mr. S. Stone, Village Trustee Mr. W. O'Reilly, Park District Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Moved by Commissioner Goldspiel, seconded by Commissioner Kaszubowski to proceed to the discussion of Wellington Hills and return later to approval of the minutes. The vote was unanimously favorable. WELLINGTON HILLS Moved by Commissioner Goldspiel, seconded by Commissioner Davis, that the Plan Commission recommend to the Village Board approval of the preliminary plan of Wellington Hills dated November 12, 1982 revised December 22, 1982 subject to the following changes: 1) The revision of the plan and subsequent Lot 55 to add a small portion of an existing driveway going to the property of Lot 54. 2) Lot 106 being brought up to six thousand square feet, if it is not presently six thousand square feet. 3) Installation of sidewalks along Buffalo Grove Road on the eastern edge adjacent to the property along Buffalo Grove Road. - 2 - Discussion: Commissioner Kaszubowski was concerned with the sidewalks being built along Buffalo Grove Road and not connecting anything at present. She felt they would deteriorate before they were used. She did agree with building them at a later date. Commissioner Glover stated the Animal Hospital was at the intersection. The property to the north could be developed at any time. People who live in this development and the one to the south could use this sidewalk. Commissioner Goldspiel suggested it would create an added burden to have the sidewalks put in at a later date. In response to Commissioner Goldberg, Chairman Shields stated that the screen- ing at Buffalo Grove Road and Route 83 was reviewed at the last workshop and it was determined that this would be left up to the individual property owners. THE VOTE: AYES: Commissioners Goldspiel, Davis, Glover, Reid, Kaszubowski, Krug NAYES: Commissioner Sheldon ABSTAIN: Commissioner Goldberg ABSENT: None The motion passed 6 - 1 - 1 APPROVAL OF MINUTES Moved by Commissioner Kaszubowski, seconded by Commissioner Reid to approve the December 15, 1982 Public Hearing minutes on the 50' Strip Zoning on the Northeast Corner of Lake/Cook Road and Lexington Drive. Approval was unanimously favorable with Commissioners Sheldon, Krug and Goldberg abstaining. Moved by Commissioner Goldspiel, seconded by Commissioner Davis to approve the December 15, 1982 Public Hearing Minutes on the 50' Strip Zoning Northwest Corner of Lake/Cook Road and Lexington Drive. Approval was unanimsouly favor- able with Commissioners Sheldon, Krug and Goldberg abstaining. Moved by Commissioner Davis, seconded by Commissioner Goldspiel to approve the December 15, 1982 Regular Meeting Minutes. Page 1, paragraph 8 after "or" take out "for" and insert "to take" and after "seniors" take out "to take". Page 3, paragraph 2, change "unit" to "utility", paragraph 3 add "need for a" after "the". Page 4+, paragraph 2 change "questioned" to "asked the reason for". paragraph 4, after "felt" add "that" and after "sidewalks" add "on Route 83 and Buffalo Grove Road", paragraph 11 after 'bite" add "so long as the site meets the Buffalo Grove Plan Commission Regular Meeting January 5, 1983 i I i I I 'll I I i I I 1111 it �I - 3 - ordinance" paragraph 12 after "on" add "these". Page 5, paragraph 1 change "that do sell" to "in the Village". Page 6, paragraph 3 change "it" to "the grass". LIAISON REPORTS Commissioner Glover attended the December 20, 1982 Village Board Meeting. There was a change in plan for the Lexington Glen development from a dry detention to wet and extension of a shore line. Commissioner Reid attended the January 3, 1983 Village Board Meeting and had a copy of the minutes from the December 20, 1982 meeting. She read the section pertaining to the change in plan for Lexington Glen. The Plan Commission concurred that this was a major change and should have come back to the Commission for review. Commissioner Reid stated that at that meeting the Board approved the 50' strip along Lake Cook Road. It also voted final acceptance on four lots in the Buffalo Grove Commerce Center. The developer wanted to know exactly when a fence has to be put up when commercial abuts residential. Mr. Raysa stated that in Article XII of the Zoning Ordinance, Section 2.6-7 it states a fence has to be there, there is no specific time for its installation He wants this issue covered in the new ordinance and will be discussing it with staff. JOHNSON ANNEXATION AGREEMENT Mr. Truesdell stated this is a fifty-seven (57) acre plot adjacent to the Soo Line Railroad tracks, the Commerce Center and Lake/Cook Road. Mr. Johnson is requesting industrial annexation and I zoning. This is consistent with the Comprehensive Plan. Mr. Johnson briefly explained the site and stated they have no developer or specific land plan at this time. They will come back to the Plan Commission II' when they do. Commissioner Davis suggested setting the date for a public hearing on this site. In response to Commissioner Goldspiel, Mr. Johnson stated there are eight exception lots. In 1920 the Knights of Columbus came to the area and purchased large tracts of land which they hoped to sell. They divided the land up into single family lots, approximately 25' by 125' in size. They are too small by today's standards to build on. In certain areas of this subdivision lots were sold to individuals. The lots are recorded. They initially petitioned to have the total area annexed, the outlots would then be force annexed. Buffalo Grove Plan Commission Regular Meeting January 5, 1983 f 1 They have agreed to indemnify the Village if suits result from the eight exception lot owners. In response to Commissioner Goldspiel, Mr. Raysa stated Huntley Road is de- dicated to the County. When it is subdivided it becomes a County road. When Buffalo Grove annexes it it becomes their road. Commissioner Goldspiel asked about access to the Commonwealth Edison property and the eight lots provided. In response to Commissioner Goldspiel, Mr. Truesdell stated that the strip between Lake/Cook Road and Linden Avenue, except for the shaded part on the plan, is the Lake/Cook Road right-of-way. Mr. Johnson stated there is no gap between the northern right-of-way and his southern property. In response to Commissioner Goldspiel, Mr. Johnson replied they will verify the current ownership of the eight exception lots. The subdivision will be vacated (regarding the lot lines) when the annexation takes place. There will be access for the eight outlots. Mr. Truesdell briefly reviewed his December 15, 1982 memo to Mr. Balling titled Proposed Industrial Zoning - Johnson and his December 23, 1982 memo to the Plan Commission titled Johnson Property Annexation and Zoning. In response to Commissioner Goldspiel, Mr. Kuenkler stated that the existing detention basin is adequate. In response to Commissioner Goldspiel, Mr. Truesdell stated that Point 2 in Mr. Balling's letter is being reviewed by Mr. Raysa. Chairman Shields asked Mr. Johnson if he had. petitioned the Wheeling Park District for annexation of the property. Mr. Johnson briefly revieved the history of the site and explained that they had signed a. purchase agreement some time ago involving some adjacent land and promised to petition this piece to be annexed by the Wheeling Park District within the following two years. He has not yet petitioned the Park District. Chairman Shields stated that Buffalo Grove Park District requests the subject property be annexed into the luffalo Grove Park District at the same time as the Village annexation pursuant to Section 3-10 of the Illinois Park District Statute. Buffalo Grove Plan Commission Regular Meeting January 5, 1983. 1 Mr. Johnson stated he has asked his attorneys to look into this and will point out Section 3-10 of the Illinois Park District Statute to him. If he is bound by the previous agreement he will petition Wheeling Park District as he does not want to get involved in litigation between two park districts. Commissioner Sheldon stated the Commission would like to have the answers to the questions brought up at this meeting for the public hearing. In response to Commissioner Goldberg, Mr. Raysa stated the idemnification would go with the land. Mr. Truesdell pointed out that there is a natural prairie in the right-of-way of the Commonwealth Edison property. When the Northwest Water Commission comes in to install the water main Mr. Johnson will allow them to use his property so the prairie is not disturbed. Commissioner Goldspiel noted that the prairie is rare containing endangered species. After some discussion the date for the public was set for hearing February 2, 1982. Commissioner Goldspiel stated that for the public hearing he would like: 1) Treatment of the access for the exception lots and Commonwealth Edison right-of-way spelled out. 2) The question of changing of the right-of-way ownership and the resubdivision resolved. 3) The park district issue resolution. FUTURE AGENDA January 19, 1983 the Schwaben Center sidewalk will be up for review. Mr. Truesdell has done some review of the Comprehensive Plan and would like to present it to the Plan Commission ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Glover to adjourn the meeting. The vote was unanimously favorable. Chairman Shields adjourned the meeting at 10:05 P.M. Respectfully submitted, A •PROVED BY: 7c./ '- -ems Kathleen Comer, Recording Secretary Patrick Shields, Chairman Buffalo Grove Plan Commission Regular Meeting January 5, 1983