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1982-12-15 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION 50' Strip Zoning Northeast Corner Lake Cook and Lexington Drive December 15, 1982 Chairman Shields called the Public Hearing to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:31 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel - arrived at 7:36 P.M. Mr. Davis Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mrs. Sheldon Mr. Krug Mr. Goldberg Also Present: Mr. R. Brubaker, Land Planner Mr. W. Griffin, Jr. Developer Mr. J. Truesdell Chairman Shields read the notice of the Public Hearing as published in the newspaper and informed the audience of the format the meeting would take. Mr. Truesdell stated the site is approximately .7655 acres located at the northeast corner of Lake/Cook Road and Lexington Drive, petition to the Village of Buffalo Grove for I Zoning. There was no owner/developer present at the hearing for this petition because it was being handled as an in-house item between Buffalo Grove and Wheeling. He briefly explained the location of of the property with the aid _of a map. This strip is currently in the Village of Wheeling. He gave some history of the site. There will be no physical change to what is developed in that location with the addition of this strip. There being no questions from the audience, Chairman Shields closed the Public Hearing at 7:36 P.M. Respectrully submitted, APPROVED BY: th2eQlt,) Kathleen Comer Recording Secretary Patrick Shields Chairman REGULAR MEETING BUFFALO GROVE PLAN COMMISSION 50' Strip Zoning Northeast Corner Lake/Cook Road and Lexington Drive 50' Strip Zoning Northwest Corner Lake/Cook Road and Lexington Drive Wellington Hills December 15, 1982 Li Chairman Shields called the Regular Meeting to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove, Illinois at 7:39 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Davis Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mrs. Sheldon Mr. Krug Mr. Goldberg Also Present: Mr. R. Brubaker, Land Planner, Wellington Hills Mr. W. Griffin, Jr. , Developer, Wellington Hills Mr. S. Stone, Village Trustee, - arrived at 7:45 P.M. Mr. S. Parr, Resident Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Davis, seconded by Commissioner Reid, to approve the November 17, 1983 Public Hearing Meeting Minutes. Approval was unanimously favorable with Commissioners Kaszubowski and Goldspiel abstaining. Moved by Commissioner Davis, seconded by Commissioner Glover to approve the November 17, 1982 Regular Meeting Minutes. Page 1, paragraph 6 add"3) Two driveways be allocated to service the station for ingress and egress. " Page 2, paragraph 3 add "requested" before "zoning". Approval was unanimous with Commissioners Kaszubowski and Goldspiel abstaining. COMMUNICATIONS Commissioner Goldspiel attended the December 6, 1982 Village Board Meeting. Nothing was referred to the Plan Commission at that meeting. Commissioner Goldspiel stated there is a senior citizen bus service provided by Wheeling Township. This has been able to help senior citizens in Cook County but was not available to Lake County senior citizens or to take Cook County seniors into Take County. The Transportation Commission is - 2 - working with Wheeling Township, Vernon Township and the Village to find some kind of cooperative system to handle this. 50' STRIP ANNEXATION AND ZONING - (Both on Northeast and Northwest corner of Lake/Cook Road and Lexington Drive Moved by Commissioner Glover, seconded by Commissioner Davis, that the Plan Commission recommend to the Village Board annexation and I rezoning of the plat dated November 8, 1982 for property located on the northeast corner of Lake/Cook Road and Lexington Drive. AYES: Commissioners Davis, Glover, Reid, Kaszubowski NAYES: None ABSTAIN: Commissioner Goldspiel ABSENT: Commissioners Sheldon, Krug, Goldberg The motion passed 5 - 0. Moved by Commissioner Glover, seconded by Commissioner Davis, that the Plan Commission, recommend to the Village Board annexation of the plat dated October 20, 1982 and the R-8 P.U.D. zoning. AYES: Commissioners Goldspiel, Davis, Glover, Reid, Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Krug, Goldberg The motion passed 5 - 0. WELLINGTON HILLS CHANGE IN PLAN Mr. Truesdell stated Uniti I of the Commons subdivision requested a change. The original plat called for twenty-two townhomes and was replanned as single family lots, other than that the entire subdivision will remain as approved. Mr. Griffin introduced himself and stated the owner of this property is the First Charter Service Corporation which is a division of Tallman Federal Savings and Loan. They approached Mr. Griffin's company and asked them to act as their agent to develop the property. They changed the name from the Commons to Wellington Hills. There has been some minor changes on the plan. The multifamily is being substituted as single family lots. A resident questioned the renaming of the development. Mr. Griffin 'referred him to their marketing department as he could not answer the question. Buffalo Grove Plan Commission Regular Meeting December 15, 1982 - 3 - Mr. Brubaker stated the original plan was for one hundred-two single family homes at a minimum lot size of six thousand square feet, twenty-two townhomes backingupto proposed Farrington Drive extended. That would be a total of P P F � one hundred twenty-five buildable lots. They propose to build one hundred sixteen single family lots of the same lot size which is a reduction of eight units of the whole subdivision and the elimination of townhomes. The original plan was brought in by Otis Architects dated November, 1977. Li He then briefly gave the history of the site. Unit II is not currently improved. They propose to build out the lots as proposed and not change the underground work at all. In Unit II they will convert the townhome land to single family. They increased the eyebrow to the same size as all the other cul-de-sacs and reshaped Harris Drive a bit. There will be a minor relocation of two utility lines as-trey are built. He then showed the proposed plat of sub- division. The landscaping plan was criginally approved for the site. Unit I will be built out that way with the exception of the Common Area No. 9002 Parcel "C". They propose to rejuvenate Parcel "C" and bring it back to the original landscaping plan. It was never quite put together the way the Appearance Commission approved it and they will now fix that. Within Unit II there is one change. There was an original proposal for landscape buffer near the townhomes. Since they will not be built they will eliminate that and build it with the same treatments as along Buffalo Grove Road. Commissioner Goldspiel stated his concern regarding the need for a buffer around the animal hospital. Commissioner Kaszubowski stated the Village Board has some concerns with this site. In their motion that stated the Plan Commission should be aware of these concerns. Mr. Truesdell thought the Village Board did not have a plan at that time and it was referred on consent agenda. Mr. Griffin felt the Board was concerned as to when certain improvements were to be made. All of these have been addressed in the amended P.U.D. agreement which has been submitted to staff for review. Commissioner Kaszubowski stated there was not a consent agenda at the Village Board meeting. The audience addressed questions to the Board. Commissioner Davis felt the Plan Commission has a responsibility to look at major streets that pass through the Village and try to screen the homes from the noise and sound of traffic. He felt it was better to have a berm along Li Route 83. Mr. Griffin felt this was not a major issue. He did not feel they could effectively berm with the amount of land they had. He did not object to going back to the landscaping buffer. Buffalo Grove Plan Commission Regular Meeting December 15, 1982 - O - il Commissioner Glover felt there was not enough land there for a buffer. The berming has to be addressed at the planning level. The landscaping or fence should be left up to the individual family or homeowners. Commissioner Goldspiel asked the reason for the change from townhomes to single family. Mr. Griffin stated it was a practical decision on their part. There is no economical way they can build and market twenty-two townhomes in such a small area. They would like to complete it as soon as possible without trying to develop a separate area. Commissioner Goldspiel felt that the sidewalks on Route 83 and Buffalo Grove Road were necessary. Fencing becomes undesirable. As to the buffer, he is concerned about the area around the animal hospital. Mr. Griffin stated in all the plans that they looked at they were unable to find anything specific regarding the area around the animal hospital. Commissioner Goldspiel did recall a great degree of concern regarding the animal hospital. Commissioner Reid was concerned with the buffering. She _would like to see the original plan for the berming around the townhomes. Mr. Truesdell stated there was a twenty foot buffer easement for plantings that the Appearance Commission approved including a series of trees and shrubs. Mr. Griffin, in reply to Commissioner Glover, stated the size of the homes would range from one thousand four hundred eighty (1,480) square feet up to one thousand nine hundred (1,900) square feet. There will be three types, a two story, split level and a ranch style. They are somewhat less in size than the current homes which start at nineteen hundred (1,900) square feet plus. In response to Commissioner Davis, Mr. Parr stated the homeowners are very pleased and impressed with what the Hoffman Group has offered. Their feeling is that if the smaller homes are built, they will effect the property values, the total look of the area and the type of people buying into the development. Everyone presently living in the development has a three quarter basement. One of the models initially proposed was thirteen hundred (1,300) square feet. He felt the smaller, presently proposed model, was still too small. They do not want to stop the development. They would like to see a smaller percentage of the small model built. Commissioner Davis stated that the Commission cannot tell the builder what size home to build on the site so long as the site meets the ordinance. The Commission approves the site. Commissioner Goldspiel felt that smaller homes on these small lots would be more valuable. There are a number of homes that are smaller than fourteen hundred Buffalo Grove Plan Commission Regular Meeting December 15, 1982 - 5 - square feet in the Village Commissioner Kaszubowski stated that in her neighborhood there are different sized homes from small to large. No one who has sold in her neighborhood has lost money. Commissioner Glover pointed out that under the present zoning for this site, smaller homes are allowed. Commissioner Kaszubowski was concerned about the buffering around the animal hospital and referred to the problem encountered with fences at the Strathmore Shopping Center. Chairman Shields pointed out the animal hospital does not board animals, they only have sick animals. They are very quiet, there is no odor. It is all indoors. There is nothing out of doors. Commissioner Davis believed that buffering along major streets going through the Village is the Plan Commissions concern. Commissioner Glover felt the owners of those single family homes should have the option of putting in their own buffer. The area of sidewalks along Route 83 and Buffalo Grove Road should be addressed. Commissioner Davis agreed with the buffering, he thought the buffer strip was not privately owned. The Plan Commission waspolled on thequestion of landscaping for a buffer P g around the animal hospital. Yes indicating being in favor of the proposal. AYES: Commissioner Goldspiel, Davis NAYES: Commissioners Glover, Reid, Kaszubowski The poll was against the proposal 3 - 2. In response to Commissioner Davis, Mr. Truesdell stated Farrington Drive would be a fully improved street by the developer which would include sidewalks on both sides of the street. In response to Commissioner Kaszubowski, Mr. Griffin stated the common area goes to the Park District. The Plan Commission was polled regarding the sidewalks along Route 83. Yes indicated favoring the sidewalks. j AYES: Commissioners Goldspiel, Davis, Glover, Reid, Kaszubowski NAYES: None The poll was favorable 5 - 0. Buffalo Grove Plan Commission Regular Meeting December 15, 1982 - 6 - Commissioner Kaszubowski pointed out that when the sidewalk is put in there should be direction so that it is not torn up when Route 83 is improved. The Plan Commission was polled as to sidewalks along Buffalo Grove Road. Yes indicating favoring the sidewalks. In response to Commissioner Davis, Mr. Griffin stated that within Buffalo Grove right-of-way there was a drainage problem. At the request of the Village and the homeowners the developer installed a new inlet within the right-of-way, regraded it and reseeded it. They did not want to go back in there and tear the grass up. AYES: Commissioners Goldspiel, Glover, Reid NAYES: Commissioners Kaszubowski, Davis The poll was favorable 3 - 2. Mr. Truesdell, referencing staff's comments regarding Lot 9004, stated that if that is ever used for connection it would in effect make that a collector street. It would be better to offset that collector. He suggested using Lot 9 as an alternate. Mr. Griffin stated that did not present any particular problem. Commissioner Goldspiel stated using Lot 9 could make the bike path continuous to the south. The Plan Commission concurred on having the access moved. FUTURE AGENDA January 5, 1983 - Public Hearing on Wellington Hills. Possible workshop on the Johnson Property, a fifty acre proposed industrial site east of the Commerce Center January 19, 1982 - Possibly the Zoning Ordinance. ADJOURNMENT Moved by Commissioner Glover, seconded by Commissioner Kaszubowski to adjourn the meeting. The vote was unanimously favorable. Chairman Shields adjourned the meeting at 8:58 P.M. Respectfully submitted, APEROVED BY: K thleen Comer, Recording Secretary Patrick Shields, Chairman Buffalo Grove Plan Commission Regular Meeting December 15, 1982 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION 50' Strip Zoning Northwest Corner Lake-Cook and Lexington Drive December 15, 1982 Chairman Shields called the Public Hearing to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:37 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Davis Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mrs. Sheldon Mr. Krug Mr. Goldberg Also Present: Mr. R. Brubaker, Land Planner Mr. W. Griffin, Jr. , Developer Mr. J. Truesdell, Village Planner Chairman Shields read the notice of the Public Hearing as published in the newspaper. Mr. Truesdell explained the history of the site. He stated it is a petition to the Village of Buffalo Grove for R-8 P.U.D. Zoning on property consisting of approximately .7302 acres located at the northwest corner of Lake/Cook Road and Lexington Drive. It will not make any difference to future develop- ment of the land adjacent to this strip. There being no questions from the audience, Chairman Shields closed the Public Hearing at 7:38 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman