Loading...
1986-06-18 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Petition to the Village of Buffalo Grove for Annexation, Zoning in the R-3 and R-4 Districts, and Preliminary Plan approval with a variation from Section 17.40.020.B of the Zoning Ordinance. (Westchester Estates) June 18, 1986 Chairman Goldspiel called the public hearing to order at 7:31 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt Mr. Laskie Mr. Gal Mr. Rhodes Commissioners Absent: Ms. Sheldon Ms. Kaszubowski Also Present: Mr. D. Hahn, Engineer, Westchester Estates Mr. S. Meister, Attorney, Westchester Estates Mr. J. Green, Architect, Westchester Estates Mr. F. Morelli, Developer, Westchester Estates Ms. N. Auberg, 182 Fabish Drive, Buffalo Grove Mr. & Mrs. A. Fertusi, 16878 W. Busch Road Mr. Goldberg, 137 Fabish, Buffalo Grove Ms. H. Reichman, 318 Weiland Drive, Buffalo Grove Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Ms. B. Dolan, Staff Planner Chairman Goldspiel read the notice of the public hearing as published in the newspapers and informed the audience of the format the meeting would take. He then swore in Messrs. Hahn, Meister, Green and Morelli. Mr. Meister introduced his development team and briefly summarized their work history. The site is located at Busch and Buffalo Grove Roads and has a partial "H" shape. The center portion is not included in this plan. They are proposing R-4 and R-3 zoning. The zoning surrounding the site is R-3 and R-4 to the east, the north and west are agricultural with some R-5 on the west, and to the south is R-9 and R-1. Mr. Green reviewed the history of the site beginning in 1985 when they first approached the Village until this date. Mr. Meister stated they are requesting that the Commission recommend to the Village Board annexation to Buffalo Grove, the R-3 and R-4 zoning on Parcels A and B, approval of the preliminary plat of subdivision and approval of variation to Section 17.40.020.B (rear yard) . The site is 22 acres containing 53 units, 31 on Parcel A with R-3 zoning and 17 on Parcel B with R-4 zoning, which is 2.41 units per acre. They are in compliance with almost all aspects of the zoning ordinance with the exception of two lots. They are requesting a 5' variation on the rear yard on these lots. Mr. Green stated that since the last meeting there had been a change on Parcel B and they have reduced it from 22 lots to 17 lots. Access to the site will be from 2 points, Hidden Lakes Drive extended as a collector street through the site and extending to the north at the western portion of the site. This is in accordance with the Comprehensive Plan to allow the road to continue. The secondary access is along the west dog leg of the parcel. The road is along the west lot line of that site. They have brought the road over as far as possible to allow for a tie through to another parcel and have provided a 60" right-of-way on the west side of Parcel A which provides for future development of the center lot. Commissioner Laskie arrived. Lots 16A and 20A are the lots they are requesting a variation on. They are the narrowest lots and are buildable. Since their last meeting with the Commission they have changed the following: 1. Lots 1A, 31A and the triangular detention area along Busch Road will be landscaped. 2. Lots 9B and 10B had a double frontage on the back of the cul-de-sacs and Hidden Lakes Drive. They have now turned Old Barn Court to run north and south and reconfigured the lots. 3. They intend to shape lots 17B and 24A to make sure they have adequate buildability. 4. They will have landscaped islands in the cul-de-sacs. 5. The intersection of Hidden Lakes Drive and Busch Road questions have been resolved. Busch Road has been improved since the last meeting. 6. Lots 12A, 13A, 14A, 15A and 16A have been eliminated. Mr. Hahn referred to Mr. Kuenkler's letter to Mr. Truesdell of June 11, 1986 titled Westchester Estates Preliminary Plan Review. 1. The Natural Resource Opinion has not been received but has been applied for. Buffalo Grove Plan Commission Public Hearing June 18, 1986 - Page 2 2. At this time extension of the culvert conflicts with utilities that they are extending through that area. 3. They will comply. 4. They will comply. 5. They are providing for the looping of the water. Running it down Witney Drive serves no purpose. 6. Until the piece above the site is developed there would be no need to connect the sewer. They plan on acquiring this piece for development and agree to abandon their present system in that area when that site is developed. The sewer will then be constructed according to Village specifications. 7. This is corrected on the present plan. 8. They intend to provide an outlet flow. They have made application to Century University Enterprises (Hidden Lakes) who has the matter under advisement. Century's engineer has no problem with what is being proposed. No official response has been received. 9. They will comply. 10. The detention facility is composed of 3 entities, a wet lake, required detention volume and compensatory storage. They are not able to develop the total storage. They have only developed 17.15 acre feet. A 3:1 slope gives them the storage they need. 11. They will comply. Mr. Morelli briefly described the product type with the aid of a hand out given to the Commission prior to the meeting. They intend to create a quality product. The five lots shown on the March 30, 1986 plan have been eliminated but are on the May 29, 1986 plan (Petitioner's Exhibit #1 which was passed out to the Commission at the meeting) . They will have R-3 zoning on any additional property purchased to the north. There will be some larger homes on the R-3 piece from $150,000.00 up to and over $200,000.00. Their marketing analysis indicates there is a market for these homes. Ms. Dolan stated Mr. Truesdell recommended approval of the March 20, 1986 plan and did not see any problem with the removal of the 5 lots on the May 29, 1986 plan. Mr. Raysa noted that in Mr. Truesdell's memo he refers to all the 5 sheets in the packet being dated May 29, 1986 and only sheets 1 and 5 are dated May 1, 1986. Sheets 2 through 4 are dated May 29, 1986. The engineering plans were in the packet. Mr. Kuenkler stated that if the developer does not extend the culvert the Village will have to do it. Buffalo Grove Plan Commission Public Hearing June 18, 1986 - Page 3 Regarding the points in his memo Mr. Kuenkler stated that: Point 5 The watermain will be in backyards which is not acceptable. Point 6 He would go along with the developer's suggestion. Point 10 Public Works would be responsible for the maintenance of the slope and prefers the 6:1 with 4' to 5' of 1:1 landscaping that did not require mowing. A 4:1 slope would be equally acceptable. If the slope starts at the curve line it is not a desirable location. Mr. Hahn reviewed an exhibit of several slope lines for the site they have been considering and explained the advantages of them. Mr. Meister stated they will comply with the ordinances and staff. Mr. Kuenkler stated the 6:1 slope was not possible on this site and the other slopes would be a variation requiring another hearing. Chairman Goldspiel felt the Commission got into this situation by not having a work, on this plan, shop prior to the Public Hearing to review the plan. Commissioner Davis felt the number of items that were not presented at the meeting i.e. the Natural Resource Opinion, the approval from Hidden Lakes on the water and the topography, meant the Commission did not have enough material before them to properly review the plan. Mr. Meister stated if Hidden Lakes will not allow their request they will have to redo the plan to comply with the detention requirements. Mr. Hahn stated the detention will be the same at all the basins. Mr. Green noted the 60' right-of-way in Scardsale Court will be unimproved. They will dedicate the right-of-way but do not propose to improve it. The next developer would be required to develop it. The center island on Hidden Lake Drive has been eliminated. Commissioner Gal felt that the standards for the annexation agreement, required by Mr. Balling, should be developed in a workshop. The issues of 3, 5 and 6 in Mr. Kuenkler's memo should have been agreed upon prior to the public hearing. There is still no agreement on them. He likes the development. There are not a lot of variations and felt the matters that were not resolved should have been taken care of in a workshop so that the developer's, public's and the Commission's time is not wasted at a public hearing. Mr. Hahn responded to a question, stated that all the storm water will run off into the basins. There will be nothing going from this site to the surrounding homeowners. Commissioner Musfeldt suggested that it would not be a good idea to have a sidewalk near a sloped detention area. Buffalo Grove Plan Commission Public Hearing June 18, 1986 - Page 4 Mr. Morelli felt he would be sold out within a month and built out within 9 months, weather permitting. He will not be able to save any trees on the site. Commissioner Davis suggested postponing the public hearing until such time as the developer and staff have resolved the questions raised and the developer has met all requirements. Ms. Auberg stated the last lake in her development was dug out and she is concerned that water from the site was going to flow into their lake system. Mr. Kuenkler noted the lake had to been enlarged because it was not developed properly in the first place and has nothing to do with this development. Mr. Fertusi was concerned with the drainage. The outlet near his property needs to be cleaned to alleviate their water problem. Mr. Hahn stated that the water from this site will be channeled within the detention system and not effect his land. Ms. Goldberg felt that if there was any water coming into Hidden Lake's system from this site the Homeowners Association should be so informed. Mr. Channis lives in the center section and was concerned with the private 16i' easement on the west edge of Parcel A. Mr. Hahn stated that would not be effected with this development. Ms. Reichman was concerned with the sidewalks and parks. Chairman Goldspiel closed the public hearing at 9:25 P.M. Respectfully submitted, 6-7/17,6C) Kathleen Comer Recording Secretary APPROVED BY: S v Goldsp 1 Chairman Buffalo Grove Plan Commission Public Hearing June 18, 1986 - Page 5 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Westchester Estates Andrews Property Final Plat of Subdivision - Old Farm Village Unit 6 Buffalo Grove Business Park Resubdivision Buffalo Grove Business Park Unit 7 - Final Plat June 18, 1986 Chairman Goldspiel called the regular meeting to order at 9:37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt Mr. Laskie Mr. Gal Mr. Rhodes Commissioners Absent: Ms. Sheldon Ms. Kaszubowski Also Present: Mr. D. Hahn, Engineer, Westchester Estates Mr. S. Meister, Attorney, Westchester Estates Mr. J. Green, Architect, Westchester Estates Mr. F. Morelli, Developer, Westchester Estates Ms. N. Auberg, 182 Fabish Drive, Buffalo Grove Mr. T. Hernandez, Planner, Andrews Property Mr. T. Standke, Marketing, Andrews Property Mr. & Mrs. A. Fertusi, 16878 W. Busch Road Mr. Goldberg, 137 Fabish, Buffalo Grove Ms. H. Reichman, 318 Weiland Drive, Buffalo Grove Ms. Hallengren, Hidden Lakes Resident Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Ms. B. Dolan, Staff Planner li APPROVAL OF MINUTES 1 None COMMITTEE & LIAISON REPORTS Commissioner Laskie attended the June 16, 1986 Village Board meeting at which a temple proposal was referred to the Commission. The site is located near Aptakisic Road and Prairie School consisting of 2.6 acres for a church site special use in the R-7 zoning district. The Grove Terrace apartments, east of Buffalo Grove Road and Dundee Road, were approved previously as condominiums and now the developer wants to cover the area between buildings for parking. This change in plan was approved by the Trustees and will not come back to the Commission. The Village Board did not forward the proposal on the Spoerlein Commons child care center. The developer will have to make changes to his plan and come back to the Village. WESTCHESTER ESTATES Commissioner Davis proposed that this hearing be delayed until the developer has met with staff and resolved the questions and the engineering problems. A notification of a revised plan is necessary. Mr. Meister stated they have provided the topographical material as required. The comment in Mr. Kuenkler's memo refers to an area outside of the site along with possibly 20 or 30 other additional items they will come up with between now and the time this site is completed. Mr. Raysa stated, in response to a questions, this hearing is a zoning hearing on the subject property. If there is a major change to the plan it has to come back to the Commission for another Public Hearing. Chairman Goldspiel stated that it is to the advantage of the Village to settle all of the questions prior to annexation. Ms. Hallengren stated they have gone through an extensive conservation study on Hidden Lakes' ponds. They are very carefully managing them. She was concerned that this development would be letting water flow into their system and harm the fish in their lakes. Mr. Hahn stated that the water would flow only under heavy rain conditions and flow both ways. It would not harm their system in anyway. This exchange of water would be beneficial to both sites. If there was a back up of the system because of heavy rain, all the basins in the area would be effected. Moved by Commissioner Musfeldt, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board annexation to Buffalo Grove and zoning of Parcel A R-4 zoning and Parcel B R-3 zoning, the rear yard variation to Section 17.40.020.B of the Zoning Ordinance, the 5' rear yard variations on Lots 20A and 16A per the plan dated May 29, 1986. Discussion: The motion was amended with Commissioners Musfeldt and Davis concurring to read "that the plan meet the Engineering Ordinance". Mr. Raysa read Section 17.52.050.D of the Zoning Ordinance regarding the abandonment of the sewer on the north section. Chairman Goldspiel felt it might be advisable to table the matter and let the discussion between the developer of Hidden Lakes and staff take place and Buffalo Grove Plan Commission Regular Meeting June 18, 1986 - Page 2 bring this back on a short schedule or defeat the motion and deal with the engineering issue at that time. AYES: Krug, Musfeldt, Gal and Rhodes NAYES: Laskie and Davis ABSTAIN: None ABSENT: Sheldon and Kaszubowski The motion carried 4 - 2. Chairman Goldspiel stated that if the developer was not able to meet the detention requirements it is understood by the developer and the Commission that another Public Hearing before the Commission would be necessary that would include the plan, variations and the detention variations. He cautioned the Commission to be careful with going forward on revised plans without seeing them before the Public Hearing at a workshop. ANDREWS PROPERTY Mr. Hernandez stated since the last meeting they have met with Chairman Sheldon, President Clayton and staff. It was recommended that they convey their desire to proceed based on having the Commission look at the land use issue and the planned products as separate issues. That is their purpose this evening. Trustee Glover explained that the Board had a preapplication hearing and several workshops with the developer. This plan was referred to the Commission based on a list of items that they wanted the Commission to consider. They would approve the plan as multi-family if everything on that list was done. He would like to see the land use plan reviewed. Chairman Goldspiel stated that the Commission will hear this issue. He feels the plan and the use cannot be separated. Mr. Hernandez stated there were a number of changes made in the plan since the last meeting. Those changes are: 1. This is not a condominium but a town house single family attached development where the owner has a fee simple title to his lot. Everyone owns their own lot. They are now showing lot lines. 2. Connection of the bike path that was planned to go along the Hidden Lakes south property line will connect further south to the bike path planned along Buffalo Grove Road. 3. Sidewalks along Route 83 are as planned. 4. There is a 51' right-of-way. 5. They have eliminated one access to Buffalo Grove Road. Now there is only one access to the site. 6. A cul-de-sac at the southeast corner was eliminated. Buffalo Grove Plan Commission Regular Meeting June 18, 1986 - Page 3 7. The interior pathway system has been eliminated. They have linked the 3 open space areas together via common area. 8. The berming is noted on the plan. They will have 4' mounds to screen the sides of buildings. 9. The Buffalo Grove Road right-of-way is shown and will be dedicated. 10. They have provided a 2.55 acre active open space area as required in the park donation formula. Mr. Standke passed out floor plans and elevations for the site and reviewed them. The units will be from 1,400 to 2,200 square feet from $110,000.00 to $150,000.00. All homes will have 2 car garages. The architecture is French Provincial. All units will have first floor brick on the fronts, backs and sides. They are estimating $10,000.00 in options. They will have 4 lakes owned by an association. Half of the units will have basements and there will be access to attics. The homeowners will maintain the outside of the units. Moved by Commissioner Davis, seconded by Commissioner Krug this plan go to a Public Hearing when all the necessary paper work is received by staff. Discussion: Mr. Hernandez stated theystill have more engineering to do on the narrow g g lake and several options for that location. This issue will be resolved before the Public Hearing. Ms. Dolan will review the street situation as Fox Hill is not a collector street but could be. There will be 250 units exiting the site via this road. Mr. Kuenkler, in response to a question from Chairman Goldspiel, stated he suspected a traffic study would be done for this site and ready for the Public Hearing. Mr. Hernandez stated they will improve Buffalo Grove Road up to their entrance in Phase 2 and put the base in for the rest of it until they develop the next phase. Then they will complete their portion of the road. Commissioner Gal did not like the idea of another temporary or permanent curb cut on Route 83 for the sales models. Chairman Goldspiel requested staff review the phasing of Buffalo Grove Road for the Public Hearing. Mr. Hernandez reviewed the storm water management and sewer system but did not have a visual aid. He stated they have one variation to the cul-de-sac right of way width and are requesting 51' . The lakes are deep enough and are in accordance with the ordinance. Buffalo Grove Plan Commission Regular Meeting June 18, 1986 - Page 4 AYES: Davis, Krug, Musfeldt, Laskie and Rhodes. NAYES: Gal ABSTAIN: None ABSENT: Sheldon and Kaszubowski The motion passed 5 - 1. Commissioner Musfeldt felt the Commission had not dealt with the land use. Commissioner Gal has an issue with the amount of building space and felt the overall density is great for the number of multi-family. Looking at the plan they seem to be lined up. He has a problem with that. The density figure is good but he does not like the row effect. OLD FARM VILLAGE UNIT IV FINAL PLAT Moved by Commissioner Davis, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of the final plat of subdivision for Old Farm Village Unit VI dated May 23, 1986 subject to addition of 2 concrete monuments on the south east corner. Discussion: Mr. Kuenkler stated the plan is in order. AYES: Davis, Krug, Musfeldt, Laskie, Gal, Rhodes NAYES: None ABSTAIN: None ABSENT: Sheldon and Kaszubowski The motion passed 6 - 0. BUFFALO GROVE BUSINESS PARK RESUBDIVISION Mr. Kuenkler noted two iron pipes have to be added to the plan. Moved by Commissioner Davis, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of the Buffalo Grove Business Park Resubdivision dated June 11, 1986 subject to addition of 2 iron pipes to divide the two lots. AYES: Davis, Krug, Musfeldt, Laskie, Gal, Rhodes NAYES: None ABSTAIN: None ABSENT: Sheldon and Kaszubowski The motion passed 6 - 0. Buffalo Grove Plan Commission Regular Meeting June 18, 1986 - Page 5 BUFFALO GROVE BUSINESS PARK UNIT VII FINAL PLAT OF SUBDIVISION Moved by Commissioner Davis, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of the Buffalo Grove Business Park Unit VII Final Plat of Subdivision dated June 9, 1986 Discussion: Chairman Goldspiel pointed out that Weidner Road right-of-way does not line up on the northwest corner. Mr. Kuenkler stated it is satisfactory. This will still provide the streets. He responded to a question stating this surveyor has never made a mistake and he is not concerned with the fact that the Outlot #22 Strathmore Unit 1 is denoted on the plan. The Commission should not be concerned with this. Commissioner Davis amended the motion with Commissioner Rhodes concurring to read: "subject to review by the village attorney of the requirements that may be imposed by the fact that there is an outlot on the plan. AYES: Davis, Krug, Musfeldt, Laskie, Gal, Rhodes NAYES: None ABSTAIN: None ABSENT: Sheldon and Kaszubowski The motion passed 6 - 0. Commissioner Davis felt the Commission should inform staff via Commissioner Gal of their displeasure with not having all the necessary documents before them this date regarding the first plan that was reviewed. Chairman Goldspiel felt this was not necessary. FUTURE AGENDA There will be a workshop on July 2, 1986 on the temple referred to the Commission at the June 16, 1986 Village Board meeting along with a workshop on the Cotey Necker piece. On July 23, 1986 there will be a special meeting at President Clayton's home on goal setting and duties of the Commission. The Town Center will be before the Commission on July 30, 1986. Commissioner Krug would like to have a traffic workshop regarding the Lake-Cook and Milwaukee Roads location. Buffalo Grove Plan Commission Regular Meeting June 18, 1986 - Page 6 ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Rhodes, and unanimously carried to adjourn the meeting. Chairman Goldspiel adjourned the meeting at 11:45 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: St e Goldspiel Chairman Li Buffalo Grove Plan Commission Regular Meeting June 18, 1986 - Page 7