Loading...
1986-03-19 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Petition to the Village of Buffalo Grove for a rezoning from R-1 to R-5 on the Dodd Parcel (northeast corner of Weiland Road and Armstrong Drive) . March 19, 1986 Chairman Sheldon called the public hearing to order at 7:37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Laskie Mr. Gal Commissioners Absent: Mr. Davis Mr. Musfeldt Ms. Kaszubowski Also Present: Mr. F. Dodd, Developer Mr. R. Moore, Attorney Mr. G. Glover, Village Trustee Mr. K. Carmignani, Village Traffic Consultant Mr. R. Kuenkler, Village Engineer Chairman Sheldon read the notice of the public hearing as published in the newspapers and informed the audience of the format the meeting would take. She then swore in Messrs. Dodd and Moore. Mr. Dodd stated the property is at Weiland and Aptakisic Roads. He intends to subdivide the property in half. In response to Commissioner Gal, Mr. Kuenkler stated the existing right-of-way on Weiland Road varies from about 42' to about 50' . Mr. Moore noted Lot #1 is currently under contract. They will see if the purchaser is willing to connect to the Village water system. If not the developer will do it. Mr. Dodd pointed out that there is no sidewalk in his area and asked if the construction of the sidewalk on Weiland Road could be left to a future time. In response to Commissioner Goldspiel, Mr. Kuenkler stated the grading plan will have to be prepared and it will be on the final plat. Nothing has to be done now regarding the drainage between the two lots. If a sidewalk is not put in at construction there is no fund set up by the Village to hold the money for its construction at a later date. Chairman Sheldon closed the public hearing at 7:49 P.M. Respectfully submitted, { Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing March 19, 1986 - Page 2 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Petition to the Village of Buffalo Grove for Annexation, Zoning in the R-3, R-4 and B-1 Zoning Districts and Preliminary Plan approval on the Brunswick North parcel (southwest corner of Weiland Road and and Aptakisic Road) . March 19, 1986 Chairman Sheldon called the public hearing to order at 7:50 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Laskie Mr. Gal Commissioners Absent: Mr. Davis Mr. Musfeldt Ms. Kaszubowski Also Present: Mr. J. Nelson, Architect, Brunswick Mr. R. Piggott, Developer, Brunswick Mr. L. Freedman, Attorney, Brunswick Mr. P. Bianchini, Developer, Brunswick Mr. M. Rylko, Director, Buffalo Grove Park District Mr. N. Lampfert, 16402 Aptakisic Road Mr. J. Hammerschmel, 16249 Aptakisic Road Ms. B. Kahl, Resident Mr. G. Glover, Village Trustee Mr. K. Carmignani, Village Traffic Consultant Mr. R. Kuenkler, Village Engineer Chairman Sheldon read the notice of the public hearing as published in the newspapers and informed the audience of the format the meeting would take. She then swore in Messrs. Nelson, Piggott and Freedman. Mr. Freedman stated the site is legally owned by the First National Bank of Chicago in a trust. It is located at the southwest corner of Weiland and Aptakisic Roads. Mr. Nelson showed an aerial photo taken in 1985 of the site and surrounding properties. The site is 102 acres and fronts on Weiland Road and there are two places on Aptakisic where there could be frontage. There is an out parcel on Aptakisic Road. South of the property is Old Farm Village. West of the property is vacant land and several commercial uses. Thompson Boulevard will extend through the property to Weiland Road. He reviewed the January 16, 1986 site plan which contains 8,750 square foot lots of single family in R-4 zoning and 10,000 square foot lots of single family in the R-3 zoning. There are two commercial parcels at Aptakisic and Weiland Roads. He reviewed the current plan which reworked the R-4 area shortening a cul-de-sac so that the park area is reshapped according to the outcome of several discussions with staff and workshops with the Commission and Park District. The Park District did not desire a parking lot on the site. Two cul-de-sacs were eliminated with a new roadway system put in the R-4. The R-3 and commercial area are basically the same as the January 16, 1986 plan. There will be 248 lots, 150 of which will be 10,000 square feet and 98 will be 8,750 square feet. The 10% required for a side yard variation has been dropped. It is now a straight zoning plan. The commercial at the southwest corner of Aptakisic was modified to accommodate two additional parking spaces. The access would be right in and right out on Aptakisic in order to avoid problems on Weiland from the drive closest to Weiland. The cul-de-sac in the northwestern portion of the site can, at some point in the future, become a connecting road going in a south westernly direction. Mr. Piggott briefly reviewed the engineering and utilities plan. They have extended a 10" water main and a 15" sanitary sewer to this site from their Old Farm Village project. They will extend a 16" water main on Weiland for this site. All storm water will be collected in inlets, run by storm sewer and directed to the storm sewer system. The commercial will have detention provided by a county detention pond located near it. They have provided detention area in the park site. They need 28 acre feet of detention. They will provide a regulation basketball, soccer, double tennis courts, play area and practice soccer field. The detention is located in the area of the practice soccer field and is underdrained. In order to provide required water storage they lost Lot #24. There is the ability for park access along Lot #23 with a path that would wind through the park site and go to the bike path on Weiland Road. Parking is available at the Aptakisic Tripp School site. Commonwealth Edison conceptually approved parking on their right-of-way. The Park District will have to approach them on this issue and the developer is willing to do what he can to help. A smaller parking area of about 20 to 30 cars could be put in the lower corner of the park site. Final disposition regarding a curb cut on Weiland will be determined by the county after they have reviewed the Village of Buffalo Grove's traffic study. Mr. Piggott noted there is 9.7 acres in the total park site. Active area is 4.7 acres and there is 5 acres of detention. Mr. Rylko presented, for the Buffalo Grove Park District, a plan eliminating an additional two lots, reworking the tennis courts in the north/south direction as constructed by the Park Board Planner. He said that the shape of the park as proposed by the developer was a problem but that there were also access problems and he requested elimination of Lots 22 and 23. Mr. Piggott stated Commonwealth Edison has no problem having Thompson Boulevard crossing their right-of-way and that part of the roadway will be dedicated. Buffalo Grove Plan Commission Public Hearing - 2 March 19, 1986 - Page 2 Mr. Carmignani stated the intersection near the park would not warrant a signal. He felt that he would not rely on the school parking lot for the park site as those residents using it would have to cross the road that has a 50 mile per hour speed limit. A curb cut on Weiland could be possible which would allow parking on the Commonwealth Edison right-of-way. He understood the developer has contacted the county but noted they usually do not allow this type of curb cut. However, he understands that the developer feels they would be agreeable to this curb cut. Mr. Piggott noted they are proposing a 3:1 slope in the detention area. In response to the Park District's plan they have already met the active park requirements. If more space is requested some of the amenities will have to be eliminated. Mr. Nelson stated the pork chop was for the eastern most drive on the commercial area. The western drive was a full access. Mr. Carmignani suggested providing full access at the main entrance and eliminating the service drive as the vehicles will have to go through the parking lot in order to turn around. Mr. Piggott stated they were not in favor of eliminating Lots 22 and 23. They could make the plan work with a 4:1 slope. They would provide a landscaping screen or stockade fence between the commercial and single family. Commissioner Laskie stated he would like to see the speed limit reduced on Thompson Boulevard. He feels in the future there will be many cars going from Arlington Heights Road to Weiland Road via Thompson Boulevard. He was concerned with the use of the park site and parking. Mr. Rylko stated the tennis courts would go in a north/south direction because of the sun and wind. The Park District will not accept any less than a 4:1 slope. The plan originally came in with 246 lots and now is at 247. It was noted there are now 2 variations from a 6:1 slope down to a 4:1 slope and they are using a li7 bottom slope with underdrains for the detention area. If they cannot work the commercial with the pond the county created when they relocated Weiland Road they will provide it within Parcel A. About half an acre would be needed which would give the about an acre of useable land. Commissioner Laskie would like to stay with the 6:1 slope. Mr. Bianchini stated they could make the plan work by moving the tennis courts to where the Park District wants them with a 4:1 slope and eliminating Lot 23. Commissioner Krug would like to see a buffer similar to the one on the corner of Buffalo Grove Road and Checker Drive between the commercial and single family. (Seifert Property) Buffalo Grove Plan Commission Public Hearing - 2 March 19, 1986 - Page 3 In response to Mr. Nelson Lampfert, Mr. Bianchini noted they will be putting a continuous living fence along Aptakisic Road. In response to Mr. John Hammerschmel, Mr. Nelson stated the amount of separation they are proposing between the commercial and single family is what is required by the Village. It will be buffered. Ms. Bonnie Kahl was concerned with the service drive in the commercial. Mr. Freedman stated the service drive will be screened. Chairman Sheldon closed the public hearing at 9:14 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman V Buffalo Grove Plan Commission Public Hearing - 2 March 19, 1986 - Page 4 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Dodd Parcel Brunswick North Parcel Hidden Lake Village Phase III Woodstone Townhomes March 19, 1986 Chairman Sheldon called the regular meeting to order at 9:15 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Laskie Mr. Gal Commissioners Absent: Mr. Davis Mr. Musfeldt Ms. Kaszubowski Also Present: Mr. F. Dodd, Developer Mr. R. Moore, Attorney Mr. J. Nelson, Architect, Brunswick Mr. R. Piggott, Developer, Brunswick Mr. L. Freedman, Attorney, Brunswick Mr. P. Bianchini, Developer, Brunswick Mr. M. Rylko, Director, Buffalo Grove Park District Mr. N. Lampfert, 16402 Aptakisic Road Mr. J. Hammerschmel, 16249 Aptakisic Road Ms. B. Kahl, Resident Mr. G. Glover, Village Trustee Mr. K. Carmignani, Village Traffic Consultant Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner-arrived at 9:39 PM APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Krug, to approve the Regular Meeting minutes of March 5, 1986 as amended. Approval was unanimous in favor with Commissioner Krug abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Gal attended the March 17, 1986 Village Board meeting. The Seifert Property was annexed with the Village assuming ownership and maintenance of the lakes. The total lot count was reduced to 88. Alcott School special use was approved. DODD PARCEL Moved by Commissioner Goldspiel, seconded by Commissioner Gal that the Plan Commission recommend to the Village Board that the Dodd parcel be subdivided into two lots as shown on the preliminary plat dated March 11, 1986 and that Lot #2 be rezoned from R-1 to R-5 with the following conditions: 1. Additional dedication on Weiland Road to 54' from the center line. 2. That an 8' wide sidewalk be provided along Weiland Road. 3. That both lots be connected to the Village water system and that the existing well be properly abandoned. 4. That parkway trees be provided along Weiland Road and Armstrong Drive in accordance with Village standards. Discussion: Mr. Dodd stated the requirement of putting an 8' sidewalk was a hardship. It should go in the drainage ditch which is not possible. Thus he would have to pull it up into the utility area. The sidewalk will dead end into a fence if that is done. Mr. Truesdell arrived. Mr. Dodd would be in agreement with putting in a 5' sidewalk if the cost was split with the Village. It was noted that there was an existing sidewalk along one side of his property. AYES: Goldspiel, Krug, Laskie and Gal NAYES: None ABSTAIN: None ABSENT: Davis, Musfeldt and Kaszubowski The motion 4 - 0. With the concurrence of the Commission, Chairman Sheldon put Items C (Hidden Lakes Village) and D (Woodstone Townhomes) up on the agenda as the developers were present and there was further discussion on Item B (Brunswick Property) . Buffalo Grove Plan Commission Regular Meeting March 19, 1986 - Page 2 ..1 \./ HIDDEN LAKES VILLAGE PHASE II - FINAL PLAT OF SUBDIVISION Moved by Commissioner Gal, seconded by Commissioner Laskie that the Plan Commission recommend to the Village Board approval of Hidden Lakes Village Phase III Final Plat of Subdivision as shown on Balsamo-Olson Group's Plan dated March 11, 1986. Discussion: Mr. Kuenkler has reviewed the plat and it is in order. AYES: Goldspiel, Krug, Laskie and Gal NAYES: None ABSTAIN: None ABSENT: Davis, Musfeldt and Kaszubowski The motion 4 - 0. Moved by Commissioner Gal, seconded by Commissioner Laskie that the Plan Commission recommend to the Village Board approval for the proposed detention layout to expand the retention area shown in Phase II of Hidden Lakes Village to accommodate the additional storage needed for Phase III as shown on the drawing attached to Mr. Kuenkler's memo dated March 13, 1986 to Mr. Jim Truesdell titled Hidden Lakes Village Phase III Final Plat of Subdivision. AYES: Goldspiel, Krug, Laskie and Gal NAYES: None ABSTAIN: None ABSENT: Davis, Musfeldt and Kaszubowski The motion 4 - 0. WOODSTONE TOWNHOMES FINAL PLAT OF SUBDIVISION Moved by Commissioner Laskie seconded by Commissioner Gal that the Plan Commission recommend to the Village Board approval of the final plat of subdivision of Woodstone Townhomes as shown on the Final Plat dated February 6, 1986. Discussion: Commissioner Goldspiel was concerned with the street naming of Woodstone Drive that becomes Woodstone Street. AYES: Goldspiel, Krug, Laskie and Gal NAYES: None ABSTAIN: None ABSENT: Davis, Musfeldt and Kaszubowski The motion 4 - 0. Buffalo Grove Plan Commission Regular Meeting March 19, 1986 - Page 3 BRUNSWICK PROPERTY Moved by Commissioner Goldspiel, seconded by Commissioner Krug that the Plan Commission recommend to the Village Board approval of the preliminary plan for Old Farm Village Unit II dated February 24, 1986 as amended by Alternate Site Plan dated March 19, 1986 with the following changes: 1. Deletion of Lots 23 and 24 in Block 1 in the R-4 zoning area and inclusion of the property in the park site with the improvements to the intersection of Weiland and Aptakisic and Prairie and Aptakisic as denoted in the Fiore Traffic Study with no access allowed from Commercial Parcel A on to Aptakisic Road. 2. With extension of a 16" water main along Aptakisic Road to the west line and an 8' bike path to the western property line. property P P y 3. With underdrains to be provided to the soccer field detention area and with slope variations for the detention area to 4:1. 4. With a variation to the bottom slope in the detention area to a 1#%. 5. With the developer agreeing to work with the Park District to attempt to achieve a curb cut on Weiland Road for the parking area. 6. With the developer agreeing to work with the Park District to attempt to achieve use of the Commonwealth Edison right-of-way to include the parking. AYES: Goldspiel, Krug and Laskie NAYES: Gal ABSTAIN: None ABSENT: Davis, Musfeldt and Kaszubowski The motion 3 - 1. Commissioner Gal objected to the approval of this development due to the developers not committing Lot #22 in Block #1 to the Park District. FUTURE AGENDA SCHEDULE There will not be meeting on March 26, 1986 as previously planned. On April 2, 1986 there will be a workshop on the Grove Terrace Apartments and an in house discussion of the Town Center. STAFF REPORT Mr. Truesdell reported on recent litigation between the Village of Buffalo Grove and Long Grove. Buffalo Grove Plan Commission Regular Meeting March 19, 1986 - Page 4 ADJOURNMENT Moved by Commissioner Gal, seconded by Commissioner Krug, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:38 P.M. Respectfully submitted, (:4/1/1/10eW--4"-elL/ Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting March 19, 1986 - Page 5