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1986-03-05 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Klefstad Property Lincoln Club (Johnson Property Residential) Illinois Route 83 Plat of Dedication (Parcel #16) Old Farm Village Unit 5 Plat of Subdivision Creekside Commons Plat of Subdivision March 5, 1986 Chairman Sheldon called the regular meeting to order at 7:31 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Musfeldt Mr. Laskie Mr. Gal Ms. Kaszubowski Commissioners Absent: Mr. Krug Also Present: Mr. E. Bieszczad, Developer, Creekside Commons Mr. L. Freedman, Attorney, Lincoln Club Mr. G. Kachadurian, Developer, Lincoln Club Mr. R. Adams, Engineer, Lincoln Club Mr. J. Guest, Architect, Lincoln Club Mr. B. Klefstad, Developer, Klefstad Property Mr. J. Johnson, Attorney, Klefstad Property Mr. W. Erler, Engineer, Klefstad Property Ms. Loralie Van Sluys, Pres. Inverrary Assoc. Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Gal, to approve the Special Meeting minutes of February 12, 1986 as amended. Approval was unanimous in favor with Commissioners Davis and Kaszubowski abstaining and the motion passed. Moved by Commissioner Davis, seconded by Commissioner Musfeldt, to approve the Public Hearing minutes of February 19, 1986 as amended. Approval was unanimous in favor with Commissioners Musfeldt and Kaszubowski abstaining and the motion passed. Moved by Commissioner Davis, seconded by Commissioner Goldspiel, to approve the Public Hearing minutes of February 19, 1986 as amended. Approval was unanimous in favor with Commissioner Kaszubowski abstaining and the motion passed. Moved by Commissioner Gal, seconded by Commissioner Laskie, to approve the Regular Meeting minutes of February 19, 1986 as amended. Approval was unanimous in favor with Commissioner Kaszubowski abstaining and the motion passed. �•/ COMMITTEE & LIAISON REPORTS Mr. Truesdell reported, for Chairman Sheldon, that at the March 3, 1986 Village Board Meeting three items of interest to the Plan Commission were discussed. 1. The Fiore annexation was approved. 2. The Board will be referring a proposal for rezoning on one of the lots in the Corporate Grove to build a hotel/motel. 3. The Pulte Homes developer has contracted to purchase a 60 acre site north of the Town Center. They will be submitting their application for a townhome development of 4.2 units per acre. The property is presently zoned industrial. Mr. Truesdell will have additional information on the Comprehensive Plan for the Commission at the end of this month. Commissioner Goldspiel attended the February 24, 1986 Village Board Meeting where Fiore was discussed and a proposal that the Village look into buying 10 acres of park land to provide parks for the Fiore residential area. Staff was to look into this and report back to the Board. Commissioner Goldspiel attended the Transportation Commission meeting of March 4, 1986 where a report was briefly reviewed on the Soo Line Rail service. The possibility of the Busch Road station looks stronger. With the report's projected increase in ridership the Village is interested in developing more parking for the Busch Road Station. Moved by Commissioner Davis, seconded by Chairman Sheldon and unanimously carried that Creekside Commons development be moved up on the agenda as Mr. Bieszczad was present for the plat approval. l , CREEKSIDE COMMONS �•/ Moved by Commissioner Davis, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of Creekside Commons Final Plat of Subdivision dated February 5, 1986 Discussion: Mr. Truesdell noted the plat had been reviewed by the Engineering Department and everything is in accordance with the Development Ordinance. Buffalo Grove Plan Commission March 5, 1986 Regular Meeting - Page 2 AYES: Goldspiel, Davis, Musfeldt, Laskie, Gal, Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioner Krug The motion 6 - 0. KLEFSTAD PROPERTY Ms. Johnson stated the site is approximately 106 acres south of Aptakisic, north of the Corporate Grove subdivision and west of Milwaukee Avenue. A contract was entered into with Citizens Bank and Trust Company on November 1, 1985. Their plan does not include the land fill property. The site is in unincorporated Lake County. It is primarily vacant land. They wish to rezone the property to industrial. Ms. Johnson passed out a copy of the variations they were requesting, many of which had been approved for the Corporate Grove. Mr. Klefstad briefly reviewed the history of his company and the site. They wish to develop this site much like the Corporate Grove. They plan to sell land, build buildings for sale and keep some of the buildings to manage themselves. They would like the ability to combine lots and customize them for their potential owners much as has been done in the Corporate Grove. There will be 6 or 7 detention ponds but they have not completed the engineering on that yet. He then presented a plan which included the requested variations and their detention ponds. The ponds will be maintained by an association. Mr. Erler stated they agreed to put in an 8' wide bike path but it would not go anywhere at present. There is an easement for a bike path in the Corporate Grove but it has not been constructed. Mr. Truesdell would like to see the 50' setback from Aptakisic Road and the 35' setback on Barclay Boulevard. Mr. Erler stated there is no compensatory flood storage in the lakes yet. They will have to reach an agreement with the village engineer on this. Commissioner Goldspiel suggested the ponds come together in a more aesthetic system than as shown. He suggested that the bike path be layed out on Barclay Boulevard so that it is continuous. Mr. Erler stated the lakes range from 2/lOths to 8/lOths of an acre. Commissioner Davis did not like the two small lakes split by the boulevard. Commissioner Goldspiel requested staff obtain a traffic report on the width of Barclay Boulevard. Mr. Klefstad stated the land to the east is a dry land fill and they are not interested in that piece. Mr. Truesdell will review the minutes on the land fill site and have the pertinent information for the Commission at the next meeting on this site. Buffalo Grove Plan Commission March 5, 1986 Regular Meeting - Page 3 Mr. Klefstad stated there is a good house along Aptakisic Road probably 50' from their property. Commissioner Goldspiel agreed with staff comments regarding the setbacks on Aptakisic Road and Barclay Boulevard. Ms. Johnson stated the entire eastern boundary is zoned residential. It does not seem appropriate because that land is a quarry now. Commissioner Goldspiel would like to know if the land fill is buildable and if the present status could change. This would effect his decision. He pointed out that sidewalks along the street is a criteria for bus service and felt they should be included in the industrial park. Chairman Sheldon would like to see the traffic engineer consider bus transportation for this site in his report. Mr. Klefstad would like to have the requirement for the sidewalks on an individual lot basis rather than to put them all in at once. Mr. Truesdell reviewed the list of variations and stated that all of them, with the exception of #1 and #5 were, granted for the Corporate Grove. Commissioner Gal objects to the proposed setback on Aptakisic Road. If there is no sidewalk along Aptakisic Creek he would like to see the funds given to the Village for them. He has no issue with the extension of the cul-de-sacs. Mr. Truesdell pointed out that putting sidewalks in, as requested by Mr. Klefstad on an individual basis, had been granted in the Buffalo Grove Commerce Center development. Commissioner Gal stated the major reason he could see many of the variations being granted was because this property is cut off from Milwaukee Avenue. Mr. Klefstad stated the buildings will be under 30' in height. Mr. Truesdell stated the 1,260' cul-de-sac extends to a parcel by the greenhouse and it would tie into the piece and back into the nursery as a way out of there. Commissioner Laskie would not be in favor of a fence. He did not favor the variations on the setback on Aptakisic. In response to a question, Mr. Klefstad stated they did not try to relocate the water course on Aptakisic Creek. They will be talking to staff about compensatory storage within the 200' of the creek. Commissioner Musfeldt expressed a desire that the site would not contain many small buildings. He is not in favor of the setback on Aptakisic Road and would like to study the rest of the variations before making a decision on them. Commissioner Kaszubowski was not in favor of the setback on Aptakisic Road and has no problem with the variation next to the land fill. Buffalo Grove Plan Commission March 5, 1986 Regular Meeting - Page 4 Commissioner Goldspiel suggested that since the developer would not be buildings the design criteria should be established. Commissioner Davis suggested that another workshop be scheduled on this site before the public hearing. He then left the meeting. Trustee Glover stated the Village Board felt this sould be built with equal or better quality than the Corporate Grove. They would like to see active athletic space on the site. Chairman Sheldon called a break at 9:00 P.M. and reconvened the meeting at 9:14 P.M. LINCOLN CLUB (JOHNSON PROPERTY RESIDENTIAL) Mr. Freedman stated they have reduced the density on the site. They met with the adjoining property owners (Inverrary Condominium Association) . Mr. Guest briefly reviewed the changes to the plan. The Inverrary buildings are located on the site plan. They have added a dotted line that shows a 40' setback of those buildings. They have increased the street width from 27' to 31' to the back of curb. The reduction of the radius of the curves from 300' to 250' to the outside was done to discourage speeding. They will try to limit truck traffic. They are still requesting the following variations: 1. They wish to be allowed to maintain the 35' setback along the golf course, and on the north property line. They would be allowed to establish the building line at 35' then. 2. They desire the dedicated right-of-way back of curb to back of curb at 31' . This would provide equivalent to a 51' R.O.W. where they join Inverrary. They are reducing the area from building to building by only 19' less than if R.O.W. was standard. They are down to 592 units or 13.6 units per acre. The building coverage is 10.3% of the site. Parking and internal drives are 13.3%, streets are 6.5% and there is an additional open space of 42.9%. They have a total of 65.9% of open space. Only 10.3% of the site will have building coverage. All of the buildings that are on the setback of Inverrary are 2 story buildings. Mr. Kachadurian stated they discussed the following with the representatives of Inverrary: 1. Parking lots fronting on their property. 2. Roadway fronting on their property. 3. Buildings fronting on their property. They agreed when construction starts they will first build a berm with a snow fence along the property. They will create a permanent berm along the north property line which will have trees on top. They will also berm and landscape with shrubs. Where there is no existing trees or those present Buffalo Grove Plan Commission March 5, 1986 Regular Meeting - Page 5 will be removed, they would create a wider berm which would have a hedge row on top. They have reached an agreement with Inverrary to use some of their property for this wider berm. They will try to limit truck traffic. They would like to cut the speed limit on the street down from 30 mph. Ms. Van Sluys agreed with the developer's comments. The Inverrary Homeowners Association approves the roadway system. Mr. Kachadurian stated their site is at 13.6 units per acre which is at or less than Inverrary. Mr. Truesdell stated that Mr. Kuenkler did not like the idea of a super elevating curve through the development. Staff feels with the curve softened as shown on the plan the development should be all right. Signs could be installed stating there is a sharp curve. Commissioner Musfeldt suggested a walkway from the last building, near the tennis courts, to the roadway so that children could catch the school bus. Mr. Kachadurian stated they agree to put a sidewalk along the road. They will not provide a sidewalk on Milwaukee Avenue as there is none there on either side of their site now. There is a bike path for the site. II Commissioner Musfeldt was informed that there were no comments on the site from the police and fire departments. Mr. Adams stated they will use a smaller form of rip rap or enkamat for the lakes. Commissioner Laskie favored lowering the speed limit to 25 mph. Mr. Kachadurian stated they will berm to alleviate a problem with the golf course. The developer did not arrive at an agreement with the Wheeling Park District regarding a fence. Commissioner Laskie agreed with no parking on the streets. He would like to see a sidewalk system. Mr. Freedman stated the streets would probably be dedicated. The units will be from 600 to 1,100 square feet in size. Commissioner Gal would prefer to see larger units, a reduction in density and a solid fence added between this development and the Inverrary development. Commissioner Goldspiel felt this plan was an improvement. Mr. Guest will talk to the Wheeling Park District prior to the public hearing. Commissioner Goldspiel stated it is very likely that there will be bus service along Milwaukee Avenue and said a sidewalk should be provided there. The Commission concurred this plan should go to a public hearing when all the necessary paperwork is received by staff. Buffalo Grove Plan Commission March 5, 1986 Regular Meeting - Page 6 ILLINOIS ROUTE 83 PLAT OF DEDICATION (PARCEL #16) Moved by Commissioner Goldspiel and seconded by Commissioner Laskie that the Plan Commission recommend to the Village Board approval of Illinois Route 83 Plat of Dedication (Parcel #16) at the northeast corner of Pauline Avenue as shown on the plat dated January 23, 1986 Discussion: Mr. Truesdell pointed out the angles are shown on the plat and it was reviewed by the engineering department. AYES: Commissioners Goldspiel, Musfeldt, Laskie, Gal, Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Davis and Krug The motion 5 - 0. OLD FARM VILLAGE UNIT IV PLAT OF SUBDIVISION Moved by Commissioner Laskie, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of Old Farm Village Unit 5 Plat of Subdivision dated February 11, 1986. Discussion: Mr. Truesdell stated this site is zoned R-4. The motion was amended by Commissioner Goldspiel, with Commissioners Laskie and Musfeldt concurring, to read "subject to review by staff of the precise measurements of square footage on Block #5, Lot #3 and Block #6, Lot #2". AYES: Commissioners Goldspiel, Musfeldt, Laskie, Gal, Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Davis and Krug The motion 5 - 0. STAFF REPORT At the March 19, 1986 meeting there will be a public hearing on the Brunswick Old Farm Village II site and a public hearing on the Dodd parcel. Buffalo Grove Plan Commission March 5, 1986 Regular Meeting - Page 7 ADJOURNMENT Moved by Commissioner Laskie, seconded by Commissioner Gal, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:21 P.M. Respectfully submitted, — 11 A-KI tom(/ Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission March 5, 1986 Regular Meeting - Page 8