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1986-02-05 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Town & Country Homes Weiland Road Parcel-Public Hearing to consider Annexation, R-9 Zoning with a Special Use for a Planned Unit Development and Preliminary Plan approval with a variation from Section 17.20.060.E.4.c. of the Zoning Ordinance. February 5, 1986 Chairman Sheldon called the public hearing to order at 8:38 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Davis Mr. Musfeldt Mr. Laskie Mr. Gal Commissioners Absent: Mr. Goldspiel Mr. Krug Ms. Kaszubowski Also Present: Mr. L. Leicham, Adjacent Property Owner Mr. G. Panages, Developer, Town & Country Homes Mr. T. Pekny, Engineer, Town & Country Homes Mr. J. Druckman, Engineer, Town & Country Homes Mr. R. Burton, Land Planner, Town & Country Homes Mr. W. Grieve, Traffic Engineer, Town & Country Mr. S. Lieberman, Developer, Town Center Mr. M. Schwartz, Attorney, Town Center Mr. E. Zale, Developer, Fiore 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 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. Panages, Pekny, Druckman, Burton and Grieve. Mr. Burton briefly reviewed the location of the site and the surrounding properties. The current zoning is UR-2 in Lake County and the Buffalo Grove Comprehensive Plan indicates the site to be multi-family. There are currently four single family home lots on the site. The old Natural Resource Study was included in the Commission packet. Over a month ago an application had been made to Lake County but the developer was informed that the report could not be prepared in 30 days. The old report states a predominance of wet soil. Recent soil borings indicate no such wetness. The architecture is 1 that of a structure with ranch and two story units in the building. They are proposing 4, 5 and 6 unit buildings. All of the units have 2 car garages. It is an upscale type of unit of more than adequate size. The main entrance to the project is off Weiland Road and a stub street is left out to the western property line. They will have an emergency access provided with a mountable curb and stabilized base down to the Steepleview parking lot. There are now 97 units instead of the previously proposed 120. The overall project density is 6.8 units per acre. He then reviewed the overall landscaping plan. They will provide an 8' bike path with a minimum of 25' to any building. Mr. Grieve stated the site will generate 50 to 60 total trips in each of the morning and evening peak hours. The intersection at Weiland Road now generates 3,200 trips per hour or 55 trips per minute. They feel this project will not strongly effect the traffic. They agree with the one access and its location. They strongly believe that the existing project will not be a detriment on the current traffic in the area and can be successfully integrated. Mr. Druckman stated the utilities and detention are sufficient. They will provide a left and right turn bay. The plan meets with the village engineer's specifications and Lake County requirements. They will add a sidewalk on Weiland Road. Mr. Burton referred to Mr. Kuenkler's January 27, 1986 memo to Mr. Truesdell titled Woodstone Townhomes Preliminary Plan Review. Item 2. Will be shown on final engineering plan. Item 3. Completed. Item 4. Completed. Item 5. The engineers have met with Mr. Kuenkler and have satisfied him on this point. They feel the use is well suited for the proposed use from a zoning standpoint, natural standpoint and the utilities are adequate. The traffic generated from the project will not be a problem. Mr. Panages stated the unit prices will range from approximately $90,000.00 to $100,000.00. The units will be fully equipped but will not have basements. Mr. Grieves stated they will provide a full left turn lane. Commissioner Laskie would like to see a restriction on parking on one side of the road because there will be a school bus going throughout the development. He was pleased to see a developer come in with as few variances as this and feels it is a nice plan. Mr. Panages stated the streets will be publicly dedicated and that it would be up to the Village to restrict parking. There will be 2 car garages and driveway parking for each unit. There should not be much street parking and if it did occur it would be in the evening hours. There is the possibility that if a unit is not well received the developer could substitute a different model. Each building will be a mixture of different units. Buffalo Grove Plan Commission Public Hearing February 5, 1986 - Page 2 Commissioner Musfeldt was concerned with the stub to the western portion becoming a cross town bypass to avoid stop lights and the traffic situation in that area. Mr. Kuenkler felt it was good planning to have the stub put in now rather than finding a need for it in the future and it is not there. Mr. Burton stated the setback variation is on 2 buildings. There are 7 six unit buildings that would have a 1A, 2B, 2C and 1D units in them. This is the largest building. The building will be siding, there will be no brick. They have replaced two buildings at the top of the plan that were a 6 unit and a 4 unit building and made them two 5 unit buildings. The detention will be dry. Mr. Kuenkler has reviewed the revised plan of February 5, 1986 showing the two 5 unit buildings adjacent to the Smith property and it is basically the same plan as the one received in the Commission packet. Mr. Leicham was concerned with the stub on the western property line that aligns up with his property. He felt he would have 60' to 80' that would be unbuildable because of this drive not aligning up with the bank drive. Mr. Burton explained that there would be pavement along the property line between the stub and the bank road to connect them. The setback variation is for 4 buildings along the northern property line to allow a minimum of 45' from the perimeter to the closest point which would be the ranch unit. Chairman Sheldon closed the public hearing at 9:30 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing February 5, 1986 - Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Town & Country Homes-Weiland Road Parcel Town Center Proposal (Lieberman Group) First American Bank Final Plat of Subdivision Plat of Dedication-Busch & Weiland Road February 5, 1986 Chairman Sheldon called the regular meeting to order at 9:31 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Davis Mr. Musfeldt Mr. Laskie Mr. Gal Commissioners Absent: Mr. Goldspiel Mr. Krug Ms. Kaszubowski Also Present: Mr. L. Leicham, Adjacent Property Owner Mr. G. Panages, Developer, Town & Country Homes Mr. T. Pekny, Engineer, Town & Country Homes Mr. J. Druckman, Engineer, Town & Country Homes Mr. R. Burton, Land Planner, Town & Country Homes Mr. W. Grieve, Traffic Engineer, Town & Country Mr. S. Lieberman, Developer, Town Center Mr. M. Schwartz, Attorney, Town Center Mr. E. Zale, Developer, Fiore 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 APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Commissioner Laskie attended the February 3, 1986 Village Board meeting but left at 9:00 while the discussion of the Siefert Property was still going on. Chairman Sheldon stated the site was approved and there were no changes. The Dodd Property was referred to the Commission. TOWN & COUNTRY HOMES - WEILAND ROAD PROJECT Moved by Commissioner Davis, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of the preliminary plan for Woodstone Town Homes originally dated January 10, 1986 revised by Commissioner Davis to February 5, 1986 including supporting calculations and setbacks as referred to in Mr. Kuenkler's January 27, 1986 memo to Mr. Truesdell titled Woodstone Townhomes Preliminary Plan Review and the requested setback on the 4 buildings on the north property being allowed. The motion was amended by Commissioner Laskie with Commissioners Davis and Musfeldt concurring to read "Subject to: 1. Parking on only one side of the dedicated roadway throughout the development. 2. Addition of the unit mix and the calculations not to exceed 97 total units with a density of 6.82 units per acre. 3. The plans as submitted in the Metro booklet dated December 27, 1985 to Mr. Burton from Mr. Maciuhevicius." Mr. Raysa pointed out that just because the developer shows signage on the preliminary plan it does not guarantee it in the development. AYES: Commissioners Davis, Musfeldt, Laskie and Gal NAYES: none ABSTAIN: none ABSENT: Commissioners Goldspiel, Krug and Kaszubowski The motion passed 4 - 0. TOWN CENTER PROPOSAL (LIEBERMAN GROUP) Chairman Sheldon stated, that at her request, Mr. Lieberman had agreed that because of the late hour he would return and make his presentation at the February 12, 1986 Special Meeting. FIORE PROPOSAL Mr. Zale, the developer, was present to answer any questions that the Commission might have about the revised plan before the public hearing scheduled for February 19, 1986. They are in the process of relocating 2 recreation centers. They will find a location that will serve the units to the west and the building at the northeast section will be moved so that it is more centrally located. Trustee Glover reviewed the findings on the extension of Buffalo Grove Road as stated in Mr. Balling's memo to the Village Board dated January 30, 1986 titled Findings & Recommendations of the Fiore Planning Conference. Mr. Balling will be present at the public hearing to testify on the extension of Buffalo Grove Road. Buffalo Grove Plan Commission Regular Meeting February 2, 1986 - Page 2 1 Commissioner Laskie felt it would be advantageous to have a new traffic study done on this new plan. Mr. Kuenkler felt it was best to limit the collector streets. Collectors move traffic to the arterials. He has not reviewed the revised Fiore plan. A couple of streets that end up on Prairie and Aptakisic look like collectors but he would have to review the plan to see how the traffic will flow and submit them for the public hearing. There is pedestrian access throughout the piece along the bike path. With this development Buffalo Grove Road will end at Aptakisic Road. Commissioner Laskie would like to see the traffic study show the impact south of the development if Buffalo Grove Road is not developed. Trustee Glover will have the traffic engineer review this new plan and make an addendum to his traffic report. The variations on this plan are: 1. Dedication to the back of curb within the mixed use area. 2. Length of the cul-de-sacs. The longest is 550' and there are approximately 7 cul-de-sacs in question. 3. The variation in the estate area streets regarding the drainage system. Commissioner Gal has reservations with the parks. Trustee Glover stated staff is looking at the 9 acre park site to the south grading and rechanneling the creek. They will have a report at the public hearing. Mr. Raysa pointed out that just because the developer shows signage on the preliminary plan this does not guarantee it in the development. CHAIRMAN'S REPORT There will be a meeting on February 12, 1986 on the Comprehensive Plan and Mr. Lieberman's Town Center Proposal. There will be a public hearing on Fiore on February 19, 1986. FIRST AMERICAN BANK FINAL PLAT OF SUBDIVISION Moved by Commissioner Musfeldt, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of the final plat of subdivision for the First American Bank revised January 20, 1986. Mr. Kuenkler stated the plan is correct and closes. Staff will change the name of the street from Checker to something else. AYES: Commissioners Davis, Musfeldt, Laskie and Gal NAYES: None ABSTAIN: None ABSENT: Commissioners Goldspiel, Krug and Kaszubowski Buffalo Grove Plan Commission Regular Meeting February 2, 1986 - Page 3 The motion passed 4 - 0. PLAT OF DEDICATION-BUSCH AND WEILAND ROAD Moved by Commissioner Musfeldt, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of the plat of dedication for Busch Parkway and Weiland Road revised November 15, 1985. Mr. Kuenkler stated everything is aligned on the plan and it closes. The monuments will be installed when the subdivision goes in. AYES: Commissioners Davis, Musfeldt, Laskie and Gal NAYES: None ABSTAIN: None ABSENT: Commissioners Goldspiel, Krug and Kaszubowski The motion passed 4 - 0. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Gal, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:27 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting February 2, 1986 - Page 4