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1986-12-03 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Westchester Estates December 3, 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. Musfeldt Mr. Gal Mr. Rhodes Commissioners Absent: Mr. Davis Ms. Kaszubowski Mr. Katz Also Present: Mr. J. Green, Land Planner, Westchester Estates Mr. D. Hahn, Engineer, Westchester Estates Mr. F. Euclid, Engineer, Westchester Estates Mr. J. Meister, Attorney, Westchester Estates Ms. R. Readman, Ronnie Drive, Buffalo Grove Mr. H. Headman, 317 Ronnie Drive, Buffalo Grove Mr. R. Dueser, 309 Ronnie Drive, Buffalo Grove Mr. J. Janis, Outlot Resident Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. She then swore in Messrs. Green, Hahn, Euclid and Meister. The exhibits used by the developer are outlined in these minutes as the developer presented them. Mr. Meister noted that this site is a 101 unit development currently outside the corporate limits of Buffalo Grove. He then briefly reviewed the history of the site. While reviewing Exhibit #2 (Holub Farm) he explained why this plan could not be built upon when they previously submitted it for the Commission's review. With the aid of Exhibit #2 (Aerial Photograph of the Site and Surrounding Area) Mr. Meister pointed out the location of the site and the surrounding property uses. They are requesting the Commission recommend annexation of the property to the Village of Buffalo Grove, recommend the R-3 and R-4 zoning, recommend approval of the preliminary plat of subdivision and ap- proval of several minor variations as outlined in the public hearing material received in the Commission packet. They also would like the Commission to recommend to the Village Trustee's acceptance of the detention area for ownership and maintenance. School Districts 102 and 125 have requested donations in lieu of land. There are two existing parks that service this area, one in Old Farm Village and one in Suffield Place. They contemplate a park they wish to create for this subdivision in the old detention site at the northeast corner. The Buffalo Grove Park District will accept this park land but will not accept the detention area. They feel that the only other alternative left if the Village does not accept the detention, is to form a homeowners association. Mr. Meister pointed out that homeowners associations are not suited for storm water management. Homeowners resent having to maintain a detention area. With the use of Exhibit #3 (Preliminary Architectural Layout Plan) Mr. Green noted that the east leg is 9.5 acres of R-4 and there is a remaining 36.8 acres of R-3. The detention in the southwest corner extends 165' west and doglegs back to Busch Road. They have allowed more open space around the lake to connect the site with Buffalo Grove Road. An 8' wide bike path will be on the east side of Buffalo Grove Road and they have provided a 54' ROW along that length. The bike path is linked through the detention onto the site. Thompson Boulevard will run through the development and connect with Hidden Lakes Drive to create a dual access. Landscaped islands have been provided for in the cul-de-sacs. There are no rear abutting streets. A 60' ROW provision has been made in the outlot to the south. The northeast corner of the site will be left as open space. The detention will be 7.1 acres. The open space would cover 2.8 acres. The road network they have outlined is a double looped system. Of the 31 R-4 lots, 5 are 8,750 square feet and the remaining 26 are larger. In the R-3 portion, the lots are over 10,000 square feet, 8 lots are 10,400 square feet. A soil test was done on the site and they were informed there are no problems with the soil. He then listed the variations as outlined in the material given to the Commission in their packets. With the aid of Exhibit #4 (Variation Lots) Mr. Green reviewed the variations requested on 3 lots. With the aid of Exhibit 4B, (Variation Lot) Mr. Green reviewed the irregular- ly shaped lots in the R-3 zoning. A tree survey was prepared and submitted to the Commission. Site geometrics were covered by the exhibits submitted. The bike path will be provided. The open space will be the recreational area. The street name Larchmont already exists in the Village and they will change it. With the aid of Exhibit #7 (Preliminary Engineering Plat) Mr. Hahn reviewed the engineering. The high water area covers a good portion of the south side of the site. There is some flood plain on the north side. They are using a gravity system to the ponds and a release to the south restricted to a 2 year Buffalo Grove Plan Commission Public Hearing December 3, 1986 - Page 2 release rate. The storm sewer to the north would operate in the same manner. The interconnection of the lakes with Hidden Lakes will be accomplished. With the aid of Exhibit #6 (Requests of the Detention Basin) Mr. Hahn re- viewed the detention. The equalizer pipe has been eliminated and this eliminates the variation of the side slope. They have not yet received the formal report from the Corps of Engineers but the Corp has indicated there are no wet lands within the site. Mr. Hahn then stated: 1. They had applied for the natural resource opinion but have not received the complete report. 2. The intent of the grading is to leave it in as natural a state as possible and to preserve as many trees as possible. They feel the existing box culvert will be extended. To take care of the minimal amount of detention at the northeast corner, they will provide a small berm. Mr. Truesdell briefly read a letter to himself from the Park District regard- ing Westchester Estates dated December 1, 1986. The developer stated he has no problem providing the necessary grading for the open space area. Mr. Green reviewed the landscaping plan (Exhibit #5) and the letter from Mr. Cook to Mr. Green contained in the Commission packet. He further stated they intend to have a mixed housing type varying from 2,000 to 3,200 square feet plus 3, 4 or possibly 5 or 6 bedrooms. Approximate cost would range from $169,000.00 in excess of $200,000.00. The homes would contain partial and full basements with 2 car garages. Commissioner Musfeldt was concerned with how residents would get to the proposed park at the northeast corner and parking for this park. Money from the developer is being put aside for the improvement of Buffalo Grove Road and construction of the sidewalks at that time. Mr. Green noted there are no plans to put fencing around the property. Mr. Truesdell stated the fire department was satisfied with the 2 areas of ingress and egress. Commissioner Goldspiel pointed out that the circular drive on Lot 1B is a violation of the Zoning Ordinance and the developer agreed to correct it. The developer will work with the p park district on the final grading of the park area. Mr. Janis lives in the outlot and was concerned with the detention and drain tiles. Ms. Readman felt there was a demand for this type of housing. Mr. Headman was concerned with Buffalo Grove Road extension. Buffalo Gr ove Plan Commission Public Hearing December 3, 1986 - Page 3 Mr. Dueser was concerned with the width of Buffalo Grove Road extended. Mr. Raysa pointed out that in Mr. Truesdell's November 12, 1986 memo he refers to the Preliminary Plan and Preliminary Engineering plan consisting of 5 sheets. Sheet #4 is called the Preliminary Lot Plan and should be a Preliminary Plan. Mr. Truesdell stated all 5 sheets are what is required for a Preliminary Plan. Chairman Sheldon closed the public hearing at 9:50 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: rid, �-- Barbara Sheldon Chairman Bu ffalo Grove Plan Commission Public Hearing December 3, 1986 - Page 4 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Westchester Estates Dominion Andrews Property December 3, 1986 I v Chairman Sheldon called the regular meeting to order at 10:01 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Musfeldt Mr. Gal - left at 11:20 P.M. Mr. Rhodes Commissioners Absent: Mr. Davis Ms. Kaszubowski Mr. Katz Also Present: Mr. J. Green, Land Planner, Westchester Estates Mr. D. Hahn, Engineer, Westchester Estates Mr. F. Euclid, Engineer, Westchester Estates Mr. J. Meister, Attorney, Westchester Estates Mr. Z. Rabin, Architect, Dominion Mr. P. Ulatowski, Engineer, Andrews Property Mr. D. Star, Developer, Andrews Property Mr. T. Hernandez, Planner, Andrews Property Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Gal, seconded by Commissioner Musfeldt, to approve the Taco Bell Public Hearing minutes of October 29, 1986 as amended. Approval was unanimous in favor and the motion passed. Moved by Commissioner Gal, seconded by Commissioner Musfeldt, to approve the Klefstad Public Hearing minutes of October 29, 1986 as amended. Approval was unanimous in favor and the motion passed. Moved by Commissioner Gal, seconded by Commissioner Rhodes, to approve the Regular Meeting minutes of October 29, 1986 as amended. Approval was unanimous in favor and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Covington Corporate Center Public Hearing minutes of November 19, 1986 as amended. Approval was unanimous in favor with Commissioners Krug and Gal abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Westchester Estates Public Hearing minutes of November 19, 1986 as amended. Approval was unanimous in favor with Commissioners Krug and Gal abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Regular Meeting minutes of November 19, 1986 as amended. Approval was unanimous in favor with Commissioners Krug and Gal abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Goldspiel attended the November 26, 1986 Village Board meeting at which a plan for the Village campus was presented and will be referred to the Plan Commission. At the December 1, 1986 Village Board meeting which Commissioner Goldspiel attended, the first part of the public hearing on the Covington Corporate Center took place. WESTCHESTER ESTATES Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board annexation and zoning in the R-3 and R-4 Districts of the Westchester Estates subdivision as shown on Exhibits 1 through 7 dated October 15, 1986 to include variations to allow a 35' rear yard in place of a 40' rear yard on Lots 16A, 20A and 24A to allow a 25' corner side yard in place of a 30' on Lot 24A and subject to: 1. Renaming of the street designated as Larchmont Lane. 2. Development of grading and drainage plan for the area to be dedicated at the northeast corner based on discussions with the Park District. 3. Review of the Natural Resource Opinion for the portion which has not been reviewed. 4. Subject to the provision of installation of an 8' sidewalk on Buffalo Grove Road along the full length of Buffalo Grove Road and a 5' sidewalk between the east/west property line along Busch Road 5. Extension of the existing box culvert on Busch Road to a R.O.W. line. It is further recommended by the Plan Commission that the Village undertake maintenance of the bike path and retention area formerly known as Lot A. The Plan Commission finds that the requirements for variation of the side lot and rear lot variations are made due to the unusual situation of the need to maintain a 60 R.O.W. that may not be ultimately required and due to the narrowing of property because of the cul-de-sacs on Old Barn Court and the variations would not alter the essential character of the neighborhood. Discussion: Buffalo Grove Plan Commission Regular Meeting December 3, 1986 - Page 2 Commissioner Goldspiel stated this was an excellent plan and felt it could be used as a standard for the Village. Commissioner Gal agreed with Commissioner Goldspiel. Commissioner Musfeldt questioned if there was a temporary need for a turn around where Thompson Boulevard ends. Mr. Kuenkler felt that there would not be much traffic going down there and did not see a problem. AYES: Goldspiel, Krug, Musfeldt, Gal and Rhodes NAYES: None ABSTAIN: None ABSENT: Davis, Kaszubowski and Katz The motion passed 5 - 0 DOMINION Mr. Truesdell noted this is a half acre lot currently zoned B-2 within the Village limits. The proposal is to construct a retail center of 6 stores containing 4,216 square feet on the first floor with 4 apartments on the second floor. There are no variations requested at this time. Mr. Rabin stated the site is 425' south of Dundee and Buffalo Grove Roads. He passed out photos of the site and its location for the Commission's review. He briefly reviewed the surrounding sites and their uses noting the character of the area is commercial and to the west residential. They have provided a transitional yard to the north. Their site is at the Village limits. They would have 4 two bedroom units of 1,100 square feet on the second floor. The FAR required is 0.50 and their actual FAR is 0.32. They are providing 25' of landscaping on the front of the building. The rear yard requirement is 30; and they are providing 58.6' of landscaped area. There are no side yard requirements but they are providing 9' on the north property line. The height of their building is 2 stories or 25' which is less than required. Total required parking is 25.96 and they provide 26 car spaces. There is a 25' driveway for ingress/egress. After some discussion the Commission determined they would like to know how much further south the next curb cut is and how 3 curb cuts can be avoided on a heavily traveled road such as Buffalo Grove Road. There is a corridor in the first floor at the commercial provided for the entrance to the apartments. The Commission would like to have the fire and police department's review of this site regarding routing residents into and out of the building from the parking lot. They will provide the detention in the front, but have not worked on it yet. Commissioner Musfeldt was concerned with the safety of the curb cuts around the curve with cars entering and exiting the site. There is a problem with cars pulling out of parking spaces right near the entrance. They can block incoming traffic causing congestion and a safety hazard with regard to Buffalo Grove Road. Buffalo Grove Plan Commission Regular Meeting December 3, 1986 - Page 3 Mr. Rabin stated the developer would provide a 26' wide drive on the west property line. They would not have a problem lining up the drives with their neighbors. Commissioner Krug was concerned with access to the apartments. Commissioner Gal was concerned with only 2' between the building and parked cars. Commissioner Goldspiel agreed with the concept of shared use but was concerned with: 1. The inadequate sidewalk on the south side. 2. The curb cut situation regarding ingress/egress. He was opposed to elimination of the first drive. 3. Concern with all the parking spaces taken around the building, the detention in the front of the building and a problem with emergency vehicles. There should be a fire access. 4. The north side yard should be 12' as noted in the R-9 yard requirements. 5. The detention should not be railroad ties. Chairman Sheldon suggested the Village traffic consultant look at this plan. Commissioner Musfeldt felt that the commercial exiting into the apartment corridor would be a security concern. Commissioner Gal left the meeting. ANDREWS PROPERTY Mr. Hernandez reviewed the history of the site. Mr. Ulatowski stated the Army Corps of Engineers has started enforcing the wet lands requirements in Illinois. This means that you cannot put any fill in any wet lands area. He reviewed what the Corps determines as wet lands on this site with the aid of his exhibit. There are 2 sites where they have to fill in wet lands on Buffalo Grove Road. The Corps compromised on this and they will have an open water lake type situation totally ringing the marsh area. They will create a productive marsh out of this area. They will have grass and riprap around the edge down to the water. The marsh will be in the middle of the lake. They are planning on going in and seeding with marsh grasses and they will also be installing trees on the islands that grow in a marsh in environment for the migratory birds. Commissioner Goldspiel felt the marsh was not compatible with residential use. Mr. Ulatowski explained that the entire drainage comes into these lakes and flows through them and out into the creek. This provides water movement. Buffalo Grove Plan Commission Regular Meeting December 3, 1986 - Page 4 The Commission determined that they need more information on the marsh area for the next workshop. Mr. Ulatowski stated that Pulte is willing to do whatever the Village prefers regarding the intersection of Route 83 and their curb cut. Chairman Sheldon noted that traffic seems to be a problem and it should be looked at. She suggested that for the next workshop the developer address the points in Mr. Truesdell's memo of November 19, 1986 to the Plan Commission titled Andrews Property Workshop. The Commission concurred that another workshop was necessary on this site. ADJOURNMENT Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 12:01 A.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman L Buffalo Grov e Plan Commission Regular Meeting _ December 3, 1986 - Page 5