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1988-05-25 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Petition to the Village of Buffalo Grove for rezoning from the R.E. (Residential Estate) District to the R-2 (One-Family Dwelling) District and approval of a Residential Planned Unit Development and Preliminary Plan with the following variations: ZONING ORDINANCE - Section 17.40.020.B. (to allow a minimum interior side yard setback of 5 feet with combined side yard setbacks not less than 18 feet on each lot) ; DEVELOPMENT ORDINANCE - Section 16.50.040.C.3. (to allow a 5:1 side slope in dry detention basins instead of 6:1 side slope as required) ; Section 16.50.100.C. (to not provide street- lights along Buffalo Grove Road) . Subject Property: The approximately 59.5 acres south of Port Clinton Road and west of the Amli 88-acre parcel. Project Name: Canterbury Fields (Re. Billings Property) May 25, 1988 Chairman Sheldon called the public hearing to order at 7:34 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Ms. Howard Mr. Case Commissioners Absent: Mr. Rhodes Mr. Braiman Also Present: Mr. F. Brubaker, Planner Mr. P. Taylor, Developer Mr. D. Stromburg, Engineer Mr. Shoppe, Landscaper Ms. Croft, Woodlands Resident Ms. Ackerson, Woodlands Resident Mr. Linden, Buffalo Grove Resident Mr. D. Horker, Buffalo Grove Resident Mr. M. Rylko, Director of B.G. Park District Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, 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. Brubaker, Taylor, Stromburg and Shoppe. The exhibits were those contained in Mr. Pfeil's May 20, 1988 memo to the Plan Commission titled Billings Property Rezoning to R-2 PUD, Preliminary Plan Approval and Petitioner's Exhibits A through I. Mr. Taylor passed out copies of Exhibit A (home plans) noting 2 of the 3 new models will be from 2500 to 4000 square feet. Mr. Brubaker reviewed his qualifications. They are requesting approval of rezoning and their preliminary plan. He reviewed an aerial of the site (Exhibit B) noting the zoning and surrounding uses. The site is gently rolling, generally high ground from 597' to 583' . There is no flood plain, the soil is not a problem. The site is ideally suited for the type of development they are proposing. He reviewed Exhibit C (preliminary plan) noting there are 104 single family lots with a minimum of 15,000 square feet. They will extend Buffalo Grove Road with 2 pavements of 28' separated by a 13' median with an 8' walk on one side and a bike path on the other. They will provide for a continuation of the road network. All roads will be built to Village standards. There are 2 detention areas totalling 4i acres. With the aid of Exhibit D (variations) he explained they wish to increase the lot size to the width of 100' . They are requesting a variation to the sideyard ordinance. They would like to provide 3 car side loaded garages and vary the sideyard to 5' . They will maintain 20' between buildings, side to side. They have reduced one lot in the area of the detention. Mr. Stromburg, with the aid of Exhibit E, reviewed the engineering. They are tying into 2 existing watermains. The sanitary sewer will outlet to the south. Storm water is contained in 2.9 acre open space area which will serve all of the property except that serviced by the second basin. There will be a 60' right-of-way with the exception of Buffalo Grove Road. The street lights will be in conformance with the Village code except where they are requesting a variation for the lights on Buffalo Grove Road. The sidewalks and bike path will be put in in the first phase. Mr. Shoppe, with the aid of Exhibit F, reviewed the landscaping. There will be no effect on the wetlands on the Fiore property because of their detention plan. They will locate an entryway monument at Lot 1. Outlot A will become part of Lot 1. The fence on Buffalo Grove Road will be ornamental, without landscaping. The lots along Long Grove will have a 3' berm and landscaping. The sideyard variations are only on lots that have side loaded garages. The driveways would not be put any closer to the lot line than they need to be. The distances between the driveways of the homes in the worst case would be 8' , 9' and 5' . Fences would not be allowed on that side. They are asking for 5' to the closest part of the building. They do not feel the entrance monument will be a detriment to the sale of the lot it is on. There will be an Association to maintain the fencing and monument. Mr. Taylor would like to cut down on the lighting on Buffalo Grove Road that could cause a hardship on the homes that back up to it. Mr. Pfeil noted Zale will create a 50' landscaped and fenced buffer strip on their B-3 property adjoining this site and not expect a landscape buffer from this site. Mr. Shoppe, with the aid of Exhibit G, reviewed the fencing that they plan on using. Buffalo Grove Plan Commission - Public Hearing - May 25, 1988 - Page 2 Commissioner Goldspiel suggested trees in the center islands on Buffalo Grove Road. Mr. Rylko requested the developer provide some recreational open space for the residents of the development. This could be accomplished by taking 5 lots near the detention basin combining them with the detention to create a 150' by 300' open space. This would serve the immediate residents of the neighborhood. They would install ball fields. He did not see any regulation games on these fields. There would be no water problems on the site for the park land if it were properly underdrained. Mr. Kuenkler concurred with this point. Ms. Croft, Ms. Acherson, Messrs Horker and Linden supported the park on this site. Mr. Taylor noted they will develop the site from south and work their way north. The area on the south corner where they may have to delay installation of the sewer because of the Fiore site, might be held off until last. Buildout could take 2i years. . Mr. Pfeil noted that Vernon Township Park is about } mile away as is the Amli 50 park from this site. Mr. Brubaker reviewed the active and non active open spaces in the area based upon Exhibits H and I, which he passed out. Chairman Sheldon closed the public hearing at 9:09 P.M. Respectfully submitted, V/ 1 Kathleen Comer Recording Secretary APPROVED BY: (2k Barbara Sheldon Chairman Buffalo Grove Plan Commission - Public Hearing - May 25, 1988 - Page 3 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Petition to the Village of Buffalo Grove for zoning in the B-3 (Planned Business Center) District upon annexation, and Preliminary Plan approval with the following variations: ZONING ORDINANCE - Section 17.44.040.D.3 (to allow an east yard building setback of 36 feet rather than 50 feet as required) ; DEVELOPMENT ORDINANCE - Section 16.50.040.C.3. (to allow a 4:1 side slope in a dry detention basin instead of a 6:1 side slope as required.) Subject Property: The approximately 0. 74-acre tract on the east side of Buffalo Grove Road west and north of Cambridge Park. Project Name: BCS Properties Office Building May 25, 1988 Chairman Sheldon called the public hearing to order at 9:20 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Ms. Howard Mr. Case Commissioners Absent: Mr. Rhodes Mr. Braiman Also Present: Mr. M. Schwartz, Developer Mr. D. Baigelman, Planner Mr. D. Harper, Cambridge Resident Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, 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. Schwartz and Baigelman. The exhibits were those contained Mr. Pfeil's May 20, 1988 memo to the Plan Commission titled BCS Properties Office Buildings and Petitioner's Exhibits A, B and Group Exhibit C. Mr. Baigelman with the aid of Exhibits A, B and C reviewed the plan, landscaping and detention. He noted the handicapped parking is near the building. They have provided a sidewalk on the front of the site. The detention will be drained into the park pond. Mr. Schwartz noted this is a 3100 square foot, one story building with a basement providing 34 parking spaces which exceeds the code. requirements. The traffic flow runs to the south and back up to the north. The parking in the back is for employees. The handicap spaces to the north of the building runs right into the sidewalk. There is a rear entrance. Trash is enclosed to the north. They are trying to blend in with the park site. They plan to utilize all of the existing landscaping. The engineering will be composed of on side detention which will drain into Cambridge Park's pond. They have reached an agreement with the Park District for this and agreed to allow parking on site for park programs after 6:00 P.M. on weekdays, after 1:00 P.M. on Saturday and all day Sunday. There is no direct access point created for access to the park. The back door will be for emergency access only and will open onto a platform where the person can look out and not walk directly onto the drive. Mr. Pfeil noted the use is supported by the parking. The Director of Building and Zoning felt the animal hospital should not be allowed. The restaurant use should not be a drive in. As long as the processing is not done on site, it could be a dry cleaning establishment. Commissioner Goldspiel did not want to see an animal hospital, restaurant, pet shop or dry cleaners use. Mr. Schwartz noted they intend to use the building as office. They are requesting the additional uses in case they should sell in the future. This is a single user building. Any of these uses would require a Village license. They would entertain removing the animal hospital and dry cleaning but object to removing the other uses. Mr. Pfeil stated the Deputy Fire Marshal recommends a fire hydrant be placed on the northeastern corner adjacent to the building. A sign should be installed labeling the fire lane around the building. Mr. Raysa noted there is a corner piece to the south of the site that is owned by the county but not in the Village. The developer is not interested in purchasing this piece. Mr. Baigelman pointed out the handicap space will be 8' wide with an 8' stripped isle of asphalt and the symbol painted on it and include a stand up sign. Mr. Harper noted the parking will be used by park participants. Chairman Sheldon closed the public hearing at 9:48 P.M. Respectfully submitted, a`f Kathleen Comer Recording Secretary Buffalo Grove Plan Commission - Public Hearing - May 25, 1988 - Page 2 APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission - Public Hearing - May25, 1988 - Page 3 g SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Canterbury Fields - Billings Property BCS Property Bentley Place May 25, 1988 Chairman Sheldon called the regular meeting to order at 9:50 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Ms. Howard Mr. Case Commissioners Absent: Mr. Rhodes Mr. Briaman Also Present: Mr. M. Schwartz, Developer, BCS Properties Mr. D. Baigleman, Planner, BCS Properties Mr. F. Brubaker, Planner, Billings Property Mr. P. Taylor, Developer, Billings Property Mr. D. Stromburg, Engineer, Billings Property Mr. Shoppe, Landscaper, Billings Property Mr. W. Reid, Village Trustee Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS None BCS PROPERTY OFFICE BUILDING--B-3 ZONING & PRELIMINARY PLAN The agenda was rearranged to hear BCS Property first. Moved by Commissioner Goldspiel seconded by Commissioner Howard that the Plan Commission recommend to the Village Board approval of annexation and zoning in the B-3 District of the BCS properties proposal as shown in Petitioner's Exhibit A through Group Exhibit C and preliminary plan approval as shown on the exhibit with variations to zoning ordinance Section 17.44.040.C.3 to allow an east yard building setback of 36 feet rather than 50 feet as required and variation to development ordinance section 16.50.404.C.3 to allow a 4:1 side slope in a dry detention basin instead of a 6:1 side slope. Subject to: 1. Elimination of the following uses from the permitted uses submitted by the petitioner: animal hospital, dry cleaning, laundry, pet shop and restaurant. Discussion: Commissioner Goldspiel felt that the uses left on the petitioner's use list were sufficient for this site and the uses that were taken off of the list would be incompatible with the building type and park. Commissioner Krug felt this site should be only used for office. AYES: Goldspiel, Krug, Howard and Case NAYES: None ABSTAIN: None ABSENT: Rhodes and Briaman The motion passed 4 - 0. CANTERBURY FIELDS BILLINGS PROPERTY REZONING TO R-2 P.U.D. Moved by Commissioner Goldspiel, seconded by Commissioner Krug that the Plan Commission recommend to the Village Board approval of rezoning from the RE District to R-2 District and approval of a residential PUD and Preliminary Plan as shown on Petitioner's Exhibits A through I for the Canterbury Fields Subdivision with the following variations: ZONING ORDINANCE: 1. 17.40.020.B to allow a minimum interior side yard setback of 5' with combined yard setback of not less than 20' on each lot plus a minimum distance of 20' between houses. DEVELOPMENT ORDINANCE: 1. 16.50.040.C.3 to allow a 5:1 side slope in dry detention basin instead of a 6:1. Subject to: 1. Elimination of Lots 1 through 5 in the northwest corner of the plan to meet the park donation requirement of the Village ordinance to provide land rather than a cash donation. 2. Amending the drawing to include Outlot A as part of Outlot 1, Block 6. 3. Provision of center island tree planting on Buffalo Grove Road 4. Provision of an ornamental style fence along Buffalo Grove Road to be approved by the Appearance Commission. 5. Any monument being removed by the developer on Lot 1, Block 3 on the model home site upon sale of that home to a residential purchaser. 6. Restriction that there be no sideyard fence allowed from the rear most portion of the driveway on either adjacent lot forward on lots where the variation is used. 7. The developer may choose to not invoke the side yard variation. 8. Village approval of the declarations and covenants for the association. AYES: Goldspiel, Krug, Howard and Case NAYES: None ABSTAIN: None ABSENT: Rhodes and Briaman The motion passed 4 - 0. BENTLEY PLACE Moved by Commissioner Krug, seconded by Commissioner Goldspiel that the Plan Commission recommend to the Village Board approval of the final plat of Bentley Place subdivision sheets 1 of 2 and 2 of 2 dated May 19, 1988. Discussion: Mr. Pfeil noted this conforms with the preliminary plan. Mr. Kuenkler said the plat closes and is in order. AYES: Goldspiel, Krug, Howard and Case NAYES: None ABSTAIN: None ABSENT: Rhodes and Briaman The motion passed 4 - 0. CHAIRMAN'S REPORT Chairman Sheldon suggested that the Commissioners that have not filed their local ethic's statements do so and see Mr. Pfeil if they need help. FUTURE AGENDA SCHEDULE There will be no meeting on June 1, 1988 because of lack of quorum. - - I June 8, 1988 there will be two workshops on the Greenhouse and Rogers Center Commercial. On June 15, 1988 the Golf Course East will be on the agenda for a workshop. ADJOURNMENT Moved by Commissioner Krug, seconded by Commissioner Case, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:27 P.M. Respectfully submitted, P Y Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman it