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1988-03-16 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Billings Property Weiland Road Greenhouse Property Northland Park (Doetsch) Village Zoning Map Review March 16, 1988 Chairman Sheldon called the regular meeting to order at 7:32 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Rhodes Mr. Katz Mr. Lundine Commissioners Absent: Mr. Musfeldt Ms. Silz Also Present: Mr. P. Taylor, Developer, Billings Property Mr. W. Cadigan, Engineer, Billings Property Mr. F. Brubaker, Planner„ Billings Property Mr. A. Kracower, Planner, Weiland Greenhouse Mr. T. Valenziano, Deveeloper, Weiland Greenhouse Mr. G. Stoewer, Planner, Weiland Greenhouse Mr. R. Brawley, Attorney, Weiland Greenhouse Mr. E. Weiner, Property Owner adjacent to Greenhouse Mr. W. Reid, Village Trustee Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Katz, to approve the Regular Meeting minutes of March 2, 1987. Approval was unanimous in favor with Commissioner Davis abstaining and the motion passed. BILLINGS PROPERTY Mr. Taylor gave a brief review of the company's accomplishments. He passed out a brochure of a development they are presently building in Kildeer. Mr. Brubaker noted this site is 59 acres which was recently annexed into the Village zoned RE Estate. They propose to construct 109 single family homes on 15,000 square foot lots and are seeking a change in zoning to R-2 PUD. They will extend Buffalo Grove Road, from the southwest corner of their property to the northeast where it will align it with the Amli 88 property, paving one lane in each direction. The northwest corner of the site contains the stormwater detention. All of the streets and roads will be dedicated. They will provide a 20' right-of-way for the trunk line sewer that connects with the Amli 88 site. They will restrict the right turn lane in the northeast corner of the site. They prefer a cash donation to the Park District. They will discuss the buffering of the site with staff and do not have any problem with the bike path along Buffalo Grove Road t o g u Commissioner Goldspiel was concerned about whether the detained water would go to the same places as previously. Mr. Cadigan noted the southeast section of the property drains toward the Amli 88. They will redirect this flow and pipe it up to their detention in the northwest corner of the site. All of the detention will be consolidated in the northwest area of the property. There will be a 16' diameter water and a 12' diameter sanitary sewer installed. The street lights, pavements and sidewalks will all conform to Village standards. They have to meet with the Village Engineer regarding the detention. The detention could not be moved down to the other end of the site as it is a lower location and the natural flow is toward the creek. The homes backing up to Buffalo Grove Road's fencing would be restricted to a common fence. The developer is looking for direction on this issue. The developer has planned a local street to the Amli 88 and was informed that this is a major access for that site. The developer was directed to review the buffering for the commercial with staff. He was also asked to confer with the Park District about donation requirements. Mr. Taylor explained the yard variation he was seeking to side load garages and to not provide public sidewalks. The Plan Commission expressed the need for sidewalks aothough paths could be considered as an alternatives. Every unit needs foot access. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes and unanimously carried that the agenda be rearranged to consider Items C and D before Item B. WOODSTONE TOWNHOMES Moved by Commissioner Musfeldt seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Woodstone Townhomes Plat of Resubdivision #6 dated January 13, 1988 subject to: 1. Review of the Village Engineer to insure that Lot #1 has acceptable ingress/egress. Discussion: Buffalo Grove Plan Commission Regular Meeting March 16, 1988 Page 2 It was pointed out that: 1. Either this is the appropriate way to do an easement or the Subdivision Ordinance should be followed and all easements should be shown on the plan. 2. The language may not actually provide the access as intended in the condominium declaration of covenants. 3. Either one unit or more will be crossing other resident's driveways and residents will not be able to park on their driveways. Moved by Commissioner Goldspiel, seconded by Commissioner Davis and unanimously carried to table this motion. Commissioner Goldspiel suggested that a legal and planning opinion be obtained on the above issue. NORTHLAND PARK Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of the Northland Park final plat of subdivision dated March 8, 1988 consisting of 4 sheets subject to: 1. To correction of the 25' building line shown on Weiland Road in order to be a 30' building line. 2. Review by the Village Attorney of the provision for outlots. AYES: Davis, Goldspiel, Rhodes, Lundine and Katz NAYES: Krug ABSTAIN: None ABSENT: Musfeldt and Silz The motion passed 5 - 1 - 0 VILLAGE ZONING MAP REVIEW Mr. Pfeil briefly reviewed the zoning map. Moved by Commissioner Davis, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the Buffalo Grove Zoning Map revised March 16, 1988 Discussion: The outlots on Johnson West are still not annexed. The R-9 Special Use which is really single family use (Devonshire and Strathmore Grove) could be rezoned but the PUD would have to be retained. Commissioner Goldspiel suggested the Village should consider rezoning these areas. Mr. Pfeil said he would review this with the Village Attorney. Buffalo Grove Plan Commission Regular Meeting March 16, 1988 Page 3 AYES: Goldspiel, Davis, Rhodes, Lundine, Katz and Krug NAYES: None ABSTAIN: None ABSENT: Musfeldt and Silz The motion passed unanimously. Chairman Sheldon called a recess at 9:08 and reconvened the meeting at 9:17 P.M. WEILAND ROAD GREENHOUSE PROPERTY Mr. Kracower briefly reviewed what had happened regarding this site up to date. There is an outlot east of the site. They do not economically need this piece and they wish not to be compelled to purchase it but the developer is going to speak with the property owners. They are asking for a variation on the street right-of-way and pavement width. If there is a need for additional land for a utility easement, they will provide this. Residential and school uses adjoin the property. Regarding buffering for these uses, they will install their detention on one side. They have conferred with Mr. McGee of the school district, which is in unincorporated Lake County, and did not contest the school district's petition to build their building close to the property line. Now they are required to buffer it. They feel this would harm their development. They would prefer to buffer the residential core and run a fence along the school site. This would be a safety feature in that location. They have been asked to provide an additional 13' right-of-way on Weiland Road which they will do. They will be asking not to install sidewalks on the internal segment of the industrial park or either side of the street. The owners of the property in the back of the site claim they have an easement out to Weiland Road. The developer has a title which states there is no easement. They are providing a 50' building setback and would like to extend this back 60' or 70' and put parking and a 30' buffer in the original 50' segment. They plan on every use that is permitted in the Industrial District. They do not plan on a specific use at this point. They will comply with all of the provisions in the ordinance. Mr. Valenziano noted they will build to suit. They contemplate one or two spec buildings. Mr. Kracower testified they would like to plat as many lots as they can and customize sites for individual builders. Access to Lots 1, 10, 9 and 17 would from the internal road and not from Weiland. The existing pond on Lot 9 would be filled in. They do not plan on rail service. Mr. Stoewer noted the existing pond at the other location on the site will be enlarged and should be at least 10' deep, able to contain an additional 4' of water. Mr. Pfeil was directed to contact the school district and ask them to appear at the next workshop on this site. The developer was directed to get together with the school district and staff to discuss this site. Commissioner Krug was concerned with the water being directed into the already overburdened creek. Buffalo Grove Plan Commission Regular Meeting March 16, 1988 Page 4 Commissioner Goldspiel suggested leaving a right-of-way for future access on the border of Lots 4 and 5 for the site to the east. He feels there is a need for sidewalks on at least one side of the street, probably the west side. Mr. Weiner noted their parcel is divided into 2 sections, one has access through Depot Avenue and the other through this site to Weiland Road. If that access were terminated they would have a land locked piece they could not `J develop. There is a sewage area that would block access from their second section of land exiting onto the first section. He was also concerned with the water flow and drainage plan, the development's effect on his storm sewer and access for the second site. Mr. Kracower noted thatfor the next workshophe would have more information t on: 1. The road width from a traffic standpoint 2. The traffic issue in terms of geometrics 3. Submit a traffic study 4. Submit an engineering study 5. Confer with staff and School District ##102 6. They will check with the title company regarding the easement in question. COMMITTEE REPORTS None CHAIRMAN'S REPORT Chairman Sheldon encouraged the Commission to attend the Village Campus ground breaking. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Davis and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:33 P.M. Respectfully submitted, Kathleen Comer APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting March 16, 1988 Page 5 i