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1988-08-17 - Plan Commission - Minutes } REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Golf Course North Commonwealth Edison Company Woodstone Townhomes Churchill Lane August 17, 1988 Chairman Sheldon called the regular meeting to order at 7:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Rhodes Ms. Howard Mr. Braiman Mr. Case Mr. Rosenston Commissioners Absent: Mr. Rubin Mr. Krug Also Present: Mr. D. Zajicek, Attorney, Golf Course North Mr. D. Stromberg, Engineer, Golf Course North Mr. D. Kirk, Developer, Golf Course North Mr. B. Meltzer, Attorney, Golf Course North Mr. T. Dyke, Planner Golf Course North Mr. W. Darling, Superintendent, Commonwealth Edison Mr. F. Jaskowiak, Engineer Commonwealth Edison Mr. R. Donovan, Planner, Commonwealth Edison Mr. W. Raysa, Village Attorney Mr. W. Skelton, Village Attorney Mr. W. Reid, Village Trustee Mr. R. Pfeil, Village Planner Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes to go to Executive Session for the purpose of litigation; the motion passed with the following vote: AYES: Commissioners Goldspiel, Rhodes, Howard, Braiman, Case and Rosenston NAYES: None APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner- Howard, to approve the Public Hearing minutes of July 20, 1988 as amended. Approval was unanimous in favor and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Howard, to approve the Regular Meeting minutes of July 20, 1988 as amended. Approval was unanimous in favor and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Case attended the August 15, 1988 Village Board meeting at which the Canterbury Fields plan was approved and a petition for annexation at 20039 Buffalo Grove Road for Peter and Patricia David's property was referred to the Plan Commission. GOLF COURSE NORTH • Petitioner's Exhibits 1, Illustrative Site Plan dated November 17, 1973, Exhibit 2, Preliminary Plan dated April 25, 1988 and Exhibit 3, Plan Data Comparison-Phase One, dated August, 1988 were introduced. Mr. Zajicek gave a brief overview of the site with the aid of Exhibit 1, on which the developer has outlined Parcel A consisting of 12.1 acres. As part of the 1974 Ordinance Mr. Sajicek represented that the developer donated a municipal site, sold the Village the golf course at a reasonable price and met certain other contributions. The developer feels that they are in substantial compliance and not liable for any more donations of any kind. They feel that they have done everything they can to make the new plan a mirror image of the approved concept plan. Mr. Szjicek represented that the Buffalo Grove Ordinance does not specifically state what the Village wants for substantial compliance or what to look for in determining this. Mr. Sajicek introduced Mr. Dyke as a consulting planner. Mr. Dyke stated he overlayed both plans to determine whether the buildings were in the same location, reviewed both ordinances from other villages and the Buffalo Grove's Ordinance of 1974 and felt the plan is in substantial compliance. Mr. Dyke stated in terms of substantial compliance, Exhibit 2 has not changed in use, there is no more coverage of buildings, no increase in density, relocation of streets, driveways, ingress/egress is the same. These are the kinds of things he looked at to determine substantial compliance. Mr. Zajicek passed out a copy of Exhibit 3. He said Exhibit 1 was a Concept Plan. Mr. Dyke briefly reviewed his qualifications. He is aware of the wetland maps and reviews them in planning properties. The details of the rate of runoff, flooding other properties around the site and detention is turned over to a civil engineer. Mr. Zajicek stated they would provide detention in accordance with the 1974 plan and that they meet the flood plain requirements according to the 1974 Ordinance. Mr. Zajicek stated this issue is not before the Commission this evening. Buffalo Grove Plan Commission - Regular Meeting - August 17, 1988 - Page 2 Mr. Dyke did not get into flood plain and detention issues in his review of the plan. He did look at the heights coverages and setbacks which are the same as what was approved in 1973. Mr. Dyke stated in his opinion with the exception of the rear yard setback, there is substantial compliance with the 1974 plan and that regarding the existing PUD requirements the site generally conforms to the PUD standards. Mr. Zajicek noted the ordinance states this piece can be developed in phases. That is why Phase II is not being reviewed this evening. They can come back with it at a later date. They do not own Phase II. Mr. Dyke stated the agreement between the developer and the Village gives the developer the flexibility to come in with part of the 12 acres for the phase he wishes to develop now, i.e. the 8 acre piece before the Commission. Chairman Sheldon stated that Phase II could be land locked if not planned now. Mr. Dyke stated they feel that the 4 acre parcel has access to Checker Road. The plan for the balance of the 12 acres is not changed. Approval of the 8 acres does not change the plan for the 4 acres. There is an access point a little west of Springside to the 4 acre parcel shown on the exhibit which is located 150' from the intersection of Checker and Springside and a second access 400' from the intersection. The developer is the contract purchaser of Phase I. Commissioner Goldspiel noted that since the developer does not own both pieces or phases, something to be explored is whether this is governed by the subdivision ordinance. Mr. Zajicek agreed that if this piece was in substantial compliance, according to the Plan Commission, then they have to go through a regular plan review. The ordinance that applies is 74-22A. The 1973 Ordinance cannot apply because of the current ordinances that do apply. Commissioner Goldspiel stated the Village has changed their ordinances and all other developers had to comply and felt this developer had to comply to the current ordinances. The approved plan is only a concept plan.- The engineering details and minute measurements were not in effect at its approval. Final engineering was never done. Mr. Zajicek stated the 1974 Ordinance deals with width of pavements and they will be developing Checker as the ordinance requires them to do so. The same as the property to the east, 37' back to back. They would be widening it. The right of way is 33' . Mr. Pfeil stated the current ordinance requires a 35' pavement width and an 80' right of way. Mr. Zajicek noted the units will be 2 story apartment -looking buildings, condominium ownership, with 1 bedroom, 1 bath; 2 bedrooms, 2 baths, 2 Buffalo Grove Plan Commission - Regular Meeting - August 17, 1988 - Page 3 bedrooms, 2 baths• from 750 to 1076 square feet. There would be 4 units per q building with a common entrance and flats. The units would sell from $75,000 to $135,000. The A, B and C model units will not have garages. There would be no basements in any units. The original plan called for the townhomes to have 2 car garages and the new plan shows this. The parking ratio is 2:1 both on the old and new plan. Commissioner Goldspiel encouraged the developer to try and improve on the old plan rather than build what was approved 14 years ago. ./ Mr. Zajicek stated there were no bike paths or bike ways on the plan. They would be willing to work with the Village to change the plan as long as it would not hold up substantial compliance. They are willing to talk about the bike paths. Mr. Kirk stated he feels that an agreement is an agreement. An agreement was worked out 14 years ago. Once that agreement was affirmed in good faith, then the parties in good faith talk about what is needed and voluntarily improve what is approved. Mr. Stromberg stated part of the flood plain is in Phase I and part is in Phase II. Some of the buildings and parking areas are in the flood plain. He pointed out where the flood plain would be filled in and compensated for in another area. Mr. Pfeil stated that for Phase I the developer would comply with the current development ordinance regarding the flood plain according to the Village engineer. Mr. Dyke stated that this plan is in substantial compliance with the 1974 approved plan. He stated the Village really did not have a preliminary plan in 1975 as is used today. There is enough information on the concept plan of 1974 to determine substantial compliance. - • Mr. Zajicek noted that the new preliminary plan is the same as the concept plan of 14 years ago and they feel they have the right to build this plan. Trustee Reid stated the Village Board referred the preliminary plan to the Plan Commission for a full plan review. Mr. Zajicek quoted from Mr. Pfeil's memo of June 14, 1988 to Mr. Szymborski which stated that Mr. Pfeil stated the developer felt the preliminary plan was in substantial compliance. Mr. Pfeil said that it should go to the Plan Commission for a plan review and determination of substantial compliance. Chairman Sheldon called a recess at 10:36 P.M. and reconvened the meeting at 11:04 P.M. Mr. Dyke reviewed the plan data on Exhibit 2 and Exhibit 3. A concept plan is different to a preliminary plan and normally substantial compliance is determined by the preliminary plan and final plans are not normally from a Buffalo Grove Plan Commission - Regular Meeting - August 17, 1988 - Page 4 J' preliminary plan. He noted the layout is the same as the concept plan. They have not changed where the eastern most driveway comes out near the new Willow Stream Park. He feels the sidewalks are in conformance with the old plan. Mr. Raysa quoted from Ordinance 74-22A regarding substantial compliance. He stated the subject development has to compliance with the Village's current ordinances (Zoning and Development Ordinances of Buffalo Grove) except as modified by the terms of 74-22A. He believes Mr. Pfeil's July 29, 1988 memo is correct and this plan has to comply with the current Zoning and Development Ordinances. The Plan Commission directed the developer and staff to prepare the following list of items for the next workshop: Developer: 1. Should address the future development of Phase II 2. Flood plain on Parcel C addressed 3. Ownership of Parcel C, i.e. the Village might have a land locked undevelopable site 4. Legal status of Parcel C 5. Right-of-way on Checker concerning the requirement for 40' from the centerline. 6. Building setbacks checked 7. Setbacks from the golf course 8. Identification of the rearyard setbacks 9. Driveways lining up with the development across the street 10. Height of the buildings 11. How this plan integrates with the neighborhood 12. Bike paths on the plan 13. Building distances under the current PUD ordinance 14. Flood plain information 15. Building elevations 16. How the snow removal will be handled • 17. How the parking lots will work, handicap and guest parking locations 18. Location of dumpsters 19. Berming 20. Landscape plan 21. How utilities will work Staff: 1. Have Mr. Molinaro review the plan 2. Donation requirements, including school and park 3. Traffic study by Mr. .Carmignani 4. Comments from Village Departments. Commissioner Rhodes suggested the developer look into the neighborhood and consider garage parking and upgrading the units. This is on the main street to the Town Center. Ili Commissioner Goldspiel suggested that the developer look into moving the single townhouse near Checker Road with a sidewalk that goes through the backyard of 2 other buildings and rearrange that sidewalk. Buffalo Grove Plan Commission - Regular Meeting - August 17, 1988 - Page 5 An unidentified resident expressed his displeasure with the developer not bringing his plan up to today's market and standards. COMMONWEALTH EDISON COMPANY Mr. Darling stated they were requesting the Village annex property south of Busch and east of Weiland Roads, giving them a building permit for a transformer distribution center. This will enable them to provide more services which are needed now and must be in place for next summer. At the same time, per the request of the Village, they are requesting that the TDC south of Aptakisic and east of Buffalo Grove Road be considered for annexation. Mr. Donovan noted the Busch TDC has been on their agenda as a 5 year plan item for 6 years. It has been scheduled for 1989 installation. In 1989 that station would reach a level just about at its allowable rating. This summer they have experienced a 10% load increase. They have changed their plans to make this transformer a larger model than planned because of the load growth. The bike path would run along the 60' right-of-way on this site. WOODSTONE TOWNHOMES - PLAN OF RESUBDIVISION NO. 'S 16 & 19 Moved by Commissioner Goldspiel, seconded by Commissioner Case that the Plan Commission recommend to the Village Board approval of the Plat of Resubdivision for Woodstone Townhomes #16 subject to addition of a date, presently dated by Surveyor's Date of June 6, 1988. Discussion: Mr. Pfeil noted the plat closes and is in agreement with the preliminary plan. AYES: Goldspiel, Rhodes, Howard, Braiman, Case and Rosenston NAYES: None ABSTAIN: None ABSENT: Krug & Rubin The motion passed 6 - 0. Moved by Commissioner Goldspiel, seconded by Commissioner Case that the Plan Commission recommend to the Village Board approval of the Plat of Resubdivision for Woodstone Townhomes #19 subject to addition of a date, presently dated by Surveyor's Date of June 6, 1988. Discussion: Mr. Pfeil noted the plat closes and is in agreement with the preliminary plan. AYES: Goldspiel, Rhodes, Howard, Braiman, Case and Rosenston NAYES: None ABSTAIN: None ABSENT: Krug & Rubin Buffalo Grove Plan Commission - Regular Meeting - August 17, 1988 - Page 6 The motion passed 6 - 0. CHURCHILL LAND - PLAT, UNITS 1 & 2 Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of final plat for Churchill Lane, Unit #1 dated July 14, 1988 consisting of 2 sheets. Discussion: Mr. Pfeil stated this is the Glauner site, it is in compliance with the preliminary plan, the outlots are in order as well as the dimensions, the plan closes, the sizes of the lots conform with the Zoning Ordinance variation that was granted. AYES: Goldspiel, Rhodes, Howard, Braiman, Case and Rosenston NAYES: None ABSTAIN: None ABSENT: Krug and Rubin The motion passed 6 - 0. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of final plat for Churchill Lane, Unit #2 dated July 14, 1988 consisting of 2 sheets. Discussion: Mr. Pfeil stated this is the Glauner site, it is in compliance with the preliminary plan, the outlots are in order as well as the dimensions, the plan closes, the sizes of the lots conform with the Zoning Ordinance variation that was granted. AYES: Goldspiel, Rhodes, Howard, Braiman, Case and Rosenston NAYES: None ABSTAIN: None ABSENT: Krug and Rubin The motion passed 6 - 0. CHAIRMAN'S REPORT Chairman Sheldon stated that Commissioner Case had submitted his resignation from the Plan Commission as he had received a promotion which would necessitate spending longer hours at his place of employment. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Howard, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 12:40 A.M. Buffalo Grove Plan Commission - Regular Meeting - August 17, 1988 - Page 7 Respectfully submitted, a� CtJ K thleen Comer Recording Secretary APPROVED BY: VA;FAre4‹... Barbara Sheldon Chairman • • Buffalo Grove Plan Commission - Regular Meeting - August 17, 1988 - Page 8 EXECUTIVE SESSION BUFFALO GROVE PLAN COMMISSION August 17, 1988 Chairman Sheldon called the executive session to order at 7:35 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Rhodes Ms. Howard Mr. Braiman Mr. Case Mr. Rosenston Commissioners Absent: Mr. Krug Mr. Rubin Also Present: Mr. R. Pfeil, Village Planner Mr. W. Raysa, Village Attorney Mr. W. Skelton, Village Attorney The Plan Commission went into Executive Session because of litigation that was threatened on the Golf Course North property at a meeting between Messrs Raysa, Balling, Ryan, Meltzer and Kirk. E ADJOURNM NT Moved by Commissioner Rhodes, seconded by Commissioner Howard, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 8:15 P.M. Respectfully submitted, Ka hleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman