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1993-03-03 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 3, 1993 Busch Grove Park, Route 83, Busch Road and Buffalo Grove Road - Annexation with R-3 zoning for a 53-acre tract and approval of a Special Use and Preliminary Plan for a community park on a 76.5-acre tract -- Workshop #1 Bordeaux Farms Subdivision, Route 83 north of Pauline Avenue - Annexation and approval of a P.U.D. and Preliminary Plan in the R-5 District -- Workshop #1 Winchester Estates Townhomes - First Subdivision Vice Chairman Goldspiel called the meeting to order at 7: 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Vice Chairman Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Chairman Silbernik Also present: Mr. Larry Kmiecik, Williams, Pollock Associates Ltd. Mr. Marc Schwartz, Batler & Schwartz Mr. Paul Williams, JEN Land Design, Inc. Mr. Stephen Fennell, Fennell Homes, Ltd. Mr. Michael Rylko, Director, Buffalo Grove Park District Mr. Charles Hendricks, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Rosenston to approve the minutes of the public hearing and regular meeting of February 17, 1993 . Commissioner Goldspiel noted several typographical errors to be corrected. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioner Howard abstaining. Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 1 it COMMITTEE AND LIAISON REPORTS Commissioner Berman attended the Village Board meeting of March 1, 1993 and stated that the Board referred the American Needle Company request for a variance to the flood plain ordinance to allow the building of an addition within 10 feet of a pond. The rest of the board meeting was devoted to budget discussion. Vice Chairman Goldspiel noted that a Metra newsletter has stated that a $46 million application has been made to start the Wisconsin Central commuter line. It further stated that by 1995 the coaches and locomotives will be available for use and the communities will have their stations and parking lots. BUSCH GROVE PARK, ROUTE 83, BUSCH ROAD AND BUFFALO GROVE ROAD ANNEXATION WITH R-3 ZONING FOR A 53-ACRE TRACT AND APPROVAL OF A SPECIAL USE AND PRELIMINARY PLAN FOR A COMMUNITY PARK ON A 76.5 ACRE TRACT -- WORKSHOP #1 Mr. Rylko, Director of the Buffalo Grove Park District, stated that the Busch Grove Park is a 76.5-acre area bordered on the north by Busch Road and on the east by Buffalo Grove Road. He stated that they are seeking annexation for the 53-acte tract south of Busch Road between Route 83 and Buffalo Grove Road as well as approval of a Special Use for the annexation tract and the 23 .5-acre tract that was annexed in 1991. Mr. Rylko stated that volunteers were solicited in the fall of 1991 to serve as community liaison groups for development of amenities for the site. The number of people who volunteered was eventually narrowed down to a group of 43 who came up with a list of amenities totalling approximately $24 million. The group reduced this " wish list" to approximately $15 million worth of facilities. The Concept Plan now being presented basically incorporates this group's efforts. Mr. Larry Kmiecik of Williams, Pollock Associates stated that just recently specific mitigation plans for the wetlands area along the east end of Busch Road and parts of Route 83 have been clarified by IDOT, and this mitigation will be included as part of the road improvements scheduled along Busch Road and Route 83. Mr. Kmiecik stated that most of the planned park improvements are on the northwest and west side of the property. These improvements include softball fields, a pool facility, a community center and ice rink as well as a future nature center that will tie in with the wetlands area. He noted that the plan has been designed so that different portions of the site could be developed as funds become available without adversely affecting the entire property. Mr. Kmiecik stated that the ice rink is a 54, 000 square foot facility, presently designed to house two full size rinks, locker Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 2 rooms, dressing areas and a pro shop. The community center is approximately 105, 000 square feet, including a gymnasium, multi- purpose room, art rooms, small theater, space for necessary administrative staff, fitness center, wrestling area, running track above the gym, early childhood play area and the necessary locker rooms for the gym. Mr. Kmiecik stated that the pool is presently sized to occupy 3 .5 acres and handle up to 1,200 bathers. There would also be three softball diamonds of approximately 300 feet and an optional bandshell. Mr. Kmiecik noted that a small maintenance shed for storage of equipment is planned at the south end of the site near the nature center. Mr. Kmiecik said that the area on the north and east portion of the site is planned for soccer fields and tennis courts. He also noted that with additional mitigation of wetlands on that area, part of the site will be lost and the revised plan at the next workshop will incorporate any necessary changes. Commissioner Rhodes asked why the bandshell is optional. Mr. Kmiecik stated that the area is presently set up to accommodate either another ballfield or a bandshell, depending on the needs of the Park District. Commissioner Samuels asked what would happen to this plan if a proposed land trade with School District 102 took place. Mr. Rylko stated that reservation of a school site would happen only if Option 3 concerning restructuring of the Village's Tax Increment Financing (TIF) district becomes a reality. Option 3 basically states that the Park District would receive approximately $2.5 million for development of the Busch Grove Community Park with some kind of land trade between the Park District and the School District 102. The $2 .5 million would be used to bring the park up to Willow Stream standards which includes bringing in all utilities, earth work, grading and landscaping of the park and creation of pathways. However, this would not change any park plans on the western portion of the site. Vice Chairman Goldspiel asked how firm the Concept Plan is that the Park District is presenting at the workshop. Mr. Rylko stated there is no funding available at the present time. However, the Concept Plan is in accordance with the citizen group's ideas, and the planning consultant has laid out a realistic development plan. Mr. Rylko also noted that the Park District thinks a master plan is needed in order to achieve Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 3 annexation to the Village and Special Use approval. Mr. Rylko stated that the Park District is requesting R-3 zoning for the 53-acre annexation tract, which is consistent with the zoning of the 23.5-acre tract. Special Use approval is requested for the entire property. Mr. Kmiecik stated that the only definitive wetlands mitigation at the present time is along Busch Road and Route 83 . No wetlands survey has as yet been done and further mitigation may be necessary thereby necessitating some changes to the development of the parcel. However, the Concept Plan has been laid out specifically in its present position to take advantage of the largest portion of the site with mitigated land that can accommodate the three or four ballfields with the least number of existing trees present which would need to be cut. Mr. Kmiecik also stated that the pool site development has been planned to make use of the shared parking capabilities of the pool and the community center, since the pool is only operational 100 days of the year and the community center activities pick up during the fall and winter. The health and fitness center within the community center would facilitate access to the pool area which would be a desirable plan. The ice rink is off to the side and would make use of the two adjacent parking lots. The parking lot along Route 83 has been incorporated to make use of the sidewalk and bikepath which will be part of the widening along Route 83 . This adds a pedestrian linkage to all of the amenities and existing pathways throughout the site. Mr. Rylko stated that a photometric presentation concerning the proposed lights for the ball fields will be available for the next workshop. Commissioner Berman asked which facilities are planned to be lighted. Mr. Rylko stated that the four baseball fields, the bandshell area, and the swimming pool area would be lighted. He indicated that pole heights of 60 to 70 feet are being considered for lighting the ball fields so that the light can be directed more precisely. He noted that the pool would have low level lighting with poles approximately 12 to 15 feet in height. `✓ Mr. Kmiecik stated that there are specific state requirements for pool lighting in order to ensure safety. Commissioner Genell asked what the consequences would be if annexation did not occur in the near future. Mr. Rylko noted that the Village's current considerations concerning the TIF District include an option that would place Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 4 Busch Grove Park in the district. The property would need to be annexed if this option is used. He said the park is a logical area for the Village to annex, and the park would need the police and fire protection services that the Village can provide. He commented that the Park District wants some degree of assurance that the proposed plan is consistent with the Village's regulations concerning elements such as outdoor lighting. `.i Mr. Kmiecik stated that Village zoning requires Special Use approval for any development of the property. The Concept Plan has been developed in accordance with the focus group's wishes. Nevertheless, the plan could be revised as needed if conditions change. Mr. Kmiecik also said that 25 acres of the property are wetlands, and this affects the location and size of the amenities that the site can accommodate. Commissioner Genell inquired if there would be any tax advantage in annexing the site at the present time. Mr. Rylko stated there is no fiscal advantage to the Village because the property does not pay property taxes. Commissioner Rosenston questioned spending a great deal of time on a Concept Plan which may not come to fruition for many years. He stated that bringing the parcel into the village under the proper zoning is really the important issue. Mr. Pfeil noted that when the Village annexed the Stone Creek development in 1991, the annexation agreement stipulated that Parcel A would automatically revert to R-E zoning if it was purchased by the Buffalo Grove Park District. Parcel A is the 23 .5-acre tract that is part of the Park District's current petition. Since the Park District has purchased the parcel, the zoning has reverted from R-3 to R-E. Commissioner Rosenston stated he felt that it would be preferable to bring the entire property in under R-E zoning since one parcel is already zoned R-E. Mr. Rylko noted the main difference between R-3 and R-E zoning is building setbacks, with the R-E District requiring a 50-foot setback from street right-of-way. This may be a problem if more wetlands are found which would force changes to building locations. It is possible that the Park District would have to come back before the Plan Commission requesting variances. Mr. Pfeil stated that the R-3 and R-E districts are relatively similar, and the larger building setback required by the R-E District may not affect this development. He commented that it is important to the Village to have an overall conceptual layout of Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 5 the development plan so that any phased development would be coordinated and ensure that all phases are coordinated with the overall plan. Commissioner Rosenston commented that the plan could be entirely changed if a site is reserved for School District 102. Mr. Rylko stated there would probably be an answer to the school question within the next 45 to 60 days. Commissioner Krug asked if the ice rink would be an indoor rink. Mr. Kmiecik stated the ice rink would be indoor. Commissioner Krug asked that the shared parking facilities be explained. Mr. Kmiecik stated that parking facilities for the pool should be between 15 to 20 percent of the bather load and this plan falls right into that percentage. In addition the pool facility is only used 100 days out of the year and those days correspond with less usage of the indoor amenities of the community center which increases in fall and winter. Mr. Rylko suggested that the Plan Commission may wish to visit the aquatic centers of Vernon Hills and Wheeling which will hold 750 and 1500 bathers respectively. Commissioner Krug if the interior paths would be large enough for emergency vehicles. Mr. Kmiecik stated that the paths are 8 feet wide in order to allow the Park District to apply for state grants and are therefore fully capable of supporting emergency vehicles. Commissionerthe ballfields and bandshell Samuels asked if only would be lighted. Mr. Rylko stated that the basketball and tennis courts in the northeast part of the site are not planned for lighting. Commissioner Samuels asked if there would be a sound system for the athletic fields. Mr. Rylko stated that none is proposed. Commissioner Samuels asked if there would be terraced seating for the bandshell. Mr. Kmiecik stated that berming and grass mounding would be used and would have the same effect. The existing trees in the area will also provide some screening. Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 6 Commissioner Berman noted he is hesitant to firmly commit to lights without some kind of agreement regarding changes in the plan. He noted that the residents across the street on Route 83 could be affected by the lights as well as the sounds from the ballfields and the bandshell, and these issues need to be addressed both with regard to the residents and to the motorists along Route 83 . Conversely, he noted that the noise from Route 83 may interfere with bandshell programs. Mr. Rylko stated that he is working with the architects to mitigate the noise problem and they may change the location of the bandshell. Commissioner Howard stated that she likes the Concept Plan. She noted, however, that there may be a problem with both noise and parking if ball games run concurrently with bandshell programs. Mr. Rylko stated that is the reason that they are re-evaluating the bandshell location. Commissioner Rhodes stated that this type of park development is needed in the Village. He asked if any outside private sector development of the ice rink would be possible. Mr. Rylko stated that he has spoken to a private developer but he does not have a written proposal at this time. The matter is still under discussion. He noted that any kind of development by the private sector would involve a lease requiring reversion of the rink to the Park District after a certain number of years. Vice Chairman Goldspiel commented that a building setback of more than 30 feet should be used along streets abutting the park. He also noted that the overall plan seems sound. He asked what uses would take place on the ball fields. Mr. Rylko stated that the ballfields would support a combination of hardball, softball, women's leagues and more. Vice Chairman Goldspiel asked how many parking spaces would be available. Mr. Kmiecik stated that there would be a total of 905 spaces which is approximately 160 spaces short of what the code requires. However, using the shared parking philosophy, the available parking spaces would prove to be sufficient. In addition, the placement of the various amenities in such a fashion that alternates the uses according to the seasons and the fact that the Park District programs would be scheduled, ensures that the parking would be sufficient. Vice Chairman Goldspiel noted that there is no sidewalk proposed Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 7 along Buffalo Grove Road, and this is a variation of Village Development Ordinance standards. He asked that consideration be given to bypassing the busy ballfields and bandshell area for the proposed bikepath. Additionally, he noted that it would be nice to continue the path that runs along the creek past the parking lot all the way to Busch Road with a connection to Green Lake Park. Commissioner Samuels noted that he had attended several of the citizen group meetings and that the group had expressed a desire in developing a master plan so that phased development could take place in an orderly manner. Commissioner Krug noted that it might be desirable to flip the location of the bandshell with the opposite ballfield, thereby alleviating the potential lighting and noise problem. Vice Chairman Goldspiel asked for a polling on the zoning question. The polling would show a preference for either R-E zoning or R-3 zoning. The polling showed 7 to 1 in favor of R-E zoning. Bob Hartian, 550 Highland Grove Drive, asked if the State had been consulted as yet regarding the wetland mitigation. Mr. Kmiecik stated that IDOT has approved the wetland mitigation and that the Park District has given up 3.2 acres of their property for wetlands mitigation. Burt Yablon, 602 Marseilles Circle, asked if any consideration has been given to any traffic signals along Route 83 to facilitate ingress and egress to the park. Mr. Rylko stated that IDOT has incorporated a left hand turn lane southeast bound into the facility. According to IDOT's traffic counts, a signal is not needed on Route 83. Mr. Rylko indicated that the Concept Plan would be modified to respond to the Commission's comments, and more information would be provided concerning the proposed outdoor lighting. BORDEAUX FARMS SUBDIVISION. ROUTE 83 NORTH OF PAULINE AVENUE - ANNEXATION AND APPROVAL OF A P.U.D AND PRELIMINARY PLAN IN THE R-5 DISTRICT -- WORKSHOP #1 Marc Schwartz of Batler & Schwartz stated that he represents Stephen Fennell of Fennell Homes. He said that the proposed development was reviewed by the Village Board on January 18th, and the project was referred to the Plan Commission. He indicated that Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 8 the site is a 7.45-acre parcel along the north side of Route 83 adjoining the Cherbourg subdivision. He stated that the property is presently unincorporated and is currently zoned Suburban by Lake County. He noted that the request is for annexation with R-5 zoning and a approval of a Planned Unit Development. He stated that the development plan calls for 26 single family detached homes with fee simple ownership of a building area for each unit and an overall association for the common elements. He stated that the proposed density is 3.5 units per acre which is the same as the Cherbourg townhomes. The Highlands single-family development also adjoining the proposed development has a density of 3.8 units per acre. Mr. Schwartz noted that the Village Board had some very positive comments concerning the use. He said the development is somewhat new for Buffalo Grove in that it is single-family detached housing without the traditional lot for each unit, but the Village Board thought the proposed product is needed in the Village. Mr. Stephen Fennell of Fennell Homes, Ltd. reviewed his background and experience, noting that he has done extensive work in the area of developing and managing large scale multi-family housing. He stated that the Concept Plan for this development centered around the development of townhomes. He indicated that he had retained Tracy Cross to do market research, and this revealed a slightly different need geared toward a more traditional single-family detached housing unit with maintenance being provided by an association. This product will have all of the advantages of a townhome but will gain the advantages of the detached single family unit. This product would have a much broader market base appealing to those who like the maintenance free lifestyle but still enjoy the prospect of larger single family ownership. Buyers will own the lot that the home sits on and a few feet beyond for decks. All else would be owned in common and an association would manage the maintenance. Mr. Fennell reviewed the three basic styles to be offered. There would be an 1,850 square foot three bedroom ranch home with two car garage, a 2,000 square foot three bedroom cape cod home with the master bedroom on the first floor and an option fourth bedroom as well as a two car garage. There would also be a two story, 2,500 square foot home with three bedrooms, with an optional fourth bedroom and a two car garage with an optional three car garage available. He noted that there may possibly be a fourth plan. All homes would have full basements, fire places and central air included in the base price which would range from $255, 000 to $285,000. He stressed that they would like to keep prices under $300,000. He commented that this development would fit in very nicely between the single family units on the east side and the townhomes to the north and west. Mr. Paul Williams of JEN Land Design, Inc. stated that the proposed concept is considered a detached townhome which is a nice Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 9 transition from the single family development and the multi-family development adjacent to the site. Mr. Williams stated that R-5 zoning is being requested because the product will work well with 25-foot front yards, 35-foot rear yards and 114-foot lot depths. The side-to-side distance between units will be 14 feet, which is the R-5 standard. The homes are designed with a width of 45-feet, which allows more space between buildings proportionate to the mass of the building. This gives a more open feel than is typical in an R-5 development where houses can be 46 to 50 feet wide. Mr. Williams stated that the streets (Toulon and Marseilles) would be fully dedicated 60-foot right-of-ways, and the cul-de-sac will not exceed the 500 foot length allowed by Village ordinance. He further stated that the stormwater detention area would separate some of the proposed homes from the from the Cherbourg subdivision. He further noted that the plan maintains a distance of 20 feet from the centerline of the 20-foot sanitary easement for the two dwelling units adjacent to the sewer line. Mr. Williams said that a temporary access to the development from Route 83 would be used for construction traffic and for customers to look at the homes. Mr. Williams commented that the units on the north side of the site have side walls facing the Cherbourg townhomes, and this gives a more feeling to the site plan. He noted that one house along Route 83 will have a 25-foot corner side yard setback which meets the R-5 standard. He said that the developer will build a sidewalk along Route 83 to connect with the internal sidewalk. He indicated that the sidewalls of adjoining units will have windows, and this is also consistent with standards used in the R-5 District. Mr. Fennell stated that access is designed from Marseilles Circle and Toulon Drive to avoid the heavy traffic on Route 83 and to maintain the maximum 500 foot distance of the cul-de-sac. He said it is unlikely that the State would allow a permanent street from Route 83 because of the proximity of Pauline Avenue. He noted that a temporary access to Route 83 is needed for construction and sales purposes. Commissioner Rhodes asked if there would be outside decks or patios on the first floor and/or second floor of the cape cod or two story homes. Mr. Fennell stated that the homes would have only ground level decks or patios. Commissioner Rhodes asked if there would be a cash donation to the Park District. Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 10 1 the Park District and school districts in lieu of land. Commissioner Rhodes asked if the association would maintain the stormwater detention area. Mr. Fennell stated the association would maintain the detention area. Commissioner Howard asked if all decks would be of a uniform size. Mr. Fennell stated that this issue has not, as yet, been decided. He noted that in most cases maximum size is stated in the declaration. Commissioner Krug stated that the size of any decks should be stated up front. Commissioner Howard asked what kind of berming would be provided along Route 83. Mr. Williams said that the plan provides an area of 25 feet in width to work with, and this would allow a berm of perhaps 3 feet in height. Mr. Fennell noted that there would be a standard landscaping package for the homes and this would provide uniformity throughout the development. Commissioner Howard asked which area would be developed first. Mr. Fennell stated that he plans to start development along Route 83, moving northward. Commissioner Rosenston commented that they may want to start at the north and work toward the south so that construction traffic does not interfere with the newly constructed homes. Commissioner Rosenston asked if all the homes were laid out with the 14 foot side-to-side separation. Mr. Williams verified that a minimum of 14 feet would provided between all units. Mr. Fennell said that the cape cod homes would be 40 feet wide and they would be scattered throughout the development and would create an even more spacious feeling because side yards of greater than 14 feet would be provided. Commissioner Rosenston suggested that the developer consider eliminating Unit 9 adjacent to Route 83 since only a 25-foot setback is being provided, and more area would then be available for separations between the remaining units. He said that overall, Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 11 the site plan is a good design. Commissioner Samuels concurred with Commissioner Rosenston regarding Unit 9 being too close to Route 83. He agreed that this unit should be dropped to create more space between the houses. Commissioner Samuels asked if there would be any off-street parking other than on driveways. Mr. Williams stated that on-street parking capability exists and the streets are designed to the Village's pavement width standard of 27 feet. Commissioner Samuels urged the developer to pay attention to placement of fire hydrants so that they do not interfere with on- street parking. He also said it might be a good idea to have a small area in the north section for guest parking as well as guest parking at the south if Unit 9 is eliminated. He commented that the site plan is well-designed and the development will be good for the Village. Commissioner Rosenston noted that overnight parking is not allowed in the Village and extra off-street parking is a good idea. Commissioner Genell concurred with Commissioners Rosenston and Samuels regarding Unit 9 being too close to Route 83. She also asked how long the temporary access on Route 83 would be necessary and noted her concern with this access in conjunction with the heavy traffic. Mr. Fennell stated the temporary access would be needed only until construction is completed. Mr. Schwartz stated that they would address the issue of increasing the setback of Unit 9 from Route 83. He said it is not feasible for the developer to eliminate a unit because it jeopardize the project's feasibility. He said that Mr. Fennell has carefully designed the project and has not over-built the site. Vice Chairman Goldspiel noted a concensus among the Commissioners that Unit 9 should have a 35-foot setback from Route 83 . He asked if the stormwater area would be wet or dry and if it would be underdrained. Mr. Fennell stated that the detention would be dry. Mr. Williams stated that he is not sure concerning underdraining the basin, but the project engineer will clarify the design. Vice Chairman Goldspiel asked if Marseilles Circle or Toulon Drive would have the heavier traffic. He commented that the design of the intersection favors the cul-de-sac leg, and signage may be needed to control traffic movements at the intersection. Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 12 1 Mr. Williams stated that Toulon would have more traffic. Vice Chairman Goldspiel noted concern with the traffic and stated that this intersection may require signage. Commissioner Rosenston noted that the next workshop should have input on the intersection from the Village traffic consultant. Vice Chairman Goldspiel said that it may be desirable to underdrain the detention area and make it available for recreational use by the residents as there is no park land in the immediate area. Vice Chairman Goldspiel stated that he is not convinced that additional guest parking is necessary. He noted that this project is fairly close to single family lot dimensions and guest parking would detract from the single family image. He stated that a rough study of the street parking would be a good idea. Commissioner Krug asked if trash disposal would be handled by the Village vendor or a private vendor and if the cul-de-sac would be wide enough to accommodate the disposal trucks needed. Mr. Pfeil stated that the proposed cul-de-sac is a standard size and therefore the trash trucks should have no problem maneuvering. Vice Chairman Goldspiel also noted that since some of these homes will have three car garages, it is even more doubtful that there will be sufficient street parking. Burt Yablon, 502 Marseilles Circle, noted his concern with regard to traffic. He stated that he would prefer a right in and right out entrance to Route 83. He further noted that the Marseilles Court entrance will create heavy cut-through traffic. He said he is concerned with the 7-foot separation between this development and the end units of the Cherbourg development. He asked if some berming or landscaping could be added. He commented that the developer should save as many of the existing trees as possible. Gary Schlechter, 560 Highland Grove Drive, stated that his home is at the low end of his development and has flooded many times. He stated that the Village has changed the pitch on his lot to drain onto the proposed development site and he noted his concern that �./ this new development would start his flooding problems all over again. Mr. Fennell stated that the site will drain toward the detention area on the west and should not interfere with the property on the east side. Bob Hartian, 550 Highland Grove Drive, reiterated the flooding Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 13 address asked that the problems of Mr. Schlechter andengineers this situation. He also asked that the trees on the east side of the property be maintained. Vice Chairman Goldspiel stated that a tree survey would be conducted before the project is approved. Mr. Schwartz stated that they are not in favor of a right-in, right-out access on Route 83 as it is too close to Pauline Avenue. Mr. Paul Wasson a resident of the Cherbourg townhomes, asked if the elevation difference between Cherbourg and the proposed development would be graded and if there would be any berms placed between the 7 foot separation between Cherbourg and the proposed development. He said Cherbourg has a 35-foot setback to its property line, and the new development should provide an equal setback. Vice Chairman Goldspiel said the 35-foot setback is not needed on the north side of the proposed homes, and he commented that side yard setbacks need to be in scale with the size of the housing unit. Mr. Fennel said he would not be placing a berm between his development and Cherbourg, and he said the Cherbourg site is not really much higher than his site. Vice Chairman Goldspiel said the developer should provide information concerning the grade difference between the two developments. Commissioner Rosenston commented that berms should not be used to separate similar neighborhoods. He requested that information such as floor plans and elevations concerning the proposed housing types be provided for the next workshop. Mr. Schwartz stated that the developer will provide information concerning grading and the other items that have been identified by the Commission. Vice Chairman Goldspiel directed the developer to review the Commission's comments and prepare for a second workshop. Li WINCHESTER ESTATES TOWNHOMES - FIRST RESUBDIVISION Moved by Commissioner Rhodes, seconded by Commissioner Genell to approve the plat of survey of Winchester Estate Townhomes resubdivision dated February 24, 1993. Vice Chairman Goldspiel asked if the bikepath easement is now Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 14 shown on the plat. Mr. Pfeil stated that the easement is now shown on the plat along the north side of Bank Lane. All Commissioners were in favor of the motion and the motion passed 8 to 0. `./ CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said that there would be a special meeting on March 10, 1993 for a public hearing concerning the Indian Creek development, and a workshop for the Speedway service station on Milwaukee Avenue. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Berman, and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 10: 15 p.m. Respectfully bmitted, Fay Rub' , Recording Secretary AP ROVED BY: 'S P EN GOLDSPIEL, Vice Chairman Buffalo Grove Plan Comm-Regular Meeting-March 3, 1993-Page 15 II