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1994-03-02 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 2, 1994 Edward Schwartz and Company - The Coves of Buffalo Grove, Park View Terrace - Rezoning from the Office and Research District to the R-9 Multi-family District with a Planned Unit Development (P.U.D. ) and approval of a Preliminary Plan -- Workshop #2 Milbro, Ltd. , south side of Route 22 adjoining the Village of Lincolnshire - Annexation with Industrial Zoning for a 32 .9-acre tract -- Workshop #1 Town and Country Homes, Proposed residential developments Workshop #1 Quill property (68 . 9-acres) south side of Route 22 across from Stevenson High School - Annexation with R-3, R-4 and R-9 P.U.D. zoning and approval of a Preliminary Plan Billick' s Acres (59.4-acres) , east side of Prairie Road across from District 102 Middle School - Annexation with R-3 zoning and approval of a Preliminary Plan Power Nail Property (32 acres) , south side of Route 22, east of Wisconsin Central Railroad Annexation with Residential Estate zoning -- Workshop #1 Chairman Silbernik called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Ms. Genell Mr. Samuels Mr. Berman Commissioners absent: Mr. Rosenston Also present: Mr. Mike Schwartz, Attorney Mr. Ed Schwartz, Edward Schwartz & Co. Mr. Edward Yalowitz, Holleb & Coff Mr. Jack Miller, Milbro Mr. Harvey Miller, Milbro Mr. James Truesdell, Town & Country Homes Mr. Frank Salathe, JEN Land Design, Inc. Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 1 Mr. James Frayn, Manhard Consulting, Ltd. Mr. Vitas Maciukevicius, Metro Transportation Group, Inc. Mr. Kurt Wandrey, Town & Country Homes Mr. Peter Brennan, Attorney Mr. John Marienthal, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Goldspiel to approve the minutes of the public hearing of February 16, 1994 . Commissioner Goldspiel requested the addition of the word "and" to paragraph 7, page 6. All Commissioners were in favor of the motion as amended and the motion passed unanimously, with Y Commissioners Krug, Genell, Berman and Silbernik abstaining. Moved by Commissioner Rhodes, seconded by Commissioner Genell to approve the minutes of the regular meeting of February 16, 1994. Commissioner Goldspiel requested that Mr. Domas' stated that all EPA requirements will be met be included within the minutes. Commissioner Samuels stated that the comment that the Weiland Road entrance should be cut off immediately should be added. All Commissioners were in favor of the motion as amended and the motion passed unanimously, with Commissioners Krug, Genell, Berman and Silbernik abstaining. COMMITTEE AND LIAISON REPORTS - None EDWARD SCHWARTZ AND CO. - THE COVES OF BUFFALO GROVE, PARK VIEW TERRACE - REZONING FROM THE OFFICE AND RESEARCH DISTRICT TO THE R-9 MULTI-FAMILY DISTRICT WITH A PLANNED UNIT DEVELOPMENT (P.U.D. ) AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #2 Mr. Mike Schwartz, attorney for Edward Schwartz and Company, stated that the proposed Coves townhomes on Park View Terrace is a request for downzoning from the 0 & R District to the R-9 District with a P.U.D. He noted that the Preliminary Plan has been revised in response to comments at the first workshop. Mr. Edward Schwartz stated that there were a number of concerns regarding the Preliminary Plan at the first workshop. Concerning the issue of adequate parking, he noted that the sidewalk across the frontage of the site along Park View Terrace has been eliminated which will allow parking to be double stacked on driveways of buildings 1 and 2 . Two guest parking stalls have been added to building 3. He noted there are now an additional 16 stalls that can be accommodated in front of buildings 1 and 2 since they can be double loaded. Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 2 Mr. Schwartz stated that the use of the Covington Manor stormwater detention system is now under discussion with Mr. Kuenkler. Mr. Schwartz reviewed the parking lot plan of record for the Kingswood Church east of the site. Mr. Pfeil stated the plan shows that the parking lot is approximately 150 feet from the proposed development. Commissioner Goldspiel asked if the parking lot development would need to return to the Plan Commission if said plan did change. Mr. Pfeil stated it is a Special Use and there would be some level of review of for the parking lot, but it is possible that the change may be considered as a minor change that would not return to the Plan Commission for review. Chairman Silbernik asked if Mr. Kuenkler had any comments on the stormwater retention plan. Mr. Kuenkler stated that the basin in the Covington Manor detention area is substantially oversized and therefore could handle detention for the proposed development. Commissioner Goldspiel noted that based on Mr. Kuenkler's statement the proposed development should use the Covington Manor detention facility. He asked for an explanation of the double loaded parking proposed on the plan. Mr. Schwartz stated that the buildings are set back 30 feet from the property line, but 40 .5 feet back from the curb along Park View Terrace. This allows for double loaded parking on the driveways in front of each garage in buildings 1 and 2 . He noted that building 3 has been provided with two extra guest spaces since the driveways for this building will not allow double loaded parking in front of the garages. In total, there are now 24 cars inside the garages, 40 parking spaces on the driveways and 4 guest parking spaces for 18 dwelling units. He also noted that there is plenty of on street parking on Park View Terrace available adjacent to this site. Commissioner Goldspiel asked for clarification of Mr. Pfeil' s comment that it may be "better to put the sidewalk south of the parking spaces and construct it as a carriage walk along the driveway of building 3 from Park View Terrace to the park" , in his memo dated February 25, 1994 . Mr. Pfeil stated perhaps there is a way to put the sidewalk on the south of the parking spaces to keep pedestrians going to and from the park out of private driveways. Mr. Schwartz stated that he would modify the plan to put the Buffalo Grove Plan Comm-Regular Meeting-March 2 , 1994-Page 3 sidewalk on the south side of the driveway in front of building 3. He stated that he would not like to push the buildings back any farther north on the site because the property abuts a bank and a fire station. Commissioner Goldspiel asked for clarification of Mr. Pfeil's statement in the memo of February 25, 1994, referring to " . . .if this sidewalk were extended north on the park property it could provide pedestrian access to the Midwest Bank property" . Mr. Pfeil commented that if the sidewalk could go along the west edge of the site it would provide pedestrian access to the bank and to the sidewalk on Dundee Road. He noted that at the first workshop some residents from Covington Manor indicated that people walk on the development site to get to the bank and other destinations along Dundee Road. If the proposed townhomes are built, this pedestrian access will be eliminated unless provisions are made to extend a sidewalk on the development site or along the park property west of the site. Commissioner Goldspiel noted his concern with the 12-foot distance from the side of the building to the park. He stated that he is concerned with the effect of the park on the residents of that building. Mr. Schwartz stated there is a soccer field which is not close to the property line of the townhome site. Commissioner Rhodes noted his grave concern with the stormwater detention plan. He stated that contrary to Mr. Kuenkler' s statement, the Covington Manor detention basin fills up and overflows. Adding more stormwater runoff would not benefit the community, and properties downstream from Covington would flood. Therefore, he will vote against approval of the Coves project if the plan proposes use of Covington Manor detention basin without proper modification. He further stated that snow removal would be very difficult as there is very little green space available on the Coves site. He commented that appears that too much building area is being proposed in relation to the size of the site. Mr. Schwartz stated that this plan is a condominium and snow removal wouldbe provided through contract with a snowplowing g service. He said that there is room on site for snow storage. Commissioner Rhodes stated that some of the on-site parking would surely be used for storage of snow, which would reduce the amount of off-street parking available for use by residents. Mr. Schwartz stated that snow removal is being handled at Frenchman' s Cove without using any parking areas for storage, this site would be similarly served. Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 4 Commissioner Samuels noted concern with patios. He stated that if the detention is left at the rear of the buildings, he would like to see the slopes and exactly where the patios would be located as well as the type of screening to be used. Mr. Schwartz stated that he will screen the bank and fire station from the buildings with a fence and landscaping. Mr. Schwartz stated that the patios would extend only 8 to 10 feet from the building, leaving 20 feet before the start of the detention area. Commissioner Samuels asked if that is true of building 3. Mr. Schwartz stated that building 3 is slightly closer to the detention basin. Commissioner Samuels noted that patios on building 3 would be right at the slope to the detention. Mr. Schwartz reviewed the engineering plan cross section view of the patios and noted that the worst case situation was used and therefore 20 feet is the closest any building would be to the detention basin. Commissioner Berman asked about the demographic profile of people who are expected to purchase the proposed townhomes and flats. Mr. -Schwartz stated one-third would be young marrieds, one-third would be single head of households and one-third would be empty nesters. He commented that there would be very few children living in the units based on the expected profile of homebuyers. Commissioner Berman noted that Commissioner Rhodes' concern about the lack of space for snow storage is well-founded. He commented that the plan is has a large amount of building area and has little green space on the street side of the site. Mr. Schwartz noted there is a lot of space behind the buildings which will provide great livability and privacy. Chairman Silbernik stated he would like to know the distance from building 3 to the closest soccer field for the public hearing. Commissioner Goldspiel noted that this plan does not work with backyard detention and he would like a careful check of the capacity of the Covington detention basin to determine if this site can be accommodated by the Covington basin. Mr. John Ayres, Wheeling Township Highway Commissioner, stated that the existing east area of the Dunlo subdivision has a flooding condition and engineers are presently working on a whole Buffalo Grove Plan Comm-Regular Meeting-March 2 , 1994-Page 5 program with the Water Reclamation District. He stated that he is at the meeting to determine if there would be a problem with additional stormwater from this site reaching the Dunlo area without adequate detention. He noted that he would provide the Village with information concerning the Township' s study to improve drainage for the Dunlo area. He commented that he has not seen an engineering plan for the Coves project, so he cannot yet comment concerning possible impacts on the Dunlo area. Mr. Rhodes noted that it would appear that another workshop is needed to review engineering information prior to any public hearing. Commissioner Goldspiel asked if anyone in attendance is familiar with flooding or drainage problems in the Dunlo area. Mr. Ayres said that he is a resident of Covington Manor. He stated that streets and backyards in the Dunlo area are subject to flooding. He said that the Dunlo area receives water from the north and west. He said that part of the problem is due to the release rate of water from the Covington detention area. Commissioner Goldspiel asked where the water goes after it leaves the Dunlo area. He also inquired if the Covington basin releases water onto the surface of Golfview Terrace. Mr. Ayres stated the water goes from Dunlo straight east two blocks, then north via a ditch to the storm sewer at Dundee Road. He said that the Covington basin does not overflow onto Golfview Terrace. Commissioner Goldspiel asked if this detention basin is causing any problems for the Dunlo area. Mr. Ayres stated he believes that part of the problem in the Dunlo area is that the water flows too fast from the Covington facility. He noted that the Township is working on plans to improve drainage in the Dunlo area. Mr. Kuenkler stated that there is no question in his mind that the Covington Manor detention area can handle stormwater detention for the proposed plan. However, some improvements need to be made. The restrictor would need to be resized, although this would need to be done regardless of this project. He noted that approx- imately one-third of the Coves site is already draining to the area served by the Covington Manor basin. Commissioner Goldspiel noted that since the engineering study is so close to completion, it may be best to wait in order to determine the best location for detention for this project. Mr. Schwartz stated that he can provide detention in the backyards Buffalo Grove Plan Comm-Regular Meeting-March 2 , 1994-Page 6 and if the engineering study determines the Covington basin is preferable, it can then be done that way. Chairman Silbernik stated that the Commission would like to prevent any potential problems in the future and possibly increase the marketability of the product. Mr. Felix Gervais, Covington Manor, stated that building 3 is twelve feet from the soccer field. He stated that drainage for that area goes south to a swale behind two westerly buildings in Covington Manor. He noted that melting snow and water from rooftops at the proposed development will all go toward that swale and will increase the already flooded area. Mr. Thomas Behan, 522 Park View Terrace, stated his home is the most directly affected by the proposed plan and his front lawn will become one giant parking lot. He stated that this project is far too dense for this area. He further stated that snow will be piled up in his front lawn as there is no other place for it to go. He asked that the Commission keep in mind that this project will be detrimental to the value of his home. He noted that his home is directly south of the driveway and parking area planned for building 3. Commissioner Goldspiel noted that the proposed plan calls for 10.5 units per acre and Covington Manor has a density of approximately 9. 1 units per acre which includes the detention area. He asked if the proposed plan is therefore of a comparable density or more dense than Covington Manor. Mr. Pfeil stated that the two plans are comparable concerning density and layout. He noted that the detention basin on the Covington Manor site increases the area of the site and produces a lower density figure for Covington as compared to the Coves. He further noted that small infill parcels do not have the room to provide large areas of open space on-site. He stated that if fewer units were put on the Coves site than the proposed plan, it would allow some flexibility in site layout, but land economics is a major factor for developers, and Mr. Schwartz has indicated that it would be difficult for him to reduce the number of proposed units. Commissioner Goldspiel noted that in checking the backyards of both plans, it would seem that the proposed plan has less density. Commissioner Genell stated that it would be a good idea to consider the engineering of the proposed church parking lot and its part in stormwater runoff from an impervious surface. Mr. Kuenkler stated that the church property is tributary to Dundee Road not to the Covington detention basin. Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 7 Commissioner Berman stated that he is not uncomfortable with the proposed R-9 zoning. However, he noted his concern with the level of coverage of impervious surfaces in the front and the way it is laid out. He stated it would be difficult for people to live with the way the plan is set up, particularly at building three. He further noted that backyard stormwater detention is not a good idea. Commissioner Goldspiel stated that perhaps some angling of the buildings could be arranged without backyard detention so that there will be less asphalt. Chairman Silbernik noted the following items are needed for the next meeting: 1. Conceptual landscape plan 2 . If backyard detention is eliminated, show alternate configurations for the proposed buildings to create more space and more efficient driveway areas MILBRO, LTD. , SOUTH SIDE OF ROUTE 22 ADJOINING THE VILLAGE OF LINCOLNSHIRE - ANNEXATION WITH INDUSTRIAL ZONING FOR A 32 . 9-ACRE TRACT -- WORKSHOP #1 Mr. Edward Yalowitz, of Holleb & Coff, stated the property is a 32 . 9-acre tract south of Route 22 . He stated that the petitioner is seeking annexation to Buffalo Grove with Industrial zoning. He stated that his clients have no development plans at this point to present. He noted that when a plan is proposed, they will be back to go through the entire planning process. However, he stated that they are requesting the support of the Plan Commission concerning the proposed zoning. He noted that access to the site will probably have to be from a driveway to Route 22 across from Holtz Road. This location is approximately halfway between the signalized access to Stevenson High School and Schelter Road. In each case the distance is more than 600 feet between intersections which meets the standard of the Illinois Department of Transportation (IDOT) . Commissioner Goldspiel asked if Village utility improvements have been plan for this area. Mr. Pfeil stated that Buffalo Grove has the capacity in its water and sewer systems to serve this area. He stated that an eight-foot sidewalk on the south side of Route 22 is on the Village' s Bikepath Plan. He further noted that Route 22 is a Strategic Regional Arterial (SRA) as defined by IDOT, and various alternatives for improvements to the road will be evaluated by IDOT. Commissioner Goldspiel asked if the water and sewer utilities Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 8 would be able to service the area. Mr. Kuenkler stated that the Village can provide utility service to this area. Commissioner Krug stated that he agrees that access to the property is needed off of Route 22 and further noted that property has been annexed in the past without specified development plans. Commissioner Howard stated that access to the property off Route 22 is very important. Commissioner Samuels stated he has no problem in supporting an access for the property off of Route 22 . Commissioner Goldspiel noted the Village' s standard for length of cul-de-sac is 500 feet, and it appears that the street ultimately built on this parcel will exceed this standard. He commented that access to adjacent properties to avoid a long cul-de-sac should be investigated by the petitioner. TOWN AND COUNTRY HOMES, PROPOSED RESIDENTIAL DEVELOPMENTS WORKSHOP #1 QUILL (MILBRO) PROPERTY 68. 9-ACRES) , SOUTH SIDE Q ROUTE 22 ACROSS FROM STEVENSON HIGH SCHOOL - ANNEXATION WITH R-3, R-4 AND R-9 P.U.D. ZONING AND APPROVAL OF PRELIMINARY PLAN BILLICK'S ACRES (59. 4-ACRES) , EAST SIDE DIE PRAIRIE ROAD ACROSS FROM DISTRICT 102 MIDDLE SCHOOL - ANNEXATION WITH R- 3 ZONING AND APPROVAL OF A PRELIMINARY PLAN James Truesdell, Town & Country Homes, reviewed his company's recent projects in the Chicago area. He stated Town and Country has worked with residents of the Billick' s Acres area and with the owners of the Milbro (Quill) property to draft a petition for annexation by the property owners and electors which has been determined to be valid by the Circuit Court in Lake County and has been sent to the Village of Buffalo Grove by the Court. He stated this acreage is part of the 193 .3-acre annexation that includes the Power Nail Property and the Milbro, Ltd. property. Frank Salathe, JEN Land Design, Inc. , reviewed the surrounding properties and the zoning. He noted that the plan for the 69-acre Quill property proposes R-3 zoning for the southwest corner of the site, R-4 zoning for the northwest portion of the site and R-9 P.U.D. zoning for 147 townhomes with two-car garages in the northeast part of the site. He commented that a public park area will be provided, and access will be provided by two curb cuts to Route 22 , including one at the signalized intersection for Stevenson High School. Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 9 Mr. Salathe noted that in addition to the active use park on Quill parcel, the plan also provides three stormwater detention areas, one of which is adjacent to the park site. The majority of the property drains to the southeast where the park and one stormwater area have been located. The park site has been planned in a central location for the whole development, with good access to both the single-family areas and the townhomes. Mr. Salathe stated the townhomes on the Quill parcel are located on the eastern portion of the property with direct access to the street that will connect to Route 22 across from the signalized driveway to Stevenson High School. A second access to Route 22 will be provided on the west side of the Quill parcel into the single-family area of the development. He noted that the street system loops through the entire development, providing two connections to Route 22 . Mr. Salathe said that in addition to the 147 townhomes on the Quill parcel, the R-3 area would have 46 single family homes and the R-4 area would have 52 single family homes, for a total of 245 dwelling units. The gross density of the development on the Quill parcel would be 3.6 units per acre. The minimum lot size in the R-3 area would be 10, 000 square feet. However, one variance is being requested to allow lot widths of 70 feet. The R-4 area will have minimum lot areas of 8, 750 square feet with a 70 foot lot width. Proposed standards for the townhomes include building separations of 24 feet side to side, 40 feet side to rear, and 50 feet rear to rear. He also noted the townhome density would be 6. 9 units per acre. Mr. Salathe reviewed the Billick property stating the proposal is for 128 single family homes with R-3 zoning with a variance for 70 foot lot widths. He noted that one of the reasons for this variance is that it will allow for variety and different shaped lots . In addition, he noted that this would increase the depth of the rear yards by 18 feet. Mr. Salathe stated that two access roads are proposed on Prairie Road and an alternate access on the north end of the property for future connection to the area north of the site. He noted that there are two small wetland areas on the property to be filled and mitigated. He said that there would be 13.2 acres of open space, including the wetland areas and a 2 . 6-acre active use park site. He indicated that the total density for the development will be 2 . 18 units per acre. Mr. Truesdell noted that the variance for lot width will also allow a greater depth for the lots located closest to the railroad or Prairie Road. Approximately 40 percent of the lots meet the Village standard for R-3 lot width and will not require the variation. He commented that most homeowners are mainly concerned with the rear yards of their homes rather than the side yards, so Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 10 the lot width variance is responsive to how residents will use their properties. He noted that the townhomes on the Quill parcel would have floor areas of approximately 1,700 to 1, 800 square feet. The design of the proposed single family homes is now in development and will be presented at future meetings. James Frayn, Manhard Consulting, Inc. , stated that the Billick property will be served by an existing 12 inch sanitary sewer located at Aptakisic and Prairie Roads. It will be necessary to extend this sewer approximately 800 feet to the property. Sanitary sewer service for the Quill property will be provided by building a lift station at the northeast corner of the property, and extending a sewer west on Route 22 to the 21-inch diameter sanitary sewer located just- south of the Woodlands shopping center. He stated the water system will start at an existing 12 inch main on the District 102 middle school site. This water main will be taken underneath the Wisconsin Central Railroad and then be routed along Route 22 to Prairie Road and north to the water main at the Roslyn Woods subdivision. Mr. Frayn stated storm drainage from the Quill property will be from the west to the southeast corner of the property, and also toward the north side of the property for a portion of the site. On the Billick property there will be two different drainage areas to the east and south. Mr. Truesdell stated a meeting had been held with the Lake County Division of Transportation and the Village staff to address access, specifically on the Billick property as it relates to Prairie Road and the County' s plan for re-alignment of Weiland Road and Prairie Road. He noted that Town and Country is evaluating alternative designs for the Prairie/Weiland re- alignment so that they can proceed with the proposed residential project while still providing the ability to either accommodate the future extension of Weiland Road through the area or for improvements along Aptakisic Road. Vitas Maciukevicius, Metro Transportation Group, stated that Town and Country has discussed potential improvements to the intersections of Weiland and Aptakisic and Prairie and Aptakisic with Village staff. He noted that the Village Engineer does not think that intersection improvements will be sufficient, and the 1 Village Engineer recommends that some form of re-alignment of Weiland and Prairie Road will be needed to provide adequate levels of service for traffic on Weiland and Prairie. Mr. Maciukevicius stated the Billick property is showing two connections to Prairie Road. A review of the long term transportation plans of the County indicates that some future roadway connection from the current termination of Weiland Road at the intersection of Aptakisic to Prairie Road will be necessary. Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 11 He distributed a sketch of his proposed re-alignment design, and Mr. Pfeil provided the Plan Commission with a drawing showing the two alignments developed by Lake County. Mr. Maciukevicius stated that an alternative alignment is suggested showing road improvements further south than the presently contemplated roadway. He noted that it is necessary to meet a 40 m.p.h. design standard. He further noted that this improvement has not as yet been funded nor has the right-of-way been obtained. However, in as much as Village staff has indicated that such an improvement is needed, they are presenting this alternative roadway improvement plan which meets the 40 m.p.h. design standard and is south of the subject site. At the same time, because the improvement has not yet been engineered and right-of-way has not yet been obtained, would not preclude the development of this parcel nor preclude the Weiland Road extension from happening. Mr. Maciukevicius stated that there would be two access connections from Route 22 to the Quill parcel. One access drive would be opposite Stevenson High School' s signalized driveway, and the other would be at the west portion of the site opposite Apple Hill Lane. He stated that he is awaiting input from IDOT concerning improvements that will be required of Town and Country in developing the proposed residential project. Chairman Silbernik asked if the Route 22 widening has been funded or if right-of-way has been obtained. Mr. Maciukevicius stated that neither the funding nor the right- of-way for Route 22 has been obtained. Chairman Silbernik noted that it still does not preclude widening of Route 22 even though funding and right-of-way has not yet been obtained. He commented that the same situation exists for the Weiland/Prairie re-alignment, so this project shouldn't be considered infeasible just because funding and right-of-way haven't been secured. Mr. Maciukevicius stated that concerning the Weiland/Prairie re- alignment, Town and Country strongly prefers the proposed alternative that places the improvement on the parcel south of the Town and Country site. He noted that Town and Country would need to reserve some right-of-way on the southwest edge of a proposed stormwater detention facility along Prairie Road. Mr. Truesdell stated that Weiland/Prairie alignment proposed by Town and Country is actually a better plan than the County designs because it provides for the 40 m.p.h. design standard, provides the same function and is a much shorter routing. This will reduce land acquisition and construction costs. He further stated that if re-alignment design places the road through the Town and Country Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 12 site, it will make the residential development economically infeasible for Town and Country. Commissioner Goldspiel asked if there are any grading problems on the Quill property. Mr. Frayn stated there are no grading problems. Commissioner Goldspiel asked where the stormwater for the Quill and Billick parcels would go as it leaves the sites. Mr. Frayn stated that on the Quill property there are a total of three detention areas. He noted there is an existing culvert under Route 22 that will receive flow from the north portion of the Quill site. He said that the southeastern detention area on the Quill site will outlet to ditches that flow to the east into Lincolnshire. Mr. Frayn stated that approximately two-thirds of the Billick property is tributary to the east where there is an existing culvert underneath the Wisconsin Central Railroad. The other portion of the Billick property is tributary to the south, and a storm sewer will have to be constructed to take the water to an existing Lake County storm sewer at Aptakisic and Prairie Road. Commissioner Goldspiel asked about the maintenance of the wetlands on the Billick site. Mr. Frayn stated that a consultant has been hired to review the wetlands, including a plan for long-term maintenance. Commissioner Goldspiel stated that it will be necessary to integrate the Quill site with the surrounding neighborhood which is two-thirds or three-fourths Industrial. He stated that one way would be through pedestrian and bikepath access. He noted that he would like to hear some suggestions for how this parcel can be made more of a part of the Village. He further suggested that the plan for the Billick site needs some work concerning how the park and wetlands can be enhanced as amenities by linkage with bikepaths or pedestrian paths. Commissioner Goldspiel stated that he does not see how a variation can be justified for smaller lot widths on the R-3 areas. He stated that a variation needs to be based on hardship, and this is a new development that does not qualify as a hardship situation. He stated there is no point of calling something R-3 and then granting a variation to effectively turn it into an R-4 zoning. He further noted that he is not opposed to R-4 zoning. He said that he feels that there is an unrecognized demand for smaller-lot homes in the Lake County portion of the Village. Mr. Kurt Wandrey stated they are building homes to a certain Buffalo Grove Plan Comm-Regular Meeting-March 2 , 1994-Page 13 design standard, and the 70-foot width with deeper rear yards is the preference of homeowners that buy Town and Country products. Mr. Truesdell noted that he understands Commissioner Goldspiel' s comments concerning the need to justify variations, and the plan could probably be re-worked to create R-3 and R-4 areas that do not require the lot width variation. Commissioner Goldspiel stated that it appears that the Weiland Road extension will have be on some portion of the Town and Country Billick site. He noted his deep concern with the long-term function of the intersection at Weiland and Aptakisic, particularly with the proximity of the railroad tracks. He said that the re-alignment of Weiland Road as proposed by Town and Country will complicate future land acquisition for right-of-way, and delay the ultimate implementation of the road improvement by shifting the bulk of the project onto adjacent properties. Commissioner Krug stated that it is necessary to provide some sort of street connections between the Quill site and adjacent properties to the east and west. Commissioner Rhodes concurred with Commissioner Goldspiel regarding the lot width variation issue and stated he would like to see zoning areas that don't need variations. He further asked if there had been any discussion with the school districts on the impact of this development concerning the generation of school- aged children. Mr. Truesdell stated they have not yet spoken to the schools and will do so. Commissioner Rhodes stated he would like to hear some feedback from the schools at the next meeting. Commissioner Howard agreed with the need for comments from the schools. She inquired if an easement would be necessary for the water line that would go under the Wisconsin Central Railroad tracks, then through the Power Nail property before reaching the Quill site. Mr. Truesdell stated that initial talks with the property owners have been held and he does not foresee any problems obtaining necessary easements for the water line. Commissioner Howard asked if any of the stormwater areas on the Billick and Quill sites would be ponds as opposed to dry basins. Mr. Frayn stated the southeastern detention on the Quill site would be a dry basin, and the two northern facilities along Route 22 may be ponds . He said that the Billick detention plan is still being worked on and more review of the wetland areas needs to be Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 14 done. He said that the non-wetland areas would probably be dry detention facilities. Commissioner Genell noted that a collaborative effort among school districts, the County and the Village for this whole project would be a good idea to ensure that there is timely intergovernmental cooperation in planning the developments. Commissioner Samuels noted that lot 10 on the Quill property is a three-sided lot and would have to be corrected. He further stated that the Billick plan is creating two infill pieces, and the future incorporation of these parcels into the overall development of the area should be analyzed. He commented concerning the south infill piece that the stub streets should be aligned to provide standard sized lots on both sides of the street. He noted that a portion of lots 122 and 123 on the Town and Country plan may have to be conveyed to the new lots on the east side of the stub street extension. Mr. Pfeil commented that the Billick area does not need a collector street, and there does not seem to be a traffic-impact need to align a street with Brandywyn Lane. Mr. Wandrey stated that the County access ordinance actually calls for only one access to Prairie Road, and Brandywyn Lane would be too far north for this access point. Mr. Pfeil stated that it is necessary to reach some consensus on the design of the Weiland/Prairie re-alignment in order to be able to address the location of other access points to Prairie Road. Commissioner Berman noted that the top infill piece can only be developed if Brandywyn is brought across Prairie Road. This may argue to the County that this parcel cannot be developed without access to Prairie Road. An additional issue would be the presence of the school and children' s safety and access to the school. He said that it appears to be a safer design to have an intersection at Brandywyn than to have an offset street where children would cross Prairie to walk to the middle school. Commissioner Berman noted his agreement on the zoning issue. He stated the entire development does not have to be platted as R-4. There can be an area of R-3 and R-4 within the same plan. The depth of lots can be put into the annexation agreement and everyone is tied into the lot size and no variance will be required. Commissioner Berman stated that concerning the Quill site, it would be very advisable to coordinate land use and access with the parcels to the west and east. He said that it would be in the Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 15 Village' s and the respective landowners interests to create a road system serve the three parcels and integrate the area into an overall plan. Chairman Silbernik noted that the plan for the Billick site shows residential lots that will be split between School Districts 102 and 103. He said that he will not support a plan that splits a subdivision into two different school districts. He further noted his agreement with Commissioners' Samuels ' and Berman's thoughts on planning for the two infill parcels adjoining the Billick plan and provision for right-of-ways so that they can be planned properly developed in the future. Chairman Silbernik stated that he likes the plans but has a significant concern with the impact on the school districts and traffic impacts during peak hours. He asked how many lots would be lost if lot width were 80 feet for all the lots. Mr. Truesdell stated he did not know how many lots would be lost, but given the economics of the site, it would be a major problem to reduce the number of lots. Chairman Silbernik many hours had been spent on the master plan for the community and the Quill and Billick areas were discussed. It had been noted that long-term there is limited availability of appropriate sites for commercial development. He noted that the Quill site is on the Village's master plan for industrial use, with thought to be given to combined commercial/industrial uses. The Quill site is one of the few parcels that would have some long term commercial viability. He noted concern with the loss of some long term taxable property which would generate property taxes and possible sales tax revenue without having any negative impact on the school districts. He said that although the proposed development concept for the Quill and Billick sites is not objectionable, there are many questions about the short and long term impacts of these plans. 1 Commissioner Berman stated that the Billick site is within walking distance of the proposed commuter train station at Main Street and Route 22, and homes in this area will be in great demand at premium prices. He said it appears to him that Town and Country will stand to be very successful with this project, so he does not think the economic arguments concerning reduced density are well-founded. Mr. Truesdell stated they will certainly look at all of the issues raised by the Plan Commission, they will work with the Commission to find alternatives that are acceptable to the Village and Town and Country. Commissioner Samuels questioned the length of the cul-de-sac on the Quill property in the townhome area. Buffalo Grove Plan Comm-Regular Meeting-March 2 , 1994-Page 16 Commissioner Goldspiel asked if a collector street in the Quill site might be necessary and he asked if preference should be given to one street or another between the two roads in the townhome area concerning access to Route 22. He noted that if traffic from the single family homes is to be encouraged along one of the streets connection to Route 22, it might be best to widen one of the streets or change the two T intersections. Commissioner Goldspiel stated that development of homes cannot be evaluated based solely on the fiscal impact on the schools. This would have precluded most of the development in the Village to date. He noted that there are ways of providing state funding for schools. If the contiguous- parcels were to be developed as Industrial then it might offset some of the single-family impact. Commissioner Goldspiel noted his deep concern with the overplanning of large lots in the Village. He stated it would be a wrong step to go with all 80-foot lots on this plan as it builds up unnecessary expense in extending utilities, wastes land, is exclusionary and is legally questionable. Chairman Silbernik stated that he would agree with Commissioner Goldspiel' s arguments about the schools if there was more space to put more schools. However, there is not and that is the problem facing the school districts. Commissioner Goldspiel stated that if school sites are needed, that is something to be brought up at follow up meetings. Commissioner Samuels asked if any thought had been given to saving the frontage along Route 22 for business use and building townhomes behind it. Mr. Brennan stated there had been some discussion on this with the people from Quill and it was felt that the industrial areas would offset some of these needs. Mr. Wandrey stated there is a compatibility issue with a business designation. The type of businesses that might locate in this vicinity and its proximity to the high school may not be desirable to the school andinappropriate inapp opriate to the residential character of the surrounding area. POWER NAIL PROPERTY (32-ACRES) , SOUTH SIDE OF ROUTE 22, EAST OF WISCONSIN CENTRAL RAILROAD - ANNEXATION WITH RESIDENTIAL ESTATE ZONING -- WORKSHOP #1 Chairman Silbernik asked why Residential Estate zoning is being proposed. Mr. Pfeil noted that the property owner is not a willing Buffalo Grove Plan Comm-Regular Meeting-March 2 , 1994-Page 17 petitioner for annexation, and the Residential Estate classification is regarded by the Village as a holding zone. This zoning would be re-evaluated when the property owner or a developer requested rezoning for some other use. Commissioner Goldspiel stated he does not feel that holding zones are fair to a property owner. He stated that if the existing use is an appropriate use for a property, the zoning should reflect the use, not make it non-conforming. Mr. Pfeil stated that this is a large parcel, and the Village has to be concerned with the implications for future use if the entire property is granted Industrial zoning upon annexation. He commented that it is important for the Village to control the zoning of the property so that an appropriate land use and zoning pattern will be developed for the area, and adjacent uses will be compatible. Commissioner Goldspiel stated that the parcel can be broken down and the Industrial zone can be kept for the existing factory and other zoning can be put on other parts of the parcel. Commissioner Krug asked if it would be wiser to zone the parcel Residential Estate with a non-conforming use. Commissioner Goldspiel stated it just seems if the Village is bringing someone in it is not right to take their existing zoning away. He asked the staff to analyze other zoning alternatives for the property, such as B-3 or 0 & R for the north portion and some type of residential for the south. He noted that the site abuts the future commuter rail line, so residential could be appropriate. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated that there will be a meeting on March 16, 1994. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10:40 p.m. Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 18 ‘( Rem pectfu y submitted, Fay bin, Recording Secretary APPRO Li MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-March 2, 1994-Page 19