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1994-04-06 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 6, 1994 The Coves of Buffalo Grove Chairman Silbernik called the meeting to order at 7:40 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Silbernik read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format to be followed for the public hearing, and swore in persons who wished to give testimony during the hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Ms. Howard Mr. Berman Commissioners absent: Mr. Rhodes Mr. Rosenston Mr. Samuels Also present: Mr. Michael Schwartz, Attorney at Law Mr. Edward Schwartz, Edward Schwartz & Co. Mr. Frank Salathe, JEN Land Design Inc. Mr. John Marienthal, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Plan dated March 22, 1994 by JEN Land Design Exhibit B: Landscape Concept Plan dated March 23, 1994 by JEN Land Design Exhibit C: Perspective sketch of typical building Mr. Michael Schwartz reviewed the plan noting the property is a 1. 71-acre parcel on the north side of Park View Terrace south of First Midwest Bank. The property is now zoned Office and Research and the developer is requesting an R-9 P.U.D. He stated the plan proposes three buildings consisting of 18 dwelling units which are consistent with the adjacent development at Covington Manor. The plan has a density of 10.5 units per acre. Buffalo Grove Plan Comm-Public Hearing-April 6, 1994-Page 1 Mr. Frank Salathe of JEN Land Design, Inc. , stated two variations are being requested for the property. He noted a request for a reduction in the minimum size of the parcel allowed under a P.U.D. from 4 acres to 1. 7 acres which is obviously the size of the parcel available for use in this particular case. Mr. Salathe noted that to the west is Frenchman's Cove Park, to the north is the bank and fire station. The bank is in the Office and Research District and the Fire Station is in the R-1 District. To the south is the Covington Manor subdivision zoned R-9 P.U.D. which is the same zoning being requested for the subject site. Mr. Salathe stated that both the gross and net density on the proposed plan is 10.5 units per acre. He stated there is no public right-of-way and all access is being taken off the adjacent right-of-way of Park View Terrace. He noted that the Covington Manor P.U.D. gross density is 9. 13 units per acre which includes right-of-way and a stormwater detention facility. If those areas are subtracted from the site acreage, the net density is 11.82 units per acre. This indicates that the proposed development is compatible with the area and is actually less dense than the adjoining development. Mr. Salathe stated that each of the three proposed buildings would contain six dwelling units. The two interior units are two-car garage townhome units and the end units are flat over flat, with one-car garages. Mr- Salathe stated the second variance request concerns the perimeter side yard setback. He noted the petitioner is requesting a reduction from the required P.U.D. setback of 35 feet to 12 feet. He noted that the 12 foot setback is the standard setback required in the R-9 district. He noted that the plan provides a rear yard setback of 60 to 65 feet, which exceeds the 35-foot requirement. Front yard setbacks will be 30 feet; 25 feet is the requirement. Mr. Salathe stated the plan provides three offstreet parking spaces per dwelling unit, which together with the combination of the two-car garage townhome units provides a total of 70 offstreet spaces for an overall parking ratio of 3. 89 spaces per unit. Mr. Salathe commented that buildings 1 and 3 are angled slightly to provide longer driveways and a more varied orientation to the street. He further noted the developer has provided a pathway along the driveway at building 3 to provide pedestrian access over to the park. Mr. Salathe reviewed the landscape plan noting that the existing street trees along the front of the property will be maintained as well as extra shrubbery to break up the driveways coming out of the building. Existing vegetation along the eastern property line Buffalo Grove Plan Comm-Public Hearing-April 6, 1994-Page 2 and the southwestern property line will be left in place. Additional plant material will be provided at the rear of the development to provide some screening from the bank parking lot and the fire station. Some berming will be provided in the north rear yard as part of the screening adjoining the bank property and fire station site. He noted that stormwater detention will be accommodated at the existing detention basin in Covington Manor. Mr. Edward Schwartz reviewed a rendering of the building noting the stacked flat. He stated the two-story townhomes would be 3 bedrooms, 2 1/2 baths with optional basements. He stated the flats would be 1,350 square feet on the first floor and 1,550 square feet on the second floor ranging in price from $140,000 to $150,000. The townhomes will be 1,500 to 1,700 square feet and will sell from $160,000 to $170,000. Commissioner Goldspiel inquired what the zoning is for the park. Mr. Salathe stated it is zoned as a park under the Arlington Heights Zoning Ordinance. Commissioner Goldspiel noted his concern for the requested variation of the side yard due to the proximity of the park and the associated noise. Mr. Salathe noted there would be a 12 foot separation from the property line and another 15 feet to the soccer field for a total of 24 feet from the active area of the soccer field. He noted there are a number of ways to handle the separation. Either a low fence or shrub screening could be used. Commissioner Goldspiel asked if Mr. Schwartz had given any consideration to concrete drives rather than asphalt. Mr. Schwartz stated he would prefer to use asphalt, not concrete. He stated that they have added so much extra driveway that the cost would add substantially to the units. Commissioner Goldspiel noted the carriage walk leading to the park is four feet rather than five feet. Mr. Schwartz stated this is not a public walk. This walk is to accommodate anyone wishing to go to the park, and having a five- foot width would have no advantage. Commissioner Goldspiel asked how compatible this development is with the development across the street on Parkview Terrace. Mr. Salathe stated the development is very compatible with the Parkview Terrace development in both density and the type of building proposed. He noted that the proposed buildings are Buffalo Grove Plan Comm-Public Hearing-April 6, 1994-Page 3 actually smaller in footprint than the Covington Manor buildings. Commissioner Goldspiel asked if the developer had considered pedestrian access to Dundee Road or the bank. Mr. Schwartz read a letter directed to the Village Manager dated March 25, 1994 which states the bank is opposed to a public walk for reasons of liability in the maintenance of such a walk and for a concern for security of such an area. Commissioner Krug inquired what the percentage of land coverage would be for the proposed development compared to Covington Manor. Mr. Salathe stated the building cover at the proposed development is 26 percent and coverage at Covington Manor is 24.5 percent. Commissioner Krug noted the presence of some trees in the areas where driveways would be constructed. He said a tree survey should have been done to clarify which trees would be saved or relocated. Mr. Salathe stated there is an opportunity to transplant some of the trees that are located in the right-of-way of Parkview Terrace and parkway trees will be provided as required by ordinance. Commissioner Krug asked what would happen to the honeysuckle tree in the middle of the proposed development. Mr. Salathe stated that this tree would be preserved if possible. However, if the tree is within the footprint area of a building, it_ will have to be removed. Commissioner Krug stated that he would like the tree saved if at all possible. Mr. Salathe stated there was considerable interest in the existing trees located to the east and the southwest corner. He further stated that they have made an effort to position the driveway on building 3 so that as much of the existing vegetation as possible could be maintained. Commissioner Krug noted the requested variations seemed extensive for such a small piece of property. Mr. Schwartz stated they are requesting a P.U.D. per discussions with Village staff as it would provide better zoning control for the Village. He noted that the plan conforms to the standard R-9 sideyard. Mr. Pfeil stated that originally this development was to have a stormwater basin on site to be maintained by an association. This would have resulted in one zoning lot with three buildings, and multiple buildings on a zoning lot are allowed only with P.U.D. zoning. If the site were platted into three R-9 lots, the only Buffalo Grove Plan Comm-Public Hearing-April 6, 1994-Page 4 control the Village would have would be the density standards of the R-9 District. With R-9 zoning, larger and more massive buildings could be built on each of the three lots. In effect, the R-9 zoning without a P.U.D. would allow greater density and larger buildings. The P.U.D. approach gives the Village the authority to approve a specific plan stipulating the exact size of the buildings and the number of dwelling units. The P.U.D. will also require a homeowners association, and maintenance of the property will be an obligation of this association. Commissioner Krug asked if the Village Engineer would expound on the drainage plan for the development. Mr. Kuenkler stated that the Covington Manor basin was originally substantially oversized to address some situations downstream. Some of these situations have been corrected and some additional ones are currently being considered by Wheeling Township. He noted that half of the site is already tributary to the Covington basin. Commissioner Krug asked if this would put a burden on the homeowner's association which maintains the Covington Manor basin. Mr. Kuenkler stated that the maintenance of the facility will not change due to the new site being added to the stormwater flow coming into the basin. Commissioner Howard stated she would like to see more landscaping than what is shown on the plan for the western boundary adjoining the soccer field. Mr_ Schwartz stated that a berm with landscaping could be placed along the west yard line, but he would prefer not to screen off the open space. He further stated that there are temporary goals on-the field, and these goals would be moved when a building is constructed on his site. Commissioner Howard stated that she would like to see shrubbery screening the eastern boundary next to the church parking lot. Mr. Schwartz stated there is really no parking lot there. If the church does eventually extend the parking lot, then it would be incumbent upon the church to add screening. He further stated they would certainly address anything that is a concern for prospective buyers. Commissioner Howard asked if the berm on the northern boundary would be three feet. Mr. Schwartz stated said berm would be three feet. Commissioner Berman stated he hoped the soccer field would not be oriented toward the proposed buildings. However, soccer balls Buffalo Grove Plan Comm-Public Hearing-April 6, 1994-Page 5 often travel long distances and children are not always careful. He noted that the building and front door orientation is towards II' the park and it is therefore incumbent on the developer to provide some manner of protection against soccer balls hitting people as they walk into the building. Commissioner Berman noted his concern with the mass of pavement that goes to building three. The length of driveway and pavement and its orientation to the neighbors is of great concern especially with regards to snow storage and impact on the other neighbors. He stated that some expanded screening to lessen the impact on the future neighbor would be a good idea. Mr. Schwartz stated that the building is oriented the way it is shown because of the existing trees in that corner. He further stated there would be no problem in adding shrubbery to screen from soccer balls. Commissioner Berman noted additional landscaping next to the clump of four or five existing trees would be welcome to protect against the runoff and the snow and the blight of a large driveway. Mr. Schwartz stated that he would certainly screen the driveway. He further stated that the condominium association would be hiring snow removal services which picks up the snow and stacks the snow. Commissioner Berman noted there did not appear to be a tremendous amount of green space in front of the buildings for snow stacking. Mr. -Schwartz stated they are working within the constraints of the property. Commissioner Berman stated there are constraints imposed by this property which leads him to question the plan for this particular parcel. Chairman Silbernik reiterated his concerns: 1. Disappointment with the lack of a tree survey 2 . Concern of positioning of the trees on the driveway in terms of visibility when backing out of the driveway 3 . Compatibility becomes an issue with Covington Manor as they have concrete drives and this plan proposes asphalt 4 . Concern with the lack of locations on the site for snow storage 5. Concern with 12 foot setback adjoining the soccer field and noise associa ted with usage e parkg Buffalo Grove Plan Comm-Public Hearing-April 6, 1994-Page 6 6 . Concern for marketability of the units due to the proximity of church parking lot when it is eventually constructed Mr. Schwartz said it is a judgment call regarding concrete versus asphalt and noted that the development will be compatible with Covington Manor. He noted that if the Plan Commission insists on concrete driveways, he would comply, but at a substantial additional cost to the units. Mr. Schwartz further stated that this property is currently zoned for Office and Research and it would be possible to build a four story building up to 50 feet in height which would have blacktop driveways and parking lots all over. The proposed development is one that blends in well with the neighborhood and even enhances the value of Covington Manor by blocking the view of the bank and fire station. Mr. Gerajrz, 3320 Betty, noted his concern with the water problem in Dunlo Acres which is east of Covington. He said the stormwater flow onto his property is getting worse. Roger Lundine, 376 Covington Terrace, noted his concern with the traffic jam that will be formed on Parkview Terrace as guests will all be parking on the street, and parking on both sides of the street restricts the width of pavement available for larger vehicles such as fire trucks. He stated that snow storage will be major problem. He further stated that dogs will use the church parking lot and the park. Although there are ordinances against this kind of thing, it is difficult at best to enforce. He stated this is a nice plan but not for this site. Dick Stone, President of Kingswood Church, stated that any parking lot extension will not come all that close to the proposed property. He did, however, express his concern with drainage. Mr. Schwartz noted that the water would be collected and piped into the storm sewer system. Ruth Reynolds, 367 Parkview Terrace, expressed concern regarding water and drainage problems. Mr. Schwartz stated they would do whatever needs to be done according to the Village Engineer. Commissioner Goldspiel asked the Village Engineer to explain some of the changes that are taking place at the detention basin. Mr. Kuenkler stated that Wheeling Township is studying the drainage system in the Dunlo area. The release rate on the restrictor in the Covington Manor basin will be reduced to lessen the rate of water flow to the Dunlo area. Marc Cohn, 534 Parkview Terrace, noted his concern with a P.U.D. Buffalo Grove Plan Comm-Public Hearing-April 6, 1994-Page 7 designation for this development as it does not fit any of the requirements. He said he does think that the Village can vary the minimum area requirement for a P.U.D. Chairman Silbernik stated Mr. Schwartz could have asked for three separate parcels with R-9 zoning and met every standard of the District. He noted that it was the Village's determination that a P.U.D. with variations would be a better zoning approach to control development on this site. He noted that a P.U.D. gives the Village long-term control on the size and number of buildings that can be built on the site. Tom Behan, 522 Parkview Terrace, noted this plan proposes too many buildings in too small a space. He further noted that the soccer games will definitely interfere with residents in building three. He stated soccer games are played daily in tandem and all the spectators will be pushed onto his front yard. He stated that stormwater flow is already too heavy for the Covington basin, and 18 additional units will bring even more serious problems. He stated that all the water draining from this mass of concrete will run along a swale which runs through the already flooding side and back yards of all the buildings to the south, adjacent to the soccer field. He further stated that six more families will be dumping garbage from building three twice weekly right in front of his front door as it is the only logical place it can go. Lastly, there is no place to pile the snow on the site, so it will be dumped right in front of his door. In effect, his property value will be greatly reduced. Chris Haj , 441 Parkview Terrace, stated landscaping and berming is not a very good idea with kids around to destroy same. She stated she would like to see the area left as open space for the kids to play. She stated that when the association takes over, the snow removal will deteriorate and it will become a serious problem. She further stated that when trees are moved, they rarely survive more than a year. In addition, she noted that these units are already being listed for sale by multiple listing service even though the plan has not been approved. Ms. Reedy, 502 Parkview Terrace, stated she bought at Covington Manor for the open green space areas. She urged the proposed buildings be pushed back to allow for more green space in the front. She stated that parked cars along Parkview Terrace will create serious traffic problems. Carol Mayer, 123 McHenry Road, stated that as a realtor she would like to say that most people are partial to concrete driveways and urged that concrete be used rather than asphalt. Marilyn Bell, 351 Parkview Terrace, presented pictures of the flooding at the detention basin taken two years ago. Buffalo Grove Plan Comm-Public Hearing-April 6, 1994-Page 8 Felix Gervais, 1002 Brentwood Circle, stated the site is not compatible with Covington Manor. He stated that the runoff from the roofs and buildings will cause even more extensive flooding along the southwest corner of the site. He stated that this development is too great a mass for this site. He further stated that Parkview Terrace is too narrow for both parked cars and traffic flow. Mr. Schwartz stated Parkview Terrace is a standard 27 foot back to back street which is sufficient for two way traffic. He reiterated that even if this plan is not approved, it would still be possible to have a four story office building on this site will all the attendant traffic problems. Chris Haj , 441 Parkview Terrace, reiterated that fire trucks will have a difficult time maneuvering down Parkview Terrace when there are cars parked on the street. Pat Reed, 1037 Brentwood Circle, noted concern with the upkeep of landscaping which often falls off after a new development is finished. She further noted concern with the ability of fire trucks to maneuver the streets. Dan Peluse, 491 Parkview Terrace, noted his concern with the traffic on the street and lack of sidewalks. Mr. Guy, 495 Parkview Terrace, stated guest parking on Saturday nights will be impossible and very congested. Mr. Schwartz stated there is off street parking available for the proposed development. Monique Flasch, 1012 Brentwood, stated there will not be any available parking and guests will never park in a driveway. She further stated that the fire department has had trouble going down Parkview Terrace before. Dolores Cavenaugh, 397 Covington Terrace, inquired who would clean up after construction traffic as they always leave a terrible mess. Doug Sturgeon, 545 Covington Terrace, asked if there is a limitation to the size of the buildings to be built under a P.U.D. Chairman Silbernik stated the P.U.D. stands for Planned Unit Development and the limitation is based on the zoning ordinances and variances being presented by the developer. However, under an R-9 zoning without a P.U.D. you could have a 35 unit apartment building. Mr. Gervais asked if the water level in the ponds will be raised with the tightening of the restrictor. Buffalo Grove Plan Comm-Public Hearing-April 6, 1994-Page 9 Mr. Kuenkler stated that tightening of the restrictor will increase the volume of the ponds. However, the previous comments regarding detention has taken this into account. John Allen, 367 Covington Terrace, asked if there any specific period of time that water can persist in a detention basin. Mr. Kuenkler stated there is no specific period of time for water to discharge from a detention basin. Shirley Wiest, 3319 Betty Drive, stated her yard on the east side of Covington was lovely until Dundee Road was widened and stormwater flow became greater. She said her area is flooded even more since development of Covington Manor. She asked if the water could be moved from the detention basins to Dundee Road. Mr. Kuenkler stated that this is not possible without pumping, and the Village does not use pumps to move water out of residential basins. There being no further comments or questions from anyone else present, Chairman Silbernik closed the public hearing at 9:25 p.m. Res tfully ubmitted, 7 Fay Rubi , Recording Secretary RO • MARTIN SILBERNIK, Chairman -/ Buffalo Grove Plan Comm-Public Hearing-April 6, 1994-Page 10 1 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 6, 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 Town and Country Homes, Proposed Residential Developments - Workshop #2 Quill (Milbro) property, south side of Route 22 across from Stevenson High School - Annexation with R-3/R-4 Zoning and Approval of a Preliminary Plan Billick' s Acres, east side of Prairie Road across from District 102 Middle School - Annexation with R-3/R-4 zoning and approval of a Preliminary Plan Chairman Silbernik called the meeting to order at 9:30 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 Ms. Howard Mr. Berman Commissioners absent: Mr. Rhodes Mr. Rosenston Mr. Samuels Also present: Mr. Michael Schwartz, Attorney at Law Mr. Edward Schwartz, Edward Schwartz & Co. Mr. Frank Salathe, JEN Land Design Inc. Mr. Vitas Maciukevicius, Metro Transportation Group, Inc. Mr. James Truesdell, Town & Country Homes Mr. Peter Brennan, Attorney Mr. Joel Finfer, District 125 School Board Dr. Scott Guziec, Superintendent District 103 Mr. Charles Cohen, District 102 Mr. John Marienthal, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 1 APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Howard to approve the minutes of the regular meeting of March 16, 1994. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Berman and Silbernik abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Krug said that he attended the Village Board meeting of March 21, 1994. One of the items discussed by President Mathias was a proposal for a Mobil station service station and Checkers fastfood store in Wheeling at Weiland and Lake Cook Road. The Village of Buffalo Grove objected to the service station originally, and President Mathias said he has sent another letter of objection to the Metropolitan Water Reclamation District noting that the original approval by MWRD to provide sewer service to this Lake County site was based only on the service station, not a fastfood store. Commissioner Krug indicated that the following items were also reviewed by the Board: 1. Referral of Prairie Grove II south of the previously approved P Y PP Prairie Grove development. This will allow for continuation of streets. 2. --Referral of 936 S. Betty Drive concerning rezoning from B-i to R-3 or R-4 3. Annexation of the Prairie Grove subdivision Commissioner Krug noted that the Village's Capital Improvements program includes a traffic signal at Buffalo Grove Road and Checker Road. Trustee Marienthal noted that the traffic signal will be a shared cost between the Village and the County of Lake. Commissioner Krug stated there was further discussion on the new water main proposed on St. Mary' s Parkway. He further stated the Buffalo Grove Performing Arts Council discussed their need for a building for their use. The Village Board will appoint a blue ribbon panel to study this issue. Commissioner Krug also stated that John Green gave a presentation j on the 2 . 6 miles of bikepath to be built based on agreements between Wheeling, Buffalo Grove and the Park Districts as well as the two Rotary Clubs. He noted that private contributions had been received from various Village business and resources to continue the bikepath system. Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 2 it 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 Moved by Commissioner Goldspiel, seconded by Commissioner Krug that the Plan Commission recommend to the Village Board approval for rezoning from the Office and Research District to the R-9 Multiple-Family Dwelling District and approval of a Residential Planned Unit Development and a Preliminary Plan with the following variations: ZONING ORDINANCE - Section 17. 12 .455 (to allow a Planned Unit Development of 1. 71 acres instead of the minimum 4 acres) , and Section 17 .28. 050.E.4.a. (to allow a building setback of 12 feet instead of 35 feet on the west and east side yards of the_ site) subject to: 1. Enhanced landscaping/screening for the east and west side yards 2 . Concrete driveways to be installed instead of asphalt 3. Four foot walkway to be a five foot walkway connecting from Parkview Terrace to Frenchman' s Cove Park Commissioner Goldspiel speaking in favor of the motion stated that he is convinced that this project is compatible with the Covington Manor development. He stated that many standards change over time and the differences between the two developments are the results of upgrades made over the years. Commissioner Goldspiel noted that Parkview Terrace is 27 feet wide and this is sufficient to handle two way traffic. If traffic is affected by parking on both sides of the street, then it may be necessary to look into restricting on-street parking in certain areas . Commissioner Goldspiel further stated that density is a non-issue as the densities of these two developments are basically identical. He noted his belief that this plan is the best and most compatible use for this property. He further noted that the amount of driveway coverage at building 3 is not an unusual circumstance in the Covington Manor development. In addition, the testimony from the Village Engineer and Wheeling Township seems to indicate that the Covington Manor stormwater detention basin is working properly and will be further enhanced to mitigate downstream water problems. Commissioner Krug asked Mr. Kuenkler if the pictures of the detention basin presented by the residents appear to exceed the high water level. Mr. Kuenkler stated the water is not as high as it could have gone Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 3 and the 25 foot setback requirement between buildings and the high water level is a workable standard. Commissioner Krug asked if monuments noting the high water level should be posted in future developments and should be so provided for in the ordinances. Mr. Kuenkler stated it would certainly help those people living next to the detention areas to understand how high the water level may rise in major storm events. Commissioner Krug concurred with Commissioner Goldspiel's comments concerning the suitability of the site for the proposed residential development. - Commissioner Howard stated her concurrence with Commissioner Krug and Goldspiel's statements. Commissioner Berman noted his agreement with Commissioner Goldspiel's statements. However, he noted reservations because the design and layout of the site is neither good planning nor compatible with the neighborhood. He commented that Mr. Schwartz has made efforts to improve the plan, but the site has limitations that are difficult to overcome for the development of the proposed units. He noted concern with building 3 and the mass of pavement caused by the constraints imposed on this site. He stated that he does not feel that this particular parcel is well-suited for the three building layout that has been proposed. He further noted his concern with the snow storage and other facets of the plan. Chairman Silbernik noted his concern with the following: 1. No tree survey has been to document the trees that will be preserved or relocated 2 . The lack of areas for snow storage 3 . The lack of general purpose parking for guests 4 . Trees will block visibility from driveways when residents back their cars onto Parkview Terrace 5 . The radius of Parkview Terrace adjacent to the site is not large enough to accommodate on-street parking in this area, and cars parking in this area will have a negative impact on the accessibility to driveways serving homes in Covington Manor Chairman Silbernik commented that the proposed density and zoning are acceptable, but the site plan deficiencies are a great concern. Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 4 Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Howard NAYES: Berman, Silbernik ABSTAIN: None ABSENT: Rhodes, Rosenston, Samuels The motion passed 3 to 2 . TOWN AND COUNTRY HOMES, PROPOSED RESIDENTIAL DEVELOPMENTS -- WORKSHOP #2 OUILL (MILBRO) 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 (62 .5-ACRES) , EAST SIDE OF PRAIRIE ROAD ACROSS FROM DISTRICT 102 MIDDLE SCHOOL - ANNEXATION WITH R-3/R-4 ZONING AND APPROVAL OF A PRELIMINARY PLAN Mr. James Truesdell of Town & Country Homes reviewed the original Billick' s site plan calling for 128 single family lots and the Quill property calling for 147 townhomes and 98 single family homes. Mr. Truesdell stated they have put in a contract on the Wilke property for an additional 4 acres on the south end of the site to accommodate the extension of Weiland Road. This additional acreage will accommodate a right of way dedication for the future road on the plan for the Billick property. He noted that the re-alignment of Weiland and Prairie Road was an issue discussed at the previous workshop. In addition, it has been determined that the gap parcel on the site is actually part of the property and will be incorporated into the site plan. Therefore, the plan now contains 138 units and the total site area is 62 .5 acres. Mr. Truesdell stated they have had discussions with the Park District regarding the area provided for parkland in the earlier plan which backed up to the railroad tracks. The park land has now been moved back into an area buffered from the railroad tracks and accessible through the main streets of the subdivision. The park will still tie in with the detention and wetlands area to the north. This will also put the park in a location where ultimately it can be extended south. Mr. Truesdell stated that with the addition of the 4 acres to the south, they have now been able to accommodate the proposed extension of Weiland Road to Prairie Road. There are several alternatives proposed but all will allow for a 40 m.p.h. design speed. The gap parcel will have wetlands and will provide extra green space for the adjacent homes and will provide an excellent Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 5 separation from the future road. Mr. Truesdell further stated that they have relocated the access on Prairie Road farther south so that it is now across from the new middle school under construction. This access is now in excess of the required 490 feet from any other access roads as per County criteria. He stated they have proposed that ultimately a second access point is to come out to the extension of Weiland Road and Prairie Road. In the meantime, they will create a cul-de-sac to serve as a temporary emergency access point to serve the subdivision from Prairie Road. They are asking for some relief on the radius of the cul-de-sac from a 60 foot radius to a 50 foot radius in the right-of-way. Mr. Truesdell noted they have now realigned side lot lines for a clear demarcation of School Districts 102 103 within the subdivision. He further noted they have also indicated possible future development potential for the outlot sites and lots will be subdivided into proper lots. Mr. Truesdell stated they have maintained their request for lot width. He noted they are not opposed to coming for an R-4 zoning request with 70-foot wide lots and minimum lot areas of 10,000 square feet. This would ensure that no variations would be necessary. Mr. Truesdell noted that the Village and Park District have expressed concern for maintenance of the small wetlands strip behind the homes adjoining the railroad tracks. The plan now proposes that the lots be platted to include the wetlands and thereby eliminate the need for public ownership and maintenance of the area. Mr-. Truesdell noted some changes to the plan for the Quill property. He stated they have provided for another access point to adjacent property to the west. He further noted the Plan Commission's concern with the street pattern through the development and stated they would like to continue the street pattern as it is set up. He stated the loop pattern would work ideally for people coming in and leaving the subdivision because it separates the traffic and does not force a lot of traffic unto one street. Mr. Truesdell noted in response to requests for buffering from the industrial area that their intent is to use heavy landscaping which will be shown at the Appearance Commission. He noted that their request for 70 foot lots will provide extra space for such heavy landscaping. Mr. Truesdell also noted that pie-shaped lots on the site plan will be property adjusted to provided required building setbacks. Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 6 Mr. Joel Finfer, District 125 School Board member, stated that the district' s fiscal planning has assumed industrial/commercial use for the Quill property. District 125 has used municipal land plans as a guide in projecting future growth and the number of students who will need to be accommodated. He commented that the limited access on Route 22 will exacerbate the existing traffic problems adjacent to the High School. He stated that District 125 objects to the Town and Country residential plan as currently being proposed. Dr. Scott Guziec, Superintendent District 103, stated that the district is going through a period of substantial growth in the number of new students that have to be accommodated. He stated that District 103 is studying options for dealing with the larger enrollments, but their projections have not included residential development for the Quill property. He said that the number of students coming from this development will push the District toward the option of constructing a new school, which will be very expensive compared to other options. He said that the proposed development will place an unexpected burden on District 103's resources. Mr. Charles Cohen, District 102, stated that his projections for the Billick property have assumed residential development, but at a somewhat lower density than the proposed plan. He stated that District 102 is concerned with the split between District 102 and 103 that occurs on the plan for the Billick property. He suggested that a green belt separate the two districts, and he commented that townhome development on the 103 portion of the Billick plan would result in a lower number of students than the proposed single-family plan for the entire property. He said that the split between the two districts would be less significant to homeowners who buy the townhomes, since these buyers will not typically have children who are elementary school age. Commissioner Goldspiel said he would like to hear more about the alignment of the Weiland/Prairie Road extension. Mr. Kuenkler stated that the Village has worked with the developer to find a feasible alignment, and the proposed plan is a alternative. He noted that the alignment assures that right-of-way will be dedicated on the Town and Country plan for the Billick property. He also noted that additional right-of-way acquisition will be needed from other properties east and south of the Billick property to achieve the entire alignment connecting to Aptakisic Road. Mr. Truesdell stated that the proposed alignment would be a good solution from the public standpoint because it involves a substantially shorter route than other alternatives, and this will provide a greater savings in construction and potentially in land acquisition. Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 7 Commissioner Goldspiel noted that he would like to avoid lots with streets on three sides. Mr. Truesdell noted that this is not an unusual situation and that these lots would not, of course, be the most desirable lots in the j subdivision. Commissioner Goldspiel stated he has a real concern with lotting out the wetland areas and expecting same to be reasonably maintained. Mr. Truesdell stated they have gone this way in response to the Park District's concern in maintaining a small strip such as this. Mr. Brennan stated that this is something that Lake County has recommended. He noted that Lake County has recommended creation of conservancy easements in rear yards which was implemented in Gurnee and has proven to be very successful. Commissioner Goldspiel asked who does the conserving in these conservancy districts. Mr. Brennan stated it would be monitored by a homeowner's association which does not necessarily own the properties. If there is any disturbance, the homeowner' s association would be the initial governing body, but there are provisions in the homeowner's association documentation that would give the municipality or county further control over the area. Commissioner Goldspiel noted that the Village tries to avoid having homeowner's associations for single family fee simple properties. Mr. Truesdell stated that in this case, even without a homeowner' s association, the area should not require any real maintenance. Commissioner Goldspiel said he does not think that it is a good idea to divide the Billick property with a green belt to differentiate school districts. He stated it is not unusual for children living next door to each other to go to different schools. He stated that the Village's planning philosophy is to generally try to integrate neighborhoods rather than separate them. Commissioner Goldspiel also stated that he could not see any advantage to putting up 70 foot frontage homes and calling it R-3 . He stated that it seems misleading and is out of order. He stated that he would be opposed to wholesale variances. He further stated his concern that the Lake County portion of the Village is not being planned as a balanced community. He stated that more variety in lot sizes is needed. He noted the addition of cluster units or Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 8 smaller lot homes would be welcome thereby creating more diversity in the area. Commissioner Goldspiel stated that the mixed use on the Quill property is a nice feature. He noted it would be nice to add to the mixed use in the industrial area in order to bring in revenue to the school district. Commissioner Krug as if there would be sidewalks on both sides of the street in the proposed project and if there are any bikepaths proposed for the project. Mr. Truesdell stated sidewalks would be on both sides of the street. Mr. Pfeil said that an 8-foot sidewalk is planned on the south side of Route 22 . Commissioner Krug stated he does not see the need for any kind of green belt separating school districts. He further concurred with Commissioner Goldspiel against lotting out the wetland area in the rear of the properties on the Billick plan. Commissioner Krug asked if there are any existing trees on the property. Mr. Truesdell stated the property is primarily farm land and does not have very many trees. i - Commissioner Howard noted agreement with Commissioner Goldspiel regarding R-4 zoning. She also inquired about the distance from the rear property lines on lots 44, 45 and 46 on the Billick plan to the railroad tracks . Mr. Truesdell stated that the rear lines of lots 44, 45 and 46 are 75 feet from the railroad tracks. He noted that each lot would also have a rear yard of at least 40 feet. Commissioner Howard stated that she would prefer to see a fence at the back yards rather than have the property lotted out to the wetlands. Mr. Brennan stated a fence does create a problem whereas lotting out creates a no maintenance situation. Commissioner Howard stated ideally she would prefer to keep the Billick property entirely within District 102 . Commissioner Berman noted that distinction of two school districts does not necessarily divide a community and should not preclude development of this plan. Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 9 Commissioner Berman inquired if there had been any specific discussions with the County about having access directly across Brandywyn. Mr. Truesdell stated the meeting with the County concluded that as long as the access is in excess of 490 feet away from Brandywyn, it would satisfy the ordinance and give sufficient room for the appropriate deceleration lanes and things that are required without hurting any function of Brandywyn. Commissioner Berman stated that he still feels that the most logical thing to do is to line up access with Brandywyn not only from a traffic standpoint but from a safety point for the middle school. To have a T intersection directly across from the middle school will cause left turn movements right in front of the school with children trying to cross to the school, creating safety problems. Commissioner Berman further stated he is not pleased with the emergency access cul-de-sac concept. He stated it would be a great temptation to teenagers and others to use it as a convenience entrance or exit and is not an ideal situation for the Fire Department. Commissioner Berman also stated if zoning is to be done as proposed, then the project should be called R-4. He noted, however, that he did not feel it is advisable or beneficial to the Village to go more dense in the Lake County portion of the Village. He stated there is an existing infrastructure, transportation and school district problem, in the area which would be exasperated by higher density. Mr. Truesdell stated they would like to maintain 10,000 square foot minimum lots in all cases as the R-3 district would require. However, they would like to configure many of the lots with 70 foot widths and provide extra depth to achieve the 10,000 square foot lot area. He noted that 45 percent of the lots do meet the R-3 standard of an 80 foot width. Commissioner Goldspiel stated that the character of a single- family neighborhood is defined more by lot width than lot depth. Chairman Silbernik stated he would like to see the developer get together with the three school districts and iron out their differences as this is a community problem. He further stated there is a burden on the school districts today by the decrease in tax dollars and increased costs of providing educational services, transportation services and support services at virtually all levels of school districts. He stated there will be a burden placed on three of the school districts. Chairman Silbernik stated he would like to a little more Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 10 creativity in the plans. He would like to see how the 70 foot versus 80 foot lots lay out. He would also like to see a way of anticipating the next step in tying in Brandywyn. He further noted that he does not like one access only on the Billick property and would prefer two separate access points. He noted he would like to hear from the traffic engineer as to traffic impact on Route 22. Chairman Silbernik also stated he would like to hear from the Police and Fire Departments as to their preferences prior to any public hearing. Commissioner Goldspiel asked if any soil investigations had been conducted and how far along- wetland plans were. Mr. Truesdell noted that soil borings had been done by two different companies and they are confident that the plan will work. He further noted that they had concluded their wetland delineations and mitigation plans are presently be drawn up. He further noted that preliminary detention calculations had been done and this plan is set to work well. Mr. Truesdell stated he had met with all three school superintendents and asked it be kept in mind that there will be some additional industrial property coming into the village which will provide tax revenue to the school districts and the Village. He also noted that Town and Country will be extending utility lines that can be used to support other developments and provide additional revenue to the schools. Chairman Silbernik noted he is looking for some closure to the school issue in order to make sure that as much as possible is done for the schools. Mr. Brennan stated they are willing to abide by the ordinances of the Village for school donations. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil noted the next meeting is scheduled for April 20, 1994. PUBLIC COMMENTS AND OUESTIONS - None STAFF REPORT - None NEW BUSINESS - None Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 11 ADJOURNMENT Moved by Commissioner Krug, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 11:20 p.m. Respectfully s mitted, Fay Rub' , ecording Secretary APPR IN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-April 6, 1994-Page 12 1