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1994-06-15 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION June 15, 1994 Prairie Grove Subdivision, Phase 2, West side of Prairie Road, south of Prairie Grove Phase 1 - Annexation with R-3 zoning Chairman Pro-tem Rhodes called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Pro-tem Rhodes read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing and swore in all persons who wished to give testimony. Commissioners present: Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Chairman Silbernik Mr. Goldspiel Mr. Rosenston Also present: Mr. Jeffrey Samuels, Samuels-Berenz Associates Mr. Ronald Adams, Pearson Brown Associates Mr. Mark Biederwolf, Village Civil Engineer Mr. Robert Pfeil, Village Planner Commissioner Samuels stated that although he does not have a statutory conflict of interest, and has no participation in the petitioner's company, he would not take part in the Commission' s review of the project and would abstain from voting on the matter because he is the petitioner's brother. The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Plan dated June 1, 1994 by Otis Associates Exhibit B: Preliminary Engineering Plan dated June 2, 1994 by Pearson Brown Associates Buffalo Grove Plan Comm-Public Hearing-June 15, 1994-Page 1 Mr. Jeffrey Samuels stated that he has been a resident of Buffalo Grove for 9 years and is very familiar with the Village. He noted that most of the residential developments by his company have been in Northbrook and adjacent communities. He stated that he is requesting annexation with zoning in the R-3 District and 27 lots would be platted pursuant to Exhibit A. He noted that the approved plan for Prairie Grove Phase 1 included 2 streets that are stubbed to the Phase 2 site. The average lot size in the subdivision will be 11,700 square feet, which exceeds the R-3 minimum lot area standard of 10,000 square feet. Mr. Samuels explained that the stormwater management area would be a detention basin along Prairie Road directly south of the detention area planned for Phase 1. He noted that an active use park site is included in the southwest corner of Phase 2 . He said that the park area of 1.26 acres is large enough to satisfy the Village's land donation requirement for both Phase 1 and Phase 2 . Mr. Samuels noted that the location of the collector street on the west side of the site could extend directly south along the park site, but it may be better to end the collector at the north end of the park to allow for flexibility in expanding the park site when developments are proposed for the properties west and south of the Prairie Grove Phase 2 site. Mr. Samuels stated that the only variance he is requesting concerns the proposed half street that would connect to Prairie Road. The street as proposed would have a right-of- way of 35 feet, and the Development Ordinance requires a right-of-way of 40 feet. He said that it would be very difficult to provide the full 40 feet on his site because it would affect the lot widths on his plan. He suggested that the half street could be restricted to one-way westbound traffic with no parking allowed. He stated that the pavement would be built to Village standards. Ronald Adams of Pearson Brown and Associates reviewed the engineering plan presented as Exhibit B. He said that the Phase 2 site would have water and sanitary sewer utility connections to the Phase 1 site. He explained that the stormwater basins for the Phase 1 and Phase 2 sites would be connected. He commented that in refining the engineering plans for the Phase 1 and Phase 2 sites he will plan the entire 28-acre area as a unit to try to make the plan as efficient as possible. Commissioner Krug inquired if the proposed half street is acceptable to the Fire Department. Mr. Pfeil stated that the Fire Department recommends a Buffalo Grove Plan Comm-Public Hearing-June 15, 1994-Page 2 connection to Prairie Road, and the half street is acceptable if the pavement is built to Village standards. Mr. Biederwolf noted that the half street can be built to a full street section in the future without complete removal of the initial half street pavement. Commissioner Berman inquired if the proposed 8-inch diameter water mains are adequate for serving the site. Mr. Biederwolf replied that the water mains as planned are in accordance with Village standards for this type of develop- ment. Commissioner Berman inquired if the idea of making the half street one-way is acceptable to the Police and Fire Departments. Mr. Pfeil said that the Police and Fire Departments do not have a problem with the one-way restriction, and the Village Engineer would review this issue again when the actual street construction is underway. Mr. Samuels noted that the half street connection to Prairie Road is not needed for traffic flow; it is recommended by Village staff for emergency access. Commissioner Berman inquired if the park site will be in the path of natural drainage for the area. Mr. Adams stated that the drainage pattern is toward the southeast, where an outlet at Prairie Road will be used. He stated that the park site will be a dry area, with no problems with stormwater drainage. Commissioner Berman asked if the Buffalo Grove Park District has commented on the park site, and he noted that any development plan for the park, including lights, should be carefully reviewed to minimize impacts on adjacent properties. Commissioner Moons asked why the park site is in the proposed location instead of adjacent to the new school site at Brandywyn Lane. Mr. Samuels indicated that the Park District wants the park to be centrally located in relation to the residential areas that will be built in the area. A location next to the school site would be too far from most of the residential areas. Commissioner Moons inquired if the proposed half street will also extend to the west of the Prairie Grove Phase 2 site. Buffalo Grove Plan Comm-Public Hearing-June 15, 1994-Page 3 g g Mr. Samuels said that extension of the street will depend upon the development plan for the areas west and south of the Prairie Grove Phase 2 site. Commissioner Moons asked if the location of the half street's connection to Prairie Road is acceptable in terms of distance from other access points and the future re-alignment of Prairie Road. Mr. Samuels noted that the Village's traffic consultant said that the location is acceptable, but the optimum location would be farther to the north. Commissioner Rhodes asked if the stormwater detention basin would be owned and maintained by the Village. Mr. Samuels replied affirmatively. Commissioner Rhodes asked if the proposed homes would be the same product as for Phase 1. Mr. Samuels said that the homes would be basically the same product, but he would probably add some new models. Commissioner Rhodes asked if off-street parking would be provided for the proposed park. Mr. Samuels indicated that he has not tried to plan the park site. If additional land can be obtained from adjacent tracts, the site may be large enough to provide off-street parking. He noted that some large parks such as in Old Farm Village, use on-street parking, and this seems to work acceptably. Commissioner Berman said that he is concerned with parking for the park site, and the adjacent development sites should dedicate enough land so that off-street parking can be provided. He commented that the proposed R-3 lots in Prairie Grove respond to market demand, and the density is appropriate for the area. There being no further comments or questions from anyone else present, Chairman Pro-tem Rhodes closed the public hearing at 8 :00 p.m. L it Buffalo Grove Plan Comm-Public Hearing-June 15, 1994-Page 4 - I Respectfully submitted, ' 1 .Y- 44,E Robert E. Pfeil, Village Planner APPRO D BY: DU TY R ODES, Chairman Pro-tem Buffalo Grove Plan Comm-Public Hearing-June 15, 1994-Page 5 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 15, 1994 Prairie Grove Subdivision Phase 2, west side of Prairie Road, south of Prairie Grove Phase 1 - Annexation with R-3 zoning Chairman Pro-tem Rhodes called the meeting to order at 8:00 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Chairman Silbernik Mr. Goldspiel Mr. Rosenston Also present: Mr. Jeffrey Samuels, Samuels-Berenz Associates Mr. Ronald Adams, Pearson Brown Associates Mr. Mark Biederwolf, Village Civil Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Howard to approve the minutes of the Regular Meeting of June 1, 1994. Commissioner Samuels noted that he asked for information about the petitioner' s plan to have a crematorium at the proposed funeral home, and the minutes should be revised to indicate that this information was requested. All Commissioners were in favor of the motion as amended, and the motion passed unanimously, with Commissioners Rhodes and Berman abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Moons said that he attended the June 6, 1994 Village Board meeting, and the annexation of the Town and Country Homes, Milbro and Power Nail properties was completed. He noted that the townhome plan for a portion of the Quill property was revised by Town and Country to provide Buffalo Grove Plan Comm-Regular Meeting-June 15, 1994-Page 1 full cul-de-sacs instead of the smaller private streets reviewed by the Plan Commission. He also noted that the right-in, right-out street on the north end of the Billick plan was eliminated, and a full access street will be provided south of Brandywyn Lane. This alternate access was one of the plans reviewed previously by the Plan Commission and the Village's traffic consultant. Mr. Pfeil commented that the ordinance and plans for the Roseglen Subdivision Phase 1 and 2 proposed by the Kirk Corporation for the Golf Course North property on Checker Road was continued to the June 20th meeting. PRAIRIE GROVE PHASE 2, WEST SIDE OF PRAIRIE ROAD SOUTH OF PRAIRIE GROVE PHASE 1 - ANNEXATION WITH R-3 ZONING AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Berman, seconded by Commissioner Krug, to recommend approval to the Village Board of annexation with R-3 zoning and approval of a Preliminary Plan with a variation of Section 16.30.050.A.5. of the Development Ordinance to allow a half street right-of-way of 35 feet instead of 40 feet, and a pavement width of 18 feet instead of 27 feet for a local street, subject to: Provision for the right-of-way of the proposed collector street on the west side of the site to extend to the south line of the site. Commissioner Berman spoke in favor of the motion, commenting that the proposed plan is an excellent use for the property, and this will be a good development for the Village. He noted that the Phase -1 and 2 components of Prairie Grove are now being planned as a unit, and this will result in a better overall plan and better neighborhood development. Chairman Pro-tem Rhodes called for a vote on the motion, and the vote was as follows: AYES: Krug, Rhodes, Howard, Berman, Moons NAYES: None ABSTAIN: Samuels ABSENT: Silbernik, Goldspiel, Rosenston The motion passed, 5 to 0. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next meeting would be on July 6th, Buffalo Grove Plan Comm-Regular Meeting-June 15, 1994-Page 2 and this agenda may include a second workshop for the funeral home proposed for the Firnbach property on Buffalo Grove Road, and a workshop for a proposed child day care center by the JCYS at Aptakisic and Weiland Road. PUBLIC COMMENTS AND OUESTIONS - None STAFF REPORT - None NEW BUSINESS 1 Commissioner Krug said that the Village should paint cross walks at the intersection of St. Mary's Parkway and Raupp Boulevard because traffic related to use of Emmerich Park is very heavy in this area, and the stop signs don't seem to be effective in controlling traffic. Commissioner Samuels inquired when crossing gates would be installed at the Wisconsin Central Railroad tracks on Busch Parkway. Commissioner Moons suggested that pedestrian crossing pavement markings are needed in Town Center where new stop signs have been installed. ADJOURNMENT Moved by Commissioner Howard, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Pro-tem Rhodes adjourned the meeting at 8: 15 p.m. Respectfully submitted, 6. '0,"-( Robert E. Pfeitl Village Planner APP D BY: � azi42--- DUS Y R -ES, Chairman Pro tem Buffalo Grove Plan Comm-Regular Meeting-June 15, 1994-Page 3 1 i