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1994-11-02 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 2, 1994 Proposed Sterling Creek Subdivision, east side of Weiland Road north of Parkchester Estates Annexation with R-5 zoning and approval of a Preliminary Plan -- Workshop #2 B-5 - Town Center Planned District, Proposed revisions to permitted and special uses, Section 17.44.060.C. -- Workshop #1 Raupp' s Re-subdivision (108 Circle Drive) Final Plat Vice Chairman Goldspiel 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: Mr. Goldspiel Mr. Krug Mr. Samuels Mr. Moons Mr. Berman Commissioners absent: Ms. Howard Mr. Rosenston Also present: Mr. John Green, The SDG Group Mr. Richard Vane, The SDG Group Mr. Keith Jacobs, Jacobs Homes Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Moons, seconded by Commissioner Berman to approve the minutes of the public hearings and regular meeting of October 19, 1994. Vice Chairman Goldspiel noted corrections necessary on pages 3 and 5 of the Wisconsin Central public hearing minutes and a correction on the first page of the regular meeting. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioner Krug abstaining. COMMITTEE AND LIAISON REPORTS - None Buffalo Grove Plan Comm-Regular Meeting-November 2, 1994-Page 1 PROPOSED STERLING CREEK SUBDIVISION, EAST SIDE OF WEILAND ROAD NORTH OF PARKCHESTER ESTATES - ANNEXATION WITH R-5 ZONING AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #2 Mr. John Green of The SDG Group reviewed the aerial photo of the site. He reviewed the key items relating to the project. He stated engineering would govern the development of this site because of the requirements for stormwater detention and compensatory storage along Aptakisic Creek which runs through the property. He further noted concerns raised by the Commission regarding the sidewalk being on only one side of the street in the subdivision and the goal of providing emergency access via a bikepath connection to Parkchester Estates. Mr. Green stated that the original concept plan has been modified to show a loss of 45 feet of developable space because of engineering needs to provide for separate detention and separate floodway compensatory storage. This brought lot size down from 70 foot widths to 66 foot widths which marketing requirements for this area would not sustain. Therefore, the revised plan proposes 13 lots in the R-5 District with 78 foot lots; the original plan referred by the Village Board proposed 18 lots. In addition, Mr. Green noted that the Lake County Stormwater Management Commission has now agreed to allow an inline detention plan which means that the proposed berm along Aptakisic Creek can be avoided and the entire area can be softened with landscaping. He noted that the creek's location will be adjusted if necessary. He stated that the design goal for the area along the creek is to soften the appearance and make it a valuable aesthetic feature. He noted that all the nursery stock material on the west side of the creek will be kept on the site. The detention area and compensatory storage area will become a Village-owned property. The bikepath connection to Parkchester Estates can be provided on this revised plan. He noted that a sidewalk is provided only on the south side of the street in the area west of the proposed lots. Commissioner Samuels inquired if the proposal is for 13 lots with a minimum frontage of 80 feet. Mr. Green stated some of the lots will be 80 feet but not all. Commissioner Samuels stated he is anticipating fairly large houses, and he is concerned that the lot width, 25-foot front yards and the side yards of the R-5 District will not be large enough in relation to the size of the houses. Mr. Green stated he cannot provide full R-4 dimensions for all the lots. Even if he were to modify the cul-de-sac circle, the front end of the properties would become narrower and would actually make these lots appear narrower in relation to the size of the Buffalo Grove Plan Comm-Regular Meeting-November 2, 1994-Page 2 houses than the current lot layout. Mr. Green commented that an overbuilt appearance is usually related to the width of the lots, not the front yard setback. Commissioner Samuels asked if the parkway of the cul-de-sac circle could be eliminated to gain space and preserve the setback. He noted he would be willing to consider foregoing the parkway so that the setback could be preserved. Mr. Green stated there is room to move the circle but moving the circle will reduce the parkway and still not enough of a space gain. He noted that eliminating the parkway would result in loss of space for mailboxes. Commissioner Samuels noted concern with the bulk of the proposed homes which will give the subdivision an overbuilt look. Mr. Green stated that in his opinion as a planner it is not a good idea to remove the parkway along the cul-de-sac circle. Commissioner Samuels inquired if there would now be an emergency access. Mr. Green stated that there will now be a bikeway adjacent to lot 13 connecting to the bikepath in Parkchester Estates. Commissioner Berman noted that he is also concerned that there will be a feeling of having a more dense subdivision because the mass of the buildings will move forward toward the street with the 25-foot front yard setback allowed in the R-5 District. He noted that the design of the housing product can probably help with space and light between the buildings to avoid an overcrowded feeling to the subdivision. Mr. Green stated that the people buying in this subdivision are sophisticated customers and the homes will need to appeal to their tastes, and these buyers will not accept a crowded appearance to the subdivision. Commissioner Berman asked about the issue regarding the right-of- way on Weiland raised in Mr. Pfeil' s memo of October 28, 1994. Mr. Green stated that Lake County will require a dedication of right-of-way along Weiland Road and a dedication is shown on the plan, but the exact dedication needs to be verified. Mr. Green noted that the County also has permit authority over the location of the street connection to Weiland Road, and the connection has to meet the County's standard for separation from other street connections to Weiland. Commissioner Berman asked if the developer had discussed the bikepath with the Park District. Buffalo Grove Plan Comm-Regular Meeting-November 2, 1994-Page 3 Mr. Green stated that he has not yet discussed the matter with the Park District. Commissioner Berman asked if there are any trees to be preserved on the eastern buildable area of the site. Mr. Green stated it would be better to clean up some of the existing stock and add good stock. He further stated they are seeking a variance for parkway tree spacing along Weiland Road to allow for bikepath meandering. Commissioner Moons asked if it will be a concrete sidewalk going north to connect with the sidewalk proposed by Comerica Bank. Mr. Green said that the sidewalk in the street right-of-way is required to be concrete, but the bikepath along the creek will be bituminous. He said that the sidewalk and bituminous bikepaths on the proposed site will be designed to make a smooth transition to the sidewalk and bikepath on the Comerica site to the north. Commissioner Moons questioned the need for a sidewalk in the cul-de-sac. Mr. Green stated the sidewalk is required by the Village ordinance. Vice Chairman Goldspiel asked if the waterline is long enough to need looping. Mr. Vane of the SDG group stated looping is not necessary. He stated Mr. Kuenkler has agreed that no looping is necessary. Vice Chairman Goldspiel asked if any drainage is necessary for lot 7 . Mr. Vane stated lot 7 is the highest lot and it will tend to pitch both ways. He stated they will need to extend a single service for the sump pump. Vice Chairman Goldspiel noted that the land to the east is swampy and asked if anything needs to be done to protect the proposed development from water. Mr. Vane stated that no drainage from this site will be draining to that land and therefore nothing further needs to be done. Vice Chairman Goldspiel asked about the curb and gutter details on the plan. Mr. Vane stated they are typical standards and they are proposing 3 inch curbs in the subdivision except for the island which will have a 6 inch barrier curb around it. Buffalo Grove Plan Comm-Regular Meeting-November 2, 1994-Page 4 Vice Chairman Goldspiel asked for a definition of inline detention. Mr. Vane stated inline detention allows the stream to widen and take care of the detention and constrict at another point at the north end so that the detention is part of the creek itself. Vice Chairman Goldspiel asked if the detention area will be underdrained. Mr. Vane stated it will basically be an expanded creek. There will be banks that will drain toward the creek and the creek will essentially be the underdrain where everything will find its way to the channelized portion of the creek. The area will be as enhanced as possible. He noted the retaining walls can be removed and a much softer look can be created. Vice Chairman Goldspiel asked how this development works as a transition to the industrial zoning to the north. Mr. Green stated under normal conditions a multi-family transition would be preferred. However, as the creek has been relocated and the north end has become office/commercial development with a bikepath winding around, a natural separation has been created between the site to the south and the commercial/office site to the north. Vice Chairman Goldspiel stated that since we now have the ability to put the bikepath connection to the south would it be better to put the sidewalk on the north side of the street instead of the south side. Mr. Green stated it makes more sense to keep the sidewalk on the south because it facilitates the connection to the park. Vice Chairman Goldspiel asked Commissioner Samuels about his concern regarding front setbacks. Commissioner Samuels noted he is concerned about the mass of buildings along the street. Vice Chairman Goldspiel how many different models would be available or if the homes would be custom. Mr. Green stated there would be two different models with four different elevations offered. Vice Chairman Goldspiel asked if all the homes would be two story right out to the setback line. Mr. Green stated he seriously doubted that. He noted that there will be three car garages and it would be impossible to pull the Buffalo Grove Plan Comm-Regular Meeting-November 2, 1994-Page 5 first floor of the house all the way up to the garage. In addition, with the depth opportunity there may be some homes with the garages turned which has a significant positive influence on the subdivision. Vice Chairman Goldspiel stated he is satisfied that the developer is aware of the sensitivities involved and that the plan will work. He stated he would not like to tamper with the cul-de-sac parkway or the sidewalks along the cul-de-sac circle. Vice Chairman asked if the Plan Commission wants to require 40- foot rear yards for lot 10, 11 and 12 on the south side of the site to match the rear yard setbacks of the adjoining lots in the Parkchester subdivision. The Commission agreed this would be desirable to do. Mr. Green indicated that he understands the Commission's concerns about setbacks, and he will keep the comments in mind as the plan is revised. He requested that the project be scheduled for a public hearing, and the Commission agreed that the project is ready for a public hearing. B-5 - TOWN CENTER PLANNED DISTRICT, PROPOSED REVISIONS TO PERMITTED AND SPECIAL USES, SECTION 17. 44. 060.C. -- WORKSHOP #1 Mr. Pfeil stated that as efforts to develop the retail portion of Town Center continue, there are requests from specific businesses that are not listed as permitted uses under the current B-5 regulations. Vice Chairman Goldspiel asked what types of uses have people questioned. Mr. Pfeil indicated that some requested uses have been a liquor store, a dry cleaner, and billiards, and also the Byerly's supermarket. He noted that except for billiards, these uses are permitted in the B-1 District. Commissioner Berman said he is concerned that this matter may be more of a political issue than a planning issue. He commented that if all the uses allowed under B-1 and B-2 are to be allowed in the B-5 District it could undermine the original intent to make the Town Center a unique area and make it just another strip shopping center. Vice Chairman Goldspiel briefly reviewed some of the planning that has been done for Town Center over a number of years, and he noted that the Village Board in office when Town Center was approved, did not want a supermarket. He said the goal for the retail area as approved was to create an anchorless center with stores that would draw shoppers from a larger area than just Buffalo Grove. Buffalo Grove Plan Comm-Regular Meeting-November 2, 1994-Page 6 Commissioner Samuels stated he would like to treat each proposal on its own merits. If a special use is required, it can then be treated as such. If the developer is asking for a change because the permitted uses are too limited for the center, it may be necessary to change the list of permitted uses. However, that is not what is happening, and the current regulations should be left intact until a more structured proposal is presented to the Commission. Commissioner Berman noted concern in making wholesale changes to the permitted and special uses in the B-5 District unless the concept for the Town Center has changed. He said the Plan Commission needs some direction from the Village Board if comprehensive changes to the B-5 regulations are going to be considered. Mr. Pfeil noted that the special uses were meant to allow for mixed uses within particular sub-districts of the B-5 District. He said it does not seem appropriate to handle relatively common retail uses as special uses. He noted that a number of uses are allowed as permitted uses, and some of the uses that would be handled as special uses are not that different in impact from the permitted uses. Commissioner Samuels stated he is in favor of keeping the present B-5 regulations. He stated that if a proposed business is not a permitted use, a special use procedure can be used to ensure that the use would be an enhancement to Town Center. Commissioner Moons stated that by using the special use procedure the Village retains control over development in the Town Center, and it seems appropriate that the Village review proposed uses as carefully as possible. Vice Chairman Goldspiel noted that if there is going to be an overhaul to the B-5 regulations, there needs to be a conceptual basis to guide the planning discussions for various uses. Commissioner Berman noted that if the goal is to give the Board flexibility, then Commissioner Samuels' approach is very practical, and a related concept would be to allow B-1 uses that are not now specifically listed in the B-5 regulations as special uses in Town Center. Mr. Pfeil asked how the liquor store request should be handled. The Commission noted its preference to have the liquor store come in as a special use request. Buffalo Grove Plan Comm-Regular Meeting-November 2, 1994-Page 7 RAUPP'S RE-SUBDIVISION ( 108 CIRCLE DRIVE) - FINAL PLAT Vice Chairman Goldspiel asked for an explanation of how the proposed lot meets the Village's zoning standards. Mr. Pfeil stated that he has reviewed the plat with the Building and Zoning Department, and it was determined that the lot meets the required lot width of 70 feet. He noted that the Building and Zoning Department has a methodology for calculating lot width for irregularly shaped lots. He noted that the building envelope within the required setbacks is quite large, and a house could certainly be built within this envelope. He noted that the lot has an area of 11, 449 square feet, and the R-4A requirement is 8,750 square feet. He also showed examples of similar lot shapes and widths in other subdivisions in the Village. Commissioner Samuels noted that a house could not build over the easement in the front portion of the lot. Mr. Pfeil stated that is correct. He noted a specific house design would be needed to fit on the lot. Commissioner Samuels said he is concerned that the zoning would allow a house to be built within 7 feet of the west property line, and it seems that adjoining property owners should be given an opportunity to comment on the plat. Vice Chairman Goldspiel inquired if a public hearing is required on this type of approval. Mr. Pfeil said that the Development Ordinance does not require a public hearing for a plat that creates only one buildable single- family lot. Moved by Commissioner Moons, seconded by Commissioner Berman to recommend approval by the Village Board of the final plat of Raupp' s re-subdivision at 108 Circle Drive dated October 25, 1994. Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Samuels, Berman, Moons, NAYES: Goldspiel ABSTAIN: None ABSENT: Howard, Rosenston The motion passed 4 to 1. Vice Chairman Goldspiel noted that he thinks adjoining property owners should be given a chance to comment on a re-plat of this type. Buffalo Grove Plan Comm-Regular Meeting-November 2, 1994-Page 8 CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next regular meeting would be on November 16, 1994. PUBLIC COMMENTS OUESTIONS - None ,STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Krug and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 9:50 p.m. II li Re e tfully s itted, ft-- . III Fa Rubi , ecording Secretary AP VED BY: EP EN GOLDSPIEL, ice Chairman j Buffalo Grove Plan Comm-Regular Meeting-November 2, 1994-Page 9