Loading...
1994-12-07 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION December 7, 1994 Sterling Creek Chairman Goldspiel called the hearing to order at 7 :50 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel 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. Commissioner present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: None Also present: Mr. John Green, Systems Design Group Ltd. Mr. Richard Vane, Systems Design Group, Mr. Kim Denkewalter, Denkewalter, Angelo & Minkow Mr. Larry Davis, Davis & Riebman Mr. Keith Jacobs, Jacobs Homes Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Aerial photograph of site and adjacent area, undated Exhibit B: Concept Site Plan #1 - 18 lots dated September 4, 1994 Exhibit C: Preliminary Site Plan - 14 lots dated October 10, 1994 Exhibit D: Preliminary Site Plan - 13 lots dated October 25, 1994 revised Exhibit E: Parkchester Estates - partial Site Plan, undated Exhibit F: (Final) Preliminary Site Plan - 13 lots (5 sheets) dated November 23, 1994 by SDG revised Buffalo Grove Plan Comm-Public Hearing-December 7 , 1994-Page 1 Exhibit G: Preliminary Engineering Plan, dated November 23, 1994 revised Exhibit H: Site Information Sheet, dated November 23, 1994 Mr. Green stated they are requesting annexation of a 5.5-acre site as well as zoning to the R-5 District, all of which necessitates a request for three variations. The site is located east of Weiland Road and south of Busch Road and across from Bentley Place which is an R-8 townhome development. He noted the original plan submitted to the trustees consisted of 18 homes. He noted this parcel is an infill piece within a transitional zone and carries some complications. Access limitations exist as Weiland Road is the only access to come through this site. Economics is also a factor in this development. Mr. Green stated that all of the above reasons combined to bring about a new plan with only 14 homes. On this plan the bikeway and Aptakisic Creek were moved due to the impending Comerica development and are now parallel to this site. This created a better and more natural buffer which allows for better linkage with the single family development to the south. This also allows the site to be closer to the standards of the R-4 P.U.D. The cul-de-sac on the 14 unit plan is approximately 670 feet long, which is 150 feet over Village standards. The street right-of-way meets all of the Village standards and cul-de-sac diameter will be standard to allow for appropriate turnaround and access. The density has been significantly reduced. By limiting the development on the eastern portion of the site, it was felt a greater sense of exclusivity could be created and as the road has also been moved as far south as possible, it allows for some meandering through open space. Mr. Green stated the plan now allows for a bikeway along Weiland Road which connects with a bikeway through the Comerica site as well as appropriate right-of-way dedication along Weiland Road. The 13 unit plan proposes standard front yards of 25 feet and rear yards of 35 feet except for the 40 foot rear yards provided for Lots 10, 11 and 12 . Mr. Green stressed the new plan now has the bikeway adjacent to Lot 13 and it extends down to the existing bikeway around the lake in the Parkchester park area and will allow for provision of some emergency access if necessary to the cul-de-sac. He further noted the depth for Lots 6 and 7 have been increased to 115 feet and as a result the frontage on both lots is approximately 71 feet at the building line but gets wider in the back. Mr. Green stated the entrance has been moved further south and is 350 feet from Bentley Place. This allows for the opportunity to Buffalo Grove Plan Comm-Public Hearing-December 7, 1994-Page 2 further soften the detention area and provide a little more compensatory storage space. Mr. Green stated the smallest lot is 9,480 square feet with the average being 11, 100 square feet. Lot width is an average of 71 feet and occurs on Lots 5, 6, 7 and 8 with the minimum required under R-5 zoning of 60 feet. Side yard separation of 6 feet is provided and combined side yards of 14 feet are provided as required by the R-5 district. Right-of-way occupies 21 percent and therefore only 60 percent of the site is developed with 2.32 density per acre. Mr. Richard Vane of Systems Design Group reviewed the engineering plan for the site stating there will be a detention pond adjacent to the creek but not part of the creek. Permission from Lake County for online detention was not obtained. He stated he is making the engineering as aesthetically pleasing as possible by minimizing the berming and integrating slopes from the detention pond to the creek so it will be a nice buffer area. He stated the only changes on this plan is in the grading and side slopes which will be used to soften the area to allow for some creative designing. Mr. Vane stated this plan now provides for plenty of separation between the Bentley Place development and the proposed site for traffic purposes. Mr. Green noted there are three variations being requested. The first one is to allow a sidewalk on only one side of the road between Weiland road and the east side of Aptakisic Creek for about 175 feet to the point where the bikepath adjacent to Lot 13 comes in. This will provide access to the site to and from Weiland and will connect to the bikepath along Aptakisic Creek between Weiland Road and Busch Parkway adjacent to the Comerica Bank development. Mr. Green stated the second variation is the request for a cul-de- sac of 660 feet in lieu of the 500 foot maximum in consideration of the site and its shape. The third request is for side slope variation to allow for more creative design for the creek and detention area. Commissioner Krug asked if the sanitary sewer noted on Lot 13 is in the right-of-way. Mr. Vane stated the sewer is partially across the front of the lot on the easement and partially on the right-of-way. Commissioner Krug asked if the center of the cul-de-sac will be paved or landscaped. Mr. Green stated the center island will be landscaped for optimum Buffalo Grove Plan Comm-Public Hearing-December 7, 1994-Page 3 visual enjoyment. Commissioner Samuels asked how the water will get from the site to the detention area west of the creek. Mr. Vane stated the site is naturally higher and will even be raised slightly whereas the creek is low. There will be culverts going to the creek and then a stormsewer going over the top of the culvert to get into the detention basin. He noted the bottom of the detention will above the normal water line of the creek. He noted the area will consist of creek, berm and then detention site. Commissioner Samuels noted Mr. Pfeil's comments regarding R-4 side yards of 10 percent lot width and asked for comments. Mr. Green stated they had attempted 80 foot lots which was not possible and therefore larger side yards would also not be workable. Commissioner Moons asked if there will be any water interplay between this site and the adjacent Parkchester development. Mr. Vane stated the two sites have similar but separate drainage systems. Commissioner Moons asked how much water is anticipated to drain off of Lots 6 and 7 into the detention area on the adjacent property. Mr. Vane stated there will only be about 6 to 8 feet continuing to drain east. Commissioner Moons asked what kind of trees will be preserved on the property. Mr. Green stated a number of trees located to the west of the creek will be preserved and as many others as possible will be preserved. Chairman Goldspiel asked what the two foot grade transitions on Lot 1 were. Mr. Vane stated there are two, 2 foot risers with approximately 4 feet between them. Chairman Goldspiel asked if there is the possibility of maintenance problems there. Mr. Vane stated the area will be grass and easily mowable. Chairman Goldspiel asked if there was any grade transition next to Buffalo Grove Plan Comm-Public Hearing-December 7, 1994-Page 4 Lot 13. Mr. Vane stated no. Chairman Goldspiel reviewed the creek and detention area with Mr. Vane for slope and berm heights and bikepath area. Chairman Goldspiel asked if ILT will be vacating the area. Mr. Vane stated yes. Chairman Goldspiel asked if the engineering plans had been reviewed. Mr. Kuenkler stated yes and they are satisfactory. Mr. Henry Brandess, 827 Horatio, asked what will happen to the fence on the south side of the landscaping firm. Mr. Green stated the fence will be removed. Mr. Max Ring, 833 Horatio, asked if there was anything that could be put in in place of the fence which afforded a great deal of privacy for the existing homes. Mr. Vane stated the grades between the homes will be equal. Mr. Green stated they will be creating a typical backyard to backyard lot scene. Ms. Janet Ring, 833 Horatio, stated ILT had said it would be at least five years before they moved out and the fence was removed. She further stated the privacy the fence afforded was greatly appreciated. Mr. Seymour Goldman, 364 Bentley Place, asked what the distance between the entrance to Bentley Place and the proposed site was. Mr. Vane stated the distance is 450 feet. Mr. Goldman asked where the left turn lanes for Bentley Place and the proposed site would be placed. Mr. Vane pointed out the position of both left turn lanes on the plan noting they would be two separate left turn lanes which would be striped. L/ Mr. Goldman asked if the trees on the east side of the property would remain as is. Mr. Green stated the trees will be relocated throughout the site. Buffalo Grove Plan Comm-Public Hearing-December 7, 1994-Page 5 Mr. Ring asked if the sidewalk leading to a bridge at the Parkchester pond will be extended north to Weiland. Mr. Green stated the bridge will be extended. Mr. Ring asked when the project is slated to begin. Mr. Green stated they are shooting for a spring start. Mrs. Ring asked what the proposed home prices would be. Mr. Green stated home prices would be approximately $325,000 and up. Commissioner Samuels asked if there had been any talk with any school districts or the Park District. Mr. Green stated there had been Park District discussions and they were very amenable to the plans. Chairman Goldspiel asked for an elaboration on the donations. Mr. Green stated the Park District would like to enhance the existing park and any new land donation would be more of a burden. Therefore a cash donation would be made. Mr. Ring asked if the drainage system was separate for the Parkchester development and the proposed development. Mr. Vane stated yes. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:00 p.m. Respectfully s mitted, Fay Rub' , ecording Secretary APP OVED BY: 1 ST' PH N GO DSPIEL, Chairman I 1 Buffalo Grove Plan Comm-Public Hearing-December 7, 1994-Page 6 REGULAR MEETING BUFFALOG GROVE PLAN COMMISSION December 7, 1994 Sterling Creek Subdivision, east side of Weiland Road North of Parkchester Estates - Annexation with R-5 Zoning and Approval of a Preliminary Plan Indeck Office and Bank Building, Stone Creek 0 & R Parcel, Buffalo Grove Road/Route 83 - Approval of a Preliminary Plan -- Workshop #2 Relics of Olde, 940 Old McHenry Road - Rezoning to the R-4A District and Approval of a Preliminary Plan Workshop #2 Town Place Townhomes -- Final Plat Chairman Goldspiel called the meeting to order 9: 10 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: None Also present: Mr. John Green, Systems Design Group Ltd. Mr. Richard Vane, Systems Design Group Mr. Kim Kenkewalter, Denkewalter, Angelo & Minkow Mr. Larry Davis, Davis & Riebman Mr. Keith Jacobs, Jacobs Homes Mr. David L. Reifman, Rudnik & Wolfe Mr. Scott Siman, Land Technology Inc. Mr. Tim McParlan, Indeck Energy Services Mr. Mark Hopkins, Otis Associates Ms. Frances Fazio, Manhard Consulting Mr. Donald Jorgenson, The Brickman Group, Mr. John Gilmore, J.P.W. Development Mr. William Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Buffalo Grove Plan Comm-Regular Meeting-December 7, 1994-Page 1 Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Howard to approve the minutes of the public hearing of November 16, 1994. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Rosenston abstaining. Moved by Commissioner Samuels, seconded by Commissioner Berman to approve the minutes of the regular meeting of November 16, 1994. Commissioner Krug noted a correction on page 12, paragraph 5. Commissioner Moons noted a correction on page 2, paragraph 2 amending Route 93 to Route 83. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioner Rosenston abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Howard reported on the Village Board meeting of December 5, 1994 and noted the following the items were discussed: 1. Approval of Ordinance 94-90 amending the Village of Buffalo Grove Zoning Ordinance concerning Special Uses in B-5 Town Center to allow for a liquor store 2 . Approval of Ordinance 94-91 to allow Special Use in the B-5 Town Center for Binny's Beverage Depot 3. Approval of Ordinance 94-92 approving the amendment to the Special Use in the Industrial District concerning signage for Computer Discount Warehouse. Commissioner Howard further noted discussion by the manager of IDOT regarding the delays on the Route 83 project. Moved by Commissioner Samuels, seconded by Commissioner Howard to allow Town Place Town Homes Plat to be discussed out of order. All Commissioners were in favor of the motion and the motion passed unanimously. TOWN PLACE TOWNHOMES -- FINAL PLAT Mr. David Reifman of Rudnick & Wolfe stated the Red Seal Corporation is now interested in developing the eastern portion of Town Place with townhomes. The new owner is contemplating condominium ownership of the town homes which is more in line with what the market wants. He stated this will be a re-subdivision of the six town home lots which will have fee simple pads as opposed to easement area. A homeowner' s association will be established by the developer to manage the fee simple pads. Buffalo Grove Plan Comm-Regular Meeting-December 7, 1994-Page 2 Commissioner Krug asked if the footprint will remain the same. Mr. Reifman stated everything will remain the same except for the addition of a couple of bay windows. Chairman Goldspiel asked if the plat had been reviewed for compliance and closure. Mr. Kuenkler stated yes and same has been found in compliance. Moved by Commissioner Howard, seconded by Commissioner Rosenston to recommend approval of Town Place Townhomes Final Plat, two pages, dated November 28, 1994. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Rosenston, Berman, Moons, Goldspiel NAYES: None ABSTAIN: Samuels ABSENT: None The motion passed 6 to 0. STERLING CREEK SUBDIVISION, EAST SIDE OF WEILAND ROAD NORTH OF PARKCHESTER ESTATES - ANNEXATION WITH R-5 ZONING AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Rosenston to recommend approval to the Village Board of the petition for annexation with zoning in the R-5 One-Family Dwelling District and approval of a Preliminary Plan with the following variations: DEVELOPMENT ORDINANCE - Section 16.30. 030.F. and 16.50. 080.A. 1. ! (to allow a sidewalk on one side of a public street for a segment of approximately 180 feet east from Weiland Road) ; Section 16 . 30 . 050.A. 4. (to allow a cul-de-sac street length of 660 feet instead of 500 feet) ; Section 16.50. 040 .C.3.b.3 (to allow side slopes of 2: 1 and a vertical wall instead of a 4: 1 side slope for a stormwater detention facility) , pursuant to the petition, exhibits and testimony given. Commissioner Samuels noted he liked the idea of making this a residential area as this is in keeping with the way the area has been developing. He noted concern with the 660 foot cul-de-sac but noted the best compromise to this is the double usage for the 8 foot bikepath which will allow for alternate emergency access. He stated some leeway is necessary for infill parcels. He further noted some concerns with side and front yard setbacks. He stated it will tend to look overbuilt. However, since the petitioner has stated they need every square foot available for the house there is no choice. He stated he sees no problems with traffic or anything else and this will be a welcome addition to the Village. Buffalo Grove Plan Comm-Regular Meeting-December 7, 1994-Page 3 Chairman Goldspiel asked if there is any limitation on Lot 13 due to its shape. Mr. Green stated there will be a little more restriction but it is 130 feet deep on the east side. With a little reconfiguration at the garage the lot will work. Commissioner Berman echoed the comments of Commissioner Samuels. He further stated he has faith in the petitioner and architect and their track record in the Village and believes they will develop an aesthetically attractive product. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Rosenston, Samuels, Berman, Moons, Goldspiel NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 to 0. INDECK OFFICE AND BANK BUILDING, STONE CREEK 0 & R PARCEL, BUFFALO GROVE ROAD/ROUTE 83 - APPROVAL OF A PRELIMINARY PLAN WORKSHOP #a Mark Hopkins of Otis Associates noted the changes to the plans in response to the Commission's comments at previous workshops. He stated the curb cut on the south end of Buffalo Grove Road has now been eliminated which provides seven additional parking spaces. He also stated 4, 100 square feet has been deleted from the building by eliminating the basement. Mr. Hopkins stated they have begun the process of interacting with the residents of Cherbourg who brought up two specific issues. They are concerned with the appearance of the Indeck building from their units and headlights from the parking lot toward the units. Mr. Hopkins stated they have made a commitment to put in a high cut off fixture and building signage will be minimal. There will also be a berm constructed along Buffalo Grove Road to cut of car headlights from the townhomes. The closest townhome in Cherbourg is 294 feet. A second floor computer generated view from the townhome to the Indeck building was created to illustrate the site line. Commissioner Samuels asked if there are any large trees on the property which are to remain. Mr. Jorgenson stated there are some large trees on the corner of Buffalo Grove Plan Comm-Regular Meeting-December 7, 1994-Page 4 the property which will remain. Mr. Hopkins provided an exhibit illustrating the enhanced appearance of the temporary bank structure, increased parking spaces and emergency access. Ms. Frances Fazio of Manhard Consulting stated they are working with the Park District for on stream detention which is now under review by the Lake County Stormwater Management Commission. She stated she has heard no negative reaction to on stream detention. Chairman Goldspiel asked if on stream meant a widening out of the stream. Ms. Fazio stated there will be a control structure somewhere in the vicinity of Route 83 where the culvert crosses under 83 which will regulate the elevation of the water in the stream. They are not proposing any dredging or excavation of the stream. Chairman Goldspiel asked if the proposed development would contribute greatly to water runoff. Ms. Fazio stated the 4-acres would have very little effect on the overall site. She stated it would be difficult to even put a quantity on the amount of additional runoff since it is spread out over such a large area. Ms. Fazio also stated that the buildout of Buffalo Grove Road will be a part of the development of this parcel. Mr. Kuenkler stated Ms. Fazio statement was an accurate assessment j of the detention system. Commissioner Samuels asked if any re-engineering of the land would be necessary between the this site and the creek. Mr. Kuenkler stated the area will remain pretty much the same. Chairman Goldspiel asked petitioner to address the strong language regarding the southern most access on Route 83 used in the traffic report. 1 Ms. Fazio stated they had spoken with IDOT who did not give the same impression as that of the traffic study. She noted they are in favor of a second right-in right-out access. She noted this access will help the traffic flow for the drive in facility and was met with very little opposition from IDOT. Mr. Kuenkler stated Mr. Carmignani's point is that the needs of the site can easily be served by one access. He stated the enforcement of a right-in right-out entrance may be a problem. 1 Buffalo Grove Plan Comm-Regular Meeting-December 7, 1994-Page 5 Mr. McParlan stated there are several other issues they are dealing with. Segregation of the bank from the rest of building is a concern. He stated that he also did not see the kind of numbers for the bank that Mr. Carmignani seemed to suggest. Commissioner Samuels stated he did not see much of a problem with the second access on Route 83. He stated there would be a left turn bay for entrance at the main access on Route 83 as well as the access off of Buffalo Grove Road. He noted the only concern he had was that right out traffic at the second access may conflict with traffic leaving the main entrance further north on Route 83 . Commissioner Berman stated there may be a conflict with some people trying to make a left turn out at the southern access. He stated he did not see a conflict with a right-in only access at that point. Commissioner stated it makes sense to allow northbound traffic on Route 83 to access the bank facility at this entrance but the problem is going back out that way. Commissioner Moons stated northbound traffic on Route 83 which would use this access to enter would not be likely to use the same entrance to go southbound. They would be most likely to want to continue going north. Chairman Goldspiel stated he would like to hear Mr. Carmignani's proposal about make this access a right-in only access as well as his adamacy regarding the need for only one access on Route 83. Mr. McParlan stated if this is the only concern, they will agree to a right-in right-out access only. Chairman Goldspiel stated he does not want to make a decision without elaboration from Mr. Carmignani. { Commissioner Samuels stated he would be comfortable with two accesses if the southernmost access was made a right-in access only. He further stated he would then not need any further reports from Mr. Carmignani. Commissioner Berman suggested that this project can go to public hearing and a memo should be obtained from Mr. Carmignani for the hearing. If, however, the report stresses the inappropriateness of the second access, that issue would have to be reconsidered. Commissioner Moons stated a right in would be feasible and would help with internal traffic flow. Commissioner Krug stated he sees no objection to the right in access which would be an asset to bank customers. Buffalo Grove Plan Comm-Regular Meeting-December 7, 1994-Page 6 Commissioner Howard stated she agrees with the need for a right in access and noted the Grove Animal Hospital has a full access and that facility is a lot closer to the intersection. Chairman Goldspiel asked that the matter be referred to Mr. Carmignani for his opinion. Chairman Goldspiel noted the strong report by Mr. Carmignani regarding the location of the temporary bank. Mr. McParlan stated they are trying to isolate a major construction process from a commercial business. In addition, they chose this location in order to use some of the existing pavement and curb cuts on the site. Commissioner Rosenston stated the way the plan is designed people cannot make a left turn out of the northern exit on Route 83 and therefore would be likely to use the southern exit for that purpose. Commissioner Samuels noted it would be best to make the access on Route 83 a right in only and establish some kind of temporary exit onto Buffalo Grove Road. Mr. Hopkins stated that would work for them. Chairman Goldspiel asked if Mr. Boysen's memo regarding extension of the sidewalk up to Busch Road would be part of this project. Mr. McParlan stated that was not correct. He noted the sidewalk would not be extended. Chairman Goldspiel asked if it would be possible to get some sensible connection to the walk system being built in the park in lieu of sidewalks on Buffalo Grove Road. Commissioner Samuels asked how the parking space calculations were arrived at. He noted concern with the minimum number of spaces being provided. Mr. Hopkins stated there is one space per 300 square feet of office space and one space per 250 square feet of bank space. He further noted this will not be an intensive use building and the tenants are identifiable low intensive users that are related to Indeck. Commissioner Rosenston stated this kind of parking per ordinance comes up often and the ordinance should probably be addressed. He further noted there will be heavy demand on the bank on Saturdays which may cause problems if any offices are also open on Saturday. Buffalo Grove Plan Comm-Regular Meeting-December 7, 1994-Page 7 Commissioner Samuels asked if landscaped islands may be necessary per ordinance for any long parking strips. Mr. Pfeil stated that enhanced landscaping along the perimeter of a parking lot has often been allowed to be substituted for islands. Commissioner Moons noted concern with the height of the proposed building. Commissioner Samuels asked what the reactions to the building were from the Cherbourg Association. Mr. Hopkins stated they have not heard any complaints regarding building height. Commissioner Samuels stated the building seems to be in proportion to the site and its surroundings. RELICS OF OLDE, 940 OLD MCHENRY ROAD - REZONING TO THE R-4A DISTRICT AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #2 John Gilmore of JPW Development Corporation stated they have now incorporated Lots 1 and 2 into one larger lot. He stated they have also incorporated a separate 10 foot detention area behind lots 7 and 8. Chairman Goldspiel asked if the detention area would be underdrained. Mr. Siman of Land Technology, stated this area can be underdrained. Chairman Goldspiel stated that if the detention is to be accepted it would need to be underdrained so that it would dry quickly. Chairman Goldspiel asked about any efforts to move the detention closer to Route 83. Mr. Siman stated the natural flow is to the west and the only spot large enough for a detention area is this southwest corner of the site. Mr. Siman stated they have IDOT approval to put in a 150 foot bay area northbound on Route 83 entering the property Mr. Gilmore stated that water will brought in off of Busch Road through the Park District property. He further stated all appropriate donations will be made to the schools and the Park District. Buffalo Grove Plan Comm-Regular Meeting-December 7, 1994-Page 8 Mr. Gilmore stated there is one variance request for a slide slope of 3: 1 instead of 4: 1. Commissioner Howard asked how berming of the detention area will effect existing adjacent homes. Mr. Siman stated it will probably be better for the existing homes as the berm will cut off water flow, detain it and release it directly into the sewer. Commissioner Berman asked if it is possible to do this as an R-4 with a variation for Lot 2. Mr. Gilmore stated the plan actually qualifies for R-4 for all the lots. The only difference between the R-4 and R-4A is in the rear yard setbacks requirements. The surrounding area is all R-4A and they would like to keep this development in the R-4A zoning district. Chairman Goldspiel noted concern with the R-4A zoning request. He stated adjacent homes vary between 1,600 to 2,500 square feet. The proposed homes will be 3,000 square feet on lots which will not be as deep as existing lots. He stated the R-4A zone does not accommodate the size of the proposed homes. Mr. Gilmore stated he cannot put smaller sized homes on the property due to the size of the existing home. It is necessary to come as close to the size of that home as possible. Chairman Goldspiel suggested using sidewalks on only one side of the street thereby making the lots 10 feet deeper so that rear yards can be made 10 feet deeper. Mr. Gilmore stated he would be concerned with the curve in the road. He did, however, be willing exploreoption this o tion which would then allow for R-4 zoning with one variance. Chairman Goldspiel stated he would be happier with such a plan. He further noted he would not eliminate the sidewalk to lots 1 and 2 but rather run the sidewalks from the house to Route 83. Commissioner Samuels noted the present proposal would fit into an R-5 zone which is actually less restrictive than the R-4A zone the developer is requesting. Chairman Goldspiel agreed to drop his idea. He further noted he will be very sensitive to what neighbors will be saying about this project. Commissioner Howard noted agreement with Chairman Goldspiel. She further noted concern with the location of the detention pond. Buffalo Grove Plan Comm-Regular Meeting-December 7, 1994-Page 9 Chairman Rosenston asked if there had been any discussion with adjacent neighbors. Mr. Siman stated they are aware of the project. Mr. Gilmore stated they are willing to speak to the neighbors. Mr. Dojutrek, owner of the property, stated there will be some negative response from some of the neighbors who will be losing their parklike setting and their view. In general, however, the type of homes that will be built will raise the property values of the surrounding homes. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil indicated the next regular meeting will be held on January 4, 1994. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Moons and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:20 p.m. Respe tfully s knitted, Fa Rub' , ecording Secretary AP ROVED BY: EP EN G DSPIEL, hairman Buffalo Grove Plan Comm-Regular Meeting-December 7, 1994-Page 10 I __