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1989-03-22 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Cherbourg Townhomes - P.U.D. Amendment Checker Square Shopping Center (Vintage Commercial) Chevy Chase Business Park East, Unit 1 Mobil Oil (Arlington Heights & Dundee Road V i March 22, 1989 Chairman Sheldon called the special meeting to order at 9:31 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Commissioners Absent: Mr. Krug Also Present: Mr. I. Hernandez, Planner, Cherbourg Mr. T. Standke, Developer, Cherbourg Mr. B. Gold, Developer, Checker Square Mr. E. Hartmann, 514 Cherbourg, Buffalo Grove Mr. D. Gantz, 550 Cherbourg, Buffalo Grove Ms. N. Moffert, Lot 610, Cherbourg Development Ms. J. Ditchman, 604 Cherbourg, Buffalo Grove Ms. A. Ginelle, 526 Cherbourg, Buffalo Grove Ms. S. Osgood, Lot 165, Cherbourg Mr. W. Leroy, 544 Cherbourg Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Commissioner Rosenston attended the March 20, 1989 Village Board meeting where the Town Place development changes were discussed. The site was referred back to the Commission. The Checker Road Office Center that was discussed was not referred to the Commission. CHEVY CHASE BUSINESS PARK EAST, UNIT 1 Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the Plat of Vacation of Public Structures and Plat of Resubdivision of the Chevy Chase Business Park East, Unit I, the Plat of Vacation dated January 25, 1989 and the Plat of Resubdivision dated March 14, 1989. Discussion: Mr. Kuenkler stated there is no problem with vacating a street and leaving another portion of the street that has no access. This plat is in accordance with the Preliminary Plan, the plat has been reviewed and it complies with the ordinances and statutes and it closes. AYES: Goldspiel, Rhodes, Howard, Rubin, Rosenston & Braiman NAYES: None ABSTAIN: None ABSENT: Krug The motion passed 6 - 0. MOBIL OIL (ARLINGTON HEIGHTS & DUNDEE ROAD Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the Final Plat of Mobil's Arlington Heights and Dundee Road Subdivision dated February 13, 1989. Discussion: Mr. Kuenkler stated this property was never a subdivision and the Village requires this to be done. This is an annexed plat. The plat conforms with the Preliminary Plan, it has been reviewed and it closes. AYES: Goldspiel, Rhodes, Howard, Rubin, Rosenston & Braiman NAYES: None ABSTAIN: None ABSENT: Krug The motion passed 6 - 0. CHERBOURG TOWNHOMES P.U.D. AMENDMENT Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the amendment of the P.U.D. and Preliminary Plan in the R-8 District for the Cherbourg Townhomes as follows: To permit decks to exceed 20% of the rear yard area on lots fully adjoining open space pursuant to the petitioner's exhibits; the maximum area of decks on lots granted a variation by this P.U.D. amendment and for all lots not yet sold (i.e. have not had a real estate closing) shall be limited to the sizes as stated in Paragraph #2 of Mr. Hernandez letter dated March 7, 1989 and the deck elevations exhibit presented by the petitioner. That is to say, Models Bordeau 210 square feet, Chambord 290 Buffalo Grove Plan Commission - Regular Meeting - March 22, 1989 - Page 2 square feet, Dijon 260 square feet, Espirit 345 square feet, Fontaine 340 square feet and Genet 340 square feet. The Plan Commission further recommends that variations for interior lots and end-unit lots not fully adjoining common open space areas be heard by the Zoning Board of Appeals on a case-by-case basis. The Plan Commission further stipulates that: 1. The Cherbourg Homeowners Association declaration of covenants shall be amended to incorporate the deck size limits defined by the Plan Commission. 2. No decks would be built over any easements. 3. No decks would be built in side yards. 4. That being fully open onto the common open space means that the entire rear yard adjoins open space. Discussion: The motion was amended by Commissioner Braiman with both Commissioners Goldspiel and Rhodes concurring to read "open space means that the entire rear yard lot is adjacent to open space". Commissioner Rhodes feels the homeowners will watch the development of the extended decks very closely and make sure that everyone has an equitable part in this process. Mr. Raysa defined the Zoning Board of Appeal's authority for the audience. AYES: Goldspiel, Rhodes, Howard, Rubin, Rosenston & Braiman NAYES: None ABSTAIN: None ABSENT: Krug The motion passed 6 - 0. CHECKER SQUARE - (VINTAGE COMMERCIAL) Mr. Gold stated that since the last workshop they have: 1. Moved outlots for Buildings B and C forward to the front yard. There is a minimum of 25' landscaped strip in front of the outlots. 2. Eliminated the service drive at Checker Road. 3. The main entrance drive along Buffalo Grove Road has more landscaped area to increase stacking for cars. 4. Eliminated the parking behind Building A and the south end of the large building. 5. There is no parking directly in front of the building on the north end of the site. 6. Removed the refuse structure from the rear yard and combined it in the back of the building. 7. There is now space to park 277 cars. Buffalo Grove Plan Commission - Regular Meeting - March 22, 1989 - Page 3 The building area overall remains the same. The present owners of the site want to build a shopping center. They do not have any tenants for the outlot buildings. They have submitted their preliminary plan to Lake County Division of Transportation for preliminary review. They are not asking for any variations. The HVAC screening will conform to the ordinance. Mr. Pfeil stated that if the outlots were restaurants the parking would be tight. He noted that Mr. Carmignani, Village Traffic Consultant, felt that if the median on Buffalo Grove Road could be opened he would recommend the entrance be moved 100' to the north.Mr. Carmignani strongly recommends that the entrance be restricted to right-in/right-out if it remains in the present location. Commissioner Rhodes was concerned with the north bound traffic on Buffalo Grove Road trying to enter the center. Commissioner Braiman would like to see the HVAC screened from the residential. He was concerned with this use. Commissioner Goldspiel would like the sidewalk on Checker widened to 8' . Commissioner Rosenston was concerned with the traffic problem on Buffalo Grove Road as proposed by the Village traffic consultant. Commissioner Rubin questionned if the developer had considered alternate B-3 uses. The developer stated he had not and did not intend to. Commissioner Rubin noted at the Vintage Sales Office the subject area was designated as an office building. Chairman Sheldon stated that for the next meeting the Commission would like to see: 1. Renderings of the buildings. 2. Screening of the HVAC, front and back. 3. Lighting of the back of the buildings, making sure it does not flow over into the residential. 4. The type of landscaping to be used. 5. What road improvements are necessary. An unidentified resident was concerned with the grading of this site as it will effect his property. ADJOURNMENT Moved by Commissioner Braiman, seconded by Commissioner Rubin, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11: 10 P.M. Buffalo Grove Plan Commission - Regular Meeting - March 22, 1989 - Page 4 Respectfully Submitted, Kathleen Comer Recording Secretary APPROVED BY: 46f-itfa lGo%l^ Barbara Sheldon Chairman II 1 Ii II II 1 1 Buffalo Grove Plan Commission - Regular Meeting - March 22, 1989 - Page 5 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Cherbourg Townhomes March 22, 1989 Chairman Sheldon called the public hearing to order at 7:32 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin - arrived at 8: 13 P.M. Mr. Rosenston Commissioners Absent: Mr. Krug Also Present: Mr. I. Hernandez, Planner Mr. T. Standke, Developer Mr. E. Hartmann, 514 Cherbourg, Buffalo Grove Mr. D. Gantz, 550 Cherbourg, Buffalo Grove Ms. N. Moffert, Lot 610, Cherbourg Development Ms. J. Ditchman, 604 Cherbourg, Buffalo Grove Ms. A. Ginelle, 526 Cherbourg, Buffalo Grove Ms. S. Osgood, Lot 165, Cherbourg Mr. W. Leroy, 544 Cherbourg Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Chairman Sheldon read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. She then swore in Messrs. Hernandez and Standke The exhibits were those contained in Mr. Pfeil's memo to the Plan Commission dated March 17, 1989 titled Cherbourg Townhomes and Petitioner's Exhibits 1 through 4. Mr. Hernandez reviewed his March 7, 1989 letter to Mrs. Sheldon and a memo to Mrs. Sheldon dated March 22, 1989. He stated every end unit, with an open side yard, is at a minimum 15' wider than an interior unit of the same home type. Therefore, it is a larger lot and less likelihood of encroachment on another lot. Commissioner Rubin arrived. Mr. Hernandez noted they would build an extended deck on a side yard as long as the total area does not exceed the allotted amount. Owners are restricted to build the developer's deck configuration for an extended deck if they choose to do it themselves. Pulte's exhibits submitted prior to the public hearing proposes optional decks ranging in size from 210 square feet to 345 square feet. For every lot in Cherbourg, the townhome model and optional deck size is listed on the table submitted by Mr. Hernandez. During the meeting he asked to deviate from this table by allowing optional decks for some lots to be larger than what is listed on the table. This deviation was porposed for lots that do not need a variation of the 20% rear yard coverage standard of the Zoning Ordinance. Mr. Standke testified that their purchasers are showing a great interest in building extended decks. Mr. Kuenkler stated that extending the area of the decks would not have any significant effect on the detention area requirements. Commissioner Braiman was concerned with the end lots. Mr. Pfeil stated that the developer proposes to allow decks of up to 345 square feet for lots that do not need a zoning variation under the proposed amendment of this evening. The exhibits that are marked specify an optional deck size for each townhome model. Mr. Pfeil explained that Pulte had agreed to limit optional deck sizes from 210 square feet to 345 square feet depending on the townhome model. This limitation was represented as a way to achieve a uniform design for decks in the development and to be equitable in that every owner of a specific townhome model would be able to have the same size optional deck. Pulte is now suggesting that optional deck sizes should be allowed to be larger in cases where the 20% rear lot coverage standard would not be exceeded, but the maximum deck area could be limited to 345 square feet. Trustee Reid felt the letter dated March 22, 1989, submitted at this meeting regarding the 345' decks was not in accordance with what was published for the public hearing. Mr. Hartmann would like permission to build an extended deck and feels these extended decks would not harm the appearance of the development. Mr. Gantz agreed with Mr. Hartmann. Ms. Moffert felt there were very few units that would have to go before the Zoning Board of Appeals to increase the size of their decks. Ms. Ditchman felt Pulte was trying to establish guidelines for the decks in accordance with their declarations. Ms. Ginelle felt that Pulte is trying to present what the residents want. Commissioner Rubin felt the Village should not be restricting the deck size for units that don't require a zoning variation. Decks not needing a variation should go before a homeowners association, provided the Zoning Ordinance standards are met. Ms. Osgood felt that Pulte should limit the decks to 345' . Buffalo Grove Plan Commission - Public Hearing - March 22, 1989 - Page 2 u Mr. Leroy wished to build his extended deck in accordance with the present provisions. Chairman Sheldon closed the public hearing at 9: 18 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman V Buffalo Grove Plan Commission - Public Hearing - March 22, 1989 - Page 3