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1990-08-15 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION August 15, 1990 Westchester Estates 2 New Life Evangelical Lutheran Church Checker Road Subdivision Chairman Sheldon called the Regular Meeting to order at 7 : 33 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Rhodes Ms. Howard Mr. Rubin Mr. Rosenston Commissioners Absent : Mr. Goldspiel Mr. Krug Mr. Braiman Mr. Charlette Also Present : Mr. John Green, Systems Design Group Ms. Christine Zyzda, Marks, Marks & Kaplan Mr. Edward Covici , Scarsdale Homes Ms. Karen Larsen, Buffalo Grove Park District Mr. Tim Blatner, Architect Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes , seconded by Commissioner Rosenston, to approve the minutes of the Public Hearing of July 18 , 1990. All Commissioners were in favor, with Commissioner Howard abstaining, and the motion carried. Moved by Commissioner Rhodes, seconded by Commissioner Rosenston, to approve the minutes of the Regular Meeting of July 18, 1990. All Commissioners were in favor, with Commissioner Howard abstaining, and the motion carried. Moved by Commissioner Rhodes, seconded by Commissioner Rosenston, to approve the minutes of the Special Meeting of July 25 , 1990 , as amended. All Commissioners were in favor, with Commissioner Howard abstaining, and the motion carried. Buffalo Grove Plan Commission-Regular Meeting-August 15 , 1990-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Rubin reported on the presentation and discussion at the Village Board meeting regarding the extension of Reservoir 7 . With regard to the Village Board meeting of August 6, 1990, Commissioner Rubin reported that the Santucci public hearing was held and the following were also discussed: 1 . Lighted tennis courts 2 . The Fiore sidewalk 3 . The proposed post office at Town Center WESTCHESTER ESTATES PHASE 2, Thompson Blvd./Buffalo Grove Road Mr. Green stated they plan to annex a 13 . 2 acre site located directly to the north of Westchester Estates. They intend to develop the southern 11 .4 acre portion under R-3 zoning. Mr. Green noted they have no plans for the remaining 1 . 88 acres to the north and planned to annex that as R-1 . Staff, however, suggested RE zoning for that parcel would be most appropriate since it would be most restricted and Scarsdale has no objection to that. Mr. Green stated their original plan called for 15 single family sites in the R-3 zoning. Due to the nature of compensatory storage requirements, however, they find they can only easily develop 13 sites. The average lot size will be 14 , 980 sq. ft . , 50% larger than the 10, 000 sq. ft. minimum required. They plan to extend and thereby complete Thompson Boulevard and develop a single cul-de-sac to the east with seven lots off the cul-de-sac. The balance of six lots would open onto Thompson. Mr. Green stated the Old Farm Village R-4 homes would be separated from the Westchester Phase 2 development by a continuation of the existing neighborhood park. He noted that at the time of the original Westchester development the Park District had indicated they would be looking for the additional 2 . 5 acres to the north as an extension and continuation for development of a 5-acre neighborhood park site. Scarsdale will be allocating 3 .45 acres as park land so the total park site will actually be around 6 acres. Mr. Green stated that the park when completed will provide an accessway through Old Farm Village and they will continue the bike path which now comes up to the subject site. Mr. Green reviewed the problems associated with extending the bike path through to Buffalo Grove Road due to portions of land owned and maintained by others, but outlined some alternatives. `./ Mr. Green noted that due to requirements for compensatory storage and the fact that the Creek runs through the site they had to develop additional detention space. They will attempt to maintain the actual Creek without altering its banks. Buffalo Grove Plan Commission-Regular Meeting-August 15 , 1990-Page 2 He stated the Creek splits the park and in order to link the two sections and allow the Park District the ability to maintain both sides, they plan to build a 10-ft. wide bridge capable of handling maintenance equipment. Mr. Green presented an illustration showing the flood plain areas on the site. He noted that final engineering plans had not been completed but reviewed briefly proposals for use of the land for storage that would maximize the amount of space for the park area. He noted the Park District had issued a letter to Mr. Pfeil concerning their needs. Mr. Green stated they will be requesting two rear yard setback variations on Lots 9 and 10 for a 35 ft. rear yard rather than the required 40 ft. This would allow them to have a minimum 50 ft. buildable depth and allow them the area needed to develop the necessary floodway. He stated the varition is not inconsistent with the original Westchester development where the same type of setbacks were requested for three lots. Mr. Green then reviewed the homes to be developed which are similar to the original Westchester development but with more variety of exteriors and one larger model. In response to questions from Chairman Sheldon, Mr. Green stated the plan had not yet been reviewed by the Army Corps of Engineers but that they have identified there are no wetlands on the site, the changes necessary for moving the compensatory storage can be accomplished and the soil is conducive to development as planned. Chairman Sheldon asked about the extension of Thompson Boulevard which Mr. Pfeil stated is the completion of the collector street. He also noted a signal is not anticipated. Commissioner Rosenston inquired about the north leg of the property. Mr. Green explained there is a loft. wide strip extending up where they can' t get water, and reviewed the configuration and ownership of parcels and the problems associated and indicated they intend to leave that strip maintained as it stands with the possibility of some future development if the parcel to the west becomes available. Commissioner Rosenston also asked about price of homes and time for development. Mr. Green stated the homes are comparable to Parkchester where the homes run $249,000-$400,000, and they anticipate the site can be developed quickly. They will not put models up as the models still exist at Parkchester. Commissioner Howard noted she feels a signal will be needed at Thompson following development. Commissioner Rhodes asked if the homes are all 4 and 5 bedrooms, and if any would provide three car garages. Mr. Green stated the lot Buffalo Grove Plan Commission-Regular Meeting-August 15 , 1990-Page 3 widths and product design do allow for three car garages. Commissioner Rhodes asked about the problems with grading at Westchester I . Mr. Green stated the site was redone and those problems were resolved. Commissioner Rhodes then asked about the existing trees on the property. Mr. Green stated that most of the existing natural trees are along the Creek and they will try to leave them undisturbed. The other trees are part of a tree farm. Commissioner Rubin asked about responsibility for street lights on Buffalo Grove Road in this development as well as the previous phase, noting it is a very dark area. Mr. Pfeil explained that this development will be responsible to install required lights, and said in the original development the Village collected funds for future installation of lights. Commissioner Rubin stated he would prefer something ifferent than a solid fence along Buffalo Grove Road to avoid the tunnel effect, such as a staggering of planting. Karen Larsen of the Park District clarified Mr. Rylko' s letter dated August 14 , 1990 regarding their desire that the detention lake be moved if possible to create more usable park land. She also explained the neighborhood park on Parcels Bi and B2 would include possible picnic groves, playgrounds, mini ball diamonds or soccer fields. Discussion followed regarding the viability of use of the additional parcel for park use if the detention lake is moved. In comments from the audience, it was asked if the development would disturb any existing properties. Mr. Green said it would have no impact on the surrounding area, and certainly grading would not create hazards to surrounding properties. Chairman Sheldon asked that the Police and Fire Department reviews be done with a view to the cul-de-sac. New Life Evangelical Lutheran Church Mr. Blatner outlined changes to their plan including a redistricting under R-3 wherein they meet all R-3 setback requirements except at the northern border where there is an 8-ft. side yard. This would be the only variation requested. He noted the pedestrian parkway had \.1 been developed with the sidewalk extended north to connect to the bike path system, and the trees and parkway lighting as required would be installed. Mr. Blatner indicated the first phase of development would be a rectory at the north end of the site, and the second phase a church at the south end with a parking area. A third phase will be adding Buffalo Grove Plan Commission-Regular Meeting-August 15 , 1990-Page 4 to the church building and parking area. The green space between the rectory and the parking lot is a possible school site. Commissioner Rubin reminded that the sign should be spotted in the annexation agreement . Commissioner Rubin also asked if the planned row of parkway trees along the road should be staggered. At Commissioner Rubin' s request, Mr. Blatner reviewed the interior side lot variation request. Mr. Blatner indicated that the green spaces will be maintained between phases. Commissioner Rubin expressed concern that the parking lot lights not remain continually lit. Mr. Blatner stated a timing device could be used. Commissioner Rhodes asked about the temporary drive for the parsonage and noted it should be stated in the annexation agreement that as soon as phase 2 is developed that driveway will be closed. The Church representatve indicated the curb cut would be closed and planted. Commissioner Rhodes inquired about the location of the dumpster noting it appears to be far from the church. Mr. Blatner stated they did not want it by the back door because it faces Busch Road. With regard to timing, the Church representative stated phase 1 development will commence immediately after annexation. Phase 2 will follow two years later, and phase 3 within five years. Commissioner Rubin asked about removal of the on-site rubbish which it was indicated was in the process of being removed. Commissioner Howard asked about timing for development of the school . The Church representative said it is not a definite project but they did want to provide for the possibility. Commissioner Rosenston in quired about screening for the dumpster. Mr. Blatner stated it would be screened by trees and shrubbery. Mr. Pfeil stated the dumpster must be fenced and enclosed. Commissioner Rosenston asked that traffic consultants review the entrances and stated he feels they need a porkchop for right-in/ right-out at Busch. Chairman Sheldon noted it needs to be integrated into future plans for Busch. Commissioner Rubin suggested a right turn lane on Busch onto Buffalo Grove Road be reviewed. Mr. Pfeil stated he would get the traffic consultant' s comments for the public hearing. CHECKER ROAD SUBDIVISION, Final Plat Moved by Commissioner Rubin, seconded by Commissioner Rhodes, to Buffalo Grove Plan Commission-Regular Meeting-August 15 , 1990-Page 5 recommend to the Village Board approval of the Checker Road Subdivision Final Plat , Surveyor' s date 6/28/90 . Mr. Pfeil confirmed that the Village Engineer had indicated the plat does comply with plat requirements and noted that because the parcel is undeveloped and is to be developed as a single family home it does not require preliminary plan approval . Chairman Sheldon asked if a sidewalk would be required in order to provide access from the west to Town Center along Checker Road. Mr. Pfeil stated that this parcel fills in only a portion of a gap but that the Village Engineer had indicated some of those gaps could be filled as part of the Village sidewalk improvement plan. All Commissioners were in favor, with Commissioners Goldspiel , Krug, Braiman and Charlette absent , and the motion carried. CHAIRMAN'S REPORT - None FUURE AGENDA SCHEDULE Mr. Pfeil said the August 29, 1990 meeting would be a public hearing for the Mormon R-4 development . The meeting dates for September were reviewed. PUBLIC COMMENTS AND QUESTIONS Commissioner Rubin inquired about the Deerfield Bakery development. STAFF REPORT - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Howard, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 9: 25 P.M. Resp fully Submitted, ROSEMARY ALL , Recording Secretary Approved by: oia<etliea— c ;e.e/a- — BARBARA SHELDON, Chairman Buffalo Grove Plan Commission-Regular Meeting-August 15 , 1990-Page 6