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1990-01-03 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Lincoln Woods January 3, 1990 Chairman Sheldon called the Public Hearing to order at 7:33 P.M. in the Youth Center, 501 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Braiman Mr. Rosenston Mr. Charlette Commissioners Absent: Ms. Howard Mr. Rubin Also Present: Mr. Carl Kupfer, Spaceco Mr. Alan Toban, Lincoln Woods Mr. Lawrence Freedman, Attorney Mr. Gary Glover, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Herald. She explained the format of the meeting and swore in Messrs. Freedman, Toban and Kupfer. The exhibits for the hearing were Mr. Pfeil's memo, with attachments, to the Plan Commission dated 12/26/89, Petitioner's Exhibit 1 (the Preliminary Plan) , and Petitioner's Exhibit 2 (Plat of Subdivision) . Mr. Freedman explained the current petition requests development of this 3.4 acre parcel into 13 lots with a minimum lot size of 7200 sq. ft. in an R-5A District. Mr. Kupfer reviewed the site plan, noting that only 13 lots are designated due to an engineering change to provide more detention area. The property has been provided with utilities as part of the original Miller development. Development will be in accordance with ordinance requirements, with only one change to provide a steeper wall for the detention basin which will be a landscaped timber wall with a maximum 3-ft. height. Screening will be of three types, including: 1) berming with vegetation, 2) a decorative wood fence 3-6 ft. in height, and 3) dense vegetation to augment the existing hedge line of smaller trees and shrubs on the westerly portion of the site. Buffalo Grove Plan Commission - Public Hearing - January 3, 1990 - Page 1 Commissioner Rhodes expressed concern that car headlights may disturb residents adjacent to the property, and Mr. Kupfer explained that the existing grading is sufficient to shield lights from that area, and in other areas berming or fencing will be provided. Commissioner Rhodes asked if any fencing would be provided on the eastern portion of the site, and Mr. Kupfer stated they prefer the area to be open, although there is a portion of an existing fence in the eastern corner adjacent to the property. Commissioner Rhodes suggested the Appearance Commission review the screening plans, also in light of the possibility that pedestrians may be able to cut through the property. Mr. Freedman explained that the detention area will not be provided as an outlot but will be deeded as part of Lots 4 and 5, owned by those lot owners and subject to a detention easement by means of a covenant that will be recorded at the time of the plat. The Village will be granted standard optional rights of entry with lien rights against those lots. Full disclosure would be made to purchasers of those lots and consideration for assuming the limited maintenance would be the benefit of a larger lot size. The developer feels this manner preferable to the need for establishment of a homeowner's association in a development of this size to oversee maintenance of such an area. Chairman Sheldon requested information regarding the type of homes to be developed, and Mr. Kupfer stated they intend to provide 2-story, 4-bedroom homes in the range of 2350-2650 sq. ft. with an expected selling price of $250,000-$300,000. There will be two or three basic elevations with potential on Lots 5, 7 and 8 to provide for 3-car garages. They expect to construct one home as the basis for sales from further customized plans, but no models will be built. Commissioner Charlette asked if Police and Fire Department reviews had indicated any need for emergency entrance, and Mr. Pfeil stated they had no problems with the plan. He also stated Public Works had seen the plan and had not yet provided comments. Commissioner Braiman asked for delineation of planned fencing or berming. Petitioner stated they still need to do a grading plan and would have an exact plan at the time of Appearance Commission review. Commissioner Braiman asked if the requirement for detention on Lot 5 allowed for a buildable area. Mr. Kupfer stated all lots are buildable meeting minimum setback requirements with no variations. Discussion followed regarding the variation request relating to the detention area. Mr. Kupfer indicated the timbered walls should not present a problem because they are not tall and would require minimal maintenance, such as occasional replacement of a tie. Mr. Kuenkler confirmed this. Commissioner Goldspiel inquired about maintenance of the undergrades, and Mr. Kuenkler advised that if built properly there should be no maintenance problems. The Buffalo Grove Plan Commission - Public Hearing - January 3, 1990 - Page 2 only potential problem would be if the area were clogged and would then need to be cleaned out. Mr. Kupfer noted the underdrain is not very susceptible to clogging. Commissioner Braiman stated his feeling that it is a potential problem for the Village to have maintenance responsibility be the homeowner's. Commissioner Goldspiel noted it would be desirable to extend the sidewalk on Old Arlington Heights Road a few feet off site to run to the pavement at Miller Lane. Commissioner Goldspiel asked for decorative treatment of the center area of the cul-de-sac. Mr. Kupfer noted the area would be grassed, possibly including some decorative concrete paving stone. Commissioner Goldspiel then inquired about determination of rear and side yard setbacks with respect to Lot 5 and inclusion of the detention area. Mr. Pfeil briefly explained, stating the proposed plan with respect to such setbacks is acceptable as presented but indicated the Building and Zoning Department could verify their determinations. Commissioner Goldspiel indicated his concern withprivate ownershipof the P detention area, noting it should be Village owned and maintained. Discussion followed regarding design of the detention area. Mr. Kupfer noted it is a 3-step design with the first step to be planted and the remaining steps only 1i-2 ft. high. Commissioner Goldspiel asked about any safety barriers, and Mr. Kupfer stated that because of the stepping, plantings, low depth and size, they feel there is minimal risk to safety. Further discussion ensued regarding design of the detention area should arrangements be made with Chrysler regarding detention. Commissioner Krug inquired about drainage and noted he too would like to see the detention area owned and maintained by the Village. Commissioner Rosenston concurred, adding the desirability of working out a sloping off of the Chrysler property for detention. Chairman Sheldon called for staff comments. Mr. Pfeil noted that the cost of maintenance for the relatively small area may be high and Public Works may, therefore, have a negative reaction to Village ownership of the detention area as an outlot. Commissioner Rhodes asked who would maintain the grassed area in the cul-de-sac. Mr. Kupfer stated the homeowners would be relied upon to maintain it. Brief discussion followed regarding private maintenance of fences. Commissioner Krug inquired about protecting the Mill Creek condominium residents from construction interference and traffic. Mr. Kupfer stated they would first develop the grading along the common line. Construction workers would not be permitted to park in the Mill Creek lots. Buffalo Grove Plan Commission - Public Hearing - January 3, 1990 - Page 3 Chairman Sheldon called for comments from the audience. Mr. Bernie Nobrowolski, 1103 Miller Lane stated he had four areas of concern, all of which had been addressed: 1) proximity to the parking on the south side, 2) existing contours of their land, 3) the 3-ft fence on the east side by the swimming pool is not sufficient, and 4) construction traffic. Ms. Barbara Jo Mayer, 1103 S. Miller Lane, asked about maintenance of the cul-de-sac. Chairman Sheldon indicated it would be a public street maintained by the Village. Ms. Donna Stricker, 1133 Miller Lane, stated she is President of the Mill Creek Condominium Association, and on behalf of their Board of Directors they have no objections and are very pleased with the development and response of the developers to their needs. Chairman Sheldon closed the Public Hearing at 8:40 P.M. Respectfully Submitted, it /e/1 hZ; ROSEMARY ALLEN ecording Secretary APPROVED BY: Stwo---* BARBARA SHELDON, Chairman L Buffalo Grove Plan Commission - Public Hearing - January 3, 1990 - Page 4 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Lincoln Woods Berth Site January 3, 1990 Chairman Sheldon called the meeting to order at 8:40 P.M. in the Youth Center, 50i Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Braiman Mr. Rosenston Mr. Charlette Commissioners Absent: Ms. Howard Mr. Rubin Also Present: Mr. Carl Kupfer, Spaceco Mr. Alan Toban, Lincoln Woods Mr. Lawrence Freedman, Attorney Mr. James Ray, James Milton Ray Associates Mrs. Bernice Berth Mr. Gary Glover, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Charlette, to approve the minutes of the Regular Meeting of November 15, 1989. The motion passed unanimously. Moved by Commissioner Goldspiel, seconded by Commissioner Charlette, to approve the minutes of the Special Meeting of November 29, 1989. The motion passed unanimously. COMMITTEE & LIAISON REPORTS Commissioner Braiman attended the prior Village Board meeting and stated the only matter referred to the Plan Commission related to skyways between different lots. Mr. Raysa provided further explanation as it relates to the zoning ordinance. Buffalo Grove Plan Commission - Regular Meeting - January 3, 1990 - Page 1 Commissioner Braiman indicated he had requested final approval of the Zierk's plan be removed from the consent agenda because the fencing and roof-top HVAC units had not been installed. Commissioner Braiman stated information was presented regarding the Wisconsin Central (Soo Line) and Operation Green Light funding available for stations. Discussion also took place regarding expansion of the Lake Cook Road corridor. LINCOLN WOODS, Old Arlington Heights Road/Miller Lane Moved by Commissioner Goldspiel, seconded by Commissioner Charlette, that the Plan Commission recommend to the Village Board rezoning from the R-9 (Multiple Family Dwelling) District to the R-5A (Single Family Dwelling) District and Preliminary Plan approval for the Lincoln Woods project, in accordance with Exhibits 1 and 2, with the variation to the Development Ordinance, Section 16.50.040.C.3 to allow a vertical detention basin instead of a 6:1 slope, subject to the following: 1) Extending the sidewalk along Old Arlington Heights Road to Miller Lane; 2) Village staff review of the rear lot lines on Lots 5 and 7 for compliance with the ordinance; and 3) Creation of an outlot out of the portions of Lots 4 and 5 which enter the detention basin, such detention areas to be conveyed to and maintained by the Village. Further, that the Plan Commission recommends that efforts be made to arrange with the adjacent Chrysler property to allow for elimination of the tie retaining wall, subject of the variation, to instead create a natural landscape grading. The motion was amended to state that in the event that the Village does not want to accept maintenance of an outlot for the detention basin, a homeowner's association be established to oversee such maintenance. The motion, as amended, passed 6 to 0, with the following vote: AYES: Goldspiel, Krug, Rhodes, Braiman, Rosenston, Charlette NAYES: None ABSENT: Howard, Rubin BERTH SITE, 3419 N. Betty Drive at Dundee Road Mr. Ray stated changes to the plan include a reduction in the number of parking spaces to 21, thereby increasing the landscaped area, and indicated they are requesting an approximately 95 sq. ft. addition to the existing building to serve as an entryway to link the ground floor levels of the existing garage and main building. With respect to previous Commission concerns, Mr. Ray indicated they have been able to save the existing walnut tree, and have provided for access and egress cut through linking both parking areas. Buffalo Grove Plan Commission - Regular Meeting - January 3, 1990 - Page 2 Commissioner Braiman asked how many people worked at the building and the petitioner advised only 2-3 employees would normally be there at one time, with occasional meetings and classes accommodating up to 15 people, and therefore 21 parking spaces would be adequate. Commissioner Rhodes asked how long the improvements would take. The petitioner indicated weather would dictate work on the parking lot, but all contractors are in place. Discussion followed regarding the curbing and area along Betty Drive. It was noted that water ponds in that area. Staff was requested to research the need for and procedure for improvements to the curbs and gutters in the area, and who would be responsible for such improvements. In response to a question from Commissioner Goldspiel regarding setbacks, Mr. Pfeil explained that variations would be required for several areas. On the south side of the property they are encroaching on the 12-ft. landscaped area by 2 ft. , and along Betty Drive the landscaped area is insufficient. He noted neither posed a critical problem but would require variations. It was also noted that the area in front of the building was double that required by ordinance. Brief discussion and explanation followed. Commissioner Goldspiel asked how detention would be handled and Mr. Ray explained they would tie into the existing storm sewer system across Betty Drive and would provide further information as part of their engineering detail. He indicated they expected to provide detention on site by ponding around the catch basin in the parking area. Mr. Ray was advised this is not permitted and was directed to work with the Village Engineer regarding detention. Chairman Sheldon asked if any side yard setback was required on the east side and if the existing fence there would remain. Mr. Pfeil explained no side li yard setback was required when abutting commercial property. Commissioner Goldspiel asked if petitioner would be amenable to moving the south line of the parking area back one additional foot, noting this was an area abutting residential property. Commissioner Rhodes asked if there would be any changes to the exterior of the building along Betty Drive. Ms. Berth stated they would be putting larger windows in the front lower area, but there would be no structural changes. Commissioner Charlette inquired about the potential location of a sign, which was then briefly discussed. Mr. Raysa suggested petitioner carefully research the sign ordinance regarding their ability to place a sign on the property. Mr. Raysa further commented on the need for an annexation agreement and the difference between a B-3 and B-1 use with such an agreement. CHAIRMAN'S REPORT - None Buffalo Grove Plan Commission - Regular Meeting - January 3, 1990 - Page 3 FUTURE AGENDA Mr. Pfeil stated there would be a special meeting on January 10, 1990, and a meeting on January 17, 1990 regarding the Santucci property. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Braiman, seconded by Commissioner Charlette, and unanimously carried to adjourn. Chairman Sheldon adjourned the meeting at 9:40 P.M. Respectfully submitted, ROSEMARY AL , Recording Secretary APPROVED BY: 4rZO BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Regular Meeting - January 3, 1990 - Page 4