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1990-01-10 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Northwest Building Material Retail Store January 10, 1990 Li Chairman Sheldon called the Public Hearing to order at 7:37 P.M. in the Youth Center, 50i Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. Gary Glover, Village Trustee Mr. Robert Pfeil, Village Planner Chairman Sheldon read the Notice of Public Hearing as published in the Buffalo Grove Herald, and explained the format of the meeting. Moved by Commissioner Braiman, seconded by Commissioner Charlette, and unanimously carried to continue the Public Hearing of the petition by Northwest Building Material to February 21, 1990. Mr. Pfeil explained the reason requiring postponement of the hearing, and brief discussion followed regarding the costs related to and responsibility for the costs of publishing notice of a public hearing. It was suggested the schedule of fees charged by the Village for such hearings be reviewed at a future time. Chairman Sheldon closed the Public Hearing at 7:44 P.M. Respectfully Submitted, APPROVED BY: ROSEMARY ALLEN, ' ecording Secretary BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Public Hearing - January 10, 1990 - Page 1 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Northwest Building Material Retail Store Mormon Church Village Bike Path Map January 10, 1990 Chairman Sheldon called the meeting to order at 7:45 P.M. in the Youth Center, 50i Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. James S. Gordon, Attorney Mr. Wood, Architect Mr. Bill Johnston, Mormon Church Mr. James Truesdell, Hoffman Builders Mr. Gary Glover, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS Commissioner Rosenston attended the January 8, 1990 Village Board meeting and reported that the real estate sign ordinance had been discussed and approved, and a resolution supporting an application for funds for a highway lighting system was adopted. NORTHWEST BUILDING MATERIAL RETAIL STORE - Removed from agenda. MORMON CHURCH, Port Clinton Road/Prairie Road Mr. Gordon addressed the Commission stating that their delay in proceeding prior to this with their plans was due to the need to accommodate the budgeted figures of the Church's national organization, thereby requiring some engineering changes for cost cutting. He further stated that the Church intends to enter an agreement with Hoffman Builders to purchase 20 acres of the Buffalo Grove Plan Commission - Special Meeting - January 10, 1990 - Page 1 land site to be treated as a separate site with like zoning to be developed by Hoffman Builders. Commissioner Krug noted he would refrain from discussion of this matter due to a possible conflict of interest with respect to the architect for the project. Mr. Wood, architect, indicated they had simplified the asphalt parking area by deleting some of the corner islands and some of the islands in the west lot, resulting in an additional two spaces from that originally planned. They had also pulled the parking in to meet setback requirements and implemented right-of-way requests made by engineering. Additionally, they have moved the driveway on the north side as requested. Mr. Wood stated that the original building had a concrete tile roof with no gutters which drained into the parking lot. They are in the process of redesigning the drainage to take it all to the detention area to the west. He indicated the building roof will now be of a heavy asphalt shingle with gutters to better control run-off. Mr. Wood advised there will be a slight reduction in the amount of landscaping due to the redesign of the detention area. Other site changes noted by Mr. Wood include the moving of the refuse collection enclosure next to the storage garage at the southwest end of the site. Mr. Wood stated there would be no change in the size of and materials for the building. Chairman Sheldon noted that the Commission had expressed concern to plan the entire site in concept at one time and asked for a general overview of the plans Hoffman Builders might have for the site. Mr. Truesdell indicated they have contracted to purchase the 18 acres south of the Church subject to annexation and R-4 zoning. Mr. Truesdell noted given the shape of the site and the R-4 zoning there is not much flexibility for layout of the site, but they expect to develop it into a subdivision similar to Amber Lee. Commissioner Rosenston asked if the railroad tracks would preclude development of residential, and Mr. Truesdell stated it has a negative impact but they have developed and sold under similar circumstances in other markets and buffering could be provided by means of trees, landscaping or fencing. In response to a question from Commissioner Rosenston, Mr. Truesdell noted they would expect the selling price of these homes to be $220,000-$230,000 or higher. Commissioner Rosenston inquired if there would be an opportunity for shared detention between the Church and the Hoffman development. Mr. Johnston stated the Church has defined standards and would be unwilling and unable to assume any responsibility for an adjoining development. Buffalo Grove Plan Commission - Special Meeting - January 10, 1990 - Page 2 Commissioner Rosenston expressed concern that the landscaping in the parking area had been reduced. Commissioner Rosenston then asked about the ballfield originally designated on the plans. Mr. Wood stated it is no longer an intended use. No backstops or fencing will be set in place, but it is their intention that the detention area when not used for detention may be used as an open field for play. Brief discussion followed regarding procedures for installing fencing or other equipment at a later date, although Mr. Wood indicated there is no plan to install anything of that nature in the future either. Commissioner Goldspiel noted that the Church had represented that an existing stand of evergreens immediately south of the Church property would remain as a buffer to the residential area, and asked Mr. Truesdell if it was Hoffman's understanding that those trees remain. Mr. Truesdell stated if it was part of the conditions of the sale contract or approval of the project, they would comply. He agreed to research the matter. Commissioner Goldspiel asked about the need for 36 ft. wide drives and whether a center aisle was needed. Mr. Wood stated he understood that width was requested by Engineering. Commissioner Goldspiel then asked about changes in the berming of the site and Mr. Wood explained they would now be splitting one long berm into two shorter berms. Commissioner Goldspiel inquired about the detention area at the west end of the parking lot. Mr. Johnston indicated they intend to place conduit under the parking for future utility hookup so anytime in the future they would not have to disturb the existing lot. In response to a question from Commissioner Goldspiel, Mr. Johnston indicated that the underdraining for the detention area had been eliminated. In response to a question from Commissioner Goldspiel, Mr. Wood explained that there would be no concrete islands in the parking lot with curbs only around the perimeter and the remainder of the lot striped. Commissioner Goldspiel expressed concern regarding traffic control within the parking lot, particularly at the western end where the narrow drive does not line up with the wider entrance, and stated his feeling that more definition is needed in the parking lot and the landscape islands and curbing previously planned should remain. Commissioner Braiman confirmed that the existing row of trees on the northeastern portion of the site is to remain and asked that that be shown on the plan. Commissioner Braiman inquired about enclosure of the new dumpster location, and Mr. Wood stated it would have the same surrounding fence as originally planned but was moved to a location remote from the main building pursuant to their national organization's request. The basis for this request is their experience that refuse collection trucks are hard on parking lots, curbing and buildings. Commissioner Braiman indicated his objection to the new location as it is too close to the residential area. Commissioner Braiman also requested that more information regarding the appearance of the enclosure be provided at the public hearing. Commissioner Braiman then restated the Commission's original request that the plans and concept for the entire parcel be reviewed and approved at one time. Mr. Gordon emphasized the Church's need to proceed because of national organization restraints on contract approvals, noting that they could not hold their existing contracts beyond March 6, 1990, and he stated their belief that they had provided sufficient presentation of the concept for separation of the property into two compatible developments. Chairman Sheldon explained that the Commission's request is based on the fact that the annexation request is for the entire parcel and they, therefore, feel approval must be based on plans for the entire parcel. Extensive discussion ensued on this point. Commissioner Goldspiel commented that if the parcels were planned on an integrated basis there could be economic benefit to the Church and Hoffman Builders by using shared detention. Mr. Gordon stated that due to policies of their national organization the Church would not be able to make such an agreement. Commissioner Goldspiel stated that they would need to know that the uses of the two parcels would be compatible, traffic entrances and exits would be compatible, preservation of existing tree lines would be assured, and that the buffering between the parcels is adequate, and he feels Hoffman Builders' representation to build a compatible R-4 development is sufficient for approval. Following further discussion, Mr. Truesdell indicated that by the time of public hearing he would be able to provide assurances that their product would be able to be developed on appropriate R-4 lot sizes. Further questions were made by Commissioner Charlette regarding lighting in the parking area, the storage building, and handicap parking. Commissioner Howard inquired about the implementation of Engineering's recommendations regarding the right-of-way along Prairie Road. Commissioner Rhodes asked about construction time and Mr. Wood stated they anticipate total construction to take less than one year. Commissioner Rhodes commented that if additional budgeted funds become available to the Church priority should be given to adding back some of the landscaping which was eliminated for cost-cutting purposes. Commissioner Rhodes then asked if the planned spire was to be eliminated and Mr. Johnston stated it would not be. Commissioner Rhodes further stated his confidence that Hoffman Builders would be able to provide a compatible R-4 development. Buffalo Grove Plan Commission - Special Meeting - January 10, 1990 - Page 4 Commissioner Rubin noted that the Appearance Commission should carefully review the landscaping plan with particular attention to screening from the residential. He further agreed that curbing is necessary in the parking area, and that the dumpster should be moved closer to the detention area so as not to impact the residential homes. Commissioner Rubin then stated he has some concern that Hoffman Builders can provide appropriate setbacks on lots next to the railroad tracks, but does not have a problem with proceeding with the plan concept. Brief discussion took place regarding location of the satellite dish in relation to lot lines and surrounding residential and potential need for screening. VILLAGE BIKE PATH MAP Mr. Pfeil presented the proposed bike path map and indicated it was developed using the 1986 Comprehensive Plan. Several areas were reviewed, including the Golf Course North area. There was discussion regarding: means to incorporate the area around the Mormon Church property; Township property areas and connections; the Edison right-of-way; delineation in the Riverwalk area; connectors on the former Archdiocese property on Dundee Road. Commissioner Goldspiel suggested and discussed possible areas to be developed, including; running from Chatham to Bernard; extension of the Centex path; inclusion of Route 83 and 53 improvements; the area behind the Jewel. Mr. Pfeil indicated the map would be revised to incorporate the Commission's comments and corrections. CHAIRMAN'S REPORT Chairman Sheldon reported on the meeting held January 9, 1990 with residents and the developer of the Checker Square retail property, stating that it was agreed to eliminate the fence at the base of the swale and replace it with very heavy landscaping from the top of the berm into the yards. The landscaping plans will be created by the developer. Additionally, 8-ft. staggered pine trees of different varieties will be placed at the top of the berm. The road at the back of the commercial property will be reduced in width to 27 ft. to provide more green area and allow a more gradual slope to the homes. The existing fence at the bottom will be moved to the top of the berm behind the pine trees next to the driveway. The residents will be responsible for maintenance of the plantings and easements will be granted to each lot owner covering the property up to the top of the berm. Chairman Sheldon noted two homeowners expressed concern regarding drainage onto their lots and Mr. Kuenkler has agreed to inspect their sites to work with them. Buffalo Grove Plan Commission - Special Meeting - January 10, 1990 - Page 5 FUTURE AGENDA SCHEDULE Mr. Pfeil stated the January 17, 1990 meeting would cover the Santucci property, and the January 31, 1990 meeting will be a public hearing for Striker Lanes and a workshop for the Pace park and ride facility. There is no meeting on January 24, 1990. L, PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Charlette, seconded by Commissioner Howard, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 9:35 P.M. Respectfully Submitted, ,//;) 71 ' ROSEMARY ALLEN Recording Secretary APPROVED BY: Ci �Gz BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Special Meeting - January 10, 1990 - Page 6