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2004-11-17 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 11/17/2004 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 17, 2004 Jacobs Homes,Annexation with R-4 zoning and approval of a Preliminary Plan, 16808-16878 Deerfield Pkwy (the Lee property) Workshop #2 Glenbrook Properties,Annexation with R-5 zoning and approval of a Planned Unit Development and Preliminary Plan, proposed Fairview Estates residential development, east side of Weiland Road south of Pauline Avenue—Workshop #2 Chairman Ottenheimer called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Stark Mr. Cohn Commissioners absent: Mr. Teplinsky Also present: Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner Mr. Keith Jacobs, Jacobs Homes Mr. John Green, Groundwork, Ltd. Mr. Mike Snyder APPROVAL OF MINUTES—None COMMITTEE AND LIAISON REPORTS Commissioner Stark attended the Village Board meeting on November 15, 2004 and stated there was a referral of the Jacobs Homes development on Aptakisic Road just west of the JCYS facility. JACOBS HOMES, ANNEXATION WITH R-4 ZONING AND APPROVAL OF A PRELIMINARY PLAN, 16808-16878 DEERFIELD PKWY(THE LEE PROPERTY)— WORKSHOP 92 Mr. Green stated the original development for consideration was under the R-4 single-family zoning district. The development immediately to the east of this is also R-4, to the north is R-3 and the detention/retention basin provides much of the detention for the homes that surround this parcel. That retention basin also extends all the way down the west side of this parcel. The parcel is north of Deerfield Parkway. The proposal is for 19 single-family home sites and they are not requesting any variations from the R-4 standards. Mr. Green noted they discussed some of the relationships of some of the elements on the site at the previous meeting. They were also asked to look at an opportunity to enhance the retention feature that exists there now even though it is sufficient to provide the necessary detention for the proposed development. He stated there are two plans being presented tonight. One of them shows the retention facility as it would be if it were completely developed on the subject site. He noted the plan now shows the buildable envelope area instead of building boxes for each site. Mr. Green stated that even though they have the plan which shows the separated detention facility, the one they prepared most of their presentation on is the same site plan but the lake is now interconnected into one overall pond. This allows them to make the entire existing lake follow as a unit and become an overall amenity. The location where they have scheduled the retention is the lower portion of the site and therefore they have the opportunity to bring that together. When they did that it allowed them to maintain the gentle slopes seen around the existing pond now and it also allowed them to design retention so that it does not begin until about 20-25 feet from the right of way line with Deerfield Parkway. He stated that became important when they looked at the landscape options there. Mr. Green reiterated they are now showing the buildable area for each lot. Lots 1-7 have been made deeper than the standard 125 feet. Lots 8, 9 and 10 have been made deeper than the standard 125 feet. They have also made lots 11, and 13 deeper than the standard 125 feet. They have been able to make lots 19 and 7 wider than the standard lot width and they have also had to consider that there is a 2.2 foot offset on the north side of the site. What they have accomplished is that there is a minimum footprint of 54 feet by 56 feet, but of the lots we are looking at they have achieved significantly more area than that by making the lots larger. That effect is that the total average lot area went from 10,050 square feet to 10, 350 square feet. The one odd lot is lot 12 which is a significantly wider lot at 96 feet wide and 113 feet deep. It has a buildable depth of about 41-42 feet and 63-64 buildable width. That makes it a very developable lot. Mr. Green noted there has been one other change made on the preliminary engineering plan. He stated there is water on Hidden Lake Drive at the existing developed right of way that leads to this site and there is also water at Deerfield Parkway. There is an existing sanitary connection on the opposite side of that right of way right at Hidden Lake Drive and the extension of Old Barn Road. The sanitary can be extended to both Jacobs Court and Old Barn Road to pick up the sanitary for the lots. For stormwater they are picking up along the east portion of the site through swales and bringing it to the detention basin. The balance of the site drains very naturally. Mr. Green stated they have offset Old Barn Road about 7-10 feet as you move from lot 5 to lot 3 further to the west so that when you get down to Deerfield Parkway, the lot depth is up to 140 feet as opposed to 120 feet on lots 1, 2 and 3. They have still managed to make sure they have no house backs backing up to Deerfield Parkway, they have increased the lot widths on lots 1 and 8 so that they have the same 55-56 foot buildable width and the 30 foot setback and the sideyard on the north side as opposed to an 86 or 88 foot wide lot. Mr. Green stated they are gathering the information on the tree specimens and the quality level of the trees. When the tree survey information came in they noticed the sidewalk extending along Deerfield Parkway isn't exactly one foot off of the right of way line. Instead it swerves into the right of way 2-3 feet. It does that because there is a row of evergreen trees that extends across about two-thirds of the south portion of the site. Therefore they have designed the retention to not begin until about 20-25 from the lot line and they are seeking to save at least half of the trees. He noted they understand that one of the issues that has existed is that the lower branches of those trees closest to the sidewalk have overgrown the sidewalk on occasion and they would need to trip up the lower branches on the front row of those evergreens. Mr. Green noted the landscape plan shows an existing border of wet prairie grasses which they have extended along the bank and they have created the same bank around the pond. They are trying to create the same additional landscaping that was done around much of the existing pond and they are planning to put some material in along the bank which had never been put in before. Mr. Green stated they have endeavored to pair the driveways wherever possible because it maximizes the on street opportunity for parking and it maximizes the streetscape by not having a repetition of driveways every 70-80 feet. Mr. Green also noted the traffic report indicates no proposed change in level of service and that all service will function. The in and out bounds are relatively minor and they are able to provide the dual access points so they are not creating congestion or a safety issue. Commissioner Samuels asked if the zoning ordinance really measures the rear yard as depicted on lots 11 and 13. Mr. Green stated yes. Commissioner Stark asked if the land bridge would disappear in heavy rains if the proposed retention did not meet the existing retention pond. Mr. Green stated that would not happen under normal conditions. Commissioner Stark noted there are many mature trees between the back yards of the people on the west side of Hidden Lake Drive and the east side of this property, and he asked about the plans for those trees. Mr. Green stated they have spoken to the Village's Public Works and Engineering staff and they said there may be a specimen tree here and there which they would try to save and one of the advantages to having gone to deeper lots along that side is that if there is something valuable they could work the design around it. He commented that leaving trees in poor condition in place may actually create dangerous situations if branches or trunks fall during storms or high wind conditions. Chairman Ottenheimer said he concurs with Commissioner Stark concerning the trees on the east side of the proposed development. He stated he would like to get a survey of the existing conditions and comments from the Village Forester concerning which trees can be saved. He said it would be a good thing to leave as many trees as possible as a buffer between the two subdivisions. Commissioner Khan asked if the parcel just northeast of the proposed site which will be used for Old Barn Road was set aside as a dedicated right of way. He further asked if the homeowners that live on either side of that parcel knew that the road would be extended at some point. Mr. Green stated both original homeowners no longer live there. It is a dedicated right of way and was scheduled as a dedicated right of way and it has been maintained as just a grass space. Commissioner Khan asked who maintains the space. Mr. Green stated he believes it is the homeowners. Mr. Green noted there has also been a change made to the plan in that area. He stated there was a request to make sure there was a public access opportunity so they have changed the right of way so that it follows the north line to a point 25 feet past what is listed as lot 9B and then comes back down to the 60 foot normal right of way which allows for a public access point. Commissioner Khan asked what the timeline is for this project and the construction of the Deerfield Parkway improvements. Mr. Green stated it is his understanding that the Deerfield Parkway plans are just about complete and it is scheduled for either 2005 or 2006. This project would begin in late spring of 2005 and homes would be delivered in early 2006. Commissioner Khan noted the Village Engineer's comment and concern about the sanitary sewer for this subdivision. Mr. Green noted it is just coverage and stated this is just one of the other reasons where by creating more lot depth they are able to raise the site a little more to get the coverage that is necessary. Chairman Ottenheimer asked about the type of fencing proposed here. Mr. Green stated they are not proposing any fencing. Chairman Ottenheimer asked how high the berming on Deerfield Parkway would be. Mr. Green stated about 2 '/z to 3 feet with landscaping. Commissioner Khan asked if any additional dedication is needed for the Deerfield Parkway improvements. Mr. Green stated no. Commissioner Khan asked if any consideration had been shown for a bike trail or walking path behind these homes. Mr. Green stated the existing lake has a continuous and gentle slope. In order to do any kind of bike trail you would have to affect the grading around all of it. Mr. Rob Weiss, 1110 Hidden Lake Drive, stated they are trying to work with the developer and have an amicable conclusion here. He stated it is his opinion that the zoning should be R-3 for a couple of reasons. He stated they have alluded to some dangers from the trees but noted there have been no incidences of trees falling on people in the last 15 years. He stated it is actually a habitat for wild animals. This development should be an R-3 to be consistent with what is growing in Buffalo Grove. He noted the trees are very important here and he would like to work with the Village on the trees. To come in and destroy the trees seems pointless when some kind of reconfiguration could be accomplished to preserve them. Chairman Ottenheimer noted that more information is needed concerning the existing conditions and then the Commission needs to review comments from the Village Forester. At this point the Commission doesn't have adequate information concerning the locations and conditions of the existing trees or an assessment of how many can be saved. Mr. Weiss asked if it is feasible for the site to be zoned R-3 because he feels that R-4 is really old Buffalo Grove. If someone is investing this much money in a home they should have some decent-sized property around their home. Mr. Alex Brickman, 1112 Hidden Lake Drive, stated Hidden Lake Drive experiences quite a bit of traffic due to teenage drivers. With the new development that traffic will increase. Many residents have smaller children who play in their yards adjacent to the street, so perhaps a stop sign could be considered where Old Barn and Hidden Lake meet. Chairman Ottenheimer said that the Plan Commission does not have the authority to address traffic control signs. Commissioner Samuels commented that after the new subdivision is in place, the traffic pattern and volume can be evaluated and the Village Board would consider installation of stop signs if the necessary warrants are met. Mr. Rob Krupp, 1108 Hidden Lake Drive, stated he would like to see an R-3 zoning. He is also concerned with the tree line and whose property the trees are on. Mr. Robert Lewinthal, 1102 Hidden Lake Drive, stated his major concern is trying to preserve as many of the trees as possible. Mr. Pfeil noted that it is the developer's obligation to provide a tree inventory and preservation plan. An arborist or landscape architect working for the petitioner needs to submit that information for review by the Village Engineer and the Village Forester. The Village Forester evaluates the quality of the trees. Based on the quality and locations of the trees, the Village Forester, in consultation with the Village Engineer, makes a determination concerning whether a tree is worth preserving or relocating or if it should be removed. Chairman Ottenheimer directed the petitioner to work with Village staff concerning the submittal of required documentation and scheduling of a public hearing. GLENBROOK PROPERTIES, ANNEXATION WITH R-5 ZONING AND APPROVAL OF A PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAN, PROPOSED FAIRVIEW ESTATES RESIDENTIAL DEVELOPMENT, EAST SIDE OF WEILAND ROAD SOUTH OF PAULINE AVENUE—WORKSHOP 92 Mr. Green stated the site is on the east side of Weiland Road north of the Schwaben Center and south of Pauline Avenue. He stated it is proposed as a villa single-family condominium development as opposed to a fee simple lot based single-family development and it is to be under the R-5 single-family zoning as a planned unit development. As such it has a 35-foot perimeter setback which the have respected. Mr. Green stated they have been requested to provide 40 feet of right of way from the center line of Pauline as opposed to 33 feet. Therefore an additional 7 feet of right of way has now been shown on the plan. They are now showing units 1 and 9 over the 35 foot perimeter setback of a PUD. However, the R-5 outside corner sideyard setback is 25 feet so they wanted to make sure they respected that 25 foot setback and indeed they have 27 feet. He noted they now reflect the 65 foot total right of way width on Weiland which is needed. In addition, the Village bike plan calls for a bikepath to extend up and down Weiland which is now reflected on the plan. They have also not eliminated the bikepath shown on the site because when the Schwaben site ever develops as a park there would be a need to create a bike access. They have also designed this to be a significant feature of the site because now people can move along that toward the gazebo or recreation area. Mr. Green stated they have maintained the staggering of the fence along Weiland and have done so to minimize the overlap of the buildings and the units. He noted they have three model floor plans and two elevations for each of those. He noted they have also made some minor adjustments in the placement of the buildings. They have tried to set it up so the corners of units will follow the shape and flow of the road. Mr. Green stated the site grading works well because the low portion of the site is extending both along the east side and a bit to the southeast corner so that the retention is located toward the lowest point of the site. The stormsewer would extend from the retention down to the southeast corner of the site where there is an existing stormsewer connection. The water exists on Weiland and Pauline and the opportunity is there to loop the water. Sanitary sewer already exists just east of the site on Pauline and they will extend that to the west and south on the site. Mr. Green stated they have worked with their client to develop two exterior schemes. Every unit is designed to fit within the footprints that have been created for each of the building plots. There is a master down in the A unit which includes a great room, breakfast/dining area, kitchen, laundry on the first floor and walk in closets. Upstairs they have a loft that overlooks both the entry and great room and there are three bedrooms. This unit is 2,550 square feet. All units have 2-car garages. The B villa is 2,850 square feet and has a great room, living/dining room and a den, breakfast room/kitchen and all the bedrooms are upstairs. The third unit is 2,675 square feet with a tucked in entry. Mr. Green stated that they believe in having two accesses into the development. The information they have received is that an emergency access off of Weiland is OK. They are continuing their discussions with Lake County to achieve a full access. Commissioner Bocek if there has been any consideration to other configurations so that the units are not all lined up like soldiers especially on the south end of the lot. Mr. Green stated that is why they went with this angle so that they are stepping as they go down. They have done very well especially in managing the styles of the building. He stated he went through several iterations and he thinks this one works uniquely both from the streetscape and from the Weiland Road scape. Commissioner Khan asked if they are proposing any modifications to the existing traffic signal on Pauline and Weiland. Mr. Green stated it was his understanding that when Pauline is made a full intersection there will need to be some modification such as the addition of a left turn lane. With the request to do a 40 foot wide right of way he believes the southeast location of the light will have to be shifted to accommodate that there is a wider cross section there. Commissioner Khan asked what the timeline is for the reconstruction of Weiland. Mr. Green stated he did not know. Commissioner Samuels asked if any thought had been given to making the sidewalk along the north side of the property a bikepath also. Mr. Green stated he has considered it. He stated it is logical to him that that would be a bikepath width between the two bikepaths. Commissioner Cohn asked what amenities would be provided. Mr. Green stated the fencescape they are providing will help set new standard to guide future developments. The other elements are the wet detention with terracing so they can create a wetland environment along the lowest terrace, a daylily and flowering environment on the second terrace and the third terrace is an overview complete with benches along that route. A gazebo will be included on this site as a feature the public has access to. The recreation area will be a feature that is important to the development. By doing it as a central recreation facility it can be tied in as a style to the rest of the development. Mr. Pfeil said he will ask the Public Works Director for an update on the Pauline Avenue improvements and the Pauline/Weiland intersection improvements plan. The Commission agreed that this project is ready for public hearing, subject to submittal of required documentation. CHAIRMAN'S REPORT Chairman Ottenheimer noted that he does not want to get engaged in adversarial dialogue with the public during workshop sessions because it tends to disrupt the Commission's review and discussion with the petitioner, and he noted that the public hearing is the appropriate forum for residents to directly question the petitioner. FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be held on December 1, 2004. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Cohn, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:00 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair