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1985-03-20 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Amending Buffalo Grove Development Ordinance Sections 16.50.060.B.6, 16.50.080.A.2, 16.40.070.A, 16.50.070.B. , & 16.50.070.E March 20, 1985 Chairman Sheldon called the public hearing to order at 7:34 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Ms. Reid Mr. Krug Mr. Musfeldt Mr. Laskie Commissioners Absent: Mr. Shields Mr. Goldspiel Mr. Davis Mr. Goldberg Also Present: Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the newspapers. He then swore in Mr. Richard Kuenkler, Village Engineer of Buffalo Grove. Mr. Kuenkler had provided a draft ordinance taking into account points raised at the February 14, 1985 workshop meeting. He briefly reviewed the changes to the ordinance which were to provide for the Village to recover the cost of the traffic studies that are prepared for it on proposed developments to limit the review fee to $10,000, fire hydrant placement on private property, residential driveway requirement, work revisions, typographical errors corrected and the pozzolantic base course not being allowed in the village. In response to Commissioner Musfeldt, Mr. Kuenkler stated that he was sure that 200 hours are spent by staff on a preliminary plan and the fee was not out of line. It is in line with the fees that are charged in the surrounding areas. Chairman Sheldon closed the public hearing at 7:46 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: A6/Aa-4 Patrick Shields Chairman Li Buffalo Grove Plan Commission Public Hearing March 20, 1985 - Page 2 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION James Investment Company March 20, 1985 Chairman Sheldon called the public hearing to order at 7:47 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Ms. Reid Mr. Krug Mr. Musfeldt Mr. Laskie Commissioners Absent: Mr. Shields Mr. Goldspiel Mr. Davis Mr. Goldberg Also Present: Mr. K. James, Developer, James Investment Company Mr. P. Desmond, James Investment Company Mr. J. Martin, Architect, James Investment Company Mr. J. Nelson, Architect, James Investment Company Mr. D. Fielding, Engineer, James Investment Company Mr. R. Houpt, Attorney, James Investment Company Mr. & Mrs. S. Smith, Adjoining Property Owners Mr. J. Klein, Adjoining Property Owner Mr. H. Scharf, Adjoining Property Owner Mr. S. Stone, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the newpspapers. He then swore in Messrs. James, Desmond, Martin, Nelson, Fielding, and Houpt. Mr. Houpt introduced himself and informed the Commission and audience of the format their presentation would take. Mr. Martin briefly reviewed the site plan. The property is surrounded by existing single family lots, a commercial property, a future B-2 commercial zoning, UR-2 zoning of Lake County, R-9 PUD and R1 zoning. The Village's official plan calls for multi-family zoning with 12 to 15 units per acre for this site. They propose R-9 with 9.5 units per acre and a total of 90 units. This is a 2 story townhome with flats over the garage type of unit, each having a 1 car garage and driveway parking. They have only one building backing onto the commercial property. They have increased the setback along the north and south property lines for Buildings 12, 13 and 3. The detention is provided in the southeast corner and some on the area between Buildings 13, 14 and 15. The storm water detention is adequate for this site. The existing property to the south could eventually be serviced by their street system. The courts are private driveways and not dedicated. They will reduce the courts down to driveway conditions and the pavement down to 24' width instead of the 27' width that is shown on the plan. They are attempting to save as many of the trees as possible. Twenty-three guest parking spaces are provided. The parking space requirement is 18.5' , they are proposing that the parking space would be curbed at 16' so that the tires would hit the curb at 16' with the remaining 2.5' between the curb and sidewalk, which would be sodded. The 8' bike path is on the west end of the property. They request the 20' bike path be dedicated to the Village. They will agree to have the homeowner's association responsible for maintenance of the landscaping along this bike path if the Village will maintain the actual surface of the path. The parkway tree requirement along Weiland Road will be adhered to. They plan to move some trees into the development and will replace them. They are looking for a variation for the setback requirement against the north and south property line. They are within the PUD requirement except for Buildings 3, 12 and 13. He showed two renderings of building elevations. Rendering A had a 32' ridge line and Rendering B had a 27' ridge line. They prefer Rendering A. Mr. Fielding briefly reviewed the engineering for the project. The drainage patterns are from west to east to the ditch on Weiland Road. The streets are pitched toward the detention basins. Staff recommended providing a left turn storage bay and a deceleration lane into the property. They show the full engineering criteria to establish that. They would prefer to use a widening lane as shown on the bottom of the plan. They prefer a by-pass lane rather than a storage lane. The difference in cost is between $45,000 and $50,000. The storage lane is 75' long. They will take an IBR test and conform to it. He handout the Natural Resource Opinion to the Commission. The southerly cul-de-sac shows 1.5' of parkway and the remaining 15' would be constructed when the parcel next to it is developed so that a full 27' of pavement will be put between properties within their property line. They will provide the required storm sewer to be extended to the rear of Building #4. They will provide a minimum of fifteen feet separation for the storm and sanitary sewer along the north street. If the 6 to 1 slope was relaxed they could accommodate the additional detention that is required for Weiland Road, otherwise they would have to artificially raise the high water line which is bad for the existing trees. They would like a 3 to 1 or a 4 to 1 slope to accommodate the Weiland ditch. In response to Commissioner Reid, Mr. Kuenkler noted the Development Ordinance requires that streets adjacent to developments must have the detention provided for. In response to Commissioner Musfeldt, Mr. Kuenkler noted the turning lanes on Weiland Road will not impact the residents. They're access will not be impaired. Buildings 15 and 16 - 35' setback is a variation. They are Buffalo Grove Plan Commission Public Hearing #2 March 20, 1985 - Page 2 requesting the lower Elevation B for Buildings 4, 11, 15 and 16 which will need a variation. Mr. Martin stated they would like to use Elevation A because they want to have a Victorian character and give some interior volume to the units. This is too hard to accomplish with the low roof or ridge line. Elevation B gives an 8' ceiling but that is all. They are concerned with the curb appeal. Elevation A costs more to build. They feel the 5' elevation does not further impact the adjacent single family homes. In response to Commissioner Laskie, Mr. Kuenkler noted the Village Ordinance requires improvements of the adjacent arterials to the development. Mr. Truesdell assured Commissioner Laskie that in most all developments the Village maintains the bike path. In response to Mrs. Smith, Mr. Houpt noted the prices will range from $65,000 to $85,000. In response to Mr. Smith, Mr. Houpt stated even though their property is 8' lower than the development, they will not experience water problems from the development. The developer will not alter the ditch, it will be moved. In response to Mr. Scharf, Mr. Houpt noted the detention basin will be dry. The existing homes will be screened by landscaping and berming. In response to Mr.Klein, Mr. Houpt noted the road will come from the edge of each home to the edge of the curb of the road which is approximately 110' . Chairman Sheldon closed the public hearing at 9:26 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing #2 March 20, 1985 - Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Development Ordinance Weiland Road Property - James Investment Company McAndrew Property March 20, 1985 Chairman Sheldon called the regular meeting to order at 9:40 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Ms. Reid Mr. Krug Mr. Musfeldt Mr. Laskie Commissioners Absent: Mr. Shields Mr. Goldspiel Mr. Davis Mr. Goldberg Also Present: Mr. K. James, Developer, James Investment Company Mr. P. Desmond, James Investment Company Mr. J. Martin, Architect, James Investment Company Mr. J. Nelson, Architect, James Investment Company Mr. D. Fielding, Engineer, James Investment Company Mr. R. Houpt, Attorney, James Investment Company Mr. C. Weaver, Attorney, McAndrew Property Mr. B. McAndrew, Owner, McAndrew Property Mr. J. Cowhey, Owner, McAndrew Property Mr. & Mrs. S. Smith, Adjoining Property Owners Mr. J. Klein, Adjoining Property Owner Mr. H. Scharf, Adjoining Property Owner Mr. S. Stone, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Reid, seconded by Commissioner Musfeldt, to approve the Regular Meeting minutes of February 20, 1985. Page 2, paragraph 4 change "getting" to "realizing", "creating" to "avoiding and "or he can do" to "by doing". Approval was unanimously in favor and the motion passed. Moved by Commissioner Laskie, seconded by Commissioner Musfeldt, to approve the Regular Meeting minutes of March 6, 1985. Approval was unanimous in favor and the motion passed with Commissioners Musfeldt and Reid abstaining. COMMITTEE & LIAISON REPORTS Commissioner Krug attended the March 18, 1985 Village Board meeting at which the Trammell Crow and Phoenix Construction projects were referred to the Plan Commission. Commissioner Musfeldt attended the March 11, 1985 Village Board meeting at which the Seifert property was turned down for special annexation. Chairman Sheldon noted that if there are any changes in the Village Board Liaison List the secretary should be notified so that the packets can be delivered to the proper Commissioner. DEVELOPMENT ORDINANCE Mr. Raysa noted that he would be changing some typographical errors and format. Moved by Commissioner Reid, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of the amendments to the Development Ordinance subject to the Village Attorney's final review and recommendations. AYES: Commissioners Reid, Krug, Musfeldt, Laskie NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Goldspiel, Davis, Goldberg The motion passed 4 - 0. JAMES INVESTMENT COMPANY (ORCHARD GROVE) Commissioner Krug was comfortable with Elevation A and the variations created by it. He felt this is a better looking building. It will also be better when the snow load is on the roof. It was noted that with Elevation A variations are needed for Buildings 3, 4, 11, 12, 13, 15 and 16. Elevation B needs variations for 4, 11, 15 and 16. Mr. Truesdell noted that with Elevation A you are talking about varying more buildings. Trustee Stone felt that with this many variations the developer could come back with another plan. The Plan Commission was polled on their preference for Elevation A. Yes indicating favoring it and no not in favor of it. Ayes: Commissioner Krug Nayes: Commissioners Reid, Musfeldt, Laskie The poll was negative 3 - 1. Buffalo Grove Plan Commission Regular Meeting March 20, 1985 - Page 2 Moved by Commissioner Musfeldt, seconded by Commissioner Krug that the Plan Commission recommend to the Village Board approval of the preliminary plan for Orchard Grove dated January 31, 1985 subject to: 1. The variations required in the slope variation in the detention 2. Setback variations required in Buildings 4, 11, 15 and 16 3. To include full left turn lane as well as the right turn lane on Weiland Road Discussion: The Commission concurred that the zoning for the revision of the slope is changed in the detention strictly to increase the volume to take the Weiland Road runoff. AYES: Commissioners Krug, Musfeldt NAYES: Commissioners Reid, Laskie, Sheldon ABSTAIN: None ABSENT: Commissioners Shields, Goldspiel, Davis, Goldberg The motion failed 3 - 2. Commissioner Laskie noted he had sat in on all of the meetings and workshops for this project and felt the developer had good intentions but there is too many units on the property. Time and time again the developer came back with the same product when the Commission had tried to tell him it had too many units. He had no objection to the product itself but with its density. MC ANDREW PROPERTY Mr. Weaver noted they were before the Commission to get their property annexed. They do not have a plan for development at this time. This property is not appropriate for development in the county. They need to be annexed into a village. They feel a development of the Corporate Grove's type is appropriate for this site. The back portion is zoned SR and SE presently. The surrounding portion is currently subject to a court decree giving them the right to commercial development with a wide range of commercial uses. The portion slightly to the west is currently a land reclamation filled with construction waste, paper and landscaping materials. It is operated according to an EPA permit and will take another 4 or 5 years to completely fill up. At that time it will be zoned in the I District of Buffalo Grove. They need annexation,a map amendment and to add a use for a sanitary land fill. Mr. Truesdell's memo of March 15, 1985 to the Plan Commission titled McAndrew Property-Staff Review was reviewed by Mr. Weaver. 1. They already have requested that they not be tied down to 2 curb cuts and will get together with staff to resolve this problem. 2. They would maintain the 40,000 square foot lots but they would like to have 20,000 square foot lots on Aptakisic Road. Buffalo Grove Plan Commission Regular Meeting March 20, 1985 - Page 3 The out parcel has a household on it. They have opened discussions with the owner and have a contract signed that they can acquire the property subject to annexation. They would like this parcel processed at the same time as the larger parcel. 3. They are requesting a waiver smiliar to the one that was given the Corporate Grove on this and will get together with staff on this point. 4. They would like more time to discuss this point with the Village Engineer. They presently have county zoning for the frontage on Milwaukee and would like to maintain that. 5. They would like the bike path along the creek rather than along the road. 6. They plan to show 35' per the ordinance. They are prepared to agree to the 36' setback. 7. The 80' along Milwaukee Avenue is not a Buffalo Grove requirement and they feel it is rather in keeping with the Lincolnshire/Riverwoods requirement. They would like to bring this in pursuant to the B-2 Ordinance. There are, in the I and B-2 Districts, certain special setbacks and berming requirements along residential areas. There are no residential areas in Buffalo Grove touching this property and they are asking relief from this requirement. The would like the waiver of residential setback requirement as waived in the Corporate Grove. There are also a number of engineering waivers in the Corporate Grove documents they would like to work out with the Village on their site. They feel the land fill is governed by the EPA authority which regulates land fills. Buffalo Grove is a home rule community and has authority as to the location but not regulation of a land fill. They will live with Buffalo Grove's regulations with this proviso. They go along with the EPA. In response to Commissioner Musfeldt, Mr. Truesdell noted the southwest corner is a little over half a mile from Weiland Road. In response to Commissioner Laskie, Mr. Truesdell stated the State is more liberal regarding curb cuts than the Village. Commissioner Musfeldt felt that along Milwaukee Road in the future there might be some widening and that could be a good reason for keeping the setback. Commissioner Laskie stated he agrees with the setback on Aptakisic Road but is not sure about Milwaukee Avenue regarding the 54' requirement. Mr. Truesdell noted the additional 4' is to accommodate the bike path. A sidewalk could be accommodated with 51' . Trustee Stone stated the Village wanted something that was going to look good and not be crowded along Milwaukee Avenue and that is the reason for the 80' Buffalo Grove Plan Commission Regular Meeting March 20, 1985 - Page 4 requirement. The commercial setback from the right-of-way to the parking lot pavement is typically about 12' as this is a building right up to the lot to 25' . In response to Commissioner Krug, Mr. Truesdell stated the EPA inspects the land fill. If the Village has a specific complaint the EPA can be notified and asked to investigate. He inspected the EPA files on this site and it has always been in compliance with their standards. Mr. Cowhey stated they are inspected by the county also. October 27, 1981 is the date they started operating the land fill. They have to grade it when it is completed and maintain it for 3 years. It is very desirable property for development. The developer and staff will meet to come up with some recommendations for the Commission and go to public hearing. The next date for a public hearing on this site would be on either April 17, 1985 or May 1, 1985. FUTURE AGENDA April 3, 1985 two workshops on the Market Place in Town Center and Scarsdale Place are scheduled. The Transportation Commission has also requested time to make a presentation that night. ADJOURNMENT Moved by Commissioner Krug, seconded by Commissioner Reid, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:49 P.M. Respectfully submitted, o Kathleen Comer Recording Secretary APPROVED BY: l�G Patrick Shields Chairman meeting Buffalo Grove Plan Commission Regular Meeting March 20, 1985 - Page 5