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1984-10-03 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Wind Brooke October 3, 1984 Chairman Shields called the public hearing to order at 7:36 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Goldspiel Ms. Reid Ms. Kaszubowski Mr. Krug Mr. Musfeldt Commissioners Absent: Mrs. Sheldon Mr. Davis Mr. Goldberg Also Present: Mr. E. Zale, Wind Brooke Developer Mr. D. Manhard, Wind Brooke Engineer Mr. L. Freedman, Wind Brooke Attorney Mr. J. Nelson, Wind Brooke Land Planner Mr. R. Kuenkler, Village Engineer Mr. W. Raysa, Village Attorney Mr. J. Truesdell, Village Planner Chairman Shields briefly reviewed the notice of the public hearing as it appeared in the newspaper. He then noted that there was no public and dispensed with reading the meeting format. He swore in Messrs Freedman, Zale, Manhard and Nelson. Mr. Freedman briefly reviewed the history of the site and noted that the construction of this project and its purchase was contingent upon the approval of the Village to issue residential revenue bonds. Mr. Nelson reviewed the site plan. This plan does not have parking along the interior drives. They have maintained the 8' bike path through the Aptakisic corridor. They have reoriented the buildings and clustered them in a parking court type system. There are 236 units as opposed to 258 on the original plan. The density is 10.97 dwelling units per acre. There is 1.73 parking spaces per unit. The Fire Department agreed the alternate exit could be the bike path. They are asking a variation on the slope in the detention area. Mr. Manhard reviewed the engineering plan. He feels the slope as proposed could be maintained. The detention basin is 4' above the invert of the creek. The detention basin leaking into the creek will be reviewed by Mr. Kuenkler who will report back to the Commission. The snow will have to be carried away from the site. Mr. Saviano has reviewed the placement of the fire hydrants and access for the fire equipment. He felt it was adequate. No variation is required for the distance from the parking to the buildings on this plan. There will be parking access from both of the two lots near the recreation center. This development will be owned by Mr. Zale and there will be no condominium association while he owns it. Mr. Kuenkler suggested the sidewalks be included in the Commonwealth Edison property and the bike path should be extended to Busch Road. The soils under the building area are all suitable for construction with minor adjustments. Chairman Shields closed the public hearing at 8:18 P.M. Respectfully Submitted, Kathleen Comer Recording Secretary APPROVED BY: Cif ("1 , 1"-' -(2 Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing October 3, 1984 - Page 2 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Wind Brooke James Investment Company Standard Oil Spoerlein Farm Commercial Phase I Ranch View Court - Plat of Vacation Lake-Cook Road & Lexington Drive - Plat of Dedication October 3, 1984 Chairman Shields called the regular meeting to order at 8:18 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Goldspiel Ms. Reid Ms. Kaszubowski Mr. Krug Mr. Musfeldt Commissioners Absent: Mrs. Sheldon Mr. Davis Mr. Goldberg Also Present: Mr. E. Zale, Wind Brooke Developer Mr. D. Manhard, Wind Brooke Engineer Mr. L. Freedman, Wind Brooke Attorney Mr. J. Nelson, Wind Brooke Land Planner Mr. K. James, James Investment Company Developer Mr. J. Nelson, James Investment Company Land Planner Mr. D. Manhard, James Investment Company Engineer Mr. M. Schwartz, Spoerlein Farm Developer Mr. R. Kuenkler, Village Engineer Mr. W. Raysa, Village Attorney Mr. J. Truesdell, Village Planner Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, that the agenda be amended to review the Wind Brooke development first and then follow with its regular order. The motion unanimously carried. WIND BROOKE PRELIMINARY PLAN Moved by Commissioner Reid, seconded by Commissioner Krug, that the Plan Commission recommend to the Village Board approval of the preliminary plan for Wind Brooke dated September 7, 1984 subject to: 1. The bike path be extended south to Busch Road. 2. The sidewalk along Weiland Road continue in the southerly direction to the south property line of the Commonwealth Edison right-of-way. 3. Submission of preliminary soils analysis. 4. Lake County Soil Conservation Report submitted. 5. Sidewalks along Busch Road extend west through the Commonwealth Edison right-of-way. Discussion: After some discussion the following amendments were made. Commissioner Reid amended the motion to read "variation on the detention basin slope be 4 to 1 rather than 6 to 1. Commissioner Musfeldt concurred. Commissioner Goldspiel amended the motion to read "the property line between the park and Wind Brooke development be placed on the east side of the creek with the bike path against the 100 year flood way of the creek, and the park property to include the bike path where it is adjacent to the floodway. When it is not adjacent to the park on the back of the buildings, then it would be the developer's property". Both Commissioners Reid and Musfeldt agreed with the amendment. Mr. Nelson reviewed the elevations of the buildings which are 2 stories with a common entrance serving 4 units. The corner units in the "L" shaped buildings have a common entrance servicing 6 units. Mr. Zale noted that these will be luxury apartments that will be fully carpeted, draped and have all appliances included. They will rent between $600 and $750 a month. Twenty percent of the units will be rented to lower income residents and will be, after discussion with the Village, reduced $100 a month for these residents. AYES: Commissioners Reid, Kaszubowski, Krug, Musfeldt NAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioners Sheldon, Davis, Goldberg The motion passed 4 - 1. Commissioner Goldspiel noted that his negative vote was because he felt the buildings are too close to the parking lots. APPROVAL OF MINUTES Moved by Commissioner Reid, seconded by Commissioner Goldspiel, to approve the Regular Meeting minutes of September 5, 1984. Page 2, paragraph 2 change "on" to "along" and "equipment" to "facilities", paragraph 8 change "Krug" to "Musfeldt". Page 3, paragraph 10 add "The parking will be shielded with low level shrubs from the road." Approval was unanimous in favor and the motion passed. Buffalo Grove Plan Commission Regular Meeting October 3, 1984 - Page 2 COMMUNICATIONS None LIAISON REPORTS Commissioner Reid attended the October 1, 1984 Village Board meeting at which no referrals for the Plan Commission. JAMES INVESTMENT COMPANY CONCEPT PLAN - WEILAND ROAD NORTH OF LAKE-COOK ROAD Mr. Truesdell noted he had received further communications from the Police and Building and Zoning Departments. The Police Department was concerned with the 50 mile an hour speed limit on Weiland Road and noted that a speed study will be done. The Building and Zoning Department was concerned with one means of access to the site, additional guest parking was lacking and the half street entrance to the development should be a full 27' entrance. Mr. Nelson briefly reviewed the plan. They were not successful in purchasing the single family property on their border. They have the capability of a secondary access onto Weiland Road and another access point at their north west corner. The road system is fully dedicated. They are requesting that the setback be viewed in terms of future development along their borders rather than what is presently there. They feel the "S" road is properly designed. They do not feel the major access road should be where it is placed. They would be willing to move the road to accommodate the single family if developed for the proper right-of-way. They feel the impact on the two buildings on Weiland Road are better than in other developments. They are side oriented. Mr. Nelson feels cul-de-sacs are a good planning tool. They feel the density is equal to or similar to any project being built in the Village. They are providing 2/3 townhomes and 1/3 flat units. He then briefly reviewed renderings of the buildings. The density of the site is 9.56. The bike path will be along the western property line. They will dedicate 51' on Weiland Road. Commissioner Musfeldt was concerned with the limited amount of open space. Commissioner Goldspiel suggested giving some thought to moving the entrance of the development to the north. Commissioner Reid would like to discuss the road plan for the total area at another workshop. Mr. Nelson stated that same units are over garages and he would be prepared at the next workshop, to show how they will insulate them. Commissioner Goldspiel noted that Buildings 14, 15, 18 and 19 could be angled to better orient them. At the next workshop the Commission would like to see the elimination of some of the cul-de-sacs and moving of some of the buildings. They had a problem with the 35' set back. Buffalo Grove Plan Commission Regular Meeting October 3, 1984 - Page 3 STANDARD OIL FINAL PLAT OF SUBDIVISION Mr. Truesdell noted that when the plan was approved by the Village Board the two existing curb cuts were combined with a 10' island on Buffalo Grove Road. Moved by Commissioner Reid, seconded by Commissioner Musfeldt, that the Plan Commission recommend approval to the Village Board of the final plat of subdivision of the Standard Oil site dated September 4, 1984. AYES: Commissioners Goldspiel, Reid, Krug, Musfeldt NAYES: None ABSTAIN: Commissioner Kaszubowski ABSENT: Commissioners Sheldon, Davis, Goldberg The motion passed 4 - 0 - 1. RANCH VIEW COURT - PLAT OF VACATION Mr. Kuenkler noted the entrance island was taken out because they are maintenance problems and traffic hazards. Moved by Commissioner Musfeldt, seconded by Commissioner Reid, that the Plan Commission recommend to the Village Board approval of the Ranch View Court Plan of Vacation dated September 7, 1984. AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Davis, Goldberg The motion passed 5 - 0. SPOERLEIN FARM COMMERCIAL PHASE 1C -FINAL PLAT OF SUBDIVISION Moved by Commissioner Krug, seconded by Commissioner Kaszubowski, that the Plan Commission recommend to the Village Board approval of the Spoerlein Farm Commercial Phase 1C Final Plat of Subdivision dated May 2, 1984. AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Davis, Goldberg The motion passed 5 - 0. LAKE-COOK ROAD AND LEXINGTON DRIVE - PLAT OF DEDICATION Moved by Commissioner Musfeldt, seconded by Commissioner Reid, that the Plan Commission recommend to the Village Board approval of the Lake-Cook Road and Lexington Drive Plat of Dedication dated August 17, 1984 revised August 27, 1984. Buffalo Grove Plan Commission Regular Meeting October 3, 1984 - Page 4 AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Davis, Goldberg The motion passed 5 - 0. ADJOURNMENT Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to adjourn the meeting. The motion unanimously passed and Chairman Shields adjourned the meeting at 10:40 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting October 3, 1984 - Page 5