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1984-05-16 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Windfield Subdivision - Phase 3 May 16, 1984 Commissioner Goldspiel called the public hearing to order at 7: 38 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Mr. Goldspiel Mr. Davis Ms. Reid Ms. Kaszubowski Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mr. Shields Mrs. Sheldon Also Present: Mr. H. Gilbert, Developer Mr. Gustafson, Village Engineer Mr. J. Truesdell, Village Planner Moved by Commissioner Davis, seconded by Commissioner Musfeldt, that Commissioner Goldspiel be appointed Chairman Pro Tem. Approval was unanimously in favor and the motion passed. Chairman Pro Tem Goldspiel briefly reviewed the notice of the public hearing as published in the Buffalo Grove Daily Herald and informed the audience of the format the meeting would take. He then swore in Mr. Henry Gilbert. Mr. Gilbert stated they are currently developing 88 lots in the center of the tract west of Arlington Heights Road and south of Nichols. They desire to continue developing the portion that is adjacent to Arlington Heights Road. Both preliminary and final plat approval of Phase 3 are requested at this meeting. This was approved in 1978 and the annexation agreement expired in 1983. Points listed on Mr. Kuenkler's April 30, 1984 memo to Mr. Truesdell titled Windfield Phase 3 Preliminary Plan Final Plat of Subdivision have been completed. The barn on the property has been torn down and the house has been sold to a resident of Buffalo Grove. That house is 2,700 square feet and conforms to the Village ordinance. This plan is exactly the same as approved in 1978 and still conforms with the R-5 District. The detention basin is located on Arlington Road in Phase 1. There were no special variations on the originally approved document. The broken lines on the outside of the plan have no significance. There were no questions from any public agencies or the audience. Chairman Goldspiel closed the public hearing at 7:50 P.M. Respectfully submitted, / Ka hleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing May 16, 1984 - Page 2 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Brunswick Property May 16, 1984 Chairman Pro Tem Goldspiel called the public hearing to order at 7:51 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Mr. Goldspiel Mr. Davis Ms. Reid Ms. Kaszubowski Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mr. Shields Mrs. Sheldon Also Present: Mr. Guggemos, Standard Pacific Mr. J. Nelson, Land Planner, Brunswick Mr. L. Freedman, Attorney, Brunswick Mr. R. Piggott, Developer, Brunswick - arrived 8:25 PM Mr. R. Benach, Developer, Brunswick Mr. J. Ezzi, Engineer, Brunswick Mr. G. Glover, Village Trustee Mr. J. Miller, Buffalo Grove Park District Mr. W. Schwebke, Buffalo Grove Park District Ms. K. Larsen, Buffalo Grove Park District Mr. W. Raysa, Village Attorney Mr. R. Gustafsen, Village Engineer Mr. G. Boysen, Director of Public Works Mr. J. Truesdell, Village Planner Chairman Pro Tem Goldspiel briefly reviewed the notice of the public hearing as published in the Buffalo Grove Daily Herald and informed the audience of the format the meeting would take. He then swore in Messrs. Freedman, Nelson, and Ezzi. Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski, the roll call from the previous public hearing be used. Approval was unanimously in favor and the motion passed. Mr. Nelson briefly reviewed the plan. It is a 128 acre site located at Busch and Weiland Roads. Access would be from Busch Road on the south and Weiland Road on the east. They have increased the parking and are proposing a sidewalk on one side of the minor roads. The bike path will be on the Commonwealth Edison right-of-way. They are requesting two variations for the single family area. To reduce the minimum lot width of 70' down to 65' and reduce the rear yard from 40' down to 35' . Both of these variations occur in the cul-de-sac areas. In order to eliminate the rear yard variations on the south part of the plan, they took half of an acre out of the park land and used it. The park land is in excess of the ordinance and the park detention will be a dry basin. The bike path will go from Weiland Road onto Thompson Boulevard into the active park site and back on to Thompson along the north side to the west property line. They are requesting the 10% factor be eliminated for the side yards. They will maintain the 7' side yard requirement. Mr. Ezzi briefly described the engineering plan. Mr. Piggott arrived. Chairman Pro Tem Goldspiel swore in Messrs Piggott and Benach. The detention areas have the capacity of storing 72 acre feet of water. Busch Road will be fitted with a circulation lane down the center. The left hand turn lanes from Busch Road onto Weiland Road will be completed by this developer. The first phase of the multi-family and single family is off of Busch Road and will be started simultaneously. The lake system will be built with the first phase of construction and the park will go in with the second phase. There are 70 lots requiring the 65' variation and 10 requiring the rear yard variation. The developer will take a look at reconfiguring the lots around Lot 20, Block 2. In normal conditions the lake would be 15' deep and the ditch will only have a few inches of water. The lake will be able to accept an additional 7' deep of water and the park will not flood. The water will flow to the streets, get into the lakes, go over Fabish Drive to Busch Road and out, assuming the worst conditions. Mr. Schwebke stated the park board is unanimously opposed to the lake adjoining the park. They favor a bike path behind the single family as originally proposed on the Master Plan. They favor the ditch behind the single family be owned by the residents of that area so that the village does not have to maintain it. The bike path on the Commonwealth Edison right-of-way is acceptable conceptually. They do not like to have a 7' dry detention basin. They do not feel the lake should receive full passive credit and are concerned with the configuration of the park. They would like their landscaping people to work with the developer on the park site to see if another location for it could be found, possibly along the Commonwealth Edison right-of-way so that it could connect up with a future park. This plan is acceptable to the park board but they would like to see some changes made. Mr. Benach stated the park is centrally located for the use of the residents of the development who are paying for it and conforms with the flood way. Mr. Truesdell stated the Lake County Soil and Water Report recommends that this site stay farm land. However, if developed, they note there are some soil limitations for some of the buildings. They are against altering the creek. Staff is satisfied with the plan and recommends the green belt bike path system. Mr. Guggemos stated his objection to the multi-family being built across Busch Road from his single family development. Chairman Pro Tem Goldspiel closed the public hearing at 9:57 P.M. Buffalo Grove Plan Commission aylIg,Hgng Page 2 Respectfully submitted, K thleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Li Buffalo Grove Plan Commission Public Hearing May 16, 1984 - Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Windfield Subdivision Phase 3 Brunswick Property Plat of Resubdivision - Green Knolls Unit 3 May 16, 1984 Chairman Pro Tem Goldspiel called the regular meeting to order at 9:57 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Mr. Goldspiel Mr. Davis Ms. Reid Ms. Kaszubowski Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mr. Shields Mrs. Sheldon Also Present: Mr. H. Gilbert, Developer, Windfield Mr. Guggemos, Standard Pacific Mr. J. Nelson, Land Planner, Brunswick Mr. L. Freedman, Attorney, Brunswick Mr. R. Piggott, Developer, Brunswick Mr. R. Benach, Developer, Brunswick Mr. J. Ezzi, Engineer, Brunswick Mr. G. Glover, Village Trustee Mr. J. Miller, Buffalo Grove Park District Mr. W. Schwebke, Buffalo Grove Park District Ms. K. Larsen, Buffalo Grove Park District Mr. W. Raysa, Village Attorney Mr. R. Gustafsen, Village Engineer Mr. G. Boysen, Director of Public Works Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt, to approve the Public Hearing Meeting minutes of April 18, 1984. Approval was unanimous in favor and the motion passed with Commissioners Davis and Reid abstaining. Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski, to approve the Regular Meeting minutes of April 18, 1984. Approval was unanimous in favor and the motion passed with Commissioner Davis and Reid abstaining. COMMUNICATIONS None LIAISON REPORTS Commissioner Kaszubowski attended the April 23, 1984 Village Board meeting where a proposal for a bank located in the town center was reviewed but not referred to the Plan Commission. It will come before the Village Board again. A Devonshire resident needed a variation for a shed and it had become a point of conflict between neighbors. Commissioner Kaszubowski felt the Commission should take lot sizes into consideration when approving a plan so a situation similar to this one does not reoccur. WINDFIELD SUBDIVISION PHASE 3 Moved by Commissioner Musfeldt, seconded by Commissioner Davis, that the Plan Commission recommend to the Village Board approval of the Windfield Subdivision Phase 3 Utility Plan dated January 3, 1984 serving as the preliminary plan and the final plat of subdivision dated March 14, 1984. AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields and Sheldon. The motion passed 6 - 0. BRUNSWICK PROPERTY Moved by Commissioner Kaszubowski, seconded by Commissioner Goldberg, that the Plan Commission recommend to the Village Board approval of the Brunswick Property South to be developed by Lexington Corporation dated April 27, 1984 subject to: 1. Changes in the back yards of Lots 20, 24, 17, 33, 26, and 25. 2. Points 8, 9 and 10 in Mr. Kuenkler's memo to Mr. Truesdell of May 4, 1984 titled Brunswick Property South Preliminary Plan Review. It was determined the Commission would further examine the site and complete the motion later in the meeting. Mr. Freedman stated the developer intends to reconfigure the lots around Lot 20. They have agreed to convert the park lake to dry detention per discussion with the park board. The bike path could go along the Commonwealth Edison property. They would be amenable to reconfigure the lots in the single family site near the creek to eliminate the public open space and the maintenance problem. Buffalo Grove Plan Commission Regular Meeting May 16, 1984 - Page 2 Mr. Truesdell pointed out the ordinance requirement is a 6 to 1 slope and they are providing a 3 to 1 slope. Mr. Boysen stated the Village will have to clear any obstructions in the creek and felt it was necessary to have access for their machinery. The developer agrees the house sizes will be the same on the varied lots as on the regular lots. If Commonwealth Edison would not allow the bike path on their property, the builder will run it along the side of Commonwealth Edison's property on his land. There will be berming along Busch Road by the multi-family. Chairman Goldspiel listed points of concern expressed by the Commission and it was polled on several items. 1. Staff was directed to review the plan concerning lots that have small rear yard configurations. 2. Detention to be provided for the north half of Busch Road where it abuts this property. AYES: Commissioners Davis, Reid, Goldberg, Musfeldt NAYES: Commissioner Krug ABSTAIN: Commissioner Kaszubowski ABSENT: Commissioners Shields and Sheldon The poll was favorable 4 - 1 - 1. 3. Additional pavement required on Busch Road. AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was favorable 6 - 0. 4. Allowing the 6 to 1 slope as proposed by the developer in the channel north of Thompson Boulevard. AYES: Commissioners Davis, Reid, Goldberg, Goldspiel NAYES: Commissioners Kaszubowski, Krug, Musfeldt ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was favorable 4 - 3. 5. The maintenance path must be provided for the creek. AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields and Sheldon Buffalo Grove Plan Commission Regular Meeting May 16, 1984 - Page 3 The poll was favorable 6 - 0. 6. The bike path be the maintenance path for the creek. AYES: None NAYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg, Musfeldt ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was negative 6 - 0. 7. The bike path follow Thompson Boulevard west of the park. AYES: Commissioners Kaszubowski, Krug, Goldberg, Musfeldt NAYES: Commissioner Reid ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was favorable 5 - 1. 8. Staff was asked to study the ownership of the open space behind the single family near the creek and reconfiguration of the ditch. Mr. Raysa stated he would prefer this land be owned by the Village fee simple for maintenance purposes. 9. The present location of the park is acceptable. AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was favorable 6 - 0. 10. Variations from 70' to 65' minimum frontage of lots acceptable as designated by circles on the plan and no others. AYES: Commissioners Davis, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: Commissioner Reid ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was favorable 5 - 1. 11. Allowing the 35' minimum rear yard designated on the plan by an asterisk. AYES: Commissioners Krug, Goldberg, Musfeldt, Goldspiel NAYES: Commissioners Davis, Reid, Kaszubowski. ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was favorable 4 - 3. Buffalo Grove Plan Commission Regular Meeting May 16, 1984 - Page 4 12. Accepting the 7' minimum side yard subject to the homes not be made any wider on those lots. AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was favorable 6 - 0. 13. The 37' combined corner lot yards which would eliminate the 10% requirement and subject to the homes not be made any wider on those lots. AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was favorable 6 - 0. 14. Sidewalks through the development where shown are acceptable. AYES: Commissioners Kaszubowski, Goldberg, Musfeldt NAYES: Commissioners Davis, Reid, Krug, Goldspiel ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was negative 4 - 3. 15. The flood plain ordinance be varied to relocate the ditch. AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The poll was favorable 6 - 0. 16. Dedication from back to back of curb as shown on the plan on the cul- de-sacs in the multi-family. AYES: Commissioners Reid, Kaszubwoski, Krug, Goldberg, Musfeldt NAYES: Commissioner Davis ABSTAIN: None ABSENT: Commissioner Shields and Sheldon The poll was favorable 5 - 1. Commissioner Goldberg withdrew his second to the motion. Commissioner Musfeldt Buffalo Grove Plan Commission Regular Meeting May 16, 1984 - Page 5 seconded the motion. The subject to's for the motion were changed to read: 1. Changes in the back yards of Lots 30 Block 6, 33 Block 2, 26 Block 2, 24 Block 2, 13, 17, and 20 Block 2. 2. Staff review of the plan. 3. Points 8, 9 and 10 in Mr. Kuenkler's memo to Mr. Truesdell of May 4, 1984 titled Brunswick Property South Preliminary Plan Review. 4. Sidewalks on both sides of the street. 5. Sixty foot right-of-way in the multi-family portion. AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Musfeldt NAYES: Commissioner Goldberg ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The motion passed 5 - 1. GREEN KNOLLS UNIT 3 Moved by Commissioner Kaszubowski, seconded by Commissioner Goldberg, that the Plan Commission recommend to the Village Board approval of the Plat of Resubdivision of Green Knolls Unit three as prepared by Edward J. Molloy & Associates, Ltd. dated May 13, 1984 resubdividing Lots 75 and 76 into Lots 1 and 2. Discussion: Mr. Truesdell stated this plan meets all of the zoning requirements. AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields and Sheldon The motion passed 6 - 0. FUTURE AGENDA There will be a meeting on June 6, 1984. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Musfeldt, to adjourn the meeting. Approval was unanimously in favor and Chairman Pro Tem Goldspiel adjourned the meeting at 11:57 P.M. Buffalo Grove Plan Commission Regular Meeting May 16, 1984 - Page 6 Respectfully submitted, K thleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Li Buffalo Grove Plan Commission Regular Meeting May 16, 1984 - Page 7