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1987-03-18 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Consideration of amendments to the following section of the Buffalo Grove Development Ordinance: Section 16.50.030.D.13. - Sewer Depth and Minimum Culvert Length Section 16.50.030.D.15. - Sewer Pipe and Culvert Bedding Section 16.50.030.D.17. - Open Channels Section 16.50.030.E.1. - Material Specifications, Sewer Pipe Section 16.50.070.I.1. - Curb and Gutter Section 16.50.080.A.1. - General Sidewalks Section 16.50.100.E.1. - Wire/Cable Section 16.50.100.E.5. - Wire/Cable Section 16.50.120.F. - Landscaping, Trees, Not Allowed Section 16.50.120.G. - Landscaping, Approved Trees Section 16.50.120.H. - Landscaping, Variety in Planting Section 16.50.120.I.1. - Landscaping, Requirements for Planting Trees and Shrubbery March 18, 1987 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 Mr. Goldspiel Mr. Krug Mr. Musfeldt Ms. Kaszubowski - arrived at 7:42 P.M. Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Gal Also Present: Ms. R. O'Reilly, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer l Ms. B. Dolan, Staff Planner V Chairman Sheldon read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. The exhibits used in the Public Hearing were those contained in the Commission packet under the memo to Ms. Barbara Dolan from Mr. Richard K. Kuenkler dated February 23, 1987 titled Development Ordinance Review. Mr. Kuenkler stated the subject changes fell into 2 groups. �•/ 1. Those standards that are to change in the Development Ordinance requirements in the R.E. Single Family Zoning District. 2. Items found over the last few years that are recommended by staff. Commissioner Krug stated the bike path in the estate lots being in the street will necessitate provision for them. He feels elimination of sidewalks would create a safety hazard. Commissioner Kaszubowski has seen this type of setting and does not object to removal of curbs and gutters if it is done right. However, if the street is a major access through the subdivision, provision should be made for pedestrians. Both Commissioners Rhodes and Goldspiel objected to removal of curbs and gutters. Commissioner Musfeldt does not view the lighting standards as being as important as other matters. Commissioner Katz feels sidewalks are necessary for pedestrian safety. Chairman Sheldon closed the public hearing at 8:13 P.M. Respectfully submitted, 6t2-71i-eAL-/ Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - Page 2 March 18, 1987 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Development Ordinance Revisions Morrison Property (Kennedy Homes) Plat of Subdivision - Westchester Estates March 18, 1987 Chairman Sheldon called the regular meeting to order at 8:14 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Musfeldt Ms. Kaszubowski Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Gal Also Present: Mr. J. Emigh, Developer, Morrison Property Mr. W. Gronow, Real Estate, Morrison Property Mr. R. Adams, Engineer, Morrison Property Mr. J. Nelson, Planner, Morrison Property Mr. J. Green, Planner, Westchester Estates Mr. E. Bieszczad, Developer, Vintage Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Ms. B. O'Reilly, Village Trustee Ms. B. Dolan, Staff Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, to approve the Public Hearing Meeting minutes of February 25, 1987 as amended. Approval was unanimous in favor with Commissioner Kaszubowski abstaining and the motion passed. Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel, to approve the Special Meeting minutes of February 25, 1987. Approval was unanimous in favor with Commissioner Kaszubowski abstaining and the motion passed. Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to approve the Regular Meeting minutes of March 4, 1987 as amended. Approval was unanimous in favor with Commissioners Kaszubowski and Katz abstaining and the motion passed. COMMITTEE & LIAISON REPORTS On March 16, 1987 Commissioner Goldspiel attended the Village Board meeting where the Buffalo Grove 1987 Zoning Map was approved. A property on the south side of Route 83 in Lake County was referred to the Commission. The preapplication conference for Lexington Homes at Weiland and Busch Roads was held but the project was not referred to the Commission. DEVELOPMENT ORDINANCE REVISIONS Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of amendments to the Development Ordinance as published except that there be a provision in 16.50.080.A.1 that where sidewalks are eliminated shoulders should be paved and provision be made for pedestrian and bicycle traffic. it Discussion: Commissioner Krug was concerned with maintenance of street lights when the standards are not all the same. AYES: Commissioners Goldspiel, Krug, Musfeldt, Kaszubowski, Rhodes and Katz NAYES: None ABSTAIN: None ABSENT: Commissioners Davis and Gal The motion passed 6 - 0. MORRISON PROPERTY (Kennedy Homes) Mr. Emigh stated theyhave answered all thequestions the Commission brought g g up at the last workshop. 1. They have provided a tax impact study which shows a positive impact on the Village. 2. A profile of the bike path has been provided in the packet. 3. They will provide a landscaping buffer for the two buildings on the Tomassone property. 4. The treatment plant that is under Long Grove's jurisdiction is, according to Long Grove, to be open space. He did not see this plant being reactivated by Long Grove in the future. 5. Swales are depicted on the plans in the packet. 6. Schaeffer Road is under Long Grove's jurisdiction and they do not have any plans for improvement of that road. 7. The traffic study in the packet stated that the impact of this development on the roads near it would be minimal. Buffalo Grove Plan Commissio Regular Meeting - Page 2 March 18, 1987 If the state should require the developer to make improvements, they would do so. Mr. Kuenkler noted that the stub street that would go into the Tomassone property does not exceed the cul-de-sac length. Mr. Emigh noted that residents are not required to landscape their lots but people in this type of zoning tend to landscape heavily. The Village Board wanted the bike path to Schaeffer Road. Other than that there could be a �•/ bike path on every street. Chairman Sheldon suggested that the developer discuss, with Mr. Kuenkler, the issue of the bike path on both sides of the cul-de-sacs. Mr. Nelson noted Lot #1 could be adjusted as far as the detention so that it will be buildable. Ms. Dolan will work with the developer to schedule this site for a public hearing. FINAL PLAT OF SUBDIVISION WESTCHESTER ESTATES Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the final plat of subdivision for Westchester Estates dated February 27, 1987, revised March 12, 1987 subject to addition of heavy solid lines on the boundary of the plat. Discussion: Mr. Kuenkler will resubmit the plat to the developer to include the solid line. Outlot A does not show the bike path because it is to be dedicated to the Village. Mr. Kuenkler did not feel it was necessary to show the bike path there. The Fire Department preferred that Westchester Court and Westchester Road be named as they are. AYES: Commissioners Goldspiel, Krug, Musfeldt, Kaszubowski, Rhodes and Katz NAYES: None ABSTAIN: None ABSENT: Commissioners Davis and Gal The motion passed 6 - 0. CHAIRMAN'S REPORT Ms. Dolan noted that in the annexation agreement for the Seifert Property (Vintage) the commercial portion of the site's building was limited to 13' height. Since that time the property owner feels it is difficult to build a building at 13' and include the mechanicals. Tonight he would like a recommendation from the Commission stating they would like a different height. Buffalo Grove Plan Commissio Regular Meeting - Page 3 March 18, 1987 Mr. Bieszczad noted the building would be 13' and he needs an additional 5' for the mechanicals. The intent of the drawing, as submitted in the packet, was to depict what people would be viewing. This is a B-3 zoning that allows more stories than one in a commercial building. They would like to provide something in front of the building to hide the mechanicals. They do not want to increase the height of the building in terms of stories. Commissioner Goldspiel noted the commercial land is higher than the j \ residential land. The Commission was told that the commercial would be kept \•/ on a small scale and this drawing shows that a person standing on the second floor of their home could look out and see over the commercial building. Now that 13' will really become 20' and the line of sight does not make sense. Mr. Bieszczad noted the building would remain 13' but in the front they would need relief from the mechanicals. In a one story retail center the building is about 13' , above that are the mechanicals. It is a common practice for developers to create a facade in front of the building to have it hide the mechanicals. He felt the front of the building would be 18' . He is willing to maintain the line of sight shown on the original drawing submitted for this meeting. Commissioner Goldspiel objected to an 18' height on the front of the building within the 13' limitation and suggested that mechanicals which are not contained in the 13' limitation should be screened another way. Chairman Sheldon noted that the contract purchaser of this property would have to submit a plan for it. This is not unbuildable but needs more study. She suggested that Mr. Bieszczad discuss this with Mr. Hruby, Director of Building and Zoning. ADJOURNMENT Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:10 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: CY;-?e Barbara Sheldon Chairman Buffalo Grove Plan Commissio Regular Meeting - Page 4 March 18, 1987