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1987-02-25 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: To consider Preliminary Plan approval in a B-2 Business District, General Retail. Subject Property: Dominion Subdivision Lot 4 - Approximately 0.67 acres located south of Dundee Road on the west side of Buffalo Grove Road just south of the Buffalo Grove Schwinn Cyclery. February 25, 1987 Chairman Sheldon called the public hearing to order at 7:32 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Musfeldt Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Gal Ms. Kaszubowski Also Present: Mr. R. Rabin, Planner, Dominion Subdivision, Lot 4 Mr. W. Toberman, Engineer, Dominion Subdivision Lt.4 Ms. B. O'Reilly, Village Trustee Mr. D. Skelton, Village Attorney { Mr. R. Kuenkler, Village Engineer Ms. B. Dolan, Staff Planner 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. She then swore in Messrs. Rabin and Toberman. Exhibits referred to during the hearing were those attached to Ms. Dolan's February 20, 1987 memo to the Plan Commission titled Dominion Subdivision Lot 4. Mr. Rabin briefly reviewed the location of the site and the surrounding uses. The zoning allows for a residential use above a business. There will be 4 apartments on the second floor of the building. They comply with the yard requirements and have provided a 9' yard between the building and the lot line. They are providing 27 parking spaces. The refuse container has been relocated to the north parking lot to comply with the recommendation of the Commission. All of the stores will have direct access to the side service walk and will not exit through the hall way for the apartments. Along the west property line there is a 27 foot easement area with outside entrances onto Buffalo Grove Road. He felt there would be problems with development of an easement for access of other business through their site. They did not wish to have truck traffic from other sites onto their site for the purpose of exiting. He suggested allowing the ingress/egress to remain. Should there be a need to use it, emergency vehicles could drive over the curb onto Buffalo Grove Road. He has researched this type of use in other suburbs and it has been very viable. Mr. Toberman noted the half acre site drains from west towards the east with a slope of 4' . They will collect the water in the parking lot, there will be no parking lot detention. The water will be directed to an underground detention tank at the north corner of the site. Its capacity would be 5,700 cubic feet. The west property is higher and slopes towards their site. They propose to extend the storm sewer to the west property line to the existing ditch and intercept the water and bring it through their system. They will extend the 8" watermain to their property's south corner where they will install a fire hydrant. The sanitary is on site in the easement along the west side of the site. Mr. Kuenkler stated 2 street lights on Buffalo Grove Road are required at approximately 180' apart. Mr. Rabin stated that they did not see a problem with cars in the spaces near Building Units 4, 5 and 6 exiting from their parking spaces and traffic coming into the site. They have altered their plan to provide for this and staff has concurred with it. Commissioner Musfeldt was concerned with the side yard setback and traffic flow coming into the site. Commissioner Rhodes was concerned with traffic coming into the site. He felt another sidewalk should be added from Store #6 to Buffalo Grove Road for emergency use. Commissioner Goldspiel felt there should be 2 street lights on Buffalo Grove Road. He suggested that the zoning ordinance be amended so that if a property in the B District is used for residential that the residential side yard and other yards apply. The developer meets the parking requirements for commercial by using the easement. If that were vacated he would be slightly short of the parking. Mr. Skelton noted this is a private easement that pertains to only those 4 residential units and the Village does not have the right to say that they should maintain an easement for ingress/egress. The developer does comply with the ordinance by parking within the easement. Commissioner Katz was concerned with the emergency vehicles having to park on Buffalo Grove Road in certain circumstances. He was also concerned with on site traffic problems and felt 2 street lights should be installed. Buffalo Grove Plan Commission Public Hearing - Page 2 February 25, 1987 Chairman Sheldon closed the public hearing at 8:51 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - Page 3 February 25, 1987 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Dominion Subdivision Lot 4 Development Ordinance Revision Workshop Morrison Property (Kennedy Homes) February 25, 1987 Chairman Sheldon called the regular mee ting eting to order at 8:59 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Musfeldt Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Gal Ms. Kaszubowski Also Present: Mr. R. Rabin, Planner, Dominion Subdivision, Lot 4 Mr. W. Toberman, Engineer, Dominion Subdivision Lt.4 Mr. J. Emigh, Planner, Morrison Property Mr. W. Gronow, Real Estate, Morrison Property Mr. J. Nelson, Architect, Morrison Property Mr. R. Adams, Engineer, Morrison Property Mr. M. Lenchner, Developer, Morrison Property Ms. Tomassone, Adjacent Property Owner Ms. B. O'Reilly, Village Trustee Mr. D. Skelton, Village Attorney Mr. R. Kuenkler, Village Engineer Ms. B. Dolan, Staff Planner 1 APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Commissioner Musfeldt attended the February 23, 1987 Village Board meeting where the following was discussed: 1. The Board approved the necessary ordinance to annex the Cotey/Necker property 2. The Board approved an ordinance granting variations on the zoning relating to the Town Center landscaping. 3. The PUD ordinance on the Andrews Property was approved. 4. The Village's support for the commuter rail service was reaffirmed. Chairman Sheldon noted the postmaster is going forward with a full postal service facility for Buffalo Grove. There has been a change in the Town Center Plan which requires it be brought back to the Plan Commission. A special meeting will be held on March 11, 1987 to review this plan. DOMINION SUBDIVISION LOT 4 Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of the site plan for the proposed commercial residential building on the Lenchner Property as shown on the plan dated January 28, 1987 and associated exhibits consisting of the grading plan, utilities plan and the detailed sheet all undated subject to: 1. Provision of 2 street lights on Buffalo Grove Road 2. A fire hydrant along the west property line. 3. A storm sewer at the west property line connected to the proposed storm system. Discussion: Commissioner Goldspiel felt the problems have been resolved with this plan. Considering the size, shape of the property, the location on Buffalo Grove Road, the adjacent uses and the current zoning he could support the plan. The Commission's concerns have been addressed in this plan. AYES: Goldspiel, Krug, Musfeldt and Katz NAYES: Rhodes ABSTAIN: None ABSENT: Davis, Kaszubowski and Gal The motion 4 - 1 - 0 Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the li Plan Commission recommend that staff develop a zoning ordinance amendment that would cover where property in a B zoning district is being used for residential purposes and present it to the Plan Commission at the proper time. The motion was amended by Commissioner Musfeldt, with Commissioners Goldspiel and Rhodes concurring to read, "This should cover yards and examine the whole proposed part of the ordinance covering special problems that might result from a residential use." Buffalo Grove Plan Commission Special Meeting - Page 2 February 25, 1987 AYES: Goldspiel, Krug, Musfeldt, Rhodes and Katz NAYES: None ABSTAIN: None ABSENT: Davis, Kaszubowski and Gal The motion passed 5 - 0 - 0. DEVELOPMENT ORDINANCE Mr. Kuenkler briefly explained the proposed revisions to the development ordinance. Commissioner Goldspiel would like some information from the school district regarding school children getting to school or waiting for buses and the lack of sidewalks. He also questioned the depth of the ditch and why curbs are being eliminated. He asked whether a standard width of shoulder should be required where there are no curbs. Commissioner Musfeldt was not satisfied with the 4' wide grass shoulder. Chairman Sheldon suggested that the ordinance be reviewed by the village attorney to determine where the terms village engineer and corporate authorities be used. Commissioner Krug questioned how the bike path would be determined under this zoning. Chairman Sheldon noted that the connection for the bike path was made in the street on the Fiore property and if the curb and gutters are eliminated what happens to the bike path. She recommended that for the public hearing on this ordinance the Commission have copies of the Appearance Commission's recommendations to review. MORRISON PROPERTY Mr. Emigh introduced his development team and passed out copies of a booklet of homes that they have built, which he collected after their review. Mr. Nelson noted the site is at the southeast corner of Route 53 and Schaeffer Road. There is an adjoining undeveloped parcel, the Tomassone property. Behind the site is a sewage treatment plant in Long Grove. Along the Southeast portion is a lagoon with the bike path. To the northwest is Long Grove estate zoning. They are looking for some development ordinance changes in terms of street development requirements. They are not requesting these variations but hope that they will be incorporated into the ordinance in conjunction with this property. These variations would be similar to the Fiore site. This site is 65 acres. Schaeffer Road is serviced by streets in Long Grove. It is an undeveloped road. They have tried to contain their site and the primary access is off of Route 53. The bike path is on the eastern property line and they will connect it to that and bring it to Schaeffer Road. They will berm and landscape along Schaeffer and Route 53. Mr. Nelson passed out a copy of a plan showing a roadway system for the Tomassone site. The Morrison site would have model homes on Lots 49 and 50 with several choices that are available for the balance of the project. They have not yet Buffalo Grove Plan Commission Special Meeting - Page 3 February 25, 1987 determined whether the detention on the frontage of Route 53 will be dry or wet. Most of the property is draining in an easterly direction and there would be dry detention on the rear lots on the eastern end. They are requesting a cash donation to the park district or shared improvements to the bike path rather than land donation. Lot 29 can be built with a wider home. The center islands at the entrances are an important design feature and they feel would not present a hazard. He was not qualified to speak on the traffic problems. They are currently showing 300' center line measurement offset from Manassas Lane. It is 2.5 times the recommended distance required by the village. Lot 40 will require a variation for a straight line for the lot width rather than an arc length. He then explained this principle. The entire development is turned inward and they do not want to build sidewalks as it is not in character with this zoning. Mr. Gronow noted the homes are semi custom and will have various architectural styles, with single family from 2,000 to 3,600 square feet interiors having 3, 4 and 6 bedrooms and 2.5 baths. The prices will range from $200,000.00 to $300,000.00. Commissioner Katz felt sidewalks were important. Mr. Emigh noted the cul-de-sacs will be landscaped islands maintained by a homeowner's association along with the entrance islands. Schaeffer is a township roadway now. They do not have any plans to improve their half of the right-of-way. There are no wetlands or soil problems. Commissioner Goldspiel felt it was important to determine the jurisdiction of Schaeffer right-of-way. He was concerned with the residential adjoining a sewage treatment plant and who owns the property between this site and Lake Cook Road. Mrs. Tomassone noted the sewage treatment plant adjoins this site and is abandoned. She said Long Grove has stated this will be open space. Commissioner Goldspiel felt the elimination of storm sewers and gutters were something to think about in terms of a variation. He would like information on the tax impact this site will have on the Village. Commissioner Rhodes preferred the center medians on the streets. Mr. Gronow noted that the association will be responsible for landscaping of easements, cul-de-sac centers and monuments at the entry way. The annual fee would be $100.00 to $150.00 per year. Mr. Emigh noted they are requesting that the lights be modified as in the Fiore site. Ms. Tomassone stated that their building near this property line is used for storage. The smaller of the 2 buildings is 10' to the lot line. Buffalo Grove Plan Commission Special Meeting - Page 4 February 25, 1987 - Mr. Emigh stated they had no problems with the right in at Route 53 but were not looking at it on Schaeffer Road. Ms. Dolan reiterated her statement regarding lot dimensions being added to the Plan. Mr. Emigh reviewed his check list for the next meeting: 1. Maintenance and jurisdiction of Schaeffer Road. 2. What Long Grove has planned for the sewage treatment plant area. 3. Tax impact study and children generated from the site. 4. Right turn lane on Route 53. 5. Idea of the profile of the proposed bike path. 6. How the large concrete block buildings on the Tomassone property might be screened. 7. Conceptual drawing of the storm water swales. He noted they had originally planned to have this a fully improved lot development but the Village wanted it developed in estate zoning. They do not feel sidewalks belong on this type of product. ADJOURNMENT Moved by Commissioner Krug, seconded by Commissioner Musefldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:15 P.M. Respectfully submitted, 21;60e„,„, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Special Meeting - Page 5 February 25, 1987 i i u LI