Loading...
1987-02-04 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Subject: Request to the Village of Buffalo Grove for Rezoning from the I (Industrial) District to the R-8 District with a P.U.D. Special Use and Preliminary Plan approval with the following variations: Development Ordinance Variations -- Section 16.50.040.C.4. - Variation to permanent pond design, Section 16.50.070.D - Variation to pavement design. February 4, 1987 Chairman Sheldon called the public hearing to order at 7:04 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt Mr. Rhodes Commissioners Absent: Mr. Gal Ms. Kaszubowski Mr. Katz Also Present: Mr. D. Star, President, Andrews Property Mr. P. Ulatowski, Engineer, Andrews Property Mr. J. McMullen, Environmental Spec. Andrews Prop. Mr. D. McCallum, Landscaper, Andrews Property Mr. T. Standke, Vice Pres. , Andrews Property Mr. C. Byrum, Attorney, Andrews Property Mr. T. Hernandez, Planner, Andrews Property Mr. Mr. O'Connell, Hidden Lakes Resident Mr. M. Crowcheck, Buffalo Grove Resident Mr. R. Bronsley, 117 Windland Ct. , Hidden Lakes Mr. E. Bruno, 670 Dunhill Dr. , Buffalo Grove Ms. J. Iello, 65 University, Buffalo Grove Mr. M. Constantine, 251 Ashland Ct. , B.G. Mr. W. Cohen, District 102 Representative Mr. W. Raysa, Village Attorney Mr. W. Balling, Village Manager Mr. R. Kuenkler, Village Engineer 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. Star, Ulatowski, McMullen, McCallum, Standke, Byrum and Hernandez. The exhibits used in the public hearing were those referenced in Ms. Dolan's letter to the Plan Commission dated January 30, 1987 titled Andrews Property Public Hearing and those presented by the petitioner labeled Exhibits 1 through 12. Mr. Byrum submitted a copy of a title commitment from Stewart Title #S1076828 describing the property held in a trust #51932 for the owner. He stated this is a 60 acre parcel north of Route 83, northeast of Buffalo Grove Road zoned Industrial. They request it be rezoned to an R-8 PUD with special use for 217 townhome dwellings and approval of their preliminary plan with 2 variations. Mr. Star, of St. Charles, described several of the projects that they have built. Mr. Hernandez, of Mundelein, listed his qualifications and previous employment before joining Pulte. He noted the adjacent land uses, north Hidden Lakes Village, east the Highlands and the southeast corner unincorporated Lake County with a miscellaneous commercial use, south the Town Center development. The property is 60 acres with the bottom third planned 10 units to the acre and the top two thirds a PD-6 units per acre according to the old Comprehensive Plan. Recently the Comprehensive Plan was changed and this site shown as single family. It is flat but there are low land areas with existing marsh on them. There is a 5 acres of right-of-way that has to be dedicated for Buffalo Grove Road and Route 83 improvements. They would like to protect the existing marsh land. Foxhill Drive would be extended from its terminus in the Highlands to Buffalo Grove Road. Their plan shows a transitional land use between the south and the east bordering properties. The property to the north and south is compatible with their use. He referred to Exhibit #2, a land plan which he briefly reviewed pointing out the surrounding uses. They have tried to maximize the views on the marsh areas and minimize the impact on them. There are only 2 buildings backing up to the Highlands property. They have linked the marsh areas with open corridors. Buffering is provided on the east, west and south perimeters. There are only 3 cases where dwelling units will share a back yard and they have been heavily landscaped. The buildings have been stepped but the final configuration is subject to final engineering. The buffer against the Highlands is a minimum of 56' from the rear yard to the east property line. They have matched the detention on the northeast corner with the adjacent property. They have shown the connection to Hidden Lakes Village's lake but this could be eliminated without changing their plan. They will build a bridge if the lakes are connected. They have extended the bike path along that area from where it now ends out to Buffalo Grove Road extended. Four units will have building sides on Route 83. There are 36 guest parking spaces in addition to the off street parking. Most units have 2 car garages with only one model having a 1} car garage space. There are a few units that will have enough room to park two cars on their driveway behind each other. Everyone will own their lot. They have requested a reduction in the cul-de-sac width and this 5" will be applied to the back yards. Buffalo Grove Plan Commission Public Hearing - Page 2 February 4, 1987 Mr. McCallum reviewed the landscaping plan. Much of the current vegetation on the east property line will remain. They will cluster the trees in that area and this will be repeated on the west property line and on Route 83. He referred to Exhibit 3 depicting a typical 4 unit building's landscaping. The number of pieces for the typical landscaping plan will remain the same but the species will change. Mr. Standke of Naperville referred to Exhibit 4, front elevation of a typical 4 unit building, Exhibit 5 rear elevation and Exhibit 6 side elevation. All units will be built of brick with wood siding and skylights. They have tried to maximize the amount of light by using several window treatments. There are several standard features for each unit including ceramic foyers, baths, and upgraded appliances. The units will vary in size from 1,353 square feet up to 2,258 square feet over six models. They feel their units will appeal to couples having an income of over $50,000.00 without children or only one child. He then referred to Exhibits 6 and 7 which he passed out to the Commission describing the resale and current sale activity for homes of this type in the area. Their units should sell from $110,000.00 to $160,000.00 with a $10,000.00 per unit options package available. Mr. Ulatowski of Elmhurst stated the site will have city sewer and water. Their detention will be taken care of in the marsh areas or wet lands. Mr. Ulatowski referred to Exhibit 9, central marsh area, noting there will be an 8' deep moat around the outer edge of the marsh with a riprap edge. The center areas will be 1-1i'deep with 3' deep fingers extending into it. The islands will be throughout this center marsh area. He referred to Exhibit 10 showing a typical marsh island. The lakes will connect via a 4' diameter underground pipe that will remain half full at low water. Mr. McMullen, of Liverpool, New York, stated the wet lands will be supported by hydrophyte or wet plants. He referred to Exhibit 11, which he passed out to the Commission titled Lake and Marsh Report and reviewed. They will have aerators in the marsh. Guidelines will be developed for the homeowners regarding the care of their grass to insure they do not poison the marsh with chemicals. They will stock the lakes with green sun fish. He reviewed a slide presentation depicting the types of vegetation to be used in the marsh areas and around the site. Mr. Byrum reviewed the Financial Impact statement, Exhibit 12. He noted that after expenditures the Village should benefit $67,000.00 annually from this project. They are requesting a variation to the 15' minimum depth of the pond but would provide aeration. There will be a homeowner's association to maintain all of the lake areas, all of the common areas, all of the landscaping and berms, grass, landscaping in the lots, exterior of the buildings and provide for insurance of the buildings. Chairman Sheldon called a recess at 9:07 P.M. and reconvened the meeting at 9:16 P.M. Buffalo Grove Plan Commission Public Hearing - Page 3 February 4, 1987 I Chairman Sheldon announced that the Golf Course East item had been removed from the agenda. In response to questions from the Commission, Mr. Hernandez stated the association maintenance fee would run from $90.00 to $100.00 per month and approximately 50% of the units will have basements. The streets will be dedicated and built to Development Ordinance standards. They had looked at this piece in terms of single family detached but it was not economically feasible to build. Sidewalks will be all around the site on both sides of the street and on Route 83, including an 8' wide sidewalk on the east side of Buffalo Grove Road proposed. The basements will cost between $7,000.00 to $9,000.00. He quoted statistics regarding children this project would generate (3.860 K-5, 3.344 6-8 and 7.544 grades 9-12) . The heights of the units would be 28' . The basement elevations of the units will be above the normal water level of the lake. They will meet the compensatory storage and detention ordinance. The berm on Route 83 in the open space will be from 4' to 8' high. On Buffalo Grove Road the berm would run from 2' to 4' . The 4' marsh concept is approximately 3 or 4 years old as a design feature and has been utilized more in the east. It will probably take 3 years for it to be completely developed. The islands should develop the first year. There will be a soft edge around the islands which could be a mosquito production area. The fish will survive in the 8' waters without a problem. They are mosquito larve eaters. They have tentative approval from the Army Corp of Engineers for their marsh concept. Outside storage of garbage will be prohibited. The project should be built out within 2i to 3 years. The marsh area will be put in first along with the utilities. The utilities feed from the south. Mr. Winchell was concerned with the water flow. Mr. O'Connell was concerned with the marsh areas connecting with Hidden Lakes. Mr. Crowcheck, who ownes the 7.5 acres on Route 83, was concerned with the roadway system as proposed for his property, should it be developed, and the marsh area concept. Mr. Bronsley was concerned with the landscaping Mr. Bruno was concerned with the landscaping. Mrs. Iello liked the development and was glad to see it in Buffalo Grove. Mr. Constantine was concerned with the increased police and fire protection necessary for this site. Mr. Balling explained that the site would be serviced by an established police and fire district. Mr. Cohen stated this development will ultimately have a positive cash flow for District #102 but would not, for some years, be realized by the district. Chairman Sheldon closed the public hearing at 11:10 P.M. Respectfully submitted, Buffalo Grove Plan Commission Public Hearing - Page 4 February 4, 1987 /ti&lj jr6 K thleen Comer Recording Secretary APPROVED BY: ca60-- Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - Page 5 February 4, 1987 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Andrews Property (Pulte Homes) Development Ordinance Revisions Golf Course East February 4, 1987 Chairman Sheldon called the regular meeting to order at 11:11 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis - left the meeting at 11:29 Mr. Krug Mr. Musfeldt Mr. Rhodes Commissioners Absent: Mr. Gal Ms. Kaszubowski Mr. Katz Also Present: Mr. D. Star, President, Andrews Property Mr. P. Ulatowski, Engineer, Andrews Property Mr. J. McMullen, Environmental Spec. Andrews Prop. Mr. D. McCallum, Landscaper, Andrews Property Mr. T. Standke, Vice Pres. , Andrews Property Mr. C. Byrum, Attorney, Andrews Property Mr. T. Hernandez, Planner, Andrews Property Mr. O'Connell, Hidden Lakes Resident Mr. M. Crowcheck, Buffalo Grove Resident Mr. R. Bronsley, 117 Windland Ct. , Hidden Lakes Mr. E. Bruno, 670 Dunhill Dr. , Buffalo Grove Ms. J. Iello, 65 University, Buffalo Grove Mr. M. Constantine, 251 Ashland Ct. , B.G. Mr. W. Cohen, District 102 Representative Mr. W. Raysa, Village Attorney Mr. W. Balling, Village Manager Mr. R. Kuenkler, Village Engineer APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Davis and unanimously carried that the Plan Commis sion defer approval pp of the January 21, 1987 Regular Meeting and Public Hearing minutes until the next meeting. COMMITTEE & LIAISON REPORTS Commissioner Krug attended the February 2, 1987 Village Board meeting where the Highland Subdivision annexation agreement was discussed. The annexation had run out and the Board passed an ordinance reducing the zoning to R-1. Oak Creek Phase III was referred to the Plan Commission. ANDREWS PROPERTY Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board rezoning from I District to R-8 District with a PUD special use for preliminary plan approval in accordance with the petitioner's Exhibit II subject to: 1. Variation of the minimum 15' depth of the ponds but not to vary the requirement for aeration. 2. To allow 55' reduction on right-of-way as opposed to 60' . 3. Amendment of the petitioner's landscape plan to show trees in the parkway instead of staggering them. Discussion: In response to Commissioner Davis the motion was amended with Commissioners Goldspiel and Rhodes concurring to read "The Plan Commission not take the position of approving or disapproving alternating the trees and leave it to the Appearance Commission" to replace #3. In response to Commissioner Musfeldt the motion was amended with Commissioners Goldspiel and Rhodes concurring to delete the variation for the 55' right-of-way. Commissioner Musfeldt suggested the motion be amended to show the developer agreed to save any quality trees whenever possible. It was determined that the developer would do this and staff would monitor it so the motion was not amended. Commissioner Goldspiel was opposed to the plan and was concerned with the layout of the units being too close together. He felt this was the wrong use for this site, that a corporate headquarters would be a better use. He also felt the ecology could not be maintained. There would be an impact on the schools with this plan. Living with the marsh would be more adverse than if this were single family. Commissioner Davis felt a corporate headquarters would not be developed in this location. He did not feel the impact was that adverse to the school district. This development will add population to support the Town Center. Commissioner Goldspiel noted that the Town Center, as approved, does not depend on support from the area immediately surrounding it. Buffalo Grove Plan Commission Regular Meeting - Page 2 February 4, 1987 ii Mr. Raysa noted the piece on the west side between the west boundary line and Buffalo Grove Road will be right-of-way also. The sidewalks will be on easements where necessary. The bike path will be maintained by the homeowners association. Commissioner Rhodes was not in favor of multi-family in this location and was concerned with the maintenance of the marsh areas when the developer is gone. AYES: Commissioners Davis and Krug NAYES: Commissioners Goldspiel, Musfeldt and Rhodes ABSTAIN: None ABSENT: Commissioners Gal, Kaszubowski and Katz The motion failed 3 - 2. Commissioner Davis left the meeting. Chairman Sheldon announced that the Development Ordinance had been removed from the agenda. ADJOURNMENT Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:33 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting - Page 3 February 4, 1987