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
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K thleen Comer
Recording Secretary
APPROVED BY:
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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