1987-07-15 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Petition to the Village of Buffalo Grove for Preliminary Plan
Approval AND AN AMENDMENT TO A Planned Unit Development (P.U.D.) Agreement
in an R-9 P.U.D. Zoning District with the following variations requested:
DEVELOPMENT ORDINANCE - 16.50.080.A.1. (waive sidewalk requirement on both
sides of public streets) and 16.50.070.D.2. (29 foot right-of-way instead of
60 foot) .
Subject Property: The approximately 7.22 acre parcel of land located south
of Old Oak Drive just east of Kilmer School.
Project Name: Villas of Oak Creek (Oak Creek III)
July 15, 1987
Chairman Sheldon called the public hearing to order at 7:35 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Ms. Silz
Mr. Lundine
Commissioners Absent: Mr. Krug
Mr. Katz
Also Present: Mr. E. Schwartz, Developer, Villas of Oak Creek
Mr. L. Freedman, Attorney, Villas of Oak Creek
Mr. C. Gent, Planner, Villas of Oak Creek
Mrs. Zeller, 101 Old Oak Drive, Buffalo Grove
Mr. Kowaleski, 101 Old Oak Drive, Buffalo Grove
Ms. M. Kowalski, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. R. Pfeil, Village 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. Schwartz, Freedman and Gent
The exhibits were those contained Mr. Pfeil's July 10, 1987 memo to the Plan
Commission titled Villas of Oak Creek (Oak Creek III) Public Hearing
Preliminary Plan and Petitioner's Exhibits H, I and J.
Mr. Freedman reviewed the reason for the second public hearing. He stated
that since most of the people present had already heard their presentation
they would only give a brief review. The site will have 56 units contained
in 4 buildings of 6 or 8 units.
Mr. Gent, with the aid of Exhibit H, briefly reviewed the site plan. He
noted total parking was 169 spaces or 3.2 spaces per unit and on this plan
they have included 30 parking spaces increasing the figure to 3.45 spaces per
unit. A sidewalk will be added on Old Oak Drive and they have continued the 3
sidewalks that dead end on the property now. There is 23' between the
sidewalk and the front of the garage. The right-of-way is 27' as is the back
of curb. The cul-de-sac is 44' radius which is also the back of right-or-way
as well as the back of curb. Along the park areas they have added 3 benches.
With the aid of Exhibit I he showed the parking landscape buffer.
Mr. Schwartz, with the aid of Exhibit J, reviewed the types of buildings.
They will range from 1,100 to 1,700 square feet and sell between $90,000 and
$135,000. The ranches will have one car garages and the townhomes will have
2 car garages. The colors of the materials will match with the types of
other typical buildings around the site.
Mr. Gent passed out a landscape plan depicting the benches to be located in
the green area next to the lake.
Mr. Freedman noted that the conversion of the land bank parking would be
determined by village authorities at the time of completion. If it was
needed the builder would construct the parking lot at that time. They do not
want to bond for this.
Mrs. Zeller was concerned about the sidewalks, landscaping, pets and with
people using their site as a cut through.
Mr. Kowaleski was concerned with buffering parking of the arkin lots from their
site.
Mr. Pfeil, regarding the publishing of the hearing, stated this was published
for a variation of 29' and there was no revised site plan showing the 27' at
that time.
Mr. Gent stated that the Exhibits were: A the original plan, H was the new
plan, B was the elevation of the buildings, C through E were floor plans, F
was the approved plan for the site, G was an aerial photograph, I was the
landscaping buffer, J was the condensed architectural plans for the Villas of
Oak Creek.
The disclosures of shareholders and beneficiaries would have to be submitted
to the village before this plan goes to the Village Board according to Mr.
Pfeil.
\../ Mr. Kowaleski noted that Buildings 2 and 3 maintain the pond. The pond on
this site will be this developers responsibility and he requested he install
a fountain. There was one on site but it has been removed.
Buffalo Grove Plan Commission
Public Hearing - Page 2
July 15 1987 _
Chairman Sheldon closed the public hearing at 8:19 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
;411AQ Cry C
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing - Page 3
July 15. 1987
f
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Villas of Oak Creek
Lot 9006, Villas of Buffalo Creek
Grove Terrace
Woodlands at Fiore
July 15, 1987
Chairman Sheldon called the regular meeting to order at 9:11 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis - left at 10:13 P.M.
Mr. Musfeldt
Mr. Rhodes
Ms. Silz
Mr. Lundine
Commissioners Absent: Mr. Krug
Mr. Katz
Also Present: Mr. E. Schwartz, Developer, Villas of Oak Creek
Mr. L. Freedman, Attorney, Villas of Oak Creek
Mr. C. Gent, Planner, Villas of Oak Creek
Ms. M. Kowalski, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. R. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, to approve
the Public Hearing Meeting minutes of July 1, 1987 as amended. Approval was
unanimous in favor with Commissioner Davis abstaining and the motion passed.
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, to approve
the Regular Meeting minutes of July 1, 1987 as amended. Approval was
unanimous in favor with Commissioner Davis abstaining and the motion passed.
COMMITTEE & LIAISON REPORTS
Commissioner Goldspiel attended the July 13, 1987 Village Board meeting where
the master traffic plan for Buffalo Grove was presented and adopted as part
of the Comprehensive Plan. The final plat of Cherbourg was approved. The
furniture store and the federal express office in the Buffalo Grove Business
Park expansion were referred to the Commission.
Chairman Sheldon requested that when a plan comes to the Commission that the
staff submit any information concerning traffic, easements, etc. , that the
Commission should integrate into that plan.
VILLAS OF OAK CREEK
Moved by Commissioner Goldspiel seconded by Commissioner Musfeldt that the
Plan Commission recommend to the Village Board approval of Villas of Oak
Creek in accordance with Exhibits H, I and J at the public hearing in
accordance with the PUD agreement to waive sidewalks on both sides of the
eastern cul-de-sacs which would be a public street and to waive the sidewalk
requirements on the one side of the western cul-de-sacs but to have a 4'
carriage walk on the east side of the western cul-de-sacs and to allow a 27'
back to back right-of-way in lieu of a 60' right-of-way next to the
cul-de-sacs.
The motion was amended by Commissioner Goldspiel, with Commissioner Musfeldt
concurring to read:
Subject to:
1. Provision of more landscaping on the south part of the eastern boundary
to be approved by the Appearance Commission.
2. Inclusion of provision for creating parking lots on the land bank
in the event they are necessary.
3. Resolution of this developer's share of maintenance of the pond.
4. Approval of the townhome covenants by the village.
5. Provision in the development improvement agreement construction of
up to 29 additional parking spaces in the land bank area as deemed
necessary by the village prior to release of the bond and prior to
completion of the last unit.
AYES: Commissioners Goldspiel, Davis, Musfeldt, Rhodes, Silz and Lundine
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Krug and Katz
The motion passed 6 - 0.
LOT 9006, VILLAS OF BUFFALO CREEK
Mr. Pfeil noted the master plan indicated single family for this site and it
is in compliance with that.
Moved by Commissioner Musfeldt, seconded by Commissioner Lundine that the
Plan Commission recommend to the Village Board approval of Lot 9006, Villas
of Buffalo Creek Unit 1 revised July 13, 1987 subject to:
Buffalo Grove Plan Commission
Regular Meeting - Page 2
July 15, 1987
1. Engineering resolution of the water which may or does occur
standing in Lots 1 or 2 and on the surrounding areas.
2. Resolution of the flooding of the bike bath.
3. Recommend that the ZBA entertain a variation in the 35' setback
requirement, a variation of 1' to 2' be permitted at the southeast
corner of the building to be constructed in Lot 1.
4. Recommend that the current ordinance be followed regarding a fence
along the bike path system, that fence would be other than an
opaque fence.
Discussion:
Commissioner Goldspiel noted this is a very crucial part of the bike path
system in the Village. He did not approve of allowing the bike path and a
sewer easement in a back yard. This is not good planning. He felt the site
should be developed as a single lot or smaller homes that would allow greater
space for the bike path. He was opposed to this site. The bike path should
be dedicated instead of an easement. This plan was presented to the village
staff today and they did not have time to review it. He did not want to take
action on this because of lack of staff review.
Mr. Schwartz stated this plan is in response to staff comments.
Mr. Pfeil noted that only Mr. Kuenkler and himself have reviewed this plan
and he was not sure that anyone else needed to see it.
AYES: Commissioners Davis, Rhodes, Silz and Lundine
NAYES: Commissioners Goldspiel and Musfeldt
ABSTAIN: None
ABSENT: Commissioners Krug and Katz
The motion passed 4 - 2.
Commissioner Davis left the meeting.
GROVE TERRACE
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of Grove Terrace
Subdividion, Lot 1, land surveyors date June 18, 1987.
Discussion:
Mr. Kuenkler had reviewed the plan, it closes, the monuments are there and he
recommends approval.
The motion was amended by Commissioner Goldspiel and Commissioner Rhodes
concurred that it was subject to a date being added.
Buffalo Grove Plan Commission
Regular Meeting - Page 3
July 15. 1987
AYES: Commissioners Goldspiel, Musfeldt, Rhodes, Lundine and Silz
NAYES: None
ABSTAIN: None
ABSENT: Davis, Krug and Katz
The motion 5 - 0.
WOODLANDS AT FIORE
Chairman Sheldon turned over the Chairman's seat to Commissioner Goldspiel
because of a possible conflict of interest.
Moved by Commissioner Musfeldt seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of the final plat of
Woodlands at Fiore Unit 5 dated July 9, 1987.
Discussion:
Mr. Kuenkler had reviewed the plan, it closes, the monuments are there and he
recommends approval.
AYES: Commissioners Goldspiel, Musfeldt, Rhodes, Lundine and Silz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Davis, Krug and Katz
The motion passed 5 - 0.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of the final plat of
Woodlands at Fiore Unit 7 dated July 9, 1987.
Discussion:
Mr. Kuenkler had reviewed the plan, it closes, the monuments are there and he
recommends approval.
AYES: Commissioners Goldspiel, Musfeldt, Rhodes, Silz and Lundine
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Davis, Krug and Katz
The motion passed 5 - 0.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of the final plat
of Woodlands at Fiore Unit 8 dated July 9, 1987.
Discussion:
Mr. Kuenkler had reviewed the plan, it closes, the monuments are there and he
recommends approval.
Buffalo Grove Plan Commission
Regular Meeting - Page jills_ 15, 1987
1
AYES: Commissioners Goldspiel, Musfeldt, Rhodes, Silz and Lundine
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Davis, Krug and Katz
The motion passed 5 - 0.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of the final plat of
Woodlands at Fiore Unit 9 dated July 9, 1987.
AYES: Commissioners Goldspiel, Musfeldt, Rhodes, Silz and Lundine
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Davis, Krug and Katz
The motion passed 5 - 0.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of the final plat of
Woodlands at Fiore Unit 12 dated June 30, 1987.
Discussion:
Mr. Kuenkler had reviewed the plan, it closes, the monuments are there and he
recommends approval.
AYES: Commissioners Goldspiel, Musfeldt, Rhodes, Silz and Lundine
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Davis, Katz and Krug
The motion 5 - 0.
Chairman Sheldon returned to the dias. She noted she had a meeting with
staff and Mr. Otis on the Crossings Development. There will be a workshop on
August 5, 1987 and a public hearing on September 2, 1987.
Quorum was reviewed for the July 22, 1987 and July 29, 1987 meetings.
Buffalo Grove Plan Commission
Regular Meeting - Page 5
July 15, 1987
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Lundine, and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 10:35 P.M.
Respectfully submitted,
K thleen Comer
Recording Secretary
APPROVED BY:
ia0
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting - Page 6
July_15, 1987
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Subject: Petition to the Village of Buffalo Grove for Preliminary Plan
Approval and an amendment to a Planned Unit Development (P.U.D.) Agreement
in an R-7 P.U.D. District.
Subject Property: Approximately 1525/1535 Brandywyn Lane, Buffalo Grove.
Project Name: Re-subdivision of Lot 9006
July 15, 1987
Chairman Sheldon called the public hearing to order at 8:00 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Ms. Silz
Mr. Lundine
Commissioners Absent: Mr. Krug
Mr. Katz
Also Present: Mr. E. Schwartz, Developer, Villas of Oak Creek
Mr. L. Freedman, Attorney, Villas of Oak Creek
Mr. C. Gent, Planner, Villas of Oak Creek
Mrs. Zeller, 101 Old Oak Drive, Buffalo Grove
Mr. Kowaleski, 101 Old Oak Drive, Buffalo Grove
Ms. P. Kramer, Brandywyn, Buffalo Grove
Mr. S. Kohen, 521 Brandywyn, Buffalo Grove
Mr. D. Burry, 620 Carriage Drive, Buffalo Grove
Ms. M. Kowalski, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. R. Pfeil, Village 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. Schwartz, Freedman and Gent
The exhibits were those contained Mr. Pfeil's July 15, 1987 memo to the Plan
Commission titled Lot 9006, Villas of Buffalo Creek Unit 1 Revised
Preliminary Plan.
Chairman Sheldon noted that a revised plan was given to the Commission this
evening.
Mr. Raysa stated this is not a substantial change to the plan and it could be
heard this evening.
Mr. Schwartz noted the site is currently owned by District #96. They were
informed that there was a sewer approximately 18' in and they added an
easement of 30' on the south side of the property. They are indicating a 49'
easement for the sewer. They have proposed a 15' easement for each of the 2
bike paths. This will have 15' on one side of the site and 49' sewer
easement on the other. They have indicated 2 homes on the site. Each lot is
in excess of the 11,000 square foot.
Mr.Pfeil noted there is a concern about the rear yard on Lot 1 that many need
a 2' variation of the rear yard setback.
Mr. Schwartz noted there is a 2' encroachment on the back yard according
to the ordinance. He explained how they set their home on that lot. The homes
are 2,400 square feet and 2,600 square feet costing approximately $180,000.
The bike path would be on an easement and within 1' to 2' of the home.
Commissioner Goldspiel was concerned with breaking up the green corridor,
this site is the entrance to it. He cannot see approving a subdivision where
someone's entire back yard is in a sewer easement.
Chairman Sheldon read a letter from John and Fran Whitten dated July 15, 1987
directed to the Buffalo Grove Board submitted because they were unable to
attend the meeting to voice their concerns.
Ms. Kramer pointed out where the bike path floods.
Mr. Kohen was concerned with the bike path flooding.
Mr. Schwartz stated they are willing to do whatever the Village requires
regarding the flooding situation.
Mr. Burry thanked the Village for being invited to speak but was concerned
with the development lowering property values and blocking the view with a
fence.
Mr. Raysa noted that if this fence meets the code it will not go to any other
board for a variation hearing.
Chairman Sheldon closed the public hearing at 8:57 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
®` Buffalo Grove Plan Commission
Public Hearing - Page 2
July 15. 1987