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1987-06-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Petition to the Village of Buffalo Grove for Preliminary Plan Approval 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 private streets; and 16.50.070.D.2 (29 foot right-of-way instead of 60 foot) . SUBJECT PROPERTY: Approximately 7.22 acres south of Old Oak Drive just east of Kilmer School. June 17, 1987 Chairman Sheldon called the public hearing to order at 7:33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Musfeldt Mr. Rhodes Mr. Katz Ms. Silz Mr. Lundine Commissioners Absent: Mr. Krug Also Present: Mr. E. Schwartz, Developer, Oak Creek III Mr. L. Freedman, Attorney, Oak Creek III Mr. C. Gentz, Planner, Oak Creek III Mr. Wyner, 250 Old Oak Drive, Buffalo Grove Ms. R. Alden, 51 Old Oak Drive, Buffalo Grove Mr. W. Erwin, 190 Old Oak Drive, Buffalo Grove Mr. E. Kowaleski, 101 Old Oak Drive, Buffalo Grove Ms. A. Rosenmeyer, 130 Old Oak Drive, Buffalo Grove Ms. E. Frisman, 101 Old Oak Drive, Buffalo Grove Mr. D. Harris, 51 Old Oak Drive, Buffalo Grove Ms. M. Kowalski, Village Trustee Mr. W. Reid, 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 Gentz. The exhibits were those contained in Mr. Pfeil's June 12, 1987 memo to the Plan Commission titled Villas of Oak Creek - Phase III Preliminary Plan Public Hearing along with Petitioners Exhibits A, B, C, D, E, F, G and H. Mr. Freedman stated this is the last phase of Oak Creek and is zoned R-9. It was previously approved for 120 apartments. They plan to develop it with 56 units. Mr. Gentz reviewed Exhibit A, Land Plan, stating each unit has a 1 or 2 car garage and space for additional parking in the driveway. Total parking is 169 spaces. They will continue the sidewalk on Old Oak Drive to Kilmer School. They will also continue the sidewalk on the south of the property into the western cul-de-sacs. Pavement covers 12%, 17% is covered by building and 61% is open space. Mr. Schwartz stated the site will be a combination of townhomes and flats. The townhomes will have 2 car garages with 2.5 baths and the flats will have 2 bedrooms, 2 baths and one car garages. The sizes will vary from 1,100 to 1,700 square feet. The prices range from $90,000 to $135,000. He then reviewed floor plans of the units with the aid of Exhibits C, D and E. With the aid of Exhibit F he reviewed the previously approved plan. Mr. Freedmen referred to Exhibit G, the aerial photo. There will be no rental flats, this will be condominiums. They are reducing the density over 56%. Exhibit H, the engineering plan was reviewed. The detention will remain as on the original plan. The streets will be built to Village ordinances. The only variation would be in the width of the right-of-way. The rest of the Oak Creek development has public streets with a reduced right-of-way. Commissioner Davis would like to see sidewalks on one side of the street. He asked if a fiscal impact study has beendone concerning the development. Mr. Pfeil stated this type of development would probably be a positive fiscal impact on the Village. The developer exceeds the parking requirement of the zoning ordinance. Mr. Freedmen noted they do not anticipate street traffic around the circle. The units will not have basements. The old engineering plan was dated September 1, 1978. Mr. Raysa did not know if there was anything in the annexation agreement that states the zoning would revert if not built by a certain time. Mr. Schwartz noted the eastern cul-de-sacs provides for 2 way parking. The Association fee probably would be $60.00 a month. These are individual units and the fee is to cover the exterior, there are no common elements. They would be built of brick and aluminum siding with asphalt shingle roofs. The detention pond exists. Commissioner Rhodes was concerned with the parking. Mr. Schwartz noted all of the donations were made with the previously built phases. The back yards have a 35' setback at the smallest point. They have not planned to install benches near the pond but would consider them. The long cul-de-sacs is 260' . Mr. Wyner, 250 Old Oak Drive was concerned with the parking. He felt that with no basements residents will store in their garages and this will take up parking spaces. Buffalo Grove Plan Commission __P_u1zlc_Hear -ing Page _2 Ms. Ruth Alden, 51 Old Oak Drive was concerned with the parking. Mr. Bill Erwin, 190 Old Oak was concerned with the construction traffic coming down their main street. The developer will work with staff to ease the impact on the streets from the construction traffic. Mr. Ed Kowaleski, 101 Old Oak Drive was concerned with construction traffic, parking and landscaping. Mr. Raysa was directed to see how the Village would be able to keep people that are not homeowners from fishing in the pond. He stated that non residents fishing in the pond are trespassers and the police should be called. Mr. Erwin will speak to the Village engineer regarding the street expansion and heavy equipment going by Building 5 on their site that is having a structural problem. Ann Rosenmeyer, 130 Old Oak explained the problems with construction traffic when buildings in her area were being built. Ms. Betty Frisman, 101 Old Oak was concerned with construction traffic. Mr. Dan Harris, 51 Old Oak was concerned with parking Chairman Sheldon closed the public hearing at 8:48 P.M. Respectfully submitted, 40f-belt"215L-7,teit".-' Kathleen Comer Recording Secretary APPROVED BY: N;e414=0•Ca.- e)C--/-4ae4"-- Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - Page 3 June 17s_ 1987 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Villas of Oak Creek - Phase III - Preliminary Plan Bentley Place (Lot 2 Nordon Development Subdivision) Dojutrek Subdivision - Final Plat Old Farm Village Unit 9 - Final Plat June 17, 1987 Chairman Sheldon called the regular meeting to order at 9:04 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Musfeldt Mr. Rhodes Ms. Silz Mr. Lundine Commissioners Absent: Mr. Krug Mr. Katz Also Present: Mr. E. Schwartz, Developer, Oak Creek III Mr. L. Freedman, Attorney, Oak Creek III Mr. C. Gent, Planner, Oak Creek III Mr. R. Manhard, Engineer, Bentley Place Mr. W. Sauthoff, Developer, Bentley Place Mr. T. Shannon, Planner, Bentley Place Mr. & Mrs. Dojutrek, Dojutrek Property Ms. M. Kowalski, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. W. Reid, Village Trustee Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Ms. Silz attended the June 15, 1987 Village Board meeting. The Village will pay $2,500 for 3 studies concerning the Crossings Commercial development. These studies will be made available to the Commission when they are given to the Trustees and should be completed by June 30, 1987. The University Court flooding situation was discussed. The Highlands school site was discussed. The Zale site (Glauner) , north of Aptakisic and Brandywyn, was discussed and the Commission will be reviewing it. Chairman Sheldon referred to the Village traffic study passed out to the Commission at this meeting. She stated at the recommendation of Mr. Raysa, the agenda's order will be changed to review the last two items first. DOJUTREK FINAL PLAT Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board the final plat of subdivision of the Dojutrek Subdivision as shown on the Final Plat dated June 15, 1987 subject to: 1. Addition of a date 2. Depiction of concrete monuments on all lot corners 3. Depiction of angles 4. Depiction of ingress, egress and sanitary sewer for the benefit of Lot 1 5. Depiction of graphic scale 6. Depiction of Northern Illinois Gas for an easement rather than Illinois Gas 7. Depiction of total acreage 8. Depiction of building setback lines along Route 83. Discussion: Mr. Kuenkler found the plat to be in order and it closes. AYES: Goldspiel, Davis, Musfeldt, Rhodes, Silz, Lundine NAYES: None ABSTAIN: None ABSENT: Katz and Krug The motion unanimously passed. OLD FARM VILLAGE UNIT IX 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 Old Farm Village Unit IX dated June 8, 1987. Discussion: Mr. Kuenkler found the plat to be in order and it closes. AYES: Goldspiel, Davis, Musfeldt, Rhodes, Silz, Lundine NAYES: None ABSTAIN: None ABSENT: Katz and Krug Buffalo Grove Plan Com mission Regular Meeting - Page 2 June_ 17 1987 The motion unanimously passed. OAK CREEK III Mr. Raysa stated if there was incorrect notice for the Oak Creek III public hearing, it would have to be rescheduled. But he could not confirm this tonight. The Commission could vote subject to proper notice. Mr. Freedman suggested that the Commission take action on the development subject to proper notice. He recommended it be indicated that this matter not go to the Village Board until proper notice has been established. If the notice was improper, then another hearing would be called. Chairman Sheldon suggested the Commission discuss the plan and give the developer and staff direction. Staff was directed to look into construction traffic, weight of trucks on public streets and submit suggestions to ease this situation. Commissioner Musfeldt would like sidewalks down one side of the long cul-de-sacs. The sidewalks from the Arbors could be connected up with this system. Commissioner Silz would like to see benches around the pond. Mr. Freedman noted that something could be put in the covenant stating that if additional parking is needed, they could put asphalt in the green area near the pond to accommodate it. They will submit a line of site for the bermed area. Mr. Raysa would need a disclosure of shareholders and beneficiaries of the land trust. 1 BENTLEY PLACE Mr. Shannon noted this is a 6 acre parcel on Weiland Road, 400' south of Busch Road. The property north has been approved for a commercial shopping area, to the west and around the south is an existing drainage easement. The property fronts on Weiland Road. This was part of a PUD enacted 10 years ago. It was zoned R-9 for 120 apartments. It has been reverted back and they are requesting R-8 with 42 town homes. They will all have 2 car garages and 2 outside parking spaces. They have asked for a variation of a 27' right-of-way and elimination of sidewalks. The units will have one and two stories and will have brick and aluminum siding of a traditional nature. The \./ prices will range from $100,000 to $130,000 and units will be 1,300 to 1,600 square feet. It is similar to Kensington Place in Downers Grove. Based on their experience they will have empty nesters in their site. There is no guest parking shown but they do have room for some. They will provide a sidewalk on Weiland Road. The Commission suggested that sidewalks should be incorporated into the plan. Mr. Kuenkler stated this was originally zoned R-9 120 units and reverted to R-1. Buffalo Grove Plan Commission Regular Meeting - Page 3 June _17._19.87 _____ The Commission would like some information about the traffic at Busch and Weiland Roads from the Village traffic consultant. They would like to see an aerial. Commissioner Musfeldt and Rhodes felt multi-family might not be proper here and single family would be more in line with the mix for the Village. Commissioner Lundine and Davis would like to see this multi-family. The developer would have to contact the County to see if they could get 2 entrances on Weiland Road. If theyare onlyallowed one theywould have to come back with a plan showing emergency access. Mr. Raysa would need to see certificates of shareholders of the corporation and the land trust for regular legal on all documents. There is no Lot 2 as shown. There is a Lot 1. ADJOURNMENT Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:45 P.M. Respectfully submitted, athleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting - Page 4 June_17. 1987_