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1978-03-15 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Weiland Road Joint Venture (Henderson/Koch) Levitt/Wagner, Highland Point, Carley, Zoning Map March 15, 1978 Chairman Carl Genrich called the meeting to order at 7 :40 P .M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present : Chairman Genrich Mr . Harris Mr . Goldspiel Mr . Kandel Mrs . Force Mrs . Sheldon Mr . Capitel Commissioners Absent : Mr . Shields Also Present : Mr. Ted Henderson, Developer, Henderson/Koch Mr . Robert Harms, Henderson/Koch Mr . Richard Glauner, Henderson/Koch Mr. Harry Sleek, Levitt Mr . Bruce Johnston, Johnston & Assoc. , Levitt Mr. Jon Nelson, Johnston & Assoc . , Levitt Mr . Tex Guggemos, Std. Pacific, Highland Point Mr . Robert Cowhey, Cowhey & Assoc. , Carley Mr . Christopher Carley, Carley Mrs . Lyana Back, District 96 Mr . James Button, Prospective Member Mr . Stan Crosland, Park District Mr. John Marienthal, Trustee Mr . Greg Boysen, Village Engineer Mr. Bart Delaney, Planning Coordinator Mr . Tom Fennell, Dir. of Community Dev. Mr . Jim Truesdell, Staff Planner Chairman Genrich reported that Mr. Shields had informed Mr. Delaney that he would not be present at tonight ' s meeting. Approval of Minutes Commissioner Kandel moved to approve the minutes of March 1 subject to changes and corrections . Commissioner Force seconded the motion. Plan Commission R.M. 3/15/78 -2- The following corrections were made : Page 3, line 3 of first paragraph, change "depleted"to "deleted"; page 3, last sentence of second paragraph, after "what will inevitably be a . . . . " insert "commercial " ; page 6, paragraph 4, insert after the first sentence "Commissioner Force asked clarification of the density referring to the Zoning Ordinance, page 33, Section 5.4a, which says 'The units per acre being calculated on a gross acreage of the site . ' Does that mean entire site or residential part of the site? Discussion followed and Commissioner Harris and Mr. Fennell clarified that it was the acreage on the entire site in just residential " ; page 6, after item #1 insert, "Commissioner Harris asked a question pertaining to density calculations." ; page 3, paragraph 5, insert after first sentence, "Mr . Delaney stated that there was no difference in the buffer."; page 3, paragraph 6, in line 3 change "satisfactory" to "permissible " and in the same paragraph, last line, delete "satisfy the O&R restrictions . " and insert "be permitted under O&R restrictions . " Upon voice vote the motion carried that the minutes be approved. Weiland Road Joint Venture (Henderson/Koch) Chairman Genrich reviewed the four points listed in the minutes of March 1 that the developer was to comply with., Commissioner Harris stated that he does not agree with the developer ' s calculations on the density. The biggest discrepancy was on the recreation facilities. Mr . Henderson replied that they will end up with greater footage than indicated in these figures . They have been confirmed with the staff and do conform with the ordinance . Mr . Henderson stated that the design features provided for in the ordinance will be provided for in this PUD. Discussion followed. Mr . Fennell stated that he does not know how the quality of the design features can be determined at this point in time . Commissioner Kandel asked if the plan is approved and the developer falls short on the incentives, what recourse does the Village have? Mr . Fennell replied that he could be held to the incentives or suggest that one model of the building be removed or held in abeyance until some statement of the design is presented. He added that the only thing he has a problem with is the design feature . However, the will be done in three phases with each coming back for review, so there will be additional chances to look at it. In response to Commissioner Harris, Mr . Henderson stated that they are committed to building the trails and paving them. They will be eight feet wide . Plan Commission R.M. 3/15/78 v -3- Commissioner Force asked Mr . Henderson to clarify the units per acre they are asking for on the residential site . Mr . Henderson responded that they are proposing 174 units on 8 .71 acres. This equals 20 d.u. per acre in the multi-family/residential area. In response to Commissioner Harris, Mr . Crosland stated that until the Village Board has approved this and they have gone to final engineering, the exact square footage of the park land is unknown. He added that at the Park Board meeting of March 9 the Board indicated they would accept the concept as shown. Regarding the density, Commissioner Goldspiel felt the issue was not what was allowed, but what we want. Mr. Fennell stated that the standard R-9 would allow in excess of 20 units per acre . Commissioner Goldspiel asked Mr . Boysen whether the method of detention used by the developer is desirable . Mr . Boysen replied that swales could be desirable . However, if they are widely dispersed it may be hard to police them and make sure it is provided after a period of time . The detail of the detention plan would have to be seen. Using parking lots for detention is a problem, however . He wants to avoid this . At Chairman Genrich ' s request Mr . Fennell summarized the plan presented at the March 1 meeting. He stated that the detention has been increased at the southeast corner and a detention basin that is more than adequate has been provided. In addition, on this plan the developer has shown small detention areas . There are not required under the ordinance nor are they necessary. His personal thought would be to eliminate them because even though the detention basin is adequate, they could collect water . Mr . Boysen agreed. Commissioner Sheldon asked the developer if he would be agreeable to removing these and he replied that he would be . Commissioner Kandel moved to approved the Weiland Road Joint Venture Planned Development plan dated February 22, 1978, Exhibit #677-4, subject to : 1. A correction to the storm water retention plan to show only primary storm water detention area. 2. Should the incentive percentage be reduced, then a reduction in dwelling unit density should be made accordingly. Commissioner Harris seconded the motion. Commissioner Goldspiel was concerned about conflict with the town center and the density. Plan Commission R.M. 3/15/78 I -4- Commissioner Harris was concerned about opening this up to any uses under B-3 . He would like to restrict if from the gas station, in particular . Mr. Fennell replied that if the uses shown on the plan change, the developer will have to come back for approval . Mr, Henderson stated that it is their intention to come back to the Board for changes and notify them as the need arises. Mr. Delaney stated that the document he had distributed earlier lists B-1 uses plus funeral parlors . The Commission requested that this summary planning report regarding the Weiland Road Joint Venture dated January 2, 1978, and revised March 3, be made part of the list of exhibits in the Annexation Agreement, Chairman Genrich asked that the staff take care of this . It will also be made point #3 in the motion and read as follows : 3 . Uses in the commercial area would be limited to uses permitted in B-1 plus an undertaking establishment. The following vote was taken on the motion : Commissioner Harris yes Commissioner Force no Commissioner Goldspiel no Commissioner Sheldon yes Commissioner Kandel yes Commissioner Capitel no Chairman Genrich yes The motion carried. Levitt/Wagner Mr. Sleek reviewed his letter to the Plan Commission, attention Carl Genrich, dated March 15. The letter states the zoning is R-9 PUD. It states that the approved plan calls for 304 units on a 63 acre site . They are not requesting any change in the zoning classification, nor any variations therefrom. Attached to the letter is a table listing the approved specifics and the proposed ones . Mr . Johnston presented an aerial photograph which showed the subject site outlined in red. Aptakisic Road is the north boundary. To the south are Green Knolls and Camelot with Lake County agricultural on the east and Long Grove to the west zona1R-2. Attached to the aerial photograph was an overlay showing the character of the development surrounding the subject site . It is generally R-5 single-family. Also shown on this was the road system. Mr. Johnston went on to state that they propose to continue Brandywyn up to Aptakisic Road. This will be the main collector street from Plan Commission R.M. 3/15/78 I I I I i i -5- Busch Road until such time as Buffalo Grove Road is developed. The bike path from Camelot is extended westerly into the proposed school site . There is also an east-west bike path connection on the north end of the property. Mr . Johnston stated that they propose to build 182 duplex units on the 62 .99 acres . The density is 2 .89 units per acre . The development to the south is of a higher density. The major site feature is Aptakisic Creek. This comprises the majority of the open space . `.J Brandywyn will be continued with a 68 ' right-of-way. The 35 ' pavement back of curb will also be continued. They are trying to break up the street scape by having side-swing driveways on the cul-de-sacs . In the northeast corner of the site is a 11/2 acre well site . At the northwest corner is a church site which is 21/2 acres. The balance is either open space or school site, part of which is a five-year detention basin along the flood plain. Also depicted on the plat shown was the 100-year storm flood plain. The 11 acre school site is different than shown on the approved plan because Brandywyn is located differently. The school site still generates about a 32 acre area above the 100-year flood plain. There are also six lots in the Camelot development that will be part of the school site . Mr. Johnston reviewed the general information listed on the plan. The turning area of the cul-de-sacs would have a 60 ' radius with a 432 ' radius to the back of the curb. There will be landscaped islands in the center. Mr . Johnston showed elevations of the proposed units . There will be four unit types; two two-story, one split-level and a ranch. Mr . Johnston distributed the USGS map showing the flood plain. Regarding the Park District donation, Mr. Sleek stated that the donation will be a combination of the park site and school site . The actual ownership will be determined by the Village . Mr. Truesdell reviewed the information he had distributed earlier comparing the statistics between the approved and proposed plan. Mr . Sleek reviewed the approved plan and stated that the school site was done after the plan was approved so it is not shown on it. Mrs . Lyana Back, District 96, stated that the dimension of the school site as shown on the proposed plan is different than agreed upon by the school board. On the proposed plan they have added the street and four lots and made up for this loss by extending the north boundary into the 5-year flood plain. The school board does not want this . The Village presently is holding the deed for the school Plan Commission R.M. 3/15/78 �� r -6- site but it has not been officially accepted. She added that the bike path may have to be adjusted because of the location of the parking lot. Mr. Marienthal stated that the Village does have the deed for the land showing the original boundaries . When it came before the Board the Village Attorney recommended that some of the wordage be changed so it has not been acted upon as yet. Mr . Fennell stated that the Village had asked about putting the street through the school site and talked to members of the school district. They did not think there would be any problems with this . The lots, however, `„/ were put in by the developer. The majority of the commissioners agreed that they could not act any further on this plan until the deed for the school land had been formally accepted and the plan revised according to what is agreed upon by the Village, school district and developer with regard to the four lots and street. Chairman Genrich polled the Commission regarding whether or not Brandywyn should go through. They all agreed that is should. Commissioner Kandel asked Mrs . Back to ask the school board if lots 1-4 were eliminated and the road left in, would the school district be amenable to accepting the balance of the donation in cash. She ,1said she would. (� }� \ (� ''." J } } 3RA:4, CA.O-_LL, r, a -but 1��tt4 C, ,-,-,t'rnj{_41,,z`ry Qn . k,,,U 3„,„ Q.u, �s"} �0.: t &kL utliI' Commissioner Capitel moved that the Plan Commission '±ecommendVto the Village Board that they consider the deed that they have in their (4 possession from Levitt Residential regarding the school site and Id tikwhile making that consideration, they take into consideration the tt Plan Commission recommendation that a north-south street should go .air„ through the area connecting up through Camelot and linking up with )�A" ` Busch Road. Commissioner Sheldon seconded the motion. The vote � n was as follows : n . . C 12 L, (20-rainviA4m4ti Commissioner Harris yes Commissioner Force yes Commissioner Goldspiel no Commissioner Sheldon yes Commissioner Kandel yes Commissioner Capitel yes The motion carried. This development was referred back to the Village Board. L., Highland Point e Kandelmoved thattherecommend Commissioner Plan Commission to the Village Board the approval of the Highland Point Units 4, 5, 1 and 6 Plat of Subdivision (Exhibit #630-20) . Commissioner Harris seconded the motion. Plan Commission R.M. 3/15/78 -7- Commissioner Goldspiel asked if the lots were checked out with regard to square footage . Mr. Guggemos replied that they conform and exceed. Commissioner Goldspiel stated that in Unit 6 the street is shown as both Highland Grove Drive and Highland Drive . Mr . Guggemos replied that it should be Highland Grove Drive and had this corrected. The vote on the motion was as follows : Commissioner Harris yes Commissioner Force yes Commissioner Goldspiel no Commissioner Sheldon yes Commissioner Kandel yes Commissioner Capitel yes The motion carried. Carley Commissioner Harris moved that the Plan Commission recommend to the Village Board the approval of the Preliminary Plat of the Carley Subdivision dated May 31, 1977, and revised October 27, 1977, Exhibit #105-4, subject to the addition of note indicating the width of the sidewalks . Commissioner Kandel seconded the motion. The vote was : Commissioner Harris yes Commissioner Force yes Commissioner Goldspiel no Commissioner Sheldon yes Commissioner Kandel yes Commissioner Capitel yes The motion carried. Commissioner Goldspiel objected to the procedure of approval of the preliminary plat. He asked that the staff rethink this and the requirement for it and if they feel it is necessary, provide the Plan Commission with a memo as to why it is necessary. Zoning Map Mr. Delaney reviewed the Zoning Map and changes made on it. Chairman Genrich stated that the single-family portion of the Crossings was to have been rezoned from R-1 to R-6 after it was developed and this has not been done . He asked that the ZBA be notified of this and be asked to consider it. Plan Commission R.M. 3/15/78 -8- Commissioner Force moved that the Plan Commission recommend that the Village Board approve the Village of Buffalo Grove Zoning Map dated March 15, 1978, subject to the following corrections : 1. Show the proper designation of the well site in Ridgewood. 2 . Show the proper delineation of Cambridge park. (Does it connect to Buffalo Grove Road?) Commissioner Kandel seconded the motion and upon vote carried unanimously. Appointment of New Plan Commission Member Commissioner Force made a motion to recommend to the Village Board the appointment of James Button to the Plan Commission for a term of one year, through April 30, 1979. Commissioner Sheldon seconded the motion and upon vote it carried unanimously. Adjournment The motion was made and seconded that the meeting adjourn. The motion carried and the meeting adjourned at 11 :20 P.M. Respectfully submitted, I � Linda Isonhart Recording Secretary APPROVED: Carl Genrich, Chairman