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1995-02-15 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION February 15, 1995 The Wilkins Property, west side of Prairie Road adjoining the Carlyle Subdivision - Proposed Annexation with R-3 Zoning and approval of a Preliminary Plan for seven single-family lots - Workshop #1 Regulation of Amusement Devices -- Workshop #2 Community Planning Issues -- Discussion Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: None Also present: Mr. Scott Inbinder, Indevco Inc. Mr. Richard Burton, Land Consultants Mr. Don Fielding, Charles Greengard Associates Inc. Mr. Harold Jacobs, Attorney Mr. Harlan Miller, Kogan Development Mr. John Marienthal, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Krug to approve the minutes of the public hearing and regular meeting of February 1, 1995. Commissioner Berman noted a correction on page 3 of the public hearing. Chairman Goldspiel noted a correction on page 5 of the public hearing. Chairman Goldspiel asked that paragraph 2, page 4 of the regular meeting be checked for accuracy. Commissioner Krug asked for a correction on page 11 of the regular minutes. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioner Howard abstaining. Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Krug said he was unable to attend the Village Board meeting of February 13, 1995. Mr. Pfeil noted the following items that were discussed by the Village Board: 1. Checker Drive speed limit was reduced to 25 mph and signage will be installed at the Busch Road intersection with Checker Drive stating "local traffic only" . There may also be some modification to the traffic signals on Route 83 and Busch to try allocate more green light time to turns onto Route 83 and less time for through traffic entering Checker Drive. Signs will also be installed on northbound Arlington Heights Road prohibiting right turns onto Checker Drive in the morning peak traffic period. 2 . Ordinance requiring bike helmets to be worn by children was not approved, but the Village Board will consider a resolution at the next meeting. THE WILKINS PROPERTY, WEST SIDE OF PRAIRIE ROAD ADJOINING THE CARLYLE SUBDIVISION - PROPOSED ANNEXATION WITH R-3 ZONING -- WORKSHOP #1 Mr. Scott Inbinder of Indevco stated the 2.7-acre parcel is currently zoned Estate by Lake County and they are proposing to build 7 single family home sites on the property with an average lot size of 12,720 feet. He stated that variations to allow 30 feet for rear yards instead of 40 feet for all of the lots and 25-foot front yards instead of 30 feet for two of the seven lots are requested. Mr. Inbinder stated the R-3 zoning is relatively consistent with all surrounding uses. Mr. Richard Burton of Land Consultants Inc. stated the parcel is bounded on all four sides by Buffalo Grove. To the east is the Town and Country project, to the north is the Woodlands at Fiore and to the west and south is the Carlyle subdivision. Mr. Burton noted that when the Carlyle subdivision was approved, a 60-foot street right-of-way was platted connecting to the west side of the site. This provides access for the property to Carlyle Lane. No access to Prairie Road is proposed. He said that the proposed access from Carlyle Lane will be a cul-de-sac. Mr. Burton stated that the north-south dimensions of the site are a constraint in creating conforming R-3 lots, and this is Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 2 the reason that the requested variations are necessary to accommodate a 52 foot square building box on the lots. He noted that by curving the cul-de-sac, they have been able to eliminate many variations on the eastern portion of the site. However, the restrictions on the western portion of the site require the requested variations. Mr. Burton stated the proposed roadway is a full 60-foot width. He noted the home on lot 7 will be facing the cul-de- sac so that the front yard could be considered a corner side yard. Mr. Burton stated the site drains generally to the west and there are existing inlets to drain stormwater to the existing offsite detention at Carlyle which has sufficient capacity to store the proposed drainage. Chairman Goldspiel stated that he does not consider a lot with a 30-foot backyard and 25-foot front yard as an R-3 lot. Mr. Burton stated the rationale is the fact that these are 10,000 square foot minimum lots with an average lot of 12,700 square feet and a density which fits within the R-3 category. Chairman Goldspiel asked the size of the footprint planned for this project. Mr. Burton stated the footprint is a 52-foot square building box. He further noted this plan seemed like a suitable transition from the Carlyle subdivision. Mr. Inbinder stated this is a very narrow site at 264 feet width running north and south. Once a 60 foot right-of-way is put in, there is some difficulty in creating a building box to accommodate a house comparable to those found at Carlyle. Therefore the request for a variation on rear yards became necessary. Commissioner Howard asked if there will be sidewalks on both sides of the street. Mr. Inbinder stated there will be sidewalks on both sides of the road as well as around the cul-de-sac. Commissioner Howard asked for an explanation regarding lot 32 in Carlyle as noted in Mr. Pfeil's memo of February 10, 1995. Mr. Inbinder stated the size and configuration of lot 32 may make a subdivision into two lots possible and access to Brandywyn Lane could be provided. Mr. Burton stated lot 32 was part of the Carlyle subdivision Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 3 and the future of the parcel was set with the approval of the Carlyle plan. He further noted if the proposed cul-de-sac is pulled down into lot 32, it would leave one 99-foot lot and then the question becomes whether to run the cul-de-sac down the back of the existing homes or do extend it out parallel to Prairie. In any case, if the cul-de-sac is extended to that parcel, it is doubtful if two homesites could be accomplished. Commissioner Rosenston noted concern with 30 foot rear yards and 25 foot front yards and asked if it would help if sidewalks were on one side of the street only. Mr. Burton stated front yards could be increased to 30 feet and backyards to 35 feet if the right-of-way is reduced to 50 feet. He also noted that the front yards could be 25 feet and with the rear yards increasing to 40 feet. Mr. Burton also stated there are at least three lots, namely lots 1, 4 and 6 which can meet all R-3 standards. Commissioner Rosenston asked if the developer could use a smaller building box for the homes. Mr. Burton stated that would begin to effect marketability of the homesites. Mr. Inbinder stated they would like to stay consistent with the immediate area. Mr. Burton further noted the trustees had asked them to look into side yards and they are providing wider sideyards which will help the streetscape. Commissioner Rosenston asked what the standard side yards are at the Carlyle subdivision. Mr. Pfeil stated the Carlyle side yards are a minimum of 8 feet, which is 10 percent of the R-3 minimum lot width of 80 feet. Commissioner Samuels asked if the drainage for lot 32 is part of the Carlyle subdivision and detention. Mr. Pfeil said he is certain that the Carlyle basin was sized to accommodate drainage from lot 32, but he is not sure that actual grading or storm sewer work was done to make water from lot 32 flow to the basin. Mr. Inbinder stated that his engineer has determined that the detention basin at Carlyle will accommodate for this site. Commissioner Samuels noted that this will have to be Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 4 verified. Mr. Fielding of Charles Greengard Associates stated the detention basin at the Carlyle subdivision is sufficient to pick up all the detention for the proposed project, and he said the basin was sized to accommodate lot 32 in Carlyle. Commissioner Samuels stated that eliminating lot 7 from the proposed plan would eliminate the need for any variations. Mr. Inbinder stated they have already eliminated from their original plan and eliminating another lot would preclude them from building this project at all. Commissioner Berman asked if there would be anything to gain by building this project as an R-4. Mr. Inbinder stated that is possible but their intent is to stay consistent with the surrounding uses which are R-2 and R-3. He further stated they could build a lesser sized house, however this would be inconsistent with the Carlyle development and as ingress and egress is within the Carlyle subdivision it would be best to consider such consistency. Commissioner Berman asked if the original plan extended the cul-de-sac all the way to the east. Mr. Inbinder stated it was originally anticipated that Prairie would be closed off and in doing so, access has been provided from Carlyle which has cut the plan down to seven lots and has reduced the request for variations down from four to two. Commissioner Berman asked if the developer has tried to have the plan with the bulb coming farther to the east. Mr. Burton stated this was tried but it would do less than the proposed plan. The dimensional problem on this plan is not due to the cul-de-sac bulb but rather to the dimensions on the western portion of the site. Commissioner Rosenston stated it may be best to use the same side yard parameters as the Carlyle subdivision instead of having the side yards twice as large. Mr. Inbinder stated given the nature of the depth of the north south dimension there would still not be much that `.i could be done. Mr. Inbinder inquired if using the R-3A District, which requires a 30-foot rear yard, would be considered by the Village. Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 5 Chairman Goldspiel explained that in the late 1970's and early 1980 's the size of homes was increasing, and the Village revised the ordinance to require larger rear yards to properly accommodate the larger homes. The "A" designation was given to existing residential districts that were built using the 30-foot rear yard standard, so that these existing homes would be on conforming lots. He said that the Village never intended to give new developments "A" zoning to allow smaller rear yards. In the few cases where "A" zoning has been granted, the sites have abutted other existing "A" districts. Mr. Inbinder stated another alternative could be to go to a 50 foot road right-of-way which may facilitate a 40 foot rear yard. Chairman Goldspiel noted that shortening the right-of-way as well as reducing the front yard will definitely affect the appearance of the streetscape. Commissioner Berman asked what the size and price of the homes would be. Mr. Miller of Kogen Development stated they are proposing homes of 3,200 to 4,000 square feet with three car garages with home prices from $350, 000 to $500, 000. Chairman Goldspiel stated it would seem desirable to pull the bulb back somewhat to the north. He further stated lot 7 presents a very undesirable location being bounded on three sides by streets. Chairman Goldspiel stated he agrees with Commissioner Berman that R-4 zoning should be considered. The lots that are adjacent to Carlyle might be sized to meet R-3 standards and then a transition to the smaller R-4 lots could be made. Chairman Goldspiel stated there may also be the possibility of looking into a P.U.D. concept with some kind of driveway clustering. Mr. Pfeil commented that the Village' s Zoning Ordinance is not really structured for P.U.D. 's for single-family detached homes, although there are several examples of single-family P.U.D. 's in the Village. He noted that the Village' s P.U.D. standards contemplate multiple buildings on a zoning lot, and this would not be the case for a conventionally platted single-family subdivision. Chairman Goldspiel stated the plan as proposed does not work well because the cul-de-sac impacts the land to the south, Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 6 and Lot 7 has street frontage on three sides. Trustee Marienthal stated a P.U.D. for single family homes does not work well. He noted that some developments where a P.U.D. was used allowed small single-family lots, and the homes take up almost all of the area on the lots, and leave little room for usable yard areas. Mr. Burton commented the R-4 District will not correct the basic problem, which is the constraint created by the north- south dimension of the site. He pointed out that the R-4 District has the same 40-foot rear yard requirement as the R- 3 District. Chairman Goldspiel stated it would be best to either eliminate lot 7 or put another lot in by moving the cul-de- sac. Commissioner Berman noted lot 32 will work with two houses orienting to Brandywyn Lane in the event that a resubdivision is ever proposed. There seems to be extra room on lots 4 and 5 which could be pulled back a few feet to give some extra space. Mr. Inbinder said he would have his planner move the cul-de- sac as suggested, and try to improve the configuration of Lot 7 . Commissioner Rosenston noted this would then give lot 6 extra yardage and possible extra for lot 7. Mr. Inbinder stated lot 7 would still have streets on three sides but there would certainly be more than a 30 foot depth between lot and the cul-de-sac. Chairman Goldspiel noted this would solve a lot of problems. Commissioner Berman asked what effect a 50-foot right of way would have. Mr. Inbinder stated he could then add extra footage to front yard setbacks. Commissioner Berman stated he is inclined to go with a 50 foot right-of-way and moving the bulb somewhat to accommodate depth on lot 7 . He stated lot 7 is not an ideal lot but the entire parcel is not ideal. He commented that the developer should consider reducing the size of the homes on certain lots to try to eliminate as many variations as possible. Mr. Harold Jacobs stated they would certainly build the larger houses on the larger lots. Mr. Miller stated they have six different models ranging in Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 7 size from 3, 000 to 4,000 square feet and the 50 foot depth is based on a three car garage facing the front of the house. Chairman Goldspiel stated it seems that placing the best house on a certain lot could eliminate some of the problems and some of the variation requests. Mr. Inbinder stated marketing lot-by-lot versus the development would be particularly onerous. Chairman Goldspiel noted that variations for yards is also supposed to be on a lot-by-lot basis. He said that the Village does not grant blanket variations for yards for an entire development. Commissioner Berman noted three of the model homes presented are a depth of 45 feet. If a 50 foot right-of-way is used these lots would come very close to the standard. He stated a 52 foot building envelope is not needed for every lot. If two lots can be restricted to a 45 foot lot, it may work out using some creativity. Commissioner Rosenston noted that matching the sideyards may help in reducing the variances. Chairman Goldspiel noted home buyers are not happy with a 30 foot rear yard. Mr. Inbinder stated they could probably accommodate a great deal of what was being asked for without affecting the bulb or the lots around the bulb. REGULATION OF AMUSEMENT DEVICES -- WORKSHOP #2 Mr. Pfeil said the Chief of Police is very concerned with the amusement arcade concept. He believes large arcades could become congregating points that will present law enforcement problems. Commissioner Berman stated he had prepared only a working draft. He stated he was under the impression the idea was to accommodate Bumpers and harmonize the Village' s ordinance with those surrounding the Village. He further stated in looking at the ordinances, pool tables are included along with the more traditional arcade type games as an amusement type use. Commissioner Berman noted that if pool tables are eliminated from the definition of amusement and they become moot, then the only discussion would center around the dart boards and the whole arcade idea would not be necessary just to accommodate Bumpers. Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 8 Commissioner Krug noted other ordinances include pool tables in arcades as there are coin operated pool tables. Commissioner Samuels stated he does not understand the police concern over amusement arcades. He stated this is a discussion for the establishment of guidelines for the granting of a special use. He noted the Commission is not prejudging a location or saying that one would be approved in any given location. He further stated the Commission is only trying to refine the definitions and concept and establish parameters for any potential use. Commissioner Berman stated Bumpers can only be accommodated if there is an arcade concept at some level or pool tables are eliminated from the arcade concept. Mr. Pfeil stated he would try to have either the police chief or his representative present at a meeting if the Commission feels it would be helpful. Commissioner Samuels stated the ordinance needs to be defined so that it is capable of giving consideration to safety and location for amusement centers. Chairman Goldspiel stated the Commission has gone beyond what was originally asked of the Commission. Commissioner Berman stated that was not correct. He stated the Commission was asked to come up with a comprehensive change to the framework of dealing with these types of uses and in doing so take into account the fact that Bumpers has requested more dart games. Commissioner Berman noted he would like Mr. Pfeil to check into some of the geometry and dimensions necessary for amusement centers. Chairman Goldspiel noted that one of the features needing further refinement in the proposal is parking requirements. Commissioner Rosenston noted the following items which need to be addressed: 1. Refining of parking requirements 2 . Physical geometry 3 . Further police input Commissioner Rosenston stated it would also be very helpful to see a layout of Bumpers. Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 9 Commissioner Berman stated he has been in Bumpers and they would do fine in terms of the geometry with the one exception of the dart boards against the walls. Commissioner Berman asked if the Commission agrees there will be no blanket prohibition of arcades. Chairman Goldspiel stated he would oppose any arcades as very undesirable. Commissioner Berman asked if pool tables would then be eliminated from this definition. Chairman Goldspiel stated he would agree to eliminate pool tables. All other Commissioners indicated they do not favor a blanket prohibition of amusement arcades. COMMUNITY PLANNING ISSUES Chairman Goldspiel stated this would be a good time to evaluate parking requirements under the ordinance, particularly for small shopping centers. In addition, a time table for reviewing the Master Plan should be developed. Commissioner Rosenston stated there is the overall review of the Master Plan which will probably take place in 1997 . He stated that it may be a good idea to do a sub-review of the Milwaukee Avenue/Aptakisic corridor. He noted that these j areas need some planning since a considerable amount of land use change could occur. Trustee Marienthal stated that everything on Milwaukee Avenue should be looked at. In addition the Didier farm is a very large property and should be looked at. He further noted that Prairie View should be considered in our planning as it is adjacent to our community. He further suggested checking the smaller parcels right along Prairie Avenue next to the railroad tracks. Commissioner Rosenston suggested going through the ordinance section and breaking down problem areas. Mr. Pfeil stated that in reviewing ordinances and planning literature concerning parking, Buffalo Grove is very much in the middle of the range for most parking standards, and he does not think there are serious deficiencies. He noted that some uses such as small shopping centers and certain types of residential uses may need adjustments to the required parking Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 10 standards. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be held on March 1, 1995. PUBLIC COMMENTS AND OUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Krug noted there are cars still parked on the detention area at the Toyota or Chrysler dealership. ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:45 p.m. Respe ully su 'tted, Fay Rub' , R cording Secretary APP OVER BY: -J? S PH N GOLDSPIEL Buffalo Grove Plan Comm-Regular Meeting-February 15, 1995-Page 11