1995-03-15 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
March 15, 1995
Wilkins property, west side of Prairie Road adjoining
Carlyle Subdivision - Annexation with R-3 zoning and
approval of a Preliminary Plan for seven
single-family lots -- Workshop #2
Ringswood United Methodist Church,
401 W. Dundee Road, Amendment of a Special Use in
the R-1 District and approval of a Preliminary Plan
Workshop #2
Maioriello' s Subdivision (Grove Memorial Chapel)
Final Plan
Chairman Pro-tem Rosenston 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: Mr. Krug
Mr. Rosenston
Mr. Samuels
Mr. Ottenheimer
Mr. Trilling
Mr. Lundine
Commissioners absent: Chairman Goldspiel
Ms . Howard
Mr. Berman
Also present: Mr. Scott Inbinder, Indevco Inc.
Mr. Richard Burton, Land Consultants Inc.
Mr. Darryl Jacobs, Wildman, Harrold, Allen
& Dixon
Mr. Bruce Hoffman, Kingswood United
Methodist Church
Mr. William Reid, Village Trustee
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Krug, seconded by Commissioner Samuels to
approve the minutes of the public hearing and regular meeting of
March 1, 1995 . Several typographical errors were noted in the
regular meeting for correction. All Commissioners were in favor
of the amended motion and the motion passed unanimously with
Commissioner Rosenston abstaining.
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COMMITTEE LIAISON REPORTS
Commissioner Rosenston attended the Village board meeting on March
6, 1995 and noted that three new Plan Commissioners were
appointed. In addition, there was discussion regarding a plan
amendment to Town Center to allow an outdoor playground at the
rear of the south retail building for a Kinder Care child care
facility. The Trustees were concerned about the proximity of
dumpsters and other safety issues, and did not refer the plan
amendment request to the Plan Commission.
WILKINS PROPERTY, WEST SIDE OF PRAIRIE ROAD ADJOINING CARLYLE
SUBDIVISION - ANNEXATION WITH R-3 ZONING AND APPROVAL OF A
PRELIMINARY PLAN FOR SEVEN SINGLE-FAMILY LOTS -- WORKSHOP #2
Mr. Inbinder reviewed the original plan for the benefit of the new
Commissioners and stated that the cul-de-sac bulb has now been
moved farther north, eliminating the need for any variances
concerning zoning setbacks. A variation of the Development
Ordinance to allow 50-foot right-of-way instead of 60 feet is
needed to make the plan work. He also noted that sidewalks are
provided on both sides of the street, including the standard cul-
de-sac bulb required by ordinance.
Mr. Inbinder indicated that the plan meets all R-3 zoning
requirements, including 30-foot front yards and 40-foot rear
yards. He noted that the average lot size has been increased to
just under 13,000 square feet. He noted the site is surrounded by
R-4, R-2 and R-3 zoning so the proposed R-3 zoning will be
consistent with adjacent developments .
Commissioner Krug asked if the existing storm sewer is sized
correctly for the additional runoff from the proposed development.
Mr. Inbinder stated that his engineer has had several
conversations with the Village Engineer and he has done
calculations to verify that there is adequate capacity within the
existing basins and sewers to support the proposed development.
Commissioner Krug asked if a sidewalk will be required on Prairie
Road.
Mr. Pfeil noted that a sidewalk is already in place on Prairie
Road.
Commissioner Samuels stated that Lot 7 is still a concern with
respect to the location of the rear yard.
Mr. Pfeil stated the rear yard of the house will be computed from
the southwest corner of the lot. The yard will be unusual,
although there are examples of similar situations in other
developments .
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Commissioner Samuels asked how the building envelope would be
calculated.
Mr. Pfeil stated the developer will need to show actual building
pads for homes that could fit on this lot as well as rear and
front yard building setback lines.
Chairman Pro-tem Rosenston noted that should be done before the
public hearing. He asked if the reduction in the right-of-way is
being taken out of the parkway.
Mr. Inbinder stated that is correct. He noted that the parkway is
reduced to five feet and the sidewalks have been reduced to five
feet instead of six feet.
Mr. Pfeil noted that a five-foot width is the Village' s standard
for sidewalks except for bikepaths .
Commissioner Samuels inquired how the sideyard would be calculated
for Lot 7 . He noted it is important for the house to be properly
laid out and he emphasized that a footprint for a home that can
fit on the lot should be shown at the public hearing.
Mr. Burton stated that he would delineate a rear yard and house
footprint on Lot 7 for the public hearing.
Chairman Pro-tem Rosenston noted the main items needing further
work for the public hearing are the preliminary engineering plan
and yard and footprint details for Lot 7 .
KINGSWOOD UNITED METHODIST CHURCH, 401 W. DUNDEE ROAD, AMENDMENT
OF A SPECIAL USE IN THE R-1 DISTRICT AND APPROVAL OF A PRELIMINARY
PLAN -- WORKSHOP #2
Mr. Bruce Hoffman reviewed the original plan for the benefit of
the new Commissioners. He noted the request for two driveways at
the south side of the site for access to Park View Terrace. He
stated that the church' s congregation has outgrown the present
facility and a plan has been developed to increase seating in the
sanctuary and provide additional classrooms and storage space. In
addition, a new parking area and additional stormwater facilities
are included on the plan.
Mr. Hoffman reviewed the engineering plans, noting the proposed
stormwater detention is intended to provide sufficient capacity
for any future developments on the site. He noted that the plan
proposes four detention areas. The detention area in the southeast
corner of the site will drain into an existing storm sewer at Park
View Terrace.
Mr. Hoffman stated that a variance will be requested to waive the
Buffalo Grove Plan Comm-Regular Meeting-March 15, 1995-Page 3
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requirement to dedicate right-of-way and construct a sidewalk
along the north side of Park View Terrace. He noted that the
Covington office development and the Coves townhomes site did
not dedicate right-of-way or construct a sidewalk along Park View
Terrace. In addition, there is very little pedestrian traffic
along the north side of Park View Terrace, and a sidewalk is in
place along the south side of the street.
L./ Mr. Hoffman indicated that a variance would be requested to not
require curbing along the edges of the proposed parking lot. He
also stated that a variance would be needed to allow stormwater
detention on a portion of the parking lot.
Commissioner Krug stated that he will not support the plan with
any kind of parking lot detention. He noted that curbs are needed
to keep cars off of lawn areas and to protect the parking lot
pavement from damage due to water and ice. He commented that he
would support the waiver of the requirement for a sidewalk along
Park View Terrace.
Commissioner Krug inquired if the storm sewer pipe will be
sufficient at the southeast detention area to carry all of the
drainage. He commented that the pipe may need to be enlarged and
this needs to be checked.
Mr. Hoffman noted existing sidewalks on the site for pedestrian
traffic from the parking lot areas to the building entrances.
Commissioner Samuels as if the parking areas are being used now
for any stormwater storage.
Mr. Hoffman stated no.
Commissioner Samuels agreed with Commissioner Krug that stormwater
detention should not be allowed on any parking lot area.
Commissioner Trilling agreed with Commissioners Krug and Samuels
concerning stormwater storage on the parking areas, and further
stated he would like to see the curbs around the paved areas as
required by ordinance.
Commissioner Lundine noted that along the south side of the
property there is a four-foot grade change from the site to the
pavement of Park View Terrace. The petitioner previously agreed
during the Appearance Commission review to landscape the area
along Park View to screen the parking area from existing
residences in Covington Manor. In addition, the Appearance
Commission required that the dumpster on the church site be
enclosed.
Chairman Pro-tem Rosenston noted that the Development Ordinance
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requires curbing in parking lots, and this requirement should be
met. He inquired if curbing would be required to be added to the
existing parking areas on the site.
Mr. Pfeil said that he would check this with the Village Engineer.
Chairman Pro-tem Rosenston concurred with the other Commissioners
that stormwater detention should not be allowed on parking areas.
Mr. Pfeil commented there will be a number of residents from
Covington Manor at the public hearing, and residents who live on
the south side of Park View Terrace will want to discuss the
possible impacts of the two access driveways proposed to Park View
Terrace.
Commissioner Lundine suggested that the photometric plan for the
outdoor lights should be provided at the public hearing to verify
that light will not spillover onto adjacent residential
properties .
Commissioner Krug stated that the photometric study should show
readings for light on the residential properties beyond the
subject site.
MAIORIELLO' S SUBDIVISION GROVE MEMORIAL CHAPEL - FINAL PLAT
Moved by Commissioner Krug, seconded by Commissioner Samuels to
table discussion on the Maioriello Subdivision Final Plat.
All Commissioners were in favor of the motion which passed
unanimously.
CHAIRMAN' S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said that there would be a regular meeting on April 5,
1995 .
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Samuels, seconded by Commissioner Trilling
and carried unanimously to adjourn. Chairman Pro-tem Rosenston
adjourned the meeting at 8 : 30 p.m.
Buffalo Grove Plan Comm-Regular Meeting-March 15, 1995-Page 5
Resp tfully bmitted,
Fay Rub'n, Recording Secretary
APP ;/::::e,
ALLEN ROSENSTON, Chairman Pro-tem
Buffalo Grove Plan Comm-Regular Meeting-March 15, 1995-Page 6