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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. Buffalo Grove Plan Comm-Regular Meeting-March 15, 1995-Page 1 it 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 . Buffalo Grove Plan Comm-Regular Meeting-March 15, 1995-Page 2 II 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 it 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 Buffalo Grove Plan Comm-Regular Meeting-March 15, 1995-Page 4 il 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