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1991-12-18 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION December 18, 1991 Winchester Estates Townhomes Chairman Silbernik called the meeting to order at 7:30 p.m. and read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format of the meeting, and swore in persons who were giving testimony at the public hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rosenston Ms. Genell Mr. Samuels Commissioners absent: Mr. Rhodes Ms. Howard Mr. Charlette present:AlsoMr. William Village Attorney Raysa, g Mr. Brian Rubin, Village Trustee Mr. Jeff Braiman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Ken Carmignani, Village Traffic Consultant Mr. Robert E. Pfeil, Village Planner Mr. David Reifman, Rudnick & Wolfe Mr. David Hoffman, Red Seal Development Corporation Mr. Mark Putterman, Red Seal Development Corporation Mr. Sherwin Braun, McClier Mr. Ronald Adams, Pearson, Brown & Associates, Inc. The following exhibits were presented by the petitioner at the Public Hearing: Exhibit A: Floor plan dated November 6, 1991 Exhibit B: Floor plan dated November 6, 1991 Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 1 Exhibit C: Floor plan dated November 6, 1991 Exhibit D: Preliminary Plan and Landscape plan dated November 26, 1991 Exhibit E: Aerial plan dated November 26, 1991 Exhibit F: Building elevation plan dated November 6, 1991 Exhibit G: Engineering plans dated December 4, 1991 Mr. David Reifman of Rudnick & Wolfe introduced the development team, noting that the subject property is presently owned by the American National Land Trust and that Red Seal Development Corporation proposes development of 63 townhomes on the 11.2 acre site. The site is designated for residential development at a density of 6 units per acre on the Village's Comprehensive Plan and the Red Seal proposal would call for a density of 5. 6 units per acre. Mr. Reifman stated the Preliminary Plan has been revised in response to comments from the Plan Commission at the November 20th workshop. One unit has been eliminated from Building 12 which permits a full 25-foot setback from the street connecting to Woodstone Drive and several variations concerning building setbacks have been reduced or eliminated. Mr. Reifman stated that the petition asks for annexation and rezoning to R-8 with a special use for a Residential Planned Unit Development as well as several variations as follows: 1. Reduction of right-of-way from 60 feet to 42 feet. 2 . Reduction of the required 25 foot minimum front yard to 20 feet. 3 . Reduction of the required 25 foot minimum corner side yard setback on one unit to 15 feet. This 15 foot setback has been increased from the 10 feet shown on the November 6, 1991 Concept Plan. 4 . Variation to permit sidewalks on only one side of all streets and cul-de-sacs. 5. Variation to allow a slightly different retention pond cross section and a minimum pond elevation of 10 feet instead of the required 15 feet. Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 2 Mr. Reifman further stated that the proposed homes will be 1,900 to 2 , 500 square feet with two car garages for each unit. The developer will also contribute 11 feet of land for right-of-way along Route 83 . Mr. Hoffman stated that Red Seal Development Corporation has been a prominent entity on the North Shore, Northwest and far western suburbs in the Chicago area for the past 30 years. He noted that the proposed development would be similar to the Winchester Lane and Winchester North developments, both located in Northbrook. He noted the proposed development would consist of three different styles of units. There would be fifty percent A units and twenty- five percent each of B and C units. Unit A will be a three to four bedroom home of approximately 2,500 square feet. Unit B is specifically designed as an end unit of 1,897 square feet and Unit C would be development to appeal to the empty nester market. Mr. Hoffman stated that several major changes have been made to the plan in response to concerns by the Plan Commission. The first change is the removal of one unit from the plan. Secondly, the road configuration has been revised to allow for two street access points as recommended by the Fire Department to provide adequate emergency access. The street connection to Woodstone Drive has been made less direct in order to minimize possible cut-through traffic in the Winchester Estates and Woodstone developments. Mr. Hoffman further stated that carriage walks have been eliminated and perimeter walks have been added. A 42 foot right-of-way has been provided. Two corner side lot variations have been eliminated, resulting in the loss of one unit and at building 17 an adjustment has been made to create a full 25 foot side yard. He stressed that building 2, where a variation is still being requested, has gone from a 10 foot side yard to a 15 foot side yard. Mr. Hoffman noted that by shifting the plan slightly, they have eliminated any need for a setback variation on the units facing Route 83 . In addition, a walkway has been added between building 13 and 17 and guest parking has been placed more evenly through the community. Lastly, several buildings have been aligned further south providing greater open space than the previous plan. Mr. Sherwin Braun presented the aerial photo to the Plan Commission showing the main access to the development from Bank Lane with a secondary access from Woodstone Drive. He noted that the circuitous nature of Woodstone Drive would eliminate almost any kind of cut through traffic. He noted that the retention pond would be located at the southwest corner of the site and a water Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 3 feature would be in the center of the property, clearly visible by all the residents. Mr. Braun stated that there would be 63 units developed on the site which is a density of 5.63 units per acre. Of these, twelve units would be four building units and five units would consist of three building units. He further noted that there would be 29 A units and 17 B and C units. All units would have two car garages. There will be thirty additional guest parking spaces and twenty-three additional street parking spaces. Mr. Braun also noted there would be a bikepath on the east side of the property with a five foot sidewalk which would allow residents to walk to the adjacent shopping center. Mr. Hoffman stated that Red Seal Development Corporation would also donate construction of a bikepath to the north of the development as and when the Village acquires such land. Mr. Braun stated that 59 percent of the site is comprised of open green space and the building footprint comprises 21 percent of the site area. Mr. Braun presented various elevation plans showing the proposed units with gable roofs, brick construction on the lower level with siding above the brick and considerable glass window area for each unit. Mr. Ron Adams spoke on the engineering plans stating that the utilities are all basically established on the property. Sanitary sewers already exist around the entire property and water mains already exist at Route 83, Bank Lane and Woodstone Drive which will be used. He noted that storm sewer discharge would be into the retention facility on the southwest corner of the property and it would then feed into drainage along Route 83 . Mr. Adams stated that the cross section of the pond is based on the standard Metropolitan Water Reclamation District design and that they are asking for a 10 foot depth which will be sufficient to sustain fish life. Mr. Adams stated that the proposed water feature will have aeration devices, as will the retention pond. He further noted that water flow would be created by water coming into the water feature from two points and flowing across the pond thereby creating a flow which will keep the water fresh. Commissioner Goldspiel asked what is included in the square footage Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 4 calculation for each dwelling unit. Mr. Hoffman stated that habitable areas are used to calculate the area of each unit. Commissioner Goldspiel inquired which unit has the side yard variation. Mr. Hoffman noted that the B unit of Building 2 was flipped with the C unit so that there are now two rooms overlooking the water feature. He said Building 2 would have a 15-foot corner side yard on the north and a full yard on the south end of the building, creating an open, park-like setting. Commissioner Goldspiel noted that the engineering plan shows a 25 foot corner side yard but the Preliminary Plan shows a 15 foot side yard for Building 2. He wondered why the Plan Commission should then accept a 15 foot sideyard variation when a full 25 foot sideyard is obviously possible. Mr. Hoffman stated that the engineering plan is wrong. A full 25 foot corner side yard could only be accomplished if a larger C unit is eliminated from the plan. He noted that he has already reduced the plan by seven units during the review process. Commissioner Goldspiel said that he is troubled by the plan because it is too crowded with the front yard reduction and the right-of- way reduction. He said he cannot accept the 15-foot corner side yard for Building 2 . He asked the petitioner to address the question of fencing and landscaping along Route 83 per comments by the Village Forester. Mr. Hoffman stated that there would be no problem providing decorative fencing using a combination of wood and metal. He also noted that the fence would meander along Route .83 so as not to be monotonous and that considerable landscaping would be interspersed with the fencing. He stated that the fence would not be a solid wood fence because he understands the Village's goal of creating an attractive streetscape along Route 83 . Commissioner Goldspiel inquired what kind of agreement there would be for the maintenance of the retention ponds. Mr. Hoffman stated that there would be a fee simple deeding of lot for each home, and outlots would be created for the retention ponds and other common areas. An association would be set up to own and maintain the ponds and common areas, and each lot owner would be obligated to share in all costs for maintenance. Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 5 Commissioner Goldspiel inquired if there is still the intention of connecting the proposed bikepath with the bikepath along Pauline to the north of the site by building through the Schwaben property via an easement. Mr. Pfeil noted that the intention to connect the bikepaths is still the goal of the Village. However, as yet, there has been no negotiated easement with the Schwaben Center. He said the Village bikepath plan would connect the path through the Schwaben center to an existing path just east of Woodbury Road south of Pauline. A shorter connection could be made to the existing sidewalk at Buckingham Lane. Commissioner Goldspiel stated that he would like to see a bikepath extended along the south sidewalk of the proposed site out to Route 83. Mr. Hoffman agreed to provide such a bikepath. Commissioner Goldspiel asked for further clarification of the water flow through the water feature. Mr. Adams stated that storm water is brought into the retention pond from the streets and sump pumps and the storm sewer system and then flows into the pond where the tendency of the water is to flow across at normal water level. He noted that for storm water management the depth of the pond makes no difference. However, for sedimentation purposes a certain depth is required. Commissioner Goldspiel asked if there is any offsite flow now entering the property. Mr. Adams stated that there is very minimal offsite flow to this site which is quite flat up to the southwest corner of the property. This area is slightly lower so this is the best location for the retention pond. Commissioner Goldspiel commented that he thinks the water feature in the center of the site is less desirable than a grass area or other feature such as a gazebo. He said he is pleased that an adequate bikepath and sidewalk are being provided on the plan. He also inquired if there has been any thought of extending the bikepath to the water feature. Mr. Hoffman stated that the bikepath would not go to the water feature, but there would be no problem with residents walking across the sod. Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 6 Commissioner Goldspiel asked for an explanation of the 42 foot right-of-way variation. Mr. Adams stated that the proposed 42-foot right-of-way will provide a five-foot parkway to separate the sidewalk from the street pavement and provide an area for snow storage. The cross- section of the street would include five feet of right-of-way, 27 feet of road pavement, five feet of right-of-way, and five feet of sidewalk. Commissioner Krug asked how deep the water feature would be and how the water depth would be maintained. Mr. Adams stated that they are requesting a 10 foot depth for the water feature. He noted that to date they have never lost more than 8 to 9 inches of water in a pond to evaporation even in the hottest summertime conditions. He noted that the water runs in from the storm collection areas and runs out at normal water level. Mr. Adams further stated that although they have never had any reason to provide extra water for ponds, it is possible to buy water from the Village if it is ever necessary to replenish the pond. Commissioner Krug asked the dimensions on the guest parking spaces. Mr. Adams stated the dimensions of the guest parking spaces will meet Village standards, which he believes is 9 feet wide by 18 feet long. Commissioner Krug noted that if there is any handicapped parking the dimensions for same would need to be wider with the new code coming into effect. He inquired how wide the driveways would be. Mr. Adams stated that the driveways would be 16_ feet wide. Mr. Braun noted that handicapped parking would not be required on private property but that it would be a good idea to check into. Commissioner Krug asked if there would be any street lighting. Mr. Adams stated that Mr. Kuenkler, the Village Engineer, had represented that they would be obligated to provide a streetlight on the northern edge of the property along Route 83 and that there are two other streetlights already under construction on Route 83 . Commissioner Krug inquired if there had been any tree survey. Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 7 Mr. Pfeil noted that the Village Forester has indicated that the new landscaping that would be provided by the developer will be much superior than what exists on the property at this time, so no tree preservation is being recommended. The Forester has noted that although there are a few good trees on the property, they are mixed in with poorer trees, and it would be difficult to save them. Commissioner Krug asked if there are any environmental problems due to the nature of the former tenant. Mr. Hoffman stated that his attorneys have reviewed all the Illinois EPA documentation concerning the site, and they are satis- fied that there are no problems. 1 1 Commissioner Rosenston said he does not like the 15-foot setback for the corner side yard for Building 2. Mr. Hoffman stated that they would be willing to build two B units and eliminate the C unit in order to achieve a 20-foot setback for 1 Building 2 . Commissioner Rosenston stated that he would like to see the walk at the cul-de-sac near Building 2 continue all the way around the cul- de-sac. He also said he would prefer to see sidewalks on both sides of all streets, and access ramps should be provided where needed at street curbs. He asked if there would be curb cuts made for the driveways for each townhome. Mr. Adams stated that driveway curb cuts are not a good idea in a townhouse development as it makes a very chopped up appearance on the street and creates numerous changes in the elevation of the sidewalk. Commissioner Genell asked if the developer could comply with the Village Forester's request for a 2 to 3 foot berm along Route 83. Mr. Hoffman stated that there are several areas where such berming would be placed. Commissioner Genell asked how long of a stretch there would be without berming. Mr. Hoffman stated that there would be several areas without berming along Route 83 , and he noted these areas on Exhibit D. Commissioner Genell asked if there was any report from the Police and Fire Departments regarding address illumination. Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 8 Mr. Pfeil stated that both the Police and Fire Departments support the idea of address illumination, however, for practical purposes it would not be easy or quick to change the Village's ordinance to require this type of illumination. Mr. Hoffman noted that their project manager is already looking into a combination fixture and address illumination device. Commissioner Genell asked Mr. Adams how his proposal relates to the proposed Lake County Storm Water Management Ordinance. Mr. Adams stated that he is familiar with the Storm Water Management Ordinance which has already undergone several drafts. He stated that if this ordinance is enacted, the proposed water feature would become a detention pond. Commissioner Samuels noted his agreement with Commissioner Rosenston's comments to change the end C unit to a B unit on Building 2 to achieve a larger yard setback, that the sidewalk should continue around the entire cul-de-sac. Commissioner Samuels asked if it can be taken into consideration that the fire hydrants be placed so as not to lose any street parking spaces. Commissioner Goldspiel noted that the fire hydrants are to be placed on the other side of the street where no sidewalk will be provided. Chairman Silbernik noted that the plan has been revised to respond to many of the Commission's concerns, and the plan is basically very good. He commented that he too would like to see the sidewalk extended all the way around the cul-de-sac near Building 2. Mr. Carmignani noted that the proposed street configuration is acceptable and traffic circulation through the site would work well. Commissioner Goldspiel inquired if the Buffalo Grove Park District has offered input concerning a cash in lieu of land donation. Mr. Pfeil stated the Michael Rylko of the Park District has indicated that a cash donation would be acceptable to the Park District. Marcy Kind, 27 Buckingham, stated that she is very happy with the proposed development as she is tired of living next to an empty unprotected area. Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 9 1 Steve Martel, 23 Buckingham, asked if there would be any kind of change in elevation that would affect the water runoff. Mr. Adams stated that there are a significant number of inlets which provide proper pitch so that the grade of the property will drain water into the retention ponds, not onto adjacent properties. Mr. Martel asked how the property at that point would be landscaped. Mr. Adams stated that landscaping would extend right up to the property line. Mr. Martel noted that the sidewalk on Route 83 dead ends south of Pauline Avenue, and this sidewalk should be connected to the proposed sidewalk to be built as part of the Winchester Estates development. Mr. Adams stated that the property north of Winchester is private, and right-of-way would be needed to continue the sidewalk on Route 83 north of Winchester Estates. Commissioner Goldspiel noted that when these parcels are annexed to the Village, the sidewalk will be required as part of any devel- opment plan. Don Torres, 293 Woodstone Circle, expressed his approval of the Red Seal Development and asked that consideration be given to a 15 mph speed limit on Woodstone Drive. He further asked if the bikepath for the Woodstone development would connect with the new development and if Woodstone Drive would be used for construction traffic. Mr. Hoffman stated that the bikepaths would be connected as well as extended north and west to Route 83. He also noted that Woodstone Drive would not be used for construction traffic. Only Bank Lane is to be used for construction traffic, although both roadways would remain open at all times. Mary Fitzgerald, 169 Fox Hill Drive, noted that the plan is very well done and stated that she does not object to the sidewalk on only one side of the street. She commented that the proposed water feature is not a good idea because it will attract geese and mos- quitoes. Mr. Hoffman commented that although he understands the concerns being raised about the water feature, he thinks any potential Buffalo Grove Plan Comm-Public Hearing-December 18, 1991-Page 10 problems are manageable, and the water feature is an amenity that residents of the Winchester townhomes will want. There being no further comments, Chairman Silbernik closed the Public Hearing at 9:30 p.m. Respectfully submitted, Fay Rub, , `Recording Secretary APPRO ' : dTIARTIN SILBERNIK, Chairman • Buffalo Grove Plmn Comm-ru' li" Ye:,rimg-December 18, 1991-Page 11 s REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 18, 1991 Winchester Estates Townhomes, Bank Lane/Route 83 Annexation With R-8 P.U.D. Zoning and Preliminary Plan Chairman Silbernik called the meeting to order at 9:35 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rosenston Ms. Genell Mr. Samuels Commissioners absent: Mr. Rhodes Ms. Howard Mr. Charlette Also present: Mr. William Raysa, Village Attorney Mr. Brian Rubin, Village Trustee Mr. Jeff Braiman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Ken Carmignani, Village Traffic Consultant Mr. Robert E. Pfeil, Village Planner Mr. David Reifman, Rudnick & Wolfe Mr. David Hoffman, Red Seal Development Corporation Mr. Mark Putterman, Red_ Seal Development Corporation Mr. Sherwin Braun, McClier Mr. Ronald Adams, Pearson, Brown & Associates, Inc. APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Rosenston, to approve the minutes of the Regular Meeting of November 20, 1991. Commissioner Krug noted that the date of the meeting is missing on the first page and needs to be inserted. He also noted that the last paragraph on page 10 should delete the unnecessary word "is". The motion to approve the minutes as corrected was approved Buffalo Grove Plan Comm-Regular Meeting-December 18, 1991-Page 1 unanimously with Commissioner Rosenston abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Samuels reported on the Village Board Meeting of December 16, 1991 and stated that the following items were discussed: 1. The Abbott Contractors proposal for a childrens' daycare facility and professional building at Busch Road and Route 83 was rejected in a 3 to 3 vote concerning the annexation agreement. 2 . The Village Attorney spoke regarding a summary judgment which had been granted concerning the proposed Riverwoods Park District; the litigation opposing the district was effective, and the proposal is dead for the time being. 3 . The whistle blowing ban concerning trains on the Wisconsin Railroad track will not be requested by the Village. Chairman Silbernik noted that the Board also reviewed an ordinance concerning the proposed public address system at Emmerich Park East but tabled action pending a recommendation from staff regarding the installation of an improved sound system at Emmerich West. WINCHESTER ESTATES TOWNHOMES, BANK LANE/ROUTE 83 - ANNEXATION WITH R-8 P.U.D. ZONING AND PRELIMINARY PLAN Moved by Commissioner Genell, seconded by Commissioner Samuels that the Plan Commission recommend approval of the petition by Red Seal Development Corporation for annexation with zoning in the R-8 Multiple-Family Dwelling District and approval of a Planned Unit Development and Preliminary Plan with the requested Zoning Ordinance variations for 20-foot front yards and a 15-foot corner side yard (per Exhibit D) and the requested Development Ordinance variations concerning the retention ponds and the street right-of- way subject to: 1. Correction of Exhibit D to reflect that Building 2 on the north end will be a B unit instead of a C unit and subject to construction of a sidewalk all around the cul-de-sac and 25 feet from the curb. 2 . Enlargement of the sidewalk on the south end of the site along Bank Lane from 5 feet to 8 feet. Buffalo Grove Plan Comm-Regular Meeting-December 18, 1991-Page 2 3 . Illumination of building addresses. 4. Construction of depressed curbing in areas where the sidewalk connects to the streets, for example at the southwest corner of Building 12. Said curbing to be installed in all locations where it is needed as determined by the Village Engineer. 5. Petitioner to contribute to the construction of a bikepath to eventually connect between the site and the area to the north where there is an existing Village sidewalk and bikepath. 6. Provision of a 2 to 3 foot berm and meandering fencing along Route 83 to ensure an adequate buffer between the four townhomes located nearest the western boundary of the property, while achieving an attractive streetscape along Route 83 . Commissioner Goldspiel requested that there be a discussion regarding removal of the sidewalk around the cul-de-sac and questioned if a sidewalk all around the cul-de-sac would gain as much mobility for pedestrians as would be lost in congestion. Commissioner Samuels stated that a sidewalk already is shown around three-fourths of the cul-de-sac. He noted that it seems that the loss of 5 feet of green space is a small price to pay for finishing off the sidewalk. Commissioner Krug also stated that he would like to see the sidewalk continued all around the cul-de-sac. Commissioner Goldspiel withdrew his suggestion of removing the sidewalk around the cul-de-sac. Commissioner Goldspiel stated in support of the motion that he is very impressed with the efforts by the petitioner and the public support of this project and therefore this plan is worthy of the flexibility the Plan Commission is granting. He noted that this project will be an asset to Buffalo Grove. Trustee Braiman noted that any decks for the proposed townhomes need to meet the Village's rear yard coverage limit of twenty percent, and he suggested that the developer determine how to address this situation. Mr. Hoffman stated that deck size and rear yard coverage could be covered in the declaration of covenants for the development. Buffalo Grove Plan Comm-Regular Meeting-December 18, 1991-Page 3 Commissioner Genell and Samuels accepted the amendments to the motion and Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rosenston, Genell, Samuels, Silbernik NAYES: None ABSTAIN: None ABSENT: Rhodes, Howard, Charlette The motion passed 6 to 0. CHAIRMAN' S REPORT - None FUTURE AGENDA SCHEDULE Chairman Silbernik noted there are meetings set for January 8, January 15, and January 22. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Krug noted that there are two new changes for 1992 that need to be addressed by the Plan Commission regarding the Disabilities Act and changes to the wetlands and how these changes would affect the Comprehensive Plan. ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Genell, and unanimously carried to adjourn. Chairman Silbernik adjourned the meeting at 10:10 p.m. Buffalo Grove Plan Comm-Regular Meeting-December 18, 1991-Page 4 Respectfully submitted, 9 i" i Fay Rubin Recording Secretary APPROVE„ ing04. MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-December 18, 1991-Page 5