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2005-02-16 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 02/16/2005 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION February 16, 2005 Glenbrook Properties, proposed Fairview Estates Villas East side of Weiland Road south of Pauline Avenue Vice Chairman Smith called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Vice Chairman Smith read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: Mr. Ottenheimer Also present: Mr. John Green, Groundwork, Ltd Mr. Terry Barnett, Glenbrook Properties, LLC Mr. William Raysa, Village Attorney Mr. Jeff Braiman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Conceptual Site Plan dated August 24, 2004 Exhibit 2: Conceptual Site Plan dated October 11, 2004 Exhibit 3: Site Location Map, no date Exhibit 4: Preliminary Site Plan dated January 24, 2005 Exhibit 5, 6, 7: Floor Plans and Elevations dated January 24, 2005 Exhibit 8: Preliminary Engineering Plan dated January 24, 2005 Exhibit 9, 10: Preliminary Landscape Plan dated January 31, 2005 Exhibit 11: Memo from Mr. Pfeil to the Plan Commission dated February 11, 2005 Moved by Commissioner Cohn, seconded by Commissioner Teplinsky to appoint Commissioner Smith as Vice Chairman of the Plan Commission. All Commissioners were in favor of the motion which passed unanimously. Mr. John Green of Groundwork, Ltd. stated this is a 7-acre single-family condominium Planned Unit Development project. He reviewed the conceptual site plan dated August 24, 2004 and discussed the recommendations for changes to said plan. He noted the plan then evolved to the conceptual plan dated October 11, 2004 which went from 28 condominium villas to 26 units. Various street arrangements, accesses, connections and flows on and within the site were studied and continued to be studied and reviewed. The right of way dedications were now planned into the project and the program. Site features were added and the detention which was originally proposed became retention and began to take the shape as an amenity and feature on the site. Mr. Green stated on key component remained dominant for this plan and that was the location of this site which is a unique assemblage of five parcels on the east side of Weiland Road. The northernmost of these parcels is the boundary of what is now Pauline and that lot extends to what should be the center line of Pauline Road. Pauline and Weiland are light controlled intersections. However, Pauline is a one way road westbound. If this proposal is recommended for approval, the remaining 40 feet of the Pauline right of way can and will be dedicated and Pauline will finally become a complete two way road. This will serve not only this development but all the existing developments, both commercial and residential to the east and reduce in the process cut through traffic that now runs north and south and uses other east/west streets to the north of Pauline. Mr. Green reviewed the preliminary site plan dated January 24, 2005 noting they hope this assemblage of five parcels will now become part of Buffalo Grove. Fairview Estates consists of 26 single-family condo units. A total of over 36,500 square feet or 11 percent of the total property assembled is to be dedicated for the future needs and expansion of Weiland. Those dedications have pushed the site but with the proposed R-5 single-family underlying zoning with this Planned Unit Development they believe that the plan and the road value merit the variations that are requested. Those variations include an outside sideyard of 25 feet in lieu of 35 feet for lots 12 and 26 and also lot 1. This is consistent with the R-5 underlying zoning for sideyard outside setback but less than the PUD standard of 35 feet. The next variation is for 12 feet setback at the internal lots 19 and 21. The other variations are related to the development ordinance. These deal with some of the site amenities they seek to incorporate into the plan. They have worked hard to make the retention pond a significant feature. They have also incorporated an interior bikepath system onto the site. This is in addition to the bikepath that is scheduled to be included on Weiland Road and will be part of this development also. This bikepath, if continued to the south, can ultimately be linked to the school which exists to the south and east of the site. The county seeks 40 feet to create the access for Pauline and 25 feet to create the future Weiland expansion. The county also seeks to minimize site access on and off of Weiland so they have created a cul de sac within the site while still maintaining the now through the site to the south for future development without having to create excessive accesses off of Weiland. To do this they are requesting that the cul de sac right of way radius width be 55 feet instead of 60 feet. To insure proper growing opportunity and planting space for the required parkway trees, they would be placing those in the front yard instead of the narrower space between the walk and the cul de sac which would be a variation. The variation from the detention to create the terraced edges of the pond that has now become an amenity feature is also requested. The resulting plan has incorporated the retention, the bikepath along with other amenity elements including a gazebo overlooking the pond, bench seating along the bikepath, a recreation area and a staggered saw tooth fence design along Weiland alternating between wood fencing, masonry piers and ornamental iron. Even the units have now been designed to follow that staggered appearance along Raymond Drive on both sides of the street. Mr. Green stated the condominium villas range from 2,550 square feet to 2,850 square feet and they include 3-4 bedrooms, two car garages, 2 '/z baths, laundry mud rooms, walk-in closets in most of the bedrooms, oversized showers in the master bath and full basements. There are also six distinct exterior elevations that have been created and that will avoid any concerns regarding the Village monotony ordinance. They also offer six different color palettes. Mr. Green reviewed the engineering plan showing that water is available to the site both at Weiland and Pauline which permits them the opportunity to loop the water as needed. The site grade falls as you move from west to east about 5-7 feet so the retention is on the east side of the site which is the lower side of the site with its outfall into the existing system at the southeast corner of the site. Sanitary access exists at the northeast corner of the site adjacent to Pauline. Mr. Green stated that because these are single family villas, all of the land except for the envelope on which the units exist is common space under the control and ownership of an association which means the full site will be landscaped. There is extensive landscaping planned along Weiland. These plantings and trees work with the staggered fencing. Similar attention and detail has been applied to the recreation and around the gazebo. Different materials are scheduled to be used at each of the terraced levels of the retention pond. The lowest level will be done with a wetland mixture of planting. The second level will incorporate flower and perennials and shrubs that are water tolerant. The upper level is more of a formalized planting hedge of deciduous and evergreen bushes complimented with ornamental trees. Mr. Green stated they have already identified a number of existing trees on the site that can be reused. Some of those are already represented in this plan. The landscape architect and the Village Forester will be working together on this. Mr. Green stated that as part of the unit design they have chosen to pair the driveways so they create the largest open lawnscape between units by doing that. It also helps to provide for the maximum number of on street spaces. Mr. Green noted there was virtual agreement at the ART meeting. On five of the units, lots 1, 12, 19, 21 and 26 there was some discussion about how that facade would look on the streetscape. Four of these units face the street on the side and all four of those have now been scheduled so that the side that has brick on it will be facing the street side. Commissioner Teplinsky asked if the 55 foot radius for the cul de sac will be sufficient for emergency vehicles and school buses and other vehicles. Mr. Green stated yes. He stated that while they are reducing the radius of the right of way, they are not reducing the radius of the paving. Commissioner Teplinsky asked if there has been an amendment to the traffic study which had presumed another access on Weiland which was vetoed by the county. Mr. Green stated he had asked KLOA to re-examine the site and their conclusion is that because of the volumes involved it will have no negative impact and there is some positive gain in the fact that they will not be coming out onto Weiland. The county also requested that an IDS be done for the intersection for the signalization and that is being done. Commissioner Stark asked how far east Pauline will be two way. Mr. Green stated it will be two way all the way. Commissioner Stark noted that usually the Fire Department would like to see two entrances to a development. Mr. Green stated they usually would like two but this was discussed with the Fire Department and it is his understanding that they did not have significant issues with this as proposed. He noted that one of things they worked to do when they created the T intersection off of the cul de sac is to put it so that the straight length is not more than 500 feet. Commissioner Bocek asked that there be some insurance that the density of trees be at least what it is now. Mr. Green stated they will not diminish any of the counts. Commissioner Bocek stated that during the ART meeting there was one piece of brick that had been forgotten on the plan and she asked that it be identified. Mr. Green stated there were two elements that he had forgotten to include in the elevations that were going to be brick and they will be done. Commissioner Bocek noted it was the ART expectation that the same combination or proportion of materials be on all elevations and it was their opinion that that was not completely executed on the side elevations. Mr. Green stated they were particularly looking at five units where the entire side has exposure to the roads. He stated they are willing to agree to increase the brick on those sides. Commissioner Khan stated he does not like the island in the circle, especially in a circle this small because no one maintains the grassy part and it falls back onto the Village. Also, when the snow plow comes through they tend to pile up the snow on people's driveway because there is no other place. Mr. Green stated it can be the decision of the Commission. Commissioner Khan stated he would leave it up to staff. Commissioner Khan asked about the improvements to Weiland and Pauline. Mr. Green stated Weiland Road is the dedication of the right of way that currently does not exist. There is an additional 25 feet of right of way that is being dedicated to take that half of the right of way to 65 feet. Normally it would be a 60 foot right of way but the Village has scheduled a bikepath as part of the walk system and that will require several additional feet to accomplish that. He noted they will be putting in the bikepath all the way along Weiland and making the dedication. Weiland Road is scheduled for improvement sometime to be done by the county. Commissioner Khan stated it has been a concern of his from the start as to how the existing traffic signal at Pauline will work once it becomes two way. It is an important issue and he will leave it up to the Village Engineer. Commissioner Cohn asked for a description of what will be in the recreation area and who is responsible for maintaining it. Mr. Green stated it will be maintained by the association. He stated they have not selected the equipment as yet but it has been sized for a large children's play set. While the development itself does not generally generate a lot of children, it does generate the desire for grandchildren to visit and they want to create that as a feature and amenity on the site. Mr. David Wieland, 325 Dogwood Terrace, stated a left turn lane will be necessary once Pauline is two-way. Mr. Green stated this has been figured in. Mr. Wieland asked if the trees will be replanted at the back of the property or throughout the development. Mr. Green stated there are number of specimen trees on the site that are more internal to the site and they include a number of spruce and maple. Those will be removed, stored and then replanted on the site. He noted they are proposing to replant many of them along the east boundary line. Mr. Wieland asked if studies of the volume that can be held by the proposed retention pond have been done. Mr. Green stated yes and further stated the Village of Buffalo Grove and the County of Lake have about the most demanding stormwater requirements and they will meet those requirements. Mr. Alexander Olsansky, 20529 Florence, Prairie View, stated he is a member of the homeowner's association for Horatio Gardens and the precinct committeeman. He stated it would be difficult for a school bus to get into the development and extremely difficult for it to get out. Mr. Green stated the cul de sac has been designed with an 87 foot diameter which meets the needs for even the largest school bus to turn around as well as trash trucks. Mr. Olsansky asked who would bear the cost of repositioning the traffic light on Weiland and Pauline. Mr. Green stated that is a public improvement but this developer has agreed to pay 50 percent of that. Mr. Olsansky noted snow removal system in Buffalo Grove is terrible and asked who would be responsible for snow removal on Pauline. Mr. Green stated Pauline is a public road so it would be done by the Village. Mr. Kuenkler also stated that upon annexation the property becomes a Village road. Mr. Olsansky asked if it would be possible to have a berm around the retention pond to prevent overflowing water. Mr. Green stated a berm would not be possible and further stated it was designed to handle all the water. He further noted they are not permitted by law to release any more water off the site than currently is released from the site. Mr. Wieland stated he is head of the planning and zoning committee for Ridgewood townhomes which is immediately behind the property. He stated they are not opposed to this development but they do have several concerns which are as follows: 1. One of the parcels of property is currently an excavating property with diesel trucks there. Some of their residents have had a problem with fuel smells near their tot lot which is immediately behind the property. He asked if the board has looked into any remediation plan concerning fuel tanks on the property or any fuel that might have been spilled on the property. 2. With the removal of the trees, an entire row of townhomes will be facing this development. 3. He noted they also have a retention pond which has created an incredible goose problem. The proposed retention pond will bring more geese and more problems 4. He stated they have serious reservations about the retention pond and water overflow to their property and the Schwaben Center from this proposed pond. 5. He noted they have several trees that border this property and they are concerned that the excavation and grading of this property will kill those trees. 6. The fence should also have some acoustical aspects. 7. This is a large project and construction noise may be a problem. 8. The proposed pond will create a large mosquito problem and some kind of mosquito abatement will be needed here by the association. Commissioner Cohn asked if there is any storage tank at the excavating company site. Mr. Wieland stated one of the residents stated there is a strong smell of diesel fuel near the tot lot when there are no trucks present. Commissioner Kenski-Sroka asked if there are fuel tanks on the property. Mr. Barnett stated there are above ground fuel tanks on the property. He stated there is a 10 inch concrete wall and concrete floor and is completely enclosed so there is adequate volume in case any of the tanks rupture. Commissioner Kenski-Sroka asked if there has been some sort of soil testing to ensure the ground soil has not been contaminated by fuel. Mr. Barnett stated any tanks they have, have always been inside the concrete container and there has never been any underground tanks here. Commissioner Kenski-Sroka asked if there is any need for EPA clearance to build on this site. Mr. Green stated no, unless there is a specific find on the site. Certainly there may have been some leaking into the concrete area which would explain the smell of fuel now and then. In order to close on the property and move forward the financial institutions and the Village require that there be a phase I and if necessary a phase 11 and that any remediation be done if there is any problem. Mr. Barnett noted the tanks are owned and maintained by Farm Supply and there has never been a leak. There are diesel trucks that idle which would give off an odor. Commissioner Cohn asked if the Farm Supply tanks are registered with the office of the State Fire Marshall. Mr. Barnett stated he did not know. Ms. Sylvia Michaels, 66 Dogwood Terrace, stated Glenbrook Excavating has come through their fence with some of their equipment and broken their trees. She noted she has been out at the tot lot with her granddaughter and had to leave because the smell is so bad. She further noted the trucks start at 5:30 a.m. and the diesel smell permeates her whole house. She asked that the soil be tested by the EPA. Mr. Olsansky stated that as a public official he echoes Ms. Michaels' concerns and wants the land tested by the EPA prior to any construction done here. If the land is contaminated he requests that the developer pay for any costs of cleanup of the property. Mr. John Bart, 301 Weiland, representative of Schwaben Center, stated they have two issues they would like to be assured of which concern the stormwater retention. He noted he suspects this development will be an improvement for his property. Right now there is no absorption on his property as it is completely asphalt. The second concern is the chain link fence and the trees bordering there once construction starts. Mr. Wieland asked if it would be possible to move the retention pond to Weiland Road considering everyone's concerns with the placement of the proposed retention pond. Mr. Donald Castella, 15945 W. Pope Boulevard, Prairie View, noted this development will be an asset for the community. However, he noted that frequently water from this area ends up in a large detention area that is bordered by Horatio and Pauline. This particular retention area routinely overflows into Pauline and has gotten worse over the years. Mr. Green stated that Mr. Bart may prove to be correct in the end when he stated this development may actually improve the area. When you have an island of undeveloped and unrestricted flow on a site you have the runoff that just naturally occurs because there is no containment or management of stormwater systems. The development will create that containment. Also, they are not permitted to impact any surrounding sites with any more water than they are currently getting. He noted they would need to meet all of the requirements of Buffalo Grove and Lake County for stormwater management. Mr. Green further noted there are obligations regarding the diesel fumes before this development can be built and they will be met. One of the advantages of this development is that the business that is currently there and so abhorrent to many of the residents will go away. He further stated they will meet all of the rules and regulations of the Village of Buffalo Grove in regards to construction time and practices. Mr. Green noted that the Village requires that the proposed pond will have an aerator so there will be circulating water and should not be that many mosquitoes. Mr. Olsansky asked how the bus will turn around in the cul de sac in order to come back out. He would suggest another exit for the school bus to get out. Ms. Jennifer Band, 375 Hazelwood Terrace, asked if the request for a reduction in the depth of the retention pond will still meet the requirements of the Village and Lake County for stormwater retention. Mr. Kuenkler stated that reduction is the depth and the normal water does not affect the volume of water storage. Ms. Michaels asked when the Village will notify the Ridgewood homeowners of any soil testing for diesel fuel. Mr. Pfeil stated this project would proceed to the Village Board after the Plan Commission makes their recommendation. There would be an annexation agreement that would be a public document. He cannot say that all the details will be in that agreement but now that issues have been raised about environmental quality and fuel storage, the Village will discuss this matter with the petitioner. Storage tanks would have to be properly removed and documented by the pertinent health or environmental agency. Ms. Michaels noted that although they have not had any geese problems up to now but with the new retention pond they will get geese. Mr. Alan Feuerstein, 20529 Elizabeth, Prairie View, stated this will be a nice addition to the area. He noted that traffic coming off of Pauline in addition to the construction traffic will be tight and asked if it would be possible to have the two way road first. Mr. Tom Geokaris, 20541 Celia Avenue, Prairie View, noted that speed limit signs are needed to slow traffic down on Pauline. Commissioner Bocek asked if a shallower basin with some plantings would be better to deter the geese. Mr. Green stated they have worked very hard to create an amenity in the future. Moving to the other side of the site is not possible because it is the higher end of the site. There being no further comments or questions from anyone else present, Vice Chairman Smith closed the public hearing at 9:10 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: ERIC SMITH, Vice Chair Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 02/16/2005 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION February 16, 2005 Glenbrook Properties,Annexation with R-5 zoning and approval Of a Planned Unit Development and Preliminary Plan, proposed Fairview Estates residential development, east side of Weiland Road south of Pauline Avenue Jacobs Homes, 16249-16349 Aptakisic Road—Annexation with R-4 Zoning and approval of a Preliminary Plan for 23 single-family Homes —Workshop #2 Vice Chairman Smith called the meeting to order at 9:10 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: Mr. Ottenheimer Also present: Mr. John Green, Groundwork, Ltd. Mr. Terry Barnett, Glenbrook Properties Mr. Keith Jacobs, Jacobs Homes Mr. William Raysa, Village Attorney Mr. Jeff Braiman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES—None COMMITTEE AND LIAISON REPORTS Commissioner Kenski-Sroka stated she attended the Village Board meeting on February 7, 2005 and there was nothing of interest for the Plan Commission. GLENBROOK PROPERTIES, ANNEXATION WITH R-5 ZONING AND APPROVAL OF A PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAN, PROPOSED FAIRVIEW ESTATES RESIDENTIAL DEVELOPMENT EAST SIDE OF WEILAND ROAD SOUTH OF PAULINE AVENUE Moved by Commissioner Teplinsky, seconded by Commissioner Kenski-Sroka to recommend approval to the Village Board of the petition for annexation with zoning in the R-5 Dwelling District with a Residential Planned Unit Development (P.U.D.) and approval of a Preliminary Plan with the following variations pursuant to the proposed PreliminaryPlans: ZONING ORDINANCE — Section 17.28.050.E.4.b. (to allow a perimeter boundary setback of 25 feet instead of 35 feet for buildings #1, #12 and #26); Section 17.40.020.B. (to allow a corner side yard of 12 feet instead of 25 feet for buildings #19 and #21); DEVELOPMENT ORDINANCE — Section 16.50.040.C.4. (concerning the design of the stormwater retention facility (pond): to allow a side slope of greater than 5:1 to create terracing, to waive the requirement for a 12-foot flat area 18 inches above the high water line around the perimeter of the pond and to allow a minimum pond depth of less than 15 feet); Section 16.50.070.D.2. (to allow a cul-de-sac bulb radius of 55 feet instead of 60 feet); Section 16.50.120.I.1.e. (to allow parkway streets to be located in front yard areas instead of the parkway adjacent to the cul-de-sac, in order to remove the existing structures on the site and construct 26 new single family detached units, in accordance with the plans and specifications provided to the Village. Commissioner Stark noted this is a great addition to the Village and the petitioner responded adequately to all of the Commissioner's concerns as well as residents' concerns. Commissioner Cohn noted it would be advisable to complete a Phase I environmental assessment which may or may not already been done. If a Phase I has been done and there have been reports of diesel odor and fumes there, it will require a Phase II which will absolutely then require a collection of soil samples and probably ground water samples. Commissioner Bocek stated the petitioner has done a great deal of work in improving the elevations and other aesthetic parts of the plan and it is absolutely an improvement to the property and she will vote in favor. Commissioner Teplinsky noted the petitioner has shown there is a compelling need for the requested variations and he will support the motion. Commissioner Kenski-Sroka stated this is a wonderful project because she is aware of the problem with Pauline being a one way street and the addition of the dedicated right of way to allow for the expansion of that street is an outstanding proposal. The plan fits in with the Village plans for the area and all the variations are sustainable and she will vote for the motion. Vice Chairman Smith called for a vote on the motion and the vote was as follows: AYES: Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn, Smith NAPES: None ABSENT: Ottenheimer ABSTAIN: None The motion passed 7 to 0. Moved by Commissioner Kenski-Sroka, seconded by Commissioner Cohn to provide findings of fact on the Glenbrook Properties project. All Commissioners were in favor of the motion and the motion passed 7 to 0. JACOBS HOMES, 16249-16349 APTAKISIC ROAD — ANNEXATION WITH R-4 ZONING AND APPROVAL OF A PRELIMINARY PLAN FOR 23 SINGLE-FAMILY HOMES — WORKSHOP#2 Mr. Green stated the site is on the south side of Aptakisic Road west of the JCYS. The original plan shown had two entrances but the County has made it clear there will be only one access point. This site is isolated from everything else because all the sites around it have been developed. Mr. Green stated they have now been able to get rid of the flag lot that had existed in the corner so now the lots become pie shape and it will let the streetscape now much better. He noted they have also been able to take the lots along the south end of the site and made them 10 feet deeper. He noted he has built in a divided entrance which is a 78 foot right-of-way at the entrance point. That allows them to create a 16 foot wide lane in and an 18 foot wide lane out. He noted he can restrict the driveways for Lots 1 and 23 and Lots 2 and 22 to be on the south side of the lots. By doing that he can create two islands at the entrance point. He further noted the reason he has done that is he has now separated that island for vehicles that are trying to get out of the driveway on Lot 1 or go into the driveway on Lot 23 and similar for Lots 2 and 22. This takes about 150 feet of the length of that overall cul-de-sac and gives him a dual emergency access opportunity. Mr. Green noted that with the bulbing of the road around Lots 5, 6 and 7 they have achieved a bypass option again so that the length from Lot 7 to 14 is less than 500 feet. The length from the end of the island to the middle of the cul-de-sac is about 675 feet which is 150 feet shorter than the total length. In addition he has been able to pick up 10 feet of lot depth on Lots 8. 9, 10, 11, 12 and 13. The average lot size still remains over 10,500 square feet and they have also been able to increase the retention pond area which gives them a greater opportunity to soften that and make it a nice feature on the site. They have managed to take all but Lot 1 and make all the corner lots 94 feet wide. This is important because it means the buildable width on Lot 23 and 20 now matches the buildable width of any other lot. Lot 1 is 5 feet short of that. Mr. Green noted he had the opportunity to shape the right-of-way so there is a public direction that may provide an opportunity for a connection with the JCYS in the future. All the snow can now be dumped at this spot. Mr. Green stated they will be putting in a lot of landscaping along the road adjacent to the pond and keep the whole detention pond very soft and refined with gradual transitions. He noted they have gotten the tree survey but they have not gotten the tree inventory in. Commissioner Kenski-Sroka asked who will be maintaining the center split entry. Mr. Green stated there is value in the split entry and perhaps instead of it being softscaped it should be hardscaped with brick pavers and such so that it does not need to be maintained. Commissioner Kenski-Sroka asked about maintenance of the cul-de-sac. Mr. Green stated the plan can be without it. Commissioner Teplinsky asked why R-4 zoning is appropriate for this property given that abutting this site is R-3. Mr. Green noted it is also R-4 to the north. On the north side of the street it is programmed in part to be commercial/business. There is just a lot of meandering of R-3 and R-4 to the south and east of this site. R-4 is appropriate because it abuts Aptakisic Road which is intended to be more intense to the north. Commissioner Teplinsky asked if the Fire Department has had an opportunity to review the site plan. Mr. Pfeil stated the Deputy Fire Marshall has seen this plan and his only comment so far pertains to fire hydrant locations. Commissioner Khan asked if at the end of the cul-de-sac where there is 30 feet could be made a 60 foot dedicated right-of-way. Mr. Green stated yes. Commissioner Khan stated he is asking this because you never know what can come up along the east property line of this development which will require the extension of the road that will serve two purposes. By increasing the right-of-way on the east side of the site, it allows for possible future use or connection with the adjacent property. Mr. Green noted that technically those 60 feet would be Village and the question of maintenance would come up again. He noted it is his guess that the people who live on those two lots will take care of it because they will see it as part of their lot. Commissioner Khan asked if street lights on Aptakisic are being proposed. Mr. Green noted they are usually required under the development ordinance but if Mr. Kuenkler does not want them for some reason he will let the developer know and then there is a cash donation to be made in order to supplement that. Commissioner Khan noted a wetland on the plat of survey and asked what will be done with it. Mr. Green stated there are three small wetlands that are of low quality and they do not drain into the public right-of-way. They had contracted with Hay and Associates who have indicated that they need to provide the storage capacity for them. Mr. Green stated they have planned that in and the wetlands are of insignificant scale and size so they can go away. Commissioner Cohn noted the question is whether these wetlands connect to interstate water and if they do not they are not regulated federally but they still might fall into some Lake County regulation. Commissioner Cohn stated he has many concerns with the interconnecting of this property into the community. He stated he would like to know you can get in and out of this subdivision without being in a car and you can do it safely without having to go on a public street. He noted he feels children can get in and out of this site to go to their friends. Commissioner Stark noted his only concern with the new road is the line of site for anyone going southbound and turning east due to the landscaping. Mr. Green stated they have to meet all the site lines anyway and one of the advantages to an isolated development is that they will not be dealing with cut through traffic. Trustee Braiman asked for the square footage of each lot and how many are over 10,000 square feet. Mr. Bob Sklare, 1533 Madison Ct. N., stated his property backs up to the proposed site and he is concerned with flooding on his property which is situated lower than the property site and will therefore generate runoff onto his property. He asked if drain tiles will be put in to mitigate flooding. He noted there are antennas on this property and many endangered bird species which nest and roost there and will destroy their area. He further stated he feels the lot sizes are too small for the area and the density will create too many children for the schools. Mr. Green stated they consider everything they hear during the workshops to be input and they always look to hearing what they can gather and then they go back and examine it all. He noted they appreciate the input and feedback and they will work with all of that information. The Commission agreed this matter is ready for public hearing. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil noted the next meeting will be March 2, 2005. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Kenski-Sroka, seconded by Commissioner Cohn and carried unanimously to adjourn. Vice Chairman Smith adjourned the meeting at 10:00 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: ERIC SMITH, Vice Chairman