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1982-11-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Spoerlein Farm November 17, 1982 Chairman Shields called the Public Hearing to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:42 P.M. Commissioners Present: Chairman Shields Mrs. Sheldon Mr. Davis Mr. Glover Mrs. Reid Mr. Krug Mr. Goldberg Commissioners Absent: Mr. Goldspiel Mrs. Kaszubowski Also Present: Mr. T. Shapero, Attorney, Spoerlein Farm Mr. J. Mastandrea, Developer, Spoerlein Farm Mr. J. McBride, Engineer, Spoerlein Farm Mr. J. Lindgren, Traffic Analysis, Spoerlein Farm Mr. R. Cothern, Mobile Oil Representative, Spoerlein Farm Mr. R. Burton, Land Consultant, Spoerlein Farm Mr. Larson, Engineer, Mobile Oil, Spoerlein Farm Mr` Boygood, Resident Mr. J. Zimmerman, Resident Mr. A. Marks, Resident Mr and Mrs. Walheim, Residents Mr. H. Levine, Resident Mr. A. Conner, Resident Ms. P. Compabaso, Resident Mr. M. Varley, Resident Trustee Stone Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Shields read the notice of the public hearing as published in the newspapers and informed the audience as to the format the meeting would take. He then swore in the developer and all his representatives that would testify at the hearing. Mr. Shapero briefly reviewed the location of the site. He stated they have signed a petition for annexation and zoning. Then he submitted the following exhibits: Exhibit 1) petition for annexation and zoning and the draft agreement Exhibit 2) affidavid by R. Woman who mailed out the letters to property owners within two hundred fifty feet of the development - 2 - Exhibit 3) certified mail receipts of the letters mailed to property owners within two hundred fifty feet of the property Exhibit 4) option agreement Exhibit 5) required certificate of limited partnership of Midwest Venture II Exhibit 6) two commitments for title insurance for the Stall's property and the Spoerlein property Exhibit 7) none Exhibit 8) subsurface exploration and engineering report Exhibit 9) cost benefit analysis Exhibit 10) Lake County Soil and Water Conservation Report Exhibit 11) Report by Barton Ashman and Associates Exhibit 12) Report by McBride Engineering Exhibit 13) two letters a) letter of intent to the Park District b) the response by the Park District to Mr. Truesdell Exhibit 14 Aeriel Survey In response to Mr. Shapero the Commission recognized Mr. Burton as an expert witness. Mr. Burton briefly reviewed the aeriel survey Exhibit 15 Site Analysis Mr. Burton briefly reviewed the site analysis. He stated the highest point is at the northeast corner which is seven hundred twenty-three feet and the lowest point is at the southeast corner which is seven hundred six feet. This comes to a difference in grade of seventeen feet. There are fifteen soil borings taken on the site and are so noted on exhibit fifteen. He stated that for a large part the site is very conclusive to development. There are two areas where it may be soft, the north property line and a small area in the north center and the northeast section. The report states those soil conditions can be overcome. The Soil and Water Conserva- tion on the U. S. G. S. hydrological map states there is a single flood area in the northeast section of the property. Because of the development of Buffalo Grove Plan Commission Public Hearing November 17, 1982 - 3 - the property surrounding this that flood plain has ceased to exist. Exhibit 16 Preliminary Development Plan Mr. Burton briefly reviewed the preliminary development plan. He stated the proposed zoning for the two parcels is R-9 Special Use and B-3. He then showed some architectural elevations. Li Rirhibit 17 Front Elevations of the Buildings Residential Mr. Burton showed architectural elevations of the fronts of the buildings. Exhibit 18 Rear Elevations of the Buildings - Residential Mr. Burton stated that six condominiums will have flat or one story units and two will have two story townhomes in the eight unit buildings. In the ten unit buildings there will be six flat or one story units and four two story or townhome units. Exhibit 19 Illustration of the Concept for the Commercial and Office Mr. Burton stated that retail stores will be on the first or lower levels of the buildings and offices will be located on the second floors in the two story buildings. He then briefly reviewed the residential development plan in greater detail. There are no variances being requested on this site. There is a fifty foot set back along the residential abutting the site. A twenty-five foot front set back off the dedicated street. A twenty-five foot set back on a side to side between the buildings. There is a forty foot minimum. rear to rear between the buildings . The other locations which are rear to side would be forty feet. The architecture of the service station will be compatible with the residential and commercial/office. The parking ratio in both the residential and commer- cial is in accordance with the Village requirements. We have proposed to the Park District a cash donation in lieu of land. Mr. Burton felt this plan presented an orderly transition from the single family homes down through the commercial and represents the best use of this property. Exhibit 20 Preliminary Landscape Plan Mr. Burton stated this plan shows: 1) arrangement of the trees along the dedicated streets 1notes the size, type and quantity of the buffer along the perimeter illustrates the buffer between the proposed residential and Buffalo Grove Plan Commission Public Hearing November 17, 1982 - 4 - commercial/office Exhibit 21 Prototypical Landscape Details This illustrates a view of an eight unit building with landscaping. It shows an entrance to the residential building with its landscaping. Mr. Burton briefly reviewed the cost benefit analysis, submitted earlier. He stated they have estimated the results of the impact of the real estate tax versus cost of education and both District 96 and District 125 show a definite surplus revenue. Exhibit 22 Engineering Plan Mr. McBride was acknowledged as an expert witness by the Plan Commission. He briefly reviewed the engineering plan. There will be three detention ponds, one near the service station, one at the northwest corner and one at the southeast corner. The northeast area presently drains on the south single family along the side. It will be redirected to the detention pond. A small area on the outside of the berm will still drain into the single family area. Following each storm the ponds will drain completely. The flood plain area is a fairly small portion on their property and quite a large area to the subdivision to the north. The flood plain area occurred because the park was on the flood plain to the north. When this area was developed this was eliminated. He stated that no flood plain exists on their site now. Regarding the grading of the site, they will generally follow the contours that are there as much as possible. The streets will be up to Village standards. The phasing will take place in four stages. Mr. Lindgren briefly reviewed the traffic analysis previously submitted. He stated that at Route 83 and Arlington Heights Road the traffic analysis estimates directional distribution both for the residential and commercial bulk of the traffic will be from the south on Arlington Heights Road. They feel the traffic generation rates in the report are high. They feel that twenty percent of the traffic that is on the road, included in the report, is already there. Some new traffic will be introduced but it will be normal. The service station access shown as only one access may require two. He would like to review this again with the Illinois Department of Transportation regarding movement from the pumps back down through the access. The second access to the west can be directed so that it will not cause a problem. Regarding the left hand turn lane along Route 83, the bulk of the traffic will be on Arlington Heights Road. Only about fifteen to eighteen percent of the traffic is coming from the west. Regarding the residential development and the commercial the left turns will be very few. They would like to look at the left hand turn lanes on a phase by phase basis. Buffalo Grove Plan Commission Public Hearing November 17, 1982 - 5 - Commissioner Sheldon felt that the left hand turn lane should be required because all of the roadwork in the development will not be completed until the project is well under way. People in Phase I will need a left hand turn lane until the roadway is completed. Trustee Stone stated that he was disappointed with the plan and felt the density should be in the range of ten units per acre. He felt the Village Board would be happy with the commercial. When the Village Board referred this plan to the Plan Commission it was unhappy with the density and he felt it has not changed that much. Mr. Raysa stated in the preliminary development plan in the right hand corner, the southwest corner of the site, is not in the Village but is shown as being in the Village. It is unincorporated at present. Mr. Truesdell briefly referred to his memo of November 11, 1982 to the Plan Commission titled Spoerlein Farm - Preliminary Plan Review. Mr. Kuenkler has received a copy of the revised plan and all but Point 19 of his memo has been taken care of. Commissioner Goldberg felt that the traffic survey showing Phase I and II going east would almost necessitate a left hand turn lane off of Route 83. Mr. Lindgren felt this was only involving sixty units and could be worked out. In response to Commissioner Goldberg, Mr. McBride explained the flow of the water and depth of the ponds on the site. In response to Commissioner Davis, Mr. Truesdell stated that yes he was suggesting the developer build a sidewalk beyond his property line. It would accommodate the residents of the Devonshire development so that they could walk to a park. It would basically be four hundred feet of sidewalk. Mr. Boygood stated the association he was representing had been following this plan since its inception. They are happy with the plan as it is but refer to Trustee Stone's comment regarding density. Mr. Zimmerman was concerned about the depth of the major pond. He thanked the developer for the time he had spent with the residents. Mr. Marks questioned the plans for the sewer that currently exists along the southeast detention basin. Mr. McBride stated that at the property line, the rear of the single family, there is an existing catch basin. They might adjust the grade and put in some light landscaping, but all the work will be on the proposed property. None Buffalo Grove Plan Commission Public Hearing November 17, 1982 - 6 - of the work will be done on the single family property. If the plan is approved the developer will remove the barb wire fence that surrounds the area in question. Mr. Walheim expressed his concern about the northwest corner water detention area being six feet. Mr. McBride stated that his projections are for the worst conditions that could exist. There will have to be two hours of constant rain before it fills up. The water will recede when the rain stops. The Bicentennial park will fill with water at that time because it is also a detention area. Mrs. Walheim expressed her concern regarding the left hand turns on the site. Mr. Levine was concerned about Phase I storm sewers. Mr. McBride explained how they would work. Mr. Conner was concerned about the water problem he is experiencing. Mr. McBride stated that if his water problem is caused by the water runoff from the pro- posed site, it will be solved when the engineering is complete. Commissioner Davis pointed out that there was an almost exact existing problem with the Chatham development which seems to be solved now that development is under way. Residents of the area that flood are located on Lots 14+, 15, 16 and 17. Mr. McBride noted that Lot 15 has a catch basin. Mr. Marks, located at 134+3 Devonshire, behind the retention basin stated that in the spring and summer there is standing water there. Mr. McBride's pro- posed engineering should take care of that. Ms. Compabaso was concerned with the sidewalk and the fact that it will draw more people into the Devonshire area. She would not like people traveling through her backyard to get from one place to another. Mr Burton explained the access points to the site along Arlington Heights Road for Mr. Varley. Chairman Shields closed the Public Hearing at 9:23 P.M. Buffalo Grove Plan Commission Public Hearing November 17,1982 - 7 - Respectfully submitted, n) , JT!:? efz t ?of-e Kathleen Comer Recording Secretary APPROVED BY: 14,c Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing November 17, 1982 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Spoerlein Farm Burger King Drive Through November 17, 1982 Chairman Shields called the Regular Meeting to order at 9:34 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mrs. Sheldon Mr. Davis Mr. Glover Mrs. Reid Mr. Krug Mr. Goldberg Commissioners Absent: Mr. Goldspiel Mrs. Kaszubowski Also Present: Mr. T. Shapero, Attorney, Spoerlein Farm Mr. J. Mastandrea, Developer, Spoerlein Farm Mr. J. McBride, Engineer, Spoerlein Farm Mr. J. Lindgren, Traffic Analysis, Spoerlein Farm Mr. R. Cothern, Mobile Oil Representative, Spoerlein Farm Mr. R. Burton, Land Consultant, Spoerlein Farm Mr. Larson, Engineer, Mobile Oil, Spoerlein Farm Mr. Boygood, Resident Mr. D. Sampson, Architect, Burger King Mr. F. Koepke, Engineer, Burger King Mr. J. Zimmerman, Resident Mr. S. Steon, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner SPOERLEIN FARM Commissioner Davis moved, with Commissioner Sheldon seconding, that the Plan Commission recommend to the Village Board approval of Petition to the Village of Buffalo Grove for preliminary plan approval and R-9 P.U.D. and B-3 Zon- ing subject to: 1) The developer donating a sidewalk connecting to the existing side- walk on Route 83 over to Devlin Street 2) Left turn lane being provided on Route 83 into the development. Two driveways be allocated on Route 3) y 83 to service the station for ngress and egress. Discussion: Commissioner Glover suggested that two driveways be allowed to the service - 2 - station for ingress and egress. It would make the traffic flow safer. In response to Commissioner Goldberg, Mr. Burton pointed out that this plan differs slightly from the previous plan in the layout of the gas station. The residential and balance of the commercial is the preliminary plan that the Plan Commission reviewed at the last meeting. In response to Commissioner Goldberg, Mr. Truesdell stated the density of this site is in line with what is required according to the requested zoning. It is 11.6 units per acre. Mr. Shapero pointed out that the last plan which was zoned R-9 and approved by the Village Board and the Plan Commission was Chatham and that has a density of 11. 8 units per acre. Trustee Stone pointed out that there are densities in the P.U.D. Ordinance, but you have to look at the site you are putting them on. Just being within the range does not make it right for the site. Commissioner Glover asked for adjacent densities for multi family sites. Mr. Truesdell stated the Crossings is 7 units per acre, the duplexes at the Villas of Buffalo Creek is 5 units per acre. The single family runs about 4+.6 units per acre. Wynnedale runs 9 units per acre. Commissioner Glover did not feel this density of 11.6 units per acre was compatible with the area. Commissioner Davis stated that in one of the workshops the Commission discussed the density. At that point Mr. Mastandrea was asked if it was economically feasible to develop this with a lower density. Mr. Mastandrea restated his position that it would not be economically feasible to develop this site at a lower density with his present commercial. THE VOTE: AYES: Commissioners Sheldon, Davis, Reid, Krug, Goldberg NAYES: Commissioner Glover ABSTAIN: None ABSENT: Commissioners Goldspiel, Kaszubowski The motion passed 5 - 1. Buffalo Grove Plan Commission Regular Meeting November 17, 1982 - 3 - APPROVAL OF MINUTES Loved by Commissioner Goldberg, seconded by Commissioner Sheldon to approve the Regular Meeting minutes of November 3, 1982. Page 3, paragraph 4 change to read "Commissioner Glover felt the Commission should first look at ideas that are excluded from the definition. Ground surfacing should not be covered. All things put on footings and foundations are structures and there are many that are not put on footings and foundations. Paragraph 7 change "confident" to "comfortable"and changeitoca" to "BOCA" COMMUNICATIONS Chairman Shields stated that if any one had any budget suggestions they should have already been conveyed to the Village Manager. Commissioner Sheldon suggested that the Plan Commission use the video equipment more in the coming year. LIAISON REPORT Commissioner Glover reported on the recent Village Board meeting for Commissioner Kaszubowski. There were two items on the agenda concerning the Plan Commission: 1) A letter sent from the Village to Northern Illinois Planning Commission regarding its concern on the 1983 Land Use Policy Update. 2) A referral from the Village Board to the Plan Commission on the annexation of a fifty foot strip north of Lake-Cook Road. BURGER KING DRIVE THROUGH Mr. Truesdell stated staff felt the plan was appropriate subject to some additional landscaping and the suggestions made in his memo to the Plan Commission of November 11, 1982 titled Burger King Drive-Thru - Plaza Verde Shopping Center. He pointed out some additional landscaping and striping had to be done and there was concern regarding the service drive at Dundee Road being an exit only. The current zoning is B-3. There is no requirement for rezoning. A public hearing is not required. All that is required is a recommendation from the Plan Commission. In response to Commissioner Sheldon, Mr. Sampson stated there would be no change in the hours of operation. The drive through is most effective during the noon hour. Commissioner Goldspiel contacted Mr. Truesdell with his concerns, which Buffalo Grove Plan Commission Regular Meeting November 17, 1982 II - 4 - Mr. Truesdell presented: 1) Landscaping of the headlights at buffer area adjacent to Dundee Road R.O.W. 2) Aurric auestinnt as to wether: turning radius. exiting from pick-up area is Mr. Sampson stated their trucks come before the store opens to deliver. Commissioner Sheldon pointed out that she has seen trucks parked in the parking lot in the evening hours. Mr. Sampson stated the drive through increases the store revenue some twenty to thirty percent. There is no capacity problem for a service drive, In response to Commissioner Goldberg, Mr. Sampson stated there is a twenty-five foot outside turning radius for the lot. In response to Commissioner Sheldon, Mr. Sampson stated the remodeling will probably not start until the spring when the ground thaws. Mr. Sampson stated that due to the fact that there is a berm on the west side of the property and the building is set back fairly far they are asking that the shrubs be put in at a later date if it does become a problem with cars going to the east. The opening in the drive through is to provide for an exit for vehicles that are taller than the clearance sign and so that a snow plow can get through. In response to Commissioner Sheldon, Mr. Sampson stated that additional directional and a drive through sign under the pylon are anticipated. Commissioner Glover moved, with Commissioner Davis seconding, that the Plan Commission approve the drive through plan as presented at the November 17, 1982 meeting Revision Number 1 dated November 8, 1982. The Commission recommends that the Appearance Commission carefully consider additional screening along Dundee Road. AYES: Commissioners Sheldon, Davis, Glover, Reid, Goldberg NAYES: None ABSTAIN: Commissioner Krug ABSENT: Commissioners Goldspiel, Kaszubowski The motion passed 5 - 0 - 1. FUTURE AGENDA There is nothing firm as yet for the December 1, 1982 meeting. Buffalo Grove Plan Commission Regular Meeting November 17, 1982 - 5 - On Decenber 15, 1982 it is possible the fifty foot wide strip of property for annexation along Lake/Cook Road will be ready and possibly, the Zoning Ordinance. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Sheldon to adjourn the meeting. The vote was unanimous. Chairman Shields adjourned the meeting at 10:53 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman it Buffalo Grove Plan Commission Regular Meeting November 17, 1982 1 1