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1983-11-16 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Commonwealth Edison Right-of-Way Annexation and Zoning November 16, 1983 1 Chairman Goldspiel called the meeting to order at 7:56 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Goldspiel Mr. Davis Mrs. Reid Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mr. Shields Mrs. Sheldon Mrs. Kaszubowski Also Present: Mr. S. Stone, Village Trustee Mr. G. Glover, Village Trustee Mr. J. Doyle, Assistant Village Manager Mr. D. DeLance, Park District Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Goldspiel read the notice of the public hearing as published in the newspaper and informed the audience of the format the meeting would take. He noted that there was no one from Commonwealth Edison at the meeting to speak. Mr. Truesdell stated the notices to the residents living within 250 feet of the site were mailed. He further stated that there is no representative from Commonwealth Edison present because they were petitioned at the request of the Village. He referred to the plat of survey. He then explained the plat for the audience. They are requesting zoning into the Village's I District that is the only place public utilities are a permitted use in Buffalo Grove. There is a g petition and annexation agreement on file for this site in the village clerk's office. The area is 210 feet wide and used for the high tension lines. He doubted it would be used for any other purpose. Mr. Damish stated that he is using the property under the high tension wire which is the Commonwealth Edison right-of-way. He is leasing it at $180.00 a year to farm it. The Northwest Water Commission lines come through there. In response to Commissioner Reid, Mr. Truesdell stated this is being annexed on the north side not on the north and south side of the right-of-way. The notice was incorrectly printed. - 2 - Chairman Goldspiel closed the public hearing at 8:03 P.M. Respectfully p y submitted, Kathleen Comer Recording Secretary APPROVED BY: 12/ Patrick Shields Chairman i I Buffalo Grove Plan Commission Public Hearing November 16, 1983 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Corporate Grove Corridor Annexation and Zoning November 16, 1983 V The meeting was called to order by Commissioner Goldspiel at 7:42 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Moved by Commissioner Davis, seconded by Commissioner Reid, that Commissioner Goldspiel be appointed Chairman Pro Tem. The vote was unanimously in favor and the motion passed. Commissioners Present: Chairman Goldspiel Mr. Davis Mrs. Reid Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mr. Shields Mrs. Sheldon Mrs. Kaszubowski Also Present: Mr. Freedman, Attorney, Corporate Grove Corridor Mr. Damish, Owner Property South of Site Mr. S. Stone, Village Trustee Mr. G. Glover, Village Trustee - arrived 7:52 P.M. Mr. J. Doyle, Assistant Village Manager Mr. D. DeLance, Park District Mr. W. Raysa, Village Attorney - arrived 7:51 P.M. Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Goldspiel read the notice of the public hearing as published in the newspaper. He informed the audience of the format the meeting would take and swore in Mr. Freedman. Mr. Truesdell stated that the notices of the public hearing to the residents living within 250 feet of the site were mailed. Mr. Freedman stated the site is bounded by Wieland Road on the east, runs north and south on Busch Road and is comprised of some 40 acres. At this time they have petitioned to annex the entire parcel into the Village and propose to develop part in the I-1 District, part in the B-1 and remaining R-9 PUD. At this point they have commissioned a planner to prepare a plan for a density of fourteen units to the acre or less. They do not have a contract to sell the property. They are not sure the plan to be prepared - 2 - will be developed. They are sure this plan will entail some variations from the Village ordinance but they are not sure what they will be at this time. No variances were required. Mr. Truesdell stated that any plan developed would have to come before the Commission for review. Mr. Raysa arrived at 7:51 P.M. In response to Chairman Goldspiel, Mr. Truesdell stated this proposal differs from the small area plans and the master plan as it shows residential north of Busch Road rather than industrial. Trustee Glover arrived at 7:52 P.M. In response to Mr. Damish, Mr. Freedman stated his property is under review by Jon Nelson of Johnson and Associates who has been commissioned to develop a plan for the multi-family portion. Busch Road is going to be developed. They have indicated they are prepared to dedicate for a four lane road and ultimately develop two lanes of Busch. Chairman Goldspiel closed the public hearing at 7:55 P.M. Respectfully submitted, I � Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing November 16, 1983 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Corporate Grove Annexation and Zoning November 16, 1983 Chairman Goldspiel called the meeting to order at 8:04 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois Commissioners Present: Chairman Goldspiel Mr. Davis Mrs. Reid Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mr. Shields Mrs. Sheldon Mrs. Kaszubowski Also Present: Mr. R. Lamphere, Developer, Corporate Grove Mr. P. Box, Traffic Analysis, Corporate Grove Mr. G. White, Engineer, Corporate Grove Mr. D. Manhard, Engineer, Corporate Grove Mr. S. Stone, Village Trustee Mr. G. Glover, Village Trustee Mr. J. Doyle, Assistant Village Manager Mr. D. DeLance, Park District Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Goldspiel read the notice of the public hearing as published in the newspaper. He informed the audience of the format the meeting would take and swore in Messrs Lamphere, White, Box, and Manhard. It was noted that the notification of the public hearing was mailed to the residents living within 250 feet of the site. Mr. Lamphere briefly reviewed the property's location. They are going to develop this site like the Lincolnshire Corporate Office Center. They will be gearing it to high tech offices and it will be highly landscaped. He showed renderings of some of the buildings that were constructed in the Lincolnshire development. They are looking at fifteen lakes or ponds on this site. Mr. Manhard briefly reviewed the engineering for the site. He informally presented to the secretary the following which were marked as exhibits: - 2 - 1) Petition for the concept plan and preliminary plan for review 2) Petition for annexation 3) Proof of ownership for the 200 acre piece of Coconas property and Proof of ownership of the 180 acre piece of Coconas property. 4) Project location map 5) Traffic study as prepared by Paul Box of Box and Associates 5 a Letter from Mr. Box 6) List of adjoining property owners and addresses 7) Soil report prepared by L.T. Hooper 8) Lake County soil and water conservation soil report 9) Plat of annexation 10) Plat of survey of both parcels 11) Letter from Urban Forest Management 12) Letter from Mr. Manhard to Mr. Kuenkler concerning detention 13) List of variations prepared on November 9, 1983 14) Copies of the traffic control study for Lincolnshire Corporate Center 15) Report on the flooding problems in the Pekara subdivision 16) Preliminary plat of subdivision 17) Aerial photo of the site and surrounding area 18) Vegetation and flood plain map 19) Soil and topography exhibit 20) Sanitation sewer and main improvements 21) Preliminary offsite street and storms 22) 0ffsite sanitary sewer and water main exhibit Buffalo Grove Plan Commission Public Hearing November 16, 1983 - 3 - Mr. Manhard stated these exhibits are the same as previously presented. He reviewed the preliminary plat. The project is divided into fifty foot wide sites and approximately twenty thousand square feet. They intend to develop their site with a minimum of one hundred foot wide frontage and forty thousand square foot lots. It is set up this way so that they do not have to come back to the Commission each time they sell a property. He then reviewed the exhibit depicting the flood plain area. The depth of the flood plain vaires from approximately three feet to less than one foot. It is approximately forty acres in total. There is no significant vegetation on the property. He reviewed the exhibit depicting the soil types and sanitary and sewer layout. They intend to hold the water back near the source of the flood and release it slowly into the lakes and eventually into Aptakisic creek. He reviewed the exhibit of the offsite sanitary sewer and its route. Regarding connection of Deerfield Road to Busch Road, they will provide a right-of-way reservation for a five year period. The roadway will be sixty-nine feet in length going east and 2 lanes to the west with a center median. At the end of five years the property will revert to the property owners if it has not been built. Mr. Truesdell stated staff recommended that the right-of-way be dedicated as opposed to reserved. He was concerned with this. Mr. Lamphere stated they had agreed to dedicate this piece, the bond was to cover the installation or the improvement of the spur. Chairman Goldspiel read a letter from Mr. R. F. Crates, Superintendent of Schools, District 102 addressed to Mr. Shields dated November 16, 1983. They wanted to express their interest in the development and asked the location of Aptakisic Trip Junior High School be kept in mind. Mr. DeLance noted they have looked at the potential park area that was required for this development. Mr. Lamphere stated this will be different from other industrial parks in that it geared to high tech. They have turned down more clients than they have accepted in the Lincolnshire development. They offer sites for sale that a purchaser can build on but they reserve the right to approve the architectural plans. They will also construct buildings. If it is approved, they plan to start as soon as weather permits in the Spring of 1984. There will be spec buildings put up. Buffalo Grove Plan Commission Public Hearing November 16, 1983 - 4 In response to Commissioner Davis, Mr. Truesdell stated There will be a convenant that they will put two parcels together for a minimum lot. In terms of buffer yards all of the land is vacant around the site and in the comprehensive plan it is basically shown as non residential. Therefore the requirement can be waived. In response to Commissioner Davis, Mr. Lamphere stated he would be inclined to use a buffer zone with the adjacent property on the north if it is developed prior to his development's completion. Mr. Doyle stated all of the variations that the developer has requested have been reviewed by staff and they have agreed in principal to them. Mr. Kuenkler stated this did give the developer four years to complete the proposed improvements. In response to Commissioner Davis, Mr. Lamphere stated they will provide an easement for a bike path along Aptakisic Creek. They do not feel it should be there. In response to Commissioner Goldberg, Mr. Manhard stated the reason they are asking for variations on the off stream lakes and channels is because this is an industrial park rather than a residential area and they feel the ordinance was written for residential. Their lakes and channels will be maintained by the adjacent property owners through an association. They want to use different treatments around the lakes than required by the ordinance. They prefer not to have the shelf in the lakes because of the growth that occurs. They have not had any problems in Lincolnshire with children and the lakes. They are using a different hydrolic analysis regarding the drainage basins. This was developed by the State of Illinois Highway Division of Water Resources. The volume of the drainage basins is about 50% greater than the Buffalo Grove storm water detention requirements in terms of detention water storage. The detention will be reviewed by the State of Illinois Engineer, the Corps of Engineers, the EPA and the Village. In response to Chairman Goldspiel, Mr. White stated there is a slight increase of water that gets run off but the main problem is not the amount of water runoff but the ratio. What they are providing by the lakes is that the conveyance will be very slow. They are constantly slowing the ratio of water li flow with the lakes system. The way the Pekara subdivision was developed it is not feasible to help their water situation. In Mr.response to Mr. Musfeldt, Raysa stated the annexation agreement has PY g not been prepared and he did not know what the data looks like. Buffalo Grove Plan Commission Public Hearing November 16, 1983 - 5 - In response to Commissioner Musfeldt, Mr, Kuenkler stated six hundred feet is stretching the lights out somewhat farther but with the nature of the development it seems reasonable. The street lights will not cause a hazardous situation. Mr. White stated the Village ordinance on lighting is not the national standard nor does it meet the standard. They do not want to meet those illumination standards. They will use the Village illuminairs as required in the ordinance. Their plan is about a 50% reduction of lights. The amount of illumination will vary. Mr. Box stated there is a time when an excess of 2,000 vehicles will pass through the intersection during peak hours. He felt Route 22 needs widening, regarding the toll road there is a need for a traffic signal at Route 22 and the toll road ramps. Lake/Cook Road has been developed with inadequate capacity. In the absence of Route 22 improvements it should have been a six lane facility. Looking at Milwaukee and Deerfield Roads there is an existing need for an additional north bound right hand turn lane. Deerfield has been interested in having an interchange installed between the toll road and Lake/Cook Road. He felt that would be done. The only way you can find out how many people will work in this area is to build it and count them. If you compare this with a total office development then your rates of flow would depend upon the FAR's. That depends upon your parking. Mr. Lamphere felt the numbers Mr. Box had come up with were close to the population his development would have. Mr. Box stated his figures do not include the Lincolnshire development for traffic flow because he wanted to speak to the impact on Buffalo Grove. In response to Commissioner Musfeldt, Mr. Lamphere stated the buildings would not be more than four stories. He did not feel fire protection would be a problem. They will provide an easement for the rail spur and it would be a single lead track that would come in to the property. It will be installed if there is a need for it. Mr. Damish disagrees with Mr. Box. He feels the project is basically a good one but he disagrees with Busch Road as planned. He is concerned with the fifty foot lots. He would not like the left turn at the point where Deerfield Road would connect with Milwaukee Avenue. The triangle piece does not allow their property access. Mr. Lamphere stated the triangular piece was being dedicated to the Village. He then explained the theory of the fifty foot lots. Buffalo Grove Plan Commission Public Hearing November 16, 1983 - 6 - Chairman Goldspiel closed the public hearing at 10:25 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman li Li Buffalo Grove Plan Commission Public Hearing November 16, 1983 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Corporate Grove Corridor Annexation and Zoning Commonwealth Edison Right-of-Way Annexation and Zoning Corporate Grove Annexation and Zoning Northwood Grove Unit II November 16, 1983 Chairman Goldspiel called the regular meeting to order at 10:26 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois Commissioners Present: Chairman Goldspiel Mr. Davis Mrs. Reid Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mr. Shields Mrs. Sheldon Mrs. Kaszubowski Also Present: Mr. R. Lamphere, Developer, Corporate Grove Mr. P. Box, Traffic Analysis, Corporate Grove Mr. G. White, Engineer, Corporate Grove Mr. D. Manhard, Engineer, Corporate Grove Mr. J. DeGrazia, Developer, Northwood Grove Unit II Mr. S. Stone, Village Trustee Mr. G. Glover, Village Trustee Mr. J. Doyle, Assistant Village Manager Mr. D. Delance, Park District Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Reid, seconded by Commissioner Krug to approve the November 2, 1983 Regular Meeting Minutes. Page 3, paragraph 1 add "and is dedicated as" after "feet,"; paragraph 8 add "or integration of the two roads which would save space". COMMUNICATIONS Commissioner Krug attended the November 14, 1983 Village Board meeting. It was Government Day and well attended. The children voted themselves a four day school week. - 2 - COMMITTEE AND LIAISON REPORTS There would be a Nortran meeting in Buffalo Grove on November 29, 1983 per Commissioner Goldspiel. Commissioner Goldberg moved that the Plan Commission continue discussion on the Northwood Grove Unit II until the next regular meeting. Due to lack of a second the motion failed. ICI CORPORATE GROVE CORRIDOR ANNEXATION AND ZONING Moved by Commissioner Davis, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board that the Corporate Grove Corridor Annexation and Zoning be approved. AYES: Commissioners Davis, Reid, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Sheldon, and Kaszubowski The motion passed 5 - 0. COMMONWEALTH EDISON RIGHT-OF-WAY ANNEXATION AND ZONING Moved by Commissioner Davis, seconded by Commissioner Krug that the Plan Commission recommend to the Village Board approval of the Commonwealth Edison right-of-way Annexation and Zoning. Discussion: Commissioner Reid stated the motion should include something regarding the wording to delete the south portion. Mr. Truesdell stated that in the annexation agreement and zoning it is stated that this only includes the north portion. AYES: Commissioners Davis, Reid, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Sheldon, Kaszubowski CORPORATE GROVE ANNEXATION AND ZONING Moved by Commissioner Davis, seconded by Commissioner Musfeldt that the Plan Buffalo Grove Plan Commission Regular Meeting November 16, 1983 - 3 Commission recommend to the Village Board approval of the Corporate Grove Annexation and Zoning with the following exceptions to the variations: 1) That Busch Road be 39 feet back to back and all other roads be 37 feet. 2) That the southerly exits be dedicated and not reserved. 3) If proposed bus service is provided on Busch Road or through the development by a public authority the developer agrees to build bus stops at reasonable intervals on Busch Road. Discussion: Mr. Raysa was concerned with the use of berms that could obstruct view when constructed in the right-of-way. Municipalities have been held liable for right-of-way problems. He felt all commissions should be watchful of this problem. Page 1 of the variations requests he had problems with the word vacated. You do not vacate the interior lot lines. Mr. White stated they did not want to come in and have to resub when they sold a site. The word vacate may not be proper here. Commissioner Davis wanted to include the variation list in the motion. The Board determined this should be left out. In response to Mr. Raysa, Mr. Lamphere explained that the fifteen feet on either side of Busch Road was being left at Mr. Kuenkler's request for utilities. In response to Mr. Raysa, Mr. Truesdell stated the Village has given easements for bike paths. AYES: Commissioners Davis, Reid, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Sheldon, Kaszubowski The motion passed 5 - 0. Chairman Goldspiel stated that he agreed with Mr. Damish. He felt this project was creating safety problems regarding the lakes, sidewalks, diminished lighting and the failure to line upBusch and Deerfield Roads in g g view of the heavy traffic. Buffalo Grove Plan Commission Regular Meeting November 16, 1983 - 4 - NORTHWOOD GROVE UNIT II Mr. De Grazia stated they have tried to enlarge the exhibit of the plan so that the Commission could see it better. They investigated the question of the buildings on the county lines and it was determined that it would not be a problem. They believe it is not a concern. They eliminated a building and it gave a larger open space. They widened the access to Armstrong near the break away gate. They changed the sidewalk configuration at the request of the staff. They are providing sidewalk Bomenite identification on the street. Regarding the turn ratio in the cul-de-sacs and parking they have added parking spaces at the throat of the cul-de-sacs. The Village stated they have no problem with the turn around radius. Mr. Truesdell stated that he had talked with the disposal company and the garbage truck needs a 43 foot radius to turn, but for safety purposes the drivers are instructed to back into the cul-de-sacs and pull straight out. Mr. De Grazia believed that a moving van would back into the driveway to unload as that is their practice. Regarding the sidewalk along Armstrong Drive on the south side of the street, there is a sidewalk on the other side of the street up to the gate. The security fence would be put on one side of the bike path and not down the middle of it. A private contractor will take care of the snow and they use smaller vehicles to remove it. Regarding the space between Buildings 2 to 8 and 12 to 17 the budget for landscaping is quite generous. They will be bermed and landscaped. The lakes will be stocked. The donation to the park district will be the lakes as the passive portion and they will be submitting a cash donation for the active portion. The lakes will be owned by a homeowner's association not by the park district. The variations have not been changed with this new plan Regarding the original site plan and density it had 212 units and now they are down to 180 units. If they take one more building out it would not be economically feasible to build. Commissioner Davis moved that the Plan Commission move this to a public hearing. Due to the lack of a second the motion failed. Commissioner Goldberg felt the Commission should get a better insight as to how it felt about the plan. Mr. De Grazia felt the Commission liked the concept at the last meeting. There was some question of overcrowding. He felt he had answered most of the concerns from the last meeting. In response to Commissioner Reid, Mr. De Grazia stated that if he moved Buffalo Grove Plan Commission Regular Meeting November 16, 1983 - 5 - the buildings along Lake/Cook Road up off the county line it would not be feasible to build the project as he would loose four buildings. Commissioner Davis does not like the barracks approach. He does not see a problem with the splitting on the county lines. Commissioner Goldberg feels the project is unique unto the Village. He has shown some desire to open it up by eliminating one building. He likes the concept and thinks it would be good. He likes the cul-de-sac idea. It is still crowded. Commissioner Musfeldt was concerned that in granting too many variations the Village is basically creating a situation where there is no ordinance at all. Commissioner Krug would like to see a 42' turning ratio on the cul-de-sacs. Chairman Goldspiel does not think this works as a private development because it does not have any recreation area. What he really sees is a modified coach house and a continuing intersection of paved driveways and streets. This development will not work. It might if it was in a different kind of terrain. When you take out parkway and with the narrow right-of-way you are putting everything closer together. Mr. De Grazia feels confident of this plan over the other plan and asked for a public hearing. This project is geared to people who do not need recreation areas. They might go out and walk around the pond. They will be empty nesters, couples without children, and singles. They will recreate outside of the area. Trustee Stone is not normally in favor of a lot of variations but he feels this development is unique and superior to the approved plan. He does not have any problems with the variations or the density in this plan. Moved by Commissioner Davis, seconded by Commissioner Goldberg that this plan be moved to a public hearing. Discussion: Commissioner Goldberg stated that just because the applicant will have his plan moved to a public hearing does not mean that the Commission is approving the development. AYES: Commissioners Davis, Reid, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Sheldon, Kaszubowski Buffalo Grove Plan Commission Regular Meeting November 16, 1983 IG - 6 - The motion passed 5 - 0. FUTURE AGENDA On December 7, 1983: There is a possibility of a public hearing on the Northwood Grove Unit II if all the necessary material is in. There is a variation public hearing of the flood plain ordinance pertaining to a garage. The potential of a public hearing on the Martin and Marbry Development. There are also a few plats to be approved at that meeting. ADJOURNMENT Moved by Commissioner Goldberg, seconded by Commissioner Davis to adjourn the meeting. The vote was unanimous in favor and Chairman Goldspiel adjourned the meeting at 12:04 A.M. Respectfully submitted, Ka hleen Comer Recording Secretary APPROVED BY: Q( `ccLL, Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting November 16, 1983