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1983-10-19 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Corporate Grove (Santucci) Annexation and Freedman Corridor Annexation October 19, 1983 Chairman Shields called the Regular Meeting to order at 7.38 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Davis Mrs. Reid Mr. Musfeldt Mr. Krug Commissioners Absent: Mrs. Sheldon Mrs. Kaszubowski Mr. Goldberg Also Present: Mr. L. Freedman, Attorney, Freedman Corridor Mr. R. Lamphere, Developer, Corporate Grove Mr. F. Waldenmyer, Landscape Architect, Corporate Grove Mr. D. Manhard, Engineer, Corporate Grove Mr. G. White, Engineer, Corporate Grove Mr. J. Rosen, Riverwoods Trustee Mr. W. Balling, Village Manager Mr. S. Stone, Village Trustee Mr. G. Glover, Village Trustee, arrived at 10:00 P.M. Mr. D. DeLance, Buffalo Grove Park District, left 9:00 P.M. Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt to approve the October 5, 1983 Regular Meeting minutes. Page 3, paragraph 1 change "west" to "north"; paragraph 6, add "maintenance of" after "concerning". Approval was unanimously favorable with Commissioner Davis abstaining. Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt to approve the October 5, 1983 Public Hearing meeting minutes. Page 3, paragraph 5 add "designed for" after "and". Approval was unanimously favorable with Commissioner Davis abstaining. Ii - 2 - COMMUNICATIONS None LIAISON REPORTS None FREEDMAN CORRIDOR ANNEX Mr. Truesdell briefly reviewed the plat of annexation for the corridor property. It is a forty-four acre parcel at Busch and Weiland Roads. It is called a corridor because it gets you to the Santucci parcel. It abuts the Village along the Highland Grove Subdivision. In this case the Village approached Mr. Freedman asking him to bring his clients parcel in at this time because the Village needs it to maintain contiguity to the Santucci property. At this time there is no specific development plan. Mr. Freedman stated several years ago they had tried to bring this piece in calling it Thread Creek. The owners are not developers. They are not ready to come in with a plan. They feel the IO/R south of Busch Road will probably be the most developable and the commercial in the triangle. Lexington Development Company had at one time wanted to develop a piece to the north as R9. If they go through with this it would be more dense than previously approved by the Village. It is not their intention to request that density unless the developer wanted it. They will have their concept finalized within the next thirty days. If Lexington chooses not to develop this piece, they will request a lower density. Commissioner Goldspiel asked if the Village annexes and zones without a plan how would it make sure it gets the proper rights-of-way dedication. Mr. Truesdell stated this would be taken care of when the plan comes in and the developer would install Busch Road up to this property. Mr. Balling noted the internal circulation would rely on the plan when submitted. Mr. Truesdell stated the next stage requires a public hearing on this parcel. Because something might happen in the next thirty days on the residential it was determined that the hearing would be coordinated with the public hearing on the Corporate Grove piece. Buffalo Grove Plan Commission Regular Meeting October 19, 1983 1 1 - 3 - In response to Commissioner Musfeldt, Chairman Shields stated the property to the south is not part of Buffalo Grove. It is unincorporated Lake County. Mr. Truesdell briefly showed a video tape of the Lincolnshire Corporate Center. The developer is going to incorporate many of the items from that development into the Corporate Grove. The Village received a letter from the Village of Lincolnshire requesting that we consider some of the work they have done in their Milwaukee Avenue Corridor study. It requires an eighty foot setback along the right-of-way on Milwaukee Avenue plus various landscape proposals. He believes the developer's intent is to keep those kinds of setbacks. He will submit this letter to the developer. Mr. Lamphere stated the owners of the Corporate Grove piece are Don Asher and Gerry Kenney. They are going to convert a flat piece of land into a completely developed piece with landscaping, lakes and a people oriented approach. He showed renderings of the buildings they plan to build. It is their intention to build multiple tenant buildings. They will build a series of three or four buildings together according to what the market dictates. They want to have a mixed use development; high tech, office and warehouse, office and development, training centers. They have a concern with the alignment of Busch Parkway. It is of absolute necessity that it be maintainable as they have showed it. They feel that there is a lot of flexibility in their street system. Mr. Waldenmyer showed a brief slide presentation of landscaping they have done and will be incorporated into this development. They will change the flatness of the land by adding contours with berming and plantings. They have done several sites in the area some of which are the Crossings, Buffalo Grove Office Center for Trammell Crow and they will be working with these developers on this site. Mr. Don Manhard explained the lots are fifty feet wide and a minimum of twenty thousand square feet. They will not develop less than forty thousand square feet with one hundred foot frontage lots. He showed a plat of the completed Northgate Industrial Center depicting the developable size of the parcels which were originally divided up into small parcels. He showed an exhibit depicting the area of the plan that is on the flood plain. They will do extensive work along the creek to lower the flood plain. Most of the vegetation on the site will be removed because it is not worth saving. They will replace it. A sewer will provide for the needs of the property. The water main will be connected to the Village of Buffalo Grove water system. They will get their clay fill by digging in the lakes. Buffalo Grove Plan Commission Regular Meeting October 19, 1983 - 4 - The land drops some thirty feet from one side to the other. All of the lakes will be detention ponds as well as for aesthetic use. Mr. White briefly reviewed the soil report prepared by Mr. Lewis Hooper. Mr. White briefly reviewed the traffic report prepared by Mr. Paul Box. Chairman Shields called a recess at 8:57 P.M. Chairman Shields reconvened the meeting at 9:08 P.M. Mr. DeLance left at 9:00 P.M. Commissioner Musfeldt questioned the seven hundred cars at the A.M. peak hour off Milwaukee Avenue onto Deerfield Road on Page seven of the traffic report. Mr. Lamphere stated they will have Mr. Box answer all the Commission's questions at the next meeting. He could not attend this meeting. In response to Commissioner Goldspiel, Mr. Lamphere stated they are trying to provide office space for high tech people. This is the type of industry that is on the move today. To make a development for this market it has to be people oriented. They will screen out some prospective tenants that would not be compatible with high tech. In response to Commissioner Davis, Mr. Lamphere stated they are going to have restrictive convenants on the property. In response to Commissioner Musfeldt, Mr. Truesdell stated the plan was submitted to the various Village departments for review and most of them did not have any problems with it. The Busch Road Fire Building was built with the idea of expansion in this area. The police did make a comment this would require additional men. The fiscal impact on this project should be positive, however, it has not been done yet. Mr. Balling stated the Village is set up with four police districts. The fourth is not fully manned at this time. This plan would create the need for a permanent fourth district but not specifically dispatched to this site. In response to Commissioner Musfeldt, Mr. Manhard stated the State of Illinois I;I will approve this drainage plan. In response to Commissioner Goldspiel, Mr. Lamphere stated he did not have an idea as to how many people will be employed by this project. There will be a substantial number though. Buffalo Grove Plan Commission Regular Meeting October 19, 1983 - 5 - Commissioner Goldspiel questioned how realistic this traffic study was. Mr. Lamphere replied that Mr. Box will be made available to the Commission at the next meeting on this development. I � I Commissioner Goldspiel asked the staff to look into the change in the Busch/Deerfield Roads connection and report back to the Commission. i Commissioner Davis felt that if the connection was made as originally planned it would create a raceway. Mr. Truesdell stated they will maintain an eighty foot right-of-way on Busch Road which would be enough for a four lane road. In response to Commissioner Goldspiel, Mr. Lamphere was not planning on providing sidewalks on Busch Parkway. However if a bus route was established he would be happy to construct a bus shelters at each corner. He did not feel the bus stop would be utilized that much. Commissioner Goldspiel reviewed the variances as stated in the packet titled Corporate Grove Annexation to Buffalo Grove - Variations and Zoning Notes. 16.20.070 Mr. Lamphere stated this is a large parcel of land and they will probably be phasing it and they thought it was more practical to have a two year period to submit the final plat. 16.20. 130.B3 The lakes will be taken care of by an association made up of owners. It will be in their interest to keep them in good condition. The lakes will not have more than a six foot depth and will be of clay lined. In response to Commissioner Davis, Mr. Lamphere stated all of the lakes and boulevards are maintained by the association of owners. 16.50.030.C.17 This is an office area not residential. The slopes will be maintainable. Buffalo Grove Plan Commission Regular Meeting October 19, 1983 III - 6 - 16.50.070.D2 Mr. Manhard stated they will not allow parking on the streets and that is why they are asking for this variance. 16.50.080.A1 Commissioner Goldspiel felt that it was important that sidewalks be put in this project and to maintain the dictates of the Comprehensive Plan. 16.50.080.Al.C1 In response to Commissioner Goldspiel, Mr. Manhard stated the lake elevation will be the same as the bottom of the stream. They will be widening the stream and that will provide some compensatory storage. They are following the much more stringent rules of IDOT. In response to Commissioner Davis, Mr. Manhard stated their water management is for that site and they will not be creating water problems for their neighbors. Mr. White stated they have to convey the flood flow. They are providing fifteen lakes on the property to store water. The water will be managed and slowly let into the stream. The same volume of water is still on the property. They are rechanneling it. Trustee Glover arrived at 10:00 P.M. They are using a different method than compensatory storage. In response to Commissioner Musfeldt, Mr. White stated that three and a half square miles or two thousand acres is what Aptakisic Creek drains. This property represents approximately ten percent of the total area drained. In response to Commissioner Goldspiel, the staff was not aware of any severe flooding problems south of the area. It will be checked for the next meeting. In response to Commissioner Goldspiel, Mr. Lamphere stated this development will create a need for more middle income housing. It will be a catalyst for a lot of other things being needed in Buffalo Grove. Mr. Balling stated one of the critical elements of the plan is the Busch/Deerfield Roads realignment. Since 1980 there have been reversals of the County policy to county roads. Busch Road must be paid for by private Buffalo Grove Plan Commission Regular Meeting October 19, 1983 - 7 - developers without county involvement. The policy is clear, they are not interested in participating financially with the implementation of transportation systems. Buffalo Grove will not be able to put that road in there at municipal cost. Riverwoods has expressed their strong opposition to a direct realignment of Busch Road. Commissioner Goldspiel felt the corner of Deerfield Road and Milwaukee p Avenue would create serious problems. Moved by Commissioner Davis, seconded by Commissioner Musfeldt, that as soon as the developer has submitted all the necessary papers to the staff and the questions raised at this meeting tonight are answered that this plan be moved to the public hearing stage. AYES: Commissioners Goldspiel, Davis, Reid, Krug, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Kaszubowski, Goldberg The vote was 5 - 0 the motion passed. Mr. Rosen, Riverwoods Trustee, stated he would like to volunteer to be involved in whatever review is necessary to what is palatable for this project. He has six points he wanted to cover which were: 1. They are not totally familiar with the improvements but they do have a water system operating to the east which can be enlarged that can be made available for connection to this project. 2. They do have an operating and comprehensive plan which comments on this site as other than residential. 3. They have worked with these people already and have found them to be straight forward. 4. They support the bike path and pedestrian walkways. 5. The village of Riverwoods opposes the direct connection of Busch Road to Deerfield Road. 6. He congratulated the Village of Buffalo Grove on their twenty- fifth hear of existence and Riverwoods will be celebrating their twenty-fifth year soon. Buffalo Grove Plan Commission Regular Meeting October 19, 1983 - 8 - FUTURE AGENDA At the November 2, 1983 Regular Meeting there will be a workshop for the Northwood Grove Unit II Multi-family plus an office building at Buffalo Grove Road and Dundee Road. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Reid to adjourn the meeting. The vote was unanimously favorable and Chairman Shields adjourned the meeting at 10:41 P.M. Respectfully submitted, 4 € J7ZZJ1 athleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting October 19, 1983 II