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1986-01-15 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Petition to the Village of Buffalo Grove for Annexation, Zoning in the R-4 and B-3 Zoning Districts and Preliminary Plan approval with a variation to Section 17.40.020.B. of the Zoning Ordinance and the following Sections of the Development Ordinance: 16.30.050.A.4. ; 16.50.070.D.2. ; 16.50.030.A. ; 16.50.040.C.4. ; 16.40.070.D.2 and 16.40.070.1. Flood Plain Ordinance 18.12.100.A.5. (Siefert Property) January 15, 1986 Chairman Sheldon called the public hearing to order at 7:49 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel - arrived at 7:57 P.M. Mr. Krug Mr. Musfeldt Mr. Laskie Mr. Gal Ms. Kaszubowski - arrived at 8:51 P.M. Commissioners Absent: Mr. Davis Mr. Demski Also Present: Mr. H. Francke, Attorney, Siefert Property Mr. E. Bieszczad, Developer, Siefert Property Mr. J. Ezzi, Engineer, Siefert Property Mr. M. Spivak, District 96 Representative Mr. S. Sprawlaff, 481 Springside Lane Mr. E. Mallen, 318 Gardenia Mr. H. Lampert, 319 Gardenia Ms. Kenna, 321 Gardenia Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the newspapers and informed the audience of the format the meeting would take. She then swore in Messrs. Francke, Bieszczad and Ezzi. Mr. Francke stated the property is owned by the Siefert's as a trustee in a personal trust. It is 39 acres. Anden Corporation is the purchaser of the eastern half of the total Siefert farm. The western half was condemned by the Buffalo Grove Park District. A list of property owners within 250 feet of the site was submitted to staff along with an affidavit from the title company stating they researched the homeowners. Mr. Truesdell stated the notices were mailed and notice was published in the newspapers. The variations that they are asking for are: 1. A 5' reduction in the rear yard in lots on the north. 2. A reduction in the right-of-way into the Wellington subdivision from 60' to 50' . 3. The use of enkamat. 4. Cul-de-sac length on the east end of the property. 5. To be allowed to enter the flood plain in order to do the drainage work there. 6. No improvements to Checker Road expept a sidewalk and street lights. The surrounding property is single family R-9 on the north, Town Center on the east, multi-family R-8 and golf course on the south which is R-4 and the remaining portion of the Siefert farm which is zoned S-E in the county. Mr. Bieszczad stated they have allowed for the additional right-of-way on Checker Road. The rear yard setbacks are reduced 5' . Commissioner Goldspiel arrived. Mr. Bieszczad stated enkamat has been used successfully in the community and surrounding areas. The right-of-way improvements on Checker are part of the agreement between Anden and the Village with the exception of the 16" watermain from Buffalo Grove Road to the west. The right-of-way variation for the proposed street of 10' is to stay consistent with the existing right-of-way present today. They want to create an area in the flood plain to be a wet lake. They have agreed to do the necessary improvement on the golf course to eliminate the flooding when it rains. Mr. Ezzi briefly reviewed the engineering. The lake will provide 25' to 26' of storage. The requirement is 16.5 acre feet. Regarding the commercial they will provide the necessary dry tie in for the storm and sanitary systems. The street lights will be placed along Buffalo Grove and Checker Roads. Mr. Bieszczad noted the length of the cul-de-sacs was because the Village asked that the road not come out onto Buffalo Grove Road and the cul-de-sac was created. They have petitioned to have the property all in one school district. He referred to Mr. Kuenkler's January 9, 1986 memo to Mr. Truesdell titled Siefert Property Preliminary Plan Review. 1. They have not received this yet. 2. They will do. 3. They will add to the final engineering. 4. This is in process now. 5. There are 2 possible locations and one of them will be applicable depending on the elevation of the existing ditch line that is there today. Buffalo Grove Plan Commission Public Hearing January 15, 1986 - Page 2 With the use of a rendering Mr. Bieszczad explained the buffer between the residential and commercial. They have made an attempt to hide the commercial from the adjacent property. Mr. Truesdell stated adjacent to the development in the Town Center area a concept plan directly across the street from this parcel on the east side of Buffalo Grove Road would be a multi-family apartment complex of 25 to 28 units per acre. The Village would be willing to consider something not more than 4 stories in the low 25 units per acre. They were trying to encourage a Cambridge On The Lake Development. On the Route 83 side of the Town Center the development was retail and office along the Route 83 corridor between Buffalo Grove on the north and Lake-Cook on the south. The entrance to the Town Center was across from Checker Road. Mr. Spivak was informed by Mr. Bieszczad that the commercial will be built out within the next 2 years and the residential will be done during 1986. The number of students would be about 60 to 70. Mr. Spivak stated the district would like the commercial to stay in the plan. They feel this development will have a negative impact on the district. Chairman Sheldon referred to District 96's letter of December 20, 1985 to her regarding the Siefert Farm Development. Commissioner Goldspiel was informed the compensatory storage from the flood plain would take care of the depth elevations with the repair of the golf course. The elevation or high water mark would be 679' . There will be no more transfer of volume of water into the park property than there is today. The developer will install sidewalk on Checker Road or donate the money to the Village for it. Mr. Truesdell stated that Mr. Bieszczad has agreed to pay his share for his 39 acres of both recaptures 1 and 2 as stated in Mr. Balling's memo to the Commission of January 15, 1986 titled Siefert Property Cost of Improvements of the entire 16" watermain from Buffalo Grove Road to connect where it exists today along the entire length of the watermain. He will provide 5' of additional right-of-way on Checker Road. He did not agree to do the improvements to Checker Road. Mr. Kuenkler felt the detention would work. This will drain out to the Farrington Ditch a little quicker with the improvements. Commissioner Krug was concerned with the velocity of the water. In answer to his questions, staff was not sure who would put the street lights along the Park District end of the property. Commissioner Gal was informed the developer will create a bridge across the Farrington Ditch to continue the bike path. The Park District plans to connect up the bike path system. Commissioner Laskie was informed the berm will be sodded and landscaped. Commissioner Kaszubowski arrived but did not take part in the public hearing. Buffalo Grove Plan Commission Public Hearing January 15, 1986 - Page 3 Mr. Truesdell stated the Village will ultimately own the lake unless the park district takes it over. Mr. Sprawloff was concerned with vegetation growing in the lake. Mr. Ezzi explained that would not happen. Mr. Mallen was concerned with the traffic generated from this project. Ms. Kenna was concerned with the variation on the 10 lots near the ditch. Mr. Ezzi explained that the ditch will be filled and regraded. A resident of the Commons asked about water which stands in their back III, yards. Commissioner Goldspiel noted that the level of the back yard drains was lower than the 679' level proposed for the detention lake and asked whether the storm water would back up into the yards at high water. Trustee Glover recommended that the developer and staff work out the problems with the elevations of the lake and sewer inlets on the rear property lines of the Wellington development before this project reaches the Board level. Mr. Lampert pointed out that the Wellington development's inlets are above the level they should be. He would like to see the mature trees preserved along the ditch. The street from this development will connect to Gardenia which will make it the main entrance into the pool. Chairman Sheldon closed the public hearing at 8:25 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing January 15, 1986 - Page 4 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Siefert Property Brunswick North Property Illinois Route 83 Plat of Dedication January 15, 1986 Chairman Sheldon called the regular meeting to order at 9:37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug - left at 11:05 P.M. Mr. Musfeldt Mr. Laskie Mr. Gal Ms. Kaszubowski Commissioners Absent: Mr. Davis Mr. Demski Also Present: Mr. H. Francke, Attorney, Siefert Property Mr. E. Bieszczad, Developer, Siefert Property Mr. J. Ezzi, Engineer, Siefert Property Mr. L. Freedman, Attorney, Brunswick Property Mr. J. Nelson, Planner, Brunswick Property Mr. R. Piggott, Developer, Brunswick Property Mr. P. Bianchini, Developer, Brunswick Property Mr. M. Spivak, District 96 Representative Mr. S. Sprawlaff, 481 Springside Lane Mr. E. Mallen, 318 Gardenia Mr. H. Lampert, 319 Gardenia Ms. Kenna, 321 Gardenia Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Commissioner Krug attended the January 13, 1986 Village Board meeting where a concept plan for the property immediately north of the Town Center at Route 83 and Buffalo Grove Road extended was discussed but not referred to the Commission. SIEFERT PROPERTY Moved by Commissioner Goldspiel seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board annexation and zoning of the R-4 and B-3 zoning districts on the property known as the east portion of the Siefert Property and that the Commission recommend the preliminary plat dated December 5, 1985 for the residential portion only and not the commercial portion subject to the following: The Commercial Area 1. The developer provide a berm as shown on Exhibit A typical cross section with plantings to be subject to approval of the Village Forester. Variation recommendations to include approval of the following: 1. The use of enkamat in lieu of boulders at the shore line of the lake. 2. That the developer not be required to improve the right-of-way of Checker Road but that the developer would be required to provide sidewalk along Checker Road and the street lights. ii 3. Approval of the length of the cul-de-sacs on the easternmost portion of the plan. 4. That the 10 lots marked with asterisk on the north portion of the plan be permitted a 5' reduction in the depth of the rear yards. 5. That the portion of the north/south street located between Block #1, Lot #1 and Block #1, Lot #19 be allocated a right-of-way width variation as shown on the plat. Further that the Village Board be provided information concerning the potential problem of leveling and flooding of the back yards on both sides of the north property line and that the Village Board be provided a recommended solution to those problems by staff and the developer. Subject to the comments in Mr. Kuenkler's memo of January 9, 1986 6o Mr. Truesdell titled Siefert Property Preliminary Plan Review which included the following: 1. The Natural Resource Opinion. 2. The location of existing well and septic. 3. Extension of the storm sewer at the north property line to Buffalo Grove Road. 4. Location and cross section for the proposed ditch and the storm 1 sewer replacement on the golf course. 1 5. Information about the sanitary sewer crossing of the Farrington Ditch. Buffalo Grove Plan Commission Regular Meeting January 15, 1986 - Page 2 Subject to provision of a bridge over the Farrington Ditch and a stub of the bike path. Subject to Lots #10 and #11 in Block #5 and Lots #8 and #9 in Block #6 not to be built upon until the commercial property is to be built. Subject to certain uses of the commercial to be subject to special use procedure in the commercial and those to be tavern, restaurant, liquor store and arcades. Subject to recommended variations to the flood plain ordinance to allow reconstruction of the flood plain area with provision of required compensatory storage. Discussion: Commissioner Gal felt that leaving the stated lots undeveloped until the commercial was developed could cause some lots to be over 100' in length if the commercial is not built. Mr. Bieszczad stated they would be able to provide ingress and egress on the 7 acre parcel without the lots being left open. He will landscape the berm. The motion was amended with Commissioners Goldspiel and Musfeldt in concurrence to read that the developer will petition School District 102 for deannexation and District 96 for annexation of the portion of the property. Mr. Spivak stated that the District would be favorable to taking the few homes that are now in District 102 but if the entire site becomes residential and the commercial is not built, they would not be favorable in accepting that because it would increase the deficit in District 96. AYES: Commissioners Krug, Musfeldt, Laskie NAYES: Commissioners Goldspiel, Gal ABSTAIN: Commissioner Kaszubowski ABSENT: Commissioner Davis, Demski The motion passed 3 - 2 - 1. Commissioner Krug stated the developer and the Commission worked hard to get a very nice plan and he is not in favor of the commercial at this location. Commissioner Laskie felt as the Town Center is planned near this site he sees this a little more viable and feels for the developer and the additional cost he has to bear on this property. Commissioner Laskie is not in favor of the entire recommendation. Commissioner Gal felt because the main strong hold now is the Town Center and since that has not been completed, he would not like to see any development that would hinder it, thus he was opposed to the commercial property. Buffalo Grove Plan Commission Regular Meeting January 15, 1986 - Page 3 BRUNSWICK NORTH PROPERTY Mr. Freedman briefly reviewed the property location and stated the site is owned by the National Bank of Chicago as a trustee of the Brunswick trust. Mr. Nelson reviewed the location of the property and the surrounding area. He referred to the plan dated November 18, 1985. They propose that Weiland Road stay in its present configuration as relocating the Aptakisic Road so that it does not isolate some of the single family lots. The site drains in a southeasterly direction and ultimately into the Aptakisic Creek. There are 2 different types of single family lots. In the southeast quadrant there is R-4, 8,750 single family homes and the balance is R-4 on the 10,000 square foot homes. They have a commercial use at Weiland and Aptakisic Roads. He reviewed an alternate plan, passed out to the Commission, depicting the park site being moved to the detention area showing it along the east side. When they relocated the park site they provided a cul-de-sac attached at the property line to provide access to the property to the west. The 2 lots at Thompson Boulevard and Weiland and the cul-de-sacs have been flipped on the alternate plan. However, now those lots have roads on 3 sides and the rear along an arterial road. The number of lots in the alternate plan is the same as the plan dated November 18, 1985. He then showed a rendering, passed out to the Commission, of the alternates to be used on the 9 acre site slated to have 3 radio towers on it. They are showing an outlot in the commercial for a restaurant. The parking ratio equates to higher than the required parking. They are asking for a variation on the residential to side yard requirement at the 10% standard. Mr. Piggott stated they feel that access to Aptakisic Road by the 9 acre piece would not be wise because of the close location of Prairie and is not necessary. This access would bring more traffic into their development. Commissioner Musfeldt was concerned with the additional traffic this plan would cause on Thompson Boulevard. Mr. Piggott stated that they have very little access to Aptakisic and the only place they could provide it would be too near Prairie. The ball field is 300' and would accommodate older children. Commissioner Krug left the meeting. Commissioner Musfeldt urged the developer to give consideration for parking for the ball field. Commissioner Kaszubowski stated that either parks in the village will be required to have parking or not. She was in favor of neighborhood parks where residents could walk to them. Commissioner Laskie felt there were going to be problems with the traffic. He has no objection to the smaller streets. He is concerned with parking for the park system. Mr. Truesdell stated that the Village has contacted Commonwealth Edison Buffalo Grove Plan Commission Regular Meeting January 15, 1986 - Page 4 regarding parking on their right-of-way for a rail station and they had no problems with that. They might not have problems with parking for the park site here. Mr. Nelson stated there is no flood plain on this site and the detention will be dry. The bike path will be along Weiland and on their property on Aptakisic. Commissioner Goldspiel was opposed to the blanket variations on the side yards. He felt 13 cul-de-sacs and 2 eyebrows were too many cul-de-sacs. He agrees that the third alternate for the 9 acre parcel is preferable. He is concerned about the traffic. Mr. Truesdell attended a meeting on the 9 acre parcel and the radio tower will have a 10 year lease with the option of renewal or purchase of the piece. Mr. Piggott, in response to Commissioner Goldspiel, stated that they cannot align their road with Prairie. They only own half of it on their side. The commercial will be screened and landscaped. The Commission was polled, yes indicating the developer should provide access to Aptakisic. AYES: Commissioners Goldspiel, Laskie and Musfeldt NAYES: Commissioners Gal and Kaszubowski ABSTAIN: None ABSENT: Commissioners Davis, Krug and Demski The poll was favorable 3 - 2. The Commission felt that there was no reason for the developer to alter his plan for the 9 acre site where the radio tower will be built. The Commission was polled if they did not want the cul-de-sacs reduced. AYES: Commissioners Gal, Laskie, Kaszubowski, Musfeldt NAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioners Davis, Krug and Demski The pool was favorable 4 - 1. ILLINOIS ROUTE 83 PLAT OF DEDICATION Moved by Commissioner Laskie, seconded by Commissioner Gal that the Plan Commission recommend to the Village Board approval of the Illinois Route 83 Plat of Dedication dated December 18, 1985 subject to the addition of the interior angles. Buffalo Grove Plan Commission Regular Meeting January 15, 1986 - Page 5 AYES: Commissioners Goldspiel, Musfeldt, Laskie, Gal and Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Davis, Krug and Demski The motion passed 5 - 0. CHAIRMAN'S REPORT Chairman Sheldon along with President Clayton, Trustee Glover, Commissioner Gal, Mr. Balling and Mr. Truesdell have formed a committee to review the mix of multi-family, single family, traffic and additional parks for the Fiore site. They will have 2 meetings, the first of which is January 20, 1986. At the conclusion of the meetings Commissioner Gal will report back to the Commission and then the Commission will be in a position to move ahead on this site. FUTURE AGENDA The Commission concurred they would have a Special Meeting on January 29, 1986. ADJOURNMENT Moved byCommissioner Musfeldt, seconded byCommissioner Gal, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 12:15 A.M. Respectfully submitted, ;6;/ Z; 2 ,f? Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting January 15, 1986 - Page 6