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1986-11-19 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Request to the Village of Buffalo Grove for Zoning in the I (industrial) Zoning District and Preliminary Plan Approval with variations to the following Village Ordinances: Zoning Ordinance--Section 17.48.020.E., it is requested that the Developer receives a reduction in the minimum required lot size and street frontage in order to accommodate future grouped building sites as shown on the Preliminary Plan and exhibits. Development Ordinance--Section 16.50.070.D.2. , it is requested that the Village permit a right-of-way variance to 60' , with 37' back to back pavement (with the exception of the Deerfield Road right-of-way which will be dedicated at 105') ; Section 16.20.130.B. Development improvement guarantees will be submitted with each construction phase and not at time of subdivision Public improvements will be completed with two (2) years of the approval of each construction phase; Section 16.40.020.A. Village will waive its requirements that improvements on private property be guaranteed with a bond for the first construction phase; Section 16.20.060.A.2. A conceptual grading plan for the entire site will be included. Detailed site grading plans will be provided at the time of individual building permit application; Section 16.50.040.C.4. It is requested that the Village waive its requirement for wet detention areas (such as 15' depths, side treatments, and mechanical aeration) provided they are privately owned and maintained. Developer requests ponds with 7' - 8' of water depth; Section 16.50.030.D.17.a. and b.i. and b.ii. It is requested that the Village permit open drainage channels for conveyance of storm water on private property if privately maintained. Also it is requested that the Village waive requirements in its development ordinance relating thereto. (6:1 side slopes and an 8' minimum width paved access road adjacent to a channel) ; Section 16.50.040.D. It is requested that the Village waive its requirements that no structure be built within 25' of a detention facility and instead permit that structures can be built immediately adjacent to a detention facility; Section 16.50.120.D.1 It is requested that unpaved right-of-way areas, detention area banks, and drainage easements be seeded rather than sodded; Section 16.50.100.0 It is requested that the Village permit roadway lighting standards to be located at 600' maximum spacing. It is requested that right-of-way and street dimensions be modified in accordance with the preliminary improvement plans, and to include extended length cul-de-sacs as shown on the plan; Section 16.50.080.A.1, 16.50.090, and 16.50.080.A.1. It is requested that the Developers not be required to construct sidewalks or bike paths on the property, and no dedication or easements for this use be required. It is requested that the Developer be permitted to construct berms within parkway areas of the public right-of-way provided that no berm located over a watermain, sanitary sewer, or storm sewer exceed a height of 3' above the curb level; Section 16.30.050.A.4. Cul-de-sac length in excess of 500 feet. (Covington Corporate Center) November 19, 1986 Chairman Sheldon called the public hearing to order at 8:00 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. She swore in Messrs. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Musfeldt Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Krug Mr. Gal Ms. Kaszubowski Also Present: Mr. L. Freedman, Attorney, Covington Corporate Cntr. Mr. R. Gudmundson, Engineer, Covington Corp. Cntr. Mr. P. Jarvis, Land Planner, Covington, Corp. Cntr. Mr. R. Cowey, Engineer, Covington Corp. Cntr. Mr. J. Schaffer, Developer, Covington Corp. Cntr. Mr. L. Johannesen, Developer, Covington Corp. Cntr. Mr. E. Sabes, B. G. Transportation Commissioner Ms. Mary Lego, 15050 Pekara, Pekara Subdivision Mr. Ray Rinaldi, 208 Florence, Horatio Gardens Ms. L. Baslis, Inverrary Board President Mr. Callo, 1558 Pekara, Pekara Subdivision Mr. T. Cordini 20793 Florence, Horatio Gardens Mr W. Trees, 903 Juneway 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 Buffalo Grove Herald and informed the audience of the format the meeting would take. She then swore in Messrs. Freedman, Gundmundson, Jarvis, Cowey, Schaffer and Johannesen. The exhibits used by the petitioner were those stated in Mr. Truesdell's memo to the Commission dated November 12, 1986 titled Covington Corporate Center Public Hearing. Mr. Freedman stated the site is approximately 100 acres, formerly called the Russell Ray property. He briefly reviewed the history of the site. They originally presented 3 pieces and are now presenting one site. This site will be compatible with the other two should they come into the Village. Mr. Jarvis reviewed the location of the property. This site will be similar to Kensington Center in Mt. Prospect. They are trying to create a very high quality development. The change in the plan viewed at this meeting, from the previous plan presented in the workshop sessions, is a modification to the Deerfield Road expansion. The modification allows for the ultimate connection of Deerfield Road extended with Busch Parkway. The proposed extension will necessitate a closing of a crossing recently constructed over Buffalo Grove Plan Commission Public Hearing November 19, 1986 - Page 2 the railroad tracks and a new one installed at another location. They have added a small link that would serve the Pekara property. The ponding is slightly reconfigured on the east site. Deerfield Road is a 4 lane parkway with a landscaped median. They hope to complete the construction of this site in 2 years. Lot 13 is 7.6 acres and will be held in reserve for up to 2 or 3 years for the possible construction of a railroad station. There will be an 8' pathway on one side of Deerfield Road in a curvelinear design with slight berms along it. Mr. Gudmundson briefly reviewed the engineering plan. There are 2 parcels separated by a railroad track. The site is well suited for development and there is adequate water and sewer to service it. They have investigated the drainage pattern on Parcel II and they will now take all of the run off in the 2 ponds, the outflow will go underneath the railroad tracks, collect into the other ponds on site and ultimately flow to Aptakisic Creek. There is a 50' landscaped buffer between the site and the residential abutting it. The buffer will form a dike when the swales fill. Mr. Jarvis stated the overall F.A.R. would be in the area of .24, .23 and .21 including the ponds. The traffic impact is acceptable according to the village traffic consultant. Mr. Freedman referred to the Public Hearing Exhibit passed out at the meeting (the variations prepared by the developer titled Village of Buffalo Grove Lake Grove Business Park Village Ordinance Variations Requests File #693/200) . The variations they are requesting have been granted to other developments in the Village. Mr. Truesdell pointed out that Development Ordinance Section 16.40.020.A. granted to the Corporate Grove has caused problems and was denied in the Klefstad development. Deerfield Road would have to meet the ordinance for an arterial street regarding street lights. There should be sidewalks on one side of the minor streets. This would be consistent with the Commerce Center and Klefstad developments. Mr. Freedman stated they differ on the private improvement bond. They do not intend the 600' spacing of trees to apply to Deerfield Road. They would be working to have the 8' walk on one side of the street on Deerfield Road but do not feel it is necessary on minor streets. Mr. Truesdell briefly reviewed his November 12, 1986 memo to the Plan Commission titled Covington Corporate Center Public Hearing. Commissioner Musfeldt would like to see the sidewalks on at least one side of all of the streets. He would prefer to deal with water up against the building on an individual basis rather than grant a variation for the entire development. Mr. Freedman stated they would prefer not to dedicate the Deerfield Road extension until they have had time to further review this situation in case they come up with a better alternative. Buffalo Grove Plan Commission Public Hearing November 19, 1986 - Page 3 Mr. Jarvis stated the 15' strip at the northeast corner of the property is being surveyed but the developer does not think he owns it. The developer is agreeable to the right-of-way as access for the long cul-de-sacs Commissioner Katz felt the sidewalks were important on all streets. He was not in favor of waiving the bond for private improvements. Mr. Freedman stated they would remove the variation regarding water next to the buildings if in the future they could submit this on an individual basis. Commissioner Rhodes favored the sidewalks on all streets. Mr. Freedman stated the site is presently zoned suburban residential in the County. On the Buffalo Grove Master Plan it is shown as Industrial, a train station site and single family residential. Mr. Raysa noted if the railroad crossing was changed it would have to go before the I.C.C. for a hearing. The Village of Buffalo Grove has the right to condemn property within its boundary for right-of-way. It has the right to condemn property outside of its boundaries for right-of-way if the property is adjacent and contiguous. Mr. Truesdell stated the village traffic consultant feels Deerfield Road should be a continuous street rather than a "T". Commissioner Goldspiel would like the sidewalks on all streets. Mr. Gudmundson stated the water in the ponds will be of sufficient water quality without the required depth. They will match grade at the property line and within the 50' buffer the existing grade would come up and go down within their site. Mr. Sabes was concerned about traffic problems connected with this site and the proposed train station. Ms. Lego noted the County was opposed to the development because of the flooding. She was unaware of the plan changes that had been made since the plan was presented to the County. She presented pictures of flooding in her area during the September/October rains. Mr. Ronaldi was concerned with the phasing, lighting from the development and berming. Ms. Baslis was concerned with flooding and traffic from the site. Mr. Callo was concerned with flooding from the site. Mr. Cordini was concerned with storm water and sewage for the site. Mr. Trees was concerned with maintenance of the buffer zone, lighting and dirt caused in the construction of the site. Buffalo Grove Plan Commission Public Hearing November 19, 1986 - Page 4 i Mr. Raysa noted the Appearance Commission will make recommendations to the Village Board regarding the landscape buffer. Both Lots 8 and 9 will have a shared access drive. Chairman Sheldon closed the public hearing at 10:16 P.M. , Respectfully submitted, V athleen Comer Recording Secretary APPROVED BY: il* -/'°("4-' JTh/92-16'. .)- Barbara Sheldon Chairman v Buffalo Grove Plan Commission Public Hearing November 19, 1986 - Page 5 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Request to the Village of Buffalo Grove for Zoning in the R-3 and R-4 Zoning Districts and Preliminary Plan approval with the following variations: Zoning Ordinance Variations--Section 17.40.020.B - Variation to side and rear yard setbacks. (Westchester Estates) November 19, 1986 Chairman Sheldon called the public hearing to order at 10:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Musfeldt Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Krug Ms. Kaszubowski Mr. Gal Also Present: Mr. J. Green, Land Planner, Westchester Estates Mr. F. Morelli, Developer, Westchester Estates 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 Buffalo Grove Herald. She stated this public hearing would be continued to the December 3, 1986 meeting because of loss of a quorum. Moved by Commissioner Rhodes, seconded by Commissioner Katz to continue the public hearing to December 3, 1986. AYES: Commissioners Musfeldt, Rhodes and Katz NAYES: None ABSTAIN: Commissioner Goldspiel ABSENT: Commissioners Davis, Krug, Gal and Kaszubowski The motion carried 3 - 0 - 1. Chairman Sheldon closed the public hearing at 10:32 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing November 19, 1986 - Page 2 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Covington Corporate Center Westchester Estates November 19, 1986 Chairman Sheldon called the regular meeting to order at 10:33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Musfeldt Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Krug Ms. Kaszubowski Mr. Gal Also Present: Mr. L. Freedman, Attorney, Covington Corp. Cntr. Mr. R. Gudmundson, Engineer, Covington Corp. Cntr. Mr. P. Jarvis, Land Planner, Covington Corp. Cntr. Mr. R. Cowey, Engineer, Covington Corp. Cntr. Mr. J. Schaffer, Developer, Covington Corp. Cntr. Mr. L. Johannesen, Developer, Covington Corp. Cntr. Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes and unanimously carried that the agenda be revised so that the Covington Corporate Center be Item #1 on the agenda for this meeting. Commissioner Goldspiel felt the decision of the Deerfield Road extension was a crucial issue. Mr. Kuenkler felt the Soo Line would not be concerned with moving the railroad crossing but would be concerned with how it would be financed. Commissioner Musfeldt concurred with Commissioner Goldspiel. Commissioner Katz was concerned with the implications this issue would have at Weiland and Busch Roads. Mr. Jarvis pointed out that the triangular shaped property, not on their site, could be condemned by the Village and used for Deerfield Road extension to solve this problem. It would make a more smooth running street. The developer had approached the Corporate Grove trying to purchase this piece and was refused. If the Village condemns this piece the developer is willing to change his plan to solve the roadway problem. Mr. Raysa stated this condemnation process would take approximately 8 to 12 months to complete. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board that Deerfield Road extended be connected to Busch Parkway in the general configuration shown on the Lake Grove Business Park Concept Site Plan dated June 26, 1986 with Busch Parkway east of the connection to be reconfigured to a "T" intersection on the east side of Deerfield extended and in the alternative, if it is determined to be undesirable to acquire the land necessary to construct the road in that configuration, to recommend that Deerfield Road be intersected with Busch Parkway in the manor described in the Concept Site Plan of the Lake Grove Business park dated June 6, 1986 and in both cases Deerfield Road extended to be a 4 lane cross section throughout its length in the development within the Village of Buffalo Grove. Discussion: Mr. Raysa was concerned that this plan was not published for the public hearing. Commissioner Goldspiel assured him there would be another motion on the plan proposed at the hearing. AYES: Commissioners Goldspiel, Musfeldt, Rhodes and Katz NAYES: None ABSTAIN: None ABSENT: Commissioner Davis, Krug, Kaszubowski and Gal The motion 4 - 0. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the concept site plan for Covington Corporate Center dated November 10, 1986 subject to: 1. Reconfiguration of the road system as described in the previous motion. 2. Reconfiguration of Lots 11 and 12 as necessary to effectuate the road alignment of Deerfield Road. 3. Identification of the ownership of the 15' strip of property at the northeast corner. 4. Agreement in the annexation agreement on a means of preserving the potential commuter station site and the cost thereof. 5. The following variations: Development Ordinance a. 16.50.070.D.A. - to allow streets other than Deerfield Road to have a right-of-way width of 60' with pavement 37' back to back. b. 16.20.130.B - that development improvement guarantees would be submitted with the construction phase and not at the time of Buffalo Grove Plan Commisiion Regular Meeting November 19, 1986 - Page 2 subdivision. Public improvements will be completed within two years of each construction phase. c. The Plan Commission does not recommend variation of Section 16.40.020.A regarding posting of financial security. d. 16.20.060.A.2 - allowing submittal of a conceptual grading plan for the entire site and a detailed grading plan on an individual site basis. e. 16.50.040.C.4 - to allow a variation of the depth requirements of ponds to a 7' to 8' minimum. Variation of the requirement to eliminate the requirement for mechanical aeration and to allow Enkamat in place of stone side treatments. f. 16.50.030.D.17. A, Bl and B2 to permit open drainage facilities for conveyance of storm water and to waive the requirement regarding side slope and a paved access road accept that this means will not be used to convey storm water between ponds. g. 16.50.100.0 to allow a 600' spacing of street lights on streets other than Deerfield Road with Deerfield Road to meet Buffalo Grove lighting standards for arterial streets. h. 16.30.050.A. - to allow the western cul-de-sac to be more than 500' in length. i. 16.50.120.D.1 - to allow hydroseeding in place of sod on non paved right-of-way areas and drainage easements. j . 16.50.080.A.1 - to allow sidewalks to be constructed along one side of each street with a meandering path along Deerfield Road to serve as the sidewalk along Deerfield Road meandering. k. A bike path will be provided along Deerfield Road. 1. The Plan Commission would consider any variations to 16.50.040.D on an individual basis. m. 16.30.050.A.4 - to permit construction of a berm within parkway areas of the proposed public right-of-way provided that no berm located over a watermain, sanitary sewer or storm sewer exceed a height of 3' above the curb level. Variations to the Zoning Ordinance n. 17.48.020.E - to allow minimum lot size of 20,000 square feet with a minimum frontage of 100' provided that no building shall be built on less than 2 lots. 6. In its review the Plan Commission determined that the Covington Corporate Center and Lake Grove Business Park were different names for the same property. 7. The Plan Commission recommends that the Village Board consider whether provisions of the annexation agreement should govern the shared access drives. 8. The Plan Commission finds that the criteria for the Zoning Ordinance Section 17.52.070 and the criteria for the Development Ordinance Section 16.10.050.A have been met. Discussion: Trustee Glover pointed out a discrepancy in lot numbering between the site Buffalo Grove Plan Commisison Regular Meeting November 19, 1986 - Page 3 plan and the engineering plan (Lots 4, 5 and 6) that the developer agreed to correct. Commissioner Goldspiel requested that the Village Board review the Weiland Road section of this plan and consider having the developer help finance the improvment. AYES: Commissioners Goldspiel, Musfeldt, Rhodes and Katz NAYES: None �•/ ABSTAIN: None ABSENT: Commissioners Davis, Krug, Kaszubowski and Gal The motion carried 4 - 0. ADJOURNMENT Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:45 P.M. Respectfully submitted, athleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commisison Regular Meeting November 19, 1986 - Page 4