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1986-10-29 - 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 17.40.020.F.5.c. requires 30 feet between a lot line and any parking facility located in a yard adjoining a residential district; Section 17.48.020.F.6.a. requires a 60 foot building setback for lots abutting a residential district; Section 17.48.020.F.6.b. requires a solid wall, fence or hedge not less than six feet in height to be located immediately adjacent to a residential district; Section 17.48.020.E. requires a minimum frontage of 100 feet for all lots located with an "I" zoned district. Development Ordinance--Section { 16.50.030.D.17.b. requires (i) all open channels within 150 feet of the development to be improved with maximum slopes of 6 to 1 horizontal to vertical, (ii) a 8 foot wide bituminous concrete pathway suitable for use by maintenance vehicles to be located within an easement running along an open channel and (iii) underdrains along the flow line of all open channels; Section 16.50.040.C.3. requires detention facilities to be designed so that the cross slope is at least two percent and the bottom of the facility is provided with an underdrain; Section 16.50.040.C.4. requires (i) all 2:1 sloped areas of any permanent ponds to be covered with a layer of natural stones having a minimum diameter of 18 inches, (ii) the minimum pond bottom elevation to be 15 feet below normal water level, and (iii) aeration equipment; Section 16.50.070.D.2. requires pavement widths for streets within industrial zoned developments to be 47 feet measured from the back of a curb to the back of the other curb and requires a minimum right of way width of 80 feet; Section 16.50.080.A.1. requires construction of concrete sidewalks along both sides of all public streets; Section 16.50.090 requires construction of a bike path; Section 16.50.120.I. 1.e. requires trees planted within the development be separated by not less than 40 feet; Section 16.50.120.D.1. requires sodding of all dedicated street areas, public areas and swails draining more than two lots. Flood Plain Ordinance--Section 18.040.020 permits development in a flood plain area only by permit. (Klefstad Property) October 29, 1986 Chairman Sheldon called the public hearing to order at 8:49 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon �•/ Mr. Goldspiel Mr. Davis - left meeting at 9:32 P.M. Mr. Krug Mr. Musfeldt Mr. Gal Mr. Rhodes Mr. Katz Commissioners Absent: Ms. Kaszubowski Also Present: Mr. B. Klefstad, Developer, Klefstad Property Mr. W. Erler, Engineer, Klefstad Property Mr. S. Christy, Landscaper, Klefstad Property Ms. J. Johnson, Attorney, Klefstad Property Mr. D. Asher, Corporate Grove Mr. C. Lamphere, Corporate Grove Mr. K. Carmignani, Village Traffic Consultant 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. Klefstad, Erler, Christy and Ms. Johnson. The exhibits the developer used are those listed in Mr. Truesdell's letter to the Plan Commission of October 22, 1986 titled Klefstad Property Public Hearing. Mr. Klefstad noted this site is composed of 111 acres in Lake County. They will construct Barclay Boulevard. They plan to develop the land and sell lots to outside parties and they will build buildings to rent. To the east are 2 Lake County properties that are vacant and to the west is the Leider property and to the south the border of the Corporate Grove. They plan to put Asbury Road running west on their property to to land that will be developed industrial. The land will have 100% of its detention in wet ponds C, G, J and K. Other ponds to the west are incorporated into the wet lands. They have obtained the permits to develop the wet lands. The Arbor Creek Owners Association will own and maintain lots X, Y and Z and the wet detention ponds. Mr. Christy stated they have identified the type of vegetation in the wet lands. They will remove these plants, construct the basin and replace them in areas where they will grow. It will take 2 to 4 years until it completely develops as a prairie area. Mr. Erler reviewed the engineering. He noted this plan has been approved by IDOT verbally and they have a written approval from the Army Corps of Engineers. The wet land will be maintained forever by an association. This will probably be a local conservation group and the land will be deeded over to them. They feel the bike path will provide access to the wet area for maintenance. They are asking for variations to meet the Army Corp's requirements. Their requirements are not as strict as the Village's. Mr. Kuenkler stated the difference is that the Village requires a slight slope for drainage. The Corps will allow a wet land. He saw no problem with this since the Corp's request is for wet lands. Mr. Christy stated that during fall, winter and early spring the wet areas are usually burned as a maintenance tactic. The area will grow back immediately. There would be a temporary relocation of wild life. This is an acceptable practice. Buffalo Grove Plan Commission Public Hearing - 2 October 29, 1986.. - Page 2 Mr. Klefstad stated they intend that the wet lands would last forever. Commissioner Davis left the meeting. Commissioner Goldspiel suggested that the cost of improvements to the off site and arterial streets in this area be shared between the three developers located here. Mr. Carmignani stated that in looking at the Klefstad Property, Covington Corporate Center and the Corporate Grove as a whole he felt that there would be the need for an additional lane on Weiland Road between Busch and Lake-Cook Roads. Ms. Johnson reviewed the variations and their reasoning for them as explained in their Public Hearing documents on pages 1 - 8 under Village Ordinance Variation Requests. Mr. Raysa noted there was a typographical error in the notice of the meeting that Section 17.40.020.F.5.c should be 17.48.020.F.5.c but that the explanation of this section referred to 17.48.020.F.5.c. and felt this was alright. Mr. Truesdell stated that if the Commission approves this plan they should consider that there is an offset of 60' on Asbury Drive and the Village would like that street to line up with the adjacent development. Mr. Klefstad stated they asked staff about this issue several times and were assured there would be no problem. It could create a hardship on their part. They will make every effort to bring this to a satisfactory conclusion. Mr. Asher was concerned with the Klefstad annexation agreement being the same as the Corporate Grove. Mr. Lamphere requested that the construction traffic enter the site off of Aptakisic Road. Chairman Sheldon closed the public hearing at 10:33 P.M. Respectfully submitted, "4114-416" Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - 2 October 29, 1986 - Page 3 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Petition to the Village of Buffalo Grove for Preliminary Plan approval in the B-3 Zoning District. (Taco Bell at Ranch Mart) October 29, 1986 Chairman Sheldon called the public hearing to order at 7:39 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt Mr. Gal Mr. Rhodes Mr. Katz Commissioners Absent: Ms. Kaszubowski Also Present: Mr. W. Dziengelewski, Planner, Taco Bell Mr. E. Main, General Manager Striker Lanes Ms. N. Barrin, 51 Old Oak, Buffalo Grove Mr. E. Sabes, Chairman Transportation Commission Mr. F. Case, Transportation Commission Mr. K. Carmignani, Village Traffic Consultant 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 Mr. Dziengelewski. The exhibits the petitioner used were those contained in the Commission's packet and stated in Mr. Truesdell's October 23, 1986 memo to the Commission titled Taco Bell at Ranchmart Public Hearing. Mr. Dziengelewski stated he represented Mr. Richard L. Cohn who is the owner of the store. There is a Dundee Road entrance to their parcel and exit at the north side of the site. They have worked out a 90 degree turn into the Taco Bell parking lot in the Ranchmart Shopping Center from the Dundee Road entrance into Ranchmart in the developer's opinion. The 9' offset between the center lines of the two driveways did not cause a problem with Mr. Truesdell or the Plan Commission. On the rear of the property to the north 1 side of the parking lot is 90 degree parking and it will be changed to diagonal parking to accommodate a one way exit out of the Taco Bell parking lot onto the Ranchmart parking lot. Thus there should be a left turn only going west into the Taco Bell parking lot. Ranchmart will lose 2 parking spaces because of this. The drive will be 16' with 17' depth parking spaces. Mr. Dziengelewski submitted an aerial photo of the parking. Mr. Truesdell will check and see if Ranchmart's loss of 2 spaces will cause them to be out of compliance with the ordinance. Mr. Dziengelewski stated they rearranged the plan so that they have a 3'landscaped area. There are no variations requested on the plan. It is all within the ordinance. He submitted an exhibit of a photograph of the west elevation of the building. He noted that the landscaping budget was increased from $8,500.00 to $12,000.00. The area surrounding the patio will be heavily landscaped with mostly evergreens and locust trees. There will be a total of 12 to 15 of Ash and Honey Locust trees around the building. They have incorporated the suggestions of the Appearance Commission into their plan and have added a storm sewer on site that will tie into the existing storm sewer. They project 10 cars per hour, on an average, at the site. The hours of operation are from 10:00 A.M. to 11:00 P.M. and will be open until 1:00 A.M. on the weekends. They will comply with the ordinance regarding hours of operation. Commissioner Musfeldt was concerned with traffic problems at the dumpster site and suggested moving it further west. Mr. Main stated the bowling alley closes at 1:00 A.M. He was concerned with losing parking spaces. Their customers park on the present site now. However, there is a grassed area he could pave over if he needed the parking. He noted that the frontage road in front of the bowling alley is very poor for their parking. He was concerned with the traffic on Buffalo Grove Road and Dundee Road generated from this site. After 5:00 P.M. 30% of the bowling alley parking is on the proposed Taco Bell site. Mr. Case felt the style of the Taco Bell was not in keeping with the surrounding area. He did not feel this was the location for a fast food restaurant. Commissioner Davis noted that there previously was a Jewel in Ranchmart that generated a lot more traffic than this restaurant would. Ms. Barrin was concerned with the traffic and sidewalks being maintained during a snow storm. Mr. Dziengelewski has an oral agreement with the owner of Ranchmart to change the off site parking as exhibited in Plan 3 dated October 29, 1986. Mr. Raysa stated that any signs shown on the site plan would be approved by the Appearance Commission. All plans and photos distributed at the meeting are open for review. Chairman Sheldon closed the public hearing at 8:48 P.M. Buffalo Grove Plan Commission Public Hearing - 1 October 29, 1986 - Page 2 Respectfully submitted, Kathleen Comer Recording Secretary Li APPROVED BY: 41ed'47- Barbara Sheldon Chairman Li Buffalo Grove Plan Commission Public Hearing - 1 October 29, 1986 - Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Taco Bell Klefstad Property Covington Corporate Center October 29, 1986 Chairman Sheldon called the regular meeting to order at 10:47 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Musfeldt Mr. Gal - left the meeting at 11:52 P.M. Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Ms. Kaszubowski Also Present: Mr. W. Dziengelewski, Planner, Taco Bell Mr. B. Klefstad, Developer, Klefstad Property Mr. W. Erler, Engineer, Klefstad Property Mr. S. Christy, Landscaper, Klefstad Property Ms. J. Johnson, Attorney, Klefstad Property Mr. K. Carmignani, Village Traffic Consultant Mr. L. Freedman, Attorney, Covington Corporate Cntr Mr. R. Gudmundson, Engineer, Covington Corp. Cntr. Mr. P. Jarvis, Architect, Corvington Corp. Cntr. Mr. E. Sabes, Chairman Transportation Commission Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve the Regular Meeting minutes of October 15, 1986 as amended subject to written findings of fact that were made at the time. Approval was unanimous in favor with Commissioners Katz and Gal abstaining and the motion passed. Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel, to approve the two sets of Public Hearing minutes of October 15, 1986 as amended. Approval was unanimous in favor with Commissioners Katz and Gal abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Krug, to approve the Public Hearing minutes for B'Nai Shalom of September 17, 1986 as amended. Approval was unanimous in favor with Commissioners Krug and Musfeldt abstaining and the motion passed. Moved by Commissioner Gal, seconded by Commissioner Rhodes, to approve the Public Hearing minutes for Town Center of September 17, 1986 as amended. Approval was unanimous in favor with Commissioners Krug and Musfeldt abstaining and the motion passed. Moved by Commissioner Gal, seconded by Commissioner Rhodes, to approve the Public Hearing minutes for Town Center Land Use of September 17, 1986 as amended Approval was unanimous in favor with Commissioners Krug and Musfeldt abstaining and the motion passed. Moved by Commissioner Gal, seconded by Commissioner Rhodes, to approve the Public Hearing minutes for Town Center Land Use of September 17, 1986 as amended. Approval was unanimous in favor with Commissioners Krug and Musfeldt abstaining and the motion passed. Chairman Sheldon requested that a tape recorder be provided for all meetings to be used by the Plan Commission secretary. COMMITTEE & LIAISON REPORTS Commissioner Krug attended the October 27, 1986 Village Board meeting where the following items were approved; Buffalo Grove Commerce Center lots 32 and 33, Cedar View Lots 1 and 2, Old Farm Village Unit VII, preliminary plan for Dominion Subdivision II. There would be an amendment to the Comprehensive Plan which would be done when the Zoning Ordinance is amended. There was a forced annexation for the Gerschefske property for the Town Center. Dominion Subdivision Lot 4 was referred to the Plan Commission. There was a minor change for the Garden Hotel on the Trammell Crow piece. TACO BELL Moved by Commissioner Musfeldt, seconded by Commissioner Gal that the Plan Commission recommend to the Village Board approval of the Ranchmart Taco Bell site plan dated October 24, 1986 subject to: 1. The developer making a concerted effort to work out a comprehensive parking one way traffic agreement with Ranchmart management in the first parking area north of this development. Buffalo Grove Plan Commission Special Meeting October 29, 1986 - Page 2 2. The dumpster area designed so that it does not interfere with the traffic existing at the north exit. 3. Making the first 2 spaces on the south west corner of the parking lot angled parking to correspond to the others identified on the plan. Discussion: Commissioner Goldspiel questioned whether the Village really wants a fast food restaurant in this area. He felt this along with a drive through was not contemplated on the original plan. The issue of traffic problems were raised and felt this proposal was not suitable for this area. AYES: Commissioners Musfeldt, Gal, Rhodes and Katz NAYES: Commissioners Goldspiel, Krug ABSTAIN: None ABSENT: Commissioners Davis and Kaszubowski The motion carried 4 - 2. KLEFSTAD PROPERTY Moved by Commissioner Goldspiel, seconded by Commissioner Katz that the Plan Commission recommend to the Village Board approval of of the preliminary plan for the Arbor Creek Business Centre dated October 13, 1986 subject to: 1. 16" ductile iron watermain shall be constructed along the Aptakisic Road frontage and extended west to the intersection of Aptakisic and Weiland. 2. A note should be added to the plans regarding improvement to Aptakisic Road concerning lighting, landscaping and pavement improvements. 3. To the following variations a. Variation to the Zoning Ordinance Section 17.48.020.F.5.c to waive the requirements for 30' between a lot line and a parking facility adjoining a residential district except where the industrial district adjoins the property currently used for residential purposes PIN 15-27-200-009. b. Zoning Ordinance Section 17.48.020.F.6.a to reduce the setback requirement for a lot abutting a residential district to 15' except adjoining to the existing residential use PIN 15-27-200-019. c. Variation to the Zoning Ordinance Section 17.48.020.F.6.b to waive the requirement for solid wall fences or hedge adjoining to residential districts except adjoining to the existing residential use PIN 15-27-200-019. Buffalo Grove Plan Commission Special Meeting October 29, 1986 - Page 3 d. Zoning Ordinance Section 17.48.020.E to reduce the minimum frontage requirement from 100' to 50' provided that 50 additional feet of frontage will be in an outlot to be maintained by the owners association and would not be separately built upon. e. Development Ordinance Section 16.50.030.D.17.b to waive the requirement regarding maximum slopes and underdrains but not to waive the requirement for an 8' wide bituminous concrete pathway, such pathway would be combined with the bike path. f. Development Ordinance Section 16.50.040.C.3 to vary the requirement for grade on the cross slope and underdrain. g. Development Ordinance Section 16.50.040.C.4 to approve the use of Enkamat on a 2:1 sloped area to allow minimum pond elevation 8' below normal water level with respect to wet ponds C, H, J and K. To eliminate the requirement for aeration equipment. h. Development Ordinance Section 16.50.070.D.2 to allow street width from back of curb to back of curb of 39' and a 60' right-of-way for Asbury Street. No on street parking to be permitted in the development. i. Development Ordinance Section 16.50.080.8.1 to require sidewalks only on one side of Barclay Boulevard and Asbury Street and the Village will require construction of an 8' sidewalk on Aptakisic. Sidewalks on Barclay Boulevard and Asbury Street to be completed as lot is constructed. j . The Commission does not recommend variation of Development Ordinance Section 16.50.090. k. Development Ordinance Section 16.50.120.I.1.e to allow planting of trees in groupings. 1. Development Ordinance Section 16.50.120.B.1 to allow seeding or other transplanted materials in place of sodding. m. Flood Plain Ordinance Section 18.040.020 a permit to permit development within the flood plain outside of 100' of Aptakisic Creek. 4. The Plan Commission recommends the Village Board consider whether there should be contribution from this developer toward increased arterial street capacity in the manner described in the traffic consultant's report for areas outside this development being impacted by it. 5. Asbury Street in this development and the adjacent development to the west being lined up. Buffalo Grove Plan Commission Special Meeting October 29, 1986 - Page 4 Discussion: In response to Commissioner Gal, Commissioner Goldspiel explained the reasoning behind using aeration equipment on ponds. The Village will retain the right to enforce regulations with regard to water quality. Commissioner Goldspiel felt this is an opportunity to go into a new area of development in the Village with the matter of wet lands. This is a great improvement over the plan previously presented. Mr. Truesdell briefly read the findings of fact from the Zoning Ordinance Section 17.52.070.a and the Development Ordinance Section 16.100.50. The motion was amended to include the findings of fact as read with Commissioners Goldspiel and Krug concurring. AYES: Commissioners Goldspiel, Krug, Musfeldt, Gal, Rhodes and Katz NAYES: None ABSTAIN: None ABSENT: Commissioners Davis and Kaszubowski The motion passed 6 - 0. Commissioner Gal left the meeting. COVINGTON CORPORATE CENTER Mr. Freedman stated their plan has not changed that much other than a major change in concept. Last time there was a series of 3 separate contract purchasers into a group. This caused extensive engineering considerations on the eastern portion of the site as well as the parcel to the south. It was this engineering consideration that forced them to go through a great deal of re-engineering. This raised changes in the contractural arrangements. The third piece does not have that time. It has to close by December 15, 1986. They are seeking to annex, zone and plan the Russel Ray piece with the engineering being acceptable with the rest of the plan. Mr. Jarvis stated this portion of the site was contained in the plan reviewed last month. They are dealing with a 98 acre piece. Their street will tie into Barclay Boulevard. Phase I is 58 acres. They have a long cul-d-sac. They are planning an easement for emergency access. This could be incorporated into the land to the north. There are 31 acre feet of storage in the ponds. They feel the engineering problem have been solved. The variations are: 1. The length of the cul-de-sacs for 660' . They are not adjacent to a public right-of-way being built to the west. Because of the Commonwealth Edison right-of-way and the rail road right-of-way they cannot get a second access within the piece. 2. A 60' right-of-way with a 37' paving back to back on the cul-de-sacs. Buffalo Grove Plan Commission Special Meeting October 29, 1986 - Page 5 3. Lot size minimum of } acre to be combined for development. 4. The lighting standards will be to the Village ordinance along Deerfield but along the cul-de-sacs they would like to space them no more than 600' . 5. Pedestrian access would be an 8' bituminous trail along the south side of Deerfield. They are agreeable to putting in bus pads when it is determined where the bus stops will be. They are not proposing sidewalks on the cul-de-sacs but could consider them. Mr. Gudmundson stated the preliminary utility systems are the same as proposed earlier. He review the engineering. There are 6 detention facilities that will provide all of the detention throughout the development. There is approximately 1.5 acres of flood plain at the far southeast corner of the site. It will be contained in pond 6. Further variations are: 1. Drainage from the rear lots would be carriade off by swales. 2. They desire to build the buildings a little closer to the lakes than provided for. 3. The depth of the lakes they do not feel should be more than 7' or 8' and the shoreline treatment would be something other than rip rap. Mr. Freedman stated additional variations. 1. They would like to submit development and improvement guarantees as the area is developed. 2. Waive the required bonding on private property for private improvements. 3. Grading plan details provided as the piece is developed. 4. They would like to seed rather than sod in certain areas. Commissioner Goldspiel was concerned with 1. Expansion of sewer treatment plant in an area on site where there is water management. 2. He would like to see a design other than a "T" at the intersection of Deerfield and Busch Roads. He suggested looking into another grade crossing at the railroad tracks. Buffalo Grove Plan Commission Special Meeting October 29, 1986 - Page 6 Mr. Sabes noted it could be 12 to 18 months before the Village is sure there will be a train station site at this location. The developer is willing to hold the site for 2 years. The estimated cost of a station in the year 1990 would be about $824,000.00 and in the year 2005 another $196,000.00. The Village could be asked to fund the entire station or it could be shared with Metra. That will depend on the funds available at that time. Mr. Truesdell was directed to obtain input from the Police and Fire departments on this site. Commissioner Goldspiel pointed out a swale problem along the residential streets. Commissioner Musfeldt noted there could be a traffic problem at the west cul-de-sac on the north end near the train station with only one exit. The developer was directed to have some specifications on the building setback from the detention basin for the next meeting. An unidentified member of the audience expressed her concern with flooding p from this site. STAFF REPORT The Commission meeting scheduled for November 5, 1986 will not be held due to a difficulty in scheduling. Mr. Truesdell suggested that the Commission schedule a public hearing on Westchester Estates rather than another workshop as their engineering has been reviewed by the village engineer and is alright. The Commission concurred. ADJOURNMENT Moved by Commissioner Krug, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 12:47 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: lcr Barbara Sheldon Sheldon Chairman Buffalo Grove Plan Commission Special Meeting October 29, 1986 - Page 7 FINDINGS OF FACT ZONING ORDINANCE VARIATIONS KLEFSTAD PROPERTY Upon review of the Preliminary Plan for the Klefstad Property dated 10/13/86, the Plan Commission finds that the variations requested as noted below should be granted due to the following: 1) The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulation of the zoning district in which it is located because the increased building setback requirements adjacent to residentially zoned property coupled with the land loss due to the wetlands along Aptakisic Creek would severely limit the amount of useable property on the site. 2) The plight of the owner is due to unique circumstances since the ad- jacent residentially zoned property is either vacant and planned for future industrial use or it is currently being used for industrial uses. 3) The proposed variations will not alter the essential character of the neighborhood since surrounding properties are either existing residential uses or they are planned for future industrial development. Zoning Variations: 1) Section 17.48.020.F.5.c. requires 30 feet between a lot line and any parking facility located in a yard adjoining a residential district. Request: Waiver of the requirement with respect to those boundaries of Lots 1 (eastern boundary) , 9 (western boundary) and 13 (western boundary) adjacent to the SE and SR zoned Lake County district other than that portion of Lot 1 adjacent to Tax PIN 15-27-200-019 (north 350 feet of the eastern boundary) . 2) Section 17.48.020.F.6.a. requires a 60 foot building setback for lots abutting a residential district. Request: Reduction to normal Industrial District requirement of 15 feet with respect to the boundaries of Lots 1, 9 and 13 adjacent to a residentially zoned district, other than that portion of Lot 1 adjacent to PIN 15-27-200-019 (north 350 feet of the eastern boundary) . 3) Section 17.48.020.F.6.b. requires a solid wall, fence or hedge not less than six feet in height to be located immediately adjacent to a residen- tial district. Request: Waiver of requirement with respect to the south 160 feet of the eastern boundary of Lot 1 and the western boundaries of Lots 9 and 13. No waiver is requested for that portion of Lot 1 adjacent to PIN 15-27-200-019 (north 350 feet of the eastern boundary) . -1- FINDINGS OF FACT KLEFSTAND PROPERTY Page 2 4) Section 17.48.020.E. requires a minimum frontage of 100 feet for all lots located within an "I" zoned district. Request: Reduction of requirement to not less than 50 feet for Lots 1, 4, 5, 6 and 7. FINDINGS OF FACT Development Ordinance Variations KLEFSTAD PROPERTY Upon review of the Preliminary Plan for the Klefstad Property dated 10/13/86, the Plan Commission finds that the variations requested as noted below should be granted due to the following: The requested variations to the regulations of the Development Ordinance, if strictly adhered to, would cause unnecessary hardship because of topographical conditions, floodway and flood plain conditions, existence and preservation of the natural wetland areas and consistency with adjacent developments within the Village. Said variations may be made without destroying the intent of the Development Ordinance. Requested variations: 1) Section 16.50.030.D.17.b. requires (i) all open channels within 150 feet of the development to be improved with maximum slopes of 6 to 1 horizontal to vertical, (ii) an 8 foot wide bituminous concrete pathway suitable for use by maintenance vehicles to be located within an easement running along an open channel and (iii) underdrains along the flowline of all open channels. Request: Waiver of these requirements. 2) Section 16.50.040.C.3. requires detention facilities to be designed so that the cross slope is at least two percent and the bottom of the facility is provided with an underdrain. Request: No cross slope minimums and no underdrains to be required for detention basins A, B, D, and F and W and cross slope minimum of at least one percent with no underdrains for detention basins C, H, J and K. 3) Section 16.50.040.C.4. requires (i) all 2:1 sloped areas of any permanent ponds to be covered with a layer of natural stones having a minimum dia- meter of 18 inches, (ii) the minimum pond bottom elevation to be 15 feet below normal water level, and (iii) aeration equipment. Request: (i) Approval to use Enkamat on the 2:1 sloped areas and no materials other than approved wetlands vegetation for the wet ponds A and F located in the wetlands areas. Request: (ii) Minimum pond bottom elevations eight feet below normal water level with respect to wet ponds C, H, J and K. Request: (iii) No aeration equipment. 4) Section 16.50.070.D.2. requires pavement widths for streets within indus- trial zoned developments to be 47 feet measured from the back of a curb to the back of the other curb and requires a minimum right of way width of 80 feet. Request: Street widths from the back of the curb to the back of the other curb of 39 feet and a 60 foot right of way for Asbury Street. No variation is requested with respect to the dedicated right of way for Barclay Boulevard. -1- FINDINGS OF FACT KLEFSTAD PROPERTY Page 2 5) Section 16.50.080.A.1 . requires construction of concrete sidewalks along both sides of all public streets. Request: Sidewalks to be built only on one side of Barclay Boulevard and Asbury Street. Such sidewalks will be constructed by each private lot owner as improvements are constructed on each lot. Funds or other security for the construction of side- r., walks on the south side of Aptakisic Road will be posted and construction will occur only after the final work relating to the widening and improving of Aptakisic Road has been com- pleted. 6) Section 16.50.120.I.1.e. requires trees planted within the development to be separated by not less than 40 feet. Request: Planting of trees and other landscape materials in groupings similar to concept landscape plans submitted. 7) Section 16.50.120.D.1 requires sodding of all dedicated street areas, public areas and swails draining more than two lots. Request: Some seeding or other transplanted plant materials to be allowed rather than sodding.