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1986-10-01 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Ii SUBJECT: Petition to the Village of Buffalo Grove for Annexation, Zoning in the I (industrial) Zoning District and Preliminary Plan approval with the following variations: ZONING ORDINANCE VARIATIONS--Section No. 17.48.020.E. ; Section No. 17.48.020.F.6. DEVELOPMENT ORDINANCE VARIATIONS Section No. 16.20.130.B.3. ; Section 16.20.060.A.2. ; Section No. 16.50.040.C.4. ; Section Nos. 16.50.030.D.17.a. ; 16.50.030.D.17.b.i. ; 16.50.030.D.17.b.ii; Section No. 16.50.400.D. ; Section No. 16.50.120.I.1.e. ; Section No. 16.50.120.D.1. ; Section No. 16.50.100.C. ; Section No. 16.50.070.D.2. ; Section No. 16.50.080.A.1. ; Section No. 16.50.090; Section No. 16.50.080.A.1. and FLOOD PLAIN ORDINANCE VARIATION (Title 18) . (Leider Property) October 1, 1986 Chairman Sheldon called the public hearing to order at 7: P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Musfeldt Mr. Gal Ms. Kaszubowski Also Present: Mr. J. Leider, Leider Property Developer Mr. F. Leider, Leider Property Developer Mr. J. Mays, Leider Property Attorney Mr. P. Manhard, Leider Property Engineer Mr. R. Lamphere, Leider Property Realtor 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 Buffalo Grove Herald and informed the audience of the format the meeting would take. She then swore in Messrs. James & Frank Leider, Mays, Manhard and Lamphere. III The exhibits used by the petitioner were those referred to in Mr. Truesdell's memo to the Plan Commission dated September 25, 1986 titled Leider Property Public Hearing. He submitted a copy of their brochure on the Leider companies. Mr. Mays stated the parcel is in unincorporated Lake County consisting of 39 acres located on the south side of Aptakisic west of Milwaukee Road. It is zoned in the county for suburban residential. He reviewed the uses and zoning that surround the property and the curreng site zoning. They are requesting annexation of the property and creation of an industrial classification for additional uses. The variations are identical to those created for the Corporate Grove annexation. They intend to tie into the Corporate Grove development and this would be marketed as an extension of it. Mr. Leider stated the present facility consist of Tropical Plant Rentals, Inc., Leider Nurseries and Farms Incorporated and Flower Island. Chicago is the base of their nationwide operation. There is approximately 4,000 square feet of green house. They will also have some warehouse facility. The facility employees about 85 people and they have been in the area since 1965. Mr. Lamphere stated he feels this is the highest and best use of this property. Mr. Manhard stated the property is an extension of the Corporate Grove Phase 2. He briefly reviewed the engineering. None of this area has been designated as wet lands according to the Army Corp of Engineers. Commissioner Goldspiel pointed out that the fresh water service does not have a loop in the system. Mr. Kuenkler feels this is a temporary situation as the adjacent property is coming in for review and the loop would be completed with that property. There is a public utility easement along the east property line that has a relatively small usage and could service this site. There would be water and sewer along Aptakisic Road in the future. Mr. Lamphere stated that the detention in the Corporate Grove has done an excellent job during this heavy rain and the plants that are below water were put in at the low level for aesthetics. Commissioner Goldspiel felt staff should take a look at the Corporate Grove detention under the present circumstances. Mr. Manhard stated the detention will be dry and since they are not filling in the flood way it is relatively easy to obtain a permit for their detention. There will be no compensatory storage in the basin. The basin could act as compensatory storage for the development down stream once it has filled and emptied which will happen before Aptakisic creek has reached its peak. Buffalo Grove Plan Commission Public Hearing October 1, 1986 - Page 2 Mr. Mays stated that regarding the variation to the flood plain ordinance this is an existing facility that has had no problems in the categories reported. They have major capital invested in that facility. They do not want to enter into the Village and create an expense they have not had in the county. They meet all of the Village standards. They are willing to allow the Village building code to apply to repairs. The county regulations would be superceded by the Village. Mr. Truesdell stated he toured the facility with Mr. Saviano who reported that he could not see any significant problems with that building based on the Village building codes. He could not see any problems with any critical life safety areas. This property should be treated as any other existing property in the Village that does not meet with the BOCA codes as they exist today. Commissioner Goldspiela asked what regulations would apply for health if the variations were grtanted. He felt the Village should make sure it has regarding enforcement capability. Mr. Raysa stated that at this point in time the Village has no problems with taking this building into the Village as far as health and safety. When repairs are made they must comply with the building codes. Mr. James Leider stated the amount of pesticides they use are relatively small and are stored according to state laws. They have to be licensed to have them as well as those that use them. Mr. Mays stated the variations created for the Corporate Grove established a market and it is important to their development to have these. They are consistent to the use of the property developed to the south. Mr. Truesdell stated Section 16.50.080.A.1 appears twice in the public hearing notice because it is in the annexation agreement twice. Mr. Raysa did not have any problem with this. Commissioner Rhodes was concerned with the water. Mr. Truesdell stated therewill be a condition as in the Corporate Grove annexation agreement, that lots with a minimum of 50 foot frontage have to be combined. Asbury Drive will line up with the street in the Klefstad development. Mr. Lamphere stated this will be built out promptly. They would agree to have the Village inspect their facility prior to annexation for the purposes of a written report The development is separate from Corporate Grove. Buffalo Grove Plan Commission Public Hearing October 1, 1986 - Page 3 Chairman Sheldon closed the public hearing at 8:44 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: /1 1-4° Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing October 1, 1986 - Page 4 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Lieder Property Taco Bell at Ranchmart Westchester Estates October 1, 1986 Chairman Sheldon called the regular meeting to order at 7:45 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Musfeldt Mr. Gal Ms. Kaszubowski Also Present: Mr. F. Leider, Leider Property Developer Mr. J. Mays, Leider Property Attorney Mr. P. Manhard, Leider Property Engineer Mr. R. Lamphere, Leider Property Realtor Mr. W. Dziengelewski, Taco Bell Planner Mr. J. Meister, Westchester Attorney Mr. F. Morelli, Westchester Developer Mr. J. Green, Westchester Planner Mr. D. Hahn, Westchester Engineer Mr. D. Kuenkler, Village Engineer Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES None COMMITTEE REPORTS None LEIDER PROPERY The exhibits used by the petitioner were those referred to in Mr. Truesdell's memo to the Plan Commission dated September 25, 1986 titled Leider Property Public Hearing. He submitted a copy of their brochure on the Leider companies. 1 Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of the annexation of the Leider Property as shown on the plat of annexation dated May 3, 1986 and approval of the preliminary plan for the south portion of the property south of Aptakisic Creek as shown on Preliminary Plat dated August 20, 1986 subject to: 1. Agreement between the Village and petitioner that petitioner will install a 4" water line to service the property north of Aptakisic Creek but at future time when service is available to the north portion of the property, petitioner may connect to that main at petitioner's expense in order to service the north portion of the property. 2. The existing uses on Parcel B may continue for the term of the annexation agreement. The Commission recommends that a report be provided to the Village Trustees detailing any additional variations that may be required in building, safety, health and fire codes in order for the existing use to continue. Zoning Ordinance Variations: 3. Section 17.48.020.E To be varied to allow the property to be subdivided into 20,000 (minimum) square foot lots with a minimum 50 foot frontage and covenant that no single site will be less than 40,000 square feet. 4. Section 17.48.020.F.6 Owner will not be required to construct a fence or berm and/or be subject to current Village setback limitations adjacent to any property except the setback required within the interior of an industrial zone. Development Ordinance Variations - Procedural Items: 5. Section 16.20.130.B.3 The Village will waive its requirement that improvements on private property be guaranteed with a bond to the same extent as if it were in the second phase of the Corporate Grove agreement. 6. 16.20.060.A.2 Detailed site grading plans will be provided at time of building permit application. Development Ordinance Variations - Drainage Items: 7. 16.50.040.C.4 The Village will waive its requirements for wet detention areas (such as 15 foot depth, sides treatment and mechanical aeration) if they are privately owned and subject to covenants for maintainance in accordance with the Village. 8. 16.50.030.D.17.a. and b.i. and b.ii The Village will permit open drainage channel for conveyance of storm water on private property if privately maintained and provided that a covenant for maintenance satisfactory to the Village be obtained. The Village will also waive requirements in its Development Ordinance relating thereto (6:1 side slopes and an 8 foot minimum width paved access road adjacent to a channel.) Buffalo Grove Plan Commission Regular Meeting October 1, 1986 - Page 2 9. 16.50.040.D. The Village will waive its requirements that no structure be built within twenty-five (25) feet of a detention facility and will permit structures to be built immediately adjacent to a detention facility. Development Ordinance Variations - Right-of-Way 10. 16.50.120.I.1.e. The Village agrees that trees may be planted in groups rather than at a uniform spacing in parkways, detention areas and on individual lots. 11. 16.50.120.D.1 Unpaved rights-of-way areas, detention area banks and drainage easements may be seeded rather than sodded. 12. 16.50.100.0 The Village will permit roadway lighting standards to be located at 500 foot maximum spacing in accordance with the Final Engineering Plan. 13. 16.50.070.D.2 The roadway shown on the preliminary plan will be 37 feet back to back of curb with a 60' right-of-way. 14. 16.50.080.A.1 & 16.50.090 The owner will not be required to construct sidewalks or bike paths on the property. However, a 20' easement adjacent to the south bank of the creek will be provided and the subject easement will also be for maintenance and drainage. 15. 16.50.080.A.1 Owners will be permitted to construct berms within parkway areas of the public rights-of-way provided no berm located over a watermain, sanitary sewer or storm sewer exceeds a height of three (3) feet above the curb level. Flood Plain Ordinance Variation Title 18 of Buffalo Grove Municipal Code 16. The Village will permit development in the flood plain in accordance with the Final Engineering Plan, providing that flood heights and storm discharges to adjacent properties will not be increased by development in the flood plain. This is further subject to approvals by the Illinois Department of Transportation and the U.S. Army Corps of Engineers and compliance with Section 1910.6(a) of the rules and regulations of the National Flood Insurance Program. Discussion: Commissioner Goldspiel feels this property, built in accordance with the plan, would provide a beneficial addition to the Village and that the part that is not yet planned could continue to operate as is persently without any detriment. Future development on the north parcel and the central portion should come back to the Commission. AYES: Goldspiel, Davis, Krug, Rhodes and Katz NAYES: None ABSTAIN: None ABSENT: Musfeldt, Gal and Kaszubowski Buffalo Grove Plan Commission Regular Meeting October 1, 1986 - Page 3 r The motion unanimously carried. TACO BELL Mr. Dziengelewski stated they used the center line of the bowling alley driveway for placement of their building's drive. They have one way traffic so that you can only enter at that point. They have adequate setback to reduce the 25' building and parking setback. They are 43' back or 17' , 21' and 5' to the foundation. They could reduce that 2' to accommodate the drive. They show 10 spaces of stacking. They have 1' over the required amount of space on the north driveway. There is an exit only at the rear of the property allowing for left or right turn out. It was suggested that Mr. Kuenkler review the curb radius of the entrance drive. Turning in right from Dundee Road looks hard to do. Mr. Dziengelewski stated they would like to increase the walkway to 8' from 5' for safety reasons as this walk is next to a drive through lane. They agree a stop sign could be erected in the green space. Moved by Commissioner Davis, seconded by Commissioner Katz and unanimously carried that this plan go to public hearing stage when all the necessary paperwork is received by staff. WESTCHESTER ESTATES Mr. Meister reviewed the history of the site. The developer has 101 homes with detention on site and no variations to slope or other engineering considerations. There is one minor yard variation on 3 lots. He then reviewed the lakes, use around the site and zoning around the site and in the site. They are requesting annexation, approval of a preliminary plat of subdivision with variation to Title 17, requesting a 35' rear yard variation. The Park District has no interest in any area on site and are requesting a cash donation. There are 2 detention areas, one wet and one dry. They will do whatever the Village desires regarding maintenance of the detention area. If the Village or Park District takes the detention areas, they will donate $150.00 per home towards recreational improvements. Mr. Hahn stated the detention will be located one on the south and one in the far northeast corner. They are designed to accommodate the water sheds on site. The south basin is wet and the other is dry. The requirement, including compensation, is 35.8 acre feet and they are providing 39 acre feet of storage. The utilities system has not been worked out at this point but is similar to the original plan. They do not feel there will be any problem servicing the site. Mr. Green stated they have designed the plan to allow for access through the detention area from Buffalo Grove Road into the street network. Detention area B has a flat portion that will be underdrained so that it can be used for some type of activity. In the intersection of Busch Road and Hidden Lakes Drive there will be an island. The yard variations are on Lots 16A, 20A and 24A requiring a 35' rear yard setback. Buffalo Grove Plan Commission Regular Meeting -------________ October 1, 1986 - Page 4 They have allowed for access to the center parcel not part of the site, with a 60' R.O.W. They have allowed for a bike path. He passed out copies of the product that Scarsdale offers. The homes will range in price from $175,000.00 to $225,000.00. The length of the cul-de-sacs is 470' . Mr. Meister stated they have agreed that a fund of 1,000 per unit was to be established for the widening for Buffalo Grove Road which they will contribute to it. The wet detention would be 15' deep. They will have 2% slope and underdrains for the dry detention. The trees on the detention will be removed. Commissioner Goldspiel was concerned with Lots 1B, 23A and 34B. He felt that a house may not fit on these lots Mr. Green stated that the lakes in Hidden Lakes should not be affected by this development. They will not be impacted adversely by Hidden Lakes. FUTURE AGENDA SCHEDULE The Commission will meet on October 15, 1986 and October 29, 1986. ADJOURNMENT Moved by Commissioner Krug, seconded by Commissioner Gal, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:30 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: or Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting October 1, 1986 - Page 5