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1988-02-24 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION The Glauner Property February 24, 1988 Vice Chairman Goldspiel called the public hearing to order at 7:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Vice Chairman Goldspiel Mr. Musfeldt Mr. Rhodes Mr. Katz Mr. Lundine Commissioners Absent: Ms. Sheldon Mr. Davis Mr. Krug Ms. Silz Also Present: Dr. 0. Bedrosian, Superintendent District #k103 Mr. M. Crestani, Planner Mr. G. White, Engineer Mr. D. Manhard, Jr. Engineer Mr. G. Zale, Developer Mr. T. Goodjohns, 615 E. Bordeau Ct. Ms. K. Rubenstein, Vernon Township Commissioner Mr. C. Phillips, 23226 N. Main Mr. Shrems, North Main Mr. & Mrs. E. Norland, 16738 Easton Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Vice Chairman Goldspiel 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. He then swore in Messrs. Crestani, White, Manhard and Zale. The exhibits were those contained in Mr. Pfeil's February 19, 1988 memo to the Plan Commission titled Glauner Property and Exhibits A, B, C and X. Commissioner Lundine stated he would participate but would abstain from voting because of a possible conflict of interest on this item. Mr. Crestani briefly reviewed the location of the site and its zoning. Mr. Raysa stated that at the last public hearing on this site the legal description for Parcel 11 was not included. The variations to the Zoning p Ordinance and Development Ordinance was included on the entire site. The Village did not advertise for the zoning from R-E to R-2 on the R-E parcel. The variations from the last hearing were also published again but have been approved already. The Commission will only act on rezoning the 16 acre piece that was advertised. Mr. White reviewed the sanitary sewer and watermain plan along with the street and drainage plan and the variations to the ordinances published. Regarding the tile on the east side of Buffalo Grove Road that emptied into the ditch, Mr. White noted they plan to intercept it and connect it up as part of 'the Woodlands of Fiore project storm sewer. He pointed out that the variation for Lots 25 through 30, being within 100' of the center line of the creek, is a tributary to a main branch of the creek. The structures would be elevated above the flood plain elevations. The 25' from the high water mark has been modified so as not to be a problem. Mr. Raysa noted the annexation agreement draft did not cover this property. The balance of the property is subject to become part of the annexation agreement. The annexation covers the balance of the property but not this 16 acre and preliminary plan. The Plan Commission's previous recommendation to the Village Board did not allow buildings within 100' of the center line, the petitioner is requesting that such building be allowed. Mr. White noted the State does not allow do any modification of the floodway; the Buffalo Grove ordinance does not allow structures within 100' of the center line of the creek. Floodway is that portion that conveys the flood water. Floodplain is that portion that becomes inundated during the flood. The State Statute does not speak to floodway, it speaks to floodplain. There is a portion of Lot 25 that was floodway. The lot lines have been modified on Lot 25 . He concurs that there would not be any retention, floodway or floodplain waters on any of the lots. They have regraded the floodway. If regrading in the floodway is not allowed under State law, these lots in questions would not be buildable. Mr. Kuenkler has reviewed this new plan and there is no storm water management on the lots. He is not concerned that there would be a structure within 100' of the creek. Mr. Crestani noted the lake will not be maintained by the Village surrounding it or by a homeowners association. There will be a hard edge around it. Mr. Goodjohn's was concerned with the heavy rainfall and how that run off from this site would affect this property to the south. Vice Chairman Goldspiel closed the public hearing at 8:31 P.M. Buffalo Grove Plan Commission Public Hearing February 24, 1988 Page 2 Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Vtl"1 "L � to en Goldspiel li I Cha rman Buffalo Grove Plan Commission Public Hearing February 24, 1988 Page 3 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION The Amli 88-Acre Parcel February 24, 1988 Vice Chairman Goldspiel called the public hearing to order at 8:33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Vice Chairman Goldspiel Mr. Musfeldt Mr. Rhodes Mr. Katz Mr. Lundine Commissioners Absent: Ms. Sheldon Mr. Davis Mr. Krug Ms. Silz Also Present: Dr. 0. Bedrosian, Superintendent District #103 Mr. M. Crestani, Planner Mr. G. White, Engineer Mr. D. Manhard, Jr. Engineer Mr. G. Zale, Developer Ms. K. Rubenstein, Vernon Township Trustee Mr. C. Phillips, 23226 N. Main Mr. Shrems, North Main Mr. & Mrs. E. Norland, 16738 Easton Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Vice Chairman Goldspiel 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. He then swore in Messrs. Crestani, Manhard, Jr. and Zale. The exhibits were those contained Mr. Pfeil's memo to the Plan Commission dated February 19, 1988 titled Amli 88-Acre Parcel and Petitioner's Exhibits A through E and X. Commissioner Lundine stated he would participate butwould abstain from voting because of a possible conflict of interest on this item. Mr. Crestani briefly reviewed the location of the site, the roadway which was made to work more smoothly noting they have added access points at Park Avenue, the westerly access point was changed, the zoning, total size of lots, and detention have been added. They have provided a buffer zone against Vernon Township property with a park site along it that Vernon Township would manage. One cul-de-sac is 740' in length, requiring a variation. They have added open space detention along Buffalo Grove Road. Lots #126 and #127 have an 20' access to the park and they have joined the two detention areas on the south with a 20' strip. He then reviewed the proposed school locations noting they prefer Alternate A because of the proximity of the building to the Vernon Township facilities and both sites could share parking. Mr. Manhard reviewed the water service, sanitary service noting there would be 5 detention basins, 2 dry and 3 wet. The school site location will not change the detention. Dr. Bedrosian, of District #103, noted they are interested in a school site and would prefer Site B. It is viable because of the 11 acres of township land near it and they could use. They are primarily interested in this so that access would be off of the park. They would like to purchase additional acreage adjacent to the school site for access to the park. They would more than meet the Illinois School requirements with Alternative B, assuming they could use the Vernon Township playground area. This site could provide a vary viable lighted school house program for this area. They are anticipating a population of 350 students from K through 8 west of the Des Plaines River. Ms. Rubenstein, a Vernon Towhsip Trustee, noted they have been talking to District 103 and Mr. Zale regarding purchase of a strip of land out to Main Street. Dr. Bedrosian noted the school building would be from 30,000 to 40,000 square feet. It could be placed far enough away for the setbacks assuming they would not have to provide parking and play area. This site gives them access to play ground equipment and play area which are positive. He believes the 2. 5 acres is feasible. Dr. Bedrosian said the school would serve the area of District 103 west of the Des Plaines river. He said there would be about 6 school buses. Mr. Zale did not feel the homes that backed up to the elementary school site would be a problem to sell. He is willing to do whatever the Village requires and give a 2.5 access site. There is already a donation of 20 acres on a 50 acre parcel and has given a buffer zone, moved retention out of the zone to give a more open area to make it active. There would not be a homeowner's association. Mr. Pfeil noted Vernon Hills is not showing Buffalo Grove Road going north from Port Clinton Road on their plans. They anticipate the north/south road from Route 60 to Route 45 will align with Prairie Avenue. What Buffalo Grove is showing for Buffalo Grove Road is appropriate with it connecting to Port Clinton. Mr. Phillips commented on the poor condition of Park Avenue. He requested the water and sewer be extended to the lot line near Park Avenue. He was concerned about the vacation of Second Street and felt a portion of that land was on his site. He did not want to see Park Avenue completed as a through street in back of his property. He would prefer a school site on this piece. He did not anticipate any problems with his property backing up to the school site. Buffalo Grove Plan Commission Public Hearing February 24, 1988 Page 2 Mr. Shrems was concerned with the dedication of Second Avenue and had a survey that he believes shows that part of it was on his property. Mr. Norland was concerned with drainage and sewer as it would pertain to his property. Mr. Raysa pointed out that part of the annexation would have to take into consideration the vacation of Second Avenue and where the property falls. It would depend on what subdivision it was vacated under and this would have to researched. Vice Chairman Goldspiel called a recess at 9:47 P.M. and reconvened the meeting at 10:07 P.M. Mrs. Norland noted she was in favor of a school site in the area near her home. Vice Chairman Goldspiel closed the public hearing at 10:12 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: 1 40-2-21 ,S ep n Goldspiel Chaff an Buffalo Grove Plan Commission Public Hearing February 24, 1988 Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION The Glauner Property Amli 88-Acre Parcei February 24, 1988 Vice Chairman Goldspiel called the regular meeting to order at 10:13 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Vice Chairman Goldspiel Mr. Musfeldt Mr. Rhodes Mr. Katz Mr. Lundine Commissioners Absent: Ms. Sheldon Mr. Davis Mr. Krug Ms. Silz Also Present: Dr. 0. Bedrosian, Superintendent District #103 Mr. M. Crestani, Planner Mr. G. White, Engineer Mr. D. Manhard, Jr. Engineer Mr. G. Zale, Developer Ms. K. Rubenstein, Vernon Township Commissioner Mr. C. Phillips, 23226 N. Main Mr. Shrems, North Main Mr. & Mrs. E. Norland, 16738 Easton Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Commissioner Goldspiel attended the February 22, 1988 Village Board meeting at which the Willow Stream Park Expansion was approved, the Preliminary Plan for the Plaza at Buffalo Grove with the offsite bike path improvement was approved, the townhomes and multi revision of the Town Center site was referred to the Commission and a Preapplication Conference for an automart to replace the bowling alley on Dundee Road was reviewed. A petition on the Archdiocese was reviewed but not referred to the Plan Commission. Commissioner Lundine noted that he would abstain from voting on the agenda items because of a possible conflict of interest. THE GLAUNER PROPERTY Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of rezoning parcel from R-E District to R-2 one family dwelling district and preliminary plan approval of the Glauner Property as described by Exhibit X and A through C as the latest plan, with approval of the following variations: DEVELOPMENT ORDINANCE: 1. 16.30.050.A.4 to allow a cul-de-sac street 1090 feet in length. 2. 16.50.040.C.4 to allow a minimum pond elevation of less than 15 feet below normal water level but not less than 8' of normal water level. 3. 16.50.040.C.4 to allow the use of Enkamat erosion control mating as a side treatment around the retention areas. 4. 16.50.030.D.17.biii to not provide an underdrain under the creek. 5. 16.501030.B.2 to not meet minimum side slope requirements for land grading to accommodate existing wetlands on the property. FLOODPLAIN ORDINANCE: 1. 18.12.070.d to allow development work within 100 feet of the restricted floodway area. Subject to: 1. No storm water management on any lots within the development. 2. The back portion of outlot #25 adjacent to the creek on the east being within the floodway area be made part of the Park District property approximately 3.36 acres. 3. Conformance with the state statute for building within floodplain and floodway area. Discussion: Mr. Zale indicated the developer would build the foot bridge at the park access at the cul-de-sacs between the park access and Lots 25 and 26. The pack portion of the plan is conceptual and approval is not sought for the parking. AYES: Commissioners Musfeldt, Katz, Rhodes and Goldspiel NAYES: None ABSTAIN: Lundine ABSENT: Sheldon, Davis, Krug and Silz Buffalo Grove Plan Commission Regular Meeting February 24, 1988 Page 2 The motion passed 4 - 0 - 1. AMLI 88-ACRE PARCEL Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of rezoning in the R-2 District upon annexation of the Amli 88-Acre Parcel as described in Petitioner's Exhibits A through C and Preliminary Plan approval with the following variations: DEVELOPMENT ORDINANCE: 1 1. 16.30.040.A.4 to allow one cul-de-sac to be approximately 740' instead of the minimum of 500' allowed. 2. 16.50.040.C.3 to waive grading, landscaping, underdrains and related requirements pertaining to detention basin in order to accommodate existing wetlands on the property. Subject to: 1. The improvement of Park Avenue from this site to Main Street. 2. The establishment of a minimum 2.9 acre combined school site with the park area at location A for School District #103. 3. The resolution of the location of the platted Second street and attainment of the required setbacks if this street is on the property under consideration. 4. To the resolution of Second Street prior to action by the Village Board. 5. Determination of the boundaries of the north strip of property between this subdividion and Main Street. 6. That the plan is approved including the park access as shown in Exhibit A. AYES: Commissioners Musfeldt, Katz, Rhodes and Goldspiel NAYES: None ABSTAIN: Lundine ABSENT: Sheldon, Davis, Krug and Silz The motion passed 4 - 0 - 1. WOODLANDS AT FIORE Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the plat of dedication for the Woodlands at Fiore Unit 1 dated February 12, 1988. AYES: Commissioners Musfeldt, Katz, Rhodes and Goldspiel Buffalo Grove Plan Commission Regular Meeting February 24, 1988 Page 3 NAYES: None ABSTAIN: Lundine ABSENT: Sheldon, Davis, Krug and Silz The motion passed 4 - 0 - 1. FUTURE AGENDA SCHEDULE On March 2, 1988 there will be workshops on the Emmrick Park and BCS Office Building sites. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Vice Chairman Goldspiel adjourned the meeting at 11:10 P.M. Respectfully submitted, C .77 4/ Kathleen Comer Recording Secretary AyPROVED BY: 4T-v 1 F ep en Gold piel Chai an Buffalo Grove Plan Commission Regular Meeting February 24, 1988 Page 4