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1994-04-20 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 20, 1994 ! The Prairie Grove Subdivision, Phase 2, west side of Prairie Road south of Prairie Grove, Phase 1 Annexation with Zoning in the R-3 One Family Dwelling District and Approval of a Preliminary Plan -- Workshop #1 Town and Country Homes, Proposed Residential Developments -- Workshop #3 Quill (Milbro) property (68. 9-acres) , south side of Route 22 across from Stevenson High School - Annexation with R-3/R-4 and R-9 P.U.D. zoning and approval of a Preliminary Plan Billick' s Acres (62 .4 acres) , east side of Prairie Road across from District 102 Middle School - Annexation with R-3/R-4 zoning and approval of a Preliminary Plan Vice Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: Chairman Silbernik Mr. Rhodes Also present: Mr. Jeffrey Samuels, Samuels-Berenz Associates Mr. Frank Salathe, JEN Land Design Inc. Mr. David Miller, Metro Transportation Group, Inc. Mr. James Truesdell, Town & Country Homes Mr. Peter Brennan, Attorney Mr. Jay Anderson, Christopher Burke & Associates Mr. Donald Manhard, Donald Manhard & Associates Dr. Richard DuFour, Superintendent District 125 Mr. Bob Ackerman, School District 102 Mr. John Marienthal, Village Trustee Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 1 Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Howard, seconded by Commission Rosenston to approve the minutes of the public hearing and regular meeting of April 6, 1994 . Vice Chairman Goldspiel noted a correction of the word "stirring" to "studying" on page 7, paragraph 9 of the public hearing. Commissioner Krug asked that paragraph 5 on page 3 be changed to read . . . "asked Mr. Kuenkler if the pictures showed the water exceeding the high water level. " Commissioner Rosenston noted a typographical error on page 5, paragraph 2. Commissioner Goldspiel noted the addition of the word "Covington development" instead of "type of townhome development" on page 3, paragraph 4. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Rosenston and Samuels abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Berman reported on the Village Board meeting of April 18, 1994 stating that a certificate of appreciation was conferred upon Arlene Genell for her service on the Plan Commission. In addition the following items were referred to the Plan Commission: 1. Courtesy Corporation - Busch Road and Deerfield Parkway - Proposal for a second building with a connector between the new building and the existing building at 800 Corporate Grove Drive. The new building does not require approval by the Plan Commission, but, the building connector has been referred for review as a Special Use. 2 . Konami Corporation - Small hotel facility proposed at Milwaukee Avenue and Estonian Lane for use by Konami employees visiting the production and R&D facility in the Corporate Grove industrial park. In addition, the Board accepted a proposal for design and construction services for the Wisconsin Central commuter rail project. Concerning Town Center, a brief presentation was made by Melvin Simon and Associates and the Board deferred any decisions on refinancing the TIF. The site plan amendment for the proposed theater in Phase II was approved by ordinance. THE PRAIRIE GROVE SUBDIVISION, PHASE 2, WEST SIDE OF PRAIRIE ROAD SOUTH OF PRAIRIE GROVE, PHASE 1 - ANNEXATION WITH ZONING IN THE R-3 ONE FAMILY DWELLING DISTRICT AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #1 Commissioner Samuels noted that he will not participate in any Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 2 discussion or vote concerning this development due to his relationship with the developer. Mr. Jeffrey Samuels, Samuels-Berenz Associates, stated that this plan is an extension of the first phase of Prairie Grove and mirrors the Phase 1 plan. He noted that in response to the Commission' s concerns expressed in review of the Phase 1 plan, the dead end streets have been eliminated by extending them to the street connecting to Prairie Road. The emergency access road to Prairie Road on the Phase 1 plan can be eliminated because Phase 1 and Phase 2 will be interconnected and both areas have access to the collector road on the west side of the development and to Prairie Road on the east. An active use park site is provided in the southwest corner of the Phase 2 site, and this park area is large enough to satisfy the park donation requirements for both Phase 1 and 2 . In addition, the park site is located to allow for possible expansion when development to the south occurs. He noted that the road plan takes into account the possible future development to the south. Mr. Samuels stated that he is requesting annexation and R-3 zoning. He noted that the R-3 District requires a minimum lot area of 10, 000 square feet, and the average lot size will be approximately 11,612 square feet. Mr. Samuels stated that he has presented the park plan to Mr. Rylko of the Buffalo Grove Park District, and Mr. Rylko indicated that the Park District will endorse the park planning as proposed. Mr. Samuels stated that he is asking for one concession for the access street to be a 35 foot right-of-way. The Village's Development Ordinance allows for a half street, although the ordinance is somewhat unclear on this point. The necessity for this half street is due to the fact that extra width has to be provided for corner lots, and this affects the width of other lots on the land plan. If the additional road section has to be provided on his site, he will lose lots, and this would affect the feasibility of his project. He said that he would lose as many as five lots, and this would be on undue hardship on his project. He commented that the property to the south is likely to be developed in the near future, and therefore the proposed half street will probably be a short-term situation. Vice Chairman Goldspiel asked Mr. Kuenkler to comment on the adequate provision of necessary utilities to service the proposed right-of-way. Mr. Kuenkler stated that the access would certainly be adequate for utilities. He noted the ordinance provides for a 40 foot right -of- way and 22 feet of pavement for a half street. Mr. Pfeil stated the plans for the street connection to Prairie Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 3 Road would be discussed more fully in the second item on the agenda pertaining to the Town and Country plan for the Billick property on the east side of Prairie Road across from the Prairie Grove site. Commissioner Krug asked exactly what is meant by a "temporary road. " Mr. Samuels stated that the form of the road to go in needs to be determined. In previous conversations, it was made clear that the Fire Department does not want a substandard pavement. A temporary road would need to be built to Village standards for permanent streets. He stated that he would anticipate the best standard for this street would be a full curb on at least one side and ending in a shoulder or curbing as recommended by the Village. Commissioner Krug asked who would pay for development of the other half of the road once development begins to the south. Mr. Samuels stated that he hopes that this would be a shared responsibility by the developer of the next parcel to the south. He noted that details of the financing and construction would have to be worked out as part of his annexation agreement and the agreement for the next parcel to the south. Commissioner Krug asked if there have been any other instances in the Village of a half street being used for a development. Mr. Kuenkler noted Pauline Avenue had been a half road between Weiland Road and Highland Grove Drive for approximately 7 or 8 gears and it was completed as part of the Amberleigh subdivision. Commissioner Krug asked if such a road would be a problem for continuation. Mr. Kuenkler stated the road would need approximately 14 feet of pavement in order to allow it to be completed as part of a new development to the south. Commissioner Krug asked if sanitary sewer and water improvements would be done for this project once Phase 1 is started. Mr. Samuels stated Phase 2 would not be started at the same time. The property involved in Phase 2 has two different landowners and there will be two separate real estate closings for his purchase of the site. The final closing will not be before October and at that point Phase 1 will be well into construction. Commissioner Berman asked if it would be advisable to replan the entire parcel (Phase 1 and Phase 2 ) as a unified development in light of the need to coordinate access to Prairie Road with the Town and Country development proposed for the Billick property. Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 4 Mr. Samuels said that he does not see the need to replan Phase 1. Based on the size and width of the lots, the only change in reworking these plans would be to decrease the number of lots. Commissioner Berman asked if Mr. Samuels had looked at the Town and Country plan and how it would impact the Prairie Grove plans in terms of the location of the Prairie/Weiland realignment or the proposed access points to Prairie Road. Mr. Samuels stated he has not had the opportunity to review Town and Country' s plans. He stated he has seen the concept plan done by the Village staff which shows how the area on the west side of Prairie could be coordinated concerning stormwater detention and access to Prairie Road. He -noted that the plan to realign Prairie/Weiland creates a number of difficulties. He said that he questions the necessity of the proposed realignment. He noted that Prairie Road is perhaps a mile in length at best and is not a heavily travelled street which essentially deadends just 2,000 feet north at Route 22 . The realignment would cost a great deal of money to construct, and the benefit does not seem very significant. He noted that the realignment creates a major problem for his Prairie Grove Phase 2 plan as it would move his proposed access to Prairie Road north onto the Phase 1 parcel so that it would align with a street proposed for the Town and Country plan. This would probably eliminate one lot from his plan for Phase 1. Commissioner Berman asked if the approval of Phase 1 was predicated on the notion that the access road would be where it is an the plan now. M . Samuels stated they had anticipated the access road would be located on the southern boundary of Phase 2 which is where the road is located on the plan. Commissioner Berman asked if the internal road system on the southern boundary would be removed if it was necessary to move the access road north on the site. Mr. Samuels stated this plan allows for development south with minimal impact to any existing conditions and also eliminates the need for possibly another access street out to Prairie. He noted this plan would allow for easy expansion with single access. Vice Chairman Goldspiel what would be the consequence of moving the access south instead of north. Mr. Samuels stated there would be no access to Prairie Road for an unspecified period of time. In addition, the possible realignment may affect where the southern access comes in. He noted it would not, however, affect this property and they would still be able to have the loop road back out to the collector street without access to Prairie. Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 5 Vice Chairman Goldspiel noted this leads to a question of the ultimate design of the north/south collector street. He asked if the north/south collector would continue through to any arterial street. He stated that it may be desirable to plan the collector so that it doesn't bisect the park if additional park land is acquired from the tract to the west of Prairie Grove. Commissioner Berman asked if Vice Chairman Goldspiel is suggesting stopping the collector at the curve of the street so that the park could continue west. Vice Chairman Goldspiel stated it may be a good idea to have the street either stop or curve around. He noted a 1.6-acre park is small, and if a similar piece could be added on from the south and /or west it would create a larger park site. Vice Chairman Goldspiel asked what was meant by Mr. Samuels' comment about his obligations to pay for a portion of improvements to Brandywyn Lane/Prairie Road. Mr. Samuels stated the recapture for the intersection of Brandywyn and Prairie is $150, 000. Originally $100,000 of that was allocated to the property acquired by District 102 for the new middle school site and $50,000 on the Prairie Grove site. It was, however, determined that the school could not afford to pay the $100,000 and it was therefore reassigned to the Prairie Grove property and they are now solely responsible for paying the recapture. Vice Chairman Goldspiel asked if the Prairie Grove Phase 2 homes would be the same product as the first phase. Mr. Samuels stated the products would be similar although there may be a couple of additional floor plans or extra options. Vice Chairman Goldspiel asked how an 18- foot road would function for two-way traffic. Mr. Samuels stated that it is his suggestion that should the half road be considered, there are two items should be considered: 1. Prohibit on-street parking, and 2 . Restrict the street to one-way traffic as long as it is a half road. Mr. Samuels further stated that in his opinion, it would make sense for the road to be a one-way street coming from Prairie into the subdivision so that emergency vehicles could utilize the road in that direction. Vice Chairman Goldspiel asked if good planning would dictate a different width for a one-way street than a two-way street. Mr. Kuenkler stated a one-way street could definitely have a narrower pavement. Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 6 Vice Chairman Goldspiel asked how this street would work as a one- way street, 18 feet wide with parking on one side compared to a two-way street with no parking. Mr. Kuenkler stated that in his opinion the one-way street with no parking is a better design. Commissioner Rosenston noted that depending on how the Prairie/ Weiland extension progresses and in view of further development in the area, one option might be to make the street a permanent one way westbound street and no eastbound access out to Prairie Road. Commissioner Howard asked if there would be a left turn lane on Prairie. Mr. Samuels stated there probably would not be a left turn lane into the subdivision and noted that the subdivision would have only 57 homes and would not generate a great deal of traffic. Trustee Marienthal stated the only way to prevent school traffic through the subdivision would be to barricade the street. emergency vehicles could still use the street. Commissioner Rosenston stated the northbound could be made no left turn in the morning hours. He stated he would not propose to barricade the street. Trustee Marienthal stated you would need to keep a police car at that point to prevent cut throughs. Vice Chairman Goldspiel asked if anyone is uncomfortable with the land use and zoning proposed for this property. Commissioner Krug stated that this property should be identical to the Phase 1 property. Vice Chairman Goldspiel asked if utilities, detention and soil quality have been planned and evaluated. Mr. Samuels stated they are currently conducting an environmental study. Soil borings have been taken and preliminary findings indicate nothing unusual in the soil. Drainage on the property would be accommodated by the extension of the detention facility on the Phase 1 parcel to the north. He noted that staff has agreed that the location for detention is correctly located along Prairie Road. Commissioner Krug asked if any study has been done for the detection of radon gas. Mr. Samuels stated he did not know and would have to check. Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 7 Commissioner Krug stated this is something that should be looked into. Vice Chairman Goldspiel stated that perhaps an appropriate ordinance is needed to cover this problem. Mr. Samuels stated that one of the problems with radon gas is that it can be present in one house and not another next door. In addition the construction quality of today's homes is such that this problem has been aggravated because the homes are built to be "tight" for energy efficiency purposes. Vice Chairman Goldspiel suggested that the road connecting to Prairie Grove from Prairie -should be designed to reduce the amount of cut-through traffic between Prairie and Brandywyn Lane. Commissioner Berman stated the reason for putting a straight road in this general location is to allow for traffic movement through the area on the west side of Prairie. If the planning pertained only to the Prairie Grove development, it might be acceptable to make the street connecting to Prairie Road an indirect design to discourage cut-through traffic. He noted, however, that the planning for the area has to address the undeveloped areas to the south and west of Prairie Grove. Mr. Pfeil noted that the staff has discussed road planning issues with Mr. Carmignani, the Village's traffic consultant. He asked Mr. Kuenkler to summarize Mr. Carmignani' s recommendations. He further noted that when developers propose projects on relatively small parcels, it is difficult to develop comprehensive solutions for regional road and utility systems. He commented that now that Town and Country has come forward with a plan for the Billick property, it will be easier to develop a road plan for coordinated access to Prairie Road. Mr. Kuenkler noted that Prairie Road is controlled by Lake County, and any access will be allowed by permit from the County. He noted that Mr. Carmignani believes it is a good design to align the access point to Prairie Road for Prairie Grove with the main access being proposed for the Billick property. This affects the Prairie Grove Phase 2 plan because it would move the street connecting to Prairie Road to the south edge of the Phase 1 parcel. He commented that it may be possible to accommodate the Phase 2 plan by offsetting the Prairie Grove and Billick connections to Prairie Road, but he would want further comment from Mr. Carmignani about this idea. He noted that the second access to the Billick property from Prairie Road would be a right- in, right-out street between Brandywyn Lane and Chestnut Terrace. Commissioner Rosenston stated that this is the first he has seen of the Prairie/Weiland realignment, he said it appears that this improvement would push traffic up to Route 22 which is already Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 8 heavily burdened. To push more traffic up into that area is foolhardy and to place burdens on two developments for a road that will probably never be built is not right. Vice Chairman Goldspiel stated that the realignment is necessary to provide better access to Route 22 which in turn connects to the Tri-state tollway. Commissioner Berman noted his agreement with Commissioner Rosenston. He said that he is not certain this is the right thing to do in terms of how it impacts the Prairie Grove and Town and Country developments and he is not certain it is the best thing for the Village. He commented that this may end up as a corridor that is unused while placing a tremendous burden on two developments. He said that the plan proposed for Prairie Grove, Phase 2 makes a lot of sense for the future development of the section west of Prairie Road. He reiterated his deep concern for what is being done to these developments by assuming that the realignment is needed. Commissioner Rosenston noted that by leaving the access where it is on the Prairie Grove Phase 2 plan, any future development to the south will be able to tie into the street system quite easily. He further noted that he would not take the east/west collector street and run it down past the park site. He stated it depends on what will come in to the south and the west as to whether the collector street will curve one way or the other. He stated that the proposed street from Prairie Road on the Prairie Grove Phase 2 plan provides access to the south and to the west and creates a central access along Prairie between Brandywyn and Aptakisic. Commissioner Krug asked who would pay for the road if the collector street is cut off at the park and later on it continues on through a new development. Commissioner Rosenston stated that is something that would have to be worked out. George Sperber, Jr. asked if the County has been contacted regarding the proposed plan for the Billick property and its access points to Prairie Road, and if so, has the County approved the plan. Mr. Kuenkler stated the County has been contacted regarding the general location of access points to Prairie Road, and he noted that when the Town and Country plan for the Billick property is ready to move toward final approval by the Village, Lake County will review the plan and indicate if it is acceptable. He noted that even if a plan is not in complete conformance with the standards of the County' s access control ordinance, it is possible to apply for a variation if it would produce a road plan that meets public objectives such as good emergency access and Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 9 efficient traffic flows on Prairie Road at entrances to subdivisions . Vice Chairman Goldspiel asked if it would be possible to have Mr. Carmignani appear before the Plan Commission to discuss road planning issues in the Prairie Grove corridor prior to public hearings concerning Prairie Grove or Town and Country. Mr. Pfeil said he would try to get a workshop set up for May 4, 1994 if Mr. Carmignani is available. Commissioner Samuels stated that there appears to be a need to get direction from the Village Board concerning the need to plan for the Prairie/Weiland realignment. Vice Chairman Goldspiel stated that the Commission needs to work out the plan as best it can and then present a recommendation to the Board. He said the Plan Commission is charged with the mission of evaluating alternative planning proposals for properties, and road planning is an element of this process. Trustee Marienthal stated the Board has taken the position that the realignment should be pursued, the Board will work with the County as needed to obtain their agreement and participation. Vice Chairman Goldspiel summarized the issues pertinent to the Prairie Grove Phase 2 plan: 1. - The Commission appears to be comfortable with the proposed zoning and use of the property. 2 . The half street idea is acceptable if it can be verified that it is in the correct location for future expansion and if adequate control measures are used such as restricting it to one-way inbound traffic from Prairie Road. 3. Concern with the ultimate alignment of the north/south collector that will serve areas to the west and south of Prairie Grove, and the need to preserve as large a park site as possible. 4. Need for a special workshop to study road planning alternatives for the Prairie Road corridor. Commissioner Berman commented that the developer of Prairie Grove should not be delayed in his review process for annexation and zoning. He said that the need for the Prairie/Weiland realignment should be justified as quickly as possible so that the land plans for the Billick property and Prairie Grove can be finalized. Vice Chairman Goldspiel stated there is a reasonable possibility the Prairie/Weiland realignment will be implemented if the Village Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 10 supports it and plans for it. He noted that over the years the Village has implemented many road projects that took a lot of time and effort in the planning stage before being implemented. TOWN AND COUNTRY HOMES, PROPOSED RESIDENTIAL DEVELOPMENTS WORKSHOP #3 QUILL (MILBRO) PROPERTY (68 . 9-ACRES) , SOUTH SIDE OF ROUTE 22 ACROSS FROM STEVENSON HIGH SCHOOL - ANNEXATION WITH R-3/R-4 AND R-9 P.U.D. ZONING AND APPROVAL OF A PRELIMINARY PLAN BILLICK'S ACRES (62 .4-ACRES) , EAST SIDE OF PRAIRIE ROAD ACROSS FROM DISTRICT 102 MIDDLE SCHOOL - ANNEXATION WITH R-3/R-4 ZONING AND APPROVAL OF A PRELIMINARY PLAN James Truesdell, Town & Country Homes, stated that there were several issues the Plan Commission had asked to be addressed. They have attempted to address these issues by: 1. Lot configuration, primarily on the Quill property, has been re-evaluated and lots have been modified as necessary to meet Village zoning standards. Dimensions of the lots have been added to the plan to verify compliance with zoning standards. The majority of the lots meet the 80 foot lot width of the R- 3 District and all of the lots meet the minimum R-3 lot area standard of 10,000 square feet, but R-4 zoning is requested to allow lot widths down to 70 feet on some lots. 2 . Some cul-de-sacs have been added to the Billick plan to break up the street system add some movement to the linear look of the plan. 3. - In regard to traffic considerations, they have met with IDOT to plan the specifics of the right-of-way dedication needed on the south side of Route 22 . IDOT indications at this point show a 77-foot dedication will be necessary. They have also suggested that the proposed access points across from the Stevenson High School and at Apple Hill Lane are appropriate. Various improvements such as turn lanes, appropriate tapers and a two lane cross section between the two intersections will be required of the developer as well as the necessary signal modifications at the High School access. In regard to the Billick property, Mr. Carmignani' s suggestions are that the emergency access be changed to a secondary permanent street to Prairie Road between Brandywyn Lane and Chestnut Terrace with access limited to right-in, and right-out turns. Staff has also made recommendations to provide for better pedestrian access between the park site and Prairie Road. These suggestions concerning street access to Prairie Road and enhanced pedestrian access are acceptable Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 11 to Town and Country. Mr. Truesdell further noted that a segment of the Prairie/ Weiland Road realignment has been provided for, and this land will be dedicated to the Village. If the Village and County decide to proceed with the realignment, the right-of-way will be available on the Town and Country portion of the project. 4. Preliminary plans have been provided for management of the wetlands and a permit has been applied for with the Army Corp of Engineers. 5. Several discussions have been held with the school districts in the area. District 102 did not indicate any objection to the plan as they had always planned for the Billick property to be residential. District 103 still has concerns regarding the Quill property because it has been planned by the Village as industrial land, and this would generate property tax revenue for the District. Mr. Truesdell stated that Town and Country will be making cash contributions to District 103 in compliance with Buffalo Grove's Title 19 ordinance, and these payments will come to approximately $195, 000. A fiscal impact report has been prepared concerning development of the Quill property showing that the development of the residential property and the 32-acre Milbro industrial property will generate a positive fiscal impact for the school districts. He noted that Town and Country is also extending utilities to the area, and this will help the development potential of the industrial property. Mr. Truesdell stated that recent discussions with District 125 have centered around an agreement which will satisfy the concerns of the District. The agreement is not final and has not been approved by the District 125 Board. Mr. Bob Ackerman, School District 102, stated that they have always planned for residential development on the Billick property. He noted the district's only concern with the development is the 25 lots that will be part of District 103. He stated this will create divisiveness within the community and he does not understand how this will be marketed since most homebuyers would expect that their children should go to schools within District 102, especially the new middle school which is being built right across from the Town and Country development. Mr. Truesdell stated that when people choose their lots they will be informed of the school district boundaries. He further stated that although it would be nice to have the entire development within one school district, it is out of Town and Country's control. He note that adjustments to the school district Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 12 boundaries would have to be approved by both Districts 102 and 103 . Dr. Richard DuFour, Superintendent of District 125, noted that the Quill property has been planned for commercial/industrial use in the Village' s planning for the area, and this was the assumption of District 125 when student population projections were prepared recently. He said that the density of the proposed development is a cause for concern to District 125. He noted they have some disagreements with the assumptions of Town and Country' s fiscal impact study. However, discussions with the developer have been positive and there is a basis for an agreement that will resolve the issues and enable District 125 to withdraw its opposition to this development. Dr. DuFour stated that if an agreement is reached, they would request that the remaining piece of property to the east which is set aside for commercial and industrial is in fact developed as industrial or commercial property. Jay Anderson, Christopher Burke & Associates, reviewed the plan for the wetland areas and stated they have applied for a letter of no objection from the Army Corp of Engineers to eliminate the wetlands on the Quill property and they do not expect any problems. On the Billick parcel there are five wetland areas. They are proposing to fill part of the area and feel they will get approval for that plan. The wetlands behind the houses adjacent to the Wisconsin Railroad tracks will be filled with water which helps to preserve the wetlands and shields the homeowners from the wetlands. Vice Chairman Goldspiel asked what the wetlands next to the park would be like. Mr. Truesdell stated this area would ultimately be dedicated to the Village and would prefer to keep this more private due to the presence of the adjacent lots. Vice Chairman Goldspiel asked how deep the water would be at this section. Mr. Anderson stated the water would be approximately four feet deep. Vice Chairman Goldspiel noted that as this is a wetland area it would not comply with the Village' s Development Ordinance concerning the design standards for dry basins or wet ponds. Mr. Kuenkler stated typically this type of stormwater management using wetlands would be subject to approval as a variation to the standards of the Development Ordinance. Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 13 Vice Chairman Goldspiel asked how the pond would be maintained concerning algae and mosquitoes since it will be close to the homes and may be perceived as a nuisance. Mr. Anderson stated that covenants could be used to regulate fertilizer use on the single family lots so that algae will not be a problem in the pond. He commented that mosquitoes are a problem that affects residents, and to some extent the fish and bird population using the pond will help to control the mosquitoes in this area. Vice chairman Goldspiel asked if there is a reason for retaining the long strip of wetland adjacent to the railroad tracks. Mr. Anderson stated one of the goals is to avoid unnecessary wetland fills and this area is not a necessary fill area. Filling this area would impact the mitigated area required and there are some desirable species and plants in this area. Dave Miller, Metro Transportation Group, Inc, reviewed the traffic plan and access roads for both the Quill and Billick property. He indicated that Route 22 is planned as a 4-lane road in IDOT's Strategic Arterial Plan. He said that the State wants 110 feet of right-of-way for the widening of Route 22, and this would impact the Town and Country land plan if all of the right-of-way came from the south side of the road. He noted that the signal at the Stevenson High School driveway would need to be modified to allow for left turns from Route 22 into the Town and Country site. Commissioner Howard asked if there would be any access to the east from the proposed Town and Country development. Mr. Truesdell stated that the owners of the property are currently petitioning for industrial zoning and it is not advisable to create access into a residential area from an industrial development. Commissioner Berman asked if the two "T" intersections in the townhome portion of the Quill plan would present any traffic problems . Mr. Miller stated that these intersections would not present traffic problems. He noted that the volumes would be low and the roads would not be congested. He commented that the intersections are part of a parallel street system, and one of the legs will be used mainly for outbound traffic to Route 22 and the other leg will be primarily used by traffic entering the site from Route 22 . Vice Chairman Goldspiel asked if any consideration had been given to a potential 500,000 square foot industrial/office development next to the Quill property in terms of traffic impact on Route 22 . Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 14 Mr. Miller stated that this had not been directly studied but with the upgrading of Route 22, traffic should be handled well. Mr. Miller reviewed the traffic and access plans for the Billick property. He stated there would be a full access driveway on the southern portion of the property and a right in and right out access on the northern portion of the property. He further noted that the location of the proposed full access drive is far enough north so as not to interfere with the Prairie/Weiland realignment. Commissioner Samuels asked why Brandywyn Lane will not go through. Mr. Truesdell stated they do not own the land and the logical ending point for Brandywyn is at Prairie Road. Commissioner Samuels noted his concern with the future development of the north outlot and the single-family driveways that would be taking direct access onto Prairie Road. He asked if there are any plans for any pedestrian access to cross Prairie Road at Brandywyn Lane. He noted that it is important that children be able to cross Prairie safely to get to the middle school and the playground. Mr. Truesdell stated that all other collector streets in the Village connect to collector or arterial streets. There is no traffic-related need to extend a collector into the Town and Country site. He noted that Mr. Carmignani has suggested a continuation of a pedestrian system through the subdivision to Prairie Road where people would have a place to cross Prairie Road to get to the school. Commissioner Samuels inquired if the Village could pursue acquisition of the parcel that is needed to extend Brandywyn from Prairie Road. Mr. Pfeil commented that there is not compelling public purpose to condemn property for a road at this location. He noted that Mr. Carmignani has indicated that it is not imperative for Brandywyn to be extended into the site, and the access points to Prairie Road as proposed on the current plan appear to be adequate to serve the subdivision. Commissioner Rosenston stated the cul-de-sac on the Billick Plan would be in excess of 500 feet based on the currently proposed street plan. He noted that emergency access is a concern for long cul-de-sacs. Mr. Truesdell suggested that the adjacent bikepath could be used for emergency access. Commissioner Krug asked if a tree survey has been prepared for the Billick property. Mr. Truesdell stated the tree survey in progress, although there Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 15 are very few trees present on either the Quill or Billick properties. Commissioner Goldspiel asked if Lake County has reviewed the latest access plan for connections to Prairie Road. Mr. Truesdell said that he does not think Lake County has commented yet on the most recent recommendations from Ken Carmignani and the Village staff. Donald Manhard, Manhard & Associates, stated that the Billick site drains primarily east to an existing wetlands area and a definite outlet. The remainder of the site flows westerly to the southwest corner detention area and drains into a storm sewer on Prairie with outlets on Aptakisic. Mr. Manhard stated the sanitary sewer on the Billick property will flow to Aptakisic Road. The watermain will be looped through the site to an existing watermain on Prairie Road. Mr. Manhard stated the Quill property drains from west to east. The north half of the property flows to ponds along Route 22. He stated the sanitary sewer will have a collecting system at the northeast corner and a lift station will pump sewer the flow west to a line near the Woodlands of Fiore. The water main will be looped through the Billick property, across the Power Nail property to the Quill site and looped back to the line at the Roslyn Woods subdivision on Prairie Road north of Route 22. Commissioner Krug asked if there would be any variations of Village ordinances for either development site. Mr. Truesdell stated the only variations requested would be for the wetlands design and detention areas. Commissioner Krug asked if there will be any bikepaths. Mr. Truesdell stated there will be a bikepath along the south side of Route 22 and on the west side of Prairie Road. Mr. Pfeil asked for a review of the pedestrian access through the Billick property. Mr. Truesdell stated that Mr. Carmignani and staff have requested they provide pedestrian access to the school at Brandywyn and also access towards the park area. He noted that some of the bikepath system would be located between residential lots. Commissioner Howard asked if there would be adequate guest parking for the townhomes. Mr. Truesdell stated the townhomes will all have two-car garages Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 16 and two spaces in the driveways. He noted that additional guest parking will be provided. Commissioner Howard asked if landscaping would be provided. Mr. Truesdell stated they are preparing a preliminary landscaping plan for the townhomes. Commissioner Samuels asked what impact there would be on the development if the R-4 lots on the Quill plan were increased to the R-3 standards of 10,000 square foot minimum as opposed to the 8, 750 square foot minimum. Mr. Truesdell stated they would obviously lose lots and it would definitely have a negative effect on the development in terms of density loss. He further noted the benefits of a transitional use would be lost. Commissioner Samuels asked if there would, however, be any significant effect for the school district. Mr. Truesdell stated the effect would be negligible on the school district. Commissioner Rosenston about the projected prices of the homes. Mr. Truesdell stated the single family homes would run approximately $275,000 to $300, 000 and the townhomes would run approximately $170,000 without basements. Commissioner Rosenston asked if any thought had been given to illuminated addresses which makes everything uniform and consistent and much easier for the Fire Department to locate homes. Mr. Truesdell stated they would look into such a possibility. Vice Chairman Goldspiel noted his strenuous objection to the concept of requiring lighted addresses as it destroys the quiet enjoyment of the neighborhood. He said other alternatives such as reflective surfaces are available if visibility is considered to be a problem. Vice Chairman Goldspiel asked how much height difference there will be between the water surface when in full detention use and when it is just wetlands. Mr. Manhard stated the plan is to limit the elevation difference between the high water level and the elevation of the lake. The lake will be up to two and one-half feet and the wetlands will be up to one and one-half feet. As the lakes fill up, it will spread out to the wetlands. 1 Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 17 Mr. Anderson stated this plan will eliminate the typical fluctuations and frequent flooding which damage the vegetation. Mr. Manhard stated the height of the lakes will be approximately 8 to 9 feet and the wetlands will be approximately 3 to 4 feet and will have safety ledges on the lakes. Vice Chairman Goldspiel asked why the master plan should be changed from the non-residential to the residential classification along Route 22 and what kind of 500,000 square foot development is planned there. Mr. Truesdell stated that the north side of Route 22 is basically a residential character, the high school is on the north side of the street. There are also some apartments and single family homes on the north side of the street. This plan then provides a transition for the uses on the north side of the street. In addition, this is a large enough piece to function as a neighborhood. Mr. Truesdell stated there are no plans for the industrial site as yet. However, bringing in utilities to the site should spur industrial or commercial development sooner and more easily. Arriving at the square footage of the possible commercial or industrial development was done by studying the Buffalo Grove ordinances and discussions with the attorney for the Milbro property. He stated the intent was to show a realistic forecast for development of this site. Vice Chairman Goldspiel asked if the Village is approaching saturation either in townhomes or single-family homes or industrial office uses. Mr. Truesdell stated there is no question that Buffalo Grove is one of the best markets for residential use that can be found anywhere. He stated they strongly believe this will be a very strong site that will market very well. In terms of office and industrial use, Mr. Truesdell stated that Lake County happens to have an improving office market lately. George Sperber stated he has not as yet seen any verification of the proposed housing product and this should be addressed by the developer. He further noted he would like to see the easement rights for water and sewer going from the Billick property to the Quill property. He also stated that there are a great many trees on the property and some are 70 feet high. Mr. Sperber that stated he would like to know what the effects of this development will have on his property. Will the electrical service remain as it is and will the ditches on Prairie Road be Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 18 left in place. He further noted that Brandywyn is right across the street from his property and some sort of safety device will be necessary for his property if the ditches are removed. Lastly, Mr. Sperber stated that 2.5 acres for a park is insufficient. Mr. Manhard stated with respect to the effect on the adjacent outlot, there will be five lots backing onto the adjacent outlot. There will be no water dumped onto the outlot. Ditches will be added if necessary to drain water away from the outlot property. He said that the ditch along Prairie Road will be left and widened and possibly moved slightly and the water problem will be eliminated. Vice Chairman Goldspiel asked if ultimately Prairie Road would continue to have ditches or if they would be enclosed. Mr. Kuenkler stated he suspected the ditches will ultimately be enclosed. Mr. Truesdell stated theywould be meetingall Village donation 9 ordinances. He stated they will be dedicating the 2.9 dry park site on the Billick parcel and a 3.5 high dry active park site on the Quill parcel as well as cash contributions to all the school districts involved. Vice Chairman Goldspiel asked what the requirement is for the tree survey. Mr. Pfeil stated that the Development Ordinance requires a tree survey and Mr. Truesdell has arranged with the Village Forester to do an on site field investigation to get a general impression of what trees are there and to determine if a full tree survey is needed. Mr. Truesdell further stated in response to questions about the housing product, the product is in the design stage on the single family homes and will be available for approval by the Appearance Commission and Village Board. He stated they will have the townhouse product information for the public hearing. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil noted that there will be a meeting on May 4, 1994 . PUBLIC COMMENTS AND OUESTIONS Louise Sperber noted the Power Nail property is currently in Lincolnshire and wondered how the water and sanitary easements Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 19 could run through the property. Mr. Sperber stated the drainage problem on the property is very bad and draining this water all the way down to Aptakisic would be a tremendous problem. Mr. Sperber noted that they had considered selling their property but will not sell unless the sale would allow them to buy a decent home in the area. Mr. Sperber stated there have been serious traffic accidents in front of his home and would like some kind of barrier put there to protect his home. Vice Chairman Goldspiel stated that Mr. Sperber's property is not part of the project and it should therefore be referred to Public Safety. Mr. Pfeil stated that Prairie Road is controlled and maintained by Lake County which would have to permit and approve the installation of any structures along the road. If there is a safety problem on Prairie Road, the affected landowner should notify Lake County and asked the County to take action to resolve the situation. Vice Chairman Goldspiel stated that in reference to easements through the Power Nail property, it is not necessary for a property to be within a village in order for an easement to be obtained. He noted that the Power Nail property is within the area that is part of the Circuit Court ordered petition for annexation to Buffalo Grove. STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Samuels and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 11:00 p.m. Re ctful su mitted, F Ru in, Recording Secretary AP 0 BY: 7/(1 S EP EN GOLDS IEL Buffalo Grove Plan Comm-Public Hearing-April 20, 1994-Page 20