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1994-05-18 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 18, 1994 Power Nail Property, south side of Route 22 east of Wisconsin Central Railroad tracks - Annexation with Residential Estate zoning Chairman Silbernik called the hearing to order at 7:45 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Silbernik read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Mr. Rhodes Also present: Mr. William Reid, Village Trustee Mr. Ken Carmignani, Village traffic consultant Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert E. Pfeil, Village Planner Mr. Pfeil stated that the property owner has not petitioned for annexation to the Village; the property is part of the area included in the annexation petition presented to the Circuit Court of Lake County. He stated the Village staff recommends that the property be given Residential Estate zoning upon annexation so that the Village can adequately control future use and development of the property. Commissioner Goldspiel said that it is not fair to put Residential Estate zoning on a property that has been used for industrial purposes. Commissioner Krug said it would be a "taking" of property value if the property is given Residential Estate zoning. Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 1 Commissioners Howard and Rosenston noted their agreement with Commissioner Goldspiel. Commissioner Samuels inquired about the Village's Comprehensive Plan designation for the property. Mr. Pfeil stated the Comprehensive Plan designates the property for industrial use. He noted that only a portion of the property is now in use; most of the site is undeveloped. He commented that if Industrial zoning were to be granted, a wide range of intense uses would be permitted, and the Village would have only site plan control, not control to limit uses. He noted that most property is annexed to the Village with an annexation "agreement that sets forth specific stipulations concerning use and development of the property. He said that the Village has not annexed property with Industrial zoning without an annexation agreement. Commissioner Samuels said that if the property is designated for industrial use on the Comprehensive Plan, then it should be annexed with Industrial zoning. Commissioner Goldspiel commented that perhaps the north portion of the property could be zoned Industrial, and the south portion could be given residential zoning. Commissioner Berman asked the Village Attorney if there is any legal impediment to giving the property Residential Estate zoning. Mr. Raysa said that using the most restrictive zoning district is appropriate when property is being annexed in what is essentially a forced annexation procedure. He said that the restrictive zoning is being used as a holding zone, and this is legally acceptable. He noted that even if this property were annexed with Industrial zoning, it may be a non-conforming use or have some other non-conforming situation under the Village' s ordinances. He said the Village does not have much information about this property, and it is not known if there are non-conforming aspects of the current use. Commissioner Moons commented that if the property is given Industrial zoning upon annexation, the Village would lose control over use of the property. He said that there should be more detailed planning before Industrial zoning is granted. He said that the Residential Estate zoning would not be detrimental to the owner, and this type of zoning is the usual municipal procedure when property is force annexed. Chairman Silbernik said Residential Estate zoning is preferable because the Village will have more control over Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 2 future development and better opportunity to plan for the development. Mr. Fred Kronenberger, 22825 N. Prairie Road stated that he is concerned about drainage in the area, and that adequate provisions should be made for drainage of the Power Nail site if additional development is planned in the future. There being no further comments or questions from anyone else present, Chairman Silbernik closed the public hearing at 8: 15 p.m. Respectfully submitted, Robert E. Pfeil, Village Planner APPRO • 'MARTIN ILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 3 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 18, 1994 Milbro Property, south side of Route 22 across from Holtz Road - Annexation with Industrial zoning Chairman Silbernik called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Silbernik read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing and swore in all persons who wished to give testimony. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Mr. Rhodes Also present: Mr. Mark S. Kipnis, Attorney Mr. Peter Manis, Attorney Mr. William Reid, Village Trustee Mr. Ken Carmignani, Village traffic consultant Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert E. Pfeil, Village Planner The following exhibit was presented by the petitioner at the public hearing: Exhibit A: Aerial photograph depicting Milbro, Quill and Billick Properties Mr. Kipnis of Holleb and Coff stated that he is an attorney representing Milbro concerning the petition for annexation to Buffalo Grove. He stated that Milbro is requesting zoning in the Industrial District. He noted that Milbro has no specific development plans for the property, so a Preliminary Plan has not been submitted to the Village. He stated that Milbro would present the required plans and documents pursuant to Village ordinances when actual development is proposed. He noted that the proposed Industrial zoning is consistent with Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 1 Buffalo Grove's Comprehensive Plan for this area along Route 22 . He commented that the site abuts land to the east that is in Lincolnshire and zoned for office/ industrial use. Mr. Kipnis stated that access to the property is planned to be directly to Route 22, and Milbro asks that the Village support this access plan when a permit is requested from the Illinois Department of Transportation. He stated that water and sewer utilities will be available to serve the site when the Town and Country development on the Quill property west of the site is completed. Chairman Silbernik asked if any public agencies wished to give testimony. Commissioner Goldspiel asked for verification that Buffalo Grove utilities will be available to serve this site. Mr. Kuenkler said that water and sewer lines will be extended into the Quill property west of the site, and the Village has planned for water and sewer service to the Quill and Milbro properties. Commissioner Krug inquired if the annexation would include territory going to the north side of the Route 22 right-of- way adjacent to the site. Mr. Kipnis stated that the annexation would go to the north side of Route 22 in the area east of Holtz Road. Commissioner Rosenston asked if the Ameritech property west of the site is incorporated. Mr. Kipnis said that the Ameritech property is in the Village of Lincolnshire. There being no further comments or questions from anyone else present, Chairman Silbernik closed the public hearing at 7:45 p.m. Respectfully submitted, Robert E. Pfeil, Village Planner APPRO ' 1 MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 2 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 18, 1994 Town and Country Homes - Residential developments for the Billick and Quill properties Chairman Silbernik called the hearing to order at 8: 15 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Silbernik read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Mr. Rhodes Also present: 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. Jim Frayn, Donald Manhard & Associates Mr. Rick Burton, Land Consultants, Inc. Mr. William Reid, Village Trustee Mr. Ken Carmignani, Village Traffic Consultant Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Aerial view of site with overlays Exhibit B: Preliminary Plan for the Billick property dated April 28, 1994 by JEN Land Design Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 1 Exhibit C: Preliminary Plan for the Quill property dated April 27, 1994 by JEN Land Design Exhibit D: Preliminary Engineering Plan for the Billick property dated May 10, 1994 by Manhard Consulting Ltd. Exhibit E: Preliminary Engineering Plan for the Quill property dated May 12, 1994 by Manhard Consulting Ltd. Exhibit F: Preliminary Street and Storm Sewer layout dated May 12 , 1994 Exhibit G: Wetland areas on Billick property Exhibit H: Overall Landscape Plan of the townhomes dated May 10, 1994 by Land Consultants Inc. Exhibit I: Landscape Details for townhomes dated May 10, 1994 by Land Consultants, Inc. Exhibit J: Elevation drawing of proposed townhomes dated April 20, 1994 by BBG Architects Exhibit K: Letter dated May 18, 1994 from Scott Guziec, Superintendent, District 103 Exhibit L: Letter dated May 18, 1994 from Dr. Douglas Parks, Superintendent, District 102 Mr. Truesdell reviewed the history of Town and Country Homes and introduced the development team. Mr. Frank Salathe, Jen Land Design Reviewed the 69 acre Quill parcel and the surrounding areas and their zoning classifications. To the west is the Power Nail property, to the east is the Milbro site and Illinois Bell Telephone facility. To the south is vacant property in Lincolnshire zoned office/industrial and Stevenson High School is adjacent to the north. There is also residential property which has been developed in unincorporated Lake County with an Urban/Residential 1 classification. Mr. Salathe stated the 62 acre Billick property is bordered by the Wisconsin Central Railroad on the east, Prairie Road on the west, the new District 102 middle school is to the west along with two new subdivisions south of the school and E zoned parcels south of the new subdivisions, primarily agricultural. Billick Property Mr. Salathe stated the plan for the Billick property is proposing 139 single-family lots with R-4 zoning and minimum lot size of Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 2 10 , 000 square feet. Of the 139 lots, 78 will be 80-foot lot widths. Gross site density on the parcel will be 2 .23 units per acre and the average lot size will be 11,254 square feet. He stated that are proposing a 2 . 9 acre park site adjacent to the internal road system and 20 percent of the site is open space. Mr. Salathe further noted they are showing a future right-of-way reservation for an extension of Weiland Road as it comes up south of Aptakisic Road to connect with Prairie Road. Two entrances into the subdivision are being shown off of Prairie. One is slightly south of the southerly outlot and a right-in right-out entrance approximately 250 feet north of Brandywyn Lane. The internal street system has been developed so that there is good access to the park site. The pedestrian circulation system has been enhanced to allow for access to the park site and to allow for access to Prairie Road and the new school. OUILL PROPERTY Mr. Salathe stated the Quill plan proposes approximately 246 dwelling units on the 68.9-acre tract of which 98 are single- family homes with R-4 zoning and 148 are townhomes with R-9 P.U.D. classification comprising 3, 4 and 5 unit buildings. All units have two-car garages. The single family homes will be divided into two classifications of 8,750 square feet and 10,000 square feet. The average lot size in the SF 1 category is 11,202 square feet and in the SF 2 category the average lot will be 10,991 square feet. There will be two access provided into the subdivision off of Route 22 . The single family area will be serviced by the access off of Apple Hill Lane and the townhomes will come in opposite the signalized intersection at Stevenson High School. Mr. Salathe further noted they are proposing a 3.3 acre park site and there will be a 5.5 acre detention site for a gross site density of 3.5 units per acre. He further noted that 25 acres of the site is devoted to townhome development and the gross site density will be 5.9 units per acre. He also noted the plan meets all setback and separation requirements. Mr. Dave Miller, Metro Transportation Group, reviewed the Billick site stating the southern most access drive will be a full access and the northern access will be limited to right-in right out. He noted that even though the issue of the extension of Weiland Road has not been resolved, the southern most access point will work in either case. Mr. Miller stated the County is leaning to the potential of having the northern access become a full access drive. However, the final meeting of the County has not yet taken place. From a traffic standpoint, however, either access will work with or without the Weiland Road extension. Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 3 Mr. Miller reviewed the Quill plan noting there are two full access roads provided. The eastern drive will be aligned with the signalized access to Stevenson High School with a center left turn lane westbound into the site. The western drive will be aligned opposite Apple Hill Lane. At that point Route 22 is due to be widened creating a separate westbound turn lane into the site. Mr. Miller stated that as Route 22 is an arterial road, it is proposed to be widened to a five lane road and the State has indicated they want all of the right-of-way needed for that road to be on the south side and Town & Country has provided for same. Mr. Jim Frayn, Manhard & Associates, reviewed the site engineering on the Billick property. He stated an existing water main located on Prairie Road will be extended within the internal roadway system. Sanitary sewer will be provided by extending a 12" sanitary sewer up Prairie Road and throughout the subdivision. Stormwater management is located in two separate areas with two different drainage outlets. The east detention basin will be combined in both a wetland and detention basin with an area of open water adjacent to some homes. The remainder of the area will be wetland mitigation. He noted the south detention area will also have some wetland mitigation and they are proposing to provide a 24" stormsewer up to Aptakisic Road. He noted the detention basins have been designed to Village standards and Lake County Stormwater Management requirements. Mr. Frayn reviewed the Quill property proposes a water main source from the east with distribution mains throughout the subdivision as well as providing stubs for future connections for the property to the east. Sanitary sewer will be provided throughout the subdivision tributary to a proposed lift station located at the far northeast corner of the property. The lift station would pump sewage to a sanitary force main down Route 22 to a discharge pool. Stormwater management is located in three separate areas. There are two ponds to the north and a dry detention area to the south. The dry detention to the south is tributary to an existing ditch which is located on the southern end of the Billick property. The two ponds to the north will be wet ponds. Mr. Jim Anderson, Christopher Burke & Associates reviewed the wetland mitigation plans and wetland ponds for both properties. He stated in all there are five wetland areas on the Billick property and a total of 2 .2 acres will need to be filled. He stated this filling will be done at a ratio of 1.5 : 1. He noted that all wetlands will be disturbed to some extent but is comfortable they will receive Army Corp of Engineers approval. Mr. Rick Burton, Land Consultants, Inc. reviewed the landscape plan for both properties. He stated the townhome area along Route 22 will have a functional buffer along Route 22 and a six foot board on board fence next to the industrial area. Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 4 Mr. Burton stated there will be entryway enhancements in landscape form to be worked into the pond area. He further noted there will be the proper number of street trees as well as masses of trees between the townhomes and the single-family homes. Mr. Truesdell stated the townhomes would be raised ranch models of 1,500 to 1,700 square feet with three bedrooms. He noted the single-family homes are still in the conceptual design stage and could not therefore elaborate on them although they will go up to 3,400 or 3,500 square feet and will, of course, still have to go through the normal Appearance Commission hearing before Board approval. Mr. Scott Guziec, Superintendent of District 103, sited his letter of May 18, 1994 asking for additional funds to be granted to his district from the developer as had been granted to another school district on the basis of the high density of the development and the significant number of potential students to be serviced by District 103. Commissioner Goldspiel asked what percentage of increase would be attributable to this development. Mr. Guziec stated this development will bring an additional 133 students beyond the 600 student increase already planned for. Mr. Charles Cohen, Assistant Superintendent, District 102 noted his objection to the use of the land and the splitting of the development between two school districts. He asked for some kind of a green area buffer zone between school district homes as well as additional townhomes on the Billick property to further differentiate the two school districts. He also noted his objection to the additional funds to be paid to Stevenson High School. Commissioner Goldspiel asked what percentage of increase would be attributable to this development for District 102. Mr. Charles Cohen stated they anticipate 130 additional students. Commissioner Moons asked if District 102 and 103 objected to the additional funds to be paid to District 125 in general or if they would simply like to be compensated in kind. Mr. Charles Cohen stated that what is fair for one district is fair for all. `../ Commissioner Samuels noted that he would object to moving all of the Billick development into District 103 . Mr. Charles Cohen stated this would not necessarily cause a hardship on District 102 but would be difficult for District 103. Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 5 Chairman Silbernik noted his concern that there were several variations being requested which had never been brought up at any workshop meeting. Mr. Truesdell stated that one variation was with regard to a last minute decision to provide option 3-car garages which will therefore need 27 foot driveways instead of the usual 18 foot driveways. Another variation requested was necessary to provide wetland areas versus the normal standard type of detention ponds. Mr. Frayn stated the depth of the ponds has been set to accommodate the wetlands and the Army Corp of Engineers would not allow any underdrains nor a 15 foot depth for wetland mitigation. In addition, the depth of the ponds adjacent to Route 22 also cannot be the standard 15 feet due to the necessity of maintaining the necessary right-of-way on the south side of Route 22 for the proposed widening of the road. Chairman Silbernik asked for a review of the three school district problems. Mr. Truesdell stated the first requirement was to break up the lots on the Billick property in order to adjust the lots to fall into one district or another without splitting individual lots between school district. He stated that funds have been committed as required under Title 19 to all of the school districts. However, there were two factors affecting District 125 which altered the situation somewhat. Due to the widening of Route 22, the developer asked District 125 if they would share in providing some of the right-of-way on the north side of the street, provided the State was willing to accept land on the north side of the street. The school district has noted they would be willing to contribute to this right of way. In addition, District 125 has spent a considerable amount of out of pocket money for the signal light which will be shared by the developer and it was felt that it would be equitable to share in the cost of said signal. As a result of these two considerations it was felt that additional contributions were justified to District 125. Chairman Silbernik asked how successful the detention area adjacent to the proposed Weiland Road extension would be if the extension was to be built. Mr. Frayn stated they are proposing a storm sewer across the proposed Weiland Road extension and connections with the detention basin. Commissioner Goldspiel asked for clarification of the right-of-way issue for Route 22 . Mr. Truesdell reiterated District 125's agreement to share in the right-of-way requirement if the State is disposed to make use of Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 6 any right-of-way on the north side of Route 22, which to this point they have not shown a preference for. However, in deference to the wishes of the State, the developer has reserved the full 77 foot right-of-way for the widening on the south side of Route 22 . Commissioner Goldspiel asked if the six foot depth variation for the ponds is intended only for the ponds along Route 22 . Mr. Frayn stated that was correct and the six foot depth is also for one of the small ponds on the Billick property which is necessary for the wetlands and is too narrow to support a 15 foot depth. Commissioner Goldspiel asked if the six foot ponds would have safety ledges and aeration. Mr. Frayn stated there would be safety ledges but no aeration for the parts subject to wetlands. Commissioner Goldspiel asked for a more complete picture of the water drainage on the Billick property. Mr. Frayn stated the water from the Billick property comes under the railroad track to a culvert which is tributary to a ditch and then a stormsewer going through the Lincolnshire corporate center and discharging into the Des Plaines river. He noted the Quill property has the same discharge but takes a different route. He further noted the southern detention area is tributary to a stormsewer which runs along Aptakisic Road which stormsewer will be extended out and is tributary to the Aptakisic Creek. Commissioner Goldspiel asked where the runoff from the Power Nail Company goes. Mr. Frayn stated the runoff will be picked up by a stormsewer which will take the water to the site where it is routed through the detention areas and distributed out. Commissioner Goldspiel asked what it would be like for those residents adjacent to the ponds. Mr. Anderson stated that all ponds around the area produce mosquitos and these ponds will, of course, be no different and the nuisance will not be any more noticeable than at any other ponds within the Village. Commissioner Goldspiel noted that three car garages will require 27 foot width driveways which also usually requires tapers so that the sidewalk is not three car widths wide. Mr. Truesdell stated the developer will agree to the tapers. Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 7 Commissioner Goldspiel asked what the developer's preference was for full access location on the Billick property as the County has noted a preference for such a full access on the northern part of the parcel. Mr. Truesdell stated they prefer the plan being presented at this public hearing and this is the plan recommended by Mr. Carmignani. The only concern by the County was their concern that a right-in right-out would function adequately to prevent left turns into the subdivision. However, the County was actually talking about the full access point closer to Brandywyn Lane. Mr. Kuenkler stated either access would be fine. He further noted the County was concerned the right-in right-out would not work with simply signage or a curbed island for restricting access and a curbed median would have to be used. Mr. Carmignani stated that one access point would be sufficient. However, the second access point is really for emergency services and as such that access would be best as far north as possible. The final determination will be made by the County. Commissioner Goldspiel noted his concern that this may mean the plan will be altered from whatever is approved. Mr. Kuenkler stated that if the northern access is chosen it must be made clear that a non-mountable median will be provided. Commissioner Rosenston stated his concern that if two full accesses are provided and the northern access is moved south, you end up with two very close accesses. Mr. Truesdell stated the two accesses would be a sufficient distance apart to meet the requirements as far as distances between intersections. Commissioner Goldspiel asked what the height of the townhomes adjacent to the single family homes would be. Mr. Truesdell stated the two would be very similar and compatible as they are both two-story buildings. Commissioner Goldspiel asked if the building height will be adjusted to 35 feet so that a variation will not be requested. Mr. Truesdell stated they will make the adjustment so that it is not necessary to request any variation. Commissioner Goldspiel asked what the residential and industrial viability is for the area. Mr. Truesdell noted the residential market is very strong in Lake Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 8 County and particularly in Buffalo Grove. He noted the Quill site is very compatible to the adjacent industrial site and makes a good transition. He further noted that Lake County is the strongest area as far as industrial markets. Commissioner Goldspiel asked if townhomes could be sold on the northern part of the Billick property. Mr. Truesdell stated they felt it would be more appropriate to do the entire Billick parcel as single family and the Village had indicated that might be the better choice. Commissioner Goldspiel asked if the Village ordinance requires either a land or cash donation specifically. Mr. Pfeil stated the ordinance is structured for a land donation with the driving reason being that there are people be generated that need to be served by facilities. Obviously, not every development should provide a school site so the ordinance allows for that option. This development is a difficult one to decide. At some point the Village will have to make a determination as to what is appropriate. Until now the Village has certainly supported Town & Country's land plan without a school site for District 103. Commissioner Goldspiel asked what acreage could be used for a school site. Mr. Pfeil stated the average land area needed is substantially higher than 5 or 6 acres. Commissioner Goldspiel noted there is a potential at this site for a school site and he would like to see some time spent trying to arrange for same. Mr. Truesdell stated noted only 2.5 acres is available on the site which would not be enough for a school site. Any additional land would have to come from the industrial zoned piece adjacent to the site. Chairman Silbernik stated he was disturbed that this is the first time the land issue was being brought up by District 103 and this is something that should have been brought up at the workshops. Commissioner Krug stated he had been concerned by the variations requested and was pleased that two of the variations were to be dropped. Commissioner Krug noted that the townhome development shows private courts and asked if these private courts were to be constructed to Village standards and if they would have sidewalks. Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 9 Mr. Truesdell stated the courts would be built to Village standards but there would be no sidewalks. Commissioner Krug stated he was concerned with the lack of sidewalks. Mr. Truesdell stated they are trying to keep the courts private and it was a very short distance onto the main streets and the sidewalks. Commissioner Krug asked if there would be any interior walkways. Mr. Truesdell said there would be no interior walkways. He noted there are full sidewalks throughout the entire development leading down to the central park area and it did not seem necessary to have any more walkways that would bring more people into the backyards. Commissioner Krug asked if the private courts would be maintained by the association. Mr. Truesdell stated they would be maintained by the association. Commissioner Krug asked about a tree survey. Mr. Truesdell stated there are very few trees on the property but a survey has been conducted and there are some trees on the property line at both Billick and Quill which they will try to maintain if at all possible. Commissioner Howard asked if the developer had spoken to the Park District regarding the use for the parks. Mr._ Truesdell stated there had been no specific discussions about park use although the Park District had reviewed the Quill plan and had voiced no concerns. He further stated the Park District had voiced some concerns on the Billick property regarding the closeness of the park to the railroad tracks and the park has now been pulled away from the tracks and some type of buffer facing the tracks will be worked on with Park District staff. Commissioner Howard voiced her concern regarding the safety hazard to children so close to railroad tracks and to ponds. Mr. Truesdell stated the ponds would have safety ledges. Commissioner Howard asked who would maintain the wetlands. Mr. Truesdell stated it was their intent to dedicate the wetland area to the Village. He stated the two ponds on the northern end would be maintained by the homeowner' s association the southern detention basin would be dedicated to the Park District. This Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 10 detention basin would be dry and the Park District would be able to have some usable activities within the area. Commissioner Howard asked if there was any berming being planned along Route 22 . Mr. Truesdell stated there probably would be some berming in the area in combination with some plantings. Commissioner Howard asked if it would be up to the association to decide what to do along the eastern border next to the industrial area. Mr. Truesdell stated the association certainly could add landscaping later on if they wished to do so. The property is empty at the moment and it is unclear what may be going in and additional landscaping would have to be added by whatever development would come in. Commissioner Rosenston asked about the price range for the development. Mr. Truesdell stated the townhomes would run approximately $170, 000. The single family homes would run from approximately $250, 000 to over $300,000. Commissioner Rosenston asked if there would be any bikepaths. Mr. Truesdell stated there would be one bikepath on the south side of Route 22 and on the west side of Prairie Road. Commissioner Rosenston noted his concern with the District 103 situation and would like to see something done. Commissioner Samuels asked if the location and size of the park proposed on the Billick property has been accepted by the Park District. Mr. Truesdell stated affirmatively. Commissioner Samuels asked what would happen to the land set aside for right-of-way in the interim. Mr. Truesdell stated the land would be graded and seeded. Commissioner Samuels asked if a pedestrian path could be put down on the right-of-way on the side by the park. Mr. Salathe stated a path could probably be squeezed in but questioned the ultimate use of such a right-of-way. Commissioner Samuels asked if the developer was aware that Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 11 District 125 was to receive TIF money for the traffic light. He further noted that he felt all the school districts should be treated alike. He noted that District 125 appears to be getting a windfall at the expense of the other districts. Mr. Truesdell stated they did what they felt was reasonable under the circumstances and they were not aware of the TIF situation. Commissioner Berman questioned the rationale of private courts as opposed to dedicated right-of-ways. Mr. Salathe stated the private courts would help with the orientation of the units and created a nice private turnaround for residents. He further noted there are only 11 units with private courts and it seems unnecessary to have a dedicated right-of-way. Commissioner Berman stated that he saw major battles down the road among the association with these 11 units and all the other units who would not see the maintenance of these private courts as their problem. Mr. Peter Brennan stated that a disclosure would be provided up front and/or the fees can be reallocated if the association wishes. He stated that if the Village requires dedication they will dedicate the courts to the Village, otherwise the association will handle same. Mr. Brennan asked if a variation will be required if the County changes to two full accesses on the Billick property. Commissioner Berman asked if a variation would be required in the cul-de-sac if the County moved the northern access further south. Mr. Truesdell stated it will require a variation due to the 50 foot radius versus a 60 foot radius. Mr. Pfeil stated that would be a development ordinance variation and if necessary the Village Board could decide not to require a hearing at the Plan Commission and could handle that at the Board level. Commissioner Moons stated as a point of information that the new District 102 middle school has almost 9 or 10 acres of land which is almost minimum for a junior high school without adjacent park land. Chairman Silbernik stated that it looks like this plan should be reversed with the townhomes being on the Billick parcel and the Quill property being all single-family homes so that a land donation could be made to the school district. He further noted that a great many issues should have been resolved at the workshops and were not. Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 12 Mr. Truesdell stated several workshops were held and the plans with overlays were consistently presented. In addition they have met in good faith with all the school districts and up until tonight District 102 did not object to this plan other than the issue of townhomes on the north end of the Billick property which was never given serious consideration in any of the workshops. He stated they have been here for three workshops plus the traffic workshop and this is the first time any major concerns have been brought up. Chairman Silbernik stated that based on what he sees there are a number of things that should have been brought to the workshop that were not. He noted that Mr. Cohen of District 102 had stated that if the development was split between the school districts they could not support the plan and he had asked for some sort of a buffer. Commissioner Howard stated that Mr. Cohen was at the first workshop stating that he they did not want the Billick property split between districts and some commissioners did not feel that this was an unusual or bad thing to happen as it frequently happens elsewhere. She further stated that she personally has a concern with District 103 but questioned the action of District 103 in leaving the public hearing. Gil Cohen, Westgate Homeowner' s Association of Lincolnshire, asked if the Village of Buffalo Grove is aware of the impending litigation by Lincolnshire over the annexation of these sites. Mr. Raysa stated he was not aware of any litigation. Mr. Cohen stated his development is built right on Route 22 and is separated from Route 22 only by a berm. IDOT is definitely planning to widen Route 22 but is in the midst of a four year study on the subject and therefore the widening may occur in perhaps 8 to 10 years. In the meantime the proposed development will bring more than 1000 cars spilling onto Route 22 . Mr. Miller, Metro Transportation Group, stated based on the total number of units, they estimate about 1,950 two way vehicles per day. During peak hours they estimate about 170 vehicles. Mr. Carmignani agreed with the figures. Mr. Cohen noted that even if Stevenson High School did donate the right-of-way, the Westgate development had no right-of-way to give up and this would create quite a bend in the road. Mr. Cohen further stated that due to the Stevenson expansion, the sewer between Holtz and Schelter Road which is an eight inch pipe is now being monitored by the Village of Lincolnshire and Stevenson High School for overflow and this pipe also serves part Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 13 of the Billick property. Mr. Frayn stated he knew of no problem with that sewer pipe. Kevin Frommer, 22961 Apple Hill, stated that it appears there will be at least another 300 to 400 additional cars coming onto Route 22 during the rush hours which will create a strain on an already overburdened system. He further noted that this development appears inconsistent with other development in the area. Mr. Frommer further noted that traffic will be flowing in and out of the proposed development as opposed to any destination traffic which will further aggravate the traffic situation. Mr. Frommer noted the industrial, residential and commercial issue is an important issue and this development does not seem consistent with the area. He stated he would prefer to see the land used as industrial or office development that would require only destination traffic. George Sperber Jr. , 22539 Prairie Road, asked who would maintain the trees which are basically on his property and would be adjacent to the proposed homes. These are 70 foot tall trees and if they fall down, who would maintain those trees. Chairman Silbernik stated whatever trees are located on a piece a property must be maintained by the homeowner. Mr. Sperber stated he would like to see a permanent plan going to the Board instead of one that may change. Pete Nick, 20068 Prairie Road, asked how many cars would be traveling down Prairie Road from the Billick development. He noted that as it is no one can get out of their driveways during rush hours. Mr. Miller stated that based on 128 dwelling units, there would be 180 cars in and out per day. Peak hour traffic would be approximately 120 cars. Fred Kronenberger, 22825 Prairie Road, stated the entire area north of Route 22 on the west side of the railroad track drains under the tracks. The water enters a 12 inch culvert under the road and into an 8 inch pipe which is at its maximum now. Something needs to be done to carry more water away. Mr. Frayn stated that was correct on drainage and he noted they will planned stormwater detention that will reduce the amount of runoff and will also provide a stormsewer and stormwater drainage to carry that runoff. George Sperber, Sr. , 22539 Prairie Road, stated some kind of Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 14 drainage for Prairie Road was discussed at previous meetings as there is no sewer down Prairie Road. He stated this area floods badly. Commissioner Goldspiel recalled discussions at previous meetings to the effect that for the time being a ditch will continue to run down Prairie Road which will ultimately become a sewer. Mr. Frayn stated the entire area is almost entirely flat and water currently ponds in wetland areas. When it gets high enough it flows down between the two homes in the area. He stated they will be extending a stormsewer to a lower water level area and in conjunction with the widening improvements on Prairie, the ditch will be regraded which will enable the water to travel in a much better slope from the high point to the detention area. Terry Lang, 22265 Prairie Road, asked what the dead end road on the plan leads to. Chairman Silbernik stated the road is basically a stub road to allow for extension of the road to a future development. Larry Olson, 22941 Prairie Road, asked if the Power Nail property drainage would change due to these new developments. Mr. Frayn stated the drainage on the Power Nail property would not change. There being no further comments or questions from anyone else present, Chairman Silbernik closed the public hearing at 10:50 p.m. R ctfully ubmitted, Fay R in, Recording Secretary APPRO Y: TI SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-May 18, 1994-Page 15 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION May 18, 1994 Milbro Property, south side of Route 22 across from Holtz Road - Annexation with Industrial Zoning Power Nail Property, south side of Route 22 east of Wisconsin Central railroad tracks Annexation with Residential Estate zoning Town and Country Homes, Proposed Residential Developments Quill (Milbro) property, south side of Route 22 across from Stevenson High School - Annexation with R-4 and R-9 P.U.D. zoning and approval of a Preliminary Plan Billick' s Acres, east side of Prairie Road across from District 102 Middle School - Annexation with R-4 zoning and approval of a Preliminary Plan Rose Glen Subdivision, (Kirk Corporation, Checker Road) , Phase 1 and Phase 2 - Final Plat Busch and Weiland Subdivision (Comerica Bank) Final Plat Chairman Silbernik called the meeting to order at 10:51 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Moons Mr. Berman Commissioners absent: Mr. Rhodes Also present: Mr. Mark Kipnis, Holleb & Coff Mr. Peter Manis, Holleb & Coff Mr. Frank Salathe, JEN Land Design Inc. Mr. David Miller, Metro Transportation Group, Inc. Buffalo Grove Plan Comm-Regular Meeting-May 18, 1994-Page 1 Mr. James Truesdell, Town & Country Homes Mr. Peter Brennan, Attorney Mr. Jay Anderson, Christopher Burke & Associates Mr. Jim Frayn, Donald Manhard & Associates Mr. Rick Burton, Land Consultants, Inc. Mr. William Reid, Village Trustee Mr. Ken Carmignani, Village Traffic Consultant Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Berman to approve the minutes of the public hearing and regular meeting of May 4, 1994 . Commissioner Rosenston noted a change necessary on page 3 of the public hearing, paragraph 13 to change the world turning into turn and remove the word right. He further noted a change in the regular meeting on page 5, paragraph 4 to change the word near to between. Commissioner Berman requested page 5, paragraph 2 be changed to say that would instead of then it. All Commissioners were in favor of the amended motion and the motion and the motion passed unanimously with Chairman Silbernik abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Howard attended the Village Board meeting on May 16, 1994 and stated the following items were discussed: 1. Deferral of Ed Schwartz ' s Coves of Buffalo Grove to June 6, 1994 2 . Passage of resolution on the TIF term sheet 3. Discussion on planned billboard near the railroad tracks on Route 22 4 . Deferral of Rose Glen subdivision to June 6, 1994 5 . Approval of Ordinance 94-28 for leasing of additional space for Buffalo Grove Gymnasium 6. Approval of Ordinance 94-29 for special use for Courtesy Corporation connector Commissioner Howard stated the following items were referred to Buffalo Grove Plan Comm-Regular Meeting-May 18, 1994-Page 2 the Plan Commission: 1 . Funeral Home on Buffalo Grove Road 2 . Ordinance review of coin operated amusement devices MILBRO PROPERTY. SOUTH SIDE OF ROUTE 22 ACROSS FROM HOLTZ ROAD - ANNEXATION WITH INDUSTRIAL ZONING Moved by Commissioner Rosenston, seconded by Commissioner Moons, to recommend approval to the Village Board of the petition for annexation with zoning in the Industrial District of the approximately 32 .9-acre tract on the south side of Illinois Route 22 across from Holtz Road and Stevenson High School. Commissioner Moons questioned why the Commission was willing to zone this property industrial and not the Power Nail property. Commissioner Krug noted that the Milbro property petitioned the Village of Buffalo Grove for annexation and they are also adjacent to other industrial properties. Power Nail is a forced annexation and it is unknown what will be done with it which is why the RE classification will be able to better control the uses for that property. Commissioner Samuels stated he saw no difference between the properties and that both properties could go either way Mr. Pfeil stated this annexation was premised on Milbro requesting annexation to the Village of Buffalo Grove which includes the Quill property sold to Town & Country. There was a strong preference by Milbro to annex to the Village of Buffalo Grove and their specific request was that the Village grant Industrial zoning. In addition the annexation is a court ordered petition and this is a Milbro driven petition with a strong request for Industrial zoning. Commissioner Berman stated we have an annexation agreement that gives us some control as opposed to no control over the Power Nail property. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Howard, Rosenston, Samuels, Moons, Berman, Silbernik NAYES: None ABSENT: Rhodes ABSTAIN: None The motion passed 8 to 0. Buffalo Grove Plan Comm-Regular Meeting-May 18, 1994-Page 3 POWER NAIL PROPERTY, SOUTH SIDE OF ROUTE 22 ACROSS FROM HOLTZ ROAD ANNEXATION WITH INDUSTRIAL ZONING Moved by Commissioner Berman, seconded by Commissioner Rosenston to recommend approval to the Village Board of the annexation to the Village of Buffalo Grove with zoning in the Residential Estate District pursuant to Section 17. 16. 030 of the Buffalo Grove Zoning Ordinance of the approximately 32-acre tract on the south side of Illinois Route 22 directly east of the Wisconsin Central Railroad tracks. Commissioner Krug stated that after listening to the Village attorney he believes that Residential Estate zoning will be best for this parcel. Commissioner Berman stated that he believes it would be appropriate to make a recommendation for annexation without a recommendation as to zoning. He stated he would be more comfortable with that recommendation than one with RE zoning and is therefore amending his motion. Commissioner Berman stated he is concerned with the legal effects this zoning may have and would not want to see the Village involved in unnecessary litigation. He further stated this is an appropriate way to act as there is no factual basis to make a determination concerning the zoning that is appropriate for this property at this time. Commissioner Rosenston accepted the amended motion and the motion now reads annexation without any zoning specification and let it default to the ordinance. Commissioner Goldspiel stated he can support the amended motion although he could not have supported the original motion. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Howard, Rosenston, Samuels, Moons, Berman, Silbernik NAYES: None ABSENT: Rhodes ABSTAIN: None The motion passed 8 to 0. TOWN AND COUNTRY HOMES, PROPOSED RESIDENTIAL DEVELOPMENTS OUILL PROPERTY, SOUTH SIDE OF ROUTE 22 ACROSS FROM STEVENSON HIGH SCHOOL - ANNEXATION WITH R-4 AND R-9 P.U.D. ZONING AND APPROVAL Buffalo Grove Plan Comm-Regular Meeting-May 18, 1994-Page 4 OF A PRELIMINARY PLAN BILLICK'S ACRES, EAST SIDE OF PRAIRIE ROAD ACROSS FROM DISTRICT 102 MIDDLE SCHOOL - ANNEXATION WITH R-4 ZONING AND APPROVAL OF A PRELIMINARY PLAN Commissioner Goldspiel requested this development be done in two separate motions. Mr. Raysa stated this could be done. Moved by Commissioner Rosenston, seconded by Commissioner Berman to recommend approval to the Village Board of a petition to the Village of Buffalo Grove for annexation with zoning in the R-4 One-Family Dwelling District and the R-9 Multiple Family Dwelling District with a Planned Unit Development for the Quill property and approval of a Preliminary Plan with the following variation: Development Ordinance - Section 16.50.040.C.4 to allow the depth of permanent ponds to be 6 feet instead of 15 feet Commissioner Goldspiel noted there are two issues of great importance to this plan. The first is whether to try and reserve a school for District 103 . The other issue is in regard to the private courts. He stated with Commissioner Berman's point that the courts should be dedicated. One way to accomplish this might be to cut down on the back to back pavement on the courts and make it one way traffic around the circle. Commissioner Goldspiel noted he would prefer a sidewalk from the eastern most driveway to the existing sidewalk with the courts dedicated. Commissioners Rosenston and Berman accepted the amendment to the motion. Chairman Silbernik stated that as the school districts did not deem fit to participate in the discussions and seem to have accepted the cash donation, the land is a moot issue. If the developer wants to donate an additional $100, 000 to District 125 without any promises of anything in return, then it is their perogative to do so. Commissioner Berman stated he is sympathetic to school problems but it is now too late to hear any land issues. The school districts participated in three workshops and the land issue was never brought up. The developer has been put through as much of a process as any developer is put through and had the land issue been brought out earlier the developer may have been able to work with the Commission on a different plan to provide some land for Buffalo Grove Plan Comm-Regular Meeting-May 18, 1994-Page 5 the school district. Commissioner Goldspiel stated that the Plan Commission is not in the business of having developers donate in excess of the ordinances. If something is worked out between the parties, it has no bearing on the Plan Commission. He further stated that this is plan provides a good mix of density and improves the front entrance of Stevenson High School and provides a good transition. Commissioner Samuels stated that he believes the $100,000 should be reapportioned among the school districts since the developer has indicated a willingness to spend the money. Chairman Silbernik stated he disagrees with Commissioner Samuels as he feels District 125 just negotiated a better deal which is just a normal business function. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Howard, Rosenston, Samuels, Moons, Berman, Silbernik NAYES: None ABSENT: Rhodes ABSTAIN: None The motion passed 8 to 0. Moved by Commissioner Rosenston, seconded by Commissioner Berman to recommend approval to the Village Board of a petition to the Village of Buffalo Grove for annexation with zoning in the R-4 One-Family Dwelling District and the R-9 Multiple Family Dwelling District with a Planned Unit Development for the Quill property and approval of a Preliminary Plan with the following variation: Development Ordinance - Section 16 .50.040.C.3. and 16 .50. 040.C.4 . to allow stormwater management areas to be designed as wetlands instead of as detention facilities and permanent ponds as defined by the Ordinance Commissioner Samuels asked that the motion be subject to the pedestrian access on the southeast corner of the property be dedicated for extension purposes. Commissioner Goldspiel spoke in opposition to the motion stating this plan is a non-appropriate design for the use of this property. He stated that the wetlands are too close to adjacent homes. This is likely to be a mosquito nesting area and various other problems. He stated that the general design of the plan works reasonably well. However, due to the wetlands he cannot support this motion nor is he in favor of the low density proposed Buffalo Grove Plan Comm-Regular Meeting-May 18, 1994-Page 6 for this site. He noted that more variation in the product would be a better idea. Commissioner Berman stated in favor of the motion that the density is in keeping with the area and this is an appropriate use for this parcel. He further stated this is a viable and necessary way to handle the wetlands. Since there has been no contrary testimony in the records he sees no basis for concern. Commissioner Rosenston asked if there were any staff comments on Ili this issue. Mr. Kuenkler stated that this is a fairly traditional design as far as wetlands are concerned. Mr. Pfeil stated the Village would want control over this property. Commissioner Samuels stated he would like to see this area made useful and have this made part of the recommendation for the Village Board. Mr. Pfeil stated the developer has represented they would grade and seed the land so it would apparently have some usability for recreational purposes. This area may be more of an activity area for people as the Park District will not find it attractive for specific activities. Commissioner Samuels further stated he has a problem with the 900 foot cul-de-sac without an emergency access. However, the plan is in line with the comprehensive plan and will be a suitable addition. Commissioner Rosenston concurred with Commissioner Samuels on some use for the right-of-way land. He further stated that the 900 foot cul-de-sac is a problem but one that cannot be helped. He further stated that the school district issue is not a problem for the Plan Commission. Commissioner Krug noted his concern with the long cul-de-sac and further stated that splitting the school districts should not hurt the children. Commissioner Moons stated the school district can easily solve the problem by changing the boundaries if they are interested in doing so. Commissioner Howard stated she agrees that the school issue is a problem for the districts to figure out on their own. She further noted that many areas in Long Grove do not allow mosquito abatement whereas Buffalo Grove does and this will help any potential mosquito problem in the wetlands. Buffalo Grove Plan Comm-Regular Meeting-May 18, 1994-Page 7 Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Rosenston, Samuels, Moons, Berman, NAYES: Goldspiel ABSENT: Rhodes ABSTAIN: Silbernik The motion passed 6 to 1. ROSE GLEN SUBDIVISION, (KIRK CORPORATION, CHECKER ROAD, PHASE 1 AND PHASE 2 - FINAL PLAT Moved by Commissioner Rosenston, seconded by Commissioner Samuels to recommend approval to the Village Board of the Final Plat for the Rose Glen Subdivision, Phase 1 and Phase 2 . Commissioner Berman asked if the plat had been reviewed for conformance. Mr. Kuenkler stated affirmatively. Commissioner Goldspiel asked that this could be made subject to comparison of the plat to the plan approved by the Village Board. Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Howard, Rosenston, Moons, Berman, Silbernik NAYES: Samuels ABSENT: Rhodes ABSTAIN: None The motion passed 7 to 1. BUSCH AND WEILAND SUBDIVISION COMERICA BANK - FINAL PLAT Moved by Commissioner Rosenston, seconded by Commissioner Howard to recommend approval to the Village Board of the Busch and Weiland Subdivision, Comerica Bank, Final Plat subject to changing the building setback to be the same as that approved on the Preliminary Plan for Comerica Bank. Chairman Silbernik called for vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Howard, Rosenston, Berman, Moons, Silbernik NAYES: Samuels Buffalo Grove Plan Comm-Regular Meeting-May 18, 1994-Page 8 II ABSENT: Rhodes ABSTAIN: None CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next meeting will be on June 1, 1994. PUBLIC COMMENTS AND OUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Samuels and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 11:50 p.m. Resp fully ubmitted, Fay Rubi , Recording Secretary APPRO TI ILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-May 18, 1994-Page 9