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1997-04-16 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 16, 1997 Aspen Woods Subdivision (The Mueller property, northwest corner of Farrington Dr/Route 83) Li Chairman Goldspiel 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 Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure for the hearing and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Commissioners absent: Mr. Rosenston Also present: Mr. Bill Rotolo, Aspen Homes Mr. Lawrence Freedman, Ash, Anos, Freedman&Logan Mr. Frank Salathe, JEN Land Design, Inc. Mr. Dave Humbert,Pirtano Construction Company, Inc. Mr. Robert LaHaie,Pugsley&LaHaie, Ltd. Mr. William Raysa, Village Attorney Mr. Jeff Braiman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Aerial photograph of property site Exhibit 2: Concept Plan dated January 14, 1997, revised March 4, 1997 Exhibit 3: Preliminary Plan dated March 21, 1997 by JEN Land Design, Inc. Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 1 Exhibit 4: Preliminary Landscape Plan dated March 25, 1997 by JEN Land Design, Inc. Exhibit 5: Preliminary Utility and Grading Plan dated March 24, 1997 Exhibit 6: Preliminary Detention/Mitigation Plan dated January 24, 1997, revised March 6, 1997 by Horizon Design and Development, Inc. Exhibit 7: Preliminary Tree Preservation Plan dated March 11, 1997 Li Chairman Goldspiel asked for a summary of the traffic consultant's report on the Farrington cut through to Route 83. Mr. Pfeil stated Mr. Thomas Adomshick of James J. Benes and Associates, Inc. has looked at the issue of Farrington connecting to Route 83. The analysis was based on the alignment that the Plan Commission had seen that would go through the Aspen Woods site rather than the right-or- way as it is currently platted. Benes& Associates reviewed some counts which had been done in 1988, and the main benefit of making the street connection relates to traffic flow to Willow Stream Pool. Exiting traffic from Willow Stream would not use the Farrington connection because it would be unsignalized. The main use would therefore be traffic coming from northbound Route 83 to access Willow Stream Park. The conclusion by Benes and Associates is that traffic volumes do not warrant making this connection to Route 83, and they do not recommend the connection. Commissioner Samuels noted there has been direction from the Board of Trustees indicating that the Farrington connection will not be made, and the Village's traffic consultant has recommended against the connection. He said that given these facts, there is no reason for the Plan Commission to continue discussing the issue. Chairman Goldspiel noted it is important to have this information because the connection would preclude development of the site as proposed. Mr. Kuenkler stated the alignment would need to be moved far enough north on Route 83 so as not to conflict with the existing entrance to the Indeck development. Commissioner Berman noted the proposal does not ask for the connection, the traffic consultant recommends against the connection and the Board of Trustees does not support it, so the issue should be dropped. Mr. Lawrence Freedman of Ash, Anos, Freedman& Logan stated the site is slightly under 8-acres in gross area and the petitioner is seeking to develop 13 lots. He noted some modifications have been made to the plan since the last workshop including enhanced landscaping treatment as requested. Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 2 Mr. Frank Salathe of JEN Land Design, Inc. stated the subject property is bounded by Farrington Road on the south and Route 83 along the northeast. The surrounding zoning includes the Strathmore subdivision located to the west which is R-4A zoning. The minimum lot size is 8,775 square feet. At the southwest corner of the property is the Willow Stream Park which is R-4 zoning in the Special Use category. The Wellington Hills subdivision is located to the south with R-9 Special Use zoning. The minimum lots here are 7,200 square feet. Across Route 83 to the east is the Busch Grove Community Park with an RE zoning classification. There is also one small parcel which remains in unincorporated Lake County to the north with a small house on the property and is zoned Urban in Lake County. Mr. Salathe stated they are proposing 13 single family lots with a minimum lot size of 10,360 square feet and a minimum lot width of 74 feet and 140 foot depth. The overall density is at 1.9 units per acre. The proposed plan is to provide a single cul-de-sac off of Farrington Drive terminating in the cul-de-sac with future potential for expansion of the cul-de-sac to incorporate the unincorporated portion of the property located to the north. Mr. Salathe stated setbacks in the R-4A provide for 30 foot minimum rear yards and the proposed project will provide 40 foot rear yards in the R-4 zone which will abut the existing Strathmore subdivision homes. He noted they have provided the sidewalks to connect to the bikepath along Route 83. The code calls for continuation of the sidewalk along the north side of Farrington up to Route 83. However, they will be terminating this sidewalk to the east side of Crown Point Drive to tie in with the existing bikepath at the south side of the Farrington right-of-way. In addition, they propose to widen the sidewalk along the south side of Farrington Drive to the point where it connects to the existing bikepath that serves the Willow Stream Park which is located alongthe westerlyside of the parkinglot at the park. Mr. Robert LaHaie of Pugsley&LaHaie, Ltd. reviewed the landscape plan noting they have added a buffer of landscaping along Route 83 to include trees which will get 8-9 feet high, flowering crab which will get 15 feet wide, and Austrian pines which will get 20 feet wide. He stated they are showing some berms along the area which are subject to final engineering and IDOT approval. They have also added street trees through the subdivision per Village ordinance. There will be an entry monument which will be low planted with juniper and small flowering spirea. In the natural area, the large wooded area will remain with the addition of some flowering shrubs and flowering crab as transition plants between the grassed area and the natural wooded area. He stated they are proposing an area of mowable bluegrass around the natural area. Grasses will need to be selected for the natural area when they determine how much water and wetland they will be working with. He noted this plan has been presented to the Park District and Mr. Rigsby who approve of the plan. He noted the Village has apparently had a lot of experience in maintaining areas such as this. Mr. Salathe stated they are asking for a variation to the subdivision ordinance with respect to the cul-de-sac length. The proposed length of the cul-de-sac is approximately 730 feet which is in excess of the 500 feet permitted under the ordinance. Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 3 Mr. Humbert reviewed the Preliminary Utility and Grading Plan noting street lights have been added at proper spacing along Route 83 frontage and a 12 inch water main is being extended from Farrington up to connect with the 8 inch main at the cul-de-sac. He stated detention is located in the basin adjacent to Route 83 and has not changed from that proposed at the workshop meetings. Chairman Goldspiel asked for the reasons for the proposed variances. Mr. Humbert stated the detention variance is to change the bottom sloping to less than 2 percent which would allow for planting of prairie type species rather than a mowable lawn. The depth of the storm sewer is sufficient to go either way. The Salathe stated they are requesting a longer cul-de-sac as they were requested to extend it to serve the portion of the property which is not included in the proposed plan. The other option would have been to provide a through connection to Route 83. However, they feel this would also have provided a cut through traffic system which would have an impact on the subdivision and the use of the Willow Stream Park. Mr. Pfeil stated he has spoken to Mr. Rylko of the Park District who has reviewed the plans and finds the sidewalk proposal acceptable. He noted that the sidewalk along the south side of Farrington will be widened to eight feet and will be connected to an existing bikepath in Willow Stream Park. He verified that the Park District is not interested in owning the stormwater detention or compensatory storage area. Mr. Rylko is aware that the development will not be dedicating active recreation land to the Park District. In lieu of a land donation, the Park District will accept a cash contribution as required by Title 19. Commissioner Krug asked if the sidewalk on Farrington is to be constructed or exists now. Mr. Salathe stated the 8 foot bikepath is in place now from Crown Point to Route 83. Mr. Rotolo stated they have proposed a 3 foot widening of that path. The path is currently 5 feet and they propose to widen same to 8 feet. Commissioner Krug asked how deep the detention area along Route 83 would be. Mr. Humbert stated the detention pond volume would be obtained from the bottom up to high water at approximately 4 feet. Commissioner Krug asked how close the area would be to Route 83. Mr. Humbert stated it is a set distance off of Route 83 according to IDOT regulations which is a minimum of 10 feet plus 1 '/2 foot for every vertical depth foot in the pond. Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 4 Commissioner Krug asked if the detention area would require a guard rail. Mr. Humbert stated no. He noted there is a flat area in the current right-of-way and they will be grading up slightly to a slightly higher berm and then going back down to the pond. Commissioner Krug asked if there will be any fruit bearing trees and shrubs in the detention area. Mr. LaHaie stated there would be flowering crab which would have only 1/4 inch fruit. Commissioner Krug noted this might attract animals and it would perhaps be better if some other kind of species were picked. Mr. LaHaie stated they are looking for some buffer and screening along the road and they are looking for some species to provide same. Commissioner Krug asked if the monument sign is proposed as a permanent sign. Mr. Rotolo stated the sign would be located on the southeast corner of Lot 1 and there would be a covenant on that lot providing maintenance by the owner of that lot. Commissioner Krug stated he would like to see the sign removed after all houses are occupied. Mr. Rotolo stated he would use a different sign if that is to be the case as the proposed sign is very expensive. Commissioner Samuels asked how the covenant would be enforced. Mr. Freedman stated that if everyone in the development voted to remove the sign, they could do so. If the Commission would like the sign removed, it could certainly be done. Chairman Goldspiel stated he agrees with Commissioners Krug and Samuels that the sign should only be temporary. There was consensus among the Commission not to have a permanent sign. Commissioner Krug asked how the runoff would be handled between the existing houses on the west and the proposed homes. Mr. Humbert stated there will be five inlets installed along the rear property line of the new development to collect water from both the new development and existing lots which will then be piped to the storm sewer and over to the east detention area. He noted this should help the existing water problem in the area. Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 5 Commissioner Krug asked if there has been any comment from public works regarding the natural landscaping. Mr. Kuenkler stated he discussed the matter with Mr. Rigsby who agrees that prairie grasses would be something that could be used at this site. Commissioner Howard noted it appears the existing neighbors will benefit from the proposed stormwater engineering. Commissioner Samuels noted the Fire Department has asked that the note on the proposed plat regarding a proposed emergency access be removed. Mr. Rotolo stated it will be removed. Commissioner Samuels asked if the grade transition from the rear yards of the proposed development to the existing R-4A residences would be a gradual transition or would there be some sort of retaining wall. Mr. Humbert stated their intention is to meet the natural grade to the west without the use of retaining walls. Commissioner Samuels asked if there will be any street lighting. Mr. Humbert stated there will be three street lights. The Village has also requested street lighting along Route 83. Commissioner Samuels asked if the stormwater detention has been sized to accommodate the future development of proposed Lots 1 and 2. Mr. Humbert stated yes as per Village request. Commissioner Samuels asked why underdraining has been eliminated. Mr. Humbert stated the design was changed per staff comments due to interest in a more natural wetland area for the bottom of the basin. There is a low flow bypass system and the pond can be designed either way but the preference seems to be for a more natural look. Commissioner Samuels asked if the basin will dry out regularly enough not to have problems with ponding. Mr. Kuenider stated there will not be standing water. Commissioner Berman asked if public works has commented about the island in the cul-de-sac with regards to snow removal. Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 6 Mr. Kuenkler stated no. He noted it is a standard development ordinance provision. Commissioner Berman noted there does not appear to be an inlet to the south or east of Lot 13 which is closest to the wetland area and asked if an additional inlet in that corner would be beneficial. Mr. Kuenider stated Lot 13 would just drain off into the open space area. Commissioner Trilling asked what the width of Lots 1 and 2 are in the unincorporated property. Mr. Salathe stated Lot 2 has a 70 foot width and Lot 1 has plus or minus 90 feet. Commissioner Trilling asked who would maintain the area between the curb and the sidewalk at the cul-de-sac. Mr. Salathe stated the Village would be responsible for maintenance of that parkway. The parkway reduces the amount of the sidewalk that might be put into the area and provides more of a direct connection to the pathway along Route 83. Commissioner Trilling stated he does not think the Village will be doing the maintenance and the owners of the homes will be doing the maintenance. Mr. Rotolo noted agreement with Commissioner Trilling and stated the homeowner of Lot 10 would be maintaining the parkway. Commissioner Trilling noted the area extends slightly into the future development area and would probably not be taken care of by the homeowners. Mr. Raysa stated you could put a covenant to maintain on Lot 10 but wondered it was really worthwhile clouding title with such a covenant. Commissioner Samuels noted the covenant could run in favor of the Village who could notify the homeowner that they must maintain the parkway. If not done,the Village could come in to take care of same assessing a charge against the homeowner. Mr. Raysa stated he would hesitate to put in such a covenant. Commissioner Ottenheimer stated he would be against imposing restrictions on homeowners. Commissioner Ottenheimer asked when the proposed start date will be for the project. Mr. Rotolo stated they will hopefully start sometime in June. Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 7 Chairman Goldspiel asked if the Village Engineer had reviewed the final engineering plans. Mr. Kuenider stated everything is in order. Chairman Goldspiel asked for comment on the relative scale of the proposed buildings compared to the Strathmore subdivision homes. Mr. Rotolo reiterated all the homes in the proposed plan will be two story houses. The height of the two stories will be very similar. They will also be similar in width. The two story square footage is used much more so than in Strathmore and the depth of the homes is somewhat deeper than the Strathmore homes. Chairman Goldspiel asked what the nature of the open space area will be like. Mr. LaHaie stated a great deal will depend on the engineering and how much water there will be in different areas. He stated they will be using native grasses that will not need to be mowed and look like what exists at present on Checker Road. In the area of the detention basin itself, it will depend on the engineering and how much water will be sitting for a short time. It may even be possible to mix in some wildflowers. Chairman Goldspiel asked if any thought has been given to meandering a path through the area. Mr. Rotolo stated they will be glad to do anything the Village would like, although he would prefer to see a crushed limestone or bark path instead of paving. Michael McDonald, 690 Wyngate, stated he is looking forward to better street lighting for the area. He did, however, note concern with a cul-de-sac which will bring more traffic on Farrington. He further noted that the storm water basin as a source of concern with no underdraining. He stated he is particularly concerned that it may breed mosquitos or other creatures if not properly drained. He also noted that maintenance by covenanted owners is not a good solution and would prefer to see the street go through as well as Farrington go through to Route 83 to relieve some of the traffic. Chairman Goldspiel noted that if Farrington did go through to Route 83 there would probably be many more people from Strathmore using that as a way in from Route 83. Brett Schwal, 660 Wyngate Lane, noted concern and sadness at seeing the existing natural wooded area go. Scott Pearson, 608 Harris Drive, noted they Strathmore subdivision had been promised that Farrington would go through to Route 83. He noted there are many residents from Common Way who come over to Harris Drive creating many dangerous situations. He noted this development will bring even more traffic and it is almost a necessity to link Farrington to Route Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 8 83. Commissioner Samuels stated the Commission originally believed that the Farrington cut through was a serious issue to be looked at despite direction from the Board of Trustees stating they did not favor opening this cul-de-sac or extending Farrington. Due to geometrics, the extension of Farrington would virtually kill off this development. He noted the Commission had asked the Board of Trustees to revisit the issue as well as request of a traffic study. In fact,the traffic study noted there is no compelling reason to extend Farrington through except for some people going to the pool. Commissioner Trilling noted the future development of the Busch Grove Park facility may relieve some of the Willow Stream activity. Mark Zorfas, 613 Harris Drive, noted there is routine flooding behind the homes at Harris Drive and Crown Point Drive any time there is any rain and additional paving created by this proposed development will only make the situation worse. Mr. Kuenkler stated the open space areas at Harris and Crown Point are both flood plain and compensatory storage areas and serve as detention for that development and its design is to store water. Gordon Niedermeyer, 670 Woodhollow, stated he has seen at least 1 '/2 feet of water in the field behind his house. He would also hate to see the wooded area go displacing water absorption. Ken Blumenthal, 680 Woodhollow, asked if there has been any additional traffic study since 1988, particularly including the additional vehicular traffic to be brought in by this development. Kermit Lambert, 630 Woodhollow Lane, asked if the new homes will be at the same grade as the existing homes. He also asked how far south the lot line drainage will go. He further noted the creek should be checked for seepage and impact on proper drainage for the new development. Michael Polzien, 619 Harris Drive, stated he agrees opening up Farrington may help some traffic but would create other problems and does not seem worthwhile. He asked for additional comments on what section is to be prairie and what section would be detention. He also stated he would like to see a path run through the natural area which will be unpaved instead of paved. In addition, he asked how far along Route 83 the screening will go. Nathan Mitchell, 670 Wyngate, asked if there are any plans for Farrington to become a cul-de-sac instead of the existing barricade. He asked if some landscaping could be provided for that area. He also asked if any grading would be put around the detention area or if the natural area would be the only thing there. Chairman Goldspiel noted the area is going to be regraded and noted he is not aware of any Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 9 proposals for a change in the way Farrington terminates now. Mr. Mitchell noted the barricade is an eyesore and perhaps something could be done for that area now. Chuck Cutler, 623 Harris Drive, noted concern for the trees and plants along the creek. He asked if any plans are available for adding trees to the creek area. He noted concern about standing water. Jim Duncan, 741 Woodhollow Lane, stated he sympathizes with those residents whose homes have flooded and thinks the land should be left as is. Linda Crowl, 640 Woodhollow, asked where construction trucks would be located and if extra precaution would be taken with regard to people going to the park and pool. She asked if all the trees would be removed or if some would be kept as part of the landscaping. Chairman Goldspiel noted some of the trees have been marked as part of the landscaping. He asked if temporary access had been sought or approved from[DOT for construction traffic. Mr. Freedman stated temporary access will be sought from DOT and in all likelihood approved Mr. LaHaie stated screening on Route 83 goes up to just before Farrington Road right-of-way. He once again reviewed the tree preservation plan noting those areas where trees will definitely be preserved and have a good chance of surviving, the areas where trees will be preserved but have a 50/50 percent chance of surviving. He noted final engineering will dictate exactly what can be saved or not and cannot be totally guaranteed at this time. Mr. LaHaie noted that whatever wildlife exists on the property now will not be there during the construction phase. However, some will return after construction because they are territorial. He stated they are planning on a mowable area around the detention as well as along Route 83. He noted they are proposing a meandering line to go over a berm and down the side of the slope of the detention basin which will be an unmowed natural grass area. Mr. Rotolo stated 40 percent of the site will be maintained as open space and a significant percentage of that will be maintained in its existing state. He stated there is significant plant material being added to the south side of the creek. Mr. Rotolo stated in regard to the traffic issue that both the Village consultant and their own consultant has noted that during the peak evening hour there will be 15 additional trips generated by this development which is considered a minimal amount of traffic that should not have an impact on the existing street network. Mr. Humbert stated that the decision to have underdraining in the detention basin or not is strictly Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 10 a decision relating to maintaining the area as a mowable grassed area or a natural and wetland grass area. Underdraining a detention basin really has no impact on flooding. Mr. Humbert once again reviewed the site in its natural condition and how the water flows. He stated the detention collects water and brings it to a sized basin at a grade level of 679. Village ordinance requires that the water is held back for a specified time. He noted there is a flood plain all along Farrington Creek. The detention is outside of the flood plain. He stated since they are modifying the flood plain, they must compensate with 20 percent more volume. He also stated he will be taking dirt away from the bank on the north side to help increase the hydraulics along the creek but this is not significant and will not have any negative impact on the area. Mr. Humbert noted elevations for the subdivision immediately west start at 685 and the proposed subdivision top of foundation elevations are compatible with those existing elevations. The nature of the product is two story and the house will of course be taller than ranch homes in the existing subdivision. Brett Schwall noted that the school district is already crowded in the area and the proposed plan will only add to the existing problem. Chairman Goldspiel noted there will be a donation to the school district by the developer. He further noted the planning of the Master Plan does work with the school districts who are aware of the proposed uses in the Plan and they base their projections and developments in accordance with that Master Plan. Chairman Goldspiel asked for comment on the concern about the height of the water table. Mr. Humbert stated soil borings were basically dry. He stated all indicators were good and showed no problems. Mr. Zorfas continued to note there is a great deal of standing water in the field behind his house after rainstorms. Chairman Goldspiel noted the Village Engineer has stated this area was designed to hold the water as it does. He noted most of the area that is not in house lots on the proposed plan will be used to store water one way or another. Part will be used to store water that now floods the creek and is part of the flood plain which will be compensated by the area outlined in the plan. The other part is the detention basin which is meant to compensate for the additional pavement and other hard surfaces. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:40 p.m. Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 11 Respectfully sub 'tied, F y Rub' , Recording Secretary APPROVED BY: /SierGOL SHE' , Chairman � I Buffalo Grove Plan Comm-Public Hearing-April 16, 1997-Page 12 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 16, 1997 The Mueller property, northwest corner of Farrington Drive/Route 83 Proposed Aspen Woods subdivision by Aspen Homes,Annexation with zoning in the R-4 One-Family Dwelling District and approval of a Preliminary Plan for a 13 lot subdivision Chairman Goldspiel called the meeting to order at 9:40 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel P Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Commissioners absent: Mr. Rosenston Also present: Mr. Bill Rotolo, Aspen Homes Mr. Lawrence Freedman, Ash, Anos, Freedman&Logan Mr. Frank Salathe, JEN Land Design, Inc. Mr. Dave Humbert,Pirtano Construction Company, Inc. Mr. Robert LaHaie,Pugsley-&LaHaie, Ltd. Mr. William Raysa,Village Attorney Mr. Jeff Braiman, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Samuels to approve the minutes of the special meeting of March 12, 1997. Chairman Goldspiel noted a minor correction required on page 2. He further noted additional corrections required to paragraph 2 on page 3. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Howard,Berman and Ottenheimer abstaining. Buffalo Grove Plan Comm-Regular Meeting-April 16, 1997-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Howard stated she attended the Village Board meeting on April 7, 1997. The meeting included a pre-application conference concerning apartments for senior citizens at the southeast corner of Busch and Weiland Roads. The developer was told to reconsider the density of the use, the amount of off-street parking and the height of the proposed building. Ms. Howard further noted that the Village Board referred consideration of the Village's regulations concerning dogs and vicious animals to the Board of Health since some residents have raised concerns about certain breeds of dogs. THE MUELLER PROPERTY.NORTHWEST CORNER OF FARRINGTON DRIVE/ROUTE 83. PROPOSED ASPEN WOODS SUBDIVISION BY ASPEN HOMES, ANNEXATION WITH ZONING IN THE R-4 ONE-FAMILY DWELLING DISTRICT AND APPROVAL OF A PRELIMINARY PLAN FORA 13-LOT SUBDIVISION Moved by Commissioner Samuels, seconded by Commissioner Berman to recommend approval to the Village Board approval of the petition for annexation with zoning in the R-4 One-Family District and approval of a Preliminary Plan with the following variations: Development Ordinance - Section 16.30.050.A.4 (to allow a cul-de-sac street length of approximately 730 feet instead of 500 feet); Section 16.50.040.C. (To waive the requirement for underdrains in a stormwater basin, to allow the use of prairie plan species instead of grass in the stormwater detention facilities)to allow development of the Preliminary Plan including 13 single family lots, pursuant to testimony and exhibits as given in the public hearing. Commissioner Ottenheimer stated he supports the project. He noted that the land plan has been greatly improved since the first workshop. He stated the developer has addressed all major concerns, and the proposed plan is appropriate for the site. Commissioner Krug stated he also supports the project but asked if the existing barricade at Farrington Drive could be replaced by a hammerhead or a radius with curb. Mr. Pfeil stated he will check with Mr. Kuenkler and Mr. Rigsby to see if some improvement could be made. Commissioner Berman asked if the elimination of the emergency access markings on the plan needs to be made subject to the motion. Chairman Goldspiel stated the developer agreed to eliminate the markings on the plan and also agreed not to have a permanent entry sign on Farrington Drive. That is what will be expected. Commissioner Berman stated this was a difficult parcel and the development team has done an excellent job of creating something positive for the community. They have taken a piece of property which has been an eyesore and made a nice development. He stated that despite Buffalo Grove Plan Comm-Regular Meeting-April 16, 1997-Page 2 significant concerns raised regarding flooding, they have taken an unengineered piece of property with flooding conditions on it and properly engineered it in accordance with strict guidelines from Lake County ordinances. He stated this can only help the area and commended the development team for their efforts. Commissioner Samuels thanked the developer for a very thorough and professional plan which he will support. He did, however, note that access to Route 83 should have been opened up on this property in his opinion. Chairman Goldspiel and Commissioner Krug agreed that Route 83 should have been opened up on this property. Chairman Goldspiel questioned the reason some residents in Strathmore have water in their basements and asked if that water is falling and percolating through the ground into the basements or if it is water coming up from below. Mr. Kuenkler stated the homes were not originally built with any types of footing tiles or sump pumps in the crawl space style buildings. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Samuels, Berman, Trilling, Ottenheimer, Goldspiel NAYES: None ABSENT: Rosenston ABSTAIN: None The motion passed 7 to 0. CHAIRMAN'S REPORT Chairman Goldspiel noted that the recognition day for various Village commissions is scheduled for Sunday, April 20, 1997 and he urged all Commissioners to attend. FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a public hearing on April 23, 1997 for the Community Chapel on Dundee Road. There will be a meeting on May 7, 1997 concerning the B'nai Shalom annexation and the Continental Cable Fiber Optic Hub. PUBLIC COMMENTS AND QUESTIONS - None Buffalo Grove Plan Comm-Regular Meeting-April 16, 1997-Page 3 STAFF REPORT Mr. Pfeil stated President Mathias has convened the Economic Development Task Force which is being structured as a six month process involving various business and community leaders. The primary focus of the Task Force is to develop a strategic plan for economic development in the Village. NEW BUSINESS -None Li ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Ottenheimer and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:00 p.m. Respectfully submitted, Fay Rubi , R cording Secretary APPROVED BY: /ST P N GOLDSPIE Chairman Li Buffalo Grove Plan Comm-Regular Meeting-April 16, 1997-Page 4