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1990-12-05 - Plan Commission - Minutes PUBLIC HEARING ..� BUFFALO GROVE PLAN COMMISSION • December 5 , 1990 Weiland Road Industrial Park (Abbott Contractors/Illinois Bell Telephone) Chairman Sheldon called the public hearing to order at 8:00 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Sheldon Mr. Braiman Mr. Charlette Ms. Howard Mr. Krug Mr. Rubin Commissioners absent: Mr. Goldspiel • Mr. Rhodes Mr. Rosenston Also present: Mr. Michael Vondra, Abbott Contractors Mr. George Maurides, attorney for Abb- ott Contractors Mr. David Swanson, Illinois Bell Mr. Carl Kupfer, Spaceco, Inc. Mr. Dean Kelley, Abbott Land and In- vestment Corp. Mr. Edward Figlewicz, Illinois Bell Mr. Lawrence P. Basil , Basil Asso- ciates, Inc. Mr. Michael Glenn, Abbott Contractors Mr. Michael O'Malley, Village Trustee Dr. Glenn McGee, School District 102 Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil , Village Planner Mr. Robert Kossack , District 102 Mr. Rob Cohen , District 102 Mr. Marc K. Schwartz, attorney Chairman Sheldon read the Notice of Public Hearing as publis- hed in the Buffalo Grove Daily Herald, explained the format Buffalo Grove Plan Commission-Public Hearing-December 5 , 1990 Page 1 the District some amount for the sanitary sewer that the District installed to service its propery. Dr. McGee con- cluded his remarks by indicating that District 102 is ex- periencing unprecedented growth in its student population, and the District needs to have an adequate tax base to fund its educational programs. The proposed light industrial project by Abbott will have a positive fiscal impact on District 102 . Mr. Maurides asked if School District 102 objects to the pro- posed industrial development. Dr. McGee replied that the District does not object to the proposed development. Mr. Maurides inquired if the proposed fencing and sidewalks to be constructed on the Abbott property are adequate for the School District. Dr. McGee stated that the plans he has seen for the IBT site are acceptable, but he would want to review plans for future uses on the other lots. Mr. Swanson of Illinois Bell stated that IBT has similar maintenance facilities in a number of suburbs, and for the proposed facility in Buffalo Grove they looked for a site ... with the least impact on adjacent properties. The site is bounded on the east by the railroad tracks, and on the south there is a wooded area screening the site from the Windbrooke Apartments and the school property. Mr. Swanson said the pro- posed maintenance building would have an area of approximate- ly 38, 500 sqaure feet, and although the construction will be metal , masonry will be used on exterior walls for aesthetic purposes. The site will have approximately 60 construction and installation vehicles, and 70 employees. Traffic to the site occurs at about 7 :00 a.m. in the morning, and service vehicles are usually gone from the site by 8:00 a.m. In the evening service vehicles return between 4:00 and 6:00 p.m. Mr. Swanson noted that water use at the facility is less than a residential house. He said that the structure will have masonry on three sides. The site is aproximately 5.2 acres, and a special use is being requested for an outside storage area. Materials including poles, cable reels, sand, gravel , and trenchers would be kept in the storage area. A storage building would be used to hold dry nitrogen and propane. Mr. Maurides stated that the items stored by IBT are neces- sary tp serve the public convenience, and he inquired if any of the materials would be injurious to surrounding areas. `.. Mr. Swanson said none of the materials would be injurious Buffalo Grove Plan Commission-Public Hearing-December 5 , 1990 Page 3 to surrounding properties. Mr. Maurides asked why a variation is being requested of the .� Village's standard concerning paved parking areas. Mr. Swanson stated that the variation is requested for the storage area so that a macadam surface can be used. If bitu- minous paving were used, some of the materials such as the cable reels and trailer ends would sink into the asphalt. Also, the traffic from trucks and equipment would break up the asphalt. Mr. Swanson noted that the storage area and the non-paved surface will be at least 150 feet from any residen- tial area, and it will be enclosed by a solid fence. Mr. Swanson stated that a variation is also being requested concerning the Village's requirement for curbing in parking areas. He indicated that IBT wants a waiver of the curbing requirement along the west property line and along the south edge of the parking lot as well as in the outside storage area. Mr. Kuenkler stated that curbing should be required in all paved parking areas to ensure proper overland flow of storm- water. In his opinion, economic considerations are not a jus- tification for variations. Commissioner Rubin inquired if Mr. Kuenkler recommends pay- `-' ing the storage area. Mr. Kuenkler replied that the Village does not have any other stone parking areas. Mr. Swanson stated that IBT will take measures to control dust in the storage area, and they have added more paving to their plan to reduce dust from vehicles moving in the area adjacent to the storage area. Chairman Sheldon asked if a sidewalk will be built to the school property. Mr. Vondra stated that he will build a sidewalk along Weiland Road on his property, and along one side of the internal street in his development. Chairman Sheldon inquired about the variation concerning the location of the fence along the south property line. Mr. Vondra reviewed the Preliminary Plan concerning the lo- cation of the fence and retaining wall , and said the var- iation would allow the fence to be slightly offset from the property line. Buffalo Grove Plan Commission-Public Hearing-December 5 , 1990 Page 4 Commissioner Bratman expressed concern that children might walk on the retaining wall portion of the fence system. `-' Mr. Glenn of Abbott indicated that the wall only occurs along the IBT site, so it won't be accessible for child- ren • from the school property. Commissioner Rubin said the proposed fence and wall along the south property line should not interfere with exist- ing trees. Mr. Vondra said he would work with the Village and School District to place the fence in the most suitable location. Chairman Sheldon inquired about the maintenance of the non- paved storage area, and if it would create dust. Mr. Kuenkler said that dust could become a problem if the non-paved surface isn't properly maintained. Mr. Kupfer stated that the parking surface would be a water- bound material so dust will not be a problem. Chairman Sheldon asked why a variation of the street right- of-way requirement is being requested. • Mr. Maurides replied that the street will be a local road serving a limited area, and Village staff had indicated that the Plan Commission might look favorably on the reduced right-of-way if it would make the economics of achieving a loop road more feasible for Abbott and adjacent landowners. Mr. Pfeil stated that the right-of-way variation would be reasonable in the context of developing a loop road for the entire industrial area on the east side of Weiland Road, including the Abbott site. The proposed 66-foot width assumes that a sidewalk will be built on only one side of the street. Mr. Vondra said right-of-way could be added on the north side of the street if a sidewalk is needed on both sides. Chairman Sheldon asked for an explanation of the variations requested for the stormwater detention area. Mr . Vondra explained that a wetland area will be preserved, so underdrains are not needed, and the sides of the pond will not need to be mowed. Mr. Kupfer stated that wetland plants such as sedge will be used in the pond area. Buffalo Grove Plan Commission-Public Hearing-December 5, 1990 Page 5 Chairman Sheldon _ inquired if there will be any drainage impact on adjacent properties such as Aptakisic Junior High School . Mr. Vondra stated that he has assured School District 102 in .writing that the Abbott site will not add any storm- water to District 102's property. Mr. Vondra noted that his company has cleaned out a drainage culvert on the Wisconsin Central Railroad property east of his site and the school property, and this should prevent the school property from flooding. He indcated that the school property is 14 feet higher than the culvert, so if water is flowing in the culvert without restriction, the school property should not flood. Abbott' s engineering plan for overland stormwater flow will take water farther east than the current stormwater flow, and this overland flow will not affect the school property. Mr. Raysa indicated that the Appearance Commission will make the determination about the type of fence and its lo- cation relative to Abbott's south property line. The Appear- ance Commission would evaluate aesthetics and impact on adjacent properties in determining if the fence should be on the property line or if it could be set back from the property line. Commissioner Rubin asked how the cul-de-sac could be extended if a loop road to adjacent properties is needed in the fu- ture. Mr. Vondra said the Abbott plan shows a 66-foot wide right- of-way extending from the cul-de-sac to Abbott' s east and north property lines. This was done at the request of Vil- lage staff who think a loop road should be developed for this area. Commissioner Rubin inquired how the future right-of-way would be treated in the annexation agreement. Mr. Maurides suggested that a "sunset provision" should be used to require Abbott to dedicate the right-of-way for a defined period of time. If adjacent property owners do not wish to annex and share in implementation of the loop road, Abbott should not be required to dedicate right-of-way and delay its development indefinitely. Mr. Maurides said the loop road concept is a policy decision that rests with the Village Board. He stated that Abbott wants to be treated equitably concerning the costs of the loop road, and would expect to be re-imbursed by adjacent property owners for a fair share of the costs. He suggested that the loop road may not be needed if a single large user develops the tract north Buffalo Grove Plan Commission-Public Hearing-December 5, 1990 Page 6 north of Abbott's. s i to. Commissioner Braiman said the Plan Commission had expected to see an overall road plan for the area up to Thompson Boule- vard, and he is disappointed that this plan has not been provided by the developer. Mr. Vondra said he has some exhibits that could be used to illustrate the loop road plan. He presented plats showing properties north and east of the Abbott site, and he indica- ted a possible alignment for the loop road. Mr. Vondra ques- tioned the need for the loop road, stating that the acreage involved is fairly small , and parking lot connections in- stead of a street could be used for emergency access. Mr. Vondra stated that he would agree to reserve right-of- way to provide access to the property east of his site, but he would expect a recapture payment from the adjacent owner. For the north segment of the loop road, he would be willing to dedicate a half right-of-way of 33 feet. Commissioner Rubin asked what would happen if a user pur- chased proposed Lot 2 immediately, since this lot would be encumbered with the 33-foot dedication. Mr. Vondra said the 33 feet of right-of-way would be commit- ted in the annexation agreement, so any use of Lot 2 would have to be consistent with this requirement. Commissioner Rubin asked if a tree survey has been submitted for the Abbott site. Mr. Pfeil said a survey has been submitted, and he has dis- cussed it with the Village Forester and Village Engineer, but a written report from staff has not been done yet. Commissioner Braiman suggested that the annexation agreement could handle future right-of-way dedication as an option to be executed at the direction of the Village. Mr. Raysa said the annexation agreement could be drafted as suggested by Commissioner Braiman. Commissioner Howard asked for a presentation of the proposed landscaping plan for the IBT site. Mr. Basil reviewed the landscaping plan, explaining the use of deciduous shade trees and pine trees. Commissioner Charlette inquired if sand and gravel would be stored on the IBT site. Buffalo Grove Plan Commission-Public Hearing-December 5 , 1990 Page 7 Mr. Swanson said .sand and gravel would be stored at the site. Commissioner Braiman asked about the right-of-way required to be dedicated along Weiland Road, and he asked if street lights are required. Mr. Kuenkler said a dedication of 11 feet of right-of-way is required along Weiland Road, and street lights are required. Mr. Maurides stated that Abbott will meet applicable ordin- ances concerning these requirements. Commissioner Braiman asked if IBT's storage shed would be fenced. Mr. Swanson said the storage shed would not be fenced, but it would be inside the storage area, which will be fenced. Commissioner Braiman asked for a presentation concerning the tree survey, and he asked if Abbott intends to remove any trees. Mr. Vondra reviewed existing trees on the site, noting that most trees occur along the Weiland Road frontage and in the southeast corner of the site in the wetland area. He stated that trees on the site will not be removed. Commissioner Braiman inquired about the size of the proposed storage shed. Mr. Maurides said a 60-foot by 20-foot "envelope" is being proposed, with the exact location to be subject to Village approval . Commissioner Braiman asked if the Village Engineer accepts the proposed 2: 1 slope in the stormwater detention area, the proposed retaining wall , and the waiver of underdrains. Mr. Kuenkler said the variations would be acceptable if the stormwater area is developed as a wetland area as represented by Mr. Kupfer. Commissioner Braiman asked if proposed Lot 2 would be build- able if a 66-foot right-of-way is dedicated. Mr. Vondra said the lot would be buildable with the right- of-way dedication, but the loss of land is a detriment to the site, and it would probably have to be developed by a user needing only a small site. ... Commissioner Braiman asked if the radius of the proposed loop Buffalo Grove Plan Commission-Public Hearing-December 5 , 1990 Page 8 road is acceptable. Mr. Kuenkler said the radius appears to be adequate. Commissioner Braiman asked about proposed lighting for IBT's parking lot. Mr. Vondra said the parking lot lights would comply with Village ordinance. Commissioner Braiman asked what parking standard is applica- ble for the IBT use. Mr. Pfeil stated that the industrial standard of two spaces per employee is the applicable standard. Mr. Swanson said the IBT site will have approximately 122 to 125 parking spaces, which will exceed the Village's require- ment. Chairman Sheldon asked about gasoline storage at the site. Mr. Swanson said IBT will install fuel tanks in compliance with all Federal , State, and local regulations. The tanks will be removed by IBT if the company ever moves from the site. Commissioner Krug asked if pumps will be near the gas tanks, and if propane will be stored in the storage shed. Mr. Swanson replied that there will be pumps near the gas tank , and the propane storage in the shed will comply with all applicable regulations. Commissioner Krug said vehicles cannot be stored on the pro- posed stone parking lot. Mr. Swanson said IBT needs to be able to store trailers on the non-paved storage area surface. Commissioner Krug asked if the non-paved surface has been included in the impervious area used for stormwater detention requirements. Mr. Kupfer said the non-paved surface was included in the stormwater calculations. Chairman Sheldon called for comments from public agencies. Dr. Glenn McGee, Superintendent of School District 102 Buffalo Grove Plan Commission-Public Hearing-December 5, 1990 Page 9 presented a written summary of his comments dated December 5 , 1990, and he reviewed the comments for the record. Dr. McGee stated that District 102 constructed a sanitary sewer as part of the expansion of Aptakisic Junior High School , and the School District expects a recapture of some of .the cost of this sewer from Abbott Contractors which will also use the sewer. Also, Dr. McGee asked for the Vil- lage's assurance that the Abbott development would not put any stormwater onto the school property, cause any flooding, or create any damages. Dr. McGee indicated that District 102 constructed 650 feet of sanitary sewer at a cost of $77,000. He said District 102 wants an equitable recapture from Abbott since the Village is requiring Abbott to connect to this sewer. Commissioner Sheldon asked Mr. Raysa to explain the Village's liability for flooding caused by a developer. Mr. Raysa said a developer cannot harm an adjacent property according to Illinois law, nor can an unnatural accumulation of water be caused on adjacent properties. The Village, how- ever, should not make guarantees to the School District con- cerning damages that may be caused by a developer. Dr. McGee said that he expects the Village to take a role in correcting the situation if District 102's property is dam- aged by drainage from the Abbott site. Commissioner Braiman inquired about the Village's role in a recapture to the School District for the sanitary sewer. Mr. Kuenkler said the annexation agreement for District 102's property does not include a recapture provision for the san- itary sewer. Commissioner Braiman asked if District 102 is concerned about any aspects of the IBT use such as propane storage or the gravel storage area. Dr. McGee said the School District is always concerned about any use with that has possible safety hazards, but it appears that the IBT storage area will be quite a distance from the school property. He said the gravel storage area and outside storage shouldn't be a nuisance if the area is properly main- tained and fenced. Mr. Kossack of the District 102 School Board said the storage area appears to be an adequate distance from the school prop- erty, but the District will want to review the project with IBT to get more details about the storage facility. Buffalo Grove Plan Commission-Public Hearing-December 5, 1990 Page 10 Commissioner Krug said that propane storage when done cor- rectly is safer than most home barbecue equipment. Chairman Sheldon called for comments from anyone else in attendance at the hearing. Mr. Marc Schwartz stated that he represents the property owner adjoining the Abbott site on the north east. His clients are Ed Weiner and Ron Bartlestein of the Concrete Doctor Company. Mr. Schwartz said his clients' property is ten feet higher in "elevation than the proposed IBT storage area, so a screen higher than the proposed six-foot fence will be needed to adequately protect his clients' property from the visual effects of the IBT storage area. Mr. Swanson said that IBT's large vehicles can fit into the maintenance building, and IBT intends to park the vehicles in the building. He noted that the Concrete Doctor operation includes an outside storage area, and the view to this area is about the same as the view will be to the IBT storage area. Mr. Schwartz stated that his clients are willing to annex their property to the Village, but they need access to Abb- ott's stormwater detention area, and they need access to Weiland Road through the Abbott site. His clients will share costs for stormwater detention and roads on a fair and equitable basis. There being no further comments, Chairman Sheldon closed the public hearing at 10:30 p.m. • Respectfully submitted, OINZAi" Robert E. Pfeil , Village Planner APPROVED BY: BARBARA SHELDON, Chairman Buffalo Grove Plan Comm.-Public Hearing-December 5, 1990 Page 11 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION December 5 , 1990 605 Patton Drive, Child Daycare Home in an R-5A District Chairman Sheldon called the public hearing to order at 7 : 30 p .m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Sheldon Mr. Braiman Mr. Charlette Ms . Howard Mr. Krug Mr. Rubin Commissioners absent: Mr . Goldspiel Mr. Rhodes Mr. Rosenston Also present: Mrs. Barbara Kozlowski Mr. Michael O'Malley , Village Trustee Mr. William Raysa, Village Attorney Mr. Robert Pfeil , Village Planner Chairman Sheldon read the Notice of Public Hearing as pub- lished in the Buffalo Grove Daily Herald, explained the for- mat of the meeting , and swore in persons who were giving testimony at the public hearing. Chairman Sheldon noted that the hearing was continued from November 7 , 1990. Chairman Sheldon asked Mr. Pfeil to review the reports com- piled by the Police Department and the Department of Building and Zoning . Mr. Pfeil stated that the Police Department had observed tra- ffic at the subject site and the adjacent neighborhood , and the results of the study are summarized in memos dated Novem- Buffalo Grove Plan Comm.-Public Hearing-December 5, 1990 Page 1 ber 16, 1990. The:Police Department concluded that parents bringing their children to the home are using the driveway V of the residence or are parking in front of the residence, and traffic at the site does not appear to be causing con- gestion for the neighborhood streets. The Police Department did• not observe any illegally parked vehicles on the property nor. was there any noise from the daycare operation. Mr. Pfeil reviewed two memos dated November 29 , 1990 from the Department of Building and Zoning. The memo from Brian P. Sheehan, Village Health Officer, is a comprehensive report including items recommended by the Fire Department. Most of the items cited in the report pertain to maintaining a safe environment for the children being cared for in the home. The Director of Building and Zoning recommends that the spec- ial use be contingent on compliance with all of the items, and this would be verified by a re-inspection. • Commissioner Braiman inquired if any of the recommended cor- rections have been made. Mrs. Kozlowski , owner of the property and the provider of daycare at the home, stated that a first kit aid has been provided. She indicated that she has some questions concern- ing the recommended location of smoke detectors and other items. Mr. Pfeil said that the Department of Building and Zoning would discuss the items with Mrs. Kozlowski to make sure that she understands the recommended corrections. Commissioner Rubin pointed out that the Village inspection is not the same as the Illinois Department of Children and Family Services (DCFS) , and the Village may have more strin- gent requirements for some items. Commissioner Charlette 'asked when the improvements would be made. Mr. Pfeil indicated that the improvements should be substan- tially completed before Village Board approval of the spec- ial use. Chairman Sheldon asked if the windows in the basement can be used for escape in a fire. Mrs. Kozlowski said she thinks the windows can be removed, but her license from the Illinois DCFS excludes use of the basement for the children , so she does not allow the children into the basement area. Buffalo Grove Plan Comm.-Public Hearing-December 5, 1990 Page 2 Commissioner Howard inquired if Mrs. Kozlowski will make the necessary improvements as recommended by the Village and if .... she will comply with the provisions of her special use per- .... Mrs..' Kozlowski said she will make the recommended improve- ments and comply with the special use permit. Commissioner Rubin said he is not opposed to the special use, but he is concerned with the time frame concerning compliance with Village ordinances. There being no further public comments, Chairman Sheldon closed the public hearing at 7:50 p.m. Respectfully submitted, Robert E. Pfeil , Village Planner APPROVED BY: BARBARA SHELDON, Chairman Buffalo Grove Plan Comm.-Public Hearing-December 5, 1990 Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION DECEMBER 5 , 1990 605 Patton Drive, Child Daycare Home in an R-5A District Weiland Road Industrial Park (Abbott Contractors/Illinois Bell Telephone Company ) Chairman Sheldon called the Regular Meeting to order at 10 : 35 p.m. in the Municipal Building , 50 Raupp Boulevard , Buffalo Grove, Illinois. Commissioners present: Chairman Sheldon Mr. Braiman Mr. Charlette Ms. Howard Mr. Krug Mr. Rubin Commissioners absent: Mr. Goldspiel Mr. Rhodes Mr. Rosenston Also present: Mrs. Barbara Kozlowski . 605 Patton Dr. Mr. Michael Vondra, Abbott Contractors Mr. George Maurides , attorney for Abb- ott Contractors Mr. David Swanson , Illinois Bell Tele- phone Company Mr. Carl Kupfer, Spaceco, Inc . Mr. Dean Kelley, Abbott Land and In- vestment Corp. Mr. Edward Figlewicz, Illinois Bell Mr. Lawrence P. Basil , Basil Asso- ciates , Inc. Mr. Michael Glenn, Abbott Contractors Mr. Michael O'Malley . Village Trustee Dr. Glenn McGee, School District 102 Mr. Robert Kossack , School Dist. 102 Mr . Rob Cohen . School District 102 Mr. Marc K. Schwartz . attorney Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil , Village Planner Buffalo Grove Plan Comm.-Regular Meeting-December 5, 1990 Page 1 APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS Commissioner Charlette reported on the Village Board meeting of December 3. 1990 and said the Board had discussed a pro- posal for a Montessori school on an unincorporated parcel on Weiland Road south of Marie Avenue. He said trustee O'Malley had introduced the idea of an economic development commission for the Village, and the trustees discussed the purchase of a "quint" unit for the Fire Department. 605 PATTON DRIVE - SPECIAL USE FOR A CHILD DAYCARE HOME Moved by Commissioner Braiman, seconded by Commissioner Charlette, that the Plan Commission recommend to the Village Board approval of the petitioner's request for a Special Use authorization for a Child Day Care Home because the Plan Com- mission finds that the petitioner has met the criteria set forth in Section 17 . 28. 060 of the Village Zoning Ordinance, and subject to the following conditions: 1 . The petitioner shall comply with the requirements set forth in Section 17 . 28. 060. 8. 1 through 5 of the Zoning Ordinance: 2 . Compliance within 30 days of the improvements recom- mended by Village staff and enumerated in the memo dated November 29 , 1990 from Brian P. Sheehan, Vill- age Health Officer; 3 . The Special Use shall be valid for a period of time running concurrently with the petitioner's licence from the Illinois Department of Children and Family Services . The vote was as follows: AYES : Braiman, Charlette, Howard, Rubin NAYES: Krug ABSTAIN: None ABSENT: Goidspiel , Rhodes, Rosenston The motion carried 4 to 1 . Commissioner Charlette noted that the Commission had discuss- ed limiting the number of children at the home, and he made a motion to limit the number of children cared for at the home to six children plus the provider' s own children. The motion was seconded by Commissioner Rubin . Buffalo Grove Plan Comm.-Regular Meeting-December 5, 1990 Page 2 The vote was as follows : AYES: Charlette, Howard, Rubin NAYES: Braiman ABSTAIN: Krug ABSENT: Goldspiel , Rhodes. Rosenston The motion carried 3 to 1 . �.J WEILAND ROAD INDUSTRIAL PARK (ABBOTT CONTRACTORS/ILLINOIS BELL TELEPHONE COMPANY) Moved by Commissioner Braiman , seconded by Commissioner Rubin, to recommend approval of the Preliminary Plan , In- dustrial District zoning, and a Special Use for an outside storage area for the proposed Illinois Bell Telephone Com- pany maintenance facility, with the finding that the outside storage area meets the criteria for a special use set forth in Section 17 . 28. 060 of the Village Zoning Ordinance, with the following variations, subject to the following condi- tions, and pursuant to the exhibits presented at the public hearing: Development Ordinance variations: 1 . Section 16 . 50 . 040.C. 3 . - to allow a side slope of 2 : 1 instead of 6 : 1 . and a cross slope of one percent instead of two percent; 2 . Section 16 . 50. 050 . D. 7 . - to allow a sanitary sewer depth of less than six feet: 3. Section 16 . 50 .070 . D. 2 - to allow a street pave- ment width of 37 feet instead of 47 feet, and a right-of-way of 66 feet instead of 80 feet: 4. Section 16 . 50 .070.M. - to allow a non-bituminous surface for the proposed outside storage area for the Illinois Bell Telephone Co. facility; Zoning Ordinance variation: Section 17 .48. 020. F. 6 . b. - to allow a fence to be setback from the property line adjacent to a resi- `..; dential district; Subject to the following conditions : 1 . The additional street right-of-way of 66 feet as depicted on the Preliminary Plan for a future north/south street segment shall be reduced to 33 feet, and the right-of-way shall be located Buffalo Grove Plan Comm.-Regular Meeting-December 5, 1990 Page 3 up to the property line; 2 . The notation on the Preliminary Plan that the additional street right-of-way is one-foot from the property line shall be deleted; 3 . Right-of-way options for streets serving this property and adjacent properties shall be nego- • tiated by the Village Board and staff in the annexation agreement, and property owners shall comply with the Village's recommendations; 4. The sidewalk on the north side of the street shall not be required until lots adjacent to the sidewalk are developed; 5 . Curbing shall be required according to Village ordinance on the Illinois Bell site except for the unpaved surface in the outside storage area; 6 . The proposed fence along the south property line may be ten feet from the property line, provided that the Appearance Commission approves the lo- cation ; 7 . Right-of-way of approximately eleven feet shall be dedicated along Weiland Road to comply with Village and Lake County requirements; 8. Street lights and parkway trees shall be pro- vided for the property as required by Village ordinance; 9 . All existing trees as as shown on the develop- er's tree survey shall remain on the property ; 10 . The placement of the 20-foot by 60-foot shed on the Illinois Bell site shall be in accordance with Village ordinance and is subject to approv- al by the Appearance Commission; 11 . Access for maintenance of stormwater facilities shall be provided on the property, including the Illinois Bell site; 12 . Development of the property shall be in accord- ance with Village ordinances unless specific variations are granted. Mr. Raysa commented that the variations requested concerning no sidewalk on the north side of the street and no curbs in the Illinois Bell parking lot are not granted by the motion, because the Plan Commission has determined that the sidewalk will be provided when the adjacent lots are developed, and curbing will be provided in the Illinois Bell parking lot except for the non-bituminous storage area surface for which curbing is not required according to the Village Engineer' s interpretation of the Development Ordinance. Buffalo Grove Plan Comm.-Regular Meeting-December 5, 1990 Page 4 Mr. Raysa inquired if Lot 6 is going to be maintained by an association, and if so, the record should reflect this. Mr. Maurides said Lot 6 will be maintained by an associa- tion, and covenants would be established binding each lot owner to share in the responsibility of maintenace. Commissioner Braiman amended the motion , seconded by Commis- sioner Rubin, to include an additional condition of approval concerning Lot 6: 13. Proposed Lot 6 on the Preliminary Plan shall be used for stormwater detention, with no buildings or structures other than those required for stormwater detention, and said lot shall be maintained by an association. The vote on the motion was as follows: AYES: Braiman, Charlette, Howard, Krug, Rubin NAPES: None ABSTAIN: None ABSENT: Goldspiel , Rhodes, Rosenston The motion carried 5 to 0 . COVINGTON OFFICE PLAZA = PLAT OF RESUBDIVISION Moved by Commissioner Rubin, seconded by Commissioner Char- lette, to recommend approval of the plat dated November 21 , 1990. Commissioner Rubin asked if staff has determined that the plat is in compliance with the approved Preliminary Plan. Mr. Pfeil stated that the property is subject to a Planned Unit Development ordinance, and the plat is consistent with the Preliminary Plan approved by the P.U .D. ordinance. Mr. Raysa said the Plan Commission recommendation should be subject to Village approval of a declaration of covenants pertaining to the entire property. Commissioner Rubin amended the motion to make the recommenda- tion for approval subject to Village approval of a declara- tion of covenants, and the motion was seconded by Commission- er Charlette. Buffalo Grove Plan Comm.-Regular Meeting-December 5, 1990 Page 5 The vote was as fo l l ows: �.. AYES: Braiman, Charlette, Howard, Krug, Rubin NAYES: None ABSTAIN: None ABSENT: Goldspiel , Rhodes, Rosenston The motion carried 5 to 0. CHAIRMAN ' S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said the next meeting is scheduled for December 19, 1990; the public hearing for the Deerfield Bakery develop- ment is scheduled for this date. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Braiman, seconded by Commissioner Rubin, and unanimously carried, to adjourn. Chairman Shel- don adjourned the meeting at 11 :05 p.m. Respectfully submitted, Robert E. Pfeil , Village Planner APPROVED BY: BARBARA SHELDON, Chairman Buffalo Grove Plan Comm.-Regular Meeting-December 5, 1990 Page 5