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1990-06-06 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION June 6, 1990 The Santucci Property, Milwaukee Avenue at Deerfield Parkway Chairman Sheldon called the meeting to order at 7:30 p.m. and read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format of the meeting, and swore in persons who were giving testimony at the hearing. Commissioners present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Charlette Mr. Rubin Mr. Braiman Commissioners absent: Ms. Howard Mr. Rosenston Also present: Mr. Richard Campbell, Trammell Crow Mr. Mark Tennison, Trammell Crow Mr. Steve Leimer, Envirodyne Engin- eers Mr. Brian Smith, Envirodyne Mr. Larry Peterman, By Design Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Mr. Ken Carmignani, James J. Benes and Associates The following exhibits were presented by the petitioner at the public hearing: Exhibit 1 : Preliminary Plan, Sheets S-1, S-2 and S-4 dated May 21, 1990 by By Design Exhibit 2 : Preliminary Engineering Plan dated May 29, 1990 by Envirodyne Engineers Buffalo Grove Plan Comm-Public Hearing-June 6, 1990-Page 1 Exhibit 3 : Wetlands Mitigation Plan dated April 27, 1990 by Envirodyne Engineers Mr. Richard Campbell stated that the petition requests annexation of the 89-acre tract at Milwaukee Avenue and Deerfield Parkway with zoning in the R-9, B-3 , O&R, and Industrial Districts. He noted that the site plan shows a bikepath on the berm through the stormwater detention area. He said the plan would comply with the Village's request for the provision of bus shelters on the site along Deerfield Parkway. He noted that Deerfield Parkway would be constructed through the site, and improvements would be made at the intersection with Milwaukee Avenue, although political juris- dictions could possibly make it difficult to construct the improvements on the east side of Milwaukee Avenue. Mr. Campbell reviewed the proposed residential component of the project, which calls for 352 apartment units on a 24-acre site. He said the bedroom mix would include 68 percent one- bedroom units and the rest would be two bedrooms. He said a playground area would be provided. Mr. Campbell said that the B-3 zoning would include about 18 acres, and a shopping center of 150, 000 square feet is planned for most of this area. The shopping center would be on the northwest corner of Deerfield and Milwaukee, and would include three outlots. On the southwest corner, a hotel and a full-service restaurant are the planned uses. Commissioner Rubin commented that the Plan Commission would be approving only the B-3 zoning, not specific site plans for the commercial part of the property at this time. He noted that the Village's traffic consultant discusses the location of access points for the commercial center in a memo dated May 24 , 1990. Commissioner Rubin also noted that the Buffalo Grove Park District has sent a letter dated June 6, 1990 which recommends that the apartment development include tennis and basketball courts and an eight-foot bikepath system. Mr. Campbell commented that the management of the Lincoln Club Apartments indicates that their tennis courts are not used. Commissioner Rubin said that the tot lot for the apartment complex should be built as part of the first phase. Buffalo Grove Plan Comm-Public Hearing-June 6, 1990-Page 2 Commissioner Goldspiel inquired about the required setback from the property line for the three story apartment buildings. Mr. Peterman stated that the three-story buildings would be 35 feet in height, and the building setback is required to be two times the height, which would be 70 feet. Commissioner Rubin said he favors an eight-foot wide bikepath system as recommended by the Park District, rather than the five-foot paths suggested on the developer' s plan. He commented that uses allowed in the B-3 district for the shopping center should be discussed with the Village Board as part of the annexation agreement. Commissioner Rhodes inquired if the two-bedroom apartments would also have two bathrooms. Mr. Campbell said that the two-bedroom units would have two bathrooms. Mr. Leimer reviewed that stormwater management plan as shown on Exhibits 2 and 3 . He said the plan provides 100 percent of the site's required compensatory storage concerning construc- tion in the floodplain. He said a Development Ordinance is technically required because of the volume of storage being provided. He said the proposed weir structure is not addressed in the Development Ordinance, so it is technically a variation. He explained that the weir will be at the south end of the site, and will constrict the flow of water; water will go over the structure in certain conditions. Mr. Leimer stated that upstream and downstream areas adjacent to the site will not be affected by the weir system, and the stormwater management plan will meet the Village's ordinance. He noted that design of the stormwater plan used the model that the National Flood Insurance Program uses. Commissioner Rubin inquired where this type of weir has been used before by Mr. Leimer's firm. Mr. Leimer said this type of design is being planned in Bolingbrook, but it is not yet in place. Commissioner Rubin asked what the plan would look like if the Village's Development Ordinance were strictly adhered to. Mr. Leimer said more land would be needed for stormwater man- Buffalo Grove Plan Comm-Public Hearing-June 6, 1990-Page 3 agement because the ordinance requires the separation of detention and compensatory storage. Mr. Kuenkler noted that the Village has allowed the commingling of compensatory storage and detention in develop- ments such as the Corporate Grove. Commissioner Goldspiel inquired what would happen if a "six- month" rain occurred and then a 100-year storm event happened right after it. He asked if the detention water would still be in place when water from the compensatory storage areas starts to flow into the detention areas. Mr. Kuenkler said this type of flow would not change the impact of the storm for properties downstream. Commissioner Goldspiel inquired about the plans for a Des Plaines River levee in this area, and how the developer's proposed plan would affect the levee plan. Mr. Leimer said the Army Corps' plans for the levee are only at the conceptual stage, so it is difficult to assess the impact of the developer's plan on the levee plan. He noted that water from the Des Plaines River does not back up as far as the Santucci property. Mr. Kuenkler said the levee plan would create a "ring" around the Pekara subdivision south of the Santucci site, and the two properties would not affect each other relative to drain- age if the levee is built. He noted that the developer's plan may actually build part of the levee system because it would elevate the Santucci property. Commissioner Rhodes asked for more information about the pro- posed apartments. Mr. Campbell said the units would rent for between $750 to $1, 000 per month, and would have areas of 700 to 1, 100 square feet. Each unit would have a washer and dryer, and a balcony. He said the units would be rented by dual income households and "empty nesters". He said the HVAC units would be in the storage closet of each unit or some other interior part of the apartment unit. Commissioner Rhodes asked if there would be an emergency g Y access driveway to the area south of the Santucci property. Mr. Campbell said the plan shows an emergency access Buffalo Grove Plan Comm-Public Hearing-June 6, 1990-Page 4 location, but this matter needs to be further discussed with the Fire Department. Commissioner Charlette asked if there would be curb cuts for the commercial center on Deerfield Parkway. Mr. Peterman said the commercial area would have several curb cuts on Deerfield Parkway, including at least one full- access driveway. Commissioner Braiman asked for the reasons for the variations to the Village's Development Ordinance and Floodplain Ordinance. Brian Smith explained that the site has an extensive floodplain area and wetland areas, that preclude useful development of the site unless modifications can be made to the site, and this involves several variations of the Village's regulations. Commissioner Braiman inquired about the width of the berm area over the sewer where the bikepath would be built through the pond. Mr. Leimer said the area would be wide enough for a safety shelf as required by the Village. Commissioner Braiman asked who would own and maintain the pond areas. Mr. Campbell said Trammell Crow would set up a not-for-profit corporation to own and maintain the wetlands and ponds. Commissioner Braiman said he would not want to approve the proposed uses for the B-3 area until final site plans are proposed. Mr. Campbell said Trammell Crow needs assurance that a retail center of 150, 000 square feet and up to three outlots would be allowed for the commercial center. Mr. Carmignani indicated that the Village should limit the location and number of access points for the commercial area. He said the commercial center could have up to two driveways to Deerfield Parkway and one driveway to Milwaukee Avenue. Mr. Raysa commented that the annexation agreement could put limitations on the uses and the curb cuts for the commercial Buffalo Grove Plan Comm-Public Hearing-June 6, 1990-Page 5 center. Commissioner Braiman inquired about the width of the emergency access road to the Pekara subdivision and about the heights of the apartment buildings adjacent to the Pekara area. Mr. Peterman said the access road would be twelve feet wide. Mr. Campbell said the two-story apartments would be 27 .5 feet to the roof peak, and the three-story buildings would be 35 feet to the peak. Commissioner Braiman commented that the one-bedroom apartments with dens should really be counted as two-bedroom units. Commissioner Rubin said that the Commission should go on record as recommending that the one-bedroom units with dens should be counted with the dens as bedrooms for the purposes of Title 19 school and park donations. Commissioner Goldspiel said he does not support that recommendation because the dens would probably used as dens, not as bedrooms. Commissioner Braiman said the dens if used as bedrooms will have an impact on the school districts. Commissioner Goldspiel inquired if the bikepath on the sanitary sewer berm is acceptable to the Village of Lincolnshire, which owns the sewer. He suggested that the B-3 uses should be addressed by the Commission in their current recommendation to the Village Board. He asked for clarification concerning the improvements that the developer would do to the Deerfield/Milwaukee intersection. Mr. Carmignani said there may be room for a right-turn lane from northbound Milwaukee Avenue to eastbound Deerfield Road, and the developer should do this improvement. He said the developer's current plan does not show all the necessary improvements to the Deerfield/Milwaukee intersection, and this should be added to the plan. Mr. Campbell said that more right-of-way will have to be acquired to do all the improvements to the intersection. Commissioner Goldspiel commented that the Deerfield/Milwaukee Buffalo Grove Plan Comm-Public Hearing-June 6, 1990-Page 6 road improvements are needed to implement the Village's Transportation Plan for this area. Commissioner Krug stated that he is not convinced that the variation concerning compensatory storage for stormwater is justified. He asked about the impact of the water storage on Lincolnshire's sewer. Mr. Leimer said the hydrostatic pressure will not be increased on Lincolnshire's sewer. He noted that Lincolnshire has requested that the berm be built over the sewer. Mr. Raysa asked if the developer would comply with all of the Village traffic consultant's recommendations. Mr. Campbell said they could not comply with the additional dedication of 25 feet of right-of-way along the west side of Milwaukee Avenue. He said the developer would want to retain this land, but possibly reserve it for future road improvements. Commissioner Braiman suggested that the 25-foot strip be reserved with restrictions that it can be used only for road purposes and not buildings; it should be landscaped until the road improvements are needed. Mr. Raysa said this type of restriction could be spelled out in the annexation agreement. David Limardi, Village Manager of Lincolnshire, stated that his village has grave concerns with the integrity of their sanitary sewer, and 100 percent of Lincolnshire's sewage goes through this line. He said Lincolnshire has to pay for infiltration of water into the line, and maintenance of the line is a great concern. He said Lincolnshire requests that the developer's plan not be approved until Lincolnshire and Lake County have had a chance to thoroughly review all possible impacts to the sewer. He said Lincolnshire will want a written agreement with the developer concerning any devel- opment near or on the sewer. He said his recommendation is that the sewer should be relocated so that it won't be under a lake or a berm. He said a study is needed to analyze the `./ relocation of the sewer and the possible changes to the line's hydrostatic pressure. He suggested that if the line can't be relocated, possibly a new line should be built in the same location as the present sewer. Chairman Sheldon inquired if Lincolnshire's request for Buffalo Grove Plan Comm-Public Hearing-June 6, 1990-Page 7 - _ i relocation of the sewer is feasible. Mr. Campbell said it would be possible to relocate the sewer. Commissioner Goldspiel asked if Lincolnshire favors the idea of putting a bikepath on a berm over the sewer. Mr. Limardi said Lincolnshire would prefer not to have a bikepath on a berm over the sewer. Mr. Leimer noted that the sewer is now at minimum grade, and if it is relocated, an adequate grade may be difficult to achieve. Mr. Limardi said the diameter of the new sewer could be increased. He said televising of the existing sewer is needed to ascertain existing conditions. Earl Sabes, chairman of the Village Transportation Commission, said the construction of bus stops near the commercial area should be delayed until the commercial center is ready for use. He said the Village has identified six locations for bus stops on the Santucci site. Mary Laidlaw, of the Pekara Homeowners Association, said that her association would want written documentation that the development of the Santucci property will not cause any flood damage to the Pekara area. Mr. Leimer stated that the Santucci development will not cause any flooding or drainage problems for the Pekara area. Mary Andre, president of the Pekara Homeowners Association, inquired about the height of the berm, the function of the weir, and the possible problem of creating a habitat for mos- quitoes. Mr. Leimer said the berm will be five to six feet in height on the south end of the Santucci site, and the weir will impound water and restrict flow through the structure. Ms. Andre commented that a left-turn lane is needed for traffic entering the Pekara subdivision from Milwaukee Avenue. Skip Botch inquired if the apartment area would be land- scaped adjacent to the Pekara subdivision. Buffalo Grove Plan Comm-public Hearing-June 6, 1990-Page 8 Mr. Peterman said landscaping would be provided in this area. Rita Imhoff commented that when the Santucci site is developed it will take up land area that currently stores flood water and helps the Pekara flooding situation from being any worse that it is. Mr. Raysa said that under Illinois law the developer cannot increase the amount of water flowing downstream to adjacent properties. If flow is increased, the developer would be liable for damages. Ms. Imhoff asked if the ponds would be aerated. She said she is concerned with possible mosquito problems. Mr. Campbell said the ponds would not be aerated because they are being designed as wetland areas. Chairman Sheldon noted that the Village has a spraying program for mosquito abatement, and the developer should participate in this program. Ella Boskie stated that traffic is a problem for the Pekara area. Mr. Carmignani reviewed traffic flows in the Milwaukee Avenue area, and noted that there would not be any direction connections to the Pekara site from the Santucci development except for the emergency access road. Mike Sampson asked how much higher the Santucci berm will be than the Pekara area. Mr. Leimer said the berm will be one to five feet higher than the existing grade in the area. Mr. Carmignani said the Village should carefully control access to Deerfield Parkway and Milwaukee Avenue for the proposed commercial area. He said his memo of June 1989 cites standards for road planning in this area, and he recommends that the annexation agreement give the Village control of access approval for connections to Deerfield Parkway and Mil- waukee Avenue. Buffalo Grove Plan Comm-Public Hearing-June 6, 1990-Page 9 There being no further comments or testimony, Chairman Sheldon closed the public hearing at 11: 15 p.m. Respectfully submitted, Robert E. Pfeil, Village Planner �aJ Buffalo Grove Plan Comm-Public Hearing-June 6, 1990-Page 10 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 6, 1990 The Santucci Property, Milwaukee Avenue at Deerfield Parkway Chairman Sheldon called the meeting to order at 11:20 p.m. Commissioners present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Charlette Mr. Rubin Mr. Braiman Commissioners absent: Ms. Howard Mr. Rosenston Also present: Mr. Richard Campbell, Trammell Crow Mr. Mark Tennison, Trammell Crow Mr. Steve Leimer, Envirodyne Engin- eers Mr. Brian Smith, Envirodyne Engineers Mr. Larry Peterman, By Design Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Mr. Ken Carmignani, James J. Benes and Associates APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes to approve the minutes of the April 25, 1990 Special Meeting. The motion to approve the minutes was passed unani- mously. Buffalo Grove Plan Comm-Regular Meeting-June 6, 1990-Page 1 THE SANTUCCI PROPERTY, MILWAUKEE AVENUE/DEERFIELD PARKWAY Moved by Commissioner Goldspiel, seconded by Commissioner Braiman, that the Plan Commission recommend to the Village Board approval of the petition to the Village for annexation and zoning in the R-9 Multiple Family District (approximately 26 acres at the southwest corner of Barclay Boulevard and Deerfield Parkway extended) , the B-3 Planned Business Center District (approximately 24 acres on the west side of Milwau- kee Avenue at Deerfield Parkway) , the O&R Office and Research District (approximately 8 acres 700 feet west of Milwaukee Avenue on the south side of Deerfield Parkway) , the Industrial District (approximately 31 acres on the north side of Deerfield Parkway at Barclay Boulevard) , and Preliminary Plan approval for the R-9 Multiple Family District only, and a Residential Planned Unit Development for the R-9 District, in accordance with petitioners' Exhibits 1, 2, and 3 presented at the public hearing, with the following variations: Development Ordinance: Section 16.50. 040.0 - to allow a minimum pond depth of less than 15 feet; to waive the requirement for natural stones as a side treatment for ponds; to allow a pond ledge above the water at 8 feet instead of 12 feet; and to allow a pond side slope in certain wetland areas of 3 : 1 instead of 6: 1; Floodplain Ordinance: Section 18. 12. 070 - to allow a setback of less than 100 feet from the centerline of Aptakisic Creek, with no buildings to be within 100 feet of the Creek, and to allow grading and stormwater ponds within the setback; Section 18. 12 . 070.F. - to allow compensatory storage for water of 87 percent instead of 100 percent, provided that it is in compliance with all State and Federal regulations and FEMA regulations, and provided that the water will not be discharged at any greater rate from this site than is occurring at the present time; Subject to: 1. The addition of street lighting on Milwaukee Avenue; 2 . The installation of the north/south bikepath on the causeway of the pond or along the north side of the retention pond to Barclay Boulevard and then on the east side of Barclay to Deerfield Parkway; 3 . The location of bus stops as recommended by the Village Transportation Commission; 4 . All parking spaces and aisles shall meet Village standards; Buffalo Grove Plan Comm-Regular Meeting-June 6, 1990-Page 2 - - i 5. Fire Department approval of the turning radii within the multi-family site; 6. The hotel shall be limited to a height of 45 feet, and it shall be a full-service facility; 7. The commercial area north of Deerfield Parkway shall be limited to three outlots on the Milwaukee Avenue frontage plus one on the pond and Deerfield Parkway frontage, with the understanding that no curb cuts have been approved and that curb cuts will be limited to one on Milwaukee Avenue and two on Deerfield Parkway. The Village agrees to allow retail space, not including the outlots, of 150, 000 square feet if the developer agrees to all conditions of development stipulated by the Village and that all development will meet applicable Village standards and regulations; 8. The developer shall provide information concerning the alignment and design of Deerfield Road east of Milwaukee Avenue concerning the design of a turn lane for westbound Deerfield Road to northbound Milwaukee Avenue traffic; 9. The reservation of a 25-foot strip on the west side of Milwaukee Avenue for future road improvements; no buildings are to be built on this strip, and it shall be landscaped until needed for road and access improvements; 10. The tot lot shall be constructed in the first phase of the residential development, and the recreational path around the apartments shall be eight feet in width; 11. The pool and recreation area for the apartments shall be on the east side of the drive adjoining Barclay Boule- vard; 12 . The emergency access road shall be 12 feet wide and shall be constructed with a hard surface and shall be in com- pliance with Fire Department recommendations; 13 . The commercial area shall be limited to uses stated in the petitioner's memo dated May 23, 1990; 14 . Information concerning the possible relocation of the sanitary sewer and the integrity of the sewer shall be provided to the Lincolnshire Village Manager; 15. A declaration of covenants concerning ownership and main-tenance of the stormwater management and wetland areas shall be submitted to the Village and is subject to the Village Attorney's approval. Commissioner Goldspiel said that the proposed development is an important project for the Village, and the planned uses of the property are appropriate. He noted that the developer is on record stating that the development will not worsen flooding problems for any adjacent properties. Buffalo Grove Plan Comm-Regular Meeting-June 6, 1990-Page 3 Commissioner Rhodes commented that the development will provide a great eastern entryway into the Village. Chairman Sheldon called for the vote on the motion, and the vote was as follows: AYES: Goldspiel, Rhodes, Rubin, Braiman, Charlette NAYES: Krug ABSTAIN: None ABSENT: Howard, Rosenston The motion passed 5 to 1. Commissioner Goldspiel made a motion that the Plan Commission find that the petitioner has met the requirements for the variations that have been granted because management of the floodplain and wetland areas requires special design, and the plan as proposed will not adversely impact adjacent areas. The motion was seconded by Commissioner Rhodes. Chairman Sheldon called for a vote on the motion, and the vote was as follows: AYES: Goldspiel, Rhodes, Rubin, Braiman, Charlette NAYES: Krug ABSTAIN: None ABSENT: Howard, Rosenston The motion passed 5 to 1. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE - Mr. Pfeil noted that meetings are scheduled for June 13th and June 20th. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None Buffalo Grove Plan Comm-Regular Meeting-June 6, 1990-Page 4 ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Charlette, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 12 a.m. Respectfully submitted, er(1--uo"- 6 , /yea Robert E. Pfeil, Village Planner Buffalo Grove Plan Comm-Regular Meeting-June 6, 1990-Page 5 - i