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1990-09-26 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION September 26, 1990 Mormon R-4 Parcel (Hoffman Homes) Chairman Sheldon called the public hearing to order at 7 : 32 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms . Howard Mr. Braiman Mr. Rosenston Mr. Rubin Mr. Charlette Commissioners Absent : None Also Present : Mr. James Truesdell , Hoffman Homes Mr. Rick Brubacker, Land Planner Mr. Paul Leder, Engineer Mr. Chuck Stewart, Urban Forest Mgmt. Mr. Greg Boysen Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil , Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Herald, explained the format of the meeting, and swore in Messrs . Truesdell , Brubacker, Leder and Stewart. Exhibits presented included the Site Plan, revised 9/21/90 (Exhibit A) , the Engineering Plan (Exhibit B) , Landscape Plan (Exhibit C) , a detail of the proposed areas for infield planting along the railroad track (Exhibit D) , and a detail reflecting the change in the conservancy area along the road (Exhibit E) . Mr. Brubacker reviewed the site plan noting two changes, one being the addition of a reverse curve at the north entrance off of Prairie Road which used to come straight east. This entrance is now 335 ft . south of the Mormon Church driveway which, according to the Village traffic consultant , provides sufficient distance for turning for both this subdivision and the Church. Mr. Brubacker stated the other change is that the eyebrow by the detention area has been removed, resulting in the addition of . 2 acres of open space from the elimination of former Lot 19 because there would now be no access to that lot . Buffalo Grove Plan Commission-Public Hearing-September 26 , 1990-Page 1 Mr. Brubacker noted that in the area where the reverse curb was created, they find they can now preserve some existing vegetation in that corner. This area was not originally on the conservancy plan. Mr. Leder reviewed the changes in the engineering plan noting that with the revisions to the site plan at the northwest corner of the site, they find they can now provide the required stormwater detention with the 6 to 1 slope and can also provide underdrains as required, and therefore do not need the variations originally requested for those two items . Mr. Leder stated the existing sanitary sewer on the north end of the `./ site has a section of approximately 200 ft . across the basin where the depth falls below the required 6 ft. At the far southerly end of the site where the sewer comes up in grade there is another 300 ft. where the depth is less than 6 ft . and a varation is needed regarding depth for those areas . At Chairman Sheldon' s request , Mr. Leder noted the variation covers approximately 23-24% of the total sewer area. Mr. Chuck Stewart reviewed the landscape plan noting they had inventoried the existing nursery stock on the site and selected 417 plants of approximately 700 which they felt were suitable for use on the site for screening or supplemental border plantings. Street trees will be from a commercial nursery to meet Village standards . Mr. Stewart noted the conservancy district had changed slightly in back of the cul-de-sac area, but the number of plants stays the same. Commissioner Braiman inquired about the trees in the northeast corner and whether that was planned as another conservation area. Mr. Stewart indicated this area includes a stand of existing pines which they have found are too large to move and they now plan to keep in place. Commissioner Goldspiel stated it would be desirable to include it as a conservation area because it has the same character as the other areas with the extra large back yards. Mr. Stewart presented a detail of the proposed area for infield planting along the railroad tracks , noting spacing and final layout will be coordinated with any utilities located in the area. He also presented a detail reflecting the change in the conservancy area along the road. Commissioner Rhodes noted the trees in the northeast corner should be shown on the plan, noting they make a nice entrance to the property. In response to questions from Commissioner Charlette, Mr. Kuenkler confirmed that the variation for sewer depth is satisfactory, and the addition of underdrains is an improvement . Commissioner Braiman asked where the driveway cuts for Lots 10 and 15 would be located. Mr. Truesdell noted Lot 10 would open to the main street and Lot 15 onto the cul-de-sac . Commissioner Braiman then asked if the 50-ft. outlot at the entrance would be maintained by the Village and if it was sufficient in width. Buffalo Grove Plan Commission-Public Hearing-September 26 , 1990-Page 2 Mr. Kuenkler indicated it is sufficient and will be Village-maintained. Commissioner Braiman inquired about plantings along the west boundary and whether that area is part of the conservation area. Mr. Truesdell explained that area includes new plantings to provide a buffer along the tracks where there was no existing vegetation, and is not planned as part of the conservation area. Mr. Raysa confirmed for Commissioner Braiman that the conservation area on the east would be noted on the plan. Mr. Truesdell confirmed that parkway trees would be planted 40 ft. on center, as Commissioner Braiman had noted that in Aster Place the trees are farther than 40 ft. and in Amberlee some are closer. Mr. Kuenkler noted the ordinance had changed between development of those subdivisions. Commissioner Braiman then noted that lengthy discussion at workshops relaed to the number of existing nursery trees on the property and their possible disposition, and he inquired whether there was a possibility of giving some of the trees not being used to the homeowners. Mr. Truesdell explained that the balance of approximately 300 trees of the 700 existing is of a poor quality which has not been taken care of and would not be suitable for planting in front yards. He noted homeowners generally prefer to develop their own landscape plans and use specimen trees. Mr. Truesdell then further noted they will try to keep as many of the trees in town as possible and have had discussions with another developer who may have use for some in a development in town. Otherwise , he stated, they would remove the remainder fromt the site . Discussion followed with Mr. Stewart noting that many of the trees would not survive more than one move and this could not be avoided in many instances due to the staging of grading. Commissioner Braiman stated it was unfortunate to strip an area of plantings when there may be viable alternatives. Mr. Pfeil stated the Village Forester had reviewed the extensive survey provided and agrees the plan is reasonable and the remaining trees would not survive excessive moving. Brief discussion then ensued regarding the age , species and the lack of care of the trees over the period they have been located on this property. Mr. Stewart noted they have carefully and thoroughly reviewed the stock and have done what they can with all trees within reason. Commissioner Goldspiel inquired whether the change in configuration of the northern entrance is pursuant to the traffic consultant' s recommendations. Mr. Pfeil noted the traffic consultant suggested other alternatives but finds this plan acceptable . Commissioner Goldspiel noted this change preserves the capacity for future expansion of Prairie Road, if necessary. Buffalo Grove Plan Commission-Public Hearing-September 26 , 1990-Page 3 Commissioner Goldspiel inquired about the need for the variation in sewer depth on the north end, noting explanation had previously been given regarding need on the south end because the grade comes up. Mr. Leder explained their only other option was to route the sanitary sewer around the detention basin rather than through it. This was undesirable because it required an additional manhole as well as additional length to the sewer. This provides an additional source of infiltration into the Village system which they want to avoid. Mr. Leder noted the depth is just over 5 . 5 ft . from the ground to the invert , so it is just barely under the 6 ft. require- ment , and the reason is because of the grading for the detention area. Commissioner Goldspiel asked if there would be any problems relating to having a sewer under a detention area. Mr. Leder stated that because of the underdrains he feels the basin will not contribute any additional groundwater force upon the sewer. Mr. Leder further noted there will be no manhole in the basin. The manhole will be located at the street connecting to the manhole at the church property and will be flush to the ground surface. Commissioner Goldspiel asked Mr. Truesdell to confirm that the fence on the railroad side would be right on the property line with plantings on the outside of the fence . Commissioner Goldspiel commented that he feels more buffering should be done on the west side. Commissioner Krug asked Mr. Raysa to confirm that all posting requirements had been met for the newly submitted plan. Commissioner Rosenston stated he would like to see as many trees be saved as possible, although he understands the limitation. Chairman Sheldon called for public comments . Mr. Gary Elder, a homeowner in the area, inquired about the storm sewer width and any changes since the last meeting . There being no further questions or comments , Chairman Sheldon closed the public hearing at 8 : 24 p.m. Respectfully Submitted, ROSEMARY ALLE , Recording Secretary APPROVED BY: 627/T) BARBARA SHELDON, Chairman Buffalo Grove Plan Commission-Public Hearing-September 26 , 1990-Page 4