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1999-05-19 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 19, 1999 Werchek Builders, proposed office buildings on LaSalle Bank property and adjoining property,northwest corner of IL Route 83/Arlington Heights Road -Planned Unit Development and Preliminary Plan in the Office and Research (O&R) District 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 to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Mr. Samuels Mr. Trilling Mr. Ottenheimer Commissioners absent: Ms. Howard Also present: Mr. Michael Werchek Mr. William Reid, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil,Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Plan (site plan)dated May 6, 1999 by Pearson, Brown and Associates, Inc. Exhibit B: Building elevations and floor plans (Sheets Al,A2, and A3 dated October 30, `./ 1998 by McBride & Dudley, Ltd. Exhibit C: Landscaping Plan dated April 1, 1999 by Hohlfelder Landscaping, Inc. Mr. Michael Werchek stated a few things have changed on the site plan pertaining to the Plan Commission's comments and suggestions at the last workshop meeting. The Village and County Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 1 roads have taken another ten feet from the property and they have now had to leave another ten feet more to the right of way on Route 83 and on Arlington Heights Road, which shortened the property by ten feet in both directions. He noted they were able to tighten the site up as they are large enough but they will need the small variance on the detention pond to accommodate these changes. There was also a request by the Village that there be only so many parking stalls before they put in some green area. This has now been incorporated into the site. There was also a request for some kind of a lunch area for the employees of both buildings which has now been included. These are the only changes on the original plan as previously presented. In addition the Village has requested a sidewalk along Arlington Heights Road and Route 83. He requested the Village to look at this request as the sidewalk is drawn by the bank but does not really exist there. He further noted it is not their property so they cannot put a sidewalk there. If they do install the requested sidewalk along Route 83 and Arlington Heights Road, it will go nowhere and may not be a good idea relative to encouraging bike traffic along Route 83. Mr. Werchek stated they are proposing a two-story building with two entrances which really splits the building in half. That eliminates long hallways through the building and helps to split up the parking so that everyone does not have to come in through one door. Each building will have two elevators. The buildings will carry on the bank theme so that it all looks like one park. They will be using the same brick and colors as the bank. They have even incorporated the fake dormers in the roof to carry the theme of the bank building and make it look as if it were all done at once. He stated they will be using the same architectural shingle used on the bank and the same color tones as the bank Mr. Werchek stated they have put the dormers in on the rear of the buildings for some detail and there will be rear entrances which will hopefully be used by employees, leaving the front open for customers and patients. Mr. Werchek reviewed the landscape plan, noting the incorporation of an eating area. Incorporating this eating area has broken up the area somewhat and may help in slowing people down as they drive through the area. There is also a fence requirement when adjoining a residential district. The church is directly north of the proposed site and even though the property is zoned R-2, they were hoping to put a series of landscaping along the area instead of a fence which tends to fall apart and look bad after a while. Chairman Goldspiel noted the ordinance requires screening, not specifically fencing and it would be up to the Appearance Commission as to which way to go on that issue. Mr. Pfeil stated that was correct and the ordinance requires a six foot high screen, not literally a fence. Mr. Werchek stated they have put shrubs along the road, but did not really have enough room to put a berm because of the county requirements. They have, however, put a great deal of screening along the road and they are putting a great deal of plant material around the buildings. Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 2 There will be very little to mow as most of it will be plantings. The main entrance will be on Arlington Heights Road onto Route 83 which will have a right-in and right-out access only. Mr. Werchek noted they are requesting only a small variance on the detention pond depth due to the amount of footage needed for the right of way Mr. Pfeil noted he distributed a letter from Mr. Jenkins from the Village of Long Grove who pointed out some concepts he would like put into the record. One is the high profile of the two buildings which he hopes will agree with that of the existing commercial development around that intersection. The second point was to soften visual impact by judiciously positioned berms, trees and shrubs surrounding the buildings and obscuring parking areas. Thirdly, he noted his concern that the setback from the north property line will be sufficient so that the new buildings will not intrude too closely on the south exposure of the church. Commissioner Krug asked if the size of the pond will be sufficient. Mr. Kuenkler stated it will be sufficient. Commissioner Krug asked if an aerator will be required. Mr. Kuenkler stated yes. Commissioner Samuels asked if the petitioner has yet determined the ratio of medical/dental use to non-medical use. Mr. Werchek stated that is difficult to determine as they have not yet started marketing the space as yet since the plan has not been approved yet. However,they feel they will get a higher percentage of medical use because of what is in the area and the people they have spoken to in the immediate area who are interested. That is why they went higher on the parking than a 50/50 split. Commissioner Samuels asked how the Village monitors the actual split of usage. Mr. Pfeil stated the ordinance approving this development will have to address that issue and incorporate the representations concerning the amount of medical and other professional office space. The Village will monitor tenants through building permits and certificates of occupancy. The Building and Zoning department will review the ratios of types of office space as part of the permit process. Mr. Werchek stated they will sell part of the buildings as condo units. In doing that, they must be sensitive to who and what they are putting in so that the area is not overfilled. Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 3 Commissioner Samuels asked if consideration has been given to escrowing funds for sidewalks until such time as the rest of the system is constructed. Mr. Wercheck stated they will either escrow funds or just put money into the Village's sidewalk fund for the appropriate footage because he does not see encouraging traffic along Route 83 for bikes. There really are few sidewalks in the area and a donation to some type of a trail fund might be a better idea. Commissioner Samuels asked if there will be any signs placed on the buildings. Mr. Werchek stated they will have smaller signage in front. They are trying to do a more residential type of look than commercial so signage is difficult and they are working on same now. They will not be placing any signage on the building itself. Commissioner Samuels asked if parking lot lighting has been designed. Mr. Werchek stated that is currently being drawn now. The lighting will be done per ordinance. Commissioner Samuels asked what hours the building will be open and what hours the parking lot lights will be on. Mr. Werchek stated the building hours will be somewhere from 7:00 a.m. to 5:00 or 6:00 p.m. The lights on the buildings will be on timers and the parking lot lights will be as per code for the height and hours and brightness. Commissioner Trilling asked for a description of the interior layout of the building. Mr. Werchek stated they have sectioned two buildings into one. There will be a main entrance for the first and second floor of each half of the building. The building can be divided in many ways but until someone comes to them they do not have a definite layout. The whole inside is basically open. A typical building can be split as many as four ways and have up to four suites all coming in off the hallway. There is a central elevator and central restrooms in the hallways with suites off of that. If there is only one user, it could easily be done. They have created back doors with all of the parking along the back to allow employees to park, leaving the front open for customers and patients. There will also be partial basements on the buildings as they have found many users need storage areas. The elevators will go down to the basements with only keys. He noted they could have as many as eights users per floor and as few as one, two or three per floor, depending on the size they are looking for. Two elevators will be constructed per building right from the start as this will split parking and bring people in at different entrances. Additionally, this helps in reducing the common area by not having to have one entrance with long hallways. Commissioner Trilling asked if there will be two staircases per building. Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 4 Mr. Werchek stated there will actually be four staircases. Each building will have its own staircases as well as elevator. There will be men's and women's restrooms on each floor of each building. They have also found that as condo units,they often have many users putting in private bathrooms. Commissioner Trilling asked why there is a jog on the right of way on Route 83. Mr. Werchek stated it is a jog on the site plan because another ten feet must be dedicated on Route 83 for future expansion. Commissioner Trilling asked why they cannot be carried continuously. Mr. Werchek noted that is not their property. He noted that is why they were surprised when they were told they needed to dedicate another ten feet. Commissioner Trilling noted a jog further up on Arlington Heights Road. Mr. Kuenkler stated the right of way as shown on the plan is right of way that has been acquired and was done by the state when Route 83 was improved. The notch or irregularity is the existing condition. Chairman Goldspiel stated he is now confused about the additional 10 foot requirement. Mr. Kuenkler stated there is no additional right of way requirement as it has been acquired. He further noted that the jog has to do with the alignment of Route 83 in relationship to the old right of way. The state just took what they needed and did not take a uniform strip. Chairman Goldspiel asked how the building upkeep will be managed since it will be both condo units and rental units. Mr. Werchek stated technically they will all be sold and it will be no different than a residential condo development where some units are leased to renters. Everyone will be part of a condo association which will have a maintenance fund for upkeep of the buildings and will also have insurance on all the parking lots and the outside shells of the building. Therefore, even if an owner cannot afford to rebuild their building, it will be done through the insurance carried over by the condo association. `./ Chairman Goldspiel asked if there will be one or association or several. Mr. Werchek stated it will be one association. Chairman Goldspiel asked if berming can be provided if the Commission decides against the sidewalk request. Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 5 Mr. Werchek stated they would still not have room to put any kind of substantial berm in because of the width. He further noted they will put more screening in to shield from bumpers and such. Chairman Goldspiel asked if the proposed safety ledge meets the Village requirements and if there are any setback problems. Mr. Kuenkler stated the safety ledge is met and there will be no setback problems. Mr. Lou Eisenberg, 1213 Franklin Lane, Vice President of the Crossings Homeowners Association stated his concern is with stormwater management and any impact on the Crossings development which has a flooding problem. Therefore, anything that may diminish water retention near the Crossings would be a problem. He asked why a variance is necessary from a 15 foot pond depth to 7 feet. Chairman Goldspiel noted the detention capacity of a pond does not relate to the depth of the pond but rather to the volume between the normal water level and the high water level so that however deep the pond is,the water is always there. What does effect how much water it holds is how much can be added to the pond during rain. The reason the ordinance requires a deeper depth is to make sure the water is not stagnant and dirty. The 15 foot depth allows circulation to keep the water moving. That is why this pond will need aeration to provide artificial movement to keep the water clear. Mr. Hugh Salzberg, 1164 Courtland, stated he feels this development is too tight for this area and he is opposed to the Arlington Heights main entrance. He noted this area has many children and way too much traffic already. Chairman Goldspiel stated the entrances are existing and the developer is not proposing any new entrances. Due to the configuration of the intersections and the curbs on Route 83 there is a safety problem with trying to put any additional entrances onto Route 83 in this area. Mr. Pfeil stated the Village traffic consultant did review the development based on the amount of square footage proposed and the site plan. Basically capacity was not identified as any kind of a deficiency in the Arlington Heights Road intersection. It is not advisable to put a curb cut any farther north on Arlington Heights Road. There is a median on Route 83 which makes the Route 83 access to this site a right-in and right-out only. Therefore the main full access must be off of Arlington Heights Road for this particular property. The property has always been zoned for office use so this is consistent with the Village's planning for the area. The proposed plan is consistent with the original plan for office use approved in 1987 and the proposed development is substantially less than what is allowed by ordinance for the O&R District. He further noted the traffic consultant commented about restriping Arlington Heights Road to expedite movements in and out of this site. The consultant suggests monitoring for a period of time to see how it functions. Mr. Pfeil commented that the ordinance approving the development could require Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 6 striping if necessary to provide better traffic flow in and out of the site. Mr. Saltzberg stated the other concern along those lines is that there is already a problem with people cutting through Thompson now from Aptakisic and Buffalo Grove Road and use the bank driveway as a pass through in order to avoid the light onto Route 83. People may just zoom through this new parking lot and use it as a cut through to Route 83. Chairman Goldspiel noted the plan shows no additional way to cut through. Mr. Raysa asked if any of the parking spaces will be dedicated specifically for the condo owners. Mr. Werchek stated no. He noted they do not want a parking lot full of signs. Moved by Commissioner Samuels, seconded by Commission Ottenheimer to amend the agenda and open the regular meeting prior to the second public hearing in order to act on the proposed development. All Commissioners were in favor of the motion. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:25 p.m. Res,‘ ly submi Fay 'ubin, eco ding Secretary APP�OVED BY: STEP EN GOLDSPIEL, Ch irman Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 7 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 19, 1999 Zale Companies,River Oaks Subdivision, Prairie Road adjacent to Indian Creek,Annexation with zoning in the R-3 District and approval of a Preliminary Plan Chairman Goldspiel called the hearing to order at 8:30 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 to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Mr. Samuels Mr. Trilling Commissioner Ottenheimer stated for the record that he has a conflict of interest involving the Zale Companies, and therefore he will recuse himself from participation in the public hearing and any other discussion of the proposed development. Commissioners absent: Ms. Howard Mr. Ottenheimer Also present: Mr. Leon Joffe, Zale Homes Mr. Gordon White,Zale Homes Mr. John Martin,JEN Land Design, Inc. Mr. William Reid, Village Trustee Mr. William Raysa,Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Li The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Preliminary Plan dated May 5, 1999 by Gewalt Hamilton Associates, Inc. Exhibit 2: Preliminary Site Plan(Sheet 1 of 3) Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 1 Exhibit 3: Engineering Plan(Sheet 2 of 3) Exhibit 4: Grading/Tree Preservation Plan(Sheet 3 of 3) Mr. Leon Joffe of Zale Homes stated they are seeking a recommendation for approval of the site plan for the River Oaks Subdivision. Mr. John Martin of JEN Land Design, Inc. stated the property consists of the Krueger and Sislow properties on either side of Prairie Road. The Meadows of Prairie View is immediately to the south and the River Grove Subdivision in Vernon Hills is immediately north of the subject property across Indian Creek. The Indian Creek Subdivision, in the Village of Buffalo Grove, is immediately south of the Sislow property which is the western portion of this site plan. In total the combined properties are approximately 21 acres. They are proposing 29 lots on those acres, 6 on the west side of Prairie Road and 23 on the east side. The right of way dedication for the future improvements on Prairie Road take approximately 1.7 acres of the 21 acres, leaving a net site of approximately 19.7 acres. With that acreage and 29 lots the net site density is approximately 1.4 dwelling units per acre. This plan shows a number of changes during the workshop meetings. They have attempted to develop this site so that they could maximize the true value of the site which is the tree cover and the orientation to the open space of the Indian Creek corridor and to the wooded areas. On the Krueger property they are basically aligning the entrances to both east and west development of this River Oaks subdivision. It is pretty much the same location as the current access drive to the Krueger property. This was done so they could maximize the distance from the bridge to the south and come in at a point where the site lines are the best available along this stretch of Prairie Road. There is a simple cul de sac turn around servicing the 6 lots on the Sislow property. Those lots all back onto the creek corridor. Lots 26 and 27 actually back onto the detention basin in the Indian Creek Subdivision and Lots 24 and 25 actually back onto the lots in Indian Creek. On the Krueger property they have meandered the road in an attempt to avoid some of the larger trees on the property so that they can preserve them and add value to these properties. Mr. Martin stated that since the last workshop they have showed an enlarged cul de sac at the back end of the property to save one of the large white oaks on the property that will be situated within the island. He stated they are working with Urban Forest Management, the tree consultant, who has done an extensive tree inventory and analysis of the site and has given their recommendations. Mr. Martin stated the 8 foot bikepath along the west side of Prairie will be extended down into the basin area behind the lots. He stated they have provided for an access which comes down to the basin, loops back and comes back out to Prairie Road. This will be for Village maintenance purposes. Mr. Martin stated the average lot size is approximately 13,458 square feet. The largest lot is over Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 2 20,000 square feet and there are only six lots that are less than 11,000 square feet. There are three lots (Lots 13, 14, 15) on the east side of the property where they are asking for a 70 foot lot width versus the 80 feet required by ordinance. The reason for this is for tree preservation. Additionally, these are pie shaped lots so they get much wider as you go back off the setback line. These lots, even though they would be less than the 80 feet at the building setback line, do meet the ordinance requirement in terms of 50% of the lot width at the right of way line. Mr. Martin noted the number of significant trees on the site which they are preserving. A total of 691 trees were inventoried on the site, excluding the Prairie Road right of way trees. Approximately 16% of these trees(127) are"high-quality,"including oak, hickory and walnut species. Of the 127 high-quality trees, 24 (approximately 19%)will be removed. The orientation of the homes are all backing onto open space. There are only four lots backing onto Prairie Road and they have increased the lot depth as well as preserving some of the trees along the rear of those four lots. The internal lots are backing onto a fairly large area of tree preservation as well. Mr. Gordon White of Zale Homes reviewed the stormwater management plans stating the 100 year base flood elevation at the south end of the property is 663.70. Toward Prairie Road the base flood elevation is 666.30. This is a substantial change in the base flood elevation from Prairie Road to the south end of the property. He noted there is a flowing stream during the 100 year flood event. On the plan they have indicated both the floodway boundary and the flood plain area which extends up to the rear property line or rear lot line of the lots. Mr. White stated they must provide stormwater detention that will allow a release rate of 0.15 cubic feet per second during a 100 year event from the proposed detention facility to the receiving waters. This means they must be able to store about 24 hours of water in a basin. The volume of the proposed basin is 4.65 acre feet. For the 5.1 acres on the west side of Prairie and the 15.9 acres on the east side, they are providing a volume in the range of 4 inches of volume for the entire site they could be stored within the stormwater basins. That volume will not increase the flood heights in any and all events beyond a two year storm. In anything less than a two year storm, the discharge will be into the basin and anything beyond that two year storm event will have detention storage provided where only a two year storm event would be released to Indian Creek. Therefore, they will not increase flood heights, will not increase flood velocities, nor the downstream or upstream flooding. They are also providing on site compensatory storage for the area that is depressional and would have standing water in a large rain event. Mr. White stated this documentation has been provided because the Lake County Stormwater Management is going through a revision to the ordinance and they wanted to be able to accommodate both the existing ordinance and what they anticipate as the future ordinance. Mr. White stated access to the creek for maintenance along the whole creek might be in conflict with the future ordinance that still may govern on this site relative to setbacks and buffers in a wetland. The existing wetland boundary is more or less in the vicinity of the property line. They will be providing a wetland buffer that provides a water quality treatment prior to waters being Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 3 discharged to a wetland. They will comply with those provisions of the new ordinance. Mr. White further noted they are doing tree protection for the purpose of saving trees and have proposed specific locations of driveways and driveway cuts and believe they can comply with the provisions of the ordinance relative to pavement or surface area in the front yards. They are also providing connection to the Village's water system and will provide water main to the proposed site. They will be required to install a sewage lift station and pump and discharge to conveying sewers in the adjoining subdivision in Buffalo Grove. He stated they have indicated the stormwater facilities and will be complying with the Village's street lighting and sidewalk requirements and have asked for a variation relative to the easterly side of Prairie Road. Mr. White gave a video presentation of the site and lots. Chairman Goldspiel asked for a description of the nature of the blue water quality area would be both in dry and wet times. Mr. White stated the wet area is going to be basically from the flood plain limits on the north to the property line of the lots. This area would all be inundated during a 100 year storm event. Commissioner Krug asked if water would flow either west or south overland during a 100 year storm event. Mr. White stated it would not flow west and it would only flow south only as it would currently. There would be no flow directly south from the detention basin. Commissioner Krug asked if it would drain overland to Indian Creek and not to the south. Mr. White stated that in something less than a 100 year flood event, all the water that is on the subdivision is going to go to the basin which outlets to Indian Creek through a pipe. In an overflow event, the river itself will overflow the bank and use the storage in the detention facility above and beyond what is being used for detention. He noted he is using the lower portion of the facility for detention and the river can overflow and flood on top of the stormwater detention. As it recedes, it would spill back towards Indian Creek and once it recedes to the point where it is contained, the onlyoutlet would bethrough ou a pipe. g Commissioner Krug asked if that means the creek would overflow first and fill in the basin during a 100 year storm event. `./ Mr. White stated that is correct. Commissioner Krug asked about the detention basin on the west side. Mr. White stated it is a smaller facility which will discharge to the wetland. He noted they will Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 4 direct the stormwater from the lots into that basin and have a controlled release. The high water of this basin is actually above the creek. Commissioner Krug asked if either one of the detention basins will require aerating. Mr. White stated they would. Commissioner Krug asked if the lift station would be typical with a standby generator etc. Mr. White stated it would be whatever is required by ordinance. Commissioner Trilling asked for a description of the banks along the pond. Mr. White reviewed the pond cross section, indicating a normal pool of water elevation and below the water elevation to a location near the shore a 12 foot wide safety ledge exists that is 3 feet down below the normal pool elevation. From that point up to the point along the shore at a 5:1 slope erosion control material is used. This is basically a reinforced type of vegetative matting that allows vegetation to grow through. Then they would do plantings around the perimeter of the facility. Commissioner Trilling asked about the vegetation to be provided at the top of the pond which is indicated as native seed mix. Mr. White stated the native seed mix could be a wildflower mix or it could be a deep growing grass mix or many other things. In terms of stormwater management and erosion control they would like to use a deep rooted type of plant mix. The critical thing is to have them shoot roots in the 12 inch to 5 foot range rather than the 4 inch range. Commissioner Trilling asked what grows inside the permanent erosion control turf reinforcement mat shoreline protection. Mr. White stated almost everything planted grows there. Mr. Martin further stated that since will be a Village controlled and maintained basin, the Village can enforce whatever type of growth it wishes. This type of grass embankment helps in the filtration of the water running into the basin on the slopes and also helps in the geese situation. Commissioner Trilling asked why the difference in slope request from a 2:1 slope to a 5:1 slope. Mr. White stated the code requires a 2:1 slope below the water which is what they are doing. Above the water, when you propose using the mat shoreline protection the code requests that you use a 5:1 slope. Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 5 Commissioner Trilling asked if the 100 year flood plain will come onto a number of lots. Mr. White stated the 100 year flood plain would extend slightly into lots 8 and 9. One of the reasons they decided not to change it in those locations was because there were some trees they could save in that location. Commissioner Trilling noted lots 14 and 15 are also somewhat in the flood plain. Mr. White stated about 5-10 feet on the corner between lots 14 and 15 is also in the flood plain Commissioner Trilling noted lot 27 is also included. Mr. White stated about 5-10 feet along the rear of lot 27 is also included. Commissioner Trilling stated that in a 100 year flood there will be water in the backyards. Mr. White stated yes, on some lots. He stated they elected to save trees on some locations and have part of the flood plain encroach on the lot. Commissioner Trilling asked what the difference is between the high water elevation for the pond and the 100 year flood plain elevation. Mr. White stated the normal water elevation in the large detention pond is indicated as 651.8. The high water level is depicted at 662.5. That number represents the volume required to meet the stormwater management requirements. That elevation is used to set the easterly most berm along the pond. The base flood elevation in the 100 year event is 1.3 above that on the down stream end. This means that when the creek does flood and the basin is not filled to the proposed high water elevation, it can actually spill over and use the storage normally used for stormwater detention. That could have a positive effect of slightly lowering downstream. Commissioner Trilling asked why not try to get those lots out of the flood plain by pushing the setbacks around as was done on some of the other lots in order to accommodate an 80 foot width. Mr. Martin stated those lots are already, in terms of the depth, as tight as they can get against the flood plain. These are lots that are very wide in the back as they are pie shaped lots. It does allow in the ordinance where lots front upon a cul de sac or curve road or street having a radius of 200 feet or less, the minimum width of the frontage lot may be measured at the building setback line, with the said right of way line to be not less than 50 percent of the width required by the zoning ordinance. He noted they exceed that on these three lots. 1 Commissioner Trilling noted that in many cases the home has been set back anyway and in other cases the home can actually be rotated slightly to accomplish everything with the 80 feet. Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 6 Mr. White stated in those particular lots, there are trees they are trying to preserve in combination with attempts to do this plan staying out of the flood plain as much as possible. Commissioner Trilling asked why can't some houses be rotated and pushed back in order to meet the ordinance. Mr. Martin noted it might depend on the definition of lot width. He stated he could provide an 80 foot tangent for the front of the building. He noted they have been measuring all of the front yard setbacks as arc length at the building setback line. Mr. White stated they did what they felt was most significant by looking at the major trees and with those in mind, placed the lot lines in and then physically placed the building footprints they are proposing. Commissioner Trilling noted in almost every case, 75 percent could be worked into the plan. Commissioner Trilling asked the width of the building line on lots 24 and 29 and if 80 feet is achieved. Mr. White stated yes. Commissioner Trilling noted the access path to be provided reaches only to the back of lot 26. He asked how easy it would be to get between the pond and the creek. Mr. White noted it would be dry 95 percent of the time to enable walking up to the creek. Commissioner Trilling asked what the prices of the homes would be. Mr. Joffe stated the houses will start at about $400,000 up to about $460,000. They will be about 2650 to 3700 square feet. Chairman Goldspiel asked if the water service would be looped. Mr. White stated no. Mr. Kuenkler stated the ordinance limits the number to 32 customers before water mains need to be looped. �./ Chairman Goldspiel asked if these 29 homes would at apoint that is looped. P joinP Mr. Kuenkler stated yes. Chairman Goldspiel asked if there would be any provisions to prevent people from filling their Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 7 yards when they see the water. Mr. White stated it is there intention to protect and save trees and if people were to fill lots it would defeat these intentions. It would indeed be appropriate to have that as a requirement as part of the subdivision. Chairman Goldspiel asked if there are timing differentials between the detention basin and the creek. Mr. White stated the creek is going to peak before the stormwater detention basin. It will decline and as the rainfall continues there will almost be double usage of the stormwater detention basin. Chairman Goldspiel asked what happens if the creek peaks first. He asked if that would then fill the detention basin so that there is not enough capacity for the water from the proposed development. Mr. White noted as an example, if their requirement for containment on this site was 4 acre feet and a volume of 4 acre feet is provided and the creek peaks and overflows the bank using that 4 acre feet, what difference does it make where the water comes from. Therefore, if the creek peaks first and all the storage volume has not been used, it will run from the site directly to the creek. There will still be the 4 acre feet of storage volume, being totally utilized during that period. As a result the basin will be full, the creek will decline and the basin will still be full and slowly release. This basin is not going to make a lot of difference as it relates to all of Indian Creek. If every development did this, it would make a difference. Chairman Goldspiel asked if there are backups of water from the downstream side. Mr. White stated there is no backwater effect from the DesPlaines River. The backwater effect from this creek is totally dependent on its upstream tributary area in the rainfall event. Chairman Goldspiel asked if the Prairie Road bridge provide any obstruction problem in either direction. Mr. White stated he did not believe it does. Mr. Steve Sulkin of 405 River Grove Lane, Vernon Hills, presented a slide show of the Indian Creek during a rainstorm. He noted the following items as the main concerns of the Vernon Hills subdivision. He ended by requesting a voice at the board meeting and asked the board meeting be open to the public. He pointed out the following concerns: 1. Flooding 2. Maintenance of the creek which in Vernon Hills is between the Village and the Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 8 homeowners on the Vernon Hills side of the creek 3. The uniqueness of the land and what is the best development for same 4. Necessity of a sidewalk for the east side of Prairie Road which could help unite the two developments 5. The need for some kind of environmental study relative to the birds and wetlands present on the property 6. The addition of even more traffic with the development of these 29 homes adds more strain on the area Chairman Goldspiel noted Mr. Sulkin means whether there would be a public hearing in connection with this development where the public would have the right to speak rather than just watching. Mr. Raysa stated there is a public meeting at which the public does not necessarily have the right to talk and a public hearing such as this where it is open mandatorily to comments from the audience. At the Village board meeting there will be a public hearing. It will be on the annexation agreement. A public hearing is required by Illinois State statute anytime you have an annexation agreement and there will be an annexation agreement on this subject plan and the public does have the right to speak at that public hearing. Mr. Christian Smith of SDI Consultants noted some questions he had for the development team: 1. How are the wetlands being dealt with regard to the buffer areas and how these buffer areas meet the Lake County stormwater ordinance 2. Identify how the proposed development meets the Lake County Stormwater Commission's compensatory storage requirement of 2:1 at hydraulically equivalent elevations 3. At what frequency does the detention facility overtop on the upper end of the stream and if it is acceptable to the Village 4. Does the detention facilities as proposed account for the tailwater impacts for the P P stream 5. Is there some kind of backflow preventor on the detention facility that will prevent water from backing up into the detention facility for any storm event and utilizing that storage Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 9 6. The inlet and outlet elevations for the outlet pipe are on the same level and it is a flat pipe which will probably not convey water and will likely sediment and be a maintenance problem for the Village 7. Are the groundwater resources being depleted by this housing development Michael Rubin, 407 E. River Road, stated he has noticed that when the creek flows to the south and floods, it will immediately go into the detention pond. He further stated that heavy construction equipment running over tree roots is very dangerous to trees and has the developer addressed that problem. Chairman Goldspiel asked if there is any kind of a maintenance agreement that has been worked out with Vernon Hills. Mr. Raysa stated the Village of Buffalo Grove would knock on neighbors doors to see if they could enter their land and do the required maintenance. Chairman Goldspiel asked if it is necessary to have a working relationship worked out with either Vernon Hills or with the homeowners' association. Mr. Raysa stated that since Vernon Hills does not have access to the creek, a maintenance agreement with Vernon Hills would not do anything. David Halperin, 415 River Grove Ln, stated there is not enough land for machinery to access the area to the creek. He noted the subdivision's basements have a 9-10 foot slope. Mr. Raysa also stated it has been his experience that public works departments of municipalities work in very close relationship with one another. Mr. Martin stated the key from a planning standpoint here is the Vernon Hills subdivision is lotted to the center of the creek. Vernon Hills avoided this issue by allowing the private property to lot to the center of the creek thereby absolving them of any responsibilities of that flooding or the creek maintenance. He noted they have not done this nor will the Village of Buffalo Grove do so. He stated they have tried to maintain all of the lotting on the plan outside of the flood plain. On the issues of guarding trees during construction, Mr. Martin stated they will be using protective fencing around the trees to be saved and during construction any heavy equipment would not be allowed to pile up materials or drive within that area. Mr. White stated a large portion of the acreage is being dedicated to be used for flood plain, floodway, and storm water detention. Relative to the issues of wetland, flood plain delineation, flood plain determination and wetland delineation, SDI is the firm that prepared the report that Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 10 Zale is relying upon. They have also prepared their plat of annexation and he noted he is surprised that SDI is also representing the homeowners on the other side of the creek. He noted they have submitted the data and information to the Village Engineer relative to the volume of storage existing between the 0-10 year level and the volume of storage existing between the 10- 100 year level, the compensatory storage volume required and all this information is a public record and can be supplied to the homeowners' consultant. Mr. White stated that relative to traffic they have looked at the necessity for providing a turn lane for the new intersection to include a left turn lane. Because of the through volumes in both directions, it would be a requirement of the Lake County access permit ordinance for a left turn lane. He noted there are two projects being considered for the north section of Prairie Road and the south section of Prairie Road for which the county has been trying to get federal funding. These plans are for an improvement to link Buffalo Grove Road with Prairie and for an ultimate link to Route 60. That would include intersection improvements with Route 45. The developer will fund their share and do whatever they are required to do. Mr. White stated they did not feel the Park District would accept any flood plain lands and therefore they are asking to make a cash contribution in lieu of land. He further noted they have asked for relief from providing a sidewalk on the east side of Prairie Road as it a walk to and from nowhere. Mr. White stated the requirement for submittal of a review of a wetland permit to various agencies will be done. They are submitting documentation to the Illinois Historic Preservation. They will also be submitting documentation for APA permits relative to endangered species. Mr. White stated theyfeel this propertyis unique and that is whytheywant to build here. He q stated they will do what they can relative to tree preservation to retain the uniqueness of this property. Mr. White further noted that relative to the flooding issue, no one has said they have had flooding in their house and as this is a relatively new subdivision, it appears to be working well due to the requirement for basements 2 feet above flood plain. Mr. Christian Smith stated that not having been personally involved in the Krueger property and the calculations of the base flood elevations, this appears to be a case of conflict of interest, and apologized to the Commission. He noted he has not expressed that this development is not a functional and well managed development. He noted he has simply indicated that there are some details that need to be worked out. Mr. Michael Rubin stated he has heard that the area from the bridge to Route 45 is looking at a 2 to 5 year span before it is developed into a three-lane road. North of Route 45 they are talking of at least 3-5 years before any improvements are made. That means these proposed homes will add more traffic to an already busy street that is in heavy disrepair. Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 11 Chairman Goldspiel asked if the proposed left turn lanes would be for both north and south. Mr. White stated he thinks what will happen is that they will make an agreement with Lake County who will require them to do a reconstruction of a certain section of road for about the same benefit they would have received if the developer had provided an add lane and turn lane type of cross section. He stated they will do a three lane cross section for the length of what they improve, although he does not know what the length will be yet. Laura Wojiac, 413 River Grove Lane, asked where the grounds for a third lane will come from. Mr. White stated they are providing a total of 120 feet of right of way for the road improvements as required by Lake County and the Village of Buffalo Grove. Mr. Sulkin stated SDI has 150 employees and the fact that Mr. Smith was not even aware that a different portion of his company did work for the developer does not nullify his comments. The mere fact that he was not aware of this, supports his objectivity. He stated his subdivision does not believe the sidewalk goes from nowhere to nowhere. They believe the sidewalk goes between his community and the proposed community and they would like to connect the two in a safe way so children can walk back and forth. Considering all the traffic on Prairie Road, it is a very prudent request. In addition, he stated that the fact that his subdivision has not flooded does not say this is necessarily safe. The vast majority of this creek in width goes to the proposed development which is to the south of his subdivision. Rob Heap, 411 English Oak,Buffalo Grove, noted concern about the lack of emergency access to the proposed subdivision. Secondly he is concerned with who will maintain the stormwater management areas. It seems as if the Village would pick up the maintenance requirement. Mr. Pfeil stated the Fire Department has reviewed the plans and understands it is a long cul-de- sac. At the same time, they believe they can adequately access the subdivision when needed and the Department is not requiring a second access point for this development. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 11:05 p.m. Respec lly submitt=d, Fay Ru 9 in, Re or di g Secretary APP OVED BY: TEP N GOLDSP , Chairman Buffalo Grove Plan Commission-Public Hearing-May 19, 1999-Page 12 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION May 19, 1999 Werchek Builders, proposed office buildings on LaSalle Bank property and adjoining property,northwest corner of IL Route 83/Arlington Heights Road -Planned Unit Development and Preliminary Plan in the Office and Research (O&R) District Zale Companies, River Oaks Subdivision, Prairie Road adjacent to Indian Creek,Annexation with zoning in the R-3 District and approval of a Preliminary Plan Chairman Goldspiel called the meeting to order at 8:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Mr. Samuels Mr. Trilling Mr. Ottenheimer Commissioners absent: Ms. Howard Also Present: Mr. Michael Werchek Mr. Gordon White,Zale Companies Mr. John Martin,JEN Land Design, Inc. Mr. William Reid,Village Trustee Mr. William Raysa,Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil,Village Planner WERCHEK BUILDERS, PROPOSED OFFICE BUILDINGS ON LASALLE BANK PROPERTY AND ADJOINING PROPERTY,NORTHWEST CORNER OF IL ROUTE 83/ARLINGTON HEIGHTS ROAD-PLANNED UNIT DEVELOPMENT AND PRELIMINARY PLAN IN THE OFFICE AND RESEARCH (0 & R) DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Krug to recommend approval to the Village Board of a petition of a Planned Unit Development and Preliminary Plan in the Office and Research District with the following variations: DEVELOPMENT ORDINANCE - Section 16.50.040.C.4 (To allow a stormwater pond maximum depth of 7 feet below normal Buffalo Grove Plan Commission-Regular Meeting-May 19, 1999-Page 1 water level instead of 15 feet), and to allow the petitioner to make a cash contribution to the sidewalk fund in lieu of installing a sidewalk at the time of improvement of the property so that the petitioner can construct two 2-story office buildings with a total floor area of 60,000 square feet regarding the property commonly known as the approximately 6.58-acre tract at the northwest corner of Illinois Route 83 and Arlington Heights Road,pursuant to the testimony presented at the public hearing and the exhibits produced thereat. Chairman Goldspiel asked if the contribution to the sidewalk fund be made in lieu of the sidewalk on both Route 83 and Arlington Heights Road. Commissioner Samuels stated he meant both sides. Commissioner Ottenheimer stated the developer has done a great job considering the constraints and size of the property. He also admired the architectural detail blending in with the existing commercial atmosphere. Chairman Goldspiel noted there is a bus route on Arlington Heights Road and asked if some kind of accommodation or pad should be made available for passengers of this bus. Mr. Werchek stated he would be amenable to staff's recommendation for same if they feel it is necessary. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Samuels, Trilling, Ottenheimer, Goldspiel NAYES: None ABSENT: Howard ABSTAIN: None The motion passed 5 to 0. Commissioner Ottenheimer stated he would like the record to reflect that it has come to his attention that he has a conflict of interest with respect to the next matter for discussion (River Oaks Subdivision) and as a result he will recuse himself from participation from that public hearing and any discussion. Chairman Goldspiel suspended the regular meeting to hold the public hearing at 8:30 p.m. APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Trilling to approve the minutes of the public hearing and regular meeting of April 7, 1999. Chairman Goldspiel noted changes necessary on page 2 and 3 of the public hearing. He further noted some required changes on pages 2 and 6 of the regular meeting. All Commissioners were in favor of the motion as Buffalo Grove Plan Commission-Regular Meeting-May 19, 1999-Page 2 amended and the motion passed unanimously. Moved by Commissioner Krug, seconded by Commissioner Samuels to approve the minutes of the regular meeting of April 21, 1999. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Krug attended the Village Board meeting on May 17, 1999 and noted the following items: 1. Approval of the annexation agreement of the Commonwealth Edison property for the expansion of the Metra station parking 2. Approval of an amendment to annexation agreement for the Walsh property on Park Avenue 3. Cotey property petition for approval of monopole antenna failed 4. Approval of Aisle 3 retail development at the former CDW warehouse in the Industrial District 5. Petition for a child day care at 1110 Larraway was not approved 6. Referral for a Special Use in the R-4 District to allow expansion of the Raupp Memorial Museum 7. Referral of the JCYS because of proposed major changes on the building and site plan ZALE COMPANIES. RIVER OAKS SUBDIVISION, PRAIRIE ROAD ADJACENT TO INDIAN CREEK, ANNEXATION WITH ZONING IN THE R-3 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Mr. Bill Tucker stated he would respectfully request a meeting to the next regular date in order to have a chance to look over the information. Commissioner Samuels stated the Plan Commission is only a recommending body and Mr. Raysa has indicated there will be a public hearing before the Village Board. In addition, the petitioner has indicated a some urgency for action due to contractual obligations. Therefore it would be his inclination to go forward. Mr. Pfeil stated the Village of Vernon Hills staff has inquired numerous times of the Buffalo Buffalo Grove Plan Commission-Regular Meeting-May 19, 1999-Page 3 Grove staff about this plan, including a meeting between the respective staffs and the Village of Buffalo Grove has supplied them with plans throughout the review process. Mr. Joffe noted they have had two workshops and feel they have done a very fair analysis and they do have a certain urgency from the seller's point of view as well as a time frame to meet. He therefore strongly urged a vote on this matter. Commissioner Trilling asked about the maintainability of the 100 year flood plain area by the Village. Mr. Kuenkler it will not be difficult to maintain especially as it will be largely in a natural state. As far as anything falling into the creek, they are prepared to just get them out which is what they do. Chairman Goldspiel asked if the stormwater management proposal has been reviewed and what the conclusions are. Mr. Kuenkler stated it meets the Village ordinance and will not have any effect on the elevations of the creek. Moved by Commissioner Samuels, seconded by Commissioner Krug to recommend approval to the Village Board of a petition for annexation with zoning in the R-3 One-Family Dwelling District and approval of a Preliminary Plan with the following variations: DEVELOPMENT ORDINANCE - Section 16.30.030.F. (To waive the requirement for installing a sidewalk along the east side of Prairie Road); Section 16.30.030.F. (To allow sidewalks to be placed in locations 1 to 10.5 feet from front property lines rather than 1 foot from property lines); 16.30.050.A.4. (To allow a cul-de-sac length of not more than 1,000 feet, instead of 500 feet); 16.50.040.C.4 (To allow a stormwater pond maximum depth of 6 feet below normal water level instead of 15 feet); to allow a 5:1 side slope and reinforced mat shoreline protection instead of a 2:1 side slope for areas in the stormwater facility; and to allow modified maintenance access to Indian Creek and the stormwater facility); ZONING ORDINANCE- Section 17.40.020.B. (To allow residential lot side yards of 8 feet and combined side yards of 16 feet instead of requiring side yards to be a minimum of 10 percent of the lot width; and to allow a lot width of less than 80 feet at the building setback line for proposed Lots 13, 14 and 15 as depicted on the Preliminary Plan), for construction of 29 single-family homes on Parcel 1 and Parcel 2,pursuant to the testimony produced at the public hearing and exhibits introduced in evidence thereat. Commissioner Samuels stated he has had some discussion with the Village Attorney relative to the fact that his company has business relationships with Zale Development Company. Zale has notified him and his company of a claim they have against his company and there may be some difficulties thereto. Having disclosed this information, he believes that he can maintain his objectivity with regard to this project and therefore will not recuse himself. Buffalo Grove Plan Commission-Regular Meeting-May 19, 1999-Page 4 Commissioner Krugstated there has been agreat deal of work done on this project. However,he noted great difficultywith a 1,000 foot cul-de-sac and cannot support this subdivision with the cul-de-sac as proposed. He feels this puts the residents at the end of the cul-de-sac in great danger in terms of access for emergency services. Commissioner Samuels stated he believes the stormwater ordinances in both Lake County and the Village of Buffalo Grove are adequate and have proven to be so on every occasion. He further noted this is an infill piece of property and some variances from the Development Ordinances are to be expected. However,he noted there are too many variances requested for this property to make this a supportable project in the Village. Having to build a sewer lift station just to service this property is somewhat foolish. The developer has indicated they cannot afford to sacrifice even one lot in order to avoid the 8 foot side yards instead of 10 percent and lot width variances in failing to meet 80 feet. Without doing that, he cannot support the project. Commissioner Trilling stated the efforts to preserve the property are to be applauded. However, he is not comfortable with the long term feel and look of the site with the constant flooding in yards. He does not like the idea of a 100 year flood plain with standing water in back yards. The one issue relative to setbacks and lot widths causes him the greatest difficulty with this development. Minimizing lot widths and setbacks almost defeats all the efforts of preservation put into this development by cramming a little too much into this site. Chairman Goldspiel stated he has seen this property in a heavy rain situation and feels there is too much water around residential houses. In addition, the variations are such that very large homes will be too close. Most of all he asks why does this site need to be part of Buffalo Grove and what advantage does it give either the people who would live there or the Village. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: None NAYES: Krug, Samuels, Trilling, Goldspiel ABSTAIN: None ABSENT: Howard The motion failed 4 to 0. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil indicated the next meeting would be held on June 2, 1999. PUBLIC COMMENTS AND QUESTIONS -None Buffalo Grove Plan Commission-Regular Meeting-May 19, 1999-Page 5 STAFF REPORT-None NEW BUSINESS -None ADJOURNMENT There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 11:44 p.m. Respect lly submi , 3 1 7 Fay R bin, R c ding Secretary AP ROVED BY: n tm , ,,/ `SAP EN GOLDSPI L, Chairman 1 Buffalo Grove Plan Commission-Regular Meeting-May 19, 1999-Page 6