1987-12-02 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Doetsch Property
Children's World
Willow Stream Park Addition
December 2, 1987
Vice Chairman Goldspiel called the regular meeting to order at 11:06 P.M. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Vice Chairman Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz - left at 12:18 A.M.
Ms. Silz
Mr. Lundine
Commissioners Absent: Ms. Sheldon
Mr. Davis
Also Present: Mr. J. Truesdell, Developer, Doetsch Property
Mr. P. Leder, Engineer, Doetsch Property
Mr. F. Brubaker, Landscaper, Doetsch Property
Mr. P. Kepshire, Planner, Willow Stream Park
Mr. M. Rylko, Director Park District
Mr. T. Janssen, Planner, Children's World
Ms. F. Demirel, Director, Children's World
Mr. E. Faron, Planner, Children's World
Mr. K. Kudulis, Developer, Children's World
Mr. Cardella, Resident
Mr. P. Linden, 157 Foxhill Drive, Buffalo Grove
Mr. J. Bills, 20576 N. Celia, Buffalo Grove
Mr. J. Jark, 20537 Weiland, Buffalo Grove
Ms. S. Nordic, 446 Ferndale Court, Buffalo Grove
Mr. B. Benner, 507 Highland Grove Drive, B.G.
Ms. S. Isak, 483 Highland Grove Drive, B.G.
Mr. L. Racklin, 515 Highland Grove Drive, B.G.
Ms. Kuhnke, Resident, Buffalo Grove
Mr. J. Shifrin, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. R. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Rhodes, seconded by Commissioner Lundine and
unanimously carried, with Commissioner Silz abstaining, to approve the
November 11, 1987 Public Hearing minutes.
Moved by Commissioner Rhodes, seconded by Commissioner Lundine and
unanimously carried, with Commissioner Silz abstaining, to approve the
November 11, 1987 Special Meeting minutes.
COMMITTEE & LIAISON REPORTS
At the November 23, 1987 Village Board meeting which Commissioner Krug
attended the following was of interest to the Plan Commission.
1. Hamilton's Zierk Furniture Store was approved
2. The Police Station Special Use was approved
3. Hamilton's 4 story office building was approved
4. A Scarsdale site at Busch and Buffalo Grove Road
5. Villas of Oak Creek's final plat was approved.
DOETSCH PROPERTY
Moved by Commissioner Musfeldt, seconded by Commissioner Lundine that the
Plan Commission recommend to the Village Board annexation of the Doetsch
Property for zoning in the R-4 District, site plan dated November 10, 1987 as
Petitioner's Exhibits 1 through 5 subject to:
1. The proposed detention basin being a dry facility.
2. Variation of 16.50.040.C.3 to allow no underdrains; to allow 1%
slope on the bottom of the basin instead of a 2% slope.
Discussion:
Mr. Truesdell stated they could accommodate the 2% slope.
The motion was amended by Commissioner Musfeldt, with Commissioner Lundine
concurring, to read:
1. The site's stormwater storage shall be provided by a dry detention
basin.
2. "to allow a 4:1 side slope instead of a 6:1 side slope.
3. Elimination of the island where the bike path crosses the street,
while keeping a curve in the street and maintaining a standard
street width through there." Adjacent lots are to be re-aligned as
necessary.
Mr. Truesdell noted they would forgo the entry monument. This plan includes
a cash donation in lieu of park land.
AYES: Krug, Musfeldt, Katz, Rhodes, Silz and Lundine
NAYES: None
ABSTAIN: None
ABSENT: Sheldon and Davis
The motion 6 - 0.
Buffalo Grove Plan Commission Regular Meeting December 2, 1987 Page 2
Moved by Commissioner Musfeldt, seconded by Commissioner Silz and unanimously
carried that the agenda be amended to take up the Park District site first.
WILLOW STREAM PARK ADDITION
Mr. Kepshire noted the new plan reflects the parking lot expansion. They
have incorporated the suggestions for storage potential from 25.2 acre feet
of storage of water to 31 acre feet of storage. They have submitted a joint
application to IDOT, IEPA and the Army Corps. IDOT replied that the water
shed in this area is not large enough for them to worry about it. The Corps
stated they will use a nation wide area permit for this particular site.
They do not see a problem with the site. They feel it can be in compliance
with the regulation for detention. Detention in the parking lot has been
eliminated. The drawing for the 10 and 100 year flood plan was submitted in
the packet.
The Park District will require variations for the storm sewer capacity, no
sidewalk and street lights, and no parkway trees on Checker Road.
They will provide lighting for the entire parking lot as well as the entrance
for the lot. They are extending the lights on Checker. He presented a
profile of the sled hill. They will have minimum lighting for it. They will
provide a bike path along Checker Road and there will be a substantial number
of trees on the property.
Mr. Kuenkler felt the storm sewer on the site will be sufficient but he has
not finished reviewing the plan yet.
Regarding the manhole above grade in the parking lot, Mr. Kuenkler felt this
is alright.
Mr. Kepshire noted the infield elevation of the parcel will be the same as
the first floor of Vintage homes. To berm this site from that residential
would require a 10' to 15' high berm.
Mr. Rylko, stated that the wetlands are being reviewed by the Glauner
developer, on their property for an educational use which the Park District
would take over.
This plan will have a public hearing on December 16, 1987.
Commissioner Katz left the meeting.
CHILDREN'S WORLD
Mr. Janssen gave a brief background of their operation.
Mr. Faron noted there is dense landscaping around the site. The building
buffers the parking lot from the Woodlands. They have dedicated 11' to the
Village for the right-of-way for Weiland. They have reduced the landscaping
from 23,500 to 22,000 which is not noted on the plan. The playyard is 15,000
square feet and their building has a capacity for 119 children from toddlers
to age 12. The play equipment area has pea gravel under it. He showed a
rendering of the building which is residential in character. He then
reviewed the floor plan. All of the classrooms are around the center of the
Buffalo Grove Plan Commission Regular Meeting December 2, 1987 Page 3
building which houses the kitchen, storage area and plumbing. All classrooms
have rear exits out onto the fenced play area.
The water service will come from Weiland Road. Sanitary will tie in with the
connection put in by Woodstone. The storm water would be an overland system.
They would handle detention according to Village standards. They have no
drop off policy. Parents must sign their children in and out. Operation
hours are 6:30 A.M. to 6:30 P.M. They are aware of the fact that there is a
50 mile per hour speed limit on Weiland. There is an after school program.
Mr. Janssen stated the owner is making a one million investment and they feel
he will be in business for a long time at this location. They put these
sites in residential settings because parents want to place their children in
a facility near their home and do not want to commute with them. The
enrollments for their existing centers come from a 2 mile area.
Ms. Demirel stated the children that leave from the center to go to and come
from school are bussed in their vans which house 12 to 16 children. The
number of vans varies with each site depending on the kind of enrollment.
The vans could be from 1 to 3. They are parked on site overnight.
Mr. Janssen noted that the driveway, near the Woodstone Townhomes, area will
be eliminated. Woodstone is not in favor of a daycare facility on this site.
The owners of the single family home west of the site do not object to the
proposed facility. .
Vice Chairman Goldspiel was concerned with this site in a residential area,
setbacks on the sideyards, traffic in the residential area, turnbays and
deceleration lanes, the storm water detention, and there being too much
development in too small of a space.
Mr. Janssen stated the playyard is 17,000 square feet and the requirement is
9,000 square feet. There would be 12 employees at capacity. The number of
parents cars in the lot at one time would be 8.
Ms. Kuhnke drives a school bus and is in favor of the site but was not in
favor of the Woodstone development. Mr. and Mrs. Kuhnke own the site of the
proposed daycare facility.
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Silz, and unanimously
carried to adjourn the meeting. Vice Chairman Goldspiel adjourned the
meeting at 1:08 A.M.
Buffalo Grove Plan Commission Regular Meeting December 2, 1987 Page 4
Respectfully submitted,
athleen Comer
Recording Secretary
AP ROVED BY:
/ eph n Golds 'el
Vice hairman
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Buffalo Grove Plan Commission Regular Meeting December 2, 1987 Page 5
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Doetsch Property
December 2, 1987
Vice Chairman Goldspiel called the public hearing to order at 7:42 P.M. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Vice Chairman Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Ms. Silz
Mr. Lundine
Commissioners Absent: Ms. Sheldon
Mr. Davis
Also Present: Mr. J. Truesdell, Developer
Mr. P. Leder, Engineer
Mr. F. Brubaker, Landscaper
Mr. Cardella, Resident
Mr. P. Linden, 157 Foxhill Drive, Buffalo Grove
Mr. J. Bills, 20576 N. Celia, Buffalo Grove
Mr. J. Jark, 20537 Weiland, Buffalo Grove
Ms. S. Nordic, 446 Ferndale Court, Buffalo Grove
Mr. B. Benner, 507 Highland Grove Drive, B.G.
Ms. S. Isak, 483 Highland Grove Drive, B.G.
Mr. L. Racklin, 515 Highland Grove Drive, B.G.
Mr. J. Shifrin, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. R. Pfeil, Village Planner
Vice Chairman Goldspiel read the notice of the public hearing as published in
the Buffalo Grove Herald and informed the audience of the format the meeting
would take. He then swore in Messrs. Truesdell, Leder and Brubaker.
The exhibits were those contained in Mr. Pfeil's November 25, 1987 memo
titled
Doetsch Property (north of Pauline Avenue, west of Weiland Road) Rezoning to
R-4 and Preliminary Plan - Public Hearing and Petitioner's Exhibits 1 through
5.
Mr. Truesdell introduced his development team.
Mr. Brubaker noted they wish to annex the property, have it rezoned from Lake
County zoning of Agriculture to R-4 single family, approval of the plan and
supporting documents. This is a 22.4 acre site west of Weiland Road.
Surrounded uses are Highland Grove Unit 3 single family zoned R-6 PUD to the
north; the Lexington Hills zoned R-7 duplexes to the south; an extension of
Highland zoned R-6 to the west, and a single-family residential area zoned
UR-3 by Lake County to the east . The property slopes from a west elevation
of 693' to an east elevation of 683' . This plan conforms with the R-5
standards. The streets conform to the Village's ordinance. There is an
additional 5' setback from Pauline Avenue for the lots along Pauline. There
is an 8' asphalt bike path connection with the north bike path through
Highland Grove. There is an 11' of dedication on Weiland and an additional
11' of pavement on Pauline Avenue and they are proposing a 40' dedication on
their side of Pauline. This plan conforms to the one shown at the last
workshop session with the exception of the lots around the retention. They
have incorporated the suggestions regarding these lots in this plan.
The landscape plan, dated November 10, 1987, is Exhibit 1, the preliminary
plan Exhibit 2. There will be one tree per lot within the dedicated parkway.
There is additional landscaping along the bike path and the detention area.
The trees conform to Village code.
Mr. Leder briefly reviewed the engineering with the aid of Exhibit 3.
They have restricted release from the basin to the natural drainage. In
determining the flow for the site they have considered the entire area.
There is a single portion of the site that drains west naturally and they
will regrade this and pick up that water to flow east.
With the aid of Exhibit 4 he reviewed the utility and water service. They
will connect to the existing watermain on Pauline Avenue at 2 locations. The
sanitary sewer will be connected to the existing Lake County sewer. A storm
sewer will be extended to the west of the site. The pond would have a high
water elevation of 683' and a normal water elevation of 675' . The discharge
and connection to the storm sewer will be at the existing storm sewer on
Weiland Road. In response to dry detention they are proposing that that
water would go around the berms of the ponds and out onto Weiland Road during
a regular flow. During a strong storm, rain water would be stored
temporarily in the basin. This plan would require a variation. They prefer
to have wet detention.
With the aid of Exhibit 5 he reviewed a cross section of the detention pond.
Both wet and dry detention would cost around $35,000.00. The pond might be a
few thousand dollars more.
Mr. Truesdell noted this subdivision would be more of an extension of Astor
place with the same product as presently being built. The developer would
comply with whatever type of sign the Village requires. The bike path would
be dedicated to the park district.
Commissioner Krug would like to see a bike path on the north side of Pauline
which would lead to the Town Center.
Mr. Truesdell noted they have provided a 5' walk.
Buffalo Grove Plan Commission Public Hearing Page 2 December 2, 1987
Mr. Leder stated the 6' sump pump drain would be underground and the Village
would maintain it as part of the Village ordinance.
Mr. Truesdell noted the maintenance of the pond would be by the Village as
they will dedicate it to the Village.
Mr. Cardella noted on a regular basis there is 3' of water on the back of his
lot.
\`J Mr. Linden also has water problems in his yard.
Mr. Bills noted that he also gets water and felt that the residents on the
other side of Weiland will be flooded out with the pond overflowing.
Mr. Jark has a flooding problem.
Ms. Nordic noted that she has flooding. She feels the problem is caused by
the grading of the Sommerset property.
Mr. Benner has a flooding problem.
Mr. Leder noted the ridge line on the west will be regraded so that the water
in that area will be picked up and sent to the east. They will intercept the
water on the western boundary and direct it to the east. Lake County was not
aware of any water problems when he contacted them. If the water would come
across the berm at the pond, it would go into the ditch and own to Aptakisic
Creek. They have taken soil borings and there are no problem. They will
retain any water that collects on site and channel it through their system.
Ms. Isak was concerned with the sump pump drain for this site.
Mr. Racklin was concerned with flooding from the site.
Mr. Leder noted the benefit of the wet retention is that the berm can be less
in height and the runoff will be the same for wet or dry detention.
Trustee Shifrin noted that the Board has stated they do not want to take over
maintenance of the wet detention but something could be worked out if it were
dry.
Vice Chairman Goldspiel was concerned with the retention berm.
Mr. Trusdell stated if the Village did not maintain the pond, they would have
a homeowners association take it over.
Commissioner Katz would like to see the detention dry rather than have a wet
pond maintained by an association.
Mr. Leder stated there were no drain tiles on site to their knowledge. If
they encountered them during construction, they will be reconnected or
connected to their storm system. The 3:1 slope gives them more volume in
order to keep the elevation down. Without it the area for retention would
have to be enlarged.
Buffalo Grove Plan Commission Public Hearing Page 3 December 2, 1987
Mr. Trusdell noted, they have planned the site as one phase and would like to
start in the spring of 1988. Build out could, depending on the market, be
within 2 years. The homes would be 1,500 to 2,100 square feet in size and
from $155,000 to $215,000.
They will eliminate the island at the bike path crossing and consider whether
the area can have special landscaping treatment and road curviture instead.
They will look further into the flooding problems on the north and at Weiland
Road.
Vice Chairman Goldspiel closed the public hearing at 10:58 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APP OVED BY:
ep en Gol sp e
C ai an
Buffalo Grove Plan Commission Public Hearing Page 4 December 2, 1987