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1987-11-18 - Plan Commission - Minutes PUBLIC HEARING Glauner Property November 18, 1987 Chairman Pro Tem Davis called the public hearing to order at 7:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Pro Tem Davis Mr. Goldspiel - arrived 8:15 P.M. Mr. Musfeldt Mr. Rhodes Mr. Katz Mr. Lundine Commissioners Absent: Ms. Sheldon Mr. Krug Ms. Silz Also Present: Mr. G. Zale, Developer, Glauner Property Mr. C. Stewart, Landscaper, Glauner Property Mr. G. White, Engineer, Glauner Property Mr. M. Crestani, Planner, Glauner Property Mr. K. Jacobs, Purchase Buyer, Glauner Property Mr. Didier, Adjacent Property Owner Ms. V. Verdonia, 624 Bordeau Court, Buffalo Grove Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. C. Carmignani, Village Traffic Consultant Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Chairman Pro Tem Davis 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. Zale, Stewart, White, Crestani and Jacobs. The exhibits were those contained in Petitioner's Exhibits A, B and C and Mr. Pfeil's memo to the Plan Commission titled Glauner Property dated November 13, 1987. Mr. Zale noted Lexington is no longer the purchaser of the property and therefore he could not give testimony as to the homes they would have built. Mr. Crestani stated they originally had 90 lots and are down to 85. The property is zoned agriculture in Lake County with a 500' strip in Buffalo Grove zoned residential estate. This plan reflects the 65' for the Aptakisic Road right-of-way. The main access is at Brandywyn which extended through the Woodlands Unit ##11 a road from Brandywyn will serve the north part of the property. Twenty-one acres are in open space and detention. The lake is approximately 5 acres. There are some flood plain areas. The density is 1.2 dwelling units per acre. The Park District is willing to work with the developer on accepting the open space. The total detention area is 21.4 acres. Mr. Stewart, with the aid of Exhibit A, reviewed the active open space area which could be an active open prairie and connect with the wetlands. The Park District was favorable to this and the developer will have to develop their plan further and meet with the Park District again. Mr. White, with the aid of Exhibit B, briefly reviewed the engineering. They have installed, along the alignment of Buffalo Grove Road, a 16' watermain. They have completed a second loop along Brandywyn Lane tying into the main south of Aptakisic. They have extended the sanitary along Buffalo Grove Road. They are not tying into the intercepter sewer because, at a point, the pipe gets to a very shallow depth and is a violation of the ordinance. With the aid of Exhibit C he reviewed the preliminary street drainage. They will be crossing a flood plain area with a roadway. The roadway will be 1' above the flood plain. It will require a joint issuance permit from the EPA, Army Corp of Engineers and IDOT. They have met with the Army Corp who were favorable to this plan. They are requesting a variation of excavating the lake to an 8' bottom. The excavation will be costly and the material in the lake is unsuitable as a fill or building materials. . Their site will not cause additional flooding to the residents of Long Grove. Mr. Carmignani noted the cul-de-sac length does not present a traffic problem and he does not feel there should be any other exit from the long cul-de-sacs. The edge of the lake is at the high water mark and yards that back up to it will not have water problems. Mr. White noted 680.8' is the flood plain near the street the lowest point of the street is 684.3' . Mr. Kuenkler stated there is no need for a variation for this. Mr. Crestani stated there will be a foot bridge across the stream to the park to the east. Commissioner Goldspiel arrived. Mr. Zale noted the lot owners would each own a share of the lake. The lots that are adjacent to the lake are sold at a premium. The part of the lake that indents would be owned by the homeowners association. The lake would not be Buffalo Grove's responsibility. Mr. White noted one of the requirements is that the entire lot be above the flood plain and Lot #25 does not look like this. The lot line would have to change. There would be no structures in the area from the length of the flood plain line to the end of the brown shaded area, which is to the north and west of the flood plain line and this would be graded. Mr. Pfeil stated there were no comments from either the Fire, Police or Public Works Departments. He would ask them to respond in writing. Buffalo Grove Plan Commission Public Hearing Page 2 November 18, 1987 Mr. White stated the high water would be higher than the adjoining wetland areas. They will restrict the water flow onto the wetland area. Mr. Zale noted the Park District was favorable to accepting the plan regarding an area east of the creek, the area north of Commonwealth Edison right-of-way, west of the creek and east of Ironwood Road, open space detention area 5.77 cares, Commonwealth Edison right-of-way and part of the lake and Commonwealth Edison right-of-way. The dike between the lake and wetlands will be part of the lake and maintained by the homeowners. Mr. White noted they will have a standard shelf around the lake. Mr. Carmignani felt that the access to the park areas should not interfere with Aptakisic and Buffalo Grove Roads intersection and be approximately 650' from this. He is not concerned with the alignment of Brandywyn and Ironwood. The alignment on the north end is fine. The site does not appear to be a cut through problem. Mr. Pfeil noted the bike path goes up the east side of Buffalo Grove Road. Mr. Didier has property adjacent to the site and was concerned about his drain tile system. Mr. White noted the developer, Mr. Kuenkler, Mr. Didier and he would get together to incorporate this tile system into their storm sewer system on Buffalo Grove Road. Ms. Verdonia was concerned that this property have no effect on the surrounding properties. Trustee Reid noted that any comments about the Park District are hearsay, because the Park District is not present. The Village Board will have to have comments from the Park District before any action can be taken. Chairman Pro Tem Davis closed the public hearing at 9:18 P.M. Respectfully submitted, A Kathleen Comer Recording Secretary APP OVED BY: Gerry Davis Chairman Pro Tem Buffalo Grove Plan Commission Public Hearing Page 3 November 18, 1987 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Glauner Property Woodlands at Fiore Unit 11 Amli 50 Amli 88 Billings Property November 18, 1987 Chairman Pro Tem Davis called the regular meeting to order at 9:41 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Pro Tem Davis Mr. Goldspiel Mr. Musfeldt Mr. Rhodes Mr. Katz Mr. Lundine Commissioners Absent: Ms. Sheldon Mr. Krug Ms. Silz Also Present: Mr. G. Zale, Developer, Glauner Property Mr. C. Stewart, Landscaper, Glauner Property Mr. G. White, Engineer, Glauner Property Mr. M. Crestani, Planner, Glauner Property Mr. K. Jacobs, Purchase Buyer, Glauner Property Mr. Didier, Adjacent Property Owner Ms. V. Verdonia, 624 Bordeau Court, Buffalo Grove Mr. Peterson, Vernon Township Supervisor Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. C. Carmignani, Village Traffic Consultant Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Lundine, to approve the Regular Meeting minutes of November 4, 1987. Approval was unanimous in favor and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Goldspiel attended the November 16, 1987 Village Board meeting and three items of interest to the Commissioner were discussed: 1. Alternate designs for the salt storage facility on the Municipal Campus III 2. Referral of an office building on Buffalo Grove Road south of Dundee Road. 3. Referral of the Billings property. Chairman Pro Tem Davis noted the Billings property was to be on the agenda at this meeting for a workshop but the developer had withdrawn this afternoon. GLAUNER PROPERTY Moved by Commissioner Musfeldt, seconded by Commissioner Katz that the Plan Commission recommend to the Village Board approval of annexation, zoning and development of the Glauner property including variations to the Development Ordinance Section 16.30.050.A.4 to allow a cul-de-sac street length of 1,090'; Section 16.50.040.C.4 to allow main pond elevation of 8' rather than 15' required by the ordinance, 16.50.040.C.4.B.iii to not provide underdrain under Aptakisic Creek, 16.50.130.B.2 not meet the minimum slope requirements for land grading in the open space detention area. Flood Plain Ordinance Section 18.12.070.D. to allow for earth work within 100' of the center line of the creek but not construction of buildings within that area and the buildings must be properly set back from the flood plain area per ordinance in the areas of Lots 24 through 26, possibly Lots 1 and 2. Preliminary Plan approval for the plan dated October 19, 1987, marked as Petitioner's Exhibit A, Exhibit B dated November 5, 1987, Exhibit C dated November 5, 1987 subject to: 1. The developer working with the Park District to determine responsibility for open space detention and wetlands areas in their development. To come to the Village Board with an agreement as to the ownership and maintenance of that area. 2. Recognize that the active park area where shown is only a conceptual plan, the entrance to all parking areas should be a minimum of 600' from intersection of Buffalo Grove Road and Aptakisic Road. 3. Lot design shall not incorporate detention on any lot. 4. Submission, to the Village Board for their public hearing the comments of fire, police and public works written comments particularly pertaining to the cul-de-sac. 5. Resolution of problems concerning drainage tiles along Buffalo Grove Road flooding adjacent properties. 6. Resolution of responsibility for ownership and maintnenace of the private lake. Discussion: Mr. White noted there is an area they will have to undercut the street 3' to 4' and they feel there will be an adequate support at basement level. They will have to do a number of special things for several lots. They do not see any problems with driveways. Mr. Kuenkler felt the roadways could be bermed and maintained for a long period of time. He felt this development could be built on this soil. Buffalo Grove Plan Commission Regular Meeting Page 2 November 18, 1987 Mr. Peterson commented on the water problem. He stated the County has to establish water sheds and floodway. Until this time, it will not effect construction. Commissioner Goldspiel was concerned with the amount of loose ends, particularly the issue of the participation of the Park District and the design of the wetlands. The motion was tabled. Mr. Raysa read the requirements for the Development Ordinance Section 16.10.050 and the Municipal Code 18.12.080. Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel that the Plan Commission finds the fact that the configuration of the property requirement variation to the Development Ordinance Section 16.10.050 and the variation meets the particular criteria of the Development Ordinance subject to variation, such variation may be met without destroying the intent of the development. AYES: Goldspiel, Musfeldt, Katz, Rhodes and Lundine NAYES: None ABSTAIN: None ABSENT: Sheldon, Silz and Krug The motion 5 - 0 Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the Plan Commission finds facts according to the Municipal Code Section 18.12.080. AYES: Goldspiel, Musfeldt, Katz, Rhodes and Lundine NAYES: None ABSTAIN: None ABSENT: Sheldon, Krug and Silz The motion 5 - 0 Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt and unanimously carried that the Glauner Property motion be taken off the table. The vote on the Glauner Property was as follows: AYES: Goldspiel, Musfeldt, Katz, Rhodes and Lundine NAYES: None ABSTAIN: None ABSENT: Sheldon, Krug and Silz The motion 5 - 0 AMLI 88 ACRE PARCEL Buffalo Grove Plan Commission Regular Meeting Page 3 November 18, 1987 This site was discussed due to the fact that there was Mr. Peterson was at the meeting to review this project. Mr. Crestani noted that he had received the November 10, 1987 memo regarding the realignment of Buffalo Grove Road. The proposed alignment of Buffalo Grove Road would cut through the northwest and be joined by Port Clinton Road at the northwest corner. They will lose 9 lots and have 2 remnant parcels because of this. There is no longer the need for the 8 4' collector, so it will continue down from the Billings property onto the light industrial. The park donation for this site is being taken care of on the Amli 50 acre property. This will have 147 lots with 1.7 dwelling units per acre, zoned R-2 with 15,000 single family lots. Mr. Peterson noted the township has a building at the north end of the property with a berm on Port Clinton Road along with salt storage bins. They have 3 ball fields in the middle of their site. At the south end is a 140' cable tower with a 10 year lease from the township. There is also a community service building. They are interested in purchasing a 30' wide by 100' long piece of the proposed site. They are suggesting a path from the site to the park between the homes along the park line. They would like to connect to the Village for utilities. They would be working to take over the maintenance of the detention area if it were moved or realigned adjacent to their park land on the upper corner. The developer was directed to get together with Mr. Peterson, Mr. Balling and staff on this site. Mr. Carmignani outlined what is happening to Buffalo Grove Road. He stated he would like to see access to the residential from Port Clinton and Buffalo Grove Road on this site. Chairman Pro Tem Davis stated at this point staff is working with the Village of Vernon Hills, the developer of the Billings property has to be contacted, Amli 50 south of Route 22 and Woodlands looked at again. Staff and the developer and the township and traffic engineer should get together, work out further details and come back to the Commission. Commissioner Goldspiel would like to see detention moved, access to this piece from the north and south and east or west. The rest of Commission had problems with access to the south. Mr. Crestani would prefer not to have any collector street on this property. Mr. Peterson stated that traffic on Route 22 is very heavy. AMLI 50 ACRE PARCEL Deferred WOODLANDS AT FIORE - UNIT 11 Deferred Buffalo Grove Plan Commission Regular Meeting Page 4 November 18, 1987 FUTURE AGENDA The Crossings Public Hearing would be on December 9, 1987. ADJOURNMENT Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, and unanimously carried to adjourn the meeting. Chairman Pro Tem Davis adjourned the meeting at 11:31 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPR VED BY: Gerald Davis Chairman Pro Tem Buffalo Grove Plan Commission Regular Meeting Page 5 November 18, 19 87 i I i I i