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
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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
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