Loading...
1987-12-16 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Willow Stream Park Expansion December 16, 1987 Chairman Sheldon called the public hearing to order at 7:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt Mr. Lundine Commissioners Absent: Mr. Katz Ms. Silz Mr. Rhodes Also Present: Mr. P. Kepshire, Planner Mr. M. Rylko, Park District Director - arrived 8:13 Mr. R. Lewis, 413 Claret Drive, Buffalo Grove Mr. L. Ebert, 5 Springside Court, Buffalo Grove Mr. S. Margolis, 2 Springside Court, Buffalo Grove Ms. J. Comp, 516 Crownpoint Drive, Buffalo Grove Mr. W. Reid, Village Trustee - arrived at 8:01 P.M. Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Chairman Sheldon 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. She then swore in Mr. Kepshire The exhibits were those contained Mr. Pfeil's November 11, 1987 memo to the Plan Commission titled Willow Stream Park Addition and Petitioner's Exhibits A and B. Mr. Kepshire briefly reviewed the location of the park. With the aid of Exhibits A and B he reviewed the parking, the sled hill, picnic area, tot lot, service area and the open area shelter. There will be an irrigation system to maintain a better quality of turf on the fields. There will be a 15' x 20' pumphouse to maintain the water level of the ditch. All of the improvements will be constructed in the initial phase. Phase II will start immediately after Phase I is finished. The project it done in phases because of the requirements of the funding. The park will not be open for use until Spring of 1989. During extended drought periods there might be reason to recharge the ditch to maintain an aesthetic water level. Mr. Kuenkler noted they have looked at the storm sewer extensions and they are fine. Mr. Kepshire stated the lighting in the park will be limited to the bike path to provide security. They will provide lighting on the sled hill from 4:00 to 10:00 P.M. The lighting will be directed down on the hill. They do not plan to place lights all along Checker Road but will have lighting at the entrance near the parking lot. The Park District is planning on placing some lighting on the westerly end of the wetlands. There will be some minimal lighting along the entire path system. He reviewed the landscaping plan along the west property line. They will save whatever vegetation they can. The park will not have an official closing time. The hardball field will have a fence at the outer limits. They do not feel it is necessary to be concerned about the water in the parking lot because of the nature of its use. Commissioner Davis objected to the absence of a bike path on Checker Road, lack of street lighting on Checker and parking lot ponding. Mr. Kepshire stated they will provide an 8' bike path, constructed of asphalt, not all of which will be on public property. Mr. Rylko arrived. Mr. Kuenkler stated that with a more intense storm there will be some overland flow of water on or ponding water in the parking lot. The storm system will drain the water in time. Because of the relationship of Farrington Ditch and the ground elevations in the park, there will be water in the parking lot. The parking lot is very close to the flood elevation in Farrington Ditch. Water will stand in an area like this until the down stream system can take it. It will back up onto the park itself. There will be no restricter. The parking lot is one foot above the flood plain level. Commissioner Goldspiel felt that since this parking lot will not be used the same as a commercial or residential lot, he could see granting this variation. Mr. Kuenkler noted the sewer pipe should be 10" up to 24" to comply with the ordinance and they are proposing 6" to 10". Mr. Rylko was sworn in. He noted the Park District has soccer programs, little league and Buffalo Bills ball. The pump house will be masonry, brick with cedar shake, 12' x 15' dimension with a 13' height at the peak. It will be screened. The Park District will be responsible for maintaining the bike path and the path will exceed the village code regarding materials. Mr. Lewis, was concerned with flooding, the pumping station operating properly and lighting. Buffalo Grove Plan Commission Public Hearing December 16, 1987 Page 2 Mr. Ebert was concerned with the distance of the field to his property line, elevation of the fields, field users, landscaping and suggested hockey as a park program. Mr. Margolis was interested in the bike path extension. Ms. Comp was concerned with the sled hill height and landscaping. Chairman Sheldon closed the public hearing at 9:29 P.M. Respectfully submitted, {'! /�`' y ice- -1 jZ'`�% Kathleen Comer Recording Secretary APPROVED BY: .,44WA:.- --- 61:',7W7 Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing December 16, 1987 Page 3 i REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Willow Stream Park Expansion Amli 50 - Acre Parcel Amli 88 - Acre Parcel Woodlands at Fiore Unit 11 Federal Express December 16, 1987 Chairman Sheldon called the regular meeting to order at 9:47 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon - left at 11:15 P.M. Mr. Goldspiel Mr. Davis - left at 11:35 P.M. Mr. Krug Mr. Musfeldt Mr. Lundine Commissioners Absent: Mr. Katz Ms. Silz Mr. Rhodes Also Present: Mr. P. Kepshire, Planner, Willow Stream Mr. M. Rylko, Park District Director, Willow Stream Mr. M. Crestani, Planner, Amli Properties Mr. G. Zale, Developer, Amli Properties Mr. G. White, Engineer, Amli Properties Mr. W. Peterson, Vernon Township Supervisor Mr. R. Lewis, 413 Claret Drive, Buffalo Grove Mr. L. Ebert, 5 Springside Court, Buffalo Grove Mr. S. Margolis, 2 Springside Court, Buffalo Grove Ms. J. Comp, 516 Crownpoint Drive, Buffalo Grove Mr. W. Reid, Village Trustee - arrived at 8:01 P.M. Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Public Hearing minutes of November 18, 1987 as amended. Approval was unanimous in favor, with Commissioners Davis and Krug abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Regular Meeting minutes of November 18, 1987 as amended. Approval was unanimous in favor, with Commissioners Davis and Krug abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Public Hearing minutes of December 2, 1987 as amended. Approval was unanimous in favor, with Commissioner Davis abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Regular Meeting minutes of December 2, 1987 as amended. Approval was unanimous in favor, with Commissioner Davis abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Lundine attended the December 7, 1987 Village Board meeting at which the Ranchmart redesign was discussed and this project will be coming to the Plan Commission. The agenda was rearranged to hear the Federal Express Plat of Resubdivision first. FEDERAL EXPRESS PLAT OF RESUBDIVISION Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of Buffalo Grove Business Park Plat of Resubdivision dated November 23, 1987 Discussion: Mr. Kuenkler noted the plan closes and is in accordance with the subdivision ordinance. AYES: Goldspiel, Davis, Krug, Musfeldt and Lundine NAYES: None ABSTAIN: None ABSENT: Sheldon, Katz, Silz and Rhodes The motion 5 - 0 WILLOW STREAM PARK EXPANSION ! The Commissioner further discussed the variations. It was noted that the parking lot ponding is not detention in the strict legal sense as clarified by the Village Ordinance, but in the functional sense it is detention. If not granted, the variation for the street lights would require installation of 3 to 4 lights on the north side of Checker if not granted, they will provide lighting on the bike path. Mr. Kuenkler noted there are some problems with the parkway trees on Checker Road. No variation for the minimum slope is requested to accommodate the wetlands. The Commission was polled on the following variations: Buffalo Grove Plan Commission Regular Meeting December 16, 1987 Page 2 16.50.130.B.2, requirement not to meet the minimum slope requirement for land grading in the wetlands. They would have to meet the minimum slope in the other areas. AYES: Goldspiel, Davis, Krug, Musfeldt, Lundine NAYES: None ABSTAIN: None ABSENT: Silz, Rhodes and Katz The poll was favorable 5 - 0. 16.50.120.a to not provide parkway trees along Checker Road but to provide equivalent number of trees along the bike path. AYES: Goldspiel, Davis, Krug, Musfeldt and Lundine NAYES: None ABSTAIN: None ABSENT: Silz, Rhodes and Katz The poll was favorable 5 - 0. 16.50.100.a not provide street lighting along Checker Road but the developer would be agreeable to putting the lights on Checker Road and along the bike path on a photoelectric system. AYES: Musfeldt and Lundine NAYES: Davis, Krug and Goldspiel ABSTAIN: None ABSENT: Silz, Rhodes and Katz The poll was unfavorable 3 - 2. 16.50.080.A.1 not construct sidewalk alongChecker Road providinga meandering 8' bike path as a substitute. 1 AYES: Goldspiel, Davis, Krug, Musfeldt and Lundine NAYES: None ABSTAIN: None ABSENT: Silz, Rhodes and Katz The poll was favorable 5 - 0. 16.50.030.D.3 to construct a storm sewer of less capacity than provided by ordinance. AYES: None NAYES: Goldspiel, Davis, Krug, Musfeldt and Lundine ABSTAIN: None ABSENT: Silz, Rhodes and Katz The poll was unfavorable 5 - 0. Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of annexation and Buffalo Grove Plan Commission Regular Meeting December 16, 1987 Pa ge 3 zoning in the R-4 District and special use in the R-4 District and approval of the preliminary plan for the Willow Stream Park Expansion as depicted in Petitioner's Exhibits A and B and as depicted in the drawing dated November 23, 1987 and detailed Buffalo Grove Park District Willow Stream Park Expansion Phase I improvements sheets 1 - 12 including these variations to the Development Ordinance: 1. 16.50.030.D.3 to construct a storm sewer serving the south parking area of less capacity than required by ordinance provided the parking lot curb is designed to allow overland flow of water to the designated detention area. 2. 16.50.080.A.1 to not construct a sidewalk along Checker Road provided that the bike path shown in the plans is provided adjacent to Checker Road. 3. 16.50.120.A not provide parkway trees along Checker Road providing an equivalent number of trees are provided along the bike path. 4. 16.50.130.B.2 not meet the minimum slope requirements for land grading in the north wetlands area of Exhibit A but minimum slope requirements to be met elsewhere in the project. Discussion: Commissioner Davis could not accept a variation to the storm sewer capacity and felt this should be upheld. AYES: Goldspiel, Musfeldt and Lundine NAYES: Davis and Krug ABSTAIN: None ABSENT: Sheldon, Silz, Rhodes and Katz The motion passed 3 - 2. Commissioner Sheldon stepped down at this time because the next item was a conflict of interest for her. AMLI 50, AND 88 PARCELS Vice Chairman Goldspiel took the chair. It was determined that the Woodlands Unit #11 be deferred to a future agenda. Mr. Crestani briefly reviewed the Amli 50 plan. Twenty acres are to be a park site. Theyare asking � a variation to allow a cul-de-sac length of 675 . The density is half a unit per acre. There are 19 acres of open space. The Amli 88 parcel's park requirement is taken care of on this plan. They are asking for estate zoning but do not meet the lot requirement for this. The open space is a detention pond and will have water in it only during a long rain storm. It is located at the lowest point on the property. Buffalo Grove Plan Commission Regular Meeting December 16, 1987 Page 4 Concerning the Amli 88 parcel,Mr. Crestani noted they are providing their park against the Township's and they are to be joined as one park. They have 135 lots and have eliminated the 80' collector. All the roads are 60' right-of-way. They have eliminated the southern stub. Mr. Peterson stated the Township is negotiating to purchase a strip of land from this site. Vice Chairman Goldspiel suggested that a piece of land be kept for right-of-way to Main Street until Buffalo Grove Road's direction is determined on this site. The developer was agreeable to set aside a space to indicate room to access Route 22. Mr. Peterson is in agreement that the park on the site will be serving both as park and detention. The Township will maintain the park. The lots are 15,000 square feet and homes will sell from $220,000 to $280,000. It was suggested that an easement be created by the homes along the park for a foot path to access the park. The Commission concurred this should go to a public hearing. Commissioner Davis left the meeting. The developer noted they lost 7 lots for the park/detention and staff has agreed that when the Billings piece comes in Zale would recapture that. ADJOURNMENT Moved by Commissioner Lundine, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Vice Chairman Goldspiel adjourned the meeting at 11:42 P.M. Respectfully submitted, i Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting December 16, 1987 Page 5