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,
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Kathleen Comer
Recording Secretary
APPROVED BY:
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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