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1996-12-18 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION December 18, 1996 The Milbro property,south side of Illinois Route 22, east of Tenerife townhomes,Approval of a Preliminary Plan in the Industrial District Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure for the hearing and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Mr. Ottenheimer Commissioners absent: Mr. Rosenston Also present: Mr. Mark Weir, Quill Company Mr. Mark Home, Holleb&Coff Mr. John Brown, SDI Consultants Ltd. Mr. Rolf Kilian,Metro Transportation Group, Inc. Mr. David Marks,Loebl Schlossman&Hackl Mr. John Ryan, Ives/Ryan Group,Inc. Mr. Douglas Reid,HSA Mr. William Raysa,Village Attorney Mr. Richard Kuenkler,Village Engineer Mr. Jeff Braiman,Village Trustee Mr. Robert Pfeil,Village Planner �./ The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Aerial of site dated May, 1996 photograph Y Exhibit B: Land exchange diagram Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 1 Exhibit C: Preliminary Plat of Subdivision Exhibit D: Preliminary Site Plan dated November 27, 1996 Exhibit E: Grading and Stormwater Management Site Plan dated November 27, 1996 Exhibit F: Utility Plan dated November 27, 1996 Exhibit G: Conceptual landscaping plan dated November 27, 1996 Exhibit H: Crossection of proposed fence Exhibit I: Street crossections Mr. Mark Weir of the Quill Company stated Jack Miller and Harvey Miller are the owners of the subject property. He stated they are all here to demonstrate that the plans as submitted and prepared are all in compliance with the development code and the Comprehensive Plan and applicable codes and ordinances. In addition he stated they are requesting annexation and rezoning of the 3-acre piece of land to be annexed in conjunction with a land exchange. Mr. Weir stated the Miller family purchased approximately 145 acres over a 10 year period covering all of the land from Schelter Road west to the Powernail property with the exception of the Ameritech switching station. The Millers were approached to sell approximately 68 acres of land which has subsequently been developed as residential. The remaining 35 acres of land west of the property in Lincolnshire was annexed to Buffalo Grove pursuant to an annexation agreement and granted Industrial zoning. He noted they are here to comply with the terms of that annexation agreement which stated that at the time development of the property is considered, the owners are to come before the Plan Commission to present preliminary development plans. Mr. Weir noted it soon became apparent that there were two critical issues to resolve to make the best plan for the overall property. It was necessary to respect municipal boundaries which are very irregular and very difficult to build on such a long narrow piece of land in Buffalo Grove. It was apparent it would be beneficial to both communities to do a land exchange which is being proposed. This exchange opens up the ability to develop the site. The exchange also allows Buffalo Grove to take control of property and to control the development of property that is immediately adjacent to the townhome development. He noted the Village of Lincolnshire has approved an ordinance disconnecting the property which is now waiting for Buffalo Grove to annex it. Mr. Weir further noted it was also apparent that a secondary point of access was essential for the site. Accessing the property solely from Route 22 for both ingress and egress is problematic because it is unlikely that they will be able to install a signal on Route 22 and alternative access is necessary. Therefore, they have proposed a connecting roadway across the Lincolnshire Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 2 property. Both of these fundamental planning concepts require cooperation between Lincolnshire and Buffalo Grove. Mr. Weir stated two of the criteria named as a condition of consideration for the exchange by the Buffalo Grove Village Board was that approximately 77 feet of right-of-way in both Buffalo Grove and Lincolnshire be dedicated to IDOT. He stated all plats and documents now indicate that dedication. The other criteria was that the access easement be obtained. Lincolnshire has now agreed to that access easement. The perpetual ingress/egress easement appears on the �./ Preliminary Plat with Lincolnshire. Mr. Weir stated they would like to have their preliminary plans favorably recommended by the Plan Commission. The preliminary plans are made up of a number of components. After the land exchange and rezoning they would like to divide the land into 50 foot wide parcels. The code requires a minimum of 100 feet and they will agree to assemble no less than 100 feet and no less than 50,000 square feet per lot. He stated they will assemble lots into development units and construct buildings that are in compliance with Industrial zoning. Mr. Weir stated they have submitted the following items: 1. Provided a comprehensive transportation study 2. Prepared a tree inventory and analysis identifying every tree 4 inches or larger on the Buffalo Grove property 3. Prepared and submitted to Lake County Stormwater Management Commission comprehensive stormwater calculations for water runoff and detention 4. Requested and obtained a natural resource opinion from Lake County Soil and Water Conservation District 5. Obtained and received an endangered species checkoff from the Illinois Department of Natural Resources 6. Prepared and submitted soil borings 7. Prepared and submitted a Phase One study indicating the property has no environmental hazards 8. Prepared and submitted to staff and Corps of Engineers a wetlands delineation and assessment 9. Prepared preliminary subdivision improvement plans comprising grading and drainage, public utilities and a stormwater plan Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 3 10. Prepared offsite roadway improvement plan Mr. John Brown of SDI Consultants,Inc. stated the subject property comprises approximately 33-acres in the Buffalo Grove side bounded on the north by Route 22, on the west by the Tenerife townhome development, on the east by the existing Quill facility and on the south by an existing industrial development. The proposed plan shows a north/south extension of Holtz Road contained within a 60 foot wide right-of-way,comprising a 35 foot back to back roadway section with a proposed sidewalk on the west side. This roadway will ultimately connect to \./ Schelter Road at the south end of the property. Mr. Brown further reviewed the grading and stormwater management plan stating the existing III site slopes from west to east downward with an existing ridge line in the middle of the Buffalo Grove portion of the property. Runoff is directed overland via ditch and swales to an existing pond at the northeast corner of the property at Route 22 and Schelter Road. In addition the site drains approximately 14 acres of offsite drainage area from the Tenerife townhome development and an additional 163 acres from north of Route 22. All of that water drains through existing ditches which are to be replaced with stormwater detention facilities which would meet the requirements of the Lake County Stormwater Management Commission. He noted they propose to leave the existing ridge line so that there is basically the same amount of drainage area to the north and to the south. The southern half of the site again has additional offsite drainage of about 50 acres from the west and 116 from the southwest. That water now runs overland and is collected in a series of ditches which takes it to Schelter Road and ultimately on to the east. He noted they again propose to construct a series of stormwater detention basins which will convey that water to the same outlet point is now goes to. In addition,the proposed roadway will act as an emergency overland overflow route directing water each of the detention basins from the 33- acre Buffalo Grove portion of the site. Mr. Brown reviewed the utility plan showing a proposed 12 inch diameter water main that would loop the entire Buffalo Grove portion of the site and connect to an existing stub provided at the corner of Route 22 and Stevenson and to an existing stub that has been provided along the eastern side of the Tenerife townhome development. They propose to loop the water main as development occurs within the Buffalo Grove portion of the site. He noted the entire Buffalo Grove side of sanitary sewer would be handled via gravity sewer to a existing pump station located at the corner of Route 22 and Stevenson which was constructed as part of the Tenerife townhome development. That pump station has been sized to handle all sanitary flow from the 33-acre parcel. There is a connection to the existing sanitary lift station at the north and there is also a stub provided from the townhome development to pick up additional flows from development on the southern portion of the site. He also noted the roadway storm sewer system `./ will handle roadway runoff as well as being sized to handle flows from each of the lots as they develop and conveyed to the stormwater detention facilities. Mr. David Marks of Loebl Schlossman&Hackl reviewed the Conceptual Landscape Plan dated September 5, 1996 noting the most pertinent feature of this plan to be the entrance, the dedicated Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 4 roadway and the western buffer. He stated the main entrance to the project off of Route 22 is intended to be substantial. He noted the developers of this project are also tenants of this project and will remain here. Therefore there is a substantial masonry entrance monument system of walls and piers with ornamental fencing. The wall itself is a retaining wall set into a berm which gives them the ability to elevate the landscape behind the wall as well as accentuate it on either side. There is also some low ornamental fencing and masonry piers which will both appear in the landscape and disappear back into the landscape along Route 22. Plant material will be substantial in size. Coming into the development the dedicated roadway will have parkway trees in accordance with ordinance codes and these will continue on through the rest of the project into Lincolnshire. In addition to the public sidewalk on the west side of the roadway there will be a sidewalk along Route 22 which will be extended westerly to where the existing sidewalk ends in the townhouse development. Additionally,they have proposed a walkway system which will create a loop starting from the dedicated roadway sidewalk coming into the development going down the west side and coming back. This becomes somewhat of a recreational spine along the western property line in conjunction with a buffer treatment. Mr. Marks noted the western property line has a substantial amount of existing vegetation which the developer proposes to preserve as they offer significant screening. In addition they are proposing a 6 foot wooden fence. In areas where the existing landscape prohibits putting the fence inside the property line,the fence will be jogged away from the trees where necessary so as not to disrupt the root system and would provide a locked gate in those situations for access for maintenance purposes. The fence itself will be a custom built cedar fence,attractive on both sides and long lasting. Mr. Marks noted they have indicated locations for ground signage. The concept for this site plan is for one side of the industrial building to be the office side and the other side the service side so that truck courts are actually established. On the office side the signage would be identification type signage whereas the signage on the truck court side would be directional. Mr. Rolf Kilian of Metro Transportation Group,Inc. reviewed the traffic study results and recommendations. He noted field surveys were conducted in May by taking traffic counts during both the morning and afternoon peak periods on Route 22 and Schelter Road and other intersections in the vicinity of the site. These counts were taken from 7:00 a.m. to 9:00 a.m. and from 4:00 p.m. to 7:00 p.m. The basis of these counts indicated that the peak hour actually occurred from 7:00-8:30 a.m. and from 4:30-5:30 p.m. In addition to the traffic counts they conducted a license plate survey to identify the existing trip distribution of the Quill employees. From that survey they discovered that only about 20 percent of existing Quill employees arrive from the west on Route 22. 40 percent arrive to this area from the south on Schelter Road via Bond street and the remaining 40 percent come from the east on Route 22 coming off of Milwaukee. He further her noted thatpeak hour traffic volumes oumesonRoute22 are fairly equal in the morning as well as in the afternoon totaling approximately 1790 vehicles in the morning and 1675 vehicles in the afternoon. The split of traffic during peak hours is 2:1 in favor of the predominant flow of traffic. Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 5 Mr. Kilian stated they estimate the proposed development will generate an additional 690 inbound trip in the morning and 155 outbound trips in the morning. In the afternoon peak hour there will be an additional 225 inbound trips and 645 outbound trips. He stated the improvements proposed along Route 22 are consistent with what was recently done for the Town & Country development. It will continue the three lane cross section through the Holtz Road intersection and then tapering back to two lanes. This creates a center left turn lane for east bound to northbound Holtz Road traffic and west bound to south bound traffic entering the development. In addition they are proposing to develop a right turn lane for east bound traffic entering the development. At the Schelter Road intersection they are proposing to also develop a right turn lane with an enlarged radius. The reason for that is that there are some trucks that make that maneuver and because of the angle of the two roadways that turn is very difficult. Because there is no separate right turn lane that truck maneuver does back up traffic to the west. By providing a right turn lane,the right turn maneuvers are taken out of the through lane, allowing that traffic to continue to flow freely and the enlarged radius will accommodate the larger vehicles that make that maneuver. Mr. Kilian stated the entrance road to the development is planned to be a boulevard section on its approach to Route 22 providing two outbound lanes,one for left turns and one for right turns as well as two inbound lanes that taper down to one lane. He further stated the Holtz Road intersection is difficult today and does not operate very well. However, all indications show there would not be enough traffic going through that intersection to warrant a signal. Therefore, they have looked at peak hour turn restrictions at that intersection to allow left turns to occur either at Barclay which is signalized or use the new intersection which will have the new site roadway to go south. Mr. Kilian noted they have found out the Stevenson intersection is currently interconnected with the signals to the west all the way to Buffalo Grove Road. They have also found there is conduit in place under ground to connect this signal with Barclay Road. However,the wiring has not been done and most likely will not be done until Route 22 is widened. The installation of the permanent signal at Stevenson is set for year end but will more likely be in January. Mr. Kilian stated they temporary signal at Stevenson is a fixed time operation which is not responsive to the traffic demands on the road. Vehicle detectors that are buried in the pavement are not hooked up to the temporary signal. Once the permanent signal is installed it will operate under volume density type of control. The traffic volumes on the road will determine what the timings, cycle length and individual timings of the phases will be. There is a system controller which controls all of the signals that are in the system. That system controller will identify or control the system timings which means that more green time will probably be allotted to Route 22 and all of the side streets will have whatever is left over. Side streets are typically delayed longer to promote the movement of traffic on the major arterials. He noted the reason IDOT does not want to connect the signal to the east is because of the two lane segment of Route 22 so there will be this gap until Route 22 is widened. Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 6 Chairman Goldspiel asked for details of any discussions with the Village traffic consultant. Mr. Kilian stated they explained the rationale behind the access system which is proposed and why they are not proposing to develop a left turn lane at Schelter Road. This development alone cannot bear the cost of all of the improvements that other developments will benefit from. This development will increase the traffic on Route 22 by 10-15 percent of the total volume and yet they are being asked to bear the cost of a major improvement. Therefore,they are looking for other ways to deal with the situation. One way to deal with that,until Route 22 is widened, is to consider implementation of some turn restrictions and redistributing some of the traffic. There were also discussions on the level of service. The Village consultant pointed out that several traffic movements at various intersections operate at an F level. Mr. Kilian pointed out there is no good system in place at this time to evaluate unsignalized intersections properly. He noted that using the capacity analysis software shows that every left turn at every driveway will come up at level service F. The reason is because level of service analysis is based on delay and left turn movements turning onto an arterial street will have enough delay to fall into the level of service F category. What must be looked at is the volume of traffic involved versus the volume of traffic on the arterial and the level of service that is obtained on the arterial. You must look at the overall intersection level of service and not the individual movements. Mr. Weir stated they are making substantial improvements to Route 22 through all of the property owned by the Village. Every car passing either east or west will benefit from these improvements. These improvements more than mitigate for the increased traffic that will be put on Route 22. The right turn lane on Schelter Road is a tremendous improvement yet Schelter Road services a lot of real estate besides the proposed development. Mr. Weir stressed this development has an unsignalized intersection at Holtz Road and access to seven signalized intersections through the Lincolnshire Corporate Center. In some respects there are a lot more options with this development versus the housing development to the west. This development would have more access options and be able to disburse traffic more. Mr. Weir noted the Comprehensive Plan of the Village of Buffalo Grove calls for this property to be developed as Industrial and they are therefore in full compliance with the established plan for development. He noted they are asking for minor variations such as: 1. Reduction of the right-of-way width from 80 feet to 60 feet. In order to compensate for that they are proposing to establish an easement of 20 feet adjacent to that 60 feet so the Village of Buffalo Grove will have full access to 80 feet of land with 20 feet being private property although the easement will be a public utility easement and nothing will be diminished in terms of access. 2. Roadway width of 35 feet back to back which is based on the volume of traffic this roadway will carry which is not significant due to the amount of real estate that can be built adjacent to this road. Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 7 3. Sidewalk on only one side of the road. This sidewalk will be on the Buffalo Grove side of the property which will connect all the way to the train station. 4. Requesting the opportunity to construct a building which may be closer than 25 feet to the water in order to make the two building at Route 22 similar. Mr. Weir noted they would be happy to come back with a specific plan for the building once they are ready to build. 5. Modification of the cross section of the pond in terms of some of the slopes. They would like to match the plans at the adjacent development. 6. Opportunity to create 50 foot lots with assembly of no less than two and no less than 50,000 square feet each. 7. Consideration of no striping for parking lots for aesthetic reasons. Mr. Weir stated the owners would not build anything that is not of the highest quality. There will be one person to contact if there are any problems and only one builder and one source of responsibility. The Millers would like to have a campus style of development which means similar buildings with a high degree of landscaping and control. Commissioner Krug asked if the sidewalk will continue all the way to Schelter Road. Mr. Weir stated they are not planning on doing so particularly since sidewalks are not allowed in Lincolnshire. He noted they will consider this aspect. Commissioner Krug asked where stormwater piping will be and how it is handled today. Mr. Brown stated today all the water is overland flow. As development occurs they will develop basins to carry the water through stormsewer piping onto the ponds. Commissioner Howard asked how the parking lot will operate without striping. Mr. Weir stated they are proposing to install at least as many cars as required by code in terms of' distance. He stated the parking lot at Quill works well now and he noted they have patrolling of the lot to make sure people do not abuse their flexibility. Because these buildings will all be under common ownership and a security force will be provided for the parking lots,they are requesting no striping. Commissioner Howard asked if the buffering on the western property line will shield the loading docks from the Tenerife development. Mr. Weir stated they will keep all of their buildings a minimum of 60 feet from the property line and they will not have any truck docks facing west. They have no intention of having any Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 8 vehicular traffic on the west between the buildings and the property line. However, if the Fire Department requires a road completely encircling the buildings,this may change. Their intention is to keep the 60 feet from the building open and extensively landscaped. Commissioner Samuels noted that multi-users within the proposed development may make no striping a problem. Commissioner Samuels asked who will be maintaining the permanent easement road which connects with Schelter Road. Mr. Weir stated that will be 100 percent the property owner's responsiblity. Commissioner Samuels asked if the road will be built so that it could in the future be dedicated as a public street. Mr. Weir stated yes. He stated they intend to build the road to the higher of the two standards used. He further noted they would be happy to have the Village repave the road when necessary and then reimburse the Village so that it is done at the same time as the Village is repaving other streets. Commissioner Samuels asked if Lincolnshire could close the road if they so desired. Mr. Weir stated they have been advised that the term on the plat used is perpetual public ingress/egress easement. Commissioner Samuels asked if the combination of berming and retaining wall at the Route 22 entrance will present any line of site problems. Mr. Weir stated it may have caused problems at one time but they have now pulled things back. Commissioner Samuels asked what the proposed maximum depth of the water level in the pond will be. Mr. Brown stated they will maintain a 10 foot depth wherever possible and will be aerated wherever necessary. Commissioner Lundine asked if there is any intention to include manufacturing in the proposed development. Mr. Weir stated they intend to develop the buildings in compliance with the uses allowed in the Industrial zoning district. The marketing plan is calling for distribution facilities and perhaps some light processing and assembly. They do not want to restrict themselves to more than is allowed by zoning and if there was some manufacturing they would fully comply with the Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 9 performance standards. Commissioner Berman asked if there were any disagreements with the Village traffic consultant on performance levels or other items. Mr. Kilian stated there is no disagreement on level of service based on the tools used by all consultants to make the evaluation. However,the memo pointing out all individual movements operating at an F level of service must be viewed by looking at the intersection as a whole and what it all really means. Commissioner Berman asked if there is a reason why this development should not proceed from a traffic engineering standpoint. Mr. Kilian stated given the access at Schelter Road and given that connection provides flexibility in the access system,there is no reason this development should not proceed. He further noted the potential for future improvements in the area such as the widening of Route 22 and the extension of Schelter Road through to Aptakisic Road will help this development in the future. Commissioner Berman asked if the Village consultant agrees with these comments. Mr. Kilian stated yes. Chairman Goldspiel asked if there has been any comment from the Village traffic consultant. Mr. Pfeil stated Mr. Wright has indicated everything Mr. Kilian has stated is correct and he recommends improvements be done to Schelter Road from a traffic engineering point of view. However, he accepts the limitations on the property and understands them and acknowledged there will be level of service issues for access to Route 22 and Schelter Road from this development. Commissioner Trilling asked if road,utilities and landscaping will be the first step in construction. Mr. Weir acknowledged they will do transportation improvements first as well as utilities and landscaping. He noted they do not plan on phasing and will put all public improvements in which will include perimeter landscaping along the road and the buffer and entrance. Commissioner Trilling asked if the fence will be constructed. Mr. Weir statedyes,with on caveat. He noted there maybe some mass gradingnecessary which would make the fence construction somewhat later. Commissioner Trilling asked exactly where the sidewalk will be. Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 10 Mr. Weir stated they are asking to put the sidewalk in the 20 foot easement to meet the tree and lighting distance requirements. Commissioner Trilling asked if there was any problem with locating a sidewalk within a public easement. Mr. Kuenkler stated no. `./ Commissioner Trilling asked where street lighting would be located. Mr. Weir noted street lighting would be located in the right-of-way with spacing per code. Commissioner Trilling asked if the Village of Lincolnshire has accepted the turn restrictions proposed for Schelter Road. Mr. Weir noted Lincolnshire has accepted the restrictions in concept but have not taken any action. He noted Lincolnshire does not have the authority to establish those turn restrictions by themselves. He stated they will need to work through IDOT. He noted IDOT would not be receptive to such restrictions unless accompanied by a rigorous enforcement program. Commissioner Trilling asked if the developer would be willing to pay a share for left turn improvements to Schelter Road. Mr. Weir stated yes. Commissioner Ottenheimer asked when the developer would be checking with the Fire Department regarding the proposed development. Mr. Weir stated they will check with the Fire Department when they have a site plan and a building design that is acceptable to ownership and brokers and is ready to go to market. Commissioner Ottenheimer asked if the developer has a minimum or maximum size requirement for smaller units. Mr. Weir stated they would prefer not to build anything under 65,000-70,000 square feet which would require an FAR of.38 or 160,000 square feet. Commissioner Ottenheimer stated he would like to know what type of uses are anticipated in this �./ park. Mr. Douglas Reid of HSA stated they are looking for larger type users. Commissioner Ottenheimer asked when they anticipate starting active marketing. Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 11 Mr. Reid stated they have begun talking to 100,000-200,000 square foot users already. Commissioner Ottenheimer asked if there is any idea of the type of users they would like to see. Mr. Reid stated they are looking at high end users with up to 25 percent office buildout. Chairman Goldspiel stated he is uneasy about the 50 foot lots without a real site plan for a particular building. He asked if there is adequate control to insure parking and fire requirements if the 50 foot lots are allowed to be assembled later. Mr. Pfeil stated the Fire Department has seen the plans to date and has noted some concern with the office building and would like to see the plans once the developer is ready to proceed. They were not concerned with the layout of the industrial buildings. Mr. Pfeil stated in Corporate Grove and Covington and some of the other parks they have had 50 foot lots assembled into zoning lots which only went through the typical building permit, engineering review and Appearance Commissioner review without coming back for review by the Plan Commission. He noted these have worked well and the Fire Department has been able to get what they needed as far as hydrants and access. Mr. Reid stated they have laid out preliminary plans and have taken into consideration 25 percent office space and necessary parking requirements. Mr. Pfeil stated anything that is going to get a building permit must go through a zoning review that includes parking. For the warehousing component they would have to indicate an employee projection,particularly for the office portion,and they would not get a building permit if they did not meet the zoning requirement. Chairman Goldspiel asked what the maximum height would be. Mr. Weir stated they are planning to conform with the height requirement in the Industrial zoning district. It is their intention not to have a clear interior height higher than 30 feet or a building parapet of 33-34 feet which is the exact height of the existing Quill warehouse building. The office building will be either 4 or 5 stories. He noted they will build at least a 5 story building in Lincolnshire. The Buffalo Grove code restricts height to 4 stories and in the event they wished to build a 5 story building they would return to the Plan Commission for further consideration. Chairman Goldspiel asked if the noise from HVAC will be buffered from the adjacent residential development. Mr. Weir stated the noise will be most effectively buffered by distance. The office component will most likely be centered in the lot and the building and rooftop units will be used. Chairman Goldspiel asked for the results of the soil borings and wetlands study. Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 12 Mr. Weir stated the soil borings look good. He stated they have submitted their wetlands study to the Corps of Engineers,having identified some very low quality wetlands on the Buffalo Grove portion. He stated they have found an offsite wetland mitigation bank where they have the opportunity to purchase 3-acres offsite to mitigate thereby not requiring onsite mitigation. That wetland mitigation bank would be part of a 25-30 acre created wetland. Chairman Goldspiel asked if the Village has reviewed the tree survey. Mr. Kuenkler stated the forester has looked at the survey and agrees with the plan. Chairman Goldspiel asked if there are any traffic safety issues that have been presented by either traffic consultant. Mr. Pfeil stated the Village traffic consultant has not sited a specific concern. Clearly the exiting movement from the proposed road or Schelter Road onto Route 22 will be difficult in peak situations. The Village consultant did not state that as a major safety concern. Mr. Kilian noted that if one location is difficult to get through,there are other ways to enter and exit this area. The people who will use the road system in this area are people who work here and come here everyday and they will choose other better ways to enter the area. Neal McVane,Tenerife Condominium Association,noted the following concerns: 1. He stated they have a problem with noise from an existing aluminum factory and would like to see noise minimized as much as possible from any further development. 2. Traffic situation on Route 22 is almost impossible at certain times of the day and will only continue to deteriorate even at the signalized intersection at Barclay Boulevard. 3. Concerned with the elevation and grading of the site relative to the townhomes. 4. Concerned with the nature of the activities and operations within the proposed buildings and the amount of noise that may be created. Mr. Weir stated the townhomes are all higher than the proposed site so there cannot be any drainage problems for the townhomes. There were a series of stormsewers that we placed on the property line to pick up the townhome drainage from rolling onto the subject site. This drainage is picked up and put into the detention basin which then discharges across the Miller property. Mr. Weir stated they are building a business park and there will be some noise as there will be trucks, vehicles and employees. He stressed they want to be good neighbors and will comply with all noise codes under the present zoning district. Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 13 Mr. Brown again reviewed the grading and stormwater management plan noting the elevation of the western property line ranges from 678 up to 681 at the high ridge line and back down to 678. There are two townhome structures which have finished floor elevations in the 683 range. All of the finished floor pads that are proposed between the road and property line are considerably lower than the elevations of the townhomes. Mr. Brown also noted there are a series of yard drains which pick up water from the buildings and is conveyed to the detention facilities within the townhome development. The proposed site will be sloping down and the runoff from the property line east would be picked via storm inlets within the site. Chairman Goldspiel asked for comments on the noise control ordinance. Mr. Pfeil stated the Industrial district has performance standards of which noise is one. There are decibel maximum based on various octave levels. The Building and Zoning Department does take decibel readings if complaints are received and the performance standards are enforced if necessary. From previous development plan hearings it would seem that if decibel are generally under 70-72 decibels they are considered fairly inaudible once you get to certain distances. A 60 foot distance would be a fairly considerable distance in this case so it does not appear that this would really create nuisance noise. Mr. Weir stated the owners are there six days per week and there priority is to maintain a quality environment for the 1,000 Quill employees. Kurt Arno, Tenerife Condominium Association,noted last years heavy rainfall caused flooding of the ponds. Also heavy snowfalls turned a normal driving trip to work into double the time necessary. He asked that this type of possibility be taken into consideration when developing the proposed site. Mr. Kuenkler stated last year one of the ponds did not even have an outlet constructed because it required a permit from the state. In addition,the erosion control that is in place at all the individual inlets until the completion of the project causes the water to stay there a long time. He stated that outlet has now actually been installed and the multi-family part of the development is now complete. Mr. Arno asked that hours of operation be restricted so that trucks and vehicles do not cause further noise problems. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:45 p.m. Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 14 Respectfully submitted, Fay Rubin,Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chairman Buffalo Grove Plan Comm-Public Hearing-December 18, 1996-Page 15 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 18, 1996 The Milbro property,south side of Illinois Route 22, east of Tenerife townhomes,Approval of a Preliminary Plan in the Industrial District The Corporate Grove First Resubdivision-Final Plat Discussion of Village Comprehensive Plan Revision-Workshop#4 Chairman Goldspiel called the meeting to order at 10:00 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Commissioners absent: Mr. Rosenston Mr. Ottenheimer Also present: Mr. Mark Weir, Quill Company Mr. Mark Horne, Holleb&Coff Mr. John Brown, SDI Consultants Ltd. Mr. Rolf Kilian,Metro Transportation Group, Inc. Mr. David Marks,Loebl Schlossman&Hackl Mr. John Ryan, Ives/Ryan Group,Inc. Mr. Douglas Reid,HSA Mr. Jeff Braiman,Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenlder, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES 1 Buffalo Grove Plan Comm-Regular Meeting-December 18, 1996-Page 1 Moved by Commissioner Samuels,seconded by Commissioner Krug to approve the minutes of the special meeting of October 30, 1996. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Samuels, seconded by Commissioner Krug to approve the minutes of the public hearing and regular meeting of November 20, 1996. Commissioner Samuels noted a verbiage correction necessary on page three. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Mr Pfeil said that at the meeting on December 16, 1966 the Village Board discussed the following items: 1. Approval of the Powernail rezoning ordinance with a utility connection deferral agreement relative to water and sewer connection 2. Twin Rinks Ice Pavilion cooling tower was approved, as was the elimination of some of the landscaped islands in some of the parking areas 3. Phase II of Scarsdale at the corner of Aptakisic and Buffalo Grove Road was on the Manager's report with a great deal of discussion about the small building on the south end to be built and the various uses that were possible. This item was extended to April 15, 1997. THE MILBRO PROPERTY. SOUTH SIDE OF ILLINOIS ROUTE 22. EAST OF TENERIFE TOWNHOMES. APPROVAL OF A PRELIMINARY PLAN IN THE INDUSTRIAL DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Berman to recommend approval to the Village Board of a Preliminary Plan in the Industrial District for Tract A and zoning in the Industrial District for Tract B with the following variations: DEVELOPMENT ORDINANCE - Section 16.30.030.F. and 16.50.080.A.1. (To allow construction of a sidewalk in an easement on one side of a public street;) Section 16.50.040.D. (To allow an office building to be constructed closer to a stormwater facility than the ordinance standard;) Section 16.50.070.D(To allow a 60- foot right-of-way and a 35-foot pavement for a public street;) Section 16.50.150.B.5. (To waive the requirement for striping parking spaces on pavement surfaces;) Section 16.50.040. (To allow a modified design for the proposed stormwater ponds,)as presented by the petitioner pursuant to the exhibits thereto and subject to the presentation of a detailed site plan for the office building to be reviewed by the Plan Commission if deemed necessary by the Village and minimum lot widths of 100 feet with a minimum of 50,000 square feet. Commissioner Samuels stated the petitioner presented a thorough plan and the need for some Buffalo Grove Plan Comm-Regular Meeting-December 18, 1996-Page 2 flexibility due to lot size and unknown users is understood. He noted the project will be an improvement for the area and the petitioner is doing everything in their power to address any and all issues, particularly traffic issues. He further noted that it should be noted that the Millers were the driving force to bring the Tenerife development into the Village and the annexation agreement should be reciprocated. Commissioner Berman commended the petitioner for accomplishing some agreement between two villages. He further stated it appears this will be a beneficial plan for the Village. Chairman Goldspiel asked if parking lot striping should be approved without restriction or should be done on a provisional basis. Commissioner Samuels stated he has no problem with not striping the parking lot. He noted that economics will dictate any need for striping. Commissioner Lundine stated as long as they have their own security,he will support no striping. Commissioner Berman stated he has visited the Quill property and saw no reason to be concerned with striping. If there is trouble with parking, it will affect their ability to lease the premises and they will then address the issue. Chairman Goldspiel noted that if at some future time striping is necessary, it will need to be in line with Village requirements and codes. He noted that the petitioner has stated on the record that striping would be depicted on the site plans submitted for Village permits. Commissioner Krug stated he is comfortable with the 50 foot lots which worked well in the Corporate Grove. »Chairman Goldspiel asked if the 10 foot pond depth with aeration will be satisfactory. Mr. Kuenkler stated yes. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Samuels, Berman,Lundine Trilling, Goldspiel NAYES: None ABSENT: Rosenston ABSTAIN: None the motion passed 7 to 0. THE CORPORATE GROVE FIRST RESUBDIVISION- FINAL PLAT Buffalo Grove Plan Comm-Regular Meeting-December 18, 1996-Page 3 Chairman Goldspiel asked if there is any way to handle this plat so that it is not effective if anything changes. Mr. Raysa stated they have done this type of procedure in the past. He further stated he has no problem with the motion being subject to approval of the plan by the Village Board, if the Plan Commission so desires. Moved by Commissioner Krug, seconded by Commissioner Howard to recommend approval to the Village Board of the Corporate Grove First Resubdivision, subject to the approval of the Preliminary Plans by the Village Board. Chairman Goldspiel asked if the plat has been reviewed by staff and if same is in conformance with the plan. Mr. Kuenkler stated yes. Chairman Goldspiel asked if the plat has been reviewed for closure and other technical requirements. Mr. Kuenkler stated yes. Commissioner Krug stated he would like to amend the motion to refer to the plat as the final revision of December 12, 1996. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Berman,Lundine, Trilling, Goldspiel NAYES: None ABSENT: Rosenston ABSTAIN: Samuels DISCUSSION OF VILLAGE COMPREHENSIVE PLAN REVISION- WORKSHOP#4 The Commission concurred that discussion of parks and open space planning should be deferred to a future meeting when the Buffalo Grove Park District's representative's could be in attendance. Mr. Pfeil noted that maps of the Village's water system and sanitary sewer system depicting areas that could be served by future extensions were distributed in the meeting packet, and he asked Mr. Kuenkler to discuss future service areas. Commissioner Samuels inquired if there are any deficiencies in the Village water system. Buffalo Grove Plan Comm-Regular Meeting-December 18, 1996-Page 4 Mr. Kuenkler noted that there are no deficiencies,and conservation measures may make it possible to forgo construction of another water storage facility. Chairman Goldspiel asked if the Dun Lo Highlands area south of Dundee Road could be served by Village utilities. Mr. Kuenkler indicated that water service could be provided to this area. Mr. Kuenkler noted that concerning sanitary sewer service,Area#1 on the map at the north end of the Village near Route 45 west of Prairie Road is not within the service area of the Pekara treatment plant. Chairman Goldspiel inquired if the Dun Lo Highlands area could be served by Village sanitary sewer. Mr. Kuenider said that a lift station would be needed to convey the sewage to the Hintz Road interceptor line. Mr. Pfeil noted that the Village receives inquiries from property owners in Prairie View concerning connection to Village water and sewer service. Connecting to Village utilities requires annexation, and in several cases properties that are interested in connecting to utilities, are not contiguous to the Village's boundary. He suggested that a comprehensive approach to annexing unincorporated parcels and financing utility connections may be one way to approach the Prairie View area. Commissioner Samuels asked if the Boznos property at Milwaukee Avenue and Aptakisic Road could be served by Village sanitary sewer. Mr. Kuenkler said that a lift station would be needed to serve this area. Commissioner Samuels inquired about constraints in providing sewer service to Area#9 and#10 on Aptakisic Road west of Barclay Boulevard. Mr. Kuenkler said a lift station may be needed for portions of these areas on Aptakisic Road. Chairman Goldspiel asked if stormwater facilities could be provided to the Dun Lo Highlands area. Mr. Kuenkler explained that Wheeling Township and the Illinois Department of Transportation have been studying alternatives for improving stormwater management in the Dun Lo area. He said that a better outlet to the Dundee Road line is needed to improve stormwater flow. Chairman Goldspiel asked if the Inverrary area at Milwaukee north of Johnson Drive is served by Buffalo Grove Plan Comm-Regular Meeting-December 18, 1996-Page 5 utilities. Mr. Kuenkler noted that Inverrary is unincorporated and served by Lake County water and sanitary sewer. Mr. Kuenkler commented that the 40-acre parcel at Prairie and Port Clinton Road shown as Area #2 on the sewer map,would need to be served by a lift station. Chairman Goldspiel inquired if increases in density assumptions would affect the Village's ability to provide water and sanitary sewer service to unincorporated areas. Mr. Kuenkler said that the amount of unserved acreage is not large enough to provide constraints, even if densities were increased. Chairman Goldspiel asked if the Boznos property, shown as Area#11 and#12 on the maps, would be unbuildable if the new floodplain elevations being analyzed by the Army Corps for the Des Plaines River watershed are in fact put into effect. Mr. Kuenkler said that is basically correct. He noted that the Des Plaines watershed study includes recommendations for additional stormwater storage facilities,most of which would be on Lake County Forest Preserve property. Chairman Goldspiel commented that he is concerned about the impact that additional storage would cause for the Buffalo Creek Forest Preserve. Chairman Goldspiel asked if rehabilitation of existing water and sewer facilities is programmed by the Village. Mr. Kuenkler said that a program is in place to identify any needs for rehabilitation, and improvements are programmed and funded according to a planned schedule. CHAIRMAN'S REPORT FUTURE AGENDA SCHEDULE PUBLIC COMMENTS AND QUESTIONS STAFF REPORT NEW BUSINESS ADJOURNMENT Buffalo Grove Plan Comm-Regular Meeting-December 18, 1996-Page 6 Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chairman � I Buffalo Grove Plan Comm-Regular Meeting-December 18, 1996-Page 7