Loading...
R-08-00 01/24/2000VILLAGE OF LEMONT RESOLUTION NO. . O() DATE OF APPROVAL 1-2 Li-e t7 RESOLUTION APPROVING PRELIMINARY PLAT OF SUBDIVISION BUFFETT HARBOR WHEREAS, the petitioner is the owner of certain property consisting of approximately +/- 3.62 acres legally described in Exhibit "A ", which is attached hereto and made a part hereof; and WHEREAS, the petitioner has prepared a Preliminary Plat of Subdivision known as Buffett Harbor Subdivision, which is attached hereto as Exhibit `B" and made a part hereof; and WHEREAS, the Lemont Planning & Zoning Commission at its meeting of July 20, 1999 and August 3, 1999 reviewed the preliminary plat and submitted its recommendations as required by Village of Lemont ordinance; and WHEREAS, the Lemont Planning & Zoning Commission's vote to recommend approval of the preliminary plat failed by a vote of 5 -0; and WHEREAS, the President and board of Trustees of the Village of Lemont have determined the proposed Preliminary Plat of subdivision to be in the best interest of the Village of Lemont. NOW, THEREFORE, BE IT RESOLVED by the President and Board of Trustees that the Preliminary Plat for the Buffett Harbor Subdivision, which is attached hereto and made a part hereof, is hereby approved subject to the conditions in Exhibit "C ". PASSED AND APPROVED BY THE PRESIDENT AND BOARD OF TRUSTEES OF HE VILLAGE OF LEMONT, COUNTIES OF COOK, DUPAGE AND WILL, ILLINOIS, ON THIS ay DAY OF,j2j/1n, 2000. John Benik Debby Blatzer Keith Latz Connie Markiewicz Rick Rimbo Mary Studebaker Approved by me this a Attest: AYES NAYS PASSED ABSENT CHARLENE SMOLLEN, Village Clerk 2000. A. KWASNESKI, Village President CHARLENE SMOLLEN, Village Clerk APPRO D AS TO FORM JOHN ANTONOP ULOS, Village Attorney Planning Department Village of Lemont 418 Main Street Lemont, Illinois 60439 EXHIBIT A LOTS 10, 11, 12, 13, 14, 15, 16, 17, 18 LEI BLOCK 6 AND BLOCK 7 (EXCEPT THE \ E:0 FEET THEREOF) IN PETER FISHBACHS ADDITION TO LEMONT, SAID ADD IT ION BEING A SUBDIVISION OF PART OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 29, TOWNSHIP 37 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT RECORDED DECEMBER 29, 1892 LV BOOK 60 OF PLATS, PAGE 5, AS DOCUMENT NO. 1792545, IN COOK COUNTY, ILLINOIS. PLNR: 22 -29 -301- 001; 002 ;003;004;005;006;007;008;009; 22 -29- 300 -014 -0000 I 53.67. EXHIBIT B 91. 7 1,1 90.00' 90.00' 11 m Fl) -;; 3.. t$7,! f • - ,.. 't" — ..; ' li.1111,', .0c ,pE PRE', ER1 A•4 AREA OF CREEK Ill II 0h21 !AI 11 1,96..51.) 11 690.40 • . .• 11 —09(140 II .-69/.30 01.1110t0,; 001131, . I / 90 00' 11 • 0°' *-771-7 1 )---1 ) • 4. 317.49' 90.00' 00111,1110 1 BACK • t102S IF • IF —69/1.40 01 • - ; , —111 1 41 I, I I 1' 44i 1'1 1 II., 1)(I' 9 11 I I- 90 00' N C. 3,..r3:331r! EXHIBIT "C" Conditions of Approval 1) The final plat shall substantially conform to the preliminary plat attached as exhibit `B "; 2) Development of the property shall conform to the Tree Survey/Preservation plan, attached as exhibit "D "; 3) At the time of final plat submittal the following additions /corrections shall be made to the plat: a) the high water level (HWL) shall be indicated on the lots which abut the detention pond; b) a conservation easement shall be delineated on the plat which corresponds to the boundaries of the creek and ravine for those lots 7, 8 & 9. 4) A petition for the vacation of Luxemberg Avenue, Weimer Avenue & the unimproved alley long the rear of lots 1,2,3 &4 shall be filed prior to final plat approval; 5) Approval from the Army Corps of Engineers (ACOE) shall be received prior to final plat approval 6) The petition is subject to review and approval by the Village Attorney and Village Engineer; 7) The developer shall secure a letter from the Park District approving cash payments in leiu of land dedication; and 8) Street names shall be subject to review and approval by the Lemont Fire Protection District. Dsegn Tek Qaeods2®e ENGINEERING AND REAL ESTATE DEVELOPMENT 301 White Street, Suite D Frankfort, IL 60423 Phone (815) 464 -0003 Fax (815) 464 -8829 December 20. 1999 Mr. Andy Fitz, Village Planner Village of Lemont 418 Main Street Lemont, Illinois 60439 Subject: Buffett Harbor Dear Andy, As a result of the October 18, 1999 Committee of the Whole meeting, DesignTek Associates, Inc. was asked to revisit two major issues concerning the Buffett Harbor request for zoning and preliminary plat. The issues concerned leaving the drainage -way that currently exists on the western side of the property in its natural state, and determining the extent of impact that development will have on the trees located on the site. Since that time, we have undertaken several steps that are normally required subsequent to preliminary plan in preparation for completing the final engineering. We have identified the location of the proposed right of way on site, the impact created by demolition of the structure on site, and the area west of the proposed right of way that requires re- grading. As we started working with the tree survey, although the tag numbers, species, size and condition are very accurate, we found that the arborist grouped the tag locations by general vicinity, which depicted a larger impact on the property than what the actual impact will be. A review of the tree survey discloses an extraordinarily large number of trees that would be considered nuisance type of trees, as well as the extremely large number of trees in poor condition. The areas that have been left totally natural have very heavy undergrowth, which obviously competes with the trees for water and nutrients, thus causing a poor quality forested area. We have located the trees that will be impacted on the Preliminary Plan which is submitted for your review. The plan is color coded showing Yellow for Box Elder and trees in poor condition, Red for trees that will be impacted by the subdivision and home construction, and Green for those trees that will be preserved. We have also examined providing for storm water detention on the site. In accordance with the MWRDGC Section 6.4.C.4. "Residential single — family developments having a total area less than ten acres are not required to provide storm water detention facilities." Per our agreement, however, we were to use the MWRDGC criteria in order to provide detention on this development. Bulletin 40 rainfall data with a maximum release rate of not greater than that calculated of 3 year frequency. with a runoff rate coefficient of 0.15: the live detention storage necessary as calculated on the basis of the 100 — year frequency rainfall is 0.56 acre — feet. The preliminary engineering provides for a detention facility with 0.56 acre — feet of storage. You also instructed us to determine that the two lots affected by the detention meet area requirements after deducting the area allocated to detention. Lot 5 has 13,091 square feet of lot area after deducting 2,866 square feet for detention. Lot 6 has 23,138 square feet of lot area after deducting 2,744 square feet allocated for detention. You will also note that the plan makes provisions for the storm water that releases from Hermes, as well as provisions for the significant storm water and erosion that has occurred from Timberline Estates. We submit that all of the requirements and concerns of the Village are adequately addressed in the preliminary plan for Buffett Harbor, including; tree preservation, grading, utility service, storm water management, remedy of off — site sources of storm water and erosion, and preservation of the existing watercourse on the property. Please notify the petitioner when the preliminary plan may come before a Trustee's Committee of the Whole meeting for review. Thank you for your attention to this request. Very Truly Yours, Kenneth J. Baldwin President It I • fid lot k4 VI. a., t.... Pit it 4+64 4..4 ...a, Luxp.Auitnec 4 0' .o. C"et boa. 444 W. I 4.14 4C •*; 114 le 0.1 C'',"• % *444 • a 14 It X X ;14 11 Oil $46 .44 (NW 1 inprtittvgl) tle it AVRNUE it 0) V 4 Village of Faith Mayor Richard A. Kwasneski and Board of Trustees Village of Lemont 41.8 Main Street Lemont, 11 60439 Chairman Thomas 1. Metzger Commissioners Paul Bruce K.ithertrte H. Murphy Ellen Pearson Jerry Ptacek Ronald I. Stapleton Scott Studebaker Villa e of Lemont PLANNING & ZONING COMMISSION 418 Main Street • Lemont. IL 60439 RE: Case Number 99.17. Buffett Harbor Subdivision - Rezoning & Preliminary Plat Dear Mayor Kwasneski and Village Trustees: The Planning and Zoning Commission conducted a public hearing on the above noted case at the July 20, 1999 meeting. The petition was then continued to the August 3, 1999 meeting. Sam Forzlev, the petitioner and owner of the subject property located at 96 Peiffer Avenue is requesting: 1) A zoning map amendment from Lemont R -1. Single - family Residential to R-4, Single - family Residential 2) A Preliminary Plat approval for a nine lot single family residential subdivision. The Commission heard testimony from the Village Planner, the petitioner and members of the audience. The audience members raised several concerns, relative to: • the plans to Ell in the ravine (most of the audience's comments pertained to this issue), as it is viewed by most neighboring residents as a natural amenity, which is both aesthetically valuable and a functional drainageway which carries large volumes of stormwater. • the preservation of trees on the site - as it is heavily wooded with some large oaks. The Commissioner's generally felt that the requested zoning district for the property was appropriate. but that the plans to fill in the ravine were problematic. Most Commissioners did not agree with the petitioner's characterization of the ravine as a "drainage ditch ". The Commissioners felt very strongly overall that the ravine should not be Filled - whether it was determined to be "waters of the U.S." by the Army Corp of Engineers or not, and that the natural beauty of the area should be protected. Following careful review of the petition. the Planning and Zoning Commission's vote to recommend approval of the rezoning passed by a vote of 5 -0. The Planning and Zoning Commission's vote to recommend approval of the preliminary plat failed by a vote of 5 -0. Sincerely. Tom Metzger. Chairperson Planning and Zoning Commission A motion was made by Mr. Studebaker and seconded by Mr. Bruce to move the petition to a Workshop meeting on August 3, 1999. Motion carried 7 -0. C. Case number 99.17 Request for Rezoning from R -1 to R-4 and Preliminary Plat approval for a 9 -lot subdivision known as Buffett Harbor, located at 96 Peiffer Street. Motion carried 7 -0. Mr. Fitz said that the area surrounding the parcel has mixed lot sizes. Mr. Fitz said that he drafted a letter to the Lemont Historical Society regarding the worth of preserving the existing home. The petitioner has agreed to donate the home for free. There is discrepancy regarding the age of the home - whether it was built in the 1890s or the 1930s. Mr. Fitz said that Luxembourg, Weimer and the existing alley would be vacated. One entrance into the subdivision is proposed. Water and sewer are available along Peiffer Avenue. Mr. Fitz said that the current overhead lines to the existing home would be removed. Staff has not yet received a tree survey. Mr. Fitz said that the petitioner plans to facilitate a storm sewer system with filling the ravine. A motion was made by Mr. Studebaker and seconded by Mr. Ptacek to open the Public Hearing. Motion carried 7 -0. Attorney Peter Coules and design engineer Richard Fisher were present to represent the petitioner. Mr. Coules said that an application has been made to the Army Corps of Engineers regarding the drainage ditch, but a response has not been received yet. Mr. Fisher said that the petitioner, Or. Samuel Forzley, does not want to develop the parcel as platted, with nine 50-foot ,wide lots and one lot for the estate and one a State ;.Ome. Mr. Fisher said that he met with Dr. Ladd, the adjacent property owner, and he said that the ditch has gone from Nvo feet wide to 12 feet wide over the past 30 years. Mr. Fisher said that they want to preserve the !and as much as possible of erosion. Fisher said that a water .d Cvn r i s��n. Mr. Fisher ;nC;^ storm sewer will carry Nat_t from the -ir r rock conc.' to a 50 -inch culvert. Mr. Fisher said that they will not totally rill the ravine. they plan to provide an overland flow route. Mr. Fisher r. � inner said that they have contacted the Hinds Department of Natural Re sources and the r,CC C. Mr. Fisher said that they have r evised the clan by r.-c_ lot I acco m.oda :e a sliver for Peiffer Avenue right-of-way and sn,1c'ed•+l: I to Mr. _ „� d � lots 2 3 and .. M� _ :s' r sac _. c. .. ! chanc.d he cul-de -sa . ac .s it :m 4, ?ee: to 45 sent at the request of the Fire Department. Mr. Coules said that if something is not done to stop erosion, the trees will fall into the ravine over time. Mr. Fisher said that overland flow would be a grassed depression to accommodate flow from south to north. Chairman Metzger said that he considers the ravine to be a creek and not a drainage ditch. Mr. Coules said that the flow has been manmade by approval from the Village Board. Chairman Metzger said that he saw water flowing today during a site visit. Chairman Metzger said that setting the pipe will disturb vegetation. Mr. Coules said that the property is platted for 10 lots and someone could build on them without having to come before the Board. Mr. Stapleton asked where the 48 -inch pipe will go. Mr. Fisher said that the pipe will follow the slope of the land with minimum fill of one to two feet on top. Ms. Murphy said that erosion has occurred from Dr. Ladd's pond and asked if it was possible to fix that problem instead of creating a solution to another problem. Mr. Coules said that they have not approached Dr. Ladd about that but does not think it is possible or legal. Mr. Coules said that Homer Tree Service will perform the tree survey, but is too busy to at this time. Pat Nagai, of 48 W. Eureka. said that she has lived in her home since 1971 and the area is a creek. Ms. Nodal believes Dr. Ladd dammed the creek to create his pond. Ms. Nodal said that water always flows and the ravine behind Eureka will increase. Ms. Nagai said that part of the creek that runs behind Eureka is now owned by a private individual and running the proposed drainage through that route would be on private property. Pat Fischer, of 47 W. Eureka, asked the distance from the intersection of Peiffer t and Eureka to the proposed access in the into .ne subdiv:s;on in relation to the existing driveway: if the mention of the cemetery in the plat description n h been un eX ^lCi d' � u a: ��.��� tL'� ;C has be?n a : how many more trees Lv!il the be taken down fcr be t� ° construction of the homes; and if the identities of the principals CManf tee Properties could be made public to determin e if any of Commissioners any of the ,; ommissioners have personal eal busin eSS Cr Financial relationship with them. Ms. Fischer said that the additional. concrete from the new homes will only increase water run -or. Mr. Fitz said that the location of the prOCCSed road is 3_cr =xima where the ,� l _.. _ ;� , ,� :i•.e existing drive is Mr. Fitz said tha t ..Nhen a iega; description mentions excepting something. the o er"e 7/ n :his :ase u s y mean :s not dart of the property. Mr. Fitz said that they are waiting for the tree survey. Nevin Cottrell, of 1013 Edgewood Court, said that a 24 -inch drain pipe empties from the neighbor and causes erosion. Mr. Cottrell said that quite a lot of run -off exists. Mr. Cottrell asked if the tree survey will be plotted on the survey. Chairman Metzger said yes. Mr. Cottrell said that he is concerned about the west property line abutting lot 6 and that he and his neighbor drain to the ravine. Ed Perkey, of 1032 Hermes Street, said that the property abuts his rear yard and asked how far back the trees will be taken down. Chairman Meger said that is not known yet. Mr. Perkey said that his driveway is like a lake when it rains. Ken Porter, of 1017 Edgewood Court, said that he agrees the area is a creek and said the water never stops. Mr. Porter asked where on the property the home on lot 6 will be built. Mr. Coules said in front of the ditch. Gerome Blicka, of 1000 Hermes Street, said that his wife was born and raised in their home since 1911 and problems stated when Dr. Ladd dammed the pond 30 years ago. Mr. Blicka asked what portion of the alley the petitioner is requesting to vacate. Mr. Fitz said that the petitioner is looking to vacate eight feet of the alley, but the Village is looking to vacate the entire alley and retain an easement for the existing utilities. Rich Meade, of 1001 Edgewood Court, thinks the creek has a natural spring in it because it has water in it all year. Mr. Meade asked if there is a Ravine Ordinance. Mr. Fitz said that there is an ordinance regarding the presentation of waterways. Mr. Meade said that he doesn't have a concern for himself, but for the potential homeowners. Mr. Meade said that he homes in the area have gone up in value and is concerned regarding the size and price of the proposed "nom es Jim Fischer,-of 47 W. Eureka. said that the area has always that area a.. /s ucen creek. Mr. Fischer asked if there will be a study to see what raising the north end of the property will do. Chairman Metzger said yes. Mr. Fitz said that the Stormwater Management Ordinance will need to be followed. Pat Perkey. of 1032 Hermes Street, said that if Hermes Street a St eet system maybe :,Q r.,:, , would �' S inad .r �e`�1�'cr syst_ ayb that would help alleviate drama E Andrisiak said that he lives on the proper t7 with Dr. Ladd and owns the / that abuts to the south of at 6. Mr. ,Andriasek said that the r ? is a creek. Mr. Andrisia,k said that the whole' system is designed to flow in a e a • " heavy Mr. Andrsiak recommendd a!est v with io ' 3U to maintain 11 extra flow of water and to ma , ^tain `rees, cr the grassy dip well blow Mr. Meade said that the project is doable and thinks Dr. Forzley will do what is right. Tom Horka, of 1050 Hermes, said that the new basements will suck up water that the woods currently do. Mr. Horka said that it is wise to have natural drains next to the homes. Chairman Metzger said that the water management across the entire parcel and tree preservation are the key issues. Mr. Stapleton asked if the petitioner is aware of the 24 -inch culvert off of Dr. Ladd's parcel. Mr. Fisher said that they will incorporate that into the design of the pipe. Ms. Murphy said that she is happy with the plan, but the water concerns and trees preservation are major issues. Mr. Studebaker agreed. Mr. Stapleton asked what will happen if the area is determined to be waters of the U.S. Mr. Fisher said that they would have to get a permit from the ACOE. A motion was made by Mr. Bruce and seconded by Mr. Studebaker to close the Public Hearing. Motion carried 7 -0. A motion was made by Mr. Studebaker and seconded by Ms. Murphy to move the petition to a Workshop meeting on August 3, 1999. Motion carried 7 -0. OLD BUSINESS A. Prelimin:anj Plat apc; oval i for a 3 i�.:. subc J!Sioi i at n Street. Tabled. Mr. Studebaker said to have the petitioner show the existing home on the survey at the next meeting. AGENDA August 3 3 131' and Parker, Leanas Farm Lemcnt Lanes Wcr'kshco Buffett Harbor Workshop An exa`.cn Pubic Hearrg Mr. Studebaker said that he is concerned with the parking more than the hours. Chairman Metzger said that he is not opposed to advertising on the umbrellas. The rest of the Commissioners agreed. Mr. Fitz said that the site plan should be revised to exclude the drip line of the tree and will include the exhibits as part of the recommendation. A motion was made by Ms. Murphy and seconded by Ms. Pearson to approve case number 99.18 Request for Special Use and Variances to allow an outdoor cafe and dining area in the B -3 District at the Lemont Lanes, located at 1015 State Street, including revised proposed approvals as discussed. 1. The project shall be built substantially in conformance with the site plan, attached as exhibit 2, the architectural elevation, attached as exhibit 3, the outdoor cafe layout, attached as exhibit 4, and the fence elevation, attached as exhibit 5, and the fence specifications attached as exhibit 6, and the lighting specifications attached as exhibit 7, except as such plans may be changed to conform to Village Codes and Ordinances. 2. The existing trees on the site will be preserved and protected with appropriate measures approved by the Planning Staff, and specifically — the site plan shall be revised to exclude the drip line of the tree which currently overlaps with the cafe /outdoor dining area, by reconfiguring and /or reducing the cafe area as a whole. 3. Future permits submitted for additional signage shall also incorporate existing window signage; however, if additional signs are not proposed, existing window signage shall be applied for in conjunction with the fence /patio building permits. 4. The parking lot shall be seal coated and restriped in conformance with exhibit 8 prior to the issuance of a certificate of occupancy for the cafe /dining area. 5. The cafe shall close no later than 12:00 a.m. 6. The Special Use shall be reassessed by the Village within two years of the date of issuance of a certificate of occupancy for the cafe /dining area. If the Village Board determines at such a time, that usage of the outdoor cafe /dining area has created a serious parking problem, they shall have the right to modify and /or reduce the months, seating capacity and /or hours of operation of the cafe/dining area. 7. The petition is subject to review by the Liquor Commission. 8. A landscape plan shall be submitted for approval by Village Staff and the Village Landscape Consultant. 9. Live outdoor entertainment shall not be allowed, unless a special event permit is issued by the Village for such. Motion carried 4 -1, with Mr. Studebaker opposing. B. 99.17 Request for Rezoning from R -1 to R -4 and Preliminary Plat Approval for a 9 lot subdivision known as Buffett Harbor located at 96 Peiffer Street. . Mr. Fitz said that there was discussion at the last meeting regarding the ravine and if it is regulated by the USACOE as waters of the U.S. Mr. Fitz said that he has not heard back from the Historical Society regarding the preservation of the existing home. Mr. Fitz said that the petitioner has submitted a tree survey, with approximately five to six trees being taken out for the construction of the subdivision. Chairman Metzger asked for clarification that the number of trees to be removed during the construction of the subdivision does not include the number of trees to be removed as part of the construction of the homes. Mr. Fitz said that was correct. Ken Baldwin, a representative for the petitioner, said that the species of trees in the building pads are mostly trees not permitted per Village standards. Mr. Baldwin said that the subdivision was designed to keep the quality and preservation of the property. Mr. Baldwin said that it is the responsibility of downstream property owners to maintain and manage water, not compound it. Mr. Baldwin said that they have hired an environmental scientist to assess the property and start the application process with the ACOE. Mr. Baldwin said that if it is found to be a jurisdictional waterway and the ravine cannot be touched, they will provide a detention area on -site, move the right -of -way to the east and have eight lots instead of the proposed nine lots. Ms. Murphy said that if the ACOE does not have jurisdiction, the Commission may still prefer an eight lot subdivision. Mr. Coules said that he believes the ACOE makes the decision of what to do. Ms. Murphy asked what assurance there is that flooding will not occur on the property to the west. Mr. Baldwin said that they will regrade the property at the west. Ms. Murphy recommended to construct a wall or install railroad ties to shore up the property to the west to make sure that it does not fall into the ravine. Mr. Baldwin said that he does not think the water rises out of the flow line, but the lots have enough rear yard property to manage with multiple options of a wail or natural vegetation. Ms. Murphy asked if a wall will be constructed on the east side of the creek. Mr. Coules said that is up to the ACOE, but the preference is to keep the area open. Mr. Ptacek said to leave the area as close to natural as possible. Chairman Metzger said that the development is right for the area, but is not sure if the Commission has enough information. Mr. Fitz said that if the Commissioners are not in favor of the current subdivision design, they can approve the rezoning and deny the plat or the petitioner may withdraw the plat approval request. Ms. Murphy said that she would like the ACOE to consider the preference the Commissioners stated and not just the preference the petitioners submitted. Mr. Studebaker said that he can envision eight lots and is neutral on the issue of whether to fill the ravine or not. Mr. Ptacek said to keep the area pristine, and that covering it with a pipe takes away from the area. Ms. Murphy said that it is up to staff to be adamant in reiterating Planning & Zoning's recommendation to the Board. A motion was made by Mr. Studebaker and seconded by Mr. Ptacek to approve a Rezone of the property from R -1 to R-4 for a 9 lot subdivision known as Buffett Harbor. Motion carried 5 -0 by roll call vote. A motion was made by Ms. Murphy and seconded by Ms. Pearson to approve the Preliminary Plat for a 9 lot subdivision known as Buffett Harbor. Motion failed 0 -5 by roll call vote. Chairman Metzger said that the issue of the creek has not been resolved, there is a major open issue of the ACOE assessment and the majority of the Commissioners feel strongly that the creek should remain open as a natural waterway. PRE - APPLICATION A. 99.20 Request for Annexation, Rezoning and Preliminary Plat Approval for a 230 lot residential PUD located at 131' Street and Parker Road. Mr. Fitz said that there is an existing estate home on the 125 acre site. The request for rezoning is for either R -5 or R-6, depending on the proposed housing types. Mr. Fitz said that staff encouraged the petitioner to do something unique with the property and to strive to preserve open space and incorporate pedestrian walkways and other amenities. John Griffin, a representative of petitioner Pat Cronin. said that Mr. Cronin's i EXHIBIT D PHONE 818- 838 -0320 • 70E-44E-0327 • PAX 815 -238 -0375 July 29, 1999 Mr. Terry Germany _ Design Tek Associates 301 White Street, Suite D Frankfort, IL 60423 Dear Mr. Germany: Per your request, please find enclosed the tree survey for Peiffer Avenue located in Lemont, Illinois. As discussed, for each tree we have included the species, diameter measured at breast height, and a general condition rating. Thank you, Terry, for allowing us to ;work with you on this project. If you have any questions, please feel free to call us at your convenience. Thank you, 1) / Steve Potter Certified Arbor st TIL -0063 1 4CCC S. r,r:::C-'C + .4VENLE • SOX • LC-CK =•CRT, IL 50441 i PHONE 815- 838 -0320 • 708- 448 -0327 • =AX 815- 838 -0375 TREE SURVEY PEIFFER AVENUE LEMONT, IL July 28, 1999 TAG NO. TREE SPECIES D.B.H. CONDITION 471 White Oak 22" Good 472 White Oak 24" Good 473 White Oak 27" Poor • 474. White Oak 29" Good 475 White Oak 31" Good White 476 Oak 27" Good � W� 477 White Oak 29" Good 478 White Oak 23" Good 479 Write Oak 32" Good 480 White Oak 25" Good 481 White Oak 28" Good 482 White Ash 8" Good 483 Boxelder 8" Good 484 Boxelder 8" Poor 485 Buck Oak 30" Poor 486 Boxelder 3" Poor 437 Black Willow .o Fair 14CCC S. ArC -iEa AVENUE • P.O. 2CX 534 • LCCKPCAT, IL EC4 TAG NO. THE E..SPECIES D.B.H. CONDITION 488 Boxelder 12" Poor 489 Boxelder 8" Poor 490 White Ash 10" Fair 491 American Elm 15" Good 492 Boxelder 14" Fair 493 White Poplar 32" Good 494 Boxelder 11" Fair • 495 White Poplar 16" Fair 496 White Poplar 15" Fair 497 White Ash 11" Fair 498 White Ash 9" Fair 499 Boxelder 8" Poor 500 Apple 12" Poor .501- White Ash 9" Fair 502 Mulberry 14" Fair 503 Mulberry 16" Poor 504 Mulberry 14" Fair - .505 Wild Black Cherry 8" Fair • 506 Wild Black Cherry 16" Fair 507 Wild Black Cherry 15" Fair 508 Mulberry 8" Fair 509 Mulberry 14" Fair 510 White Ash 8" Good 511 White Ash 10" Fair 512 White Ash 15" Poor 513 Wild Black Cherry 9" Fair 514 White Ash i 1" Fair 3 TAG NO. TREE. SPECIES D.B.H. CONDITION 515 White Ash 14" Poor 516 White Ash 16" Poor 517 White Ash 9" Poor 518 White Oak 36" Good 519 White Ash 8" Fair 520 White Ash • 11" Good 521 Black Walnut 8" Fair 522 Apple - 28" Poor 523 Pear . 9" Fair . 524 White Oak 25" Fair 525 Wild Black Cherry 8" Fair 526 White Ash 9" Fair 527 Wild Black Cherry 8" Fair 528 White Ash 8" Fair 529 Wild Black Cherry 15" Fair 530 Wild Black Chem 30" Fair 531 Red Elm 8" • Fair 532 Boxelder 8" Fair 533 Wild Black Cherry 27" Fair 534 Persimmon 13" Fair 535 American Elm 1_2 Good 536 Persimmon 20" Good 537 Persimmon 11" Good 538 Persimmon 10" Good 539 Horsechestnut 16" Good 540 Downy Hawthorn 17" Poor 541 N1.:ibe^y 13" Good 4 TAG NO. TREE SPECIES D.B.H. CONDITION 542 Weeping Willow 50" Poor 543 Persimmon 8" Good 544 Catalpa 15" Fair 545 Persimmon 8" Good 546 Waite Oak 29" Good 547 Cottonwood 48" Fair 548 Cottonwood 54" Fair 549 White Ash _ 13" Good 550 Black Willow 15" Poor 551 Black Willow 16" Poor 552 W aite Ash 12" Fair . 553 White Ash 19" Good 554 White Ash 31" Fair 555 White Ash 9" Fair 556 Red Elm 14" Poor 557 White Ash 14" Fair 558 White Ash I I" . Fair 559 Red Elm • 11" Fair 560 • • White Ash 8" Fair 561 Waite Ash 8" Fair 562 White Ash 8" Fair 563 White Ash 8" Fair 564 Wild Black Cherry 9" Fair 565 Wild Black Cherry 16" Fair 566 Wild Black Cherry 8" Fair. 567 White Ash 17" Fair 568 ',,Vhite Ash ? 1" Fair TAG NO. TREE SPECIES D.B.H. CONDITION 569 Boxelder 8" Fair 570 Boxelder 8" Poor 571 - Boxelder 12" Poor 572 . White Ash 16" Fair 573 White Ash 14" Fair 574 Wild Black Cherry 8" Fair 575 White Ash 12" Fair 576 Cottonwood 10" Poor 577 Wild Black Cherry 13" Poor .578 Boxelder . 12" Poor 579 Boxelder 8" Poor 580 Wild Black Cherry 12" Poor 581 Boxelder 25" Poor 582 Boxelder 16" Poor 583 Cottonwood 25" Fair 584 Red Elm 8" Fair 585 Bcxeider 6 " Poor 586 Boxelder 9" Poor 587 Cottonwood 8" Poor 588 Red Elm 9" .Fair _ 589 Red Elm 8" Fair 590 Cottonwood 14" Fair 591 Bur Oak 22" Good 592 White Ash 1," Fair 593 American Linden 20" Good 594 Black Oak 36" Good 595 V, ite Ash 8„ Poo: TAG NO. 596 597 598 599 600 601 602 603 604 605 606 607 608 . 609 610 611 612 613 614 615 616 617 618 619 620 621 622 TREE SPECIES White Ash American Linden Red Oak White oak White Ash Red Elm Red Elm Sugar Maple Red Oak .Red Oak Red Elm Red Elm Bitternut Hickory White Ash Wild Black Cherry Wild Black Cherry .ite Oak • White ite Ash Black Oak Waite Oak Ironwood Wild Black Cherry Wild Black Cherry Ironwood White Ash +� bite Ash Pear D.B.H. CONDITION 10" Poor 9" Good 9" Good 25" Good 15" Good 8" Fair 11" Fair 8" Fair 8" Good 24" Fair. 15" Fair 8" Fair 16" Good 12" Good 14" Fair 11" Poor 271 Poor 8„ =air 13" Farr 29" Good 14" Fair 3" 9" 10" 16" 10" 10" On -sr Fa. Fair Poor 6 7 TAG NO TREE SPECIES . D.B.H. CONDITION 623 Ironwood 11" Fair 624 Wild Black Cherry 8" Poor 625 Wild Black Cherry 16" Fair. 626 Wild Black Cherry 11" Fair 627 Cottonwood 32" Poor r 9 J 111111116VThrinnin '"-CORPORATE LIMIT CORPO Allf xru 17A t Inc ArMl�i"" '1"1 RiT11444 _STAFF REPORT MANNING AND ZONING CONLITISSION Prepared by Andrew Fitz, Village Planner GENERAL CASEFILE DIFORMLA.TION Case Number Commission Meeting Date Petitioner(s) Request(s) Location Parcel Number(s) Size Street Frontage(s) Current Zoning Contiguous Zoning & Land Use Exhibits 99.17 July 20, 1999 Design Professionals: Ken Baldwin & Richard Fisher - Tek & Associates Legal Counsel: Peter Coules, Attorney at Law Owner: Sam Forzley A zoning map amendment from Lemont R -1 Single- family Residential to R-4 Single- family Residential, and preliminary ptat approval for a nine tot single family residential subdivision. 96 Peiffer Avenue (north of Firerock Farm and east of Edgewood Court) 22 -29 -300- 014, 22 -29 -301 -001, 002, 003, 004, 005, 006, 007, 008 & 009 3.62 =- acres (not including right -of -way for Luxemberg, Weimer & Alley which equals an additional 23,950 square feet resulting in a total acreage of 4.23) 418 feet along Peii er Ave. R-1, S ngle Family lily A t ached Residential (3 acre ;,, Imum _c: ) Nor':, R-4, Single Family Residential South, R-4, Single Family Residential ( Firerock Farm) East, R-4, Single Family Residential West, Single Family Residential (Edgewood Court) Location Zoning :Mao _) Plat of Survey :) Prelii-ninary Plat 4) & Zoning Commission M. sites CHARACTER OF THE AREA The immediate area is characterized by a range of residential lot sizes that vary anywhere from 6000 to 20000 square feet. The smaller lots, with an average lot width of 50 feet, are Iocated predominantly to the east (Peter Fischbach's Addition, 1892). Most of the larger lots (averaging around 10,000 square feet) are located to the west (Timberline, 1988), north, (Valley Ridge, 1967) and south ( Firerock Farm, 1998). HISTORY OF 1 ttl. PROPERTY An existing single family home is located on the property which tax records place at an 1330 constriction date, but which the petitioner estimates at a 1930- 1940's construction. The owner of the property has apparently offered the home to the Lemont Historical Society at no charge, with the additional possibility of a cash donation to assist with a relocation of the structure. Staff has drafted a letter to the Historical Society soliciting their input on the matter. DEVELOPMENT PROPOS..kL The petitioner is proposing to subdivide the parcel into 9 lots ranging _ in siz,. from 13,360 to 27,214 square feet. The property was originally platted in 1892 as a part of Peter Fischbaca's Addition, with the eastern portion of the property being subdivided into 6000+ square foot lots, in conjunction with the dedication of 50 feet of right- of-way for Luxemberg Ave & 30 feet of right -of -way for Weimer Ave. To facilitate the redevelopment of the property as proposed, both Luxemberg and Weimer Avenues which are currently unimproved will need to be vacated. The petitioner is also requesting that the unimproved platted alleyway that straddles the eastern boundary of the property be vacated as well. There are no variations being requested as a part of this petition. Utilities Both public water and sanitary sewer are available to the property along Peiffer Avenue. The existing overhead utility lines servicing the single family home will be removed and placed underground upon redevelopment of the site. Environmental Issues The site is heavily wooded with some mature oaks and other hardwoods. A tree survey been requested . tr � r-. -ev has peen request..,: and is :n the process of being prepared by Homer Tree Service. - r " pear: for review. T J' r ;c As of _..is writing. however, Staff has net received a .i one of :he issues that will most Likely dominate the discussion concerning the physical development ,_.,, � _�, • . � ar der,,,cnmert of :his. 7rone_ _; is e petitioners plans to till the existing ravine along. es` :-e " p rti ' � G""Gn of :.e property. Ir ginee.u':c :inns for this project have not been yet prepared (and are not required at the preliminary stage) but the petitioner has Presented a general overview: the ravine, which accepts water from the detention pond in Firerock Farm to :he south - crosses Peiffer Road and eventually empties into Logan Pond Village), diled and a -3 (maintained by the � °Iliac,. , will pe -inch storm sewer pipe will be installed, the ?.. to and ='3`ed to prJ' +ide additional overland � . _4 ed ::_r ea on ton of a.^.a: a��el with the p( ^e ._ be 0 e. and Mora? in ::.e event t, -e y Pr�� Zoning. " ..:L � .. storm sewer is .3: ;.2paC;'�: The issue _..-- ---e - - n g & CorniniSsi needs to address (or not address if it is deemed a e'') i :reek led, ray :;tom i .-� y e'.. ' ^J-+ Ssii.. , is ` +'v e ?� tie is a rre :Ha: :He developer should eroded ,J� strive protect and .or ��rleJ `i�+e. or whether it is .ereiL• an oded d: 3.ina e ditch (as the design. professionals have � S.•red) :hat is a public nuisance and in need of r:' ernen:. S a does act have a Stn - Or:? opinion on the rarer and :eels Li:a it is mainly an issue Ind. or personal perception (eroded ditch versus scenic creek bed') of lea re be..t :Jner has stated, in response to a possible SCenai.o where ^e ravine r - '_se:- :_:'.: ...3. ^� 1 ��^ where ... +:re would be placed in a �:CC?5.'.:- +3._C" :h c rrert. .and -.a.:. -and :osJib. ...e ..__�.�i e�..i� �,L +e`i-? 'c.. :he pr proposed rr:oc. ca_:o of _: e e S.o:...•va:er. Cetent,on. The Comprehensive Plan states, `The bluffs, the drainage ways, wetlands, and mature groves of trees are some of the natural features that Lemont must strive to protect from the impacts of land development." The Commission should consider whether this is such a drainage way that deserves protection. On the other han d, will filling this ravine and thereby limiting and/or stopping the erosion of the sides of the channel ultimately protect the larger drainage area downstream? Regardless of the final determination that is arrived at, the petitioner has been directed by the V'tllaae. Engineer to contact the Illinois Department of Natural Resources and the Army Corps of Engineers for their sign -oil on the proposed modification. Roadway Improvements The petitioner plans to vacate the existing platted right-of-way on the property a 66 -foot right -of -way. Staff has requested that the petitioner dedicates an additional sliver of ri ht-of -way onuh the north lot line of Lot I abutting Peiffer Avenue. This may result in the need to slightly modify some of the lot Lines (to meet the minimum 90 -foot tot width), but the petitioner has agreed to try and revise the plans to accommodate this request. The Fire Department has also requested that the turninz radius within the cul -de -sac be increased from the currently depicted 42 -feet to 45 -feet. The petitioner's have agreed to incorporate the change in a revised plat. PUBLIC RESPONSE Staff has received only one inquiry requesting additional information regarding this proposal. STAFF RECOMMENDATION The Staffs Recommendation may be based on the following elements and considerations: the Comprehensive plan., Illinois Zoning. and Planning Statutes. Case Law. the Zoning Ordinance. other applicable village ordinances. input from various village departments a d personnel. and professional expertise and inowtedge of urban planning practices and principles. It has not incorporated public and/or expert testimony or new and better information presented during public heaingsrproceedings on the petition. The Sta s Recommendation is subject to change and modification and should not be construed to be final and irrevocable. Staff generally feels that the proposed su withholding a recommendation at this t. on the "historic" (or not) home. and the bdivision is a feasible and compatible development for the area. Staff is tine pending the submittal of a tree preservation plan, further discussion proposal to till the ravine.