Loading...
1981-07-15 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Revisions to Article XI, Section 6 of the B-5 Ordinance July 15, 1981 Chairman Shields called the Public Hearing to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:46 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Button Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mrs. Sheldon Mr. Davis Mr. Shifrin Also Present: Mr. Marienthal, Village Trustee Mrs. Park, Staff Planner Chairman Shields opened the Public Hearing and explained the format the meeting would take. Mrs. Park then briefly explained the modifications to the B-5 Ordinance. In response to a question from Commissioner Reid, Mr. Marienthal explained that the Village Attorney had reviewed the revisions to the Ordinance. There were no representatives of any public agencies or the public present. Chairman Shields adjourned the Public Hearing at 7:L.9 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Videiriga—* C..5"44&40)t...41.1. ad/do/art/ Patrick Shields Chairman REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Revisions to Article XI; Section 6 of the B-5 Ordinance Schwaben Center Change in Plan Callaghan and Ross Office Center Buffalo Grove/Wheeling Boundary Agreement July 15, 1981 Chairman Shields called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard Buffalo Grove at 7:31 P. M. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Button - arrived at 7:32 P.M. Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mrs. Sheldon Mr. Davis Mr. Shifrin Also Present: Mr. N. Rockwell, Schwaben Center Mr. J. Gehart, Schwaben Center Mr. Lichtenberger, President, Schwaben Center Mr. Callaghan, Developer, Callaghan and Ross Office Center Mr. & Mrs. Schwind, Property Owners, Buffalo Grove Mr. Marienthal, Village Trustee Mr. W. Sommer, Assistant Village Manager Mrs. I. Park, Staff Planner APPROVAL OF MINUTES Commissioner Kaszubowski moved approval of the Regular Meeting Minutes of July 1, 1981 with Commissioner Button seconding. A pproval was unanimous with Commissioner Glover abstaining. Commissioner Kaszubowski moved approval of the Public Hearing Minutes of July 1, 1981 subject to correction with Commissioner Glover seconding. Page 1, paragraph 3 change to read, With completion of their new facility the Indian Trails Library District may feel it is in their best interest to serve Buffalo Grove from one location; Page 2, paragraph 3 add (Commissioner Goldspiel) ; Page 2, paragraph 5 add, There were no members of the public or public agencies present to be heard. Approval was unanimous with Commissioner j Glover abstaining. Commissioner Kaszubowski moved approval of the Public Hearing Minutes of July 24+, 1981 subject to correction with Commissioner Goldspiel seconding. Page 2, paragraph 5 add, The consultant said that it was requested that some- thing small be planted back there. Page 2, paragraph 6 change 75' to 675 and 77' to 677; Page 8, paragraph 4 change 27" to 27' ; Page 8, paragraph 7 change prohibits to.prohibiting; Page 8, paragraph 9 change combine both districts to joint use of the facility and insert library after other. - 2 - Approval was unanimous with Commissioner Button abstaining. Commissioner Reid moved approval of the Regular Meeting Minutes of July 24, 1981 with Commissioner Goldspiel seconding subject to correction. Page 2, paragraph 7 add to after moved and change recommending to recommend; Page 3, paragraph 8 change pedistrain to pedestrain. Approval was unanimous with Commissioner Button abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Reid attended the Village Board meeting of July 6, 1981. At that time the Village Board gave final approval to Cedar View Office Center with the provision that the weeds be cut before the final signing of the document. The Board passed a resolution that Buffalo Grove support and endorse the extension of Route 53 through Lake County. A group of residents from Westwood Estates requested that the landscaping plan be altered for the development along Weiland Road. In May, 1979 the Village Board or the Appearance Commission (it was not clear who) suggested that berms be put along there to avoid the unsightliness of a fence. This renders these homeowners with no back yards and a drainage problem. I feel this is some- thing we should consider when requesting berms. The homeowners are requesting that the berms be removed and they be allowed to put-up fences. Mr, Marienthal will be making a presentation on July 29, 1981 regarding a library facility use for the Forsythe house at the library. Chairman Shields closed the regular meeting at 7:45 P.M. Chairman Shields resumed the regular meeting at 7:49 P.M. Commissioner Goldspiel moved that the Plan Commission recommend to the Village Board that the B-5 Ordinance be amended to create an additional commercial subdistrict which would allow a food store as well as a sub- district which does not and that the Town Center map be amended in accordance with the memo from Mr. Jim Truesdell dated July 1, 1981 to the Plan Commission titled B-5 Ordinance Public Hearing. Commissioner Glover seconded the motion. AYES: Commissioners Goldspiel, Button, Glover, Reid, Kaszubowski NA'YES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Shifrin, Davis The motion passed 5 - 0 SCHWABEN CENTER CHANGE IN PLAN Mrs. Park briefly reviewed the change in the plan and the comments of the staff as outlined in Mr. Jim Truesdell's memo to the Plan Commission dated July 1, 1981 titled Schwaben Center Change in Plan. The requested change was the configuration of the proposed building. Buffalo Grove Plan Commission Regular Meeting July 15, 1981 - - 3 Ii Mr. Rockwell stated that they have a fire hydrant along the road in front of theirproperty. If ut a hydrant on their property it would cost $12,000. they P I�t would be of no value to the structure. In response to a question from Commissioner Goldspiel, Mr. Gehart replied that they have increased the building height a foot or two in phase one. Commissioner Goldspiel - Regarding the proposed expansion area, I am concer- ned with the circulation area of the parking lot. Before we would approve a phase expansion which would change the parking lot, we would need to know how that parking lot would work. Mr. Marienthal - The way staff presented this to the Village Board was that phase 2 will be on the existing hard stand to remain. Mr. Gehart - It is hard to say right now what the expansion would be. Mr. Litchtenberger - The way things cost today it might never happen. Commissioner Goldspiel - On the approved plan there is a lot more green hedge screening shown. A hedge screen is not shown on this plan. Mr. Gehart - We could put some hedge in. The plan dated May 18, 1981 was approved by the Appearance Commission. Commissioner Reid - The landscape plan has already been approved in the annexation agreement. Commissioner Goldspiel - The lighting should not reflect on adjacent ground and this should be a part of this plan. I would like some input regarding detention on this plan. Mr, Rockwell - The original annexation agreement allowed us to discharge all storm water into the Centex development just to the east in their retention area. Next we were told that the retention area in the Centex development Would not have adequate capacity. Then we were told we would have to put in a swale. This increases our cost and we lose some of our parking. This is another additional cost that we were not aware of until recently. Commissioner Kaszubowski - The two engineering statements on the July 1, 1981 memo from Mr. Truesdell to the Plan Commission titled Schwaben Center Change in Plan are contradictory. Commissioner Button - The annexation agreement states that there should be an easement provided for. Buffalo Grove Plan Commission Regular Meeting July 15, 1981 it - 4 - Commissioner Glover moved that the Plan Commission recommend to the Village Board that the configuration for the purposed building at this site be in accordance with the plan dated May 18, 1981 per the original annexation agreement. Commissioner Reid seconded the motion. Discussion Commissioner Goldspiel - Should we be concerned about the adequacy of the sanitary facilities? Mr. Rockwell - Our sanitary facility is adequate for those buildings. If we have additional activities we will bring in portable units. THE VOTE: AYES: Commissioners Button, Glover, Reid, Kaszubowski NAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioners Sheldon, Davis, Shifrin The motion passed 1+ - 1. In response to a question from Mr. Gehart, Chairman Shields directed him to consult with the Village Engineer regarding detention. CALLAGHAN AND ROSS OFFICE CENTER - TOWN CENTER Mr. Callaghan stated that they have modified their plan several times due to discussions with staff, the consultants and because of the modifications to the Ken Tucker development which is contiguous to this site. This is the sixth revision of his plan. Originally he had 3 buildings but has had to go with 2 buildings. He had gone from 150 thousand square feet of building space to 139. 4 thousand square feet.. He then briefly presented his plan. In response to a question from Commissioner Reid, Mr. Callaghan stated that generally all developers would like to have less parking and all municipalities would like to have more. The 2 to 1 ratio is very generous as far as a developer is concerned. We have tried to go along with the requirements of the Village. He had just received the letter from the consultants Brim/Braun to Mr. Truesdell dated June 15, 1981 regarding his development and had not had a chance to act on it yet. Commissioner Button - How were the parking standards developed originally? Should we be thinking in terms of potential variance for this problem? Should we be thinking of an absolute for required parking? Are our standards too tight for this type of structure? Buffalo Grove Plan Commission Regular Meeting July 15, 1981 - 5 - Mrs. Park - I know that Jim Truesdell did some research to find out if our parking standards were excessive. He found out that our parking standards are not excessive. They are the same as required by other communities. Commissioner Goldspiel - Do you know what type of use is going to be made of those buildings? Mr. Callaghan - It is very difficult for me to answer that at this moment. Generally there would be small tenants occupying those buildings. I do not think it would be a labor intensive office use. I think these offices would be serving the community and surrounding areas. Commissioner Goldspiel - I think we have to be careful on the parking then. Regarding the service areas, would it be possible to tuck the loading berths and refuse area into the buildings? Mr. Callaghan - They would be camouflaged. We already moved them at the consultants suggestion. Commissioner Reid - What I like about this plan is that there is no back door or back side. Commissioner Goldspiel - Have you thought about having the building raised with parking area underneath? Mr. Callaghan - We have given that some thought and discarded it. Commissioner Button - I think that the refuse and the loading area could be switched. I do not see it as a serious fault. Commissioner Glover - Regarding the Driveway on Village Green, I do not see the concern as severe as the consultant points out. I would like to have more input from him on this. Commissioner Goldspiel - The people in the parking stalls along the exit would be backing out and blocking the exit. Commissioner Button suggested rotating the parking stalls. Mr. Callaghan - I would say that we will try to work with the consultants suggestions and with Mr. Truesdell. Commissioner Reid - I think you know we want to see as much green as we can �•/ and with the 4+ story buildings we will see that. I think we need the second exit for emergency vehicles. Commissioner Kaszubowski - The proposed north exit on Buffalo Grove Road will stop the office workers from going through to the Village Green. Buffalo Grove Plan Commission Regular Meeting July 15, 1981 - 6 - Chairman Shields - We have a concensus on the fact that the exits on Buffalo Grove Road are a good idea. Commissioner Glover - We are going to a similar use. I do not have any objections regarding the 5' setback on the north. I feel the property abutting there would give 5' also. Commissioner Goldspiel - I think some thought should be given to pulling those loading docks into the buildings. Mr. Callaghan - We will do the best job we can with the dumpsters. In response to a question from Chairman Shields, Commissioner Button stated he thought they should have the consultants here for more input. Commissioner Goldspiel - Would there be a line of sight problem with the dumpsters at the curb and the same thing with a truck at the loading berth? Chairman Shields called a recess at 9:10 P.M. and reconvened the meeting at 9:15 P.M. WHEELING/BUYI.ALO GROVE BOUNDARY AGREEMENT Mr. Sommer - I do not believe the Village of Wheeling has taken any action one way or another on this yet. The Village Board directed the attorney to put the document together and to refer this agreement to the Plan Commission to address the different land uses of the parcels. It is a 2 phased approach. Mr. Sommer then briefly explained the proposed land uses. Mr. Marienthal - I am opposed to this particular boundary agreement because I do not think it serves the residents of Buffalo Grove and I feel it works as a detriment. We are taking our sewer agreement with Lake County and throwing it out the window. Regarding our boundary agreement with Arlington Heights, we have objected to more than one of their developments and they have gone and done what they wanted to do anyway. Because a developer had gone to the Village of Wheeling for annexation the Board has determined it is necessary to have a boundary agreement with Wheeling. Commissioner Goldspiel - I feel this is a very good arrangement for us however, I do have some concerns over Parcel A. Mr. Schwind - I own Parcels A and B and I object to any boundary agreement. Commissioner Goldspiel moved that the Plan Commission recommend to the Village Board that any boundary agreement that be entered into with the Village of Wheeling be in accordance with the uses proposed on the draft contained in the memo of July 1, 1981 from Jim Truesdell to the Plan Commission titled Buffalo Buffalo Grove Plan Commission Regular Meeting July 15, 1981 - 7 - Grove/Wheeling Boundary Agreement but that the Board consider whether an agreement could be negotiated so that Parcel A might be allowed to go to either Village. Commissioner Glover seconded the motion. Discussion Commissioner Button - I propose an amendment, I would amend the motion to say that any zoning on Parcels A through F where represented on the Buffalo Grove Master Plan be required zoning in accordance with the Master Plan. That Parcels A and B should be considered a part of Buffalo Grove. Commissioner Goldspiel - I do not understand what you are doing here. If you do not agree with my recommendation, vote against it. Mr. Schwind - Regarding Parcel A, what if a developer comes in and wants to put in commercial. Wouldn't the taxes from that parcel be beneficial? THE VOTE: AYES: Commissioners Goldspiel, Glover, Reid NAYES: Commissioners Button, Kaszubowski ABSTAIN: None ABSENT: Commissioners Sheldon, Davis, Shifrin The motion passed 3 - 2. Mr. Sommer - I think from our negotiating standpoint we would like to see if we can get a density on that piece. We are being somewhat pragmatic because the Village of Wheeling said no to that issue. If we can come to some agreement regarding density it will be done. Commissioner Button moved that the Plan Commission advise the Village Board it is the Plan Commission's opinion that Parcel A would be more desireable falling within Buffalo Grove than within Wheeling. Discussion Commissioner Button-Would you want commercial there? That is a very logical place for Wheeling to put it. THE VOTE: AYES: Commissioners Button, Glover, Reid NAYES: Commissioners Goldspiel, Kaszubowski ABSTAIN: None ABSENT: Commissioners Sheldon, Davis, Shifrin The motion passed 3 - 2. FUTURE AGENDA Buffalo Grove Plan Commission Regular Meeting July 15, 1981 - 8 - Mrs. Park stated the next meeting of the Plan Commission would be on August 5, 1981. ADJOURNMENT 1 Commissioner Goldspiel moved adjournment with Commissioner Button seconding. Chairman Shields adjourned the meeting at 10:10 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting July 15, 1981