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1983-10-05 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Commerce Center Resubdivision Unit 1, Lots 1-4 and Lot 41 Small Area Plan - Busch/Aptakisic Corridor October 5, 1983 Commissioner Sheldon called the Regular Meeting to order at 7:37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Mr. Goldspiel Mrs. Sheldon Mrs. Reid Mrs. Kaszubowski Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mr. Shields Mr. Davis Also Present: Mr. L. Freedman, Attorney, Buffalo Grove Center Mr. R. Piggott, Developer, Buffalo Grove Center Mr. J. Nelson, Land Planner,Buffalo Grove Cntr. Mr. S. Stone, Village Trustee Mr. W. Raysa, Village Attorney Mr. J. Trusdell, Village Planner Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, that Commissioner Sheldon be selected as Chairman Pro Tem. The vote was unanimously favorable and the motion passed. APPROVAL OF MINUTES Moved by Commissioner Reid, Seconded by Commissioner Musfeldt, to approve the September 7, 1983 Public Hearing minutes. The vote was unanimously favorable with Commissioners Goldspiel, Krug and Goldberg abstaining. Moved by Commissioner Kaszubowski, seconded by Commissioner Reid to approve the Regular Meeting minutes of September 7, 1983. Approval was unanimous with Commissioners Goldspiel, Krug, and Goldberg abstaining. - 2 - i COMMUNICATIONS None COMMITTEE AND LIAISON REPORTS Trustee Stone, per Chairman Sheldon's request, reported on the October 3, 1983 Village Board Meeting. He stated that approval for the Spoerlein Farm was denied on the basis that the developer did not provide a letter of credit nor did he have his fees paid, which were due prior to the meeting. It is stated in the ordinance that the letter of credit and the fees are due prior to final approval. When this material has been received by staff Mr. Mastandrea will be put back on the agenda and his plan will be reviewed. Chairman Sheldon requested that Mr. Truesdell provide the transcript of the minutes for that portion of the meeting be made available to the Commission. Commissioner Goldberg attended the September 14, 1983 Village Board meeting at which the Board referred the Anden Corporation development, known as Northwood Grove, to the Plan Commission. Commissioner Goldberg felt this plan is a rather unique development but full of problems that he was not sure the developer was capable of surmounting. Mr. Truesdell noted that the developer is addressing several of the difficult issues brought up at the meeting. Commissioner Goldberg attended the September 26, 1983 Village Board meeting at which the Santucci property was discussed. He felt the site plan was reasonably nice. The Board took under discussion and advisement the possibility of reducing the fees but only waived the annexation fee. This will be turned over to the Plan Commission for review. There is another corridor that abuts this site that will be turned over to the Commission for review also. Mr. Truesdell pointed out that at the September 19, 1983 Village Board meeting the Zoning Ordinance was adopted. Commissioner Goldberg noted that at that meeting a motion was made to turn the special use back to the Zoning Board, however, it was overrulled and voted unanimously to allow it to be as written. Commissioner Goldspiel stated the Transportation Commission is talking to the RTA and one of the items on the agenda is a bus route from Buffalo Grove Plan Commission Regular Meeting October 5, 1983 - 3 - Buffalo Grove north to Hawthorne Shopping Center and further. Another item is the Soo Line commuter service. Nortran has as its highest priority Route 235 starting near Weiland Road or Route 83 and running down through Mt. Prospect to the Cumberland Train station. It has to be funded. This would not be considered a collar county service and would need some other type of funding. Moved by Commissioner Goldspiel, seconded by Commissioner Kaszubowski to recess the Regular Meeting and move to the Public Hearing. The vote was unanimously favorable and Chairman Sheldon recessed the meeting at 8:00 P.M. Chairman Sheldon reconvened the Regular Meeting at 9:01 P.M. BUFFALO GROVE COMMERCE CENTER RESUBDIVISION UNIT 1, LOTS 1-4 AND LOT 41 Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the Plan Commission recommend approval to the Village Board of the Buffalo Grove Commerce Center Resubdivision Unit 1, Lots 1-4 and Lot 41 Preliminary Plan dated September 7, 1983 subject to: 1. Show the sidewalks connected from the cul-de-sac to the bike path on Lake/Cook Road. 2. Preparation of covenants satisfactory to the village attorney concerning maintenance of the detention area. 3. To portray on the final plat the boundaries of the detention area and establishment of an easement prohibiting building or use of the detention area for any other purpose other than detention. AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Goldberg Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Davis The motion passed 6 - 0. SMALL AREA PLANS - B USCH APTAKISIC CORRIDOR Mr. Truesdell stated the area for this evening was bounded by Busch Road, Weiland Road, Aptakisic Road and Buftalo Grove Road extended. Buffalo Grove Plan Commission Regular Meeting October 5, 1983 L - 4 - He then briefly presented a video tape of the area. The Comprehensive Plan designates this area as single family in three pods and industrial. Weiland is realigned as a buffer for the industrial area. Highland Grove Drive is extended to connect with Thompson. There is a looped road to connect with Weiland and Aptakisic. The three major planning issues 1. Determine if the land use pattern proposed is valid for this site. 2. Determination of the validity of the proposed street pattern. 3. Determine if the bike path system as proposed in the Compre- hensive Plan is valid Trustee Stone left at 9:22 P.M. Commissioner Reid pointed out that north of Aptakisic Road there is severe flooding and it is a very low area. Mr. Truesdell noted that the road should be aligned for access to Hidden Lakes development. The Commission recommended approval of the plan as presented FUTURE AGENDA October 19, 1983 the Northwood Grove Subdivision and the Santucci property will be in for a workshop. ADJOURNMENT Moved by Commissioner Goldberg, seconded by Commissioner Musfeldt that the meeting be adjourned. The vote was unanimously favorable and Chairman Sheldon adjourned the meeting at 9:39 P.M. Respectfully submitted, K thleen Comer �./ Recording Secretary APPROVED BY: Buffalo Grove Plan Commission Patrick Shields Regular Meeting Chairman October 5, 1983. i \ I ' .../ 1 , , ...1 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Commerce Center Resubdivision Unit 1, Lots 1-4 and Lot 41 October 5, 1983 Chairman Sheldon called the Public Hearing to order at 8:01 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mrs. Reid Mrs. Kaszubowski Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mr. Shields Mr. Davis Also Present: Mr. L. Freedman, Attorney, Buffalo Grove Center Mr. R. Piggott, Developer, Buffalo Grove Center Mr. J. Nelson, Land Planner, " " Mr. S. Stone, Village Trustee Mr. W. Raysa, Village Attorney Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the meeting as published in the newspaper. Mr. Truesdell noted that the proper notices were sent to the residents living within 250' of the site. Chairman Sheldon swore in Messrs Piggott, Freedman and Nelson. Mr. Freedman stated that this presentation is the same as the one given before the Plan Commission in workshop session two weeks ago. Mr. Nelson had two exhibits for review, the original plan and a revised version. Mr. Raysa arrived at 8:05 P.M. - 2 - Mr. Nelson explained the two exhibits stating they are resubdividing Lot 1 and reconfiguring Lots 3 and 4. In order to feed Lot 1 they are pushing a single cul-de-sac in an east/west direction and that will service 6 of the 7 lots. There will be an additional street serving the other lot off of Lexington Drive. They have designed their road so that it will connect up with Northwood Grove. They have coordinated the placement of their road with Northwood Grove and therefore have had to include Lot 41 to allow for the attachment of a dedicated road to the west of Lexington Drive. All the lots conform to the I District. However, they are asking for a continuation of the variances previously approved which are: 1. Right-of-way down to 60' . 2. Placement of the cul-de-sacs of 36' back to back. 3. A sidewalk along one side of the street. They have pulled the cul-de-sac back a bit in order to maintain the 50' unobstructed landscaping strip along Lake/Cook Road. Lot 1B is best served by maximizing the frontage along the street by keeping the cul-de-sac out an additional 20' . Mr. Truesdell stated everything conforms with the ordinances. The developer to the west is in the process of reconfiguring his plan, he knows where the driveway lines up, and his plan will conform. He is not happy about it because he will lose a building in order to line up his drive. In response to Commissioner Goldspiel, Mr. Truesdell stated that on the Northwood approved plan there was a temporary access road and he is not convinced there was a guarantee it was a permanent drive. In response to Commissioner Goldspiel, Mr. Piggott stated in order to move the road to meet up with the previous approved plan for Anden it would make the turning movements for both developments very difficult. Mr. Nelson thought that Anden was now being requested to provide a dedicated road instead of a private drive. The ordinance requires that the dedicated roads align. The concrete barrier is already in place and he did not know who would decrease it in size. It was put there for stacking purposes. Mr. Truesdell stated on the preliminary plan approved for Anden it is hard to tell where their curb cuts come into Lexington Drive. You really cannot see an exact location for the drive. There was no final determination for that road. Buffalo Grove Plan Commission Public Hearing October 5, 1983 - 3 - Commissioner Kaszubowski stated that there are not very many factories established in that area, however there is a lot of traffic. She felt this developer should not be penalized because of a plan that might not come in. In response to Commissioner Goldspiel, Mr. Freedman stated that staff wanted some assurances that the detention was going to be controlled. They offered to require an association be formed, similar to a residential condominium association, but this would not be feasible for a limited number of lots. They offered to put a covenant of record and provide a condition of record that the lot owners would have to maintain certain standards and the Village could come in and enforce them against those particular lots. Staff did not have a problem with this. In response to Commissioner Goldberg, Mr. Nelson stated the exact dimensions for the detention will have to be established for the final plan. Mr. Raysa stated he felt Mr. Freedman would give the Village the correct covenants to protect it, otherwise the plan would not be approved. Mr. Piggott stated the detention is approximately five feet deep and designed for a 100 year storm. It will be dry, grassed with the slope coming over the back of the lots at a five to one so that it will be maintainable and mowable. In response to Commissioner Goldspiel, Mr. Piggott stated there is no access nor is their planned access to Wheeling Avenue. They are working with staff to get that right-of-way vacated. Mr. Truesdell stated that is part of the Johnson property and Mr. Johnson has requested to vacate that plan and resubdivide it. That does not mean that Wheeling Avenue will be left out of his new plan. In response to Commissioner Goldspiel, Mr. Nelson explained the sidewalk system and his reasons for putting it on the south side of the street. Commissioner Goldspiel felt this plan should include sidewalk out to Lake/Cook Road to the bike path at the cul-de-sac. The developer had no problem with that. In response to Commissioner Musfeldt, Mr. Piggott stated the detention is only to service this site. Buffalo Grove Plan Commission Public Hearing October 5, 1983 - 4 - In response to Commissioner Goldberg, Mr. Piggott stated the property along Lots lA and B will maintain the 50' buffer along Lake/Cook Road. Moved by Commissioner Goldspiel, seconded by Commissioner Krug, to close the Public Hearing. The vote was unanimously favorable and Chairman Sheldon closed the Public Hearing at 9:00 P.M. Respectfully submitted, Z d Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing October 5, 1983