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1983-09-07 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Zoning Ordinance Spoerlein Farm Buffalo Grove Commerce Center Wag's Restaurant Small Area Plan September 7, 1983 Chairman Shields called the Regular Meeting to order at 8:13 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Davis Mrs. Reid Mrs. Kaszubowski Mr. Musfeldt Commissioners Absent: Mr. Goldspiel Mrs. Sheldon Mr. Krug Mr. Goldberg Also Present: Mr. M. Schwartz, Developer, Spoerlein Farm Mr. L. Freedman, Attorney, Buffalo Grove Commerce Center Mr. R. Piggott, Land Developer, Buffalo Grove Center Mr. J. Nelson, Architect, Buffalo Grove Commerce Center Mr. T. McDonald, Developer, Wag's Mr. R. Rittinger, Real Estate Manager, Waigreens Mr. S. Stone, Village Trustee Mr. W. Raysa, Village Attorney Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Kaszubowski, seconded by Commissioner Reid,to approve the June 15, 1983 Regular Meeting Minutes. Approval was unanimously favorable. Moved by Commissioner Kaszubowski, seconded by Commissioner Reid, to approve the July 6, 1983 Public Bearing Meeting Minutes. Approval was unanimously favorable. Moved by Commissioner Davis, seconded by Commissioner Reid, to approve the July 6, 1983 Regular Meeting Minutes. Approval was unanimously favorable. COMMUNICATIONS None - 2 - comurra AND LIAISON REPORTS Commissioner Reid had the packet from the September 6, 1983 Village Board meeting and would make it available to any Commissioner that was interested in reviewing it. There was nothing at that meeting that was referred to the Plan Commission. ZONING ORDINANCE Commissioner Davis stated he would like to wait for Mr. Raysa's report re- garding child care in an industrial center before voting on the Zoning Ordinance. Trustee Stone stated child care in industrial districts is being done nation- wide. It could be good for the community. If it is a special use, precau- tions can be taken for the safety of the children. The Commission was polled whether they favored a special use for a day care center in an industrial district. AYES: Commissioners Reid, Kaszubowski, Musfeldt NAPES: Commissioner Davis ABSTAIN: None ABSENT: Commissioners Goldspiel, Sheldon, Krug, Goldberg The poll was favorable 3 - 1. Commissioner Davis moved to table approval of the Zoning Ordinance so that the entire Commission could vote on it. The motion failed for lack of a second. Moved by Commissioner Reid, seconded by Commissioner Kaszubowski, that the Plan Commission recommend to the Village Board approval of the comprehensive Zoning Ordinance revised August 31, 1983 subject to adding a child care center as a special use in an industrial and office and research districts. Discussion: Commissioner Davis proposed that the public hearing be continued on this issue because this particular part was not included in the public hearing and felt there is a need for an additional hearing. Mr. Raysa did not concur with Commissioner Davis. Buffalo Grove Plan Commission Regular Meeting September 7, 1983 - 3 - AYES: Commissioners Reid, Kaszubowski, Musfeldt HAYES: Commissioner Davis ABSTAIN: None ABSENT: Commissioners Goldspiel, Sheldon, Krug, Goldberg The motion passed 3 - 0. Commissioner Davis stated he voted nay because he felt the entire Commission should vote on this, that tkd! 1s a change, namely the child care issue, and it should have a more complete review. SPOERLEIN FARM UNIT 1 - FINAL PLAT OF SUBDIVISION Mr. Truesdell stated the Commission had received the approved preliminary plat and it does conform to the Village ordinances. It has been reviewed by himself and the engineering department. Mr. Schwartz had the original document for signatures and gave it to Mr. Truesdell. He stated the necessary signatures requested by Mr. Kuenkler, per his memo dated August 29, 1983, to Mr. Truesdell had been affixed to the original document. Per Commissioner Kaszubowski's request, Mr. Schwartz showed the Commission the requested signatures. A discussion then followed regarding the temporary detention on the Mobil Station site due to the failure of the developer to acquire the Stall property. Commissioner Kaszubowski remembered attending meetings on this and there was a phasing plan developed to insure that there would not be a gaping hole in the middle of the site. Trustee Stone stated that all the Village Board is sure of is that the first portion of the commercial will be built before the manor homes are developed. There is no assurance for the second commercial development. Moved by Commissioner Kaszubowski, seconded by Commissioner Reid that the Plan Commission recommend approval of the Spoerlein Farm Unit 1 - Final Plat of Subdivision Project Number 1217 dated August 9, 1983. Discussion: Commissioner Davis felt the Village Board should be made aware there is tem- porary detention on the Mobil site and that there is no guarantee that the center section will be developed. Trustee Stone stated it is aware of this. Buffalo Grove Plan Commission Regular Meeting September 7, 1983 - 4 - AYES: Commissioners Davis, Reid, Kaszubowski, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Goldspiel, Sheldon, Krug, Goldberg The motion passed 4 - 0. BUFFALO GROVE COMMERCE CENTER RESUBDIVISION UNIT 1, LOTS 1 THROUGH 4 Mr. Freedman stated that the resubdivision is located at the foremost southerly lots of the subdivision and it is divided into ten lots. Mr. Nelson handed out a plan and stated that the location is on the southern most half of the Buffalo Grove Commerce Center and lies immediately north of Lake/Cook Road east of Lexington Drive. It consists of 23,000 to 28,000 square feet. He then briefly explained the plan stating it would be the same configuration as the original plan. He had tried to address the staff comments on the plan handed out at the meeting. They have shifted the cul- de-sac further north. The Northwood Grove subdivision is in the process of replanning their parcel which includes a dedicated road. Staff would like this dedicated road to connect to Lexington Drive. They have shifted the cul- de-sac street to align with the Northwood Grove's street. If Northwood Grove shifts its road further up north it avoids any conflict with the center island. Mr. Nelson has provided for a slight shift south to align with this. They are not requiring any zoning variations with this plan. Mr. Freedman referred to Mr. Truesdell's August 10, 1983 memo to Mr. Balling titled Buffalo Grove Commerce Center Resubdivision - Unit 1, Lots 1 through 4 - Plan Commission Referral. Point 1 - They have no problem with. Point 2 - They have adjusted their plan accordingly. Point 3 - They feel this can be accomplished. Mr. Freedman then referred to Mr. Balling's memo to Mr. Truesdell of August 19, 1983 titled Buffalo Grove Commerce Center Resubdivision Unit 1, Lots 1 through 4 - Staff Comments. Point 3 - They suggest the same results could be accomplished if they could prepare a declaration of covenants which would require those four lots be responsible for the maintenance of their lots and that the Village, at their option, force the work to be done and have a lien against those lots. Otherwise there is no difficulty. Point 4 - The ordinance provides for 25', they should be allowed to develop it at 25'. Buffalo Grove Plan Commission Regular Meeting September 7, 1983 - 5 - Mr. Nelson stated they have placed the sidewalk on one side of the street, the south side. Lot 1 might be developed as an office building and he felt that the pedestrain flow would be south toward the bus or future commer- cial area. In response to Commissioner Reid, Mr. Piggott stated they have tried, since the approval of the project, to get a corporate user for the 7. 5 acre site. In the 2-1/2 to 3 years they have not been able to find one. The 20,000 square foot lots are moving faster than the larger ones. Mr. Truesdell felt the sidewalk issue Mr. Nelson raised was valid and did not have any serious objections. In response to Commissioner Davis, Trustee Stone stated industrial revenue bonds are requested by the user of the property who would come to the Village Board and not the developer. The Village Board is meeting in work- shop session to develop incentives to convince the developer to keep the large lot. Mr. Freedman pointed out that their problem is not that the buyers available are interested in incentives, but that there are no buyers. Mr. Truesdell noted this does require a public hearing. Moved by Commissioner Davis, seconded by Commissioner Reid, that this be moved to the public hearing stage. The vote was unanimously favorable and the motion passed. WAG'S RESTAURANT REVISED SITE PLAN - BUFFALO GROVE CENTER Mr. McDonald stated the site is the northeast corner of Route 83 and Lake/ Cook Road. The contract is presently being negotiated by the buyer and the seller. In response to Commissioner Davis, Mr. Truesdell stated he has researched several shopping centers in the Village regarding parking lots on a square footage basis and this lot has as much if not more parking than the other centers. The Jewel does a good business. The restaurant has different peak hours from the Jewel. He has not observed any major problems with parking. Trustee Stone felt it would be a problem on Saturdays but not during the week. In response to Commissioner Davis, Mr. Rittinger stated the restaurant would be a 24 hour a day operation and they have 3 shifts. There are an average of 14 employees per shift. Buffalo Grove Plan Commission Regular Meeting September 7, 1983 - 6 - Commissioner Davis felt that employee parking for the restaurant, Jewel, and other stores on the site would take up a good amount of the spaces. Mr. McDonald pointed out that employee parking is behind the Jewel and the six tenant stores. Mr. Rittinger shares Commissioner Davis' concern for parking. He pointed out that Walgreens is a very conservative organization when picking out a site. They feel they would need fifty to sixty spaces during their peak hours which are from 4:00 P.M. to 9:00 P.M. and most of that would center around the time between 5:00 P.M. and 7:00 P.M. The breakfast and midnight periods do a good business also. They opened a store in McHenry with a Jewel like this situation and the parking was very close. The restaurant opened eight months after the Jewel. They seem to have sufficient parking. They will probably put 4,000,000.00 into this store before they are finished. In response to Commissioner Shields, Mr. McDonald stated that regarding the property north of the Grove Center, the party has broken off negotiations at this point. Moved by Commissioner Davis, seconded by Commissioner Reid, to recommend to the Village Board approval of the revised site plan for the Wag's restaurant in the Buffalo Grove Center dated August 29, 1983 AYES: Commissioners Davis, Reid, Kaszubowski, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Goldspiel, Sheldon, Krug, Goldberg The motion passed 4 - 0. WAG'S PLAT OF RESUBDIVISION - BUFFALO GROVE CENTER - LOT 1 Moved by Commissioner Davis, seconded by Commissioner Kaszubowski, to recommend approval of the plat of resubdivision - Buffalo Grove Center - Lot 1 dated August 30, 1983 subject to signatures and total acreage noted on the plat. AYES: Commissioners Davis, Reid, Kaszubowski, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Goldspiel, Sheldon, Krug, Goldberg The motion passed 4 - 0. Buffalo Grove Plan Commission Regular Meeting September 7, 1983 - 7 - SMALL AREA PLANS Commissioner Davis suggested that the small area plans be deferred until there are more members of the Commission present. Mr. Truesdell stated his presentation was the last of a series that the Commission has been reviewing and there was nothing urgent to be discussed. Moved by Commissioner Davis, seconded by Commissioner Kaszubowski, to table the small area plans until the next regular meeting when there would be a larger quorum. The vote was unanimously favorable. ELECTION OF SECRETARY FOR THE PLAN COMMISSION Chairman Shields opened up the floor for nominations for secretary of the Plan Commission. Commissioner Davis nominated Commissioner Kaszubowski for the position of secretary. Commissioner Reid moved, with Commissioner Davis seconding, to close the nominations. The vote was unanimously favorable and Chairman Shields closed the nominations. VOTE FOR SECRETARY Ayes: Commissioners Davis, Reid, Musfeldt Nayes: None Abstain: Commissioner Kaszubowski Absent: Commissioners Goldspiel, Sheldon, Krug, Goldberg The motion passed 4 - 0 - 1. FUTURE AGENDA September 21, 1983 there would be no meeting. October 5, 1983 would be a public hearing on the Buffalo Grove Commerce Center, providing all the necessary material was in, and the tabled discussion on the small area plans. It was determined that if the public hearing was not ready for the October 5th meeting there would not be a special meeting to discuss the small area plans. Buffalo Grove Plan Commission Regular Meeting September 7, 1983 - 8 - ADJOURBIIRL NT Moved by Commissioner Davis, seconded by Commissioner Musfeldt to adjourn the meeting. The vote was unanimously favorable and Chairman Shields adjourned the meeting at 9:58 P.M. Respectfully submitted, C74 Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting September 7, 1983 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Zoning Ordinance September 7, 1983 Chairman Shields called the Public Hearing to order at 7:55 P.M. in the Municipal Building, 50 Ra.upp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Davis Mrs. Reid Mrs. Kaszubowski Mr. Musfeldt Commissioners Absent: Mr. Goldspiel Mrs. Sheldon Mr. Krug Mr. Goldberg Also Present: Mr. S. Stone, Village Trustee Mr. W. Raysa, Village Attorney Mr. J. Truesdell, Village Planner Chairman Shields dispensed with reading of the notice of the public hearing as published in the newspaper because there was no one in the audience to speak at the meeting. There were no comments from the Plan Commission. Mr. Truesdell stated he had been approached regarding the issue of a child care center located in an industrial district. The petitioner felt it would be less congested than a commercial site and closer to a client's place of employment. The question was would the Village allow this as a special use in an industrial district. Commissioner Davis felt that no one would be on the look out for a child in an industrial district and this would be putting children in jeopardy. He did not object to a child care center in an office/research district. Commissioner Reid felt this was an important consideration. In response to Commissioner Kaszubowski, Commissioner Davis felt that no one would be building a large enough facility in Buffalo Grove's industrial district to support a child care center for their facility. Mr. Truesdell noted that on Page 124+ of the Zoning Ordinance it stated that if a company wanted to provide child care for its employees this could be done. - 2 - In response to Commissioner Reid, Mr. Truesdell stated theme have been two or three inquiries for child care in industrial districts. There is a logical agrument for a special use for this. Commissioner Davis felt there were enough areas in the Village to provide for child care and still be near an industrial district. Mr. Raysa noted that if a center were opened in an industrial district, it could draw clients from other areas and cause a problem. Further discussion on the issue took place. Chairman Shields closed the Public Hearing at 8:12 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing September 7, 1983