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1988-08-24 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Lexington Homes Seigle Development Buffalo Grove Manor Cherbourg Townhomes August 24, 1988 Chairman Sheldon called the regular meeting to order at 7:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Commissioners Absent: None Also Present: Mr. H. Seigle, Developer, Seigle Development Mr. M. Schwartz, Attorney, Seigle Development Mr. J. DeMercurio, Architect, Seigle Development Mr. R. Klatt, Traffic Consultant Mr. D. Kohl, Commercial Real Estate Mr. D. Perlman, Woodstone Developer Mr. M. Perlman, Woodstone Developer Mr. A. Krackower, Woodstone Developement Mr. S. Diamond, Woodstone Development Mr. P. Lindon, Resident, 157 Fox Hill Drive Mr. L. Freedman, Attorney, Lexington Homes Mr. R. Piggott, Developer, Lexington Homes Mr. G. Lindgren, Architect, Lexington Homes Mr. J. Nelson, Planner, Lexington Homes Mr. D. O'Malley, 766 Patton, Buffalo Grove Mr. E. Jacathy, 766 Patton, Buffalo Grove Mr. L. Haliteh, 398 Hawthorn, Buffalo Grove Ms. J. Weiderhold, Patton, Buffalo Grove Mr. S. Attenberg, 594 Patton, Buffalo Grove Mr. K. Carmignani, Village Traffic Consultant Mr. W. Reid, Village Trustee Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rubin, seconded by Commissioner Rhodes, to approve the Regular Meeting minutes of August 10, 1988 as amended. Approval was unanimous in favor with Commissioners Rosenston, Krug and Goldspiel abstaining and the motion passed. Moved by Commissioner Rubin, seconded by Commissioner Rhodes, to approve the Public Hearing minutes of August 10, 1988 as amended. Approval was unanimous in favor with Commissioners Rosenston, Krug and Goldspiel abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Rubin, to approve the Executive Session minutes of August 10, 1988. Approval was unanimous in favor with Commissioners Goldspiel, Krug and Rosenston abstaining and the motion passed. Moved by Commissioner Goldspiel, seconded by Commissioner Rubin, to approve the Special Meeting minutes of July 13, 1988 as amended. Approval was unanimous in favor and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Rubin attended the August 22, 1988 Village Board meeting. There was nothing referred to the Plan Commission. Commissioner Goldspiel noted that 2 new bus routes will be out for bid in October, 1988. One is the Skokie Valley Flyer, Route #626 and the other a railroad feeder to Deerfield Train Station Route #691. LEXINGTON HOMES Mr. Piggott stated that if they were to carry the water from their site to the White Pines Ditch, it would be very costly as they would have to run new pipes. They will have to take care of the storm water with detention on site. There is 3.2 acres of wetland in 4 locations on the site. The Corp of Engineers has given verbal permission to put these areas into one location. They then will have 1.5 or 1.75 acres of wetland in their area. They do not have to go acre for acre but 2:1. They will then be able to have 2 detention areas on the site. There will be a dry park site. It was suggested that the wetland be placed on Dundee Road along with the park and position the homes back of the green area. The area along Dundee Road is 7' to 10' higher than the rest of the site. The wetland is planned for the lowest point on the property. Mr. Lindgren felt there will be reduced growth in traffic during peak hours on Dundee Road in future years depending on the development in the corridor because of road improvements on Lake-Cook Road. They still recommend that the entrance to Dundee be a connection across from the Bank to their site. They feel there will be a small impact during peaks for the connections to Hawthorn and Sycamore. Bradley would generate 30 to 40 cars per hour or 300 to 400 cars a day at peak hours. If they close Dundee Road that could go up to 600 or 800 cars a day. Buffalo Grove Plan Commission - Special Meeting - August 24, 1988 - Page 2 Mr. Carmignani gave a brief overview of the work he has done in the Village to date. He stated this is a bad intersection to begin with. The traffic at the intersection of Dundee and the site access will take up 50% of the gaps on Dundee Road at that location. He is in agreement with the developer's projected study. When Route 53 is extended to Lake-Cook Road the flows of traffic will change on Dundee Road. It boils down to introducing a conflict on Dundee Road versus 40 cars at peak hours going over Bradley Road to the intersection of Golf View and Dundee Roads. If the bank were to change their exit to be opposite this site, then that intersection might qualify for a traffic signal. Commissioner Rubin stated that because of a conflict of interest, he would not participate in the discussion on this item. Mr. Pfeil noted that Mr. Rylko envisioned the park site to be used for a soccer field for the high school. Mr. Rylko supports the bike path from Hapsfield into the park area. There should be a connection to Bradley for the bike path or pedestrian access. Mr. Kuenkler will have to give the Commission more information on the detention. He feels another detention area is necessary. Chairman Sheldon noted there will have to be some parking area for this park. Mr. Attenberg was concerned with the additional traffic on Patton and school children waiting for their bus. Staff was directed to get input on the school bus route in that area. Ms. Weiderhold was informed that Mr. Stachura felt there would be no way to handle the animals that might try to get into her home when construction begins. Mr. Aliteh was concerned with the entrance on Hawthorn Road. Mr. Jacathy was concerned with traffic on Patton and had taken an informal survey counting 100 cars for 2 hours at the curve in the road on Patton. There are some residents that have day care in their homes. Mr. O'Malley was concerned with the location of the park and would prefer the detention remain as now planned. He did not want a park in his backyard. He spoke for all of the residents on Patton Drive. The developer was directed to give the Commission input on the park site and parking for this area. Mr. Carmignani preferred the connection of Bradley and Hapsfield without a cross at Hawthorn. He feels there should not be another access point on Dundee Road. If Dundee Road were open a connection at Bradley and take it off Sycamore and putting it down to Hapsfield. The Commission was polled if they supported the Dundee Road access. Yes indicated favoring this access. AYES: Goldspiel, Krug, Rhodes, Howard, Braiman and Rosenston Buffalo Grove Plan Commission - Special Meeting - August 24, 1988 - Page 3 NAYES: None ABSTAIN: Rubin ABSENT: None The poll was favorable 6 - 0 - 1. Commissioners Goldspiel and Rhodes were concerned with another access on Dundee Road. The Commission was polled if they were in favor of a connection at Hapsfield and Bradley with the understanding that further engineering is needed on this connection regarding the wetlands and another interconnection needs to be made on the site. Yes indicating favoring this. AYES: Goldspiel and Braiman NAYES: Krug, Rhodes, Howard and Rosenston ABSTAIN: Rubin ABSENT: None The poll was unfavorable 4 - 2 - 1 The developer would be willing to work with the Village to make the access either at Sycamore or Hapsfield. The Commission was polled as to whether they were in favor of a connection at Bradley, yes indicating favoring it. AYES: Goldspiel, Krug, Braiman and Rosenston NAYES: Rhodes and Howard ABSTAIN Rubin ABSENT: None The poll was favorable 4 - 2 - 1 The Commission was polled as to favoring a connection at Hapsfield, yes indicating favoring it. AYES: Goldspiel, Rhodes, Howard and Braiman NAYES: Krug and Rosenston ABSTAIN: Rubin ABSENT: None The poll was favorable 4 - 2 - 1. Both Commissioners Krug and Rosenston preferred the connection at Sycamore. Mr. Carmignani was directed to submit information on turning movements for the connections on this site. Chairman Sheldon called a recess at 10:07 P.M. and reconvened the meeting at 10:18 P.M. SEIGLE DEVELOPMENT Buffalo Grove Plan Commission - Special Meeting - August 24, 1988 - Page 4 Commissioner Rhodes indicated that he would not vote in this issue due to a possible conflict of interest. Mr. Seigle stated: 1. The fast food restaurant was moved east and north but will be setback further to east the traffic. 2. They have more clearly defined the drive through area. 3. The building will have the feel of the McDonalds at Milwaukee and Half Day Roads. 4. The interconnection of the Bank with Woodstone is shown and they will provide for it if directed to do so. 5. They cannot make a connection with the curb cut of the Grove Shopping Center per the Grove Managing Agent (letter submitted to the Commission). They will provide a link between the lower shopping center and Bank Lane. 6. They have made provision for large trucks to exit in the existing Grove Lanes. 7. They have more than ample stacking for the fast food drive through. 8. The parking is contained for each of the separate uses. 9. They have changed the perimeter warehouse building to mirror the look of the Woodstone Townhome buildings, to screen them from their yard. The elevations will be all masonry. There will be a 28' setback on the south end of the warehouse from Woodstone. 10. There are approximately 35 Linden trees near the footprint of the building that will be moved to buffer the eastern border. 11. The distance between their perimeter building and the townhomes is approximately 60' to 70' . Mr. Seigle noted they could make a break for an escape from the drive through before you get to the window. They will screen their yard. The bulk of the commercial activity will be in the store. There will be no storage in the parking lots. This site is bigger than their other sites. They are not a big generator of truck traffic such as a food store. Cutting of boards will be done inside of the building and will not be audible to the exterior. Thirty-three percent of the store will be kitchens with millwork, window and standard hardware comprising the rest. The small warehouse will be 60' x 90' , 2 sides open and 2 sides closed, in brick. The land falls from the southeast corner dropping in both directions approximately 4.5' and 3.5' . They would be agreeable to have restrictions placed on their use. They will mirror the Woodstone roof but their roof is made of more costly material and is fireproof. Commissioner Braiman was not sure this use should be across from the Town Center. If this use is approved and the developer sells the site, there might be another home improvement center in this location not of this quality. Commissioner Goldspiel did not like to see outdoor storage at this location. Commissioner Krug did not feel this use should be adjacent to the Town Center. Buffalo Grove Plan Commission - Special Meeting - August 24, 1988 - Page 5 Commissioner Rosenston did not feel this was the location for this type of use. Commissioner Rhodes was concerned with the loading of cars in the parking lot with building material and mixing children in that same lot from the fast food location. Commissioner Rubin was concerned with the shared parking of Seigle's and the restaurant. Mr. Carmignani stated the Grove Square right out turn will turn into the lane and will have traffic going right into this site. This traffic is not that great and it works during non-peak periods. The distance is 120' between the 2 driveways in the taper. Mr. Daniel Perlman, representing the Woodstone development, stated the perimeter warehouse is 230' long and will effect 3 of their buildings. It will be open for storing building materials. These materials will have to be moved by a forklift, there will be truck loading in that area creating noise and odors effecting 18 homes. Mr. Perlman stated that Mr. Seigle sells to builders. This store will be open until 9:00 P.M. and will back up to the bedrooms of small children. Mr. Milton Perlman expressed his desire to see the zoning remain B-2. Mr. Kracower stated that the Perlman's relied on the Village to keep the zoning adjacent to their property B-2. Mr. Diamond feels that the development will have a negative impact on the residents of the homes in Woodstone, especially the 18 homes that back up to it. There are 37 units to be sold at this time that might not sell if this use is allowed. They feel that debris, odors, sounds and negative views will be coming from this development into the Woodstone Townhome area. Mr. Schwartz noted that the development is less of a massing than the Grove site. They do not comply with the B-2 zoning because of the type of business. There are other zoning classifications that they could have requested. They are seeking B-1 for the fast food and the office locations and B-4 for the Seigle store. For the public hearing the developer will provide the acreage for these zoning classifications. CHERBOURG TOWNHOMES - PLATS OF RESUBDIVISION NUMBERS 6, 7, 8, 9, 22, 24, 25, 26 and 28 Moved by Commissioner Goldspiel seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Cherbourg Townhomes Plat of Resubdivision #6 as presented dated July 26, 1988 subject to approval of the Village attorney as to procedure concerning the amending of the agenda and addition of the graphic scale on the drawings. Buffalo Grove Plan Commission - Special Meeting - August 24, 1988 - Page 6 Discussion: Mr. Pfeil noted that the plat complies with the preliminary plan and closes. AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin and Rosenston NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 - 0 Moved by Commissioner Goldspiel seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Cherbourg Townhomes Plat of Resubdivision #7 as presented dated July 26, 1988 subject to approval of the Village attorney as to procedure concerning the amending of the agenda and addition of the graphic scale on the drawings. Discussion: Mr. Pfeil noted that the plat complies with the preliminary plan and closes. AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin and Rosenston NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 - 0 Moved by Commissioner Goldspiel seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Cherbourg Townhomes Plat of Resubdivision #8 as presented dated July 26, 1988 subject to approval of the Village attorney as to procedure concerning the amending of the agenda and addition of the graphic scale on the drawings. Discussion: Mr. Pfeil noted that the plat complies with the preliminary plan and closes. AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin and Rosenston NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 - 0 Moved by Commissioner Goldspiel seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Cherbourg Townhomes Plat of Resubdivision #9 as presented dated July 26, 1988 subject to approval of the Village attorney as to procedure concerning the amending of the agenda and addition of the graphic scale on the drawings. Buffalo Grove Plan Commission - Special Meeting - August 24, 1988 - Page 7 Discussion: Mr. Pfeil noted that the plat complies with the preliminary plan and closes. AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin and Rosenston NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 - 0 Moved by Commissioner Goldspiel seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Cherbourg Townhomes Plat of Resubdivision #22 as presented dated August 8, 1988 subject to approval of the Village attorney as to procedure concerning the amending of the agenda and addition of the graphic scale on the drawings. Discussion: Mr. Pfeil noted that the plat complies with the preliminary plan and closes. AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin and Rosenston NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 - 0 Moved by Commissioner Goldspiel seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Cherbourg Townhomes Plat of Resubdivision #24 as presented dated July 26, 1988 subject to approval of the Village attorney as to procedure concerning the amending of the agenda and addition of the graphic scale on the drawings. Discussion: Mr. Pfeil noted that the plat complies with the preliminary plan and closes. AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin and Rosenston NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 - 0 Moved by Commissioner Goldspiel seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Cherbourg Townhomes Plat of Resubdivision #25 as presented dated August 8, 1988 subject to approval of the Village attorney as to procedure concerning the amending of the agenda and addition of the graphic scale on the drawings. Buffalo Grove Plan Commission - Special Meeting - August 24, 1988 - Page 8 u u Discussion: Mr. Pfeil noted that the plat complies with the preliminary plan and closes. AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin and Rosenston NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 - 0 Moved by Commissioner Goldspiel seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Cherbourg Townhomes Plat of Resubdivision #26 as presented dated July 26, 1988 subject to approval of the Village attorney as to procedure concerning the amending of the agenda and addition of the graphic scale on the drawings. Discussion: Mr. Pfeil noted that the plat complies with the preliminary plan and closes. AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin and Rosenston NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 - 0 Moved by Commissioner Goldspiel seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Cherbourg Townhomes Plat of Resubdivision #28 as presented dated July 26, 1988 subject to approval of the Village attorney as to procedure concerning the amending of the agenda and addition of the graphic scale on the drawings. Discussion: Mr. Pfeil noted that the plat complies with the preliminary plan and closes. AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin and Rosenston NAYES: None ABSTAIN: None ABSENT: None The motion passed 7 - 0 BUFFALO GROVE MANOR AREA - PARK PLANNING Mr. Linden stated that the Park Planning area #6 needs an active park. He passed out a copy of this presentation which he reviewed. The Park District has passed a resolution for a 5 acre park in this area. Buffalo Grove Plan Commission - Special Meeting - August 24, 1988 - Page 9 Commissioner Goldspiel stated if the Park District is willing to put some money into this the Plan Commission will be happy to work with them to provide a park. The Master Plan should be amended, if the Park District is serious about purchasing some land, possible at the Schwaben Center and work with the Park District on this. Mr. Lindon would like to see that there is piece of land set aside for a park in Planning ARea #6. Mr. Pfeil will arrange a meeting with Messrs Rylko, Lindon and the Plan Commission. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Braiman, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 12:15 A.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission - Special Meeting - August 24, 1988 - Page 10