1980-04-16 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Revision to Zoning Ordinance-
Parking Lot Pavements
Office Research and Industrial Ordinance
Buffalo Grove Industrial Park
Wynnedale
April 16, 1980
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Chairman Button called the meeting to order in the Municipal Building
50 Raupp Boulevard, Buffalo Grove at 7:30 P.M.
Commissioners Present: Chairman Button
Mr. Goldspiel
Mrs. Reid
Mr. Glover
Mrs. Kaszubowski
Commissioners Absent: Chairman Shields
Mrs. Sheldon
Mr. Davis
Mr. Shifrin
Also Present: Mr. L. Freedman, Attorney, Buffalo Grove Industrial Park
and Wynnedale
Mr. R. Piggott, Land Development Dir. , Buffalo Grove Ind. Pk.
Mr. J. Nelson, Planner, Buffalo Grove Industrial Park
Mr. L. Shassian, Developer, Wynnedale
Mr. J. Pezl, Engineer, Wynnedale
Mr. E. Baumgart, Contract Management, Wynnedale
Mrs. C. Rogers, District 96
Mr. G. Boysen, Public Works Director, Buffalo Grove
Mr. D. Kuenkler, Village Engineer, Buffalo Grove
Mr. J. Truesdell Village Planner, Buffalo Grove
Mr. J. Marienthal, Village Trustee
Commissioner Goldspiel moved that Commissioner Button assume Chairmanship pro-
tem in the absence of both the Chairman and the Vice-Chairman. Commissioner
Button being Secretary is the next in line to assume the Chair in their absence.
Commissioner Kaszubowski seconded the motion and it carried unanimously.
COMMUNICATIONS
Transportation Commission
Commissioner Goldspiel - At the last meeting of the Transportation Commission
the main priority was to try and develop a senior citizen transportation program.
We are going to try to find out what type of services and facilities will be
available in the area.
Buffalo Grove Plan Commission
Regular Meeting
April 16, 1980
- 2 -
Commissioner Goldspiel also stated that his term on the Transportation
Commission expires at the end of the month and has asked that he not be
considered for reappointment. He would be willing to act as liaison if
the Commission wished. It was agreed that the Commission would like
Commissioner Goldspiel to act as liaison between the Transportation
Commission and the Plan Commission.
Village Board Meeting
Chairman Button - The Happ Farm preliminary plat was discussed. One change
occurred between the time that the Plan Commission forwarded the plan to
the board and the time it got there. The bike path was added. It will
link around the back through the park and back down the south to Weidner
Road.
There were no Liaison Reports or BDDC Report.
REVISION TO ZONING ORDINANCE - PARKING LOT PAVEMENTS
Mr. Kuenkler - My memo dated April 9, 1980 to Mr. Truesdell, which was dis-
tributed to the Commission previously, was pretty self explanatory.
Chairman Button - The basic reason for this revision was to bring our manual of prac-
tice in line with our Zoning Ordinance?
Mr. Kuenkler - Yes. The Building Commissioner requests that the requirement
for testing one and two family dwellings be deleted. He does not feel it is
necessary. They are doin the testing now. I have not heard of a lot of
problems with driveways in the Village.
Mr. Truesdell set a public hearing date on the Ordinance for May 7, 1980.
OFFICE RESEARCH AND INDUSTRIAL ORDINANCE
Chairman Button - This is the final and improved copy?
Mr. Truesdell - All the comments of the Plan Commission and the Village
Attorney have been incorporated into this document. One general typographical
error appears on page 11, section 2. 9-4 Noise. After (other than the opera-
tion of - it should read - motor vehicles or other transportation vehicles of.
This will be corrected.
Buffalo Grove Plan Commission
Regular Meeting
April 16, 1980
- 3 -
Commissioner Glover - I move the Office Research and Industrial Ordinance
Revision be recommended to the Village Board for approval. Commissioner
Reid seconded the motion.
Ayes: Commissioners Goldspiel, Reid, Glover, Kaszubowski
Nayes: None
The motion passed 4 - 0.
BUFFALO GROVE INDUSTRIAL PARK
Mr. Truesdell - This is not an annexation. This meeting was called to discuss
the subdivision of the subject property which was annexed into the Village
in 1973 and was zoned Ml.
Mr. Nelson made a presentation discussing the revised preliminary and
engineering plan for the subject property which had been previously dis-
tributed to the Commission and was catalogued as Exhibit No. 2. This plan
was devised under the M1 Zoning. The plan conforms to the new Il District.
There are 25 foot setbacks shown on all right of ways. One major change is
that lots 30 and 40 are switched. The Park consists of 49 acres with 41
acres devoted to industrial lots and the rest will be devoted to road right-
of-way.
Mr. Truesdell - The plan has gone out for full staff review. There were no
adverse comments from any of the staff. The comments from the Planning
Department and the Engineering Department were contained in the Commissioner's
packets.
Mr. Kuenkler - I would like the developer to consider acquiring a small lot
south of the Candelwood Creek Subdivision. It is a very small piece.
Mr. Nelson - I am sure the developer would be interested but I am not sure
that Candelwood Creek will be willing to give the property up.
We noticed that there are no requirements for industrial streets. The Lex-
ington Development Corporation had taken into consideration the suggestions
of an industrial real estate consultant as to what is used for an industrial
development regarding streets. That was 35 foot curb to curb streets. That
is what we have decided to use as opposed to 36 feet back to back.
Mr. Freedman - If you make it wider you are going to encourage traffic through
the area. I know the thoughts of the Village from a standpoint of encouraging
industrial development and since the ordinance is silent on streets you are
going to set the tone here.
Buffalo Grove Plan Commission
Regular Meeting
April 16, 1980
- 4 -
Mr. Kuenkler - If you are willing to accept 36 feet with a no parking ban on
streets, that would be acceptable.
Commissioner Goldspiel - What turning radius do you need for trucks?
Mr. Nelson - A 40 foot turning radius is sufficient for trucks. We have
already provided for a 50 foot turning radius. The cul de sacs are ten
feet larger than the requirement for trucks turning area.
Mr. Boysen - Straight bed trucks (single axel) are the problem with turning.
Mr. Nelson - If you analyze the turning radius for a semi or a straight bed
truck you will see that this meets the needs. Cul de sac lots are as desir-
able in industrial as well as residential areas.
try Glover disposal I have seen garbagetrucks to turn around
in our cul de sac. They have to try to turn two or three times.
Commissioner Goldspiel - I am concerned with the narrowness of the major
street. I disagree with your comment that you want to discourage traffic
through that area. I feel you are going to get additional traffic down
Armstrong Drive trying to get to Lake Cook Road and I feel it is preferr-
able to go down this street rather than through a residential area. I am
not in favor of a no parking ban in the industrial area. I am also concerned
with the platted residential subdivision (Columbian Gardens) and the setbacks.
Mr. Truesdell - The way the ordinance now reads is, when a lot is against
any residential district, the 60 foot setback has to be maintained. That
planned street is in Lake County. It is not within Buffalo Grove.
Commissioner Goldspiel - What are we doing about the right of way on Wheeling
Avenue? It is shown as a 50 foot right of way on the east border. If we are
dealing with residential we want that to be 60 feet.
Mr. Freedman - Because you have a paper subdivision you are making a decision
that it is going to develop residential. I do not feel that is going to be
developed residential. The future developer will have to annex the property
into Buffalo Grove and the Village will have control over this piece.
Commissioner Goldspiel - What we need is a legal opinion as to how far we
can go in assuming the development, as platted, can be built unincorporated
and how much we have to respect it as to the setbacks. What is your phasing?
Would it be starting from the south?
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Buffalo Grove Plan Commission
Regular Meeting
April 16, 1980
- 5 -
Mr. Pigget - We anticipate developing the property in two phases. The units
are divided in the middle with the first unit being developed along Lake Cook
Road and proceeding in to the north. If things go smooth I will be ready
to start in the fall of this year.
Commissioner Goldspiel - As you develop the detention area for this develop-
ment, I realize the ground slopes to the east, is there any advantage in
trying to consolidate the detention area for this piece with the area for
the park immediately to the west?
Mr. Kuenkler -ghat site itself essentially becomes the high point of this
site.
Commissioner Reid - I am concerned about the street width on Armstrong
Drive where it crosses the north/south street. You reduced it from 66 feet
to 60 feet. Why not keep it at 66 feet?
Mr. Nelson - We reduced it because it becomes a dead end street and there
would not be as much traffic in that area. It is a collector street until
it goes to Industrial Drive. After that it becomes a dead end and that is
the reason for cutting it down to 60 feet.
It is also our feeling that sidewalks in an industrial area are in conflict.
Industrial parks are not pedestrian in nature. You get there by car or truck.
Commissioner Goldspiel - The RTA has a proposal to reroute the bus route
and go through that intersection along the way you have indicated. The
RTA is servicing a number of industrial parks by bus. There is a bus that
might very well come into this development. In this day and age it is essen-
tial to encourage pedestrain traffic. I think sidewalks are essential, they
are necessary for people who take public transportation. There is definitely
going to be a bus route in that area.
Commissioner Kaszubowski - I feel the sidewalks are necessary. There is
going to be more and more public transportation.
Chairman Button - To sum up the points our comments are as follows:
1. Overall Street Width - The staff seems to be suggesting that 35 feet
would be acceptable to them with a no parking ban.
2. Width of the Cul de sacs - The 100 foot diameter may not be adequate.
3. Whether the UR2 land would in fact be built as industrial. Should
it have a set back which would be commensurate with industrial or
residential.
Buffalo Grove Plan Commission
Regular Meeting
April 16, 1980
- 6 -
4. Set sidewalk net throughout the property or at least along the major
collectors.
5. The phasing should be shown on the plat.
6. The theoretical potential industrial use of the UR2 property.
Chairman Button - What is your thinking at this point regarding the pavement
width?
Mr. Boysen - We feel that three functional lanes with no parking is adequate.
Mr. Nelson - That is how the width was determined by the consultant. Would
the Plan Commission accept a sidewalk on one side of the street rather than
on both?
Mr. Truesdell - It would be a variation to the subdivision regulations be-
cause they require sidewalks on both sides of the street.
It was determined that a public hearing on the Buffalo Grove Industrial Park
would be scheduled after all the necessary information was supplied to the
staff by the developer.
A recess was called at 9:00 P.M. by Chairman Button. The meeting resumed at
9:15
WYNNEDALE
Mr. Freedman - There has been no agreement between the developer and the
engineering staff regarding the grading issue.
We have reviewed a memo from Mr. Kuenkler to Mr. Truesdell dated April 9, 1980
consisting of 34 items. The majority of these have been resolved. Some of
them will have to be handled at the final engineering stage. There are
basically 6 items that the developer does not agree with. They are as follows:
1. Number 30 Compensatory Storage
The grading scheme must be revised to provide for a minimum 2% slope: Wynne-
dale engineers feel this should be put down to a 1% slope. There is
not a great deal of money involved here but there is a disagreement
as to what is the proper engineering. We feel if we install 2%
slope we will have a problem with it. We have a written response
from our engineer (distributed to the Commission) to Mr. Kuenkler
dated April 14, 1980.
Buffalo Grove Plan Commission
Regular Meeting
April 16, 1980
- 7 -
Chairman Button - It appears that we are not going to be able to
resolve this. There was some discussion regarding a bond regarding
the 1 slope.
Mr. Boysen - The Park District has asked us to conform as much as
we can to the Naperville standard for parks. If that could be covered
with a SIA bond we would be agreeable.
2. Point 22 - Sidewalks along Checker Road
It is our position that once we made the proposed donated acreage
north of the creek with the exception of the model, we have fulfilled
our obligation. We do not feel it serves our development to run
sidewalks along Checker. We do not agree that this is a part of our
agreement.
3. Point 12 - 20" Water Main Along Arlington Heights Road and Extended and
Connected to Well No. 2.
We are agreeable to putting in a 20" water main but we do not agree
that we should extend it to the well. It is an excessive expense to
impose on us.
4. Item 13 - 16" Water Main on Checker
We oppose this and do not feel it is part of our plan.
5. Point 25 - Bike Path
The land that has been donated is supposed to be unimproved and
therefore we feel we have fulfilled our obligation.
6. Item 19 - Street Lights Along Arlington Heights and Checker Roads
There are existing lights on those streets. We feel lights should be
provided in the development but not along those roads. We feel that
our donation of land, which is one half of the property, is quite
substantial and exceeds what you would get in a development. Some
compensation should be made for this.
Commissioner Goldspiel - I feel we should adhere to the way things are done
and support the Village staff. I agree that we should go along with the
Village statements.
Chairman Button - On this 20" water main I thought the 20" committment was
only with regard to the property along Arlington Heights Road.
Mr. Boysen - I really do not see that we had any committment.
Buffalo Grove Plan Commission
Regular Meeting
April 16, 1980
- 8 -
Commissioner Glover - The plan I have says there will be a light at Arlington
Heights Road and Checker, Checker and Arbor Gate and Checker and Burnt Amber.
Mr. Boysen - Those are rental lights and we are looking to phase them out.
Commissioner Goldspiel - I feel we need more lighting. I do not feel one
light at the entrance to the development is enough to alert traffic along
Arlington Heights road that you are about to enter a settled area.
Chairman Button - I would like to ask the Commission to indicate whether or
not they are in agreement with all the points with the exception of Point 30,
Compensatory Storage.
Commissioner Reid - I have some questions about the lights along Checker Road
but I am in agreement.
Commissioner Glover - I also have some questions about the lights along Checker
and the water but I am in agreement.
Commissioner Kaszubowski - I have reservations on the lights and I am not
positive I agree with the sidewalk up at the north part of the park site.
I am not clear if we are subject to maintain that. I would like some input
from the park as to whether that would be desirable in that area.
Commissioner Goldspiel - I agree, I am in agreement with the staff comments.
Chairman Button - I have some reservations as to the lights. I too would like
some input from the park and what they feel about the sidewalks.
Commissioner Goldspiel - The bus goes both directions on Checker Road. What
about the school children boarding the bus in those locations?
Mr. Rogers - I feel sidewalks along Arlington Heights Road are important for
the children that are bussed and those walking home from school.
Commissioner Reid - Has there ever been allowances made for land that was
donated in excess of what the ordinance required?
Chairman Button - I think in some cases credit has been given.
Mr. Truesdell - It has been discussed with regard to the Happ Farm but it
was turned down.
Commissioner Goldspiel - Because of the flood plain nature of this land I
am not convinced that the donation is in excess of the requirements.
Chairman Button - Do we require the developer to replace the rental lighting
along Checker and Arlington Heights Road?
Buffalo Grove Plan Commission
Regular Meeting
April 16, 1980
- 9 -
Ayes - Commissioner Goldspiel
Nayes - Commissioners Reid, Glover, Kaszubowski, Chairman Button
Chairman Button - Are we in agreement that the lighting, other than on Burnt
Ember should be deleted? The poll was unanimously yes.
Chairman Button - Should the lighting along Arlington Heights Road be deleted?
Ayes - None
Nayes - Commissioners Goldspiel, Reid, Glover, Kaszubowski, Chairman Button
Commissioner Goldspiel suggested that more than one light was needed at the
intersection. Possibly two at the intersection with one on each side of the
street.
Commissioner Button - Should the developer install sidewalks from east of his
property line west along south Checker Road?
Ayes - Commissioners Goldspiel, Reid, Glover, Chairman Button
Nayes - None
Abstain - Commissioner Kaszubowski
Chairman Button - The Commissioners agree that water mains be provided as
shown in Points 12 and 13 and that the plan include a sidewalk along Checker
Road. Street lights need not be replaced except for the one at Burnt Ember
and a light be provided at your interior street at Arlington Heights Road.
The compensatory storage remains an open subject. We are in agreement on the
necessity of the bike path.
Mr. Truesdell - The Building Department stated that all of the distances
between the buildings, from the buildings to property lines, the height of
the buildings, total number of parking spaces, widths of drives through the
area and private driveways should be shown.
The Police Department stated that the access of the park area will have to
be addressed. Access to the south should be shown according to the Fire
Department.
The Public Works Department stated the two eyebrow entrances could be located
in somewhat further. They felt snow plowing would be difficult.
The distances between the buildings should be 24 feet on sides, the buildings
on Checker Road are 20 feet. The distances between buildings with windows
facing each other should be 40 feet. There is one set of buildings where
the distance is 35 feet.
Has this been submitted to the Soil and Water Department for their review?
Buffalo Grove Plan Commission
Regular Meeting
April 16, 1980
- 10 -
Mr. Freedman - Not yet.
It was determined that a public hearing would be set when the staff received
all the necessary information outlined at tonight's meeting from the developer.
FUTURE AGENDA
L. 1 On April 30, 1980 there will be a workshop on Fiore for the Plan Commission.
On May 7, 1980 Fiore will be discussed again. There will probably be another
public hearing on May 21, 1980 for the Wynnedale property providing all the
information is in.
PUBLIC QUESTIONS
Residents along the Wynnedale property line asked if the water main was not
extended to the well would this effect their pressure. Chairman Button ex-
plained the loop system and said essentially they would have no problem.
The residents stated that the area around Aspen Ditch was soggy and had a
smell to it.
Commissioner Glover moved that the meeting be adjourned. Commissioner Reid
seconded the motion. The meeting adjourned at 11:05 P.M.
Respectfully submitted,
(-.1 ' , / i (1
i > thleen Comer
Recording Secretary
APPROVED BY:
ga ' r
trick Shields
Chairman
Buffalo Grove Plan Commission
Regular Meeting
April 16, 1980