1980-12-17 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Buffalo Grove Business Park
December 17, 1980
Chairman Shields called the Regular Meeting to order in the Municipal
Building, 50 Raupp Boulevard, Buffalo Grove at 7:43 P.M.
Commissioners Present: Chairman Shields
Mr. Goldspiel
Mrs. Sheldon
Mr. Shifrin
Mrs. Reid
Mrs. Kaszubowski
Commissioners Absent: Mr. Button
Mr. Glover
Mr. Davis
Also Present: Mr. C. Fiorito, Developer, Buffalo Grove Business Park
Mr. R. Lunt, Developer, Buffalo Grove Business Park
Mr. J. Marienthal, Trustee, Buffalo Grove
Mr. J. Truesdell, Village Planner, Buffalo Grove
APPROVAL OF MINUTES
Commissioner Reid moved approval of the Public Hearing Minutes of
November 19, 1980. Commissioner Kaszubowski seconded the motion.
AYES: Commissioners Goldspiel, Reid, Kaszubowski
NAYES: None
ABSTAIN: Commissioners Sheldon, Shifrin
ABSENT: Commissioners Button, Davis, Glover
Commissioner Reid moved approval of the Regular Meeting Minutes of
November 19, 1980 subject to correction. Commissioner Kaszubowski seconded
the motion. Page 3, paragraph 1 change review to revision.
AYES: Commissioners Goldspiel, Reid, Kaszubowski
`./ NAYES: None
ABSTAIN: Commissioners Sheldon, Shifrin
ABSENT: Commissioners Button, Davis, Glover
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BUFFALO GROVE BUSINESS PARK
Mr. Lunt - Since our last meeting we have met with staff and have modified
our plan as discussed. At the last meeting we had a service drive between
the shopping area and the office and research building. That has been mod-
ified so that we now utilize two curb cuts on Arlington Heights Road and
Lake Cook Road. There have been a couple of modifications which vary with
respect to thirty feet for residential and non residential use. My reason
for requesting a variation is to live within the perimeters of only two
access points. We reconstructed the whole plan which leaves us very little
landscaping through the business park. I would prefer to have more concen-
trated landscaping along the parkway. I have combined two buildings into
one larger building so that I can add landscaping. I have again put the
three story building in the same location. It will be a three story brick
building. It is a strong looking building and I feel that would be preferrable
to view rather than a sea of parking lot at this location. Mr. Lunt then
showed the Commission renderings of his one and three story buildings.
Staff is still asking for a stockade fence. I prefer to see a cyclone fence
with ivy on it. I had anticipated start up in spring. Of course, that
depends on the rates of the financial community at that time.
Commissioner Goldspiel - Regarding the U shapped building in the left hand
corner. Since there is no landscaped area in the center of the U, do you
have enough room for cars to back out?
Mr. Lunt - Yes there is enough room.
Commissioner Goldspiel - It is just backed right up to the building?
Mr. Lunt - Yes.
Commissioner Goldspiel - Regarding relief from the stockade fence required,
I thought staff was amenable to relief in center areas. I could see a cyclone
type of fence behind the large green area. I have trouble with the problem
of the set backs on the two sides where it abuts residential areas. I have
trouble with parking lot detention.
Commissioner Shifrin - Is the variance you are asking for only on the east side?
Mr. Lunt - It was on both sides.
Commissioner Goldspiel - You are talking about cutting the amount of green
in the back. If you pulled part of that green up front, couldn't you have
your detention in two areas rather than one?
Mr. Lunt - I have not done final engineering but that would be one of the
things to check into when I do. When I talked to my engineer about it briefly
he did say that it would not be very cost effective.
Buffalo Grove Plan Commission
Regular Meeting
December 17, 1980
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Mr. Truesdell - The engineering staff prefers not having parking lot detention.
Commissioner Sheldon - In order not to waste your time, parking lot detention
is not something that this Board or the Village Board is in favor of.
Commissioner Goldspiel - I agree with you about the three story office front.
Commissioner Reid - Is your set back of the three story building on Lake Cook
Road too low?
Mr. Lunt - It is intended to meet the requirement.
Commissioner Reid - I would like to see more green space before that building
on Lake Cook Road.
Commissioner Goldspiel - If we have the fence instead of the berm how far
back from the property line would the fence be set?
Mr. Truesdell - It would be set just inside the property.
Commissioner Goldspiel - You would have twelve or thirteen feet of green
on this side of the fence.
Commissioner Reid - I can appreciate your concern for having as much office
space, landscaping, etc. I think the view going down Arlington Heights
Road is just as important as the view going down Lake Cook Road. Stockade
fence deteriorates. I would rather see berming and landscaping ' maintained by
both you and the future tenants. Does the ordinance require a stockade fence?
Mr. Truesdell - In the office/research districts it requires thirty foot
landscaped yard area plus a six foot stockade fence.
Commissioner Goldspiel - We should consider what the approved plan is on the
adjacent sides.
Mr. Truesdell - On the west side of this property it is multi-family, the
north side is town houses and the east side is apartments of three or four
story height.
Commissioner Sheldon - What happens if you go up to four stories on One of your
buildings?
Mr. Lunt - Right now I perceive the market not taking more than a three story
building.
The Commission approved the berm and the open fence on_the portion of the green area.
Mr. Fiorito - After our last meeting I met with Lake and Cook Counties. The
major area of concern was the two curb cuts. For the aesthetics of the
commercial I will be working with Mr. Lunt on continuity of design. I might
want to soften the effect a bit more so that the commercial does not look like
an extension of the office/research. The materials will be complementary.
Buffalo Grove Plan Commission
Regular Meeting
December 17, 1980
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Mr. Marienthal - Mr. Lunt, have you taken a look at flip/flopping two of your
buildings, specifically the U and L shaped buildings at the back?
Mr. Lunt - You would have a problem with people having to walk around the
buildings to enter them from the parking lot. Are the side walk and bike
path the same thing?
Mr. Truesdell - The bike path is an eight foot side walk on Jake Cook Road.
Most of the side walk has been constructed on Arlington Heights Road.
Mr. Goldspiel - Regarding the service drive, that is labeled on the plan,
do we have a problem with that being an alley where there is no visibility of
it and a potential problem. In the sense that it would be walled in and narrow?
Mr. Lunt - It is a long continuous area. There is a minimum of fourty-five
feet between the buildings. It will be lighted, maintained and cleaned by
the maintenance people.
Commissioner Goldspiel - Will either the commercial or the office buildings
.lave windows opening on the service drive?
Mr. Fiorito - The commercial will not.
Mr. Lunt - The office has some potential for a window. It depends on the clients.
Commissioner Sheldon - Where are the dumpsters going to be?
Mr. Lunt - Dumpsters and transformers locations are hard to determine until
you start building. They most likely will be in the back and screened.
Chairman Shields - We do not have a problem with the thirty or sixty foot set
backs. on this plan. The Commission agreed.
Mr. Truesdell - Basically this is a PUD. The office/research districts re-
quire when the district abuts a residential district, that they provide a
thirty foot green area adjacent to a residential area with no parking plus a
six foot solid stockade fence at the property line. When we originally
reviewed this plan we felt going to fifteen feet with 10dscapping would
enhance this plan. My feelings were to leave the fence but it is worth
consideration to reduce to fifteen feet.
Mr. Marienthal - You have to consider you are going to have town houses that
are going to abut the property on the north.
Commissioner Reid - What if you have thirty feet with a berm?
Mr. Lunt - There is very little activity in these buildings after 5:00 P.M.
Buffalo Grove Plan Commission
Regular Meeting
December 17, 1980
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The Commission was polled to see if they went along with Mr. Truesdell's
recommendation.
AYES: Commissioners Shifrin, Kaszubowski
NAYES: Commissioners Sheldon, Reid, Goldspiel
Mr. Marienthal - If you took five feet from the circulation drive and added
it to the back you would really only be loosing ten feet.
The Commission concurred with Mr. Marienthal's suggestion and adopted it.
Commissioner Sheldon - How are you going to phase this?
Mr. Lunt - The two buildings along Lake Cook Road would be the first.
The Commission suggested the plan proceed to the public hearing stage.
Mr. Truesdell stated the public hearing would probably be held in February.
Mr. Goldspiel - I have recently read several items in the newspaper that have
impact on what we do as a plan commission. I wonder if you could give us a
report regarding the Lake Michigan water allocation.
Mr. Truesdell - I am not sure what our next step would be. We got exactly
what we asked for to the year 2,000. We dropped off after that.
Commissioner Goldspiel - Do you know if the addition of Wheeling is going to
slow it up?
Mr. Truesdell - I cannot answer that that would have to be investigated.
Commissioner Goldspiel - Regarding the proposal for increasing the donation
ordinance, it seems to me that in Illinois the donation ordinance is legally gased
strictly in relation to the people who are being brought in by the developer.
When people talk about increasing the donation ordinance to make up for past
deficiencies that bothers me. It seems to be over reaching on their part.
Mr. Truesdell - I have not been informed as to that issue.
Mr. Marienthal - I think the school districts that we are in is what brought
that up again. The K to four and the fifth to ninth school site size was not
going along with the standards that were set by the State of Illinois in regard
to acreage. Then the park district thought that if the schools were looking
L/ at additional acreage they should get with the national standard.
Commissioner Goldspiel - It would still be charged to the people who were com-
ing in?
Mr. Marienthal - Yes.
Buffalo Grove Plan Commission
Regular Meeting
December 17, 1980
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Commissioner Goldspiel - I have been reading about the salt pile structure. The
building is not the most attractive looking.
Mr. Marienthal - That particular design is the most workable and feasible.
It is the most cost effective and maintenance free. You cannot see the salt
pile s ruc structure rom e uook Road.
Commissioner Goldspiel - Can you give us some information on the Lincolnshire
situation regarding blocking the Santucci annexation?
Mr. Marienthal - The only thing that I commented on was that Lincolnshire
says one thing and then does another. The reason that Lincolnshire backed
off is because they were going to have to service the area. The public service
and the fact that the land owners would have never agreed contributed to their
decision.
Commissioner Goldspiel - We are back on for our Santucci property?
Mr. Truesdell - For the most part they do not have a problem with what is being
proposed on the Santucci property as long as we agree to go down to the rural
estate development north of Aptakisic Road.
Commissioner Goldspiel - Regarding the law suit of the Village of Barrington
Hills versus Hoffman Estates, the Supreme Court has said that Barrington Hills
has standing to sue Hoffman Estates regarding their rezoning and approval of
the Popular Creek Music Theater. I feel we should take that into consideration
when dealing with our surrounding neighbors.
Commissioner Shifrin - I think the court looked at this very narrowly and
was looking at this particular set of facts. I do not think that would apply
in every type of situation.
Commissioner Sheldon moved adjournment. Commissioner Reid seconded the motion.
Chairman Shields adjourned the meeting at 9?15 P.M.
Respectfully submitted,
'1X4it/
thleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Regular Meeting
December 17, 1980