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1984-01-11 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Commonwealth Edison R.O.W. January 11, 1984 Chairman Shields called the public hearing to order at 7:38 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioner Present: Chairman Shields Mr. Goldspiel Mrs. Reid Mrs. Kaszubowski Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mrs. Sheldon Mr. Davis Also Present: Mr. W. Johnson, Johnson Property Owner Mr. R. Wexler, Johnson Property Attorney Mr. F. Angelotti, Johnson Property Engineer Mr. J. Holt, Inverrary Resident Mr. S. Volker, Inverrary Resident Ms. S. Yaya, Inverrary Resident Mr. M. Barnoff, Inverrary Resident Mr. B. Powers, Chevy Chase Resident Mr. S. Stone, Village Trustee Mr. W. Balling, Village Manager - arrived 7:51 P.M. Mr. R. Skelton, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Shields read the notice of the public hearing as published in the newspaper and informed the audience of the format the meeting would take. Mr. Truesdell briefly reviewed the plat of annexation. After incorporation into the Village of Buffalo Grove this piece will establish contiguity with the Johnson property and the Village. The Soo Line Railroad will not be annexed to the Village but state law allows villages to annex over the railroad tracks. Mr. Truesdell explained the term contiguity for Mr. Holt. Mr. Volker was concerned that the annexation had already been decided upon. Chairman Shields explained the annexation process and stated the hearing was to review comments from the public. Ms. Yaya was assured by Chairman Shields that the annexation of the Commonwealth Edison property would have no affect on her electric service. Mr. Truesdell said the reason for I zoning is that this site was the one zoned which allowed high tension lines as a use. It was noted by Mr. Holt that the Johnson property could not be annexed if the Commonwealth Edison property were not annexed. Mr. Powers was assured that there were no plans for this land other than to leave it as it is now. Mr. Truesdell explained for Mr. Harra that the Soo Line property does not need to be annexed because of state law. Mr. Balling arrived. Chairman Shields closed the public hearing at 7:52 P.M. Respectfully submitted, .241f11•1'Pt d'.°"'"f"(4. Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing January 11, 1984 - Page 2 I i i I i PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Johnson Property East January 11, 1984 Chairman Shields called the public hearing to order at 7:53 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioner Present: Chairman Shields Mr. Goldspiel Mrs. Reid Mrs. Kaszubowski Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mrs. Sheldon Mr. Davis Also Present: Mr. W. Johnson, Johnson Property Owner Mr. R. Wexler, Johnson Property Attorney Mr. F. Angelotti, Johnson Property Engineer Mr. J. Holt, Inverrary Resident Mr. S. Volker, Inverrary Resident Ms. S. Yaya, Inverrary Resident Mr. M. Barnoff, Inverrary Resident Mr. B. Powers, Chevy Chase Resident Mr. W. Harra, Inverrary Resident Ms. N. Sanchez, Pekara Resident Ms. M. Laidlaw, Pekara Resident Ms. R. Imlah, Pekara Resident Mr. J. Solozar, Inverrary Resident Ms. M. Spiwak, District 102 Representative Mr. R. Hartwig, Chevy Chase Resident Ms. L. VanSlugs, Inverrary Resident Mr. R. Wallem, Chevy Chase Resident Mr. T. Maholec, Inverrary Resident Mr. D. Maholec, Inverrary Resident Ms. Benner, Inverrary Resident Mr. Ivilichok, Inverrary Resident Mr. S. Stone, Village Trustee Mr. W. Balling, Village Manager Mr. R. Skelton, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Shields read the notice of the public hearing as published in the newspaper, notified the audience of the format the meeting would take, and swore in Messrs. Johnson, Wexler, and Angelotti. Mr. Wexler stated the petitions were in the Chicago Title and Trust (/t 34611, 36132, 38945) , American National Bank and Trust (#51453) . He also represented the Chevy Chase sewer and Water Company. The property was being annexed but not going to be developed at this time. The zoning is in compliance with the Buffalo Grove zoning and comprehensive plan. Mr. Johnson briefly reviewed the land parcels, the zoning, and the land uses in each parcel. Mr. Wexler stated, regarding Parcel C, they have conferred with various office and research development centers. They have presented the Commission with a list of 16 items they would like permitted in the B-3 zoning category (Proposed Uses for Buffalo Grove B-3 District on Johnson Property Along Lake Cook Road) . They feel this will give any developer they sell to more flexibility. This list was previously distributed to the Commission. He further explained what they felt a pilot plant operation was. Mr. Wexler stated the Village could strike from the list of proposed uses any use it did not want at the time of plan approval. Commissioner Krug disagreed with allowing Points 3, 15, and 16 on the B-3 list. He felt they should be placed in the industrial section. Mr. Truesdell pointed out that the reason these items are being requested is that this entire area was shown as 0/R in the comprehensive plan. He explained for Commissioner Goldberg that the Buffalo Grove B-3 District is a PUD District. In B-1 and B-2 the developer can get permits if he meets the zoning requirements. On B-3 they must submit a site plan for review. The requirements for B-3 are different and require a detailed review by the Village. In this situation the corporate authority can limit the permitted uses and can expand upon those uses for a particular development. Mr. Angelotti briefly reviewed his proposed schematics for the road work for annexation, the preliminary water main system, the sanitary sewer system and the storm water management. The sewage treatment pond that was discharging into the creek has a flow of about 350 gallons per day plus the commercial use. He restated the need to clean up the creek. The system does not need the clean up to function, it will work without it. However, this clean up will affect everyone. His calculations were taken on the property that is to be annexed. This plan will not create new flooding. The creek has not been cleaned since 1977. The water flow will not go through the area at the rate it does now. It will be slowed down after development. Mr. Johnson has spoken with Mr. Bill Peterson, Vernon Township Supervisor about the flooding problems. One of the problems that Mr. Peterson faces is that there are a number of property owners who own sites north of the Inverrary culvert that is plugged. Those adjacent property owners have to clean their portion of the creek. He has had no cooperation from the county on this matter. Mr. Angelotti stated for Commissioner Musfeldt, one of the sanitary stations on the site has been notified it is to close by the EPA. They will intercept the flow at that point and eliminate the problems with the EPA. Ms. Sanchez stated it will be difficult for the owner to get a permit for their Buffalo Grove Plan Commission Public Hearing January 11, 1984 - Page 2 water. She did not see any debris along the creek in her area. She feels when there is a heavy rain fall it will be too much capacity for the storm water. Mr. Angelotti was informed the plant has the necessary capacity. Ms. Laidlaw felt the sewage treatment plant should be maintained so that their health would not be endangered and stated this was a real problem. Mr. Angelotti stated the county is the party responsible for its maintenance. Mr. Balling stated the system is owned and operated by the county. The Village is served by them and thus is obligated by contract to send all sewage to that plant. Generally, infiltration studies are required by municipalities. Mr. Powers stated that as soon as the Des Plaines River rises two feet the water flows from north to south, or backwards. They are concerned about the quality of life in their area. If this site is annexed they will have no voice as to what will be built on the property. Ms. Imlah was informed that the developer bears the cost of the sewer and water. Ms. Spiwak stated if this development goes in after next year it will not affect District 102. It will affect Stevenson High School. If there are children coming into the school this year it will create a major problem for District 102. Mr. Hartwig stated his questions had been answered. Ms. VanSluys was concerned with the R-9 zoning. She felt that there should be a more restrictive zoning on that piece. There has been raw sewage in their basin since 1978 because the water flows the wrong way. The Inverrary property sits lower than the Johnson property and they are concerned about this when it rains. It was explained that Mr. Johnson has entered into an agreement with the Wheeling Park District for this site and park services would be handled by them. Mr. Solozar was concerned with the annexation of this development and being exposed to industrial hazards. Mr. Wallen stated since the retention basin has been put in the situation in Chevy Chase is worse regarding flooding. They have had four one hundred year rains in the last two summers and the water sits for about three days on the land. In response to Commissioner Krug, Mr. Angelotti stated their lift station will be used by the residents of the homes on the Johnson property. When it is near capacity in the fifteen foot line the line will be installed up to the interceptor on Pope Avenue. In response to Ms. Spiwak, Mr. Johnson stated at this point in time there is no developer for the residential property. No development can take place until the sewer and water problem is taken care of and the Village feels that will Buffalo Grove Plan Commission Public Hearing January 11, 1984 - Page 3 II not be until July or August of 1984. li In response to Mr. Holt, Mr. Angelotti stated he had taken into consideration the backward water flow in his deliberations but until tonight did not know at what specific point it took place. Mr. Haunt was afraid the detention pond south of Inverrary Lane will erode the soil. Ms. Sanchez felt the Department of Transportation and Water Resources should be contacted regarding this site. Mr. Kuenkler noted that as a matter of course the Village routinely contacts them on an annexation. Mr. Tim Maholec was concerned about the R-9 zoning and feels there should be recreation facilities on the site. Mr. Don Maholec felt the Commission should reconsider development on Lake/Cook Road. Ms. Benner does not want her home to overlook industrial property. Mr. Ivilichok wanted the Commission to reconsider the zoning. Chairman Shields closed the public hearing at 10:29 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: /', Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing January 11, 1984 - Page 4 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Johnson Property East Buffalo Grove Retail Center - Trammel Crow Company Wheeling Avenue Plat of Vacation January 11, 1984 Chairman Shields called the regular meeting to order at 10:45 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioner Present: Chairman Shields Mr. Goldspiel Mrs. Reid Mrs. Kaszubowski Mr. Krug Mr. Goldberg Mr. Musfeldt Commissioners Absent: Mrs. Sheldon Mr. Davis Also Present: Mr. W. Johnson, Johnson Property Owner Mr. R. Wexler, Johnson Property Attorney Mr. F. Angelotti, Johnson Property Engineer Mr. T. Barrett, Trammel Crow Developer Mr. T. Beechick, Trammel Crow Developer Ms. S. Best, Trammel Crow Traffic Analyst Mr. J. McDermott, Dominick's Representative Mr. J. Holt, Inverrary Resident Mr. S. Volker, Inverrary Resident Ms. S. Yaya, Inverrary Resident Mr. M. Barnoff, Inverrary Resident Mr. B. Powers, Chevy Chase Resident Mr. W. Harra, Inverrary Resident Ms. N. Sanchez, Pekara Resident Ms. M. Laidlaw, Pekara Resident Ms. R. Imlah, Pekara Resident Mr. J. Solozar, Inverrary Resident Ms. M. Spiwak, District 102 Representative Mr. R. Hartwig, Chevy Chase Resident Ms. L. VanSlugs, Inverrary Resident Mr. R. Wallem, Chevy Chase Resident Mr. T. Maholec, Inverrary Resident Mr. D. Maholec, Inverrary Resident Mr. S. Stone, Village Trustee Mr. W. Balling, Village Manager - arrived 7:51 P.M. Mr. R. Skelton, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Moved by Commissioner Kaszubowski, seconded by Commissioner Goldberg to dispense with the preliminary agenda and go on to Item 6 under Matters for Discussion. Approval was unanimously in favor and the motion passed. JOHNSON PROPERTY EAST AND COMMONWEALTH EDISON R.O.W. Mr. Balling stated the Village has worked with the owners of the property for some time on the conceptual design concepts. For a tract this size it is common to deal with it in phases. After staff review and analysis, annexation of this property is recommended as the owner has satisfied the demands for approval. One of the reasons they are interested in moving ahead with speed is because of pollution problems. The Village feels it has designed an economical means of solving the sewer and water problems for the area. Commissioner Goldberg would like to see a study submitted to the Village Board regarding the water problem solution and a definite report with regard to the capacity of the sewage plant that this developer is anticipating the use of priro to their meeting on this site. He would like to have the B-3 Items List Item Number 15 deleted. Commissioner Kaszubowski was concerned with the proposed B-3 Items List. Commissioner Goldspiel felt Items 3, 15, 16 on the B-3 List should be eliminated. He was concerned about the single street in the residential area. He would prefer that the industrial traffic could not enter the residential street but the residential traffic could enter the industrial area. He felt the residential should become part of the looped street system out to Lake/Cook Road. He would like to have a copy of the materials Commissioner Goldberg requested be given to the Village Board. Mr. Balling stated the Commission would receive a copy of these materials. Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski that the Plan Commission recommend to the Village Board annexation and zoning of the Commonwealth Edison property north of Lake/Cook Road. AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Davis The motion passed 6 - 0. Moved by Commissioner Goldberg, seconded by Commissioner Krug, that the Plan Commission recommend to the Village Board annexation of the Johnson Property East with the proposed zoning and delete from the B-3 District Use Proposal Items 15 and 16 in their entirety. In addition the report to the Village Board shall include: 1) A report on the sewage plant capacity by the governing entity managing that plant. Buffalo Grove Plan Commission Regular Meeting January 11, 1984 - Page 2 2) A complete study of the storm water run off of the property in question as well as the surrounding property from the Village's Engineering Department. 3) The engineering section of the street coming south from the R-9 be converted to a regular street thereby giving the entire area a loop for residential traffic only. Discussion: In response to Commissioner Goldspiel, Mr. Skelton had no comments on the motion. Commissioner Musfeldt felt Items 3, 6, 10 and 13 should be eliminated because they belong in the industrial area and did not want them in the B-3 area. Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel, to amend the motion to read that in addition to Items 15 and 16, Items 3, 6, 10, and 13 be eliminated from the B-3 List. Both Commissioners Goldberg and Krug accepted the amendment to their motion. AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Davis The motion passed 6 - 0. BUFFALO GROVE RETAIL - TRAMMEL CROW COMPANY Mr. Truesdell stated staff did not see any serious problems with the site plans. He briefly reviewed his staff memo of January 3, 1984 to the Plan Commission. Mr. Beechick stated they are expanding the area originally shown for retail use from 5.6 acres up to 8.8 acres of land. Mr. Salsman owns the 5.6 acre parcel of land at the corner. They are not sure of the size of the office development at this time. They are just looking for the retail portion of the site to be reviewed at this meeting. The detention will be expanded for storm water detention. Mr. Barrett stated they can meet the codes regarding the suggestions of the fire department. The piece will be anchored by Dominicks with a 91,000 square foot retail space. The outline of the supermarket building is not final Dominicks might incorporate the drug store into their operation. Their negotiations should be finalized by the first week of February. They hope to start building in late March or early April. They do not have the architectural plans or the landscaping at this point but the building will be all brick. It will be compatible with the business park. Mr. Balling left the meeting at 11:45 P.M. Buffalo Grove Plan Commission Regular Meeting January 11, 1984 - Page 3 Commissioner Goldspiel was concerned about how Dominicks would handle the internal traffic. Mr. Barrett stated a sub tenant will be found for their present store before vacating it. Mr. McDermitt noted they have been in the present store for five years. Because of the changing business the store does not fit in their plans for this market for more than three to five years. They have a lot of good activity to sublease that store. They have several alternative locations for a new store. The typical shopping center they go into is 85,000 square feet. This location will give them the volume they need. Mr. Barrett stated they are looking at putting a restaurant in the outlot. Ms. Best briefly explained the traffic flow for the food store. She stated comparing this site with the one at Dundee Road and Arlington Heights Road the major concern is on Arlington Heights Road. The access drives are further away from the intersection in the new store to provide stacking. There is a forest preserve across the street and there will not be interference from left hand turns. Commissioner Reid did not like a restaurant located on the outlot. Mr. Beechick stated they have not definitely decided what will go on that site but whatever it is it will be attractive. The total detention area will be expanded to include the food area. They will have to get direction from staff for the final stages on this site. Chairman Shields was concerned with the landscaping and berms. Commissioner Goldberg recommended the applicant come back to the Commission taking the basic area in question, enlarging it, showing the landscaping, and be prepared to sell what they are going to build. The Commission was polled as to whether they wanted to continue onto the next stage. Yes was a favorable vote. AYES: Commissioners Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioners Sheldon, Davis The poll was favorable 5 - 1. FUTURE AGENDA The next meeting would be February 1, 1984 Buffalo Grove Plan Commission Regular Meeting January 11, 1984 - Page 4 WHEELING AVENUE PLAT OF VACATION Moved by Commissioner Kaszubowski, seconded by Commissioner Krug, that the Plan Commission recommend approval to the Village Board of the Wheeling Avenue Plat of Vacation. AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Goldberg, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Davis The motion passed 6 - 0. APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Reid, to approve the December 7, 1984 Regular Meeting Minutes, Variation to Section 18.12.070. Public Hearing Minutes, Northwood Grove Unit II Public Hearing Minutes and the December 14, 1983 Special Meeting Minutes. Approval was unanimously in favor with Commissioners Reid and Musfeldt abstaining. ADJOURNMENT Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski to adjourn the meeting. Approval was unanimously in favor and Chairman Shields adjourned the meeting at 12: 30 A.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Me_ci—e9—D atrick Shield Chairman Buffalo Grove Plan Commission Regular Meeting January 11, 1984 - Page 5