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
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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.
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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