1985-06-19 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Amendment to Section 1/.44.060.0 of Buffalo Grove Zoning Ordinance
Market Place at Town Center
Washington/Irving School
June 19, 1985
Chairman Sheldon called the regular meeting to order at 10:38 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Mr. Krug
Also Present: Mr. M. Tarnoff, Asst. Executive Dir. Jewish Fed.
Mr. N. Sack, Attorney, Washingrton/Irving School
Mr. P. Kupritz, Land Planner, Town Center
Mr.J. Brim, Architect, Town Center
Mr. S. Lieberman, Developer, Town Center
Mr. M. Schwartz, Attorney, Town center
Mr. B. Jacobs, Landscape, Town Center
Mr. A. Haeger, Engineer, Town Center
Mr. J. Markowitz, 511 Crown Point Dr. , B. G. Res.
Mr. R. Mraz, 1261 Radcliff, B.G. Resident
Mr. J. Hoeft, 1249 Radcliff, B.G. Resident
Mr. R. Hasler, 1225 Radcliff, B.G. Resident
Mr. G. Glover, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Demski, to approve
the Regular Meeting minutes of June 5, 1985. Page 2, paragraph 4 add "curb
to curb, no street parking permitted", paragraph 12 add "concrete whichever
is most". Page 4, paragraph 1 delete "between", paragraph 2 add if "all
public or all private streets remain throughout". Page 5, paragraph 4 add
"for, to" paragraph 10 change "Goldspiel's" to "Goldberg's".Approval was
unanimous in favor and the motion passed.
COMMITTEE & LIAISON REPORTS
Commissioner Laskie attended a pre-application conference for the Gootrod
Property. The Board unanimously voted against it. The Phase 3 portion of
Hidden Lakes was reviewed at this same meeting and the Board voted in favor
of the plan but was concerned with Busch Road.
Commissioner Goldspiel noted that RTA has begun its feasibility study of the
commuter rail service on the Soo Line.
CHAIRMAN'S REPORT
Chairman Sheldon welcomed Commissioner Kaszubowski back on the Plan
Commission.
WASHINGTON IRVING SCHOOL REZONING FROM R-5 to R-7 & SPECIAL USE
At this point the agenda was reversed, with the Commission's concurrence, in
order to hear the Washington Irving School rezoning and special use.
Commissioner Goldspiel stated that he was stepping down and would take no
part in the discussion because he had made contributions to the Jewish
Community Center in the past and felt it would be inappropriate to hear this
matter.
Commissioner Davis stated he would step down because he works for someone who
sits on the Federation Board.
Mr. Sack stated the Federation has entered into a contract to purchase this
school which is contingent on the action taken by the Village. The school
building is presently used by 4 tenants who would remain if the Federation
should obtain the building. Their plan minimizes or eliminates the car
lights shining on residential homes with landscaping. The Federation is
working with the Park District on an agreement to allow joint use of the
playgrounds on site and park facilities. They have talked to the music
school in the building and will permit them to use their space after 10:00
P.M. as long as the noise is not audible outside the building. Signage is
under consideration.
Mr. Tarnoff stated there could be people in the building after 10:00 P.M. but
they would be attending meetings similar to this one. If they used the Park
District facility they would be responsible for any liability. They had
considered some type of traffic control commitment. He briefly explained the
type of activities that would take place in the building. Any additional use
of the building would be in the nature of counseling.
Commissioner Kaszubowski proposed a covenant be entered into that would
insure no increase in the night use of the building.
Chairman Sheldon suggested the developer consider signage to increase the use
of the parking lots. The developer concurred.
Mr. Mraz was concerned with the present parking problem. He suggested a stop
sign be installed to control the school traffic.
Buffalo Grove Plan Commission
Regular Meeting
June 19, 1985 - Page 2
Mr. Truesdell will have the Police Chief review this situation and contact
Mr. Mraz. The Minee Subee sign will be moved to its proper location per the
ordinance.
Mr. Tarnoff stated that if in the future the Federation should grow and they
need the entire building they would occupy it.
Mr. Hoeft would like to see the 10:00 P.M. curfew apply to meetings as well
as the music school.
Mr. Hasler stated he was concerned with the overflow parking which occurs
once a month.
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie that this
plan proceed to a public hearing after the developer has met with the Police
Chief and the Park District assuming all the necessary documentation is
received by Staff.
AYES: Commissioners Musfeldt, Laskie, Demski, Gal, and Kaszubowski
NAYES: None
ABSTAIN: Copmmissioners Goldspiel, Davis
ABSENT: Commissioner Krug
The motion passed 7 - 0.
AMENDMENT TO SECTION 1744060.0 OF THE BUFFALO GROVE ZONING ORDINANCE
Commissioner Kaszubowski stated that because of business connections with
members of the Town Center development team she would step down on this
item.
Moved by Commissioner Musfeldt, seconded by Commissioner Davis, that the Plan
Commission table this item in the absence of legal counsel.
Discussion:
Chairman Sheldon stated the Commission has discussed public versus private
streets in the past and this issue should be resolved. It needs to be
discussed at the Board level and direction given to the Commission.
Trustee Glover felt this could be handled by a Commission referral basis to
the Board.
Mr. Truesdell explained that what was in the packet regarding roads was
correct. It is really exactly the same as what was in the B-5 Ordinance
previously but the B-5 subdistricts were rearranged. He had spoken to Mr.
Raysa about this plan and he had concurred with Mr. Truesdell. The map
presented at this meeting was just to review the zoning districts and not the
roadway.
Buffalo Grove Plan Commission
Regular Meeting
June 19, 1985 - Page 3
AYES: Commissioners Davis, Laskie
NAYES: Commissioners Goldspiel Musfeldt, Demski, Gal
ABSTAIN: None
ABSENT: Commissioner Krug
The motion failed 4 - 2
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the
Plan Commission adopt on its agenda, at a future time, official mapping of
the streets in the Town Center area.
AYES: Commissioners Goldspiel, Davis, Musfeldt, Laskie, Demski, Gal
NAYES: None
ABSTAIN: None
ABSENT: Commissioner Krug
The motion passed 6 - 0
Commissioner Davis stated this is the official map and by changing the
ordinance the Commission is changing the official map. He feels legal
opinion is necessary to do so.
Commissioner Demski suggested that when a change is up for review the
Commission be given complete details with regard to what is proposed and what
is in place.
Moved by Commissioner Musfeldt that the Plan Commission recommend to the
Village Board the B-5 Zoning District amendment's approval as outlined in
Mr. Truesdell's letter of June 14, 1985 to the Plan Commission, titled B-5
Zoning District Amendments. Due to lack of a second the motion died.
Moved by Commissioner Davis, seconded by Commissioner Musfeldt, that the Plan
Commission recommend to the Village Board approval of amending the Town
Center Land Use Map in order to put Parcel #1, noted on the land use map, in
the commercial/recreational subdistrict with a special use for a mixed
commercial/office occupancy subject to legal review.
AYES: Commissioners Goldspiel, Davis, Musfeldt, Laskie, Demski, Gal
NAYES: None
ABSTAIN: None
ABSENT: Commissioner Krug
The motion passed 6 - 0.
Moved by Commissioner Davis, seconded by Commissioner Laskie to table the
balance of the Town Center Land Use Map until the Plan Commission has legal
opinion as to whether it can adopt a map outlining what the parcels are or
just a blank map.
AYES: Commissioners Goldspiel, Davis, Musfeldt, Laskie, Demski, Gal
NAYES: None
ABSTAIN: None
ABSENT: Commissioner Krug
Buffal
o Grove Plan Commission
Regular Meeting
June 19, 1985 - Page 4
The motion passed 6 - 0.
Moved by Commissioner Davis, seconded by Commissioner Musfeldt that the Plan
Commission recommend to the Village Board approval of the Market Place at
Town Center, 1 Town Place as shown in the plan revised May 28, 1985, noting
that the developer be cognizant of the concerns of the residents regarding
planting materials, maintenance agreement with regard to storm sewer,
covenant with regard to dry detention, all variations that are required for
sewer depth be reviewed by the Village Engineering Department and storm water
design approved by the Village Engineer, parkway trees as required,
conforming with the Appearance Commission's recommendations, that the
right-of-way not be approved.
The motion was amended by Commissioner Musfeldt with Commissioner Davis
concurring, that the right-of-way conform to Mr. Truesdell's suggestion in
his memo dated June 13, 1985 to the Plan Commission titled Market Place at
Town Center Preliminary Plan.
Discussion:
Mr. Schwartz asked the same consideration be given to them regarding the bike
path, as has been given to other developers in the Village.
Commissioner Goldspiel is still uneasy with the difference between the 1' and
18" in the sewer depth.
Commissioner Gal stated he felt the wood fence should be extended along the
property line between the Amoco station and this site by this developer.
AYES: Goldspiel, Davis, Musfeldt, Laskie, Demski, Gal
NAYES: None
ABSTAIN: None
ABSENT: Commissioner Krug
The motion passed 6 - 0.
ADJOURNMENT
Moved by Commissioner Gal, seconded by Commissioner Davis and unanimously
carried that the meeting be adjourned. Chairman Sheldon adjourned the
meeting at 12:15 A.M.
Respectfully submitted,
athleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting
June 19, 1985 - Page 5
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Market Place at Town Center
June 19, 1985
Chairman Sheldon called the public hearing to order at 8: 30 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Mr. Kaszubowski
Commissioners Absent: Mr. Krug
Also Present: Mr. P. Kupritz, Land Planner, Town Center
Mr.J. Brim, Architect, Town Center
Mr. S. Lieberman, Developer, Town Center
Mr. M. Schwartz, Attorney, Town center
Mr. B. Jacobs, Landscape, Town Center
Mr. A. Haeger, Engineer, Town Center
Mr. J. Markowitz, 511 Crown Point Dr. , B.G. Resident
Mr. R. Kuenkler, Village Engineer
Mr. G. Glover, Village Trustee
Mr. J. Truesdell, Village Planner
Chairman Sheldon read the notice of the public hearing as published in the
newspapers. She then swore in Messrs. Kupritz, Brim. Lieberman, Schwartz,
Jacobs, and Haeger.
Mr. Lieberman stated they have incorporated many of the suggestions discussed
at previous workshops. They have attempted to create a New England type of
atmosphere and this is a good identification or gateway for the Town Center.
It is a quality development.
Commissioner Davis stated this plan has variations that he is not in favor
of. He felt this was a quality development but questioned whether this site
is the place for this type of development.
In response to Commissioner Gal, Mr. Kuenkler briefly reviewed the variations
for this development. There is really no flood plain on the site. If the
building is properly designed there should be no water problem.
Mr. Brim briefly reviewed the geometry of the site explaining the reason for
the variations.
After some discussion over materials submitted to the Village Engineer
shortly before this meeting, it was determined the petitioner had submitted
all documentation that the Village of Buffalo Grove necessary for this
hearing. The petitioner is probably more efficient than most that have come
before the Commission.
Commissioner Davis noted an exception.
Mr. Haeger briefly reviewed the detention. It is sufficient for this site.
Mr. Kuenkler noted the service road behind the building is at the high water
line. There is nothing below the high water line on this site.
Mr. Brim briefly reviewed the lighting, landscape plans, the bike path and
the sidewalks.
Mr. Truesdell was satisfied with the internal roadway system.
Mr. Brim stated the towers will be located in several places, 4 on the 2
adjacent buildings, 2 at the entrance and 1 free standing at the single
building. The buildings will be composed of masonry and dryvit panels. They
may go all masonry. The parkway trees are pushed back from the parkway. The
developer will have to maintain them. He then reviewed the site line from
the center of Buffalo Grove Road to the building. He stated the detention
area could be increased so that you would not need the 1' variation but then
the development would not be economically feasible to build.
In response to Mr. Markowitz:
1. Mr. Truesdell stated the parking space issue had been resolved
satisfactorily.
2. Mr. Kuenkler explained the sewer depth variation.
3. Mr. Brim reviewed the site line for various locations on the site.
4. Mr. Jacobs briefly reviewed the plant materials to be used.
5. Mr. Brim reviewed the exterior materials for the buildings.
Mr. Markowitz requested the developer use evergreens interspersed between his
other plant materials along Buffalo Grove Road.
The developer will consider continuing the living fence between the Amoco
property if the Plan Commission should require it.
Chairman Sheldon closed the public hearing at 10:22 P.M.
Buffalo Grove Plan Commission
Public Hearing
June 19, 1985 - Page 2
Respectfully submitted,
/
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing
June 19, 1985 - Page 3
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Amendment to Section 17.44.060.0 of Buffalo Grove Zoning Ordinance
June 19, 1985
Chairman Sheldon called the public hearing to order at 7: 34 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Mr. Krug
Also Present: Mr. Jeff Markowitz, 511 Crown Point Dr. , Resident
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
Chairman Sheldon read the notice of the public hearing as published in the
newspapers. She then swore in Mr. Truesdell.
Mr. Truesdell stated this hearing is to review the amendment to the Town
Center Land Use Map. It places the retail along Route 83 and the residential
along Buffalo Grove Road. He noted the Village Green was scaled down because
there was some concern as to the use of the land. The open space will be
distributed throughout the plan rather than concentrated in one area.
Commissioner Davis was not comfortable excluding drive-in banking facilities
and felt day care centers should not be allowed because of the increased
traffic this would cause. He did not feel barber or beauty schools should be
allowed in this area.
Commissioner Goldspiel would like to see a break in the long
commercial/office section.
Mr. Truesdell stated the break up of this portion could be accomplished with
green space and the design.
In response to Commissioner Goldspiel, Mr. Truesdell stated that the land
donations in the residential could be used to purchase the land near the
Village Green and contributions could be sought from other developers in the
Town Center area. The Village will be able to pick up an acre of land with
the right-of-way acquisition for Buffalo Grove Road. It would have the
ability to condemn property if they could prove it was for a public purpose.
Commissioner Goldspiel was not comfortable allowing a ten story building in
this area.
Commissioner Demski was concerned with the traffic pattern.
Commissioner Davis was concerned that there was no major anchor store going
into the Town Center. He felt that area should be looked at as a PUD for the
industrial/shopping. There is no single developer for the entire piece.
Staff should plan the roads and parks. He felt the Village is building this
piece meal with strip shopping centers.
Mr. Jeff Markowitz, felt the ten story buildings should be reevaluated.
Chairman Sheldon closed the public hearing at 8:29 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
,:/‘;406"( (3Ci&f;6 -
Barbara Sheldon
Chairman
III
Li
Buffalo Grove Plan Commission
Public Hearing
June 19, 1985 - Page 2