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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