1985-06-05 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Buffalo Grove Business Park Expansion
Final Plat of Subdivision - Buffalo Grove Business Park Unit 5
Riverwalk
June 5, 1985
Chairman Sheldon called the regular meeting to order at 7:32 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Davis
Mr. Krug
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Commissioners Absent: Mr. Goldspiel
Also Present: Mr. T. Beechick, Developer, Buffalo Grove Bus. Pk.
Mr. D. Thomas, Developer, Riverwalk
Mr. R. Gudmundson, Engineer, Riverwalk
Mr. G. Glover, Village Trustee
Mr. K. Carmignani, Village Traffic Consultant
Mr. R. Kuenker, Village Engineer
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie, to approve
the Regular Meeting minutes of May 15, 1985. Approval was unanimous in favor
and the motion passed.
COMMITTEE & LIAISON REPORTS
Commissioner Davis attended the June 3, 1985 Village Board meeting where the
Fiore Property was reviewed but not recommended to the Plan Commission. It
will go back to the Village Board again with a revised plan.
Mr. Truesdell noted that Rescorp proposed at that meeting a rental/townhouse
development which was referred to the Plan Commission. The Board approved a
restaurant at Lake-Cook and Arlington Heights Roads in the parking lot of the
new Dominicks.
Commissioner Musfeldt attended the May 20, 1985 Village Board meeting where
an 8 acre parcel for the Happ Farm and Archdiocese properties were annexed.
The Buffalo Grove Business Park Phase 5 and 6 was approved. There was a
review of the Highpoint Plaza but it was tabled because there was concern
about the traffic flow.
BUFFALO GROVE BUSINESS PARK EXPANSION
Mr. Beechick stated there was concern at the last workshop about adhering to
the minimum setback requirements. They have tailored this plan to conform
along the north edge of 30' to parking and a building line setback of 50'
based on the redesign of the one story building.
They would like a variation to allow a 60' building height. They are seeing
a desire in the market place for high ceilings in office buildings.
They are looking to use a 60' right of way, with 40' street back to back,
curb to curb, street parking not permitted. This concept was presented at
the last workshop and they would like to keep it. The 40' street back to
back would not permit parking.
The proposed dedication of the main street through the entire Business Park
is of concern to them. They do not conform with some of the main set backs
in the existing park. At the time the existing Business Park was constructed
they did conform. Since that time the standards have been changed. They
would like to dedicate this roadway plus the road way through the new
business park.
Chairman Sheldon stated she had reviewed the plan and appreciated the
developer taking into consideration the suggested changes.
Mr. Truesdell introduced Mr. Carmignani, the Village Traffic Consultant.
Commissioner Davis was not in favor of a variation on the streets.
Mr. Truesdell brieflyreviewed the street width variationsgranted in the
II
past that apply there. They were granted with the stipulation that there
would not be any street parking.
In response to Commissioner Davis, Mr. Beechick stated they have tried to
make each building more sophisticated to go with what is acceptable in the
market place. People are looking for buildings with high ceilings. They may
need to go with a 10' ceilings at some time. The variation provides for
this.
The developer restated the desire for the restaurant at its present location.
Commissioner Davis objected because of the noise it would create late at
night for the residential across the street.
In response to Commissioner Musfeldt, Mr. Beechick stated the setbacks are
measured from the concrete walk. They are willing to make the setback from
the restaurant 25' from either the concrete or the center line of the
concrete, whichever is most, right-of-way.
Buffalo Grove Plan Commission
Regular Meeting
June 5, 1985 - 2
Commissioner Musfeldt suggested moving the restaurant back and putting a side
walk at least on the south side of the street as a feeder system for the
restaurant.
Mr. Beechick, in response to a question stated that the 4 story building was
located near the golf course to take advantage of the view. They have used a
gradual progression of buildings on the property.
Commissioner Musfeldt would like to see the entire roadway system up to
Village standards.
Commissioner Demski is not in favor of setting a precedent in approving
streets that do not conform to Village standards.
Commissioner Davis felt the cost of the Village to maintain the streets would
more than offset the developers cost to bring the streets into compliance
now. If the developer wants the Village to accept the streets he felt they
should bring them up to Village standards.
In response to Commissioner Laskie, Mr. Beechick stated they do not want to
entertain changes in the existing business park. He feels they do conform to
the Village standards in the new business park. The only variation they are
asking for is the distance of right-of-way.
Commissioner Laskie feels that there is a need for sidewalks and the 25'
setback from the sidewalk to the restaurant is close.
Mr. Beechick agreed that if the Commission felt sidewalks were essential they
would entertain this idea.
Mr. Carmignani noted that the access points from Lake Cook Road to the
development are not a problem. The impact of the traffic showed up at the
intersection of Arlington Heights Road and Lake Cook Road. With the
additional traffic from this development and the existing Buffalo Grove
Business Park, a substantial load is put at that intersection. The
difference in traffic volume between a multi-family and the business park is
determined by the type and direction of the flow. The residential would be
going the opposite direction during peak periods and would be smaller. This
would hold for the entire 33 acre site. At Weidner and Lake Cook Road the
traffic warrants are not met for a signal. He does not see a problem with
the site distance problem with the location of the restaurant. He felt that
right turns off of Lake Cook Road did not warrant a right turn lane at the
restaurant.
Commissioner Krug noted that staff recommend against public dedication of the
streets because of the concern over the existing street system of the
business park not being up to standard and and if this site's streets are
accepted it would be a dead end street into the other development. The
Village might not be able to keep the street as Trammell Crow would. If they
are private streets would the police department enter. He did not like to
see the development without sidewalks on all streets. He would like to see
the restaurant moved back a little bit. He feels the bike path along the
golf course could be a safety problem and should have lighting.
Buffalo Grove Plan Commission
Regular Meeting
June 5, 1985 - 3
Commissioner Gal agreed with the sidewalks along the main street. He
would like something so that people could walk between buildings. He would
like to see the restaurant moved back 20' to 30' and landscaped in the front.
Trustee Glover stated whether this development is multi-family or a business
park he would like to see public streets but has no problem with private
streets as long as the private streets or public streets were throughout.
Mr. Beechick noted that in order to apply for special taxing districts to
finance the utilities they have to have dedicated streets. He noted that the
Village has some of the toughest standards in Illinois. He does not feel the
existing business park is in jeopardy of any maintenance problems in the
future. The developer will work with staff on the right-of-way dedication.
The Commission concurred that all the streets for the entire park (existing
and proposed) should be either dedicated or private.
Moved by Commissioner Musfeldt, seconded by Commissioner Demski and
unanimously carried that this development be moved to a public hearing.
Chairman Sheldon called a recess at 9:10 P.M. and reconvened the meeting at
9:16 P.M.
BUFFALO GROVE BUSINESS PARK UNIT 5
Mr. Truesdell noted that a new revised plan was submitted showing the
concrete monuments and all internal angels meet
Moved by Commissioner Krug, seconded by Commissioner Davis that the Plan
Commission recommend to the Village Board approval of the Final Plat of
Subdivision for the Buffalo Grove Business Park Unit 5 revised May 30, 1985.
AYES: Commissioners Davis, Krug, Musfeldt, Laskie, Demski, Gal
NAYES: None
ABSTAIN: None
ABSENT: Commissioner Goldspiel
The motion passed 6 - 0.
RIVERWALK
Mr. Thomas stated they desire to develop a quality project. They have an
18.1 acre site zoned B-3 which will be developed in two phases. They are
constructing a large 12 story structure to bring the economics more in favor.
They want a development that can been seen above the tree line on this site.
This will have a small floor area and be geared to small users. He passed
out samples of the skin material to be used. He then showed a video tape of
the property.
Commissioner Davis stated that he liked the plan but noted that the parking
garages do not have enough spaces to meet the Village ordinance. He does not
have any problems with the setbacks.
The sprinkler system will be automatic according to Mr. Thomas.
Buffalo Grove Plan Commission
Regular Meeting
June 5, 1985 - 4
In response to Commissioner Gal, Mr. Thomas noted the height of the building
will be 195' with the mechanical all enclosed and part of it might be on the
parking deck.
Commissioner Krug has no objections to the 12 story building. It is
important that the Village have codes to cover this type of structure. He
was concerned with the building being within the flood plain. It was noted
the pond will take care of the compensatory and existing flood storage by the
developer.
Commissioner Laskie was concerned with the 12 story building. He felt that
some contact should be made with neighbors near the project. This
development is going to impact them more than the Village.
Commissioner Musfeldt would be interested in hearing about the flood plain.
He also felt that this site could be used as a way for traffic to avoid the
intersection. He is concerned with a 12 story building.
Commissioner Demski was concerned about access to the back of the buildings.
The developer will have the same security system as at Hamilton Lakes.
Because of the water table the developer cannot put the parking structure
partly underground.
In response to Commissioner Krug, Mr. Gudmundson stated they are surveying to
see what sewer lines are out there. They have never been used and are not
useable. Anything that is in service will be rerouted or compensated for.
Anything not in service would be closed up.
Mr Truesdell noted that once the traffic information is in another workshop
can be held.
The developer would like to be in ground this fall. It will take 12 to 14
months to get into the building from that point.
CHAIRMAN'S REPORT
Chairman Sheldon noted there is a vacancy on the Commission with Commissioner
Goldberg's letter of resignation. The talent bank is empty due to the recent
filling of vacancies on other commissions. She suggested that the Plan
Commission members encourage residents to participate on the Commission.
FUTURE AGENDA
Mr. Truesdell stated that on June 19, 1985 there will be a public hearing on
the Market Place at Town Center and a workshop on the rezoning of
Washington/Irving School. The Commission concurred that they did not want to
put RESCORP on the agenda that same evening but would schedule it for the
July 3, 1985 meeting.
Buffalo Grove Plan Commission
Regular Meeting
June 5, 1985 - 5
ADJOURNMENT
Moved by Commissioner Davis, seconded by Commissioner Laskie and unanimously
carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at
10:35 P.M.
Respectfully submitted,
3/://let7,
Kathleen Comer
Recording Secretary
Approved by
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting
June 5, 1985 - 6