1985-05-15 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Buffalo Grove Business Park Plan Amendment - Phase 5 & 6
Buffalo Grove Business Park Expansion
May 15, 1985
Chairman Sheldon called the regular meeting to order at 7: 30 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug - arrived 7:59 P.M.
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Commissioners Absent: Mr. Davis
Mr. Goldberg
Also Present: Mr. T. Beechick, Developer, Buffalo Grove Bus. Pk.
Mr. G. Glover, Village Trustee
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to
approve the Regular Meeting minutes of May 1, 1985 as amended. Approval was
unanimous in favor and the motion passed with Commissioners Demski and Gal
abstaining.
COMMITTEE & LIAISON REPORTS
Commissioner Laskie attended the May 6, 1985 Village Board Meeting. The
Buffalo Grove Business Park Phase 5's developer made some changes and the
Village Board waived the public hearing on those changes. The drainage
modifications on Old Farm Village were discussed. The James Investment
Company presented their plan and all of the trustees voted against it. There
was discussion on a 2 twelve story building development.
BUFFALO GROVE BUSINESS PARK PLAN AMENDMENT - PHASE 5 & 6
Mr. Beechick stated they are in the process of completing construction
drawings for this project and are anxious to commence with this building.
The size and location of the building was changed and the inclusion of the
wet detention pond was added. A future one story office building will be
Phase 6. Phase 5 is a three story office building. They have a 15' parking
set back on the north side of the existing development. There was a setback
variance on the north side that was part of the original PUD. They are
looking for a variance on the east side lot line for the setback. The golf
course property would not be affected by the 15' setback. The bike path will
be along the east edge of the property.There will be only one access point
into the south parking lot off the main road. The third floor will extend
over the first and second floors for additional office space.
Commissioner Goldspiel stated that if the Commission approved the plan in
this configuration Phase 6 will be locked into the building shown. He
preferred an "L" shaped building. He was concerned about the reorientation
of the Phase 6 Building.
Mr. Beechick stated they have a variety of mixed uses in the park. The type
of buildings will be very similar to Phase 4 in that it will be a service
center. They would prefer to see the remaining lot in this site as a service
center building. It works very nicely, the way its positioned, as a service
center. They would be willing to have the garage doors on the west side of
the Phase 6 Building. The watermain runs on the golf course property and
would not be included in their setback on the east side of their site. It is
a pretty good distance from the bike path. They measured the 20' setback
from the property line to the end bumper of a parked car.
Trustee Glover was concerned with the "T" box on the golf course near the
bike path. Staff will check the location of this and report back to the
Commission.
Mr. Beechick noted the east lot line parking would be moved over 9' which
would give a total of 29' of space to the property line and the entrance to
the parking lot would also be moved in the area near the south parking lot on
the east side of the site.
Mr. Truesdell stated the Village Engineer has reviewed the final engineering
on this project and it meets all of the ordinances. The change in the plan
did not affect the detention volume. There are no other variations
requested. The pond meets the Village requirements.
Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel that the
Plan Commission recommend to the Village Board approval of the Buffalo Grove
Business Park Phase 5 & 6 subject to:
1. The 29' setback along the east boundary of the parking area
2. The wet detention
3. All of the garage doors to be facing west in the future development
office building of Phase 6.
Buffalo Grove Plan Commission
Regular Meeting
May 15, 1985 - Page 2
AYES: Commissioners Goldspiel, Musfeldt, Krug, Laskie, Demski, Gal
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Davis, Goldberg
The motion passed 7 - 0
BUFFALO GROVE BUSINESS PARK EXPANSION
Mr. Beechick noted they want to rezone 20 acres of land due east of the
Business Park. They have attempted to address some issues raised at the
first workshop meeting.
They have changed the location of the restaurant slightly away from the
corner overlooking a retention basin on Lake/Cook Road. They feel it is
important for the restaurant to have exposure from a major street. The
distance between the single family homes and the restaurant is 300' . They do
not have a tenant for it as yet.
At present you cannot see the golf course from Lake/Cook Road. All you
really see are the trees. They have tried to position the buildings so that
there is a little bit more sensitivity regarding property lines. The 4 story
office building was repositioned and moved . The retention pond has been
repositioned so that more of the buildings can take advantage of its view.
The parking has a 15' setback consistent with the Business Park. Along the
north property line they have limited the parking. The only parking along
that area is at the very northern tip. They will do extensive landscaping to
shield golf balls.
The roadway has a curb to curb measurement of 40' . Twenty feet on either
side of the center line of the road. They will provide a right-of-way of 60'
which would include the pavement as well as a 10' easement on either side.
The 10' easement would be part of a 25' setback to the beginning of pavement
or building lots that they are working with. They believe the 25' gives them
enough area to berm and green areas.
The one story building has a 45' setback. They are looking for a variation
to provide two buildings a little bit closer to the golf course. The
building is positioned so that the golf balls should not hit it.
The bike path that was extended around the perimeter of the golf course they
have located along the major boulevard on the north side of the street which
would also serve as pedestrian walkway.
Mr. Truesdell was concerned that this bike path would not go around the golf
course as was planned.
Mr. Beechick noted there is an existing 6' chain link fence along the golf
course and the bike path would be to close to the fence.
Mr. Truesdell, in response to Commissioner Gal, stated that at present the
Village doesn't have another location similar to this where there are stop
signs at intersections where the bike path is located. Where the bike path
goes through residential areas there are no stop signs at intersections.
Buffalo Grove Plan Commission
Regular Meeting
May 15, 1985 - Page 3
Mr. Beechick noted that as part of the zoning package for this land they are
calling for the restaurant area to be rezoned B-1. It would not be part of
the 0 and R zoning for the Business Park. The outline of the one story
building is not definite yet because they do not have a tenant. The parking
south of the entrance will service it. If the Commission desires they will
divide the restaurant out into a lot.
They are proposing the 4 story office building height of 60' . This does not
include the mechanical area.
They propose to dedicate the streets and will build them to Village
standards but will need a variation on the setbacks.
Commissioner Laskie was concerned with the 4 story building height, the
setbacks along the golf course, the one story service center building
setback. At this point the restaurant does not bother him but he is
concerned with the traffic crossing Lake/Cook Road to get to it.
Commissioner Musfeldt was concerned that the 4 story building only had access
on 2 sides for service from fire and police departments. He is concerned
with accepting streets that do not meet Village standards. The 3 story
building has a 15' setback from the lot line and has a very limited access on
one side.
Mr. Truesdell noted that the 3 story building has office across the 15'
setback. The Village has fire fighting equipment sufficient to service the 4
story office building. There will be no parking on the circulation drive.
Mr. Beechick noted they will dedicate the collector street also.
Commissioner Demski would like to see, if possible, the bike path along the
golf course. It would separate the bike traffic from the business park. He
suggested the restaurant and the detention location be flipped. The
developer felt the parking would be better located where it is. This design
also provides a buffer between the restaurant and the single family
residences across the street.
Commissioner Gal would like to see the bike path along the golf course.
Mr. Truesdell stated that the Village is applying for sewer grants for the
restaurant in Cook County and in the mean time it may be serviced by Lake
County. It cannot be serviced by the MSD. If the piece were rezoned the lot
would probably include the restaurant and the parking for it.
The restaurant building is 7,500 square feet.
Commissioner Goldspiel agreed with the comments made by the other
commissioners. He noted there was a small difference in tax impact between
the office park use and the multi-family use, presently zoned for this site.
Mr. Truesdell noted that the tax impact figures given to the Commission do
not include sales tax from the restaurant.
Buffalo Grove Plan Commission
Regular Meeting
May 15, 1985 - Page 4
Commissioner Goldspiel feels this is a nice piece of land, well serviced by
transportation and feels that the golf course works better with a
multi-family use. He is concerned with the 1 story service center which
would have garage doors and no windows along the golf course. The 4 story
office building would shadow the golf course. He is not in favor of rezoning
the site. There are too many variations called for. He would not like to
see the golf course enclosed by buildings. He would not recommend dedication
of these streets.
The Commission was polled as to whether they would be in favor of rezoning
the site from R-9 to 0/R. Yes indicates being in favor of rezoning.
AYES: Commissioners Krug, Laskie, Musfeldt, Demski, Gal
NAYES: Goldspiel
ABSTAIN: None
ABSENT: Davis, Goldberg
The pool was favorable 5 - 1.
The Commission would like the following for the next workshop:
1. The issued of street dedication worked out
2. The bike path along the golf course rather than through the
development
3. The variations eliminated
4. Change the one story service center to an office building.
5. The traffic engineer present to explain his report.
It was noted that the road around the 1 story service center would be an open
area for a drop off only.
The Commission was polled to see if they preferred another workshop on this
site or a public hearing. Yes indicates being in favor of a workshop.
AYES: Commissioners Musfeldt, Goldspiel, Gal, Sheldon
NAYES: Krug, Laskie, Demski
ABSTAIN: None
ABSENT: Davis, Goldberg
The poll favored another workshop 4 - 3.
The developer was willing to change the service center to an office building.
FUTURE AGENDA SCHEDULE
The May 29, 1985 meeting would be a public hearing.
CHAIRMAN'S REPORT
Chairman Sheldon noted that former Commissioner Kaszubowski's father had
passed away and she would send a card from the Commission.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 10:02 P.M.
Buffalo Grove Plan Commission
Regular Meeting
May 15, 1985 - Page 5
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Li
Buffalo Grove Plan Commission
Regular Meeting
May 15, 1985 - Page 6