1985-04-17 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Johnson Property East
April 17, 1985
Chairman Sheldon called the public hearing to order at 9:42 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Ms. Reid
Mr. Musfeldt
Mr. Laskie
Commissioners Absent: Mr. Krug
Mr. Goldberg
Also Present: Mr. B. Bingham, Developer, Johnson Property
Mr. J. Wauterlek, Developer, Johnson Property
Mr. R. Gudmundson, Engineer, Johnson Property
Mr. G. Glover, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. J. Truesdell, Village Planner
Chairman Sheldon briefly reviewed the notice of the public hearing as
published and swore in Messrs Bruce Bingham, Robert Gudmundson and
John Wauterlek.
Mr. Bingham briefly reviewed the plan and referred to Mr. Truesdell's
April 9, 1985 memo titled Lake Cook and Milwaukee Business Park Phase I -
Preliminary Plan.
1. They would like the cost spread with other developers a further
down in the area
2. They agree
3. They prefer not to install sidewalks. There is a bike path along
the pedestrian ingress/egress. Access to the buildings will be
from automobiles.
4. They desire a 30' setback to the buildings. They will apply to the
ZBA on this.
5. They are working with staff on this.
6. They agree
7.
1. No problem with this
2. They agree
3. They agree
4. They might want to locate buildings very close to the water as
well as parking within 25' from the water.
5. They feel this is an important entrance to the property. They
will take care of maintenance of the landscaping in that area.
6. They agree
7. The annexation agreement with the Johnson's did not require a
sidewalk and as long as there was one around the golf course.
They agree to putting in the lighting.
8. They agree
9. They require a 60' right-of-way with a 40' curb back to back,
no sidewalks on either side, easements provided, and no
parking on the streets at all.
Commissioner Goldspiel feels the sidewalks are important along the road.Mr.
Bingham agrees that in the next phase when traffic warrants they will take
care of the congestion. As well as when attention is needed to the traffic
at Northgate Parkway when warranted.
Commissioner Laskie was concerned with the high water level. The variation
that are required on this was not advertised for the public hearing. If they
put it closer than 25' they would have to come back for a public hearing
before the Commission
They have sufficient detention for their site as well as compensatory storage
in the lake.
Vern Bestraid, Wheeling Park District, was concerned with the water situation
and the golf course.
Mr. Gudmundson explained the rerouting of the by-pass and the compensatory
storage.
Chairman Sheldon closed the public hearing at 10:23 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
i APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing
April 17, 1985 - Page 2
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Annexation & Zoning in I & B-2 Zoning Districts the McAndrew Property
April 17, 1985
Chairman Sheldon called the public hearing to order at 7:32 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis - arrived at 8:13 P.M.
Ms. Reid
Mr. Musfeldt
Mr. Laskie
Commissioners Absent: Mr. Krug
Mr. Goldberg
Also Present: Mr. Cowhey, Developer McAndrew Property
Mr. McAndrew, Developer, McAndrew Property
Mr. Weaver, Attorney, McAndrew Property
Mr. G. Glover, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. J. Truesdell, Village Planner
Chairman Sheldon briefly reviewed the notice of the public hearing as
published in the newspaper and informed the audience of the format the
meeting would take. She swore in Messrs Cowhey, McAndrew and Weaver.
Mr. Weaver stated the location of the site is between the Corporate Grove and
the Lincolnshire Development. They are asking annexation and zoning of the
property consistent with the development pattern that the Village has
established in this area but no specific plan approval at this time. There
is a parcel that they now have acquired per the Commission's, request and it
is now officially a part of this application. The current use of the
property is vacant agriculture and reclamation land fill of dry waste and
landscaping materials. He presented two aerial views, one from December,
.i 1982 and one from July, 1984. The proposed zoning would be I industrial and
B-2 commercial and a text change that would allow land fill in the I site.
He then briefly referred to Mr. Truesdell's April 11, 1985 memo titled
McAndrew Parcel Annexation and Zoning. Regarding the sidewalk and bike path
they would like to dedicate a 10' easement along the creek. The Corporate
Grove has this and it is no longer logical to follow the Village dictates as
the bike path/sidewalk system will not go anywhere.
Page 2 of Mr. Truesdell's memo Mr. Weaver's responded to the six points
identified in Mr. Truesdell's memo:
1. They have agreed with staff to 4 curb cuts in addition to the land
fill curb cut.
2. Currently there is a 50' setback on Milwaukee and 35' setback along
Aptakisic. They propose along Milwaukee to forget the required
additional 4' and put the bike path along the creek. On Aptakisic
they agree to the additional 19' but they do not see putting a
I L.1 sidewalk there.
3. They agree
4. They feel they need curb cuts on Aptakisic.
5. He feels staff would compromise on this point. A regulation to the
effect that truck loading be so layed out that trucks would not be
required to make turning movements within the public right-of-way.
6. They agree
Mr. Truesdell stated the following:
The petitioner is asking for the ability to develop a portion of the
property in 20,000 square foot lots similar to the type of development
in the Buffalo Grove Commerce Center.
Commissioner Davis arrived.
Regarding Point 4 in this case there is a signalized intersection at
Barclay Boulevard and Aptakisic.
Regarding Point 5 in the Corporate Grove the developer agreed that the
manuvering be done on site. Staff felt in this case Barclay was not the
same as Busch Parkway. They could give some consideration to the truck
manuvering.
Commissioner Musfeldt is not comfortable in agreeing to unlimited curb cuts
on Aptakisic Road. He would be confident with a public driveway depending
upon the development in the future.
Commissioner Laskie is concerned about the traffic on Aptakisic and would not
like to see any more curb cuts there.
Commissioner Davis is not happy with the plan. There is no plan. He feels
there is less here than the Plan Commission saw for the Corporate Grove.
They presented a plan.
Mr. Truesdell stated staff discussed the fact that there was no plan and how
many variations should be given. Certain variations are subject to final
design plans. Staff tried to pick out the variations that were reasonable.
The physical characteristics of this property are that of the Corporate Grove
and Barclay Boulevard will be connected on this property. This is a basic
annexation and zoning, subject to some parameters. Prior to any development
they are required to submit a preliminary plan that will come back to the
Commission for a public hearing and go to the Village Board. They will be
required to have all the necessary documentation for a plan at that time.
Buffalo Grove Plan Commission
Public Hearing
April 17, 1985 - Page 2
Commissioner Davis has a problem with the the fence or berming variations.
The detention area, if privately maintained, would not bother him. He is not
sure about the side slope and the bike path. He has no problem with the rest
of the variations.
Commissioner Reid was concerned about the driveway access to Aptakisic. She
felt the main entrance would be on Barclay Boulevard. Berming and truck
docks concerned her and she felt some of these variations can wait until
there is a plan.
Mr. Truesdell stated the 6 points in his memo are desirable conditions to the
annexation and not variations.
Commissioner Goldspiel agrees with the other Commissioners. He feels the
variations are not trivial and the conditions from staff are an attempt to
insure items that, if there were a plan, be put in. The Village is in a
rigid situation once the development is annexed. He believes it is not
appropriate to grant variations when there is no plan. In this situation he
cannot see accepting variations with out seeing the kind of impact it will
have on the development and the benefit the Village will get. He feels it
would be bad planning to approve variations without the information that the
Plan Commission would get from a plan.
Don Asher, Corporate Grove, requested a copy of Mr. Truesdell's memo, the
Commission's report and the proposed annexation contract before it goes
before the Board of Trustees. He would not like to see sidewalks near the
road. The fence near to the land fill should be maintained. They would like
to see the 100' setback maintained along Milwaukee.
Mr. Truesdell pointed out there could be parking within the 12' of the
right-of-way.
Mr. Asher noted they would like the sewer extension to serve the property
put through at this time so that it would not interfere with their property
in the future. They put fencing adjacent to the residential on the west of
their site. They have an obligation to signalize Busch Road whenever the
warrants are met. They would like to see Barclay extended in the fashion it
was proposed.
Chairman Sheldon closed the public hearing at 9:15 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing
April 17, 1985 - Page 3
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Amendments to Chapter 17.12 & Section 17.48.020.0
Buffalo Grove Zoning Ordinance
(Sanitary Land Fill)
April 17, 1985
Chairman Shields called the public hearing to order at 9: 16 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Ms. Reid
Mr. Musfeldt
Mr. Laskie
Commissioners Absent: Mr. Krug
Mr. Goldberg
Also Present: Mr. G. Glover, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. J. Truesdell, Village Planner
Chairman Sheldon briefly reviewed the notice of the public hearing as
published and informed the audience of the format the meeting would take.
She swore in Mr. Truesdell.
Mr. Truesdell stated this is an amendment to the Buffalo Grove Zoning
Ordinance. The first portion is the I District that allows a sanitary land
fill and the second is Section 17.12 which defines the sanitary land fill and
allows the Village to annex the property with the land fill.
The Village can zone the land fill as far as where it goes but the
operational aspects are under the jurisdiction of the IEPA.
Mr. Raysa stated a municipality, home rule or otherwise, can deny location
based on several requirements. Once a permit is obtained from the IEPA a
municipality, home rule or otherwise, does not have the power to regulate.
This land fill would not be a new regional land fill facility. The Village
does not have the regulatory power over that land fill if its brought into
the Village.
Chairman Sheldon closed the public hearing at 9:31 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing
April 17, 1985 - Page 2
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Annexation & Zoning in I & B-2 Zoning Districts the McAndrew Property
Amendments to Buffalo Grove Zoning Ordinance
Johnson Property East
April 17, 1985
Chairman Sheldon called the regular meeting to order at 10:24 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Ms. Reid
Mr. Musfeldt
Mr. Laskie
Commissioners Absent: Mr. Krug
Mr. Goldberg
Also Present: Mr. Cowey, Developer, McAndrew Property
Mr. McAndrew, Developer, McAndrew Property
Mr. Weaver, Attorney, McAndrew Property
Mr. Bingham, Developer, Johnson Property
Mr. Wauterlek, Developer, Johnson Property
Mr. R. Gudmundson, Engineer, Johnson Property
Mr. G. Glover, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Davis, to approve
the Regular Meeting minutes of April 3, 1985 as amended. Approval was
unanimous in favor and the motion passed.
COMMITTEE & LIAISON REPORTS
None
MC ANDREW PROPERTY
Moved by Commissioner Musfeldt, second by Commissioner Davis that the Plan
Commission recommend to the Village Board approval of the amendment to the
Zoning Ordinance which includes the sanitary land fill as a special use.
AYES: Commissioners Davis, Reid, Musfeldt, Laskie
NAYES: None
ABSENT: Commissioners Krug, Goldberg
ABSTAIN: Commissioner Goldspiel
The motion passed 4 - 0 - 1
Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel that the
Plan Commission recommend to the Village Board approval of the annexation of
the McAndrews property with no variations and subject to the 6 points noted
in Mr. Truesdell's April 11, 1985 memo titled McAndrew Annexation and Zoning.
Discussion:
The Commission concurred that variations should be dealt with when there is a
specific plan.
AYES: Commissioners Goldspiel, Davis, Reid, Musfeldt, Laskie
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Krug, Goldberg
The motion passed 5 - 0.
Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan
Commission recommend to the Village Board approval of the special use for the
existing land fill operation, when and if the property is annexed into the
Village of Buffalo Grove. The annexation should be subject to completion of
the land fill and current permit by the IEPA.
AYES: Commissioners Goldspiel, Davis, Reid, Musfeldt, Laskie
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Krug, Goldberg
The motion passed 5 - 0.
JOHNSON PROPERTY
Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan
Commission recommend to the Village Board approval of the preliminary plan
dated March 11, 1985 for the Lake/Cook and Milwaukee Business Park Phase I
subject to the following review comments in Mr. Truesdell's Memo of
April 9, 1985 - 1, 2, 3, 5, and 6 and subject to Mr. Kuenkler's April 11,
1985 memo as follows 1, 2, 3, subject to an agreement by the petitioner to
maintain the median proposed for the entrance to Lake/Cook Road, 6, and
Buffalo Grove Plan Commission
Regular Meeting
April 17, 1985 - Page 2
lighting proposed, 7, 8, 9, with the exception the right-of-way be 60'
instead of 67' and the petitioner has agreed to no off street parking within
the complex.
AYES: Commissioners Goldspiel, Davis, Reid, Musfeldt, Laskie
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Krug, Goldberg
The motion passed 5 - 0.
BUFFALO GROVE BUSINESS PARK
1 Mr. Beechick stated they would like to include an additional 20 acre of land
adjacent to the existing Buffalo Grove Business park. The property is
currently zoned R-9. They would like it rezoned for 0 and R which is what is
existing in the present business park. The second issue before the
Commission is Phase 5 of the Business Park which is a modification of the
original plan.
He briefly reviewed the plan for the additional acreage portion noting there
is a site for a restaurant which would need rezoning. The major issue
includes setbacks, a dedication of roads on the circulation drive, amount of
access to additional land. The main entrance is on Weidner Road and a
right-in/right-out off of Lake/Cook Road. He noted they are looking for a
full service, white table cloth restaurant.
Commissioner Davis pointed out that residential would be directly across the
street from the proposed restaurant location and suggested putting it in a
building.
Mr. Beechick noted that since the golf course is not residential but open
green space they feel it is important to maintain the curb and
would like to have the setback in that area 15' . This thinking holds true
for the 30' set back. Regarding the 40' right-of-way they did not have any
on street parking. They are looking at 25' setback on either side of the
improved right-of-way. which would have a 10' easement for utilities. The
elimination of westerly curb cuts is because there is access at the other end
of the business park.
Commissioner Goldspiel noted he felt this site is better suited for R-9 use.
He was concerned with the layout and felt there was not a desirable visual
impact. He is concerned about encroachment on the golf course.
Commissioner Laskie is against the 15' variation. He is concerned with the
restaurant and its impact on the community.
Both Commissioners Musfeldt and Reid were concerned with the restaurant.
Commissioner Davis is concerned with the location of the 4 story office
building.
Buffalo Grove Plan Commission
Regular Meeting
April 17, 1985 - Page 3
Mr. Beechick noted the location of the restaurant is ideal. They could put
one at Arlington Heights and Lake Cook Road but did not have enough room. If
they put one there is would be a different kind of a facility.
Commissioner Goldspiel would like to see a sidewalk system and have the
dedicated streets look like other Village streets plus be up to village
standards.
Chairman Sheldon felt the plan was overbuilt and looked like all parking.
She would like to see some comparisons and is concerned that it is a little
overbuilt.
Commissioner Goldspiel would like to know the impact on the master plan of
this change and would like a financial impact, transportation, roadway study
and site lines to review.
Mr. Truesdell noted that in Phase 5 the Commission is looking at the 3 story
office building on the northeast corner adjacent to the detention and the 1
story proposed future building.
Mr. Beechick noted the 3 story office building was moved north and they
changed the shape of the building. They are putting a retention lake that
will be permanently wet on the site of about 10 to 12' deep. Because the
remaining area (noted as future 1 story building) is only 2 acres they have
very little room to work with.
CHAIRMAN'S REPORT
The Commission concurred that an extra meeting be scheduled when there is a
lot of business to come before it.
Possibly 2 or 3 residents will be reviewed and appointed to the Commission on
May 6, 1985.
Chairman Sheldon will be doing some work for PSI regarding security systems
for Trammell Crow on existing facilities but not new ones.
FUTURE AGENDA
At the May 1, 1985 meeting there will be a workshop on the Scarsdale Place
development and a proposed new Mobil Service Station at Buffalo Grove and
Dundee Roads.
Chairman Sheldon noted that if there are changes on the Commission quorum
sheet, Mr. Truesdell should be notified as 2 Commission members, as of the
end of this meeting, have resigned and there could be a quorum problem.
Commissioner Reid was thanked for her many years of service on the
Commission. This is her last meeting.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Davis that the
meeting be adjourned. Chairman Sheldon adjourned the meeting at 11:45 P.M.
Buffalo Grove Plan Commission
Regular Meeting
April 17, 1985 - Page 4
Respectfully submitted,
4,/ „;7
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting
April 17, 1985 - Page 5