1985-03-20 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Amending Buffalo Grove Development Ordinance
Sections 16.50.060.B.6, 16.50.080.A.2, 16.40.070.A, 16.50.070.B. ,
& 16.50.070.E
March 20, 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
Ms. Reid
Mr. Krug
Mr. Musfeldt
Mr. Laskie
Commissioners Absent: Mr. Shields
Mr. Goldspiel
Mr. Davis
Mr. Goldberg
Also Present: Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
Chairman Sheldon read the notice of the public hearing as published in the
newspapers. He then swore in Mr. Richard Kuenkler, Village Engineer of
Buffalo Grove.
Mr. Kuenkler had provided a draft ordinance taking into account points raised
at the February 14, 1985 workshop meeting. He briefly reviewed the changes
to the ordinance which were to provide for the Village to recover the cost of
the traffic studies that are prepared for it on proposed developments to
limit the review fee to $10,000, fire hydrant placement on private
property, residential driveway requirement, work revisions, typographical
errors corrected and the pozzolantic base course not being allowed in
the village.
In response to Commissioner Musfeldt, Mr. Kuenkler stated that he was sure
that 200 hours are spent by staff on a preliminary plan and the fee was not
out of line. It is in line with the fees that are charged in the surrounding
areas.
Chairman Sheldon closed the public hearing at 7:46 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
A6/Aa-4
Patrick Shields
Chairman
Li
Buffalo Grove Plan Commission
Public Hearing
March 20, 1985 - Page 2
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
James Investment Company
March 20, 1985
Chairman Sheldon called the public hearing to order at 7:47 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Ms. Reid
Mr. Krug
Mr. Musfeldt
Mr. Laskie
Commissioners Absent: Mr. Shields
Mr. Goldspiel
Mr. Davis
Mr. Goldberg
Also Present: Mr. K. James, Developer, James Investment Company
Mr. P. Desmond, James Investment Company
Mr. J. Martin, Architect, James Investment Company
Mr. J. Nelson, Architect, James Investment Company
Mr. D. Fielding, Engineer, James Investment Company
Mr. R. Houpt, Attorney, James Investment Company
Mr. & Mrs. S. Smith, Adjoining Property Owners
Mr. J. Klein, Adjoining Property Owner
Mr. H. Scharf, Adjoining Property Owner
Mr. S. Stone, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
Chairman Sheldon read the notice of the public hearing as published in the
newpspapers. He then swore in Messrs. James, Desmond, Martin, Nelson,
Fielding, and Houpt.
Mr. Houpt introduced himself and informed the Commission and audience of the
format their presentation would take.
Mr. Martin briefly reviewed the site plan. The property is surrounded by
existing single family lots, a commercial property, a future B-2 commercial
zoning, UR-2 zoning of Lake County, R-9 PUD and R1 zoning. The Village's
official plan calls for multi-family zoning with 12 to 15 units per acre for
this site. They propose R-9 with 9.5 units per acre and a total of 90 units.
This is a 2 story townhome with flats over the garage type of unit, each
having a 1 car garage and driveway parking. They have only one building
backing onto the commercial property. They have increased the setback along
the north and south property lines for Buildings 12, 13 and 3. The detention
is provided in the southeast corner and some on the area between Buildings
13, 14 and 15. The storm water detention is adequate for this site. The
existing property to the south could eventually be serviced by their street
system. The courts are private driveways and not dedicated. They will
reduce the courts down to driveway conditions and the pavement down to 24'
width instead of the 27' width that is shown on the plan. They are
attempting to save as many of the trees as possible. Twenty-three guest
parking spaces are provided. The parking space requirement is 18.5' , they
are proposing that the parking space would be curbed at 16' so that the tires
would hit the curb at 16' with the remaining 2.5' between the curb and
sidewalk, which would be sodded. The 8' bike path is on the west end of the
property. They request the 20' bike path be dedicated to the Village. They
will agree to have the homeowner's association responsible for maintenance of
the landscaping along this bike path if the Village will maintain the actual
surface of the path. The parkway tree requirement along Weiland Road will be
adhered to. They plan to move some trees into the development and will
replace them. They are looking for a variation for the setback requirement
against the north and south property line. They are within the PUD
requirement except for Buildings 3, 12 and 13. He showed two renderings of
building elevations. Rendering A had a 32' ridge line and Rendering B had a
27' ridge line. They prefer Rendering A.
Mr. Fielding briefly reviewed the engineering for the project. The drainage
patterns are from west to east to the ditch on Weiland Road. The streets are
pitched toward the detention basins. Staff recommended providing a left turn
storage bay and a deceleration lane into the property. They show the full
engineering criteria to establish that. They would prefer to use a widening
lane as shown on the bottom of the plan. They prefer a by-pass lane rather
than a storage lane. The difference in cost is between $45,000 and $50,000.
The storage lane is 75' long. They will take an IBR test and conform to it.
He handout the Natural Resource Opinion to the Commission.
The southerly cul-de-sac shows 1.5' of parkway and the remaining 15' would be
constructed when the parcel next to it is developed so that a full 27' of
pavement will be put between properties within their property line. They
will provide the required storm sewer to be extended to the rear of Building
#4. They will provide a minimum of fifteen feet separation for the storm and
sanitary sewer along the north street. If the 6 to 1 slope was relaxed they
could accommodate the additional detention that is required for Weiland Road,
otherwise they would have to artificially raise the high water line which is
bad for the existing trees. They would like a 3 to 1 or a 4 to 1 slope to
accommodate the Weiland ditch.
In response to Commissioner Reid, Mr. Kuenkler noted the Development
Ordinance requires that streets adjacent to developments must have the
detention provided for.
In response to Commissioner Musfeldt, Mr. Kuenkler noted the turning lanes on
Weiland Road will not impact the residents. They're access will not be
impaired. Buildings 15 and 16 - 35' setback is a variation. They are
Buffalo Grove Plan Commission
Public Hearing #2
March 20, 1985 - Page 2
requesting the lower Elevation B for Buildings 4, 11, 15 and 16 which will
need a variation.
Mr. Martin stated they would like to use Elevation A because they want to
have a Victorian character and give some interior volume to the units. This
is too hard to accomplish with the low roof or ridge line. Elevation B gives
an 8' ceiling but that is all. They are concerned with the curb appeal.
Elevation A costs more to build. They feel the 5' elevation does not further
impact the adjacent single family homes.
In response to Commissioner Laskie, Mr. Kuenkler noted the Village Ordinance
requires improvements of the adjacent arterials to the development.
Mr. Truesdell assured Commissioner Laskie that in most all developments the
Village maintains the bike path.
In response to Mrs. Smith, Mr. Houpt noted the prices will range from $65,000
to $85,000.
In response to Mr. Smith, Mr. Houpt stated even though their property is 8'
lower than the development, they will not experience water problems from the
development. The developer will not alter the ditch, it will be moved.
In response to Mr. Scharf, Mr. Houpt noted the detention basin will be dry.
The existing homes will be screened by landscaping and berming.
In response to Mr.Klein, Mr. Houpt noted the road will come from the edge of
each home to the edge of the curb of the road which is approximately 110' .
Chairman Sheldon closed the public hearing at 9:26 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Public Hearing #2
March 20, 1985 - Page 3
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Development Ordinance
Weiland Road Property - James Investment Company
McAndrew Property
March 20, 1985
Chairman Sheldon called the regular meeting to order at 9:40 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Ms. Reid
Mr. Krug
Mr. Musfeldt
Mr. Laskie
Commissioners Absent: Mr. Shields
Mr. Goldspiel
Mr. Davis
Mr. Goldberg
Also Present: Mr. K. James, Developer, James Investment Company
Mr. P. Desmond, James Investment Company
Mr. J. Martin, Architect, James Investment Company
Mr. J. Nelson, Architect, James Investment Company
Mr. D. Fielding, Engineer, James Investment Company
Mr. R. Houpt, Attorney, James Investment Company
Mr. C. Weaver, Attorney, McAndrew Property
Mr. B. McAndrew, Owner, McAndrew Property
Mr. J. Cowhey, Owner, McAndrew Property
Mr. & Mrs. S. Smith, Adjoining Property Owners
Mr. J. Klein, Adjoining Property Owner
Mr. H. Scharf, Adjoining Property Owner
Mr. S. Stone, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Reid, seconded by Commissioner Musfeldt, to approve the
Regular Meeting minutes of February 20, 1985.
Page 2, paragraph 4 change "getting" to "realizing", "creating" to "avoiding
and "or he can do" to "by doing". Approval was unanimously in favor and the
motion passed.
Moved by Commissioner Laskie, seconded by Commissioner Musfeldt, to approve
the Regular Meeting minutes of March 6, 1985. Approval was unanimous in
favor and the motion passed with Commissioners Musfeldt and Reid abstaining.
COMMITTEE & LIAISON REPORTS
Commissioner Krug attended the March 18, 1985 Village Board meeting at which
the Trammell Crow and Phoenix Construction projects were referred to the Plan
Commission.
Commissioner Musfeldt attended the March 11, 1985 Village Board meeting at
which the Seifert property was turned down for special annexation.
Chairman Sheldon noted that if there are any changes in the Village Board
Liaison List the secretary should be notified so that the packets can be
delivered to the proper Commissioner.
DEVELOPMENT ORDINANCE
Mr. Raysa noted that he would be changing some typographical errors and
format.
Moved by Commissioner Reid, seconded by Commissioner Musfeldt that the Plan
Commission recommend to the Village Board approval of the amendments to the
Development Ordinance subject to the Village Attorney's final review and
recommendations.
AYES: Commissioners Reid, Krug, Musfeldt, Laskie
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields, Goldspiel, Davis, Goldberg
The motion passed 4 - 0.
JAMES INVESTMENT COMPANY (ORCHARD GROVE)
Commissioner Krug was comfortable with Elevation A and the variations created
by it. He felt this is a better looking building. It will also be better
when the snow load is on the roof.
It was noted that with Elevation A variations are needed for Buildings 3, 4,
11, 12, 13, 15 and 16. Elevation B needs variations for 4, 11, 15 and 16.
Mr. Truesdell noted that with Elevation A you are talking about varying more
buildings. Trustee Stone felt that with this many variations the developer
could come back with another plan.
The Plan Commission was polled on their preference for Elevation A. Yes
indicating favoring it and no not in favor of it.
Ayes: Commissioner Krug
Nayes: Commissioners Reid, Musfeldt, Laskie
The poll was negative 3 - 1.
Buffalo Grove Plan Commission
Regular Meeting
March 20, 1985 - Page 2
Moved by Commissioner Musfeldt, seconded by Commissioner Krug that the Plan
Commission recommend to the Village Board approval of the preliminary plan
for Orchard Grove dated January 31, 1985 subject to:
1. The variations required in the slope variation in the detention
2. Setback variations required in Buildings 4, 11, 15 and 16
3. To include full left turn lane as well as the right turn lane on
Weiland Road
Discussion:
The Commission concurred that the zoning for the revision of the slope is
changed in the detention strictly to increase the volume to take the Weiland
Road runoff.
AYES: Commissioners Krug, Musfeldt
NAYES: Commissioners Reid, Laskie, Sheldon
ABSTAIN: None
ABSENT: Commissioners Shields, Goldspiel, Davis, Goldberg
The motion failed 3 - 2.
Commissioner Laskie noted he had sat in on all of the meetings and workshops
for this project and felt the developer had good intentions but there is
too many units on the property. Time and time again the developer came back
with the same product when the Commission had tried to tell him it had too
many units. He had no objection to the product itself but with its density.
MC ANDREW PROPERTY
Mr. Weaver noted they were before the Commission to get their property
annexed. They do not have a plan for development at this time. This
property is not appropriate for development in the county. They need to be
annexed into a village. They feel a development of the Corporate Grove's
type is appropriate for this site. The back portion is zoned SR and SE
presently. The surrounding portion is currently subject to a court decree
giving them the right to commercial development with a wide range of
commercial uses. The portion slightly to the west is currently a land
reclamation filled with construction waste, paper and landscaping materials.
It is operated according to an EPA permit and will take another 4 or 5 years
to completely fill up. At that time it will be zoned in the I District of
Buffalo Grove. They need annexation,a map amendment and to add a use for a
sanitary land fill.
Mr. Truesdell's memo of March 15, 1985 to the Plan Commission titled McAndrew
Property-Staff Review was reviewed by Mr. Weaver.
1. They already have requested that they not be tied down to 2 curb
cuts and will get together with staff to resolve this problem.
2. They would maintain the 40,000 square foot lots but
they would like to have 20,000 square foot lots on Aptakisic Road.
Buffalo Grove Plan Commission
Regular Meeting
March 20, 1985 - Page 3
The out parcel has a household on it. They have opened discussions
with the owner and have a contract signed that they can acquire the
property subject to annexation. They would like this parcel
processed at the same time as the larger parcel.
3. They are requesting a waiver smiliar to the one that was given the
Corporate Grove on this and will get together with staff on this
point.
4. They would like more time to discuss this point with the Village
Engineer. They presently have county zoning for the frontage on
Milwaukee and would like to maintain that.
5. They would like the bike path along the creek rather than along the
road.
6. They plan to show 35' per the ordinance. They are prepared to
agree to the 36' setback.
7. The 80' along Milwaukee Avenue is not a Buffalo Grove requirement
and they feel it is rather in keeping with the
Lincolnshire/Riverwoods requirement. They would like to bring this
in pursuant to the B-2 Ordinance. There are, in the I and B-2
Districts, certain special setbacks and berming requirements along
residential areas. There are no residential areas in Buffalo Grove
touching this property and they are asking relief from this
requirement. The would like the waiver of residential setback
requirement as waived in the Corporate Grove.
There are also a number of engineering waivers in the Corporate Grove
documents they would like to work out with the Village on their site.
They feel the land fill is governed by the EPA authority which regulates land
fills. Buffalo Grove is a home rule community and has authority as to the
location but not regulation of a land fill. They will live with Buffalo
Grove's regulations with this proviso. They go along with the EPA.
In response to Commissioner Musfeldt, Mr. Truesdell noted the southwest
corner is a little over half a mile from Weiland Road.
In response to Commissioner Laskie, Mr. Truesdell stated the State is more
liberal regarding curb cuts than the Village.
Commissioner Musfeldt felt that along Milwaukee Road in the future there might
be some widening and that could be a good reason for keeping the setback.
Commissioner Laskie stated he agrees with the setback on Aptakisic Road but
is not sure about Milwaukee Avenue regarding the 54' requirement.
Mr. Truesdell noted the additional 4' is to accommodate the bike path. A
sidewalk could be accommodated with 51' .
Trustee Stone stated the Village wanted something that was going to look good
and not be crowded along Milwaukee Avenue and that is the reason for the 80'
Buffalo Grove Plan Commission
Regular Meeting
March 20, 1985 - Page 4
requirement.
The commercial setback from the right-of-way to the parking lot pavement is
typically about 12' as this is a building right up to the lot to 25' .
In response to Commissioner Krug, Mr. Truesdell stated the EPA inspects the
land fill. If the Village has a specific complaint the EPA can be notified
and asked to investigate. He inspected the EPA files on this site and it has
always been in compliance with their standards.
Mr. Cowhey stated they are inspected by the county also. October 27, 1981 is
the date they started operating the land fill. They have to grade it when it
is completed and maintain it for 3 years. It is very desirable property for
development.
The developer and staff will meet to come up with some recommendations for
the Commission and go to public hearing. The next date for a public hearing
on this site would be on either April 17, 1985 or May 1, 1985.
FUTURE AGENDA
April 3, 1985 two workshops on the Market Place in Town Center and Scarsdale
Place are scheduled. The Transportation Commission has also requested time
to make a presentation that night.
ADJOURNMENT
Moved by Commissioner Krug, seconded by Commissioner Reid, and unanimously
carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at
10:49 P.M.
Respectfully submitted,
o
Kathleen Comer
Recording Secretary
APPROVED BY:
l�G
Patrick Shields
Chairman meeting
Buffalo Grove Plan Commission
Regular Meeting
March 20, 1985 - Page 5