1985-01-16 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
January 16, 1985
James Investment Company-Weiland Road Property
High Point Plaza (Grove Center North Phase)
Chairman Shields called the regular meeting to order at 7: 35 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Mr. Goldspiel
Mr. Davis
Mr. Krug
Mr. Laskie
Ms. Reid
Mr. Musfeldt
Commissioners Absent: Ms. Sheldon
Mr. Goldberg
Also Present: Mr. P. Desmond, Developer, James Investment
Mr. K. James, Developer
Mr. J. Nelson, Land Planner
Mr. J. Martin, Architect, James Investment
Mr. A. Valenciano, Developer, High Point Plaza
Mr. J. Biebe, Engineer, High Point Plaza
Mr. G. Cawn, Architect, High Point Plaza
Mr. M. Menn, Architect, High Point Plaza
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Davis, and
unanimously carried with Commissioner Musfeldt abstaining to approve the
Regular Meeting minutes of January 2, 1984 with Commissioner Goldspiel
abstaining.
COMMUNICATIONS
Commissioner Laskie attended the January 14, 1985 Village Board Meeting and
there were no additions regarding the Chatham Manor site. There was a pre
application for development of the Johnson Property.
JAMES INVESTMENT COMPANY
Mr. Truesdell noted the developer has addressed the points brought up at the
last meeting. Access for the parcel to the south has greatly improved with
the design of the cul-de-sacs.
Mr. Martin stated the current plan maintains a 35' minimum setback off of
Weiland Road and improves that with side orientations of the buildings.
Building 1 on the revised plan, has a corner setback of 35' from that
building. They are providing a curvalinear design for the streets. In
addition they have opened up the space between Buildings 12 and 13 with a
24' side to back orientation. They have kept the setback of 52' from the
residential on the northwest corner and have increased that with the
introduction of the curvalinear street pattern. The closest distance
Building 14 comes to the north property line is 40' . Buildings 15 and 16
have angled orientations. With the new street plan they have provided a
better road configuration for the single family to the property on the south
property line. The turn area on that right of way is 60' . The west property
line has been improved by the orientation to the proposed future commercial.
On the south property line they have increased the setback to 52' from
Building 3 to keep furter separation from the existing single family home.
Building 4 was moved within the 35' setback because there is no house on the
southwest corner. The same amount of off street parking is provided with a
guest parking ratio of 2 to 1 for each unit. There are 9.25 dwelling units
per acre totalling 90 units. Buildings 6 and 9 have a 60' rear yard back to
back. There are requesting to go back to the original architecture regarding
the roof line. This would give them an opportunity to provide more internal
volume space and keep the roof pitch consistent and there would be no
conflicting roof lines. This enhances the curve appearance.
Mr. Truesdell stated the street at the south boundary approaching the cul de
sacs meets the ordinance requirement for a half street. This provides access
to the southern parcel. A 22' pavement would probably give two 10' lanes
with a curb on the north side.
Variations will be needed for the roof line increase.
Commissioner Goldspiel did not want to see a variation on the steep roof
height.
Commissioner Davis felt he could approve the roof variance on Buildings 16
and 4 but not on every building on the plan.
Mr. Martin stated Buildings 4 and 5, the eyebrow near 10 and 11 and the drive
between 2 would be private and maintained by the Association.
Staff will review the half street situation concerning curbing the run off of
water and snow removal as it affects the adjacent single family property.
Moved by Commissioner Davis, seconded by Commissioner Reid, and unanimously
carried, that this plan be forwarded to a public hearing.
Buffalo Grove Plan Commission
Regular Meeting
January 16, 1985 - Page 2
The Village attorney will be prepared, at that time, to advise the Commission
that all the necessary procedures have been followed to adopt a plan with a
variation.
Mr. Truesdell noted that any variation requested would be published in the
public hearing notice.
HIGH POINT PLAZA
Mr. Cawn passed out a new concept plan which he briefly reviewed. The
detention was moved and the parking lot was moved back to provide for
detention on the front of the site. Approximately 40% of the detention is in
the front and 60% is in the back. They have restructured the parking lot.
They have moved the parking approximately 11' . The site plan now indicates
the direction and control of the traffic. The rear detention lot has a
sidewalk at the back of the lot.
The variations required for this plan are:
1. Timber retaining wall in the front and rear around the setback
detention pond.
2. Storm water detention is within 10' of the building, the ordinance
requires 20' .
3. The timber retaining wall in the rear would be all the way around
and only on the east side in the front.
4. There is a 4 to 1 slope on the retention.
5. Sign location.
There is 350 square feet less of retail space on this plan. The total
parking spaces is less 3 but still 28 more than called by the ordinance.
The traffic signal is under design but Mr. Kuenkler was not sure of the exact
status.
Mr. Cawn submitted, for the Commission's review, a letter dated January 26,
1985 from Mr. Bob Brown, Real Estate Director of Jewel, regarding the Parking
Agreement on Route 83 and Lake/Cook Road in Buffalo Grove.
When they secure permission to pave over Jewel property the sidewalk in the
rear of the building will be 41 feet wide.
The timber wall would be 30" high which would maintain for 38' in the front
and 40' in the back for a 100 year storm.
Moved by Commissioner Davis, seconded by Commissioner Reid, that this plan go
to a public hearing.
Discussion:
Buffalo Grove Plan Commission
Regular Meeting
January 16, 1985 - Page 3
The pond being 10' from the building would not be a problem per Mr. Kuenkler
if it was designed correctly.
Commissioner Goldspiel was opposed to the timber running hundreds of feet
across the property. He would also like to see some landscaping treatment
done to the one way drive for service vehicles.
The Commission unanimously approved the motion with Commissioner Krug
abstaining.
FUTURE AGENDA SCHEDULE
The next meeting would be February 6, 1985 and if the proposal for the
Johnson Property was referred to the Commission that would be on the agenda.
ADJOURNMENT
Moved by Commissioner Davis, seconded by Commissioner Musfeldt to adjourn the
meeting. The motion unanimously carried and President Shields adjourned the
meeting at 9:22 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Regular Meeting
January 16, 1985 - Page 4