1984-12-05 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
December 5, 1984
Chatham Manor Unit 3
Chairman Sheldon called the public hearing to order at 7: 30 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Davis
Ms. Reid
Mr. Krug
Mr. Laskie
Commissioners Absent: Mr. Shields
Mr. Goldspiel
Mr. Musfeldt
Mr. Goldberg
Also Present: Mr. K. Benkert, Developer
Mr. J. McBride, Engineer
Ms. S. Janusz, Landscape Planner
Mr. F. Vaughan, President Chatham Association
Mr. W. Honor, Chatham Resident
Ms. M. Russell, Chatham Resident
Mr. R. Sims, Chatham Resident
Mr. T. Dobbins, Chatham Resident
Mr. R. Herwitz, Chatham Resident
Mr. D. Haboney, Chatham Resident
Mr. R. Brooks, Chatham Resident
Ms. E. Jones, Chatham Resident
Mr. J. Cohn, Chatham Resident
Mr. E. Mallow, Chatham Resident
Mr. V. Larkins, Chatham Resident
Mr. R. Stubon, Chatham Resident
Mr. S. Stone, Village Trustee
Mr. R. Kuenkler, Village Engineer
i Mr. W. Raysa, Village Attorney
�•/ Mr. J. Truesdell, Village Planner
Chairman Sheldon read 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 Benkert, McBride and Ms. Janusz.
Mr. Benkert briefly reviewed the existing approved plan and their recent
plan. They felt that they would have trouble selling a three story walk up
building and added elevators to the buildings which will service all three
floors and the garage. The number of apartments and the size was changed in
the new plan plus underground parking was added. The new building type is 24
units in 3 story buildings with 8 two bedroom apartments with an underground
25 space garage parking. This plan has more open space. The apartments
all have balconies. The shape of the buildings is wider and shorter than the
original plan. They will be designed and built as condominiums but they
might have to rent them in the beginning.
Mr. McBride briefly reviewed the engineering plan. For the east area
depressed garages they will have a small lift station plus a back up of a
power generator to pump any water that might collect there. In the west area
the depressed garages will be serviced by the storm sewer which is sized for
a 100 year storm.
Ms. Janusz briefly reviewed the landscaping plan. The berms on Dundee Road
will be 2' and 3' . The 8' wide concrete walk on Dundee Road is allowed for
and will appear on the plan. The additional street lights on Dundee Road and
in the parking areas will also be shown on the plan. The berms will not
interfere with the sight lines in the intersection.
Mr. Kuenkler stated there are several solutions to the water problem and it
will be worked out.
Mr. Fred Vaughan of 914 Stratford Circle, stated the residents were concerned
about the rental issue and the traffic on Dundee Road.
Mr. Bill Honor, 777 Weidner Road, stated the residents are against these
buildings becoming rental units.
In response to Mr. Vaughan, Mr. Benkert stated that this plan is 2 units less
dense than the approved plan.
In response to Ms. Sharen Olen, 7611 White Pine, Commissioner Davis explained
that the developer is asking for a change in plan and not a change in zoning.
Ms. Peggy Russel, representative of Chatham Associations 2 and 3, felt the
landscaping should provide an adequate buffer from the rental and the
condominium units.
Mr. Benkert agreed that along the border, on the east lot, the landscaping
plan was not adequate.
Ms. Lillian Mullen, 832 Stratford Circle, questions how the units would be
titled. Mr. Benkert did not know.
Mr. Dick Sims, 735 Weidner Road, felt the developer is going to rent these
units rather than sell them.
Mr. Stone stated the Village does not have the authority to dictate whether
these buildings will become rental or privately owned units.
Buffalo Grove Plan Commission
Public Hearing
December 5, 1984 - Page 2
In response to Mr. Tom Dobbins, 682 Hapsfield, Mr. Benkert stated the units
will sell for $60,000 to $65,000. Mr. Dobbins felt the transfer of noise and
the environmental conditions should be taken into consideration by future
buyers and the developer when he builds his buildings.
In response to Mr. Ron Herwitz, 913 Stratford, Mr. Benkert stated that the
availability of hook ups for washers and dryers will be offered.
In response to Donna Haboney, 95 Stratford Circle, Mr. Benkert stated the
outside maintenance will be the responsibility of the owner.
In response to Mr. Dick Brooks, 915 Stratford Circle, Mr. McBride stated the
sewer system will be constructed to take care of the water run off.
In response to Mr. Honor, Mr. Benkert stated that the Horizon Corporation's
concept at this time is to rent these units. They will break ground on
March 1, 1985.
Ms. Elaine Jones, 766 White Pine, was concerned about the traffic at
Hapsfield and White Pine.
In response to Mr. John Cohen, 761 White Pine, Mr. Truesdell noted that
Hapsfield Lane is 27' wide.
In response to Ms. Ellen Mallow, 838 Stratford Circle, Mr. Benkert stated the
construction traffic will be using Hapsfield and White Oaks. Mr. Kuenkler
stated there is a temporary construction drive on the east property but the
west parcel has none. The developer will have to come to terms on this issue
with the Village Board to obtain ingress and egress. The developer will be
responsible for the cost of the signal at Dundee Road when the warrants are
met.
In response to Mr. Vern Larkins, 801 Stratford Circle, Mr. Benkert stated the
slope on Weidner Road will follow the existing grade on the west parcel.
In response to Mr. Stuban, 664 Weidner, Mr. Benkert stated the buildings are
the same height as the existing ones.
Chairman Sheldon closed the public hearing at 8:43 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
1/7
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Public Hearing
December 5, 1984 - Page 3
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
December 5, 1984
l , First American Bank of Lake County
Chairman Sheldon called the public hearing to order at 9: 11 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Davis
Ms. Reid
Mr. Krug
Mr. Laskie
Commissioners Absent: Mr. Shields
Mr. Goldspiel
Mr. Musfeldt
Mr. Goldberg
Also Present: Mr. R. Geudtner, Architect
Mr. P. Wescott, Engineer
Mr. T. Wells, Chairman of First Bank
Mr. T. Thompson, President of First Bank
Mr. L. Leicham, Resident of Buffalo Grove
Mr. S. Stone, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. J. Truesdell, Village Planner
Chairman Sheldon read the notice of the public hearing as published in the
newspaper and informed the audience of the format the meeting would take.
She then swore in Messrs Geudtner, Wescott, Wells, and Thompson.
Mr. Geudtner briefly reviewed the plan. They have increased the parking
spaces and there is availability of the back out area at the end of the lot.
Mr. Wescott reviewed the engineering plan.
Mr. Truesdell stated that the additional items the Plan Commission was
concerned about have been added to the plan. He then briefly reviewed his
survey of other banking institutions in the village regarding parking and
stated he feels that the parking ratio on this plan should be adequate for
this facility and that it meets the requirements.
Mr. Kuenkler stated the landscaping in the right-of-way will be removed and
the fee has been paid.
In response to Commissioner Krug, Mr. Geudtner stated the future concrete
curb is to keep the traffic flowing in the right direction and will go in
when they put in the future parking.
Mr. Leicham pointed out the location of field tiles and was assured that the
developer will take care of them if they should be broken.
Chairman Sheldon adjourned the meeting at 9: 30 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Public Hearing
December 5, 1984 - Page 2
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
December 5, 1984
Chatham Manor Unit 3
First American Bank of Lake County
Buffalo Grove Commerce Center Unit 2C Resubdivision
Old Farm Village Unit 1 Plat of Subdivision
Old Farm Village Unit 2 Plat of Subdivision
Chairman Sheldon called the regular meeting to order at 8:43 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Davis
Ms. Reid
Mr. Krug
Mr. Laskie
Commissioners Absent: Mr. Shields
Mr. Goldspiel
Mr. Musfeldt
Mr. Goldberg
Also Present: Mr. F. Vaughan, Chatham Manor Association President
Mr. K. Benkert, Chatham Developer
Mr. J. McBride, Chatham Engineer
Ms. S. Janusz, Chatham Landscape Designer
Mr. R. Geudtner, First Bank Developer
Mr. P. Wescott, First Bank Engineer
Mr. T. Wells, Chairman First Bank
Mr. T. Thompson, President First Bank
Mr. S. Stone, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
Moved by Commissioner Reid, seconded by Commissioner Davis, and unanimously
approved, that the Agenda be changed and move Item 6A to Item #1.
CHATHAM MANOR UNIT #III
Mr. Truesdell stated that staff feels this plan is an improvement and
recommends approval as submitted.
Moved by Commissioner Reid, seconded by Commissioner Krug, that the Plan
Commission recommend to the Village Board approval of the petition to amend
the annexation agreement in the R-9 Zoning District in the Chatham Manor Unit
III preliminary plan dated November 12, 1984 subject to:
1. Review of the landscaping in light of environmental concerns with
particular attention to the west property line on the east parcel.
2. Item #6 on Mr. Kuenkler's Memo of November 28, 1984 to Mr.
Truesdell regarding ponding, underground storage area and excess
storm water going into the sanitary system.
Commissioner Davis suggested the developer get together with the residents
regarding his plan.
Mr. Laskie felt the plan was an improvement and his concern was the density
and traffic.
Mr. Truesdell stated there are no variations called for on this plan.
Mr. Kuenkler noted that recently some traffic counts were taken for a signal
on Dundee Road near the Chatham exit and probably the warrants have been met.
The evaluation might be ready in thirty days.
AYES: Commissioners Davis, Reid, Krug, Laskie
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields, Goldspiel, Musfeldt
The motion passed 4 - 0.
APPROVAL OF MINUTES
Moved by Commissioner Reid, seconded by Commissioner Laskie, to approve the
Regular Meeting minutes of October 17, 1984. Approval was unanimous in favor
and the motion passed with Commissioners Davis and Krug abstaining.
COMMUNICATIONS
None
LIAISON REPORTS
None
FIRST AMERICAN BANK OF LAKE COUNTY
Moved by Commissioner Davis, seconded by Commissioner Krug, that the Plan
Commission recommend to the Village Board approval of the preliminary plat
for the First American Bank of Lake County dated November 15, 1984.
Mr. Raysa pointed out the field tile is a legal drainage question. The party
that changes the drainage is liable for the maintaining adequate drainage.
Buffalo Grove Plan Commission
Regular Meeting
December 5, 1984 - Page 2
AYES: Commissioners Davis, Reid, Krug, Laskie
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields, Goldspiel, Musfeldt
The motion passed 4 - 0.
BUFFALO GROVE COMMERCE CENTER UNIT II C RESUBDIVISION
Mr. Truesdell stated the plat is in order and recommends approval subject to
total acreage being added to the plat.
Moved by Commissioner Davis, seconded by Commissioner Krug, that the Plan
Commission recommend to the Village Board approval of the Buffalo Grove
Commerce Center Unit II C Resubdivision of Lots 20 and 23 dated July 27, 1984
subject to the addition of the total acreage to the plat.
AYES: Commissioners Davis, Reid, Krug, Laskie
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields, Goldspiel, Musfeldt
The motion passed 4 - 0.
OLD FARM VILLAGE UNIT 1 PLAT OF SUBDIVISION
Moved by Commissioner Reid, seconded by Commissioner Laskie, that the Plan
Commission recommend to the Village Board approval of Old Farm Village Unit I
Preliminary Plat on the B-2 Zoning District subject to removal of the
surface water statement required on the subsidiary drainage plat.
AYES: Commissioners Davis, Reid, Krug, Laskie
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields, Goldspiel, Laskie
The motion passed 4 - 0.
OLD FARM VILLAGE UNIT 2 PLAT OF SUBDIVISION
Moved by Commissioner Krug, seconded by Commissioner Davis, that the Plan
Commission recommend to the Village Board approval of the Old Farm Village
Unit II Plat of Resubdivision dated October 29, 1984.
AYES: Commissioners Davis, Reid, Krug, Laskie
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields, Goldspiel, Laskie
The motion passed 4 - O.
Buffalo Grove Plan Commission
Regular Meeting
December 5, 1984 - Page 3
FUTURE AGENDA SCHEDULE
Mr. Truesdell noted that the James Development Company was interested in
coming before the Commission on December 19, 1984. He also had two items for
the January 2, 1984 meeting.
The Commission suggested that a full agenda was preferred to a one item agenda
for the next meeting.
ELECTION OF PLAN COMMISSION SECRETARY
Nominated by Commissioner Reid, seconded by Commissioner Laskie, that
Commissioner Krug serve as Secretary for the Plan Commission. The nomination
was unanimously approved.
ADJOURNMENT
Moved by Commissioner Davis, seconded by Commissioner Krug, that the meeting
be adjourned. The motion unanimously carried and Chairman Sheldon adjourned
the meeting at 9:47 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY
' 1
Patrick Shields
Chairman
Li
Buffalo Grove Plan Commission
Regular Meeting
December 5, 1984 - Page 4