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1984-10-17 - Plan Commission - Minutes1 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 17, 1984 James Investment Company Concept Plans Buffalo Grove Commerce Center Unit 1B Cedar View Phase 2 Windfield Unit 2A Ms. Sheldon called the regular meeting to order at 7: 37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Ms. Reid Ms. Kaszubowski Mr. Musfeldt Commissioners Absent: Mr. Shields Mr. Davis Mr. Krug Mr. Goldberg Also Present: Mr. J. Nelson, Land Planner, James Investment Mr. P. Desmond, Developer, James Investment Mr. L. Freedman, Attorney, Windfield Mr. E. Schwartz, Developer, Windfield Mr. David, Property Broker Mr. S. Stone, Village Trustee Mr. J. Truesdell, Village Planner Moved by Commissioner Goldspiel, seconded by Commissioner Kaszubowski, that the Plan Commission appoint Ms. Sheldon Chairman Pro Tem. The motion unanimously carried. APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Reid, to approve the Regular Meeting minutes of October 3, 1984 subject to correction. Approval was unanimous in favor and the motion passed. Moved by Commissioner Goldspiel, seconded by Commissioner Kaszubowski, to approve the Public Hearing minutes of October 3, 1984. The motion unanimously carried. COMMUNICATIONS None LIAISON REPORTS The Transportation Commission Workshopmeeting is to be held October 20, 1984 in the Village Hall. JAMES INVESTMENT COMPANY CONCEPT PLANS Mr. Truesdell stated three plans were included in the packet. He presented a rendering of the overall area including the roadways and the surrounding properties. His rendering was based on the small area plan that was approved. He noted that there are many small land parcels along Weiland Road and felt the state would allow curb cuts for access to them. Mr. Nelson felt that moving the road up to the north would provide better traffic flow for the area. He reviewed the three plans included in the packet. One of these plans was the original one, the second Concept Plan had the road moved without making any major adjustments in the plan. This avoided the median but still provided access to the single family lots and some animation in the road pattern. The third plan does provide for some animation in the road pattern, front to front relationships are avoided and the road is moved to the north. All plans have the same density and parking. Without the variation requested for the setbacks they would have to setback a minimum of an additional fifteen feet but it would be closer to a sixty foot setback. He was not uncomfortable with the twenty-five foot setback at the bike path, along the back of the property, that abuts future commerical. Commissioner Goldspiel liked Concept Plan 2. He was troubled by the thirty-five foot setback near the 3 houses on the north side. He felt that Buildings 11 and 12 could be combined, and possibly, Buildings 13 and 15 could be combined which would give room to move the fifteen feet. He also felt the road could be moved fifteen feet south and the rise of the roof could be trimmed down. Mr. Nelson felt that the single family to the south was side oriented and the impact of this development on it is less, also the scale of the plan is right for that relationship. The single family to the north has three homes on it. The first home is essentially not impacted at all, it is oriented toward Weiland Road. Building 2 has some impact on the intermediate home. Building 3 is the most directly oriented to the plan. The balance of the properties going north are shown as multi-family on the master plan. Copmmissioner Kaszubowski pointed out that the single family lots could be developed by private individuals. Mr. Nelson noted that unincorporated single family homes would need well and septic which they would not be allowed from the Village of Buffalo Grove or the County. The Commission was polled as to if it favored the variation on the north property line. Yes indicating it was in favor. AYES: None NAYES: Commissioners Goldspiel, Reid, Kaszubowski, Musfeldt ABSTAIN: None ABSENT: Commissioners Shields, Davis, Krug, Goldberg The poll was negative 4 - 0. Buffalo Grove Plan Commission Regular Meeting October 17, 1984 - Page 2 The Commission was polled if it was favorable to the variation for the south property line. Yes indicating it was in favor. AYES: Commissioner Kaszubowski NAYES: Commissioners Goldspiel, Reid, Musfeldt ABSTAIN: None ABSENT: Commissioner Shields, Davis, Krug, Goldberg The poll was negative 3 - 1. Trustee Stone noted that asking for a variation from sixty feet to fifty feet was different than asking for a variation from sixty feet to thirty-five feet. Mr. Desmond stated there is a different orientation of the buildings for this development to Weiland Road than the Le Parc developement is to Lake- Cook Road. Concept Plan 2 was the one the Commission felt most favorable to. Mr. Nelson felt that changing the roof line will change the architecture of the plan, Weiland Road has the proper orientation, and the right scale. Mr. David is familiar with the parcel to the South and Steepleview wanted to purchase it. He can see the trend of multi-family in that location for residential. Single family homes would not be marketable. BUFFALO GROVE COMMERCE CENTER UNIT 1B, FINAL PLAT OF SUBDIVISION Mr. Truesdell noted the internal angles, the lots and subdivision areas have been added to the mylar. There is a fifty foot setback required on Lake-Cook Road that has also been added along with the acreage. Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski, that the Plan Commission recommend approval to the Village Board of the Buffalo Grove Commercial Center Lot 1 final plat of subdivision dated October 5, 1984. Discussion: The Village Engineer has reviewed the plan and has found it satisfactory. AYES: Commissioners Goldspiel, Reid, Kaszubowski, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Davis, Krug, Goldberg The motion passed 4 - O. Buffalo Grove Plan Commission Regular Meeting October 17, 1984 - Page 3 CEDAR VIEW PHASE 2, FINAL PLAT OF SUBDIVISION In response to Commissioner Goldspiel, Mr. Truesdell noted that regarding the backyards for Buildings 11 and 12, when the next phase comes in it will have similar setback so that it comforms to the plan. The walks are private walks rather than public. The Village Engineer found the plat satisfactory. Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt, 'that the Plan Commission recommend approval to the Village Board of the final plat of subdivision of Cedar View Phase 2 dated September 20, 1984. AYES: Commissioners Goldspiel, Reid, Kaszubowski, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Davis, Krug, Goldberg The motion passed 4 - 0. WINDFIELD UNIT 2A-FINAL PLAT OF SUBDIVISION The total acreage was added to the mylar. Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt, that the Plan Commission recommend to the Village Board approval of the Windfield Unit 2A final plat of subdivision dated October 8, 1984. AYES: Commissioner Goldspiel, Reid, Kaszubowski, Musfeldt NAYES: None ABSTAIN: None ABSENT: Commissioner Shields, Davis, Krug, Goldberg The motion passed 4 - 0. COMPREHENSIVE PLAN REVISION WORKSHOP Mr. Truesdell noted that with the addition of the Johnson Property and the Corporate Grove, significant changes were caused in the transportation plan and relationships with surrounding parcels. He briefly reviewed a rendering he had prepared for the Commission. Commissioner Goldspiel felt with the higher density as proposed in the plan presented, the Deerfield Road extension becomes a high priority item. At some point in time the impact at Busch and Weiland Roads and Busch Road and Route 83 will have to be addressed. He felt the eighty foot setback along Milwaukee Avenue should be considered. It was determined that the commercial area along Milwaukee Avenue near the land fill could not be noted on the plan. Chairman Sheldon requested that Mr. Truesdell review the parking situation in the Jewel Parking lot at The Grove now that Wag's Restaurant has opened. Buffalo Grove Plan Commission Regular Meeting October 17, 1984 - Page 4 STAFF REPORT Mr. Truesdell noted the Arlington Heights Plan Commission will be holding a public hearing on October 24, 1984 at 8:00 P.M. on the Happ Farm II. He handed out a Village of Buffalo Grove position paper for the Commission's review. FUTURE AGENDA On November 7, 1984 the James Investment Plan could be back for a workshop. ADJOURNMENT Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to adjourn the meeting. The motion unanimously carried and Chairman Sheldon adjourned the meeting at 9: 34 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting October 17, 1984 - Page 5