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