1984-10-03 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Wind Brooke
October 3, 1984
Chairman Shields called the public hearing to order at 7:36 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Mr. Goldspiel
Ms. Reid
Ms. Kaszubowski
Mr. Krug
Mr. Musfeldt
Commissioners Absent: Mrs. Sheldon
Mr. Davis
Mr. Goldberg
Also Present: Mr. E. Zale, Wind Brooke Developer
Mr. D. Manhard, Wind Brooke Engineer
Mr. L. Freedman, Wind Brooke Attorney
Mr. J. Nelson, Wind Brooke Land Planner
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. J. Truesdell, Village Planner
Chairman Shields briefly reviewed the notice of the public hearing as it
appeared in the newspaper. He then noted that there was no public and
dispensed with reading the meeting format. He swore in Messrs Freedman,
Zale, Manhard and Nelson.
Mr. Freedman briefly reviewed the history of the site and noted that the
construction of this project and its purchase was contingent upon the
approval of the Village to issue residential revenue bonds.
Mr. Nelson reviewed the site plan. This plan does not have parking along the
interior drives. They have maintained the 8' bike path through the Aptakisic
corridor. They have reoriented the buildings and clustered them in a parking
court type system. There are 236 units as opposed to 258 on the original
plan. The density is 10.97 dwelling units per acre. There is 1.73 parking
spaces per unit. The Fire Department agreed the alternate exit could be the
bike path. They are asking a variation on the slope in the detention area.
Mr. Manhard reviewed the engineering plan. He feels the slope as proposed
could be maintained. The detention basin is 4' above the invert of the
creek. The detention basin leaking into the creek will be reviewed by
Mr. Kuenkler who will report back to the Commission. The snow will have to
be carried away from the site. Mr. Saviano has reviewed the placement of the
fire hydrants and access for the fire equipment. He felt it was adequate.
No variation is required for the distance from the parking to the buildings
on this plan. There will be parking access from both of the two lots near
the recreation center. This development will be owned by
Mr. Zale and there will be no condominium association while he owns it.
Mr. Kuenkler suggested the sidewalks be included in the Commonwealth Edison
property and the bike path should be extended to Busch Road. The soils under
the building area are all suitable for construction with minor adjustments.
Chairman Shields closed the public hearing at 8:18 P.M.
Respectfully Submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Cif ("1 , 1"-' -(2
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Public Hearing
October 3, 1984 - Page 2
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Wind Brooke
James Investment Company
Standard Oil
Spoerlein Farm Commercial Phase I
Ranch View Court - Plat of Vacation
Lake-Cook Road & Lexington Drive - Plat of Dedication
October 3, 1984
Chairman Shields called the regular meeting to order at 8:18 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Mr. Goldspiel
Ms. Reid
Ms. Kaszubowski
Mr. Krug
Mr. Musfeldt
Commissioners Absent: Mrs. Sheldon
Mr. Davis
Mr. Goldberg
Also Present: Mr. E. Zale, Wind Brooke Developer
Mr. D. Manhard, Wind Brooke Engineer
Mr. L. Freedman, Wind Brooke Attorney
Mr. J. Nelson, Wind Brooke Land Planner
Mr. K. James, James Investment Company Developer
Mr. J. Nelson, James Investment Company Land Planner
Mr. D. Manhard, James Investment Company Engineer
Mr. M. Schwartz, Spoerlein Farm Developer
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. J. Truesdell, Village Planner
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, that the
agenda be amended to review the Wind Brooke development first and then follow
with its regular order. The motion unanimously carried.
WIND BROOKE PRELIMINARY PLAN
Moved by Commissioner Reid, seconded by Commissioner Krug, that the Plan
Commission recommend to the Village Board approval of the preliminary plan
for Wind Brooke dated September 7, 1984 subject to:
1. The bike path be extended south to Busch Road.
2. The sidewalk along Weiland Road continue in the southerly direction
to the south property line of the Commonwealth Edison right-of-way.
3. Submission of preliminary soils analysis.
4. Lake County Soil Conservation Report submitted.
5. Sidewalks along Busch Road extend west through the Commonwealth
Edison right-of-way.
Discussion:
After some discussion the following amendments were made.
Commissioner Reid amended the motion to read "variation on the detention
basin slope be 4 to 1 rather than 6 to 1. Commissioner Musfeldt concurred.
Commissioner Goldspiel amended the motion to read "the property line between
the park and Wind Brooke development be placed on the east side of the creek
with the bike path against the 100 year flood way of the creek, and the park
property to include the bike path where it is adjacent to the floodway. When
it is not adjacent to the park on the back of the buildings, then it would be
the developer's property". Both Commissioners Reid and Musfeldt agreed with
the amendment.
Mr. Nelson reviewed the elevations of the buildings which are 2 stories with
a common entrance serving 4 units. The corner units in the "L" shaped
buildings have a common entrance servicing 6 units.
Mr. Zale noted that these will be luxury apartments that will be fully
carpeted, draped and have all appliances included. They will rent between
$600 and $750 a month. Twenty percent of the units will be rented to lower
income residents and will be, after discussion with the Village, reduced
$100 a month for these residents.
AYES: Commissioners Reid, Kaszubowski, Krug, Musfeldt
NAYES: Commissioner Goldspiel
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis, Goldberg
The motion passed 4 - 1.
Commissioner Goldspiel noted that his negative vote was because he felt the
buildings are too close to the parking lots.
APPROVAL OF MINUTES
Moved by Commissioner Reid, seconded by Commissioner Goldspiel, to approve
the Regular Meeting minutes of September 5, 1984. Page 2, paragraph 2 change
"on" to "along" and "equipment" to "facilities", paragraph 8 change "Krug" to
"Musfeldt". Page 3, paragraph 10 add "The parking will be shielded with low
level shrubs from the road." Approval was unanimous in favor and the motion
passed.
Buffalo Grove Plan Commission
Regular Meeting
October 3, 1984 - Page 2
COMMUNICATIONS
None
LIAISON REPORTS
Commissioner Reid attended the October 1, 1984 Village Board meeting at which
no referrals for the Plan Commission.
JAMES INVESTMENT COMPANY CONCEPT PLAN - WEILAND ROAD NORTH OF LAKE-COOK ROAD
Mr. Truesdell noted he had received further communications from the Police
and Building and Zoning Departments. The Police Department was concerned
with the 50 mile an hour speed limit on Weiland Road and noted that a speed
study will be done. The Building and Zoning Department was concerned with
one means of access to the site, additional guest parking was lacking and the
half street entrance to the development should be a full 27' entrance.
Mr. Nelson briefly reviewed the plan. They were not successful in purchasing
the single family property on their border. They have the capability of a
secondary access onto Weiland Road and another access point at their north
west corner. The road system is fully dedicated. They are requesting that
the setback be viewed in terms of future development along their borders
rather than what is presently there. They feel the "S" road is properly
designed. They do not feel the major access road should be where it is
placed. They would be willing to move the road to accommodate the single
family if developed for the proper right-of-way. They feel the impact on the
two buildings on Weiland Road are better than in other developments. They
are side oriented. Mr. Nelson feels cul-de-sacs are a good planning tool.
They feel the density is equal to or similar to any project being built in
the Village. They are providing 2/3 townhomes and 1/3 flat units. He then
briefly reviewed renderings of the buildings. The density of the site is
9.56. The bike path will be along the western property line. They will
dedicate 51' on Weiland Road.
Commissioner Musfeldt was concerned with the limited amount of open space.
Commissioner Goldspiel suggested giving some thought to moving the entrance
of the development to the north.
Commissioner Reid would like to discuss the road plan for the total area at
another workshop.
Mr. Nelson stated that same units are over garages and he would be prepared
at the next workshop, to show how they will insulate them.
Commissioner Goldspiel noted that Buildings 14, 15, 18 and 19 could be angled
to better orient them.
At the next workshop the Commission would like to see the elimination of some
of the cul-de-sacs and moving of some of the buildings. They had a problem
with the 35' set back.
Buffalo Grove Plan Commission
Regular Meeting
October 3, 1984 - Page 3
STANDARD OIL FINAL PLAT OF SUBDIVISION
Mr. Truesdell noted that when the plan was approved by the Village Board the
two existing curb cuts were combined with a 10' island on Buffalo Grove Road.
Moved by Commissioner Reid, seconded by Commissioner Musfeldt, that the Plan
Commission recommend approval to the Village Board of the final plat of
subdivision of the Standard Oil site dated September 4, 1984.
AYES: Commissioners Goldspiel, Reid, Krug, Musfeldt
NAYES: None
ABSTAIN: Commissioner Kaszubowski
ABSENT: Commissioners Sheldon, Davis, Goldberg
The motion passed 4 - 0 - 1.
RANCH VIEW COURT - PLAT OF VACATION
Mr. Kuenkler noted the entrance island was taken out because they are
maintenance problems and traffic hazards.
Moved by Commissioner Musfeldt, seconded by Commissioner Reid, that the Plan
Commission recommend to the Village Board approval of the Ranch View Court
Plan of Vacation dated September 7, 1984.
AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis, Goldberg
The motion passed 5 - 0.
SPOERLEIN FARM COMMERCIAL PHASE 1C -FINAL PLAT OF SUBDIVISION
Moved by Commissioner Krug, seconded by Commissioner Kaszubowski, that the
Plan Commission recommend to the Village Board approval of the Spoerlein Farm
Commercial Phase 1C Final Plat of Subdivision dated May 2, 1984.
AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis, Goldberg
The motion passed 5 - 0.
LAKE-COOK ROAD AND LEXINGTON DRIVE - PLAT OF DEDICATION
Moved by Commissioner Musfeldt, seconded by Commissioner Reid, that the Plan
Commission recommend to the Village Board approval of the Lake-Cook Road and
Lexington Drive Plat of Dedication dated August 17, 1984 revised
August 27, 1984.
Buffalo Grove Plan Commission
Regular Meeting
October 3, 1984 - Page 4
AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis, Goldberg
The motion passed 5 - 0.
ADJOURNMENT
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to
adjourn the meeting. The motion unanimously passed and Chairman Shields
adjourned the meeting at 10:40 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Regular Meeting
October 3, 1984 - Page 5