1984-05-16 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Windfield Subdivision - Phase 3
May 16, 1984
Commissioner Goldspiel called the public hearing to order at 7: 38 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Mr. Goldspiel
Mr. Davis
Ms. Reid
Ms. Kaszubowski
Mr. Krug
Mr. Goldberg
Mr. Musfeldt
Commissioners Absent: Mr. Shields
Mrs. Sheldon
Also Present: Mr. H. Gilbert, Developer
Mr. Gustafson, Village Engineer
Mr. J. Truesdell, Village Planner
Moved by Commissioner Davis, seconded by Commissioner Musfeldt, that
Commissioner Goldspiel be appointed Chairman Pro Tem. Approval was unanimously
in favor and the motion passed.
Chairman Pro Tem Goldspiel briefly reviewed the notice of the public hearing as
published in the Buffalo Grove Daily Herald and informed the audience of the
format the meeting would take. He then swore in Mr. Henry Gilbert.
Mr. Gilbert stated they are currently developing 88 lots in the center of the
tract west of Arlington Heights Road and south of Nichols. They desire to
continue developing the portion that is adjacent to Arlington Heights Road.
Both preliminary and final plat approval of Phase 3 are requested at this
meeting. This was approved in 1978 and the annexation agreement expired in
1983. Points listed on Mr. Kuenkler's April 30, 1984 memo to Mr. Truesdell
titled Windfield Phase 3 Preliminary Plan Final Plat of Subdivision have been
completed. The barn on the property has been torn down and the house has been
sold to a resident of Buffalo Grove. That house is 2,700 square feet and
conforms to the Village ordinance. This plan is exactly the same as approved
in 1978 and still conforms with the R-5 District. The detention basin is
located on Arlington Road in Phase 1. There were no special variations on the
originally approved document. The broken lines on the outside of the plan have
no significance.
There were no questions from any public agencies or the audience.
Chairman Goldspiel closed the public hearing at 7:50 P.M.
Respectfully submitted,
/
Ka hleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Public Hearing
May 16, 1984 - Page 2
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Brunswick Property
May 16, 1984
Chairman Pro Tem Goldspiel called the public hearing to order at 7:51 P.M. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Mr. Goldspiel
Mr. Davis
Ms. Reid
Ms. Kaszubowski
Mr. Krug
Mr. Goldberg
Mr. Musfeldt
Commissioners Absent: Mr. Shields
Mrs. Sheldon
Also Present: Mr. Guggemos, Standard Pacific
Mr. J. Nelson, Land Planner, Brunswick
Mr. L. Freedman, Attorney, Brunswick
Mr. R. Piggott, Developer, Brunswick - arrived 8:25 PM
Mr. R. Benach, Developer, Brunswick
Mr. J. Ezzi, Engineer, Brunswick
Mr. G. Glover, Village Trustee
Mr. J. Miller, Buffalo Grove Park District
Mr. W. Schwebke, Buffalo Grove Park District
Ms. K. Larsen, Buffalo Grove Park District
Mr. W. Raysa, Village Attorney
Mr. R. Gustafsen, Village Engineer
Mr. G. Boysen, Director of Public Works
Mr. J. Truesdell, Village Planner
Chairman Pro Tem Goldspiel briefly reviewed the notice of the public hearing as
published in the Buffalo Grove Daily Herald and informed the audience of the
format the meeting would take. He then swore in Messrs. Freedman, Nelson, and
Ezzi.
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski, the roll
call from the previous public hearing be used. Approval was unanimously in
favor and the motion passed.
Mr. Nelson briefly reviewed the plan. It is a 128 acre site located at Busch
and Weiland Roads. Access would be from Busch Road on the south and Weiland
Road on the east. They have increased the parking and are proposing a sidewalk
on one side of the minor roads. The bike path will be on the Commonwealth
Edison right-of-way. They are requesting two variations for the single family
area. To reduce the minimum lot width of 70' down to 65' and reduce the rear
yard from 40' down to 35' . Both of these variations occur in the cul-de-sac
areas. In order to eliminate the rear yard variations on the south part of the
plan, they took half of an acre out of the park land and used it. The park
land is in excess of the ordinance and the park detention will be a dry basin.
The bike path will go from Weiland Road onto Thompson Boulevard into the active
park site and back on to Thompson along the north side to the west property
line. They are requesting the 10% factor be eliminated for the side yards.
They will maintain the 7' side yard requirement.
Mr. Ezzi briefly described the engineering plan.
Mr. Piggott arrived.
Chairman Pro Tem Goldspiel swore in Messrs Piggott and Benach. The detention
areas have the capacity of storing 72 acre feet of water. Busch Road will be
fitted with a circulation lane down the center. The left hand turn lanes from
Busch Road onto Weiland Road will be completed by this developer. The first
phase of the multi-family and single family is off of Busch Road and will be
started simultaneously. The lake system will be built with the first phase of
construction and the park will go in with the second phase. There are 70 lots
requiring the 65' variation and 10 requiring the rear yard variation. The
developer will take a look at reconfiguring the lots around Lot 20, Block 2.
In normal conditions the lake would be 15' deep and the ditch will only have a
few inches of water. The lake will be able to accept an additional 7' deep of
water and the park will not flood. The water will flow to the streets, get
into the lakes, go over Fabish Drive to Busch Road and out, assuming the worst
conditions.
Mr. Schwebke stated the park board is unanimously opposed to the lake adjoining
the park. They favor a bike path behind the single family as originally
proposed on the Master Plan. They favor the ditch behind the single family be
owned by the residents of that area so that the village does not have to
maintain it. The bike path on the Commonwealth Edison right-of-way is
acceptable conceptually. They do not like to have a 7' dry detention basin.
They do not feel the lake should receive full passive credit and are concerned
with the configuration of the park. They would like their landscaping people
to work with the developer on the park site to see if another location for it
could be found, possibly along the Commonwealth Edison right-of-way so that it
could connect up with a future park. This plan is acceptable to the park board
but they would like to see some changes made.
Mr. Benach stated the park is centrally located for the use of the residents
of the development who are paying for it and conforms with the flood way.
Mr. Truesdell stated the Lake County Soil and Water Report recommends that this
site stay farm land. However, if developed, they note there are some soil
limitations for some of the buildings. They are against altering the creek.
Staff is satisfied with the plan and recommends the green belt bike path
system.
Mr. Guggemos stated his objection to the multi-family being built across Busch
Road from his single family development.
Chairman Pro Tem Goldspiel closed the public hearing at 9:57 P.M.
Buffalo Grove Plan Commission
aylIg,Hgng Page 2
Respectfully submitted,
K thleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
Li
Buffalo Grove Plan Commission
Public Hearing
May 16, 1984 - Page 3
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Windfield Subdivision Phase 3
Brunswick Property
Plat of Resubdivision - Green Knolls Unit 3
May 16, 1984
Chairman Pro Tem Goldspiel called the regular meeting to order at 9:57 P.M. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Mr. Goldspiel
Mr. Davis
Ms. Reid
Ms. Kaszubowski
Mr. Krug
Mr. Goldberg
Mr. Musfeldt
Commissioners Absent: Mr. Shields
Mrs. Sheldon
Also Present: Mr. H. Gilbert, Developer, Windfield
Mr. Guggemos, Standard Pacific
Mr. J. Nelson, Land Planner, Brunswick
Mr. L. Freedman, Attorney, Brunswick
Mr. R. Piggott, Developer, Brunswick
Mr. R. Benach, Developer, Brunswick
Mr. J. Ezzi, Engineer, Brunswick
Mr. G. Glover, Village Trustee
Mr. J. Miller, Buffalo Grove Park District
Mr. W. Schwebke, Buffalo Grove Park District
Ms. K. Larsen, Buffalo Grove Park District
Mr. W. Raysa, Village Attorney
Mr. R. Gustafsen, Village Engineer
Mr. G. Boysen, Director of Public Works
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt, to
approve the Public Hearing Meeting minutes of April 18, 1984. Approval was
unanimous in favor and the motion passed with Commissioners Davis and Reid
abstaining.
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski, to
approve the Regular Meeting minutes of April 18, 1984. Approval was unanimous
in favor and the motion passed with Commissioner Davis and Reid abstaining.
COMMUNICATIONS
None
LIAISON REPORTS
Commissioner Kaszubowski attended the April 23, 1984 Village Board meeting
where a proposal for a bank located in the town center was reviewed but not
referred to the Plan Commission. It will come before the Village Board again.
A Devonshire resident needed a variation for a shed and it had become a point
of conflict between neighbors. Commissioner Kaszubowski felt the Commission
should take lot sizes into consideration when approving a plan so a situation
similar to this one does not reoccur.
WINDFIELD SUBDIVISION PHASE 3
Moved by Commissioner Musfeldt, seconded by Commissioner Davis, that the Plan
Commission recommend to the Village Board approval of the Windfield Subdivision
Phase 3 Utility Plan dated January 3, 1984 serving as the preliminary plan and
the final plat of subdivision dated March 14, 1984.
AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg, Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon.
The motion passed 6 - 0.
BRUNSWICK PROPERTY
Moved by Commissioner Kaszubowski, seconded by Commissioner Goldberg, that the
Plan Commission recommend to the Village Board approval of the Brunswick
Property South to be developed by Lexington Corporation dated April 27, 1984
subject to:
1. Changes in the back yards of Lots 20, 24, 17, 33, 26, and 25.
2. Points 8, 9 and 10 in Mr. Kuenkler's memo to Mr. Truesdell of
May 4, 1984 titled Brunswick Property South Preliminary Plan
Review.
It was determined the Commission would further examine the site and complete
the motion later in the meeting.
Mr. Freedman stated the developer intends to reconfigure the lots around Lot
20. They have agreed to convert the park lake to dry detention per discussion
with the park board. The bike path could go along the Commonwealth Edison
property. They would be amenable to reconfigure the lots in the single family
site near the creek to eliminate the public open space and the maintenance
problem.
Buffalo Grove Plan Commission
Regular Meeting
May 16, 1984 - Page 2
Mr. Truesdell pointed out the ordinance requirement is a 6 to 1 slope and they
are providing a 3 to 1 slope.
Mr. Boysen stated the Village will have to clear any obstructions in the creek
and felt it was necessary to have access for their machinery.
The developer agrees the house sizes will be the same on the varied lots as on
the regular lots. If Commonwealth Edison would not allow the bike path on
their property, the builder will run it along the side of Commonwealth Edison's
property on his land. There will be berming along Busch Road by the
multi-family.
Chairman Goldspiel listed points of concern expressed by the Commission and it
was polled on several items.
1. Staff was directed to review the plan concerning lots that have small
rear yard configurations.
2. Detention to be provided for the north half of Busch Road where it
abuts this property.
AYES: Commissioners Davis, Reid, Goldberg, Musfeldt
NAYES: Commissioner Krug
ABSTAIN: Commissioner Kaszubowski
ABSENT: Commissioners Shields and Sheldon
The poll was favorable 4 - 1 - 1.
3. Additional pavement required on Busch Road.
AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg,
Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was favorable 6 - 0.
4. Allowing the 6 to 1 slope as proposed by the developer in the channel
north of Thompson Boulevard.
AYES: Commissioners Davis, Reid, Goldberg, Goldspiel
NAYES: Commissioners Kaszubowski, Krug, Musfeldt
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was favorable 4 - 3.
5. The maintenance path must be provided for the creek.
AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg,
Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
Buffalo Grove Plan Commission
Regular Meeting
May 16, 1984 - Page 3
The poll was favorable 6 - 0.
6. The bike path be the maintenance path for the creek.
AYES: None
NAYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg,
Musfeldt
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was negative 6 - 0.
7. The bike path follow Thompson Boulevard west of the park.
AYES: Commissioners Kaszubowski, Krug, Goldberg, Musfeldt
NAYES: Commissioner Reid
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was favorable 5 - 1.
8. Staff was asked to study the ownership of the open space behind the
single family near the creek and reconfiguration of the ditch.
Mr. Raysa stated he would prefer this land be owned by the Village
fee simple for maintenance purposes.
9. The present location of the park is acceptable.
AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg,
Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was favorable 6 - 0.
10. Variations from 70' to 65' minimum frontage of lots acceptable as
designated by circles on the plan and no others.
AYES: Commissioners Davis, Kaszubowski, Krug, Goldberg, Musfeldt
NAYES: Commissioner Reid
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was favorable 5 - 1.
11. Allowing the 35' minimum rear yard designated on the plan by an
asterisk.
AYES: Commissioners Krug, Goldberg, Musfeldt, Goldspiel
NAYES: Commissioners Davis, Reid, Kaszubowski.
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was favorable 4 - 3.
Buffalo Grove Plan Commission
Regular Meeting
May 16, 1984 - Page 4
12. Accepting the 7' minimum side yard subject to the homes not be made
any wider on those lots.
AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg,
Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was favorable 6 - 0.
13. The 37' combined corner lot yards which would eliminate the 10%
requirement and subject to the homes not be made any wider
on those lots.
AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg,
Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was favorable 6 - 0.
14. Sidewalks through the development where shown are acceptable.
AYES: Commissioners Kaszubowski, Goldberg, Musfeldt
NAYES: Commissioners Davis, Reid, Krug, Goldspiel
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was negative 4 - 3.
15. The flood plain ordinance be varied to relocate the ditch.
AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg
Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The poll was favorable 6 - 0.
16. Dedication from back to back of curb as shown on the plan on the cul-
de-sacs in the multi-family.
AYES: Commissioners Reid, Kaszubwoski, Krug, Goldberg, Musfeldt
NAYES: Commissioner Davis
ABSTAIN: None
ABSENT: Commissioner Shields and Sheldon
The poll was favorable 5 - 1.
Commissioner Goldberg withdrew his second to the motion. Commissioner Musfeldt
Buffalo Grove Plan Commission
Regular Meeting
May 16, 1984 - Page 5
seconded the motion. The subject to's for the motion were changed to read:
1. Changes in the back yards of Lots 30 Block 6, 33 Block 2, 26 Block 2,
24 Block 2, 13, 17, and 20 Block 2.
2. Staff review of the plan.
3. Points 8, 9 and 10 in Mr. Kuenkler's memo to Mr. Truesdell of
May 4, 1984 titled Brunswick Property South Preliminary Plan
Review.
4. Sidewalks on both sides of the street.
5. Sixty foot right-of-way in the multi-family portion.
AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Musfeldt
NAYES: Commissioner Goldberg
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The motion passed 5 - 1.
GREEN KNOLLS UNIT 3
Moved by Commissioner Kaszubowski, seconded by Commissioner Goldberg, that the
Plan Commission recommend to the Village Board approval of the Plat of
Resubdivision of Green Knolls Unit three as prepared by Edward J. Molloy &
Associates, Ltd. dated May 13, 1984 resubdividing Lots 75 and 76 into Lots 1
and 2.
Discussion:
Mr. Truesdell stated this plan meets all of the zoning requirements.
AYES: Commissioners Davis, Reid, Kaszubowski, Krug, Goldberg, Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields and Sheldon
The motion passed 6 - 0.
FUTURE AGENDA
There will be a meeting on June 6, 1984.
ADJOURNMENT
Moved by Commissioner Davis, seconded by Commissioner Musfeldt, to adjourn the
meeting. Approval was unanimously in favor and Chairman Pro Tem Goldspiel
adjourned the meeting at 11:57 P.M.
Buffalo Grove Plan Commission
Regular Meeting
May 16, 1984 - Page 6
Respectfully submitted,
K thleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
Li
Buffalo Grove Plan Commission
Regular Meeting
May 16, 1984 - Page 7