1985-12-18 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Consideration of petition to the Village of Buffalo Grove
for Preliminary Plan approval and rezoning to O&R P.U.D. ,
B-3 P.U.D. and B-1 P.U .D. , including variations from the
following sections of the Development Ordinance:
16.50. 070.D.2. ; 16.50. 120. I .1 .e. ; 16.50. 040 .C.4. ;
46.50.080.A.1 . ; 16.50. 100.E.5. ; and the Zoning Ordinance:
17.48.010 .F. 1 . and 17.48.010.F.7.
( Buffalo Grove Business Park Expansion )
uecemOer 1d, 1985
Chariman Sheldon called the public hearing to order at 8: 06 P.M.
he...Municipal Bldg. , 50 Raupp Blvd. , Buffalo Grove, Illinois.
Commissioners Present: Mr. Goldspiel
Mr. Laskie
Mr. Gal
Mrs. Kaszubowski
Mrs. Sheldon
Commissioners Absent: Mr. Davis
Mr. Krug
Mr. Musfeldt
Mr. Demski
Also Present: Mr. T. Beechick, Trammell Crow
Mr. M. Hunner, Theodore Brickman Co.
Mr. G. Glover, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell , Village Planner
Ch. Sheldon read the notice of public hearing as published in the
newspapers. She stated that at previous workshop sessions the
Plan Commission reviewed this proposal and the purpose of the
public hearing is to- allow the developer to present their plans
and for the Plan Commission and the public to ask questions. The
agenda to be followed was outlined.
Mr. Beechick and Mr. Hunner were sworn in. Mr. Beechick reviewed
the previous workshop when the rezoning of approximately 5 acres
of land was proposed. The land= is presently zoned 0 & R and will
be used for a hotel , namely The Wyndham Garden Hotel . It will be
a 2-story structure, containing 134 rooms. It will be developed
by Trammell Crow Hotel Development Co. and built by the Trammell
Crow Designing Construction Co. It will be managed by the
Wyndham Hotel Group, Trammell Crow 's management company for the
Trammel Crow Hotel Development Co. Mr. Beechick continued to
describe the whole Trammell Crow Development in Buffalo Grove.
The Hotel will be consistent to the overall concept of the
business enviornment. It will not interfere with the residential
section and it allows for a golf course view to the North. In
addition to the hotel, a 4-story office building ( 153,000 sf. )
will be built to serve larger businesses.
Changes have been made as follows:
1 . Set backs which are now consistent with the original zoning
2. Additiional walkways
3. Parking stall size will be standard, per B. G. requirements
Mr. Beechick added that the project now conforms with all Staff
requests. He discussed the feasibility and success of locating a
hotel at this location. He outlined the locations of other
hotels in the area and summarized the amount of space vs. the
number of people who will be making up the market. The hotel
will typically attract the person looking for good value and good
food, with limited services.
There are now 18 Wyndham Hotels built with 6 under construction,
and Trammell Crow hopes to have 40 open by the end of 1987.
Mr. Beechick described the construction materials and the
elevations as seen from a line-of-sight from the residential
area. He also described the interior layout of the hotel and
services. It will also feature a swimming pool.
Mr. Hummer described the proposed landscape plan. There will be
a heavy buffer zone along Lake/Cook Rd. to screen the hotel from
the residential area. . There will be a 35 foot setback from the
curb, with a berm planted with evergreen shrubs.
The parking lot has been broken up into small areas and there is
a central courtyard which will feature a garden area. There
are large areas of green space. Some revised features are
sidewalks, one along Lake/Cook Rd. from the hotel ; and a ring
road around the perimeter of the 4-story office building. The
parking stall size is consistent with the existing B.G. code.
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The public improvements and utilities have been found acceptable
by Mr. Kuenkler of the Engineering Department.
Mr. Kuenkler confirmed that statement and added that the plan is
now better than when first presented._
Mr. Goldspiel had a question concerning the use of plastic
conduit for the underground electrical wiring for street lights.
Mr. Kuenkler explained that because the plastic conduit will be
located on private property (parking lot ) and will be maintained
PLAN COMMISSION
Dec. 18, 1985 - Page Two
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by Trammell Crow, the Village does not require galvanized steel .
A small section of Old Farm Village has been allowed to use the
same material .
Mr. Goldspiel asked about the variation of the set back from 55
to 25 feet, refering to the office building.
Only one corner of the building at the North boundary will be
affected. The office building actually has two fronts. The
variation will apply to an interior right of way.
When the parcel to the East is developed, the sidewalk will not
be eliminated and the variation will only apply to this project.
The road in front of the hotel will not be a dedicated street.
The variation in boulder size is requested because larger stones
would be too big for this location. They want to achieve a shore
line look and will use 5 - 6 inch stones.
Mr. Kuenkler confirmed this. He added that smaller stones can be
thrown into the water, but it would be Trammell Crow 's problem.
Mr. Gal asked about the materials for the office building.
Mr. Beechick said this has not been determined. He added that
it could be assumed that the materials would be consistent with
the existing buildings and would have to conform with the market.
The Appearance Commission_ will have to approve the architecture
and the materials.
Mr. Gal had questions regarding the office building HVAC
equipment on the roof. It will be about 6 to 8 feet tall. It "
will be screened according to Code. If the equipment is not
screened, the total height could be 68 feet tall . Mr. Gal said
he does not see the need for a building of this height in the
Village at this time.
Mr. Laskie questioned Mr. llunner about the apparent gap in the
landscaping at the rear facing the golf course. He felt this
area should be screened because of the size of the building and
the fact that it will be there for many years.
Mr. Laskie asked about the parking lot. Would there be any
barriers to keep cars from driving across? The islands will be
curbed, but the parking lot itself is not curbed because of snow
removal .
Laskie agreed with Mr. Gal that the building will be very tall ,
especially with the roof top units. He would prefer to have
them screened on all sides.
PLAN COMMISSION
Dec. 18, 1985 - Page Three
STAFF COMMENTS:
Mr. Truesdell asked about the construction materials of the
hotel .
Mr. Beechick answered that it will be a masonry building with
some stucco treatment on the outside.
Mr. Glover had no comments.
No Agencies were- represented.
No members of the public had any questions.
Mr. Truesdell read a letter addressed to him, dated Dec . 17,
1985. It was from three couples who expressed concern about the
future development of. the Buffalo Grove Business Park. They .
would have been present had it not been for a school play.
Signed by: Mr. and Mrs. James Fergus, 29 Timberhill Road;
Mr. and Mrs. James Doyle, 27 Timberhill Road;
- Mr; and Mrs. Michael Friedland, 31 Timberhill Road.
Letter marked Exhibit A.
Mr. Truesdell added that he has spoken with some residents who
called but none stated any specific concerns.
Mr. Laskie added that he has heard some residents were concerned
about the possible widening of ._Lake/Cook Road. Their backyard
.abuts -Lake/Cook Road and they are concerned about traffic being
any closer. - _ .
Chairman Sheldon closed the public hearing at 8:49 P.M.
Respectfully submitted,
Shirley Bates,
Substitute Secretary
Approved.Sy:
122/1Y,e_ev c7reaa---- _
Barbara Sheldon
Chairman
PLAN COMMISSION
Dec. 18, 1985 - Page Four
REGULAR. MEETING
BUFFALO GROVE PLAN COMMISSION
Buffalo Grove Business Park Expansion
Town and Country Homes (Weiland Road Project )
December 18, 1985
I . Call to Order
Chairman Sheldon called the regular meeting to order at 8:50 P.M.
in the Municipal- Building, 50 Raupp Boulevard, Buffalo Grove, IL.
II . Roll Call
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Laskie
Ms. Kaszubowski
Mr. Gal
Commissioners Absent: Mr. Musfeldt
Mr. Krug
Mr. Davis
Mr. Demski
Also Present: Mr. Beechick, Trammell Crow
Mr. Hunner, Theodore Brickman Co.
Mr. Burton, Town/Country Developer
Mr. Glover, Trustee Liaison
Mr. Raysa, Village Attorney
Mr. Truesdell , Village Planner
III . Approval of Minutes (Public Hearing & Regular Meeting of
November 20 , 1985 and Regular Meeting
of December 4, 1985 )
Com. Gal made a motion to approve the Public Hearing
minutes of Nov. 20 , 1985 subject to corrections.
Com. Goldspiel was not present ( as shown ) . Com. Laskie
seconded the motion. Approval was unanimous in favor with
Commissioners Goldspiel and Kaszubowski abstaining and the
motion passed.
Com. Gal made a motion to approve the Regular Minutes of
Nov. 20, 1985 subject to corrections. Com. Laskie
seconded. Approval was unanimous in favor with Commission-
ers Goldspiel and Kaszubowski abstaining and the motion
passed.
Com. Kaszubowski made a motion to approve the minutes of
the Regular Meeting of Dec . 4, 1985 subject to corrections.
Com. Goldspiel noted the following changes:
Page 2 - After $100, 000 00 - Sentence should read:
"There also would be a variation necessary for the
two proposed buildings on the West property line
adjoining the commercial."
Paragraph should include a statement that a bike
path would be continued along the West property
line.
Page 3 - Paragraph 2, Sentence 1 - insert "proposed"
permitted uses, etc .
Page 3 - Paragraph 3, Sentence 1 - Should read:
"Com. Goldspiel would like to see a smaller list of
special uses, including only restaurants and taverns
this close to single family.
Approval was unanimous in favor and the motion
passed.
COMMITTEE AND LIAISON REPORTS
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Com. Demski attended the Monday, Dec . 16 Village Board meeting.
At his request Mr. Gal reported that the Mobil Oil , Arlington
Heights Road and Route 83 request for a 4th gas island was pas-
sed. Also, Creekside Commons at Busch and Weiland, preliminary
plan was approved. Lincoln Properties, proposal for 616 apart-
ments on a 43 acre lot, North of Chevy Chase, was referred to
the Plan Commission. Grove Terrace Apartments., Dundee Road,
requesting to change existing 126 Condominiums to 138 Rentals
has been referred to the Plan Commission. (Originally called
Arlington Country Club) Property East of Golf Course -
Pre-application conference for a 294 unit apartment development,
Village Board requested that the developer come back with a more
luxurious package. (Parcel between Checker Road and Church St. )
Town Center - Lieberman requested to develop 2/3 of the Town
Center with 7-1 /2 acres of Office, 8.6 acres of Retail and 20
acres of Residential @ 28 units per acre. The Trustees were
polled for thatpackage: Polling was 3 in favor, 1 against and
1 undecided . Lieberman will return to the next Village Board
meeting for further discussion. Part of this proposal was to be
senior citizen housing. The developer has asked the Village for
assistance in financing and land acquisition. One item on the
Consent Agenda was Hidden Lake Village Phase III which was
approved. Mr. Glover stated that regarding the requested
Revenue Bonds, the Trustees approved the Resolution of Induce-
ment and set aside the funds in case the legislation passes.
Mr. Lieberman owns a total of 36 acres.
PLAN COMMISSION
Dec. 18,985 - Page Two
Mr. Laskie reported that he attended a workshop on Tuesday,
Dec . 17, 1985 at School District 96. The District will be in
deep financial trouble if all the Zoning stays the same and all
the development stays the same. Dr. Willard says that within a
four year period, they will have a $450, 000 deficit. The
possibility of a new school site of about 11 acres, was discussed
at length. They were not specific when asked for a definite
answer. Mr. Zale proposed a possible alternative to have a
boundary change. He mentioned a concept whereby Districts 96 and
102 would possible exchange revenue. District 96 could go from a
$200,000 deficit to a $100 , 000 surplus; whereas District 102
could go from a $200,000 surplus to a $100 ,000 surplus and
somewhere along the line he suggested District 102 giving some of
their money away to District 96. The idea was not considered to
be very practical and reasonable. District 96 really feels that
with the increase of 300 plus children, they will lose revenues
that they have with a surplus space. Also, the Administration is
housed in school rooms and they would have to give that area up
for the additional children. The Administration would have to
find another area and they felt they were really at a tight
budget, and would have to look at a tax rate increase in the
future. They also felt that if they were to pass any type of
tax referendum for an increase, the possibility would not be good
because of what has recently taken place in the High School Dist.
Suggestions were made: 1 ) Slow down the growth; 2 ) Fewer
houses on larger lots; 3) Increase commercial property.
Mr. Glover added that District 96 cannot increase the tax levy
without a bond issue. They are very concerned with the negative
impact of the Zale/Fiore issue as well as the impact of the
Sieffert Property on District 96. The Comprehensive Plan, which
includes the Otis Property (Southwest portion of Rt. 83 and
Arlington Heights Road) was discussed. The Village Board is
anxious to see this commercial development. The Trustees are
concerned about the density and would like to have less
which means more R-4, R-3 and R-2 zones. These residential
zones would have a negative physical impact on the school
districts.
Mr. Goldspiel reported on the RTA study of Commuter Services on
the Soo Lines proceedings. The meeting of the Transportation
Commission is considering working toward a meeting of towns along
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the Soo Line that might possibly benefit from such service. The
meeting would be sometime in February. _
There were no further Committee or Liaison Reports.
PLAN COMMISSION
Dec. 18 "1985 - Page Three
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BUFFALO GROVE BUSINESS PARK
Commissioner Goldspiel drafted the following motion:
Motion to approve the Buffalo Grove Business Park Expansion as
delineated on the Site Plan dated December 2, 1985 including the
variations to the Developoment Ordinance:
1 ) 16.50 070.1),2. - Right of Way variation from 80 ft. to 60 ft.
Pavement width variation from 47 ft. to 40 ft
2 ) 16.50 . 120. I .1 .e. - Variation from standard parkway tree
spacing pursuant to the landscape plan.
3) 16.50.040.C.4. - Variation to detention shoreline treatment to
allow the use of smaller boulders.
4 ) 16.50 .080.A.1 . - No sidewalk on the north side of the public
street.
5 ) 16.50. 100 .E.5. - Electrical wiring ( underground ) for street
lights may be allowed in material other than
steel conduit.
Also: Zoning variation:
1 ) 17.48.010 .F. 1 . - Front yard setback from street on office
building from 55 ft. to 25 ft. ( as shown on
the plan - Dec . 2, 1985)
Since two Commissioners have expressed opposition to the height
variation - (and rom. Goldspiel will join them) this variation is
nvt include° 4.ntnis ,motion.
Com. Kaszubowski so. moved. Com. Laskie seconded.
Discussion:
Com. Goldspiel expressed one other major concern other than the
height of the building. It is whether locating a hotel on Lake-
Cook Road, in the interior of the Village, will have an adverse
effect on the character of the road and the character of the
neighborhood. Although the public is somewhat conspicuous by
their absence, Com. Goldspiel can see pluses to the way the plan
is developed, but he has from the beginning been bothered by the
location. This sense of unease has not been aided by talking to
the people in this part of the Village who generally indicate it
is a ridiculous idea and totally out of character. Com. Gold-
spiel is really troubled because, even though the plan looks
better than it sounds, the land use is a problem. He realizes
the Village need for a hotel and a meeting place such as this.
Com. Gal commented on the building height variation of 10 feet.
The overall development is nicely done. The traffic patterns
that will be changed by the hotel are a benefit.
Com. Laskie commented that when he originally saw the hotel and
heard about it, he had personal objections. But when looking at
PLAN COMMMISSION
Dec. 18, 1985 - Page Four
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at the whole development unfold, he has seen hotels which are
located in residential areas, and they work out very well .
Com. Kaszubowski has no objection to the 4 story office building.
She made the motion because the other three commissioners did
object, and would not make it.
Mr. Beechick commented that he had a question about the motion
not including the 60 foot height. He wanted it clarified that
the building height is actually 50 feet with the HVAC equipment
being 10 feet.
Mr. Truesdell added that the set back variation would be 45 feet
if the height is lowered to 50 feet.
Mr. Raysa asked about the use of the word "typical" for parking
space? Code is 9' x 18 '6" and that is typical .
Mr. Raysa also asked what the square footage of the restaurant
will be?
Mr. Truesdell said this has already been approved by the Village Board
and is separate zoning. He has outlined the zoning districts on his
plan and by carrying the line out to the center line of the street, it
seems to be OK.
-The motion was read and the Commissioners roll was called:
. Aye -. K.aszubowski , Laskie, Gal
Nay - Goldspiel
Motion Passed - 3 to 1 .
PLAN COMMMISSION
Dec. 18, 1985-- Page Five
TOWN AND COUNTRY HOMES
WEILAND ROAD PROPERTY
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-- Mr. Richard Burton, Developer, presented and described the
revised plan for the subject parcel dated Sept. 12, 1985.
The detention area has been moved from the North end of the
property to the South. The North entry has been flared out
so that there two lanes out and one lane into the project.
The number of units has been reduced from 104 Townhouses to
102, so that there are 6.8 units per acre.
The pi-evious plan snowed a road stub to the North. This
was eliminated and the road is now shown going out to the
West where it will go to the commercial property.
- On the interior of the site, the orientation of the
buildings have been varied more, especially along the
- Western property line. They are a minimum of 35' to 50 '
from the property line. There will be an 8 ' bike path
along the West property line. The s.mergency vehicle access
will tie in with the parking lot in the Steeple View
development to the South.
Ms. Kaszubowski had no questions.
--Mr. Laskie asked about the need for a variation.
- - - Mr. Burton responded that the previous plan would have
required a variation of the set back along the Northern
property line, from 2 times the height of the building to
45 feet. This will only occur 2 times at the ranch unit of
the building. A variation will be needed because of the
height of the building.
Com. Laskie commended Mr. Burton. The density is good and
the plan is good. He was out to visit Sarah's Grove, but
the models were not open yet. Mr. Laskie is pleased.
Com. Gal asked about the parking.
Mr. Burton said there will be- 4 parking spaces per unit.
There will be 2 car garages for each unit with 2 spaces
available on the driveway, plus additional on site parking.
Where the street stubs end, there is space for cars to turn
around, but there is no parking there.
The people from the single family home will have access
onto the Town and Country roadway. Traffic should not be
increased.
Regarding the bike path. Normally, bike paths are on
easements and are maintained by the Village. Grass is cut
by the Homeowner's Association.
sir. Burton said he has not yet gotten approval from the
County to move the road at the Northeast property entrance.
A traffic engineer has been working on the project and they
are close to agreement. The next major street would be
Pauline Avenue. There would be an entrance to the house
directly North and to the soccer field.
Com. Gal asked that the record show that the developer has
no issue regarding having 2 cars out, 1 car in, at the North
access off Weiland.
There is a bank' building being planned for the property to
the West, and it will be about 400 feet away. If a
Commercial development does go there, screening will be
required which will include a stockade fence and
landscaping. This will be the responsibility of the
commercial developer.
Com. Gal was concerned about the set back of the driveway
to the North. -
After this plan is approved, and if the property owners
will agree, the driveway will be reconstructed so it will
remain- Taithin-the-ir property- and give them access to the
public right of way.
Com. Gal felt this should be done before the Plan
Commission approves the project.
Mr. Burton said this will be done before the next step is
taken, if the P1-an Commission give- him the go ahead.
Mr. Gal suggested angling the two buildings near the
detention area.
Mr. Burton agreed to rework the configuration of these
buildings and change the positions to eliminate the
eyebrow.
The set back distance between the bike path and the
buildings was discussed. It was agreed that the bike path
is so close that it could be a hazard. Mr. Truesdell said
it could be moved away from the buildings by changing the
curves. It should be kept a minimum of 25 feet away from
the buildings.
There were no comments from residents who were present.
There were no further questions or comments from the Plan
Commissioners. The developer had no questions.
Mr. Truesdell said the soonest a Public Hearing could be
scheduled would be January 22, 1986. Mr. Burton was not
certain he could be ready by then, so he will work the date
with Mr. Truesdell . It could be the 4th Wed. in January or.
the 1st Wed. in February.
Future Agenda Schedule:
No meetings for the next two Wednesdays
because of the Holidays.
January 8, 1986 will be the Public Hearing
for the Fiore Property.
Commissioner- Kaszubowski made a motion to adjourn.
Commissioner Gal seconded the motion.
Chairman Sheldon adjourned the meeting at 9:50 P.M.
Respectfully submitted,
Q:2`17 1J
Shirley Bates,
__ _ , r —Substitute. Secretary
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APPROVED BY:
Barbara Sheldon
Chairman
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