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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. _ rc 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 • 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 • 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 • 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 • 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 • 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 • -- 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 sb • APPROVED BY: Barbara Sheldon Chairman • I -