1985-11-06 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Gootrad Property
Buffalo Grove Business Park Expansion (Hotel Plan)
November 6, 1985
Chairman Sheldon called the regular meeting to order at 8:17 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Laskie
Mr. Gal
Ms. Kaszubowski - left the meeting at 9:00 P.M.
Commissioners Absent: Mr. Davis
Mr. Demski
Also Present: Mr. T. Beechick, Developer, Buffalo Grove Bus. Pk.
Mr. R. Mallory, Landscaper, Buffalo Grove Bus. Pk.
Mr. W. Raysa, Village Attorney
Ms. M. Kowalski, Village Trustee
Mr. G. Glover, Village Trustee
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
None
COMMITTEE & LIAISON REPORTS
Chairman Sheldon attended the November 4, 1985 Village Board meeting in
Commissioner Davis' place. All the ordinances pertaining to the property at
Columbian Gardens, reviewed at the October 30, 1985 Plan Commission meeting,
were approved along with the ordinance on St. Mary's. An annexation of
property that is west of The Crossings and adjacent to Long Grove was
discussed. There is no development plan for the site at this time. There
was also concern expressed with the Dominick's lighting and their 24 hour
operation.
Chairman Sheldon stated that in the future if a Commissioner is unable to
attend a Village Board meeting, due to an emergency, they should call her so
that someone else can take their place.
Ali
GOOTRAD PROPERTY
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the
Plan Commission recommend to the Village Board approval of the preliminary
plan dated October 22, 1985 for the Gootrad Property for a special use for a
planned unit development in the R-8 zoning district and further move that the
Plan Commission refer to the Appearance Commission the fact that there has
been concern expressed at the pblic hearing before the Plan Commission of the
desirability of the fence along Lake-Cook Road matching the material of the
fence along the adjacent Le Parc property and further that concern was
expressed about a need for increased landscaping treatment along Armstrong
Drive and further that the Plan Commission recommends that the island in the
cul-de-sac be curbed and sodded.
Discussion:
Mr. Raysa pointed out several items that the Commission might wish to take
into consideration.
The motion was amended by Commissioner Goldspiel, with Commissioner
Musfeldt's concurrence that the Plan Commission further recommends that the
perpendicular guest parking along the street's snow plowing be the
responsibility of the homeowners association and that parking on those spaces
be subject to Village ordinances, provide no overnight parking and further
that the Village be given an easement on the portion of the sidewalks that
are on private property around the perpendicular guest parking.
Commissioner Goldspiel feels this plan is a very good plan and an improvement
over previous plans. He feels Lake-Cook Road requires a use such as this.
The design of this development makes it a good transition to single family.
Noting the density and general design he feels this is an improvement over Le
Parc but believes Le Parc has started a character for this area. The cost of
the units is not something the Plan Commission should concern itself with.
Commissioner Krug stated he prefers sidewalks on both sides of the street.
It is better for children to get on and off a bus from a sidewalk than to
step into the mud. Sidewalks are good for residents to use to walk into
town. It is refreshing to see a plan that does not have any variations.
Commissioner Laskie was in favor of reducing the speed limit from 30 mph to
25 mph on Armstrong Drive mainly because of children in the area. He would
like to see a little better landscaping put into the plan after the review of
the Appearance Commission.
AYES: Commissioners Goldspiel, Krug, Musfeldt, Laskie, Gal, Kaszubowski
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Davis, Demski
The motion passed 6 - 0.
Buffalo Grove Plan Commission
Regular Meeting j
November 6, 1985 - Page 2
Chairman Sheldon called a recess at 8:41 P.M. and reconvened the meeting at
8:48 P.M.
BUFFALO GROVE BUSINESS PARK EXPANSION (HOTEL PLAN)
Mr. Beechick stated the plan calls for a reduction of total square footage of
building area and the implementation of a 2 story garden hotel. They have
changed the plan and eliminated the additional roadway in front of a proposed
office building so that they will have more green space and less traffic.
They have provided a tie into the hotel parking with the office building and
access to the main canopy of the hotel. They feel the hotel will be an
excellent support to the office adjacent to them and the offices in the area.
He showed a rendering of an 8 mile radius of the site with proposed hotels.
They feel there is an ample market for their hotel. They straddle the
Woodfield and Tri-State market. The concept is more of a residential feel.
It will be a moderately priced product geared for the middle market. This
will be a Windham Garden Hotel. Room rates will be between $55.00 and $65.00
a night. The rooms will be similar to the Hamilton in size and furnishings
but the hotel will not have the support facilities of the Hamilton. This
plan allows for some additional open space for landscaping and reflecting
ponds. He passed out pictures of the hotel, the lobby area and furnishings.
Mr. R. Mallory briefly reviewed the landscaping plan. They will berm along
Lake-Cook Road to screen the parking area.
Commissioner Kaszubowski left the meeting.
Mr. Beechick noted the parking stalls are proposed for 171/2' in length and 82'
wide. The carport will be the main entrance into the lobby area. There will
be 3 meeting rooms, from 400 square feet to 600 square feet and a lap pool.
Windham currently has 16 hotels of this type in operation and 9 under
construction. At this point they have not found it totally essential to have
a covered walkway from the hotel to the office building. The hotel will
employ no more that 14 people at a time.
Commissioner Goldspiel was opposed to the parking stall variation. He felt
it was important to have some pedestrian walkway to reach Lake Cook Road.
He felt this may not be a good location for a hotel and suggested pedestrian
access to the restaurant from the hotel. He would like to see a connecting
walk to the west side of the office building out to the sidewalk.
Mr. Beechick explained the process they used in determining the location of
the hotel.
Commissioner Krug felt there should be a Village hotel room tax. He was
concerned with fire access to the court yard. He was against the parking
stall variation.
Mr. Truesdell stated he forgot to list in his memo an additional variation
regarding parking stalls. Mr. Carmignani was comfortable with an 18' length.
Buffa
lo Grove Plan Commission
Regular Meeting
November 6, 1985 - Page 3
- -
The developer would like a 171 ' length. The office building 10' height
variation was to allow for larger ceilings and atriums. This height
variation would not include room for HVAC equipment. The hotel would have
120,000 square feet. They are not interested in maintaining the public
streets.
Commissioner Goldspiel would like to see a topographic survey of the site.
Commissioner Laskie noted there were actually 100 parking spaces for the free
standing restaurant. He did not favor the increased height for the office
building. He did not favor the variation on the parking stalls.
Commissioner Musfeldt did not favor the parking stall variation.
Chairman Sheldon polled the commission regarding the parking stall variation.
Yes indicated favoringcompliance with the currentlystandingordinance.
P
AYES: Commissioners Goldspiel, Krug, Musfeldt, Laskie, Gal.
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Davis, Demski, Kaszubowski
The poll was favorable 5 - 0
FUTURE AGENDA SCHEDULE
The Buffalo Grove Business Park Expansion - Hotel Site was scheduled for a
public hearing on December 18, 1985.
On November 13, 1985 there will be a workshop on the Fiore and Siefert
Properties.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie, and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 10:37 P.M.
Respectfully submitted,
Kathleen Comer
/ Recording Secretary
y APPROVED BY:
44,40,4_ Crktaf ------.'
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting
November 6, 1985 - Page 4
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Public hearing to consider Preliminary Plan approval and a special use for a
Planned Unit Development in the R-8 Zoning District (Gootrad Property)
November 6, 1985
Chairman Sheldon called the public hearing to order at 7:35 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt - arrived at 7: 37
Mr. Laskie
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Mr. Davis
Mr. Demski
Also Present: Mr. M. Rosenberg, 457 Armstrong Drive, Buffalo Grove
Mr. C. Yearwood, President Le Parc Homeowners Assoc.
Mr. & Mrs. R. Schwind, Buffalo Grove Residents
Mr. D. Gootrad, Developer
Mr. J. Ezzi, Engineer
Mr. T. Scesniak, Architect
Ms. M. Kowalski, Village Trustee
Mr. G. Glover, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
Chairman Sheldon read the notice of the public hearing as published in the
newspapers and informed the audience of the format the meeting would take. She
then swore in Messrs. Gootrad, Ezzi and Scesniak.
Mr. Gootrad gave a brief history of the site. They will either landscape the
cul-de-sac island or pave it as an alternate for snow plowing. They will
dedicate 6' of right-of-way along Armstrong Drive. They are making a cash
donation to the Park District in lieu of land. He showed renderings of the
plan. They have reduced the density from 42 to 39 units. There will be a
sidewalk on Armstrong Drive. The detention pond will have an aerator. He
then showed elevations of the buildings and floor plans. The units will sell
for approximately $75,000.00 to $95,000.00.
With the increase in the pond's size they will have the necessary slope and
depth. Twenty percent of the units will be 3 bedrooms and the rest will be
either 1 bedroom plus den or 2 bedrooms. They are planning on installing
additional low shrubs and landscaping along Armstrong Drive for screening,
depending on their budget. They have increased the guest parking. There
will be berming along Lake-Cook Road. The developer prefers to sod the
cul-de-sac.
Mr. Truesdell noted that The superintendent of District 102 has informed him
they have no problem with the plan.
Mr. M. Rosenberg noted his home faces the development and felt it will
adversely effect his property. He felt Le Parc's units were nicer than
these. He gets traffic from the industrial park and felt residents of this
site will be parking in front of his home when there is not enough parking in
the development.
Mr. C. Yearwood was concerned with the fact that the upgrades were not
included in the cost of the units. He stated the sidewalk on Armstrong Drive
will dead end at Le Parc. Mr. Yearwood objected to a picket fence against
the rod iron one along Lake-Cook Road surrounding Le Parc. He pointed out
that the maintenance of a picket fence is greater than an iron one.
Mr. Truesdell pointed out the intent is that there will eventually be a
hookup of the sidewalk on Armstrong Drive to other sidewalks. Anden used the
money for the sidewalk, at the time of construction, towards the cost of a
stop light at Lake-Cook Road.
Mr. and Mrs. R. Schwind were concerned with the drainage of the property and
the slope of the land.
Chairman Sheldon closed the public hearing at 8:16 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Sd"Afilit SI&607-
Barbara Sheldon
Chairman
1
Buffalo Grove Plan Commission
Public Hearing
November 6, 1985 - Page 2