1985-10-09 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
Chevy Chase Business Park
Spoerlein Farm Phase III Plat of Subdivision
Windbrooke Plat of Subdivision
Westchester Estates
Comprehensive Plan
October 9, 1985
Chairman Sheldon called the regular meeting to order at 7:34 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Mr. Goldspiel
Mr. Musfeldt
Mr. Laskie
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Ms. Sheldon
Mr. Davis
Mr. Krug
Mr. Demski
Also Present: Mr. G. Tenner, Attorney, Westchester Estates
Mr. N. Toberman, Civil Engineer, Westchester Estates
Mr. F. Morelli, Developer, Westchester Estates
Mr. J. Green, Architect, Westchester Estates
Mr. B. Bingham Trammell Crow Developer
Mr. G. Glover, Village Trustee
Mr. J. Truesdell, Village Planner
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie and
unanimously carried that Commissioner Goldspiel be appointed Chairman Pro
Tem.
COMMITTEE REPORTS
Commissioner Laskie attended the October 7, 1985 Village Board meeting where
the following items were discussed:
1. A proposal for a site plan near Route 83 and Buffalo Grove Road on
the northeast portion of the property which was turned down. It
would have had a 404 unit townhome development with a density of
6.7 units per acre.
2. St. Mary's addition to the rectory which was referred to the
Commission.
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3. Trammell Crow Business Park change in plan to move the restaurant
further back on the site and put the parking in front of it. The
Board felt it was a minor change and voted approval of it. There
has been a change in the plan. They will put in a 2 story hotel in
the center of the site and more office space in the 4 story
building. They have eliminated the 2 one story buildings.
CHEVY CHASE BUSINESS PARK
Mr. Truesdell stated the existing subdivision needs to be vacated in order to
vacate the right-of-way.
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie that the Plan
Commission recommend approval of the Chevy Chase Business Park plat of
vacation of the proposed streets dated September 26, 1985.
Discussion:
Mr. Truesdell noted by approving the new plat of subdivision the lot lines
are eliminated. What is shown on the plat the Commission received in their
packet is the original plat as approved.
AYES: Commissioners Musfeldt, Laskie, Gal, Kaszubowski
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis, Krug, Demski
The motion passed 4 - 0.
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie that the Plan
Commission recommend approval of the Chevy Chase Business Park plat of
resubdivision dated September 26, 1985.
Discussion:
Mr. Truesdell noted there were two internal angles missing on the plat that
will be added. There is one correction that will be made to the plat. Lot 7
is now in the process of having building plans reviewed for a warehouse on
that lot. They want to move the south lot line 10' further to the south. The
building required a 50' setback from the property line and they need the
additional space. Trammell Crow owns all the property. This would not
bring Lot 6 below the required minimum size.
Chairman Goldspiel felt it might not be appropriate to act on this now as it
is a very substantial change.
The motion was amended with Commissioners Gal and Musfeldt's concurrence that
it be subject to inclusion of 2 internal angles and moving the south lot line
of Lot 7 to the South 10' , tying all section lines to boundary lines of the
track by distances and angles.
Buffalo Grove Plan Commission
Special Meeting
October 9, 1985 - Page 2
AYES: Commissioners Musfeldt, Laskie, Gal, Kaszubowski
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis, Krug, Demski
The motion passed 4 - 0.
SPOERLEIN FARM PHASE III PLAT OF SUBDIVISION
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski that the
Plan Commission recommend approval of the Spoerlein Farm Phase III plat of
resubdivision and subdivision dated September 25, 1985.
Discussion:
Mr. Truesdell noted the ordinance requires a concrete monument at all of the
external corners of the preliminary plan. This does not show a iron pipe on
either of the 2 corners of the east phase and 2 in the middle. These should
be on the other phases and he will check this with Mr. Kuenkler.
Chairman Goldspiel felt there should be a noted date on all plats for
approval.
The motion was amended with Commissioners Musfeldt and Kaszubowski's
concurrence that the date be as described by surveyors date of
September 25, 1985.
AYES: Commissioners Musfeldt, Laskie, Gal, Kaszubowski
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis, Krug, Demski
The motion passed 4 - 0.
WINDBROOK PLAT OF SUBDIVISION
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski that the
Plan Commission recommend approval of the Windbrooke Plat of Subdivision
dated October 3, 1985.
Discussion:
Mr. Truesdell stated it should be subject to the plats revising the owners
certificate and Village easement provisions to the Village standard and
adding the graphic scales on sheets 2 and 3. Commissioners Musfeldt and
Kaszubowski concurred.
AYES: Commissioners Musfeldt, Laskie, Gal, Kaszubowski
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis, Krug, Demski
The motion passed 4 - 0.
Buffalo Grove Plan Commission
Special Meeting
October 9, 1985 - Page 3
Commissioner Musfeldt noted that with this approval the Commission was
approving Lots 1 and 2.
WINCHESTER ESTATES
Mr. Tenner briefly reviewed the project's location. They were not able to
obtain purchase rights to the property to the east as requested by the
Commission. They have purchased two parcels to the west approximately 22
acres. They are asking for annexation and approval of Parcel A (R-4) and B
(R-3) . They will construct custom homes from 2,300 to 2,700 square feet,
starting in price from $150,000.00. The detention which is contained on the
property, should not be a problem and the other utilities are available. The
park district has requested a cash donation rather than park land. They will
contact the school district. The only variations are on 2 rear yards (Lots
16A and 20A from 40' to 35' setback) .
Mr. Green reviewed the history of the site. They propose 26 homes on Parcel
B. They eliminated a site on that parcel. Parcel A will have 31 homes.
They will provide the 25' setback by the detention and building on Lot 23B.
The water is a looped system. They have tried to keep as many trees as
possible. Their first lot is 430' from Buffalo Grove Road. The land that
the parcel surrounds can be connected to their site and their roadway system.
He then reviewed the staff comments.
Mr. Balling's memo to Mr. Truesdell.
1. They will supply a list of standards.
2. Landscaping will be developed.
3. Lot 3B will front on Hidden Lakes Drive, 5B and 11B will front on
Old Barn Court.
4. Landscaping cul-de-sac bulbs can be developed but who will maintain
them?
5. Areas south of Lot 27B are intended to be developed in the future.
6. Parcel B has been deducted out of their calculations.
Mr. Boysen's Memo to Mr. Truesdell.
The island is shown because it exists across the intersection.
Mr. Toberman reviewed the conceptual engineering plan which staff has not yet
reviewed. There will be a 16" water main on Busch Road which would be their
primary feed. They have a looped water system but have not discussed its
size with staff. The sanitary sewer is on the northeast corner of the
property. Both detention areas are dry. Roadways would meet Village
standards.
Commissioner Kaszubowski felt Lot 3B would be a problem.
Commissioner Musfeldt felt in order to have lots 3B, 4B and 5B front on
Hidden Lakes Drive they could move a lot further to the east.
Mr. Green noted Lot 5B could face on Old Barn Court. Lots lA and 31A will
have a natural buffer of trees presently on the site. Lots 26, 25, 24 and 23
are off by themselves. The land across from those lots is very heavily
wooded and this makes them more desirable.
Buffalo Grove Plan Commission
Special Meeting
October 9, 1985 - Page 4
Commissioner Laskie favored cul-de-sacs with something in the middle rather
than pavement.
Commissioner Gal preferred islands in the cul-de-sacs but was concerned with
6B, 4B and 3B combination. Lots 1A, 27B and 31A could have blind spots
created with landscaping.
Mr. Green stated the right-of-way where Old Barn Road is attached to the lot
line is the full lot to be developed and the parkway on the east side. They
have agreed to put the entire street pavement width on their property. They
would put an easement inside the sidewalk for utilities.
Staff will check into the utilities on front properties of the sites.
Chairman Goldspiel was concerned with lots 3B, 4B and 5B. He prefers the
landscaped cul-de-sacs.
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie and
unanimously carried to proceed to a public hearing on this plan when all the
necessary documentation is received by staff.
Chairman Goldspiel called a recess at 9:18 P.M. and reconvened the meeting at
9:26 P.M.
COMPREHENSIVE PLAN
Mr. Truesdell distributed a revised Neighborhood II Density. The Village
Board has directed that staff and the Commission begin revision to the
Village's 1981 Comprehensive Plan. He then briefly reviewed the Goals and
Policies for Future Development as contained in Ms. Dolan's memo of
October 4, 1985 to Mr. Truesdell titled Residential Densities in Buffalo
Grove.
It was suggested that the Village traffic engineer review the comprehensive
plan looking for solutions to the traffic problems. The Commission is to
make a recommendation to the Village Board on the goals and policies and
density plan. The Board will endorse those policies and the Commission will
develop a land use plan. The goal is to develop a unit maximum factor and a
land use maximum. This would develop a density for each neighborhood. The
Commission concurred Neighborhood II should have a 60/40 single family
multi-family unit mix and there should be an 80/20 single family/multi-family
land use mix.
Chairman Goldspiel was concerned about the huge area of industrial that would
become vacant at night.
The goals and policies and the land plan density will come back to the Plan
Commission for another review.
FUTURE AGENDA
On October 16, 1985 there will abe a re-public hearing on RESCORP and a
workshop on Fiore.
Buffalo Grove Plan Commission
Special Meeting
October 9, 1985 - Page 5
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Gal and unanimously
carried to adjourn the meeting. Chairman Goldspiel adjourned the meeting at
11:38 P.M.
Respectfully submitted,
athleen Comer
Recording Secretary
APPROVED BY:
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ev n Goldspiel
Chairman Pro Tem
Buffalo Grove Plan Commission
Special Meeting
October 9, 1985 - Page 6