1985-10-02 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Gootrad Property
Creekside Commons
Seifert Property
Illinois Route 83 Plat of Dedication
Chevy Chase Business Park Unit I
October 2, 1985
Chairman Sheldon called the regular meeting to order at 7: 37 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel - arrived at 7:52 P.M.
Mr. Krug
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Commissioners Absent: Mr. Davis
Ms. Kaszubowski
Also Present: Mr. D. Gootrad, Developer, Gootrad Property
Mr. T. Scesniak, Architect, Gootrad Property
Mr. E. Bieszczad, Developer, Creekside Commons
Mr. H. Francke, Attorney, Creekside Commons
Mr. T. Scesniak, Architect, Creekside Commons
Mr. J. Ezzi, Engineer, Creekside Commons
Mr. H. Francke, Attorney, Seifert Property
Mr. E. Bieszczad, Developer, Seifert Property
Mr. T. Scesniak, Architect, Seifert Property
Mr. J. Ezzi, Engineer, Siefert Property
Ms. M. Kowalski, Village Trustee
Mr. G. Glover, Village Trustee
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie, to approve
the Special Meeting minutes of September 11, 1985 as amended. Approval was
unanimous in favor, with Commissioner Krug abstaining, and the motion passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Krug, to approve the
Public Hearing minutes of September 18, 1985. Approval was unanimous in
favor, with Commissioners Laskie, Gal and Demski abstaining, and the motion
passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Krug, to approve the
Regular Meeting minutes of September 18, 1985 as amended. Approval was
unanimous in favor, with Commissioners Laskie, Gal and Demski abstaining, and
the motion passed.
COMMITTEE & LIAISON REPORTS
Commissioner Krug attended a Village Board Meeting where two major topics of
interest to the Plan Commission were discussed. 1) Old Farm Village's
developer switched around some building foundations. The amount of
variations remains the same. A covenant was put on Lot 31 saying the
variance was changed to a different lot. 2) High Point Plaza made some
changes in their plan and it was referred to the Plan Commission. Mr.
Truesdell noted that the developer will not be proceeding with his plan.
Commissioner Musfeldt attended the September 30, 1985 Village Board Workshop
for the Trustees and the Park District. The Fiore proposal was discussed and
the Park District expressed its concern for more ball parks on this site.
They feel industrial complexes should give land for park sites.The Park
District made an agreement to work on guidelines for the bike paths also.
Chairman Sheldon stated she had met with Messrs Balling and Truesdell
regarding future Plan Commission agendas. The Village will be very firm with
developers and their submission of materials for Commission meeting review.
Developers will be asked to streamline their public hearing presentations in
light of the fact that most of the Commission has already reviewed this
material. Because the Chevy Chase developer did not have his materials in on
time for the Commission to review before this meeting, Item E on tonight's
agenda has been dropped.
GOOTRAD PROPERTY
Commissioner Goldspiel arrived.
Mr. Gootrad stated there are no zoning variations on his plan. They have
construction and mortgage financing with Irving Savings and Loan located in
Buffalo Grove. They have provided sidewalks according to code plus walks
between buildings. Lake-Cook Road setback is measured from the right-of-way
1 which is larger than Le Parc's right-of-way. The developer will lower his
density to 8.19 units per acre if required to do so but would rather not.
The prices of the units will range from $75,000.00 to $95,000.00. They are
providing the vita path (walkway) and lake as recreational amenities. They
will be tying into the bike path from Le Parc. These units will will be
similar to Le Parc and it is felt this is a very marketable product. Guest
parking has been provided for. When the final engineering is finished the
landscaping will be reworked by the 2 buildings along Lake-Cook Road in order
to show more green area. A sidewalk will be installed on Armstrong Drive if
required but the developer felt it would be going no where.
Mr. Ezzi stated the required depth of a lake is 10' . They could reconfigure
the lake to achieve this as it is now designed to approximately an 8' depth.
Buffalo Grove Plan Commission
Regular Meeting
October 2, 1985 - Page 2
Twenty percent of the units will have 2 bedrooms.
Commissioner Demski was in favor of the 8.19 units per acre density.
Commissioner Laskie was concerned about the buildings in the northwest corner
driveways creating a safety problem and guests parking on Armstrong Drive.
It was noted that if 3 units were taken off the plan there would be room for
4 more guest parking spaces and elimination of the need for parking of those
3 units.
The Commission was polled on the density. Yes indicating favoring 42 units
per acre.
AYES: Commissioner Krug
NAYES: Commissioners Goldspiel, Musfeldt, Laskie, Demski and Gal
ABSTAIN: None
ABSENT: Commissioners Davis and Kaszubowski
The poll was negative 5 - 1.
The Commission would like the developer to answer their questions on the
guest parking, reduce the density and give some thought to how residents will
enter their homes after dark on Lake-Cook Road where there is no lighting.
After some discussion the Commission determined this plan could go to a
public hearing when their questions were answered and all the necessary
paperwork was received by staff.
Chairman Sheldon called a recess at 9:15 P.M. and reconvened the meeting at
9:23 P.M.
CREEKSIDE COMMONS
Mr. Bieszczad briefly reviewed his plan for a shopping center. They did not
want to combine the 2 drives on Weiland because it would create an internal
traffic problem near the corner of the building. They will provide the fence
on the rear of the parking lot and designate handicap parking spaces. It
will be an all brick building with an 11' arcade of aluminium overhang and
sky lights at the entrance of the stores. The roof top units will be
concealed with a fence. Dumpsters will be located on the 25' rear drive.
They would put a one way truck entrance sign on the northernly most drive on
Weiland Road. If the drive is one way it gives more room for other things
such as dumpsters. The center will have convenient stores such as cleaners,
laundry and a White Hen Pantry. Both entrances on Busch Parkway will be
right-in/right-out.
It was suggested the developer shrink the building to solve the access
problem on Weiland Road. The northernly drive on Weiland being 2 way would be
compatible to what is across the street.
Buffalo Grove Plan Commission
Regular Meeting
October 2, 1985 - Page 3 ,.
The Commission felt after the developer reviewed the plan with the Village
Traffic Consultant, changing the plan according to his suggestions and
submitting the necessary paperwork to staff the plan could go to a public
hearing.
SEIFERT PROPERTY
Mr. Bieszczad briefly reviewed the project. The commercial piece on site
will come back to the Commission for review at a later date when they have a
plan for it.
He briefly reviewed Mr. Truesdell's September 26, 1985 memo to the Plan
Commission titled Siefert Property - Staff Review.
1. They have complied.
2. They agree.
3. The entrance was eliminated but they created a 640' cul-de-sac.
Village code states cul-de-sacs can be no longer than 500' .
4. They agree.
5. They will comply.
6. They will give an additional 5' on Checker Road.
7. They will comply.
8. They have eliminated the path.
He then reviewed the Village Board Comments of August 19, 1985.
1. They will review this and if they have the storage in their lake
they will gladly allow the Park District to use it.
4. They will look into this to see if the school districts can come to
an agreement.
5. They are not prepared to deal with the commercial piece at this
time.
The homes will sell between $115,000.00 and $135,000.00. This price is
without options they will offer. Homes will be from 1,700 to 2,400 square
feet in size. Minimum sized lots will occupy 60% of the site.
Commissioners Laskie, Goldspiel and Musfeldt would like to see the entire
site developed as single family.
The developer stated he needs the commercial to make this piece economically
feasible. There will be commercial across the street from his development.
The Village will maintain the retention pond.
It was pointed out that there is a big difference in grade along Buffalo
Grove Road and the commercial could be elevated or looming over the homes.
It was suggested a street be placed between the commercial and single family
or that the area along Buffalo Grove Road be multi-family and the cul-de-sac
brought down to the street, of possibly reconfiguring the commercial and
change it the office/research.
Buffalo Grove Plan Commission
Regular Meeting
October 2, 1985 - Page 4
The Commission was polled regarding the commercial. Yes indicating favoring
it.
AYES: Commissioner Krug and Demski
NAYES: Commissioners Goldspiel, Musfeldt, Laskie and Gal
ABSTAIN: None
ABSENT: Commissioners Davis and Kaszubowski
The poll was negative 4 - 2.
Mr. Francke felt that it was unfair to inform the developer that the
commercial is unacceptable after he has had this plan in the village for 1
year.
Mr. Truesdell briefly reviewed the recapture costs associated with this site.
The developer was directed to give the Commission his thoughts and ideas on
the commercial in light of their suggestions.
Mr. Bieszczad felt that multi-family on this site would not be acceptable to
the Village and he could not build a marketable product on this particular
piece.
ILLINOIS ROUTE 83 PLAT OF DEDICATION
Commissioner Goldspiel pointed out that there were angles and a bearing
missing.
Mr. Truesdell has been informed by Mr. Kuenkler that the angles will be
added. The bearing that was noted was parallel to the center line of the
road.
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie that the Plan
Commission recommend approval of the final plat for Illinois Route 83 Plat of
Dedication dated August 7, 1985 subject to the inclusion of the angles and
bearing.
Discussion:
Commissioner Goldspiel felt it was not good practice to approve a plat
subject to angles and bearings being added.
AYES: Commissioner Sheldon Musfeldt, Demski and Gal
NAYES: Commissioners Goldspiel, Krug and Laskie
ABSTAIN: None
ABSENT: Commissioners Davis and Kaszubowski
The motion passed 4 - 3
FINAL PLAT - CHEVY CHASE BUSINESS PARK UNIT I
Deleted from the agenda.
Buffalo Grove Plan Commission
Regular Meeting
October 2, 1985 - Page 5
ADJOURNMENT
Moved by Commissioner Laskie, seconded by Commissioner Musfeldt and
unanimously carried that the meeting be adjourned. Chairman Sheldon
adjourned the meeting at 12:25 A.M.
Respectfully submitted,
de-Z-7J
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting
October 2, 1985 - Page 6