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1985-07-03 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Business Park Expansion July 3, 1985 Chairman Sheldon called the public hearing to order at 7:32 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel - left at 11:45 P.M. Mr. Davis Mr. Krug Mr. Laskie Mr. Demski Mr. Gal Commissioners Absent: Mr. Musfeldt Ms. Kaszubowski Also Present: Mr. T. Beechick, Developer, Buffalo Grove Bus. Pk. Mr. D. Olsen, Architect, Buffalo Grove Bus. Park Mr. M. Hunner, Landscaper, Buffalo Grove Bus. Park Mr. R. Gundmundson, Engineer, Buffalo Grove Bus. Pk. Mr. G. Gibson, 35 Timberhill Rd, Buffalo Grove Mr. H. Strause, 63 Timberhill Rd, Buffalo Grove Mr. E. Bremner, 77 Timberhill Rd, Buffalo Grove Ms. E. Altman, 37 Timberhill Rd, Buffalo Grove Mr. L. Miner, 62 Timberhill Rd, Buffalo Grove Mr. P. Shields, 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. She then swore in Messrs. Beechick, Olsen, Hunner, Gundmundson, Gibson and Strause. Mr. Beechick briefly reviewed the plan. They have moved back the restaurant an additional 10 feet which is important for capturing the landscape theme. They feel the landscaping will provide a buffer in this location. Mr. Hunner described the new restaurant landscaping plan. It is 35' from the curb. The west end of the restaurant will have a terrace overlooking the water. They have very minimal parking exposed to Lake Cook Road. They have included sidewalk on one side along the major thorofare which will probably be dedicated. The bike path will not be lighted. Based on the current code you can build a building up to 50 feet tall and this could accommodate a four story building depending on the height of the ceiling. They are asking for an additional 10 ' variance. This will be a variation to the Zoning Ordinance. Mr. Gundmundson briefly reviewed a memorandum of June 24, 1985 to the Village of Buffalo Grove titled Buffalo Grove Business Park, Summary of Existing Circulation Roadway Data from his firm. Commissioner Davis did not want to give variations on the streets. He wants the first phase of the business park brought up to code. Commissioner Gal noted there will be no parking on the streets. They will continue the sidewalk on the south side to the end of the park if needed but have no plans to do so. In response to Commissioner Demski, Mr. Beechick noted that the left hand turn lane on Weidner was 175' and on Timberhill was 100' . Two outbound lanes currently exist on Timberhill and Weidner. Mr. Kuenkler's memo to Mr. Truesdell dated June 24, 1985 titled Buffalo Grove Business Park Expansion Preliminary Plan Review was reviewed. 1) They will move the sidewalk onto an easement giving an 8' grassed parkway. 2) This is the same type of situation as in point one and they will comply. 6) They will comply 3) They will provide the amount of trees per code but ask that they have the ability to cluster them. Mr. Beechick stated they would like the zoning changed because they want to expand their land inventory area and provide additional space. They feel this location is an ample opportunity to provide a first class development for the community in this location. In response to Commissioner Davis, Mr. Beechick noted that the Hamilton Lakes development is on a different scale than this one. Mr. George Gibson agreed with Commissioner Davis on the streets and requested a right turn lane be installed near the restaurant from the main street. It was noted snow removal will have to be taken care of by the developer. Mr. Howard Strause was distressed with the parking lot lights shining into his home. Chairman Sheldon explained that this commercial development was more beneficial for the residents of Buffalo Grove than a multi family development in this location would be. Buffalo Grove Plan Commission Public Hearing July 3, 1985 - Page 2 Mr. Ed Bremner requested buffering from the development with trees on the south side of Lake Cook Road. Ms. Ellen Altman suggested a fence be provided on the south side from Timberhill near the park area. Mr. Larry Miner did not want to see the Village accepting substandard streets. The streets will be put in immediately in the new park according to the developer. Commissioner Goldspiel did not agree with the developer's attitude that there is an air of give and take when they come before the Plan Commission. The ordinances should be followed. Mr. Beechick noted that it would cost $100,000 for aprons, 3/4" asphalt and curbs. Chairman Sheldon closed the public hearing at 9:27 P.M. Respectfully submitted, ee a �� Katheen Comer Recording Secretary APPROVED BY: SL Barbara Sheldon Chairman L Buffalo Grove Plan Commission Public Hearing July 3, 1985 - Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Business Park RESCORP Development Covington Manor Unit 3 Chatham Unit 4 B-5 Zoning Ordinance Amendment July 3, 1985 Chairman Sheldon called the regular meeting to order at 9:37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Laskie Mr. Demski Mr. Gal Commissioners Absent: Mr. Musfeldt Ms. Kaszubowski Also Present: Mr. T. Beechick, Developer, Buffalo Grove Bus. Pk. Mr. D. Olsen, Architect, Buffalo Grove Bus. Park Mr. M. Hunner, Landscaper, Buffalo Grove Bus. Park Mr. R. Gundmundson, Engineer, Buffalo Grove Bus. Pk. Mr. W. Griffith, Landscaper, RESCORP Mr. J. Differding, Landscaper, RESCORP Mr. N. Katz, Developer, RESCORP Mr. J. Martin, Architect, RESCORP Mr. H. Franche, Attorney, RESCORP Mr. P. Shields, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Demski, to approve the Regular Meeting minutes of June 19, 1985. Approval was unanimous in favor with Commissioner Krug abstaining and the motion passed. Page 3, paragraph 6 show Commissioners Goldspiel and Davis abstaining. Page 5, last paragraph change "P.M." to "A.M.". Moved by Commissioner Goldspiel, seconded by Commissioner Laskie to approve the two Public Hearing Meeting Minutes of June 19, 1985. The motion was unanimous with Commissioner Krug abstaining. Page 1 on both sets change "Chairman Shields to Chairman Sheldon". COMMITTEE & LIAISON REPORTS Commissioner Demski attended the Village Board Meeting on July 1, 1985 at which the Gootrad Property was discussed and will be before the Village Board again. The RESCORP Plan was referred to the Plan Commission but the Village Board did not condone the changes made by the developer that they had not reviewed. Commissioner Goldspiel had attended the Transportation Commission meeting where a plan the RTA is considering for service from Buffalo Grove to Northbrook Court, which would take 50 minutes running time, was discussed. BUFFALO GROVE BUSINESS PARK EXPANSION Mr. Gundmundson noted the detention will be wet and approximately 12' to 15' deep. Commissioner Krug suggested accepting the streets in Phase I and the Village bring them up to code (improving the street, pavement and curbs) by putting a special assessment on the property owner. Mr. Raysa stated this could be done but the Village did not have to do so. Mr. Beechick briefly reviewed the taxing district for the Plan Commission. He stated the detention would be owned by Trammell Crow and maintained by Trammell Crow. Mr. Gundmundson stated the 40' pavement width could be done in the existing business park but it would be very costly. Mr. Truesdell stated that there are other places in the Village where the pavement width is under 47' but with parking restrictions. Mr. Raysa stated the special taxing district is for land that is used for public use on public land. Commissioner Krug moved, with Commissioner Davis seconding, that the Plan Commission recommend to the Village Board approval of the Rezoning the Buffalo Grove Business Park Expansion R-9 PUD to an 0 and R PUD and a B-1 PUD. Discussion Commissioner Goldspiel noted the present zoning is part of the comprehensive plan and felt there is ample property in the master plan that would meet the office and commercial needs in a better location. It is hard to find better location for multi-family. Commissioner Krug originally opposed the extension Lake Cook Road. Now there is a commercial corridor from Edens to the other end of the county. The property is not big enough for multi-family. He feels one could not be economically built on this site. This extension of the business park from Lake Cook would fit in with the Town Center development. Buffalo Grove Plan Commission Regular Meeting July 3, 1985 - Page 2 AYES: Commissioners Davis, Krug, Laskie, Demski, Gal NAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioners Musfeldt, Kaszubowski The motion passed 5 - 1. Moved by Commissioner Laskie, seconded by Commissioner Krug that the Plan Commission recommended to the Village Board approval of the Buffalo Grove Business Park Expansion dated May 29, 1985 with the following variations: 1 Reduce the right of way from 47' to 40' 2. Sidewalks only on one side as provided 3. Allow for the parkway trees 4 Allow for the 15' building and parking setback from the right of way as opposed to 25' 5. That the streets in Phase 1 and in this section be dedicated 6. No street parking in both phases of the development. Discussion: Commissioner Goldspiel felt the treatment of the trees should be according to the ordinance rather than grouping them. It was pointed out that Point 3 would be handled by the Appearance Commission Chairman Sheldon suggested the developer meet with the Park District to consider planting trees along the Park District land as a buffer. The motion was amended by Commissioner Demski and seconded by Commissioner Gal to retain the private streets in both sections of the development. The Commissioner concurred. Mr. Beechick felt that in looking at development of industrial parks you have to take into account the circumstances in those areas. This development with its campus atmosphere is different from Hamilton Lakes. The developer wants to work with the Village, in a give and take situation, in order to reach a conclusion. They have limited their amount of variations to 2 or 3. They feel very strongly about the public dedication. Commissioner Davis stated he recognizes the quality of the Trammell Crow Development. It started on Lake Cook Road. He was not present at the meeting where the Dominick's and the whole plan for the industrial development behind the shopping center was approved. With the roads layed j out as they are now it is the Village's mistake. The Village approved them. `/ He has no problem with the 40' variation in Phase II but does not like taking the streets in Phase I as dedicated streets. He feels if the developer wants a special taxing district they should give the Village something in return. Mr. Kuenkler stated they do not have code lighting in the center section of the existing park. The Village would be taking on the maintenance of a storm sewer system it does not normally maintain. Commissioner Goldspiel felt the streets should remain private. Buffalo Grove Plan Commission Regular Meeting July 3, 1985 - Page 3 THE VOTE ON THE AMENDMENT AYES Commissioners Goldspiel, Davis, Laskie, Demski, Gal NAYES: Commissioner Krug ABSTAIN: None ABSENT: Commissioners Kaszubowski, Musfeldt The amendment passed 5 - 1. Mr. Truesdell pointed out that the variations on the motion are only needed if the streets are public. Commissioner Goldspiel opposed approval of the plan because he believes the property should not be rezoned. The traffic study showed that the impact would be much less from the multi-family at peak hours. multi-family would also provide more green space and amenities. Restated the motion read: Moved by Commissioner Laskie, seconded by Commissioner Krug that the Plan Commission recommend to the Village Board approval of the Buffalo Grove Business Park Expansion dated May 29, 1985 subject to the developer meet with the Park District to discuss putting trees along its property as a buffer. AYES: Commissioners Davis, Krug, Laskie, Demski, Gal NAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioners Musfeldt, Kaszubowski The motion passed 5 - 1. RESCORP DEVELOPMENT COMPANY PROPOSAL Mr. Franche apologized and explained the reason for the revised plan to be reviewed by the Commission. After the Village Board had reviewed the last plan the developer, not being familiar with the Village procedure, went before the Park District and worked closely with staff to present as complete a picture for the Commission as possible. They felt it was the desire of the Village Board that they address their concerns to the Commission. This site consists of 43 acres in Lake County. They are looking for annexation to the Village and to rezone to R-9 PUD. The site is presently UR-3 in the County and AG which was entered in court in 1975. They are looking for 2 variations. The plan calls for 10 units per acre or 445 units. Mr. Katz apologized to the Commission for the bad overtones that preceded their plan. He presented the exact plan shown to the Village Board and reviewed it. All of the units will be rental. They will have townhomes (duplexes) and garden apartments (2 or 3 story apartments) all above ground. Fifth percent of the units have fire places and all have washers and driers. The rents will be $625 to $900. They have 26 acres of open space. They addressed the Park District concerns and incorporated them into another plan which Mr. Martin presented. They are providing amenities such as tennis courts, recreation area, basketball courts, etc. The site falls off on the Buffalo Grove Plan Commission Regular Meeting July 3, 1985 - Page 4 i i I i I i i west of Aptakisic Creek Corridor. They have a small watershed going to the southeast. The single family attached townhomes are on the south side of the main spine road. The center has garden apartments. He presented renderings of the outside of the buildings. The townhomes will have one car attached garages. The architecture is to provide for some of the single family character. There will be 4 units in the townhome buildings. Mr. Katz stated they are requesting revenue bonds because they can get terms 2 points lower than conventional financing. The apartment buildings will have 12 to 15 units each. There will be no elevators in the 3 story buildings. Mr. Martin stated they are using the townhomes area as a buffer from the single family. The northwest entry will have 2 lakes and a natural buffer along the Aptakisic Corridor. They have a 60' dedicated road, right-of-way with a sidewalk on the townhouse side. They have an interior green belt walkway. The spine road would eventually hook up with Busch Road to the west over the tracks. They could build under the County. The court suit does not apply to Buffalo Grove but would apply in the County. There should be 707 people in this development. They have an emergency entrance but there is mainly one way in and out. All of the buildings are side oriented to the southern development. The setback is 30' from that area. They have increased the setback from Weiland Road 35' , 40' and 60' and turned the buildings for a view through. On the new plan they have provided 2 tot lots and at this point they have removed 15 townhomes to allow for the additional green space in the parking lot. Along the spine road they provided a dedicated park site. They also provided an exercise trail in the center of the development. The pavement was increased to 35' and the right-of-way to 62' . Building 19 was reoriented and landscaping was provided. Mr. Differding briefly reviewed the landscaping plan of the parking lots and then the landscaping for the entire plan. Mr. Martin stated the variations were: 1. Allow them to work with the experimental incremat on the pond edges. 2. Since the roadway does not warrant the collector status, they have agreed that it be built with collector status pavement but with sidewalks on one side and are asking for the 62' variation. They are providing 2 lanes out one lane in with a landscaped strip in the middle and discussing the left turn from the north by using a by-pass or full left hand turn. �•/ Commissioner Goldspiel would like to see covered parking for the garden apartments. He does not like the long linear parking from Buildings 43-46 and 22-29. He would like to see another access point to Weiland Road possibly a looped street. Mr. Katz stated the site does not lay out very well with a looped street. They had looked into that possibility. Buffalo Grove Plan Commission Regular Meeting July 3, 1985 - Page 5 Commissioner Davis was not in favor of a variation on the street right-of-way. He did not feel the high price units were marketable with rent subsidized homes in this part of the Village. He did not like the parking lots the way they are layed out and the way the road is layed out. He felt the Village Board had to look into and consider using revenue bonds for this project. That was not within the Commission's jurisdiction. ` , Commissioner Goldspiel left the meeting. . Commissioner Krug agreed with Commissioner Davis on the streets. He would like to see sidewalks on both sides. There is no place to park cars near the public park. Mr. Katz stated the street does have parking on one side. They are designated trash areas totally within all of the parking lots. They would be screened and landscaped. The apartments will be individually heated. Commissioner Demski suggested that maybe close to 1,000 people would live in those units. He felt the density was too high and would like to see it lowered closer to the Comprehensive Plan. With the Zale apartment complex above this site the two developments will create traffic problems in this area. Mr. Raysa stated the Village gets a development it wants and the developer gets tax exempt status with revenue bonds. Mr. Katz stated they need the tax exempt money to develop this type of product. They cannot built it at 7 units per acre. They could lower the density to 430 units. Commissioner Demski was not comfortable with one ingress/egress. He felt there should be another entrance. Commissioner Goldspiel requested this plan be submitted to the Village Traffic Consultant asking him to consider the Zale complex traffic. Commissioner Laskie did not like this type of development in this location. The Commission stated that the developer reconsider the density problem, the one access, getting to the park is a problem as well as parking at the site. Double garages in the townhomes, also they would like to see something on the financial impact of this development. FINAL PLAT OF SUBDIVISION - COVINGTON MANOR UNIT 3 �•/ Moved by Commissioner Davis, seconded by Commissioner Goldspiel that the Plan Commission recommend to the Village Board approval of Cedar View Unit 3 Final Plat of Subdivision dated June 5, 1985 be approved. Buffalo Grove Plan Commission Regular Meeting July 3, 1985 - Page 6 AYES: Commissioners Davis, Krug, Laskie, Demski, Gal NAYES: None ABSTAIN: None ABSENT: Commissioners Goldspiel, Musfeldt, Kaszubowski The motion passed 5 - 0. FINAL PLAT OF SUBDIVISION - CHATHAM UNIT 4 Moved by Commissioner Demski, seconded by Commissioner Davis, that the Plan Commission recommend to the Village Board Chatham Unit 4 Final Plat of Subdivision be approved. AYES: Commissioners Davis, Krug, Laskie, Demski, Gal NAYES: None ABSTAIN: None ABSENT: Commissioners Goldspiel, Musfeldt, Kaszubowski The motion passed 5 - 0. CHAIRMAN'S REPORT Chairman Sheldon stated that she had asked the secretary to make some changes in the Commission seating arrangements in the hope that this would provide the new members the opportunity to sit by older members. FUTURE AGENDA July 17, 1985 the Hidden Lakes Village Phase 3 and possibly Riverwalk are scheduled. STAFF REPORT Mr. Truesdell noted that the Commission agenda is full through August and suggested a special meeting be held on July 31, 1985. Mr. Truesdell will check with the Commission to make sure there will be a quorum that evening. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Gal and unanimously carried that the meeting be adjourned. Chairman Sheldon adjourned the meeting at 12:20 A.M. Respectfully submitted, P -1 j Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting July 3, 1985 - Page 7