1987-05-06 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Chambord (Morrison Property)
Hamilton Partners Restaurant & Office
Woodlands at Fiore
May 6, 1987
Vice Chairman Goldspiel called the regular meeting to order at 10:47 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Vice Chairman Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Commissioners Absent: Ms. Sheldon
Mr. Davis
Ms. Kaszubowski
Also Present: Mr. J. Nelson, Planner, Morrison
Mr. J. Emigh, Developer, Morrison
Mr. B. Gronow, Vice President Sales, Morrison
Mr. R. Adams, Engineer, Morrison
Mr. T. Beechick, Developer, Hamilton
Mr. R. Gudmundson, Engineer, Hamilton
Mr. D. Olson, Planner, Hamilton
Mr. & Mrs. Poland, Restaurant Owner, Hamilton
Mr. W. Reid, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. K. Carmignani, Village Consultant
Mr. W. Raysa, Village Attorney
Mr. R. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Public Hearing minutes of April 16, 1987 as amended. Approval was
unanimous in favor and the motion passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Regular Meeting minutes of April 16, 1987 as amended. Approval was
unanimous in favor and the motion passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Public Hearing minutes of April 22, 1987 as amended. Approval was
unanimous in favor with Commissioner Katz abstaining and the motion passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Special Meeting minutes of April 22, 1987 as amended. Approval was
unanimous in favor with Commissioner Katz abstaining and the motion passed.
COMMITTEE & LIAISON REPORTS
Commissioner Krug attended a Village Board meeting where the Village campus
was discussed and the Village has agreed to drop the salt storage building
for the time being.
Commissioner Musfeldt attended the May 4, 1987 meeting where the Arboretum
Golf Course bids were let. The Grove Terrace Condominiums were discussed and
approved by the Board.
Vice Chairman Goldspiel attended a Transportation Commission meeting on May
5, 1987 where the reconstruction of Dundee and Arlington Heights Roads was
discussed and a date was set for work to begin this spring and to be
completed in the fall.
CHAMBORD (MORRISON PROPERTY)
Commissioner Krug felt the site was well suited for its use. It is near
similar zoning and is a good transition from the multi-family Crossings
zoning.
Commissioner Rhodes felt the product will be built by a quality developer.
He suggested the developer meet with the Long Grove homeowners to work out
their difficulties.
Mr. Nelson felt the developer has an ideal location for the secondary access
and a "T" intersection would work best here.
Mr. Raysa pointed out that the Zoning Board of Appeals variations, published
in the Commission public hearing notice, would be handled by the Zoning
Board. He also pointed out several items the Commission might want to
consider in their motion.
The developer noted that the missing items on the preliminary plat, as noted
in the published notice, will be added to the plans. The islands in the
cul-de-sacs will be dedicated to the Village.
Mr. Raysa will check into the status of Schaeffer Road and whether half of it
is in Buffalo Grove. He noted that if it is, the developer would be required
l / to install lights.
Mr. Nelson stated they would be requesting a variation for this, that they
did not intend to install lights on that street.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of Chambord Preliminary
Buffalo Grove Plan Commission
Regular Meeting - Page 2
May 6, 1987
Plan dated April 6, 1987, revised April 13, 1987 with approval of the
following variations:
1. 15.60.100.0 street lighting not be required on Route 53
2. 16.50.080.A.1 no sidewalks be required along Route 53
Subject to:
1. Declaration of Covenants submitted for review by the Village
attorney.
2. This motion does not approve the building outlines shown on the
plan.
3. The maintenance of the islands at the entrances and cul-de-sacs as
soon as they are dedicated be the responsibility of the Village.
4. What is shown on the preliminary plan as future bike path extension
be installed as part of the complex of this development in the
existing park site area.
5. If Schaeffer Road is found to be within the limits of Buffalo Grove
that street lights not be required on Schaeffer Road.
6. Assuming Schaeffer Road is found to be an arterial street, that
sidewalks not be required.
AYES: Commissioners Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Sheldon, Davis and Kaszubowski
The motion passed 4 - 0.
HAMILTON PARTNERS RESTAURANT & OFFICE
Mr. Raysa stated that according to the ordinance all liquor must be served
inside. There are 2 instances where liquor is being served, on an
experimental basis, outside of the structures.
The streets on Business Park West will not be dedicated.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of Buffalo Grove Business
Park expansion recommended approval of preliminary site plan dated March 27,
1987, revised April 22, 1987 as outlined in Exhibits #2 revised May 6, 1987
amendment of the current R-9 PUD for the subject property and approval of the
preliminary plan and rezoning of the restaurant site on the corner of Weidner
and Lake/Cook Roads to B-1 PUD. The balance of the site to 0 & R PUD.
Zoning Ordinance Variations:
1. 17.48.O10.F.1 to allow 15' setbacks from right-of-way to the
parking lots along Weidner Road in the 0 & R area.
2. 17.48.010.F.4 to allow parking at a 15' setback along Weidner
Road in the 0 & R area.
3. 17.48.101.F.1 to allow a 15' setback in the 0 & R area along
Weidner Road.
Buffalo Grove Plan Commission
Regular Meeting - Page 3
May 6, 1987
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Development Ordinance Variations
1. 16.20.060.A.2 to delay detailed grading submission and submit as
each phase is completed.
2. 16.50.040.C.4 to allow use of Enkamat for pond side treatments and
the elimination of mechanical aeration requirements.
3. 16.50.070.D.2 to permit a 40' pavement width and 60' right-of-way
along Weidner Road.
4. 16.50.080.A. sidewalks only be required on one side of Weidner Road
Subject:
1. That all private streets be built to Village pavement and Material
Standards for a business park.
2. That the Commission feels it is very important that the bike path
be completed from this property line to Church Street connection
with the Village bike path and that it urges that both this
developer and the Village find a means by which that connection can
be accomplished.
3. Pedestrian connection of the 3 buildings on Lake Cook Road to the
sidewalk system on Lake Cook Road.
AYES: Commissioners Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Kaszubowski
The motion passed 4 - 0.
WOODLANDS AT FIORE
Moved by Commissioner Musfeldt, seconded by Commissioner Krug that the Plan
Commission recommend to the Village Board approval of Woodlands at Fiore
Final Plat of Subdivision Unit I dated April 17, 1987.
Discussion:
Mr. Kuenkler had reviewed the plan and found everything in order. He
recommends approval.
AYES: Commissioners Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Kaszubowski
The motion passed 4 - 0.
Moved by Commissioner Musfeldt, seconded by Commissioner Krug that the Plan
Commission recommend to the Village Board approval of Woodlands at Fiore
Final Plat of Subdivision Unit II dated March 31, 1987.
Buffalo Grove Plan Commission
Regular Meeting - Page 4
May 6, 1987
Discussion:
Mr. Kuenkler had reviewed the plan and found everything in order. He
recommends approval.
AYES: Commissioners Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Kaszubowski
The motion passed 4 - 0.
Moved by Commissioner Musfeldt, seconded by Commissioner Krug that the Plan
Commission recommend to the Village Board approval of Woodlands at Fiore
Final Plat of Subdivision Unit III dated April 17, 1987.
Discussion:
Mr. Kuenkler had reviewed the plan and found everything in order. He
recommends approval.
AYES: Commissioners Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Kaszubowski
The motion passed 4 - 0.
Moved by Commissioner Musfeldt, seconded by Commissioner Krug that the Plan
Commission recommend to the Village Board approval of Woodlands at Fiore
Final Plat of Subdivision Unit IV dated March 26, 1987 amended April 22,
1987.
Discussion:
Mr. Kuenkler had reviewed the plan and found everything in order. He
recommends approval.
AYES: Commissioners Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Kaszubowski
The motion passed 4 - 0.
Moved by Commissioner Musfeldt, seconded by Commissioner Krug that the Plan
Commission recommend to the Village Board approval of Woodlands at Fiore
Final Plat of Subdivision Commerce Center dated January 30, 1987 amended
April 17, 1987.
Buffalo Grove Plan Commission
Regular Meeting - Page 5
May 6, 1987
Discussion:
Mr. Kuenkler had reviewed the plan and found everything in order. He
recommends approval. The right-of-way on Route 22 has been increased and
meets IDOT's requirements which takes about 10' from Lot 1. Mr. Balling did
not feel this was a problem. Easton Avenue is an existing street and
currently in use.
AYES: Commissioners Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis and Kaszubowski
The motion passed 4 - 0.
FUTURE AGENDA
There will be a public hearing on the Otis property on May 20, 1987.
Commissioner Krug suggested that when a developer is allowed to eliminate a
sidewalk he be requested, as in other villages, to submit a cash donation
into a fund that could be used to complete sidewalk connections. Staff will
look into this.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, and
unanimously carried to adjourn the meeting. Vice Chairman Goldspiel
adjourned the meeting at 12:40 A.M.
Respectfully submitted,
cl'' r Cc, o _. o
Kathleen Comer
Recording Secretary
APP OVED BY:
St ph Goldspie
Vice hairman
Buffalo Grove Plan Commission
Regular Meeting - Page 6
May 6, 1987
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Petition to the Village of Buffalo Grove for Preliminary Plan
approval and rezoning to 0 & R P.U.D. and B-1 P.U.D. with the following
variations; Zoning Ordinance Variations - Section 17.48.010.F.1. (to allow 15
foot setbacks) ; Section 17.48.010.F.4. (to allow 15 foot setback) ; Section
17.48.010.F.5. (to allow parking at a 15 foot setback) ; Section 17.44.020.G
(to allow 15 foot setback) . Development Ordinance Variations - Section
16.20.060.A.2. (delay detailed grading drawings submission) ; Section
16.50.040.C.4 (requesting waive pond side treatments and mechanical aeration
requirement) ; Section 16.50.070.D.2. (40 foot pavement width and 60 foot
right-of-way requested for streets) ; Section 16.50.080.A.1. (modify sidewalk
requirement) .
Subject Property: Approximately 11.959 acres located at the northeast corner
of Weidner and Lake-Cook Roads.
May 6, 1987
Vice Chairman Goldspiel called the public hearing to order at 9:43 P.M. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Vice Chairman Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Commissioners Absent: Ms. Sheldon
Mr. Davis
Ms. Kaszubowski
Also Present: Mr. T. Beechick, Developer, Hamilton
Mr. R. Gudmundson, Engineer Hamilton
Mr. D. Olson, Planner, Hamilton
Mr. & Mrs. Poland Restaurant Owner, Hamilton
Ms. T. Fergus, 29 Timber Hill
Mr. W. Reid, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. K. Carmignani, Village Consultant
Mr. R. Pfeil, Village Planner
Vice Chairman Goldspiel read the notice of the public hearing as published in the
Buffalo Grove Herald and informed the audience of the format the meeting
would take. He then swore in Messrs. Beechick, Gudmundson, Olson and Mr. &
Mrs. Poland.
The exhibits used at the hearing were those contained in Mr. Pfeil's memo to
the Plan Commission titled Hamilton Partners Buffalo Grove Business Park
Expansion - Public Hearing and Petitioners Exhibits 1, 2 and 3.
Mr. Beechick briefly reviewed the location of the site. The changes they
have made to the plan since the last meeting are:
1. The overall proposal includes .92 acres changed to B-1 zoning and
10.9 acres to 0 & R.
2. They have extended the bike path around the lakes and incorporated
it to the far east end of the property and running the sidewalk
from the west to east and along Lake Cook Road.
3. Revision to the traffic flow from the restaurant parking lot.
4. The plan shows the correct dimension of the setback from the
right-of-way of Weidner Road drawn to scale.
In addition they have:
1. Screened car lights from residents across from the restaurant.
They will berm the 25' setback from the property line to a 4' berm
with low plantings on top of the berm. It would be similar to the
landscaped front yard on Lake Cook Road at Winberies' .
2. The office building's line of site will not interfere with the view
of the church steeple.
They are requesting the following variations.
Zoning Ordinance
1. 15' setback from the public right-of-way
Development Ordinance
1. Delay in detailed grading drawing submission. They would provide
them on a parcel by parcel basis.
2. Waiving of the pond side treatments.
3. Requiring 40' pavement width and 60' right-of-way. This is already
established on the other side of Weidner Road.
He presented Petitioner's Exhibit #3 a site plan of the restaurant showing
the circulation through the parking lot.
Mr. Beechick stated the internal drives would be private. The restaurant
will be open for lunch and dinner. They have provided 49 parking stalls with
an additional 25 stalls in the office parking site. The terrace would be
used predominantly during the day. There will be from 10 to 12 employees.
Mr. Gudmundson stated they will start on the multi-story office building
after the restaurant is completed. They feel that they will build out within
3 years. The internal streets would not be built to village widths and they
would not be dedicating the right-of-way. The pond would not require
aeration, in their opinion, as it is one acre in size.
Mr. Poland noted there will be room for 110 patrons in his restaurant.
Buffalo Grove Plan Commission
Public Hearing - Page 2
May 6, 1987
Mr. Beechick noted the 4 story office building will be 50' high. They have
been asked to extend the bike path to the village center. They feel that
they have contributed their share in terms of other requests and do not feel
the sidewalk extension should be their responsibility.
Vice Chairman Goldspiel would like the stub of the bike path of the golf
course connected to the stub of the Lake Cook Road extension. The developer
did not object to this.
Ms. Fergus was concerned with the office building on Lake Cook Road.
Vice Chairman Goldspiel closed the public hearing at 10:46 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
AP ROVED BY:
ep en Goldspiel
Vice Chairman
Buffalo Grove Plan Commission
Public Hearing - Page 3
May 6, 1987
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Petition to the Village of Buffalo Grove for Preliminary Plan
Approval in an R-E (Residential, Estate) Zoning District with the following
variations: Municipal Code Variation - Section 14.20.O10.E. (to allow entry
monuments within 50 feet of right-of-way;) Section 14.20.070.A. (to allow
more than one entry monument at each entry;) Development Ordinance Variation
- Section 16.50.100.C. (street lighting on Route 53;) Section 16.50.080.A.1.
(no sidewalk along Route 53;) and Section 16.50.030.D.17.c. (i) (3:1 side
slope instead of 4:1.)
Subject Property: The approximately 65.56 acres located at the southeast
corner of Illinois Route 53 and Schaeffer Road.
May 6, 1987
Vice Chairman Goldspiel called the public hearing to order at 7:34 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Vice Chairman Goldspiel
Mr. Krug
Mr. Musfeldt
Ms. Kaszubowski
Mr. Rhodes
Mr. Katz
Commissioners Absent: Ms. Sheldon
Mr. Davis
Also Present: Mr. J. Emigh, Developer, Morrison Property
Mr. B. Gronow, Vice President Sales, Morrison
Mr. J. Nelson, Planner, Morrison Property
Mr. R. Adams, Engineer, Morrison Property
Mr. J. Gruno, Dir. Sales, Morrison Property
Mr. K. Grossmen, Sumpter, Long Grove Resident
Ms. M. Leahy, Schaeffer, Long Grove Resident
Mr. W. Filec, Long Grove Resident
Dr. C. Cole, Long Grove Village Trustee
Mr. J. Marshall, Manassas Ln. , Long Grove Res.
Mr. R. DeTomasso, Manassas Ln. , Long Grove Res.
Mr. J. Kasman, Route 53, Long Grove Res.
Mr. W. Russen, 1507 Sumpter, Long Grove Res.
Mr. J. Berzic, Grant Place, Long Grove Res.
Ms. G. Tomassone, Long Grove Res.
Ms. Krambic, Schamblis, Buffalo Grove Resident
Mr. W. Reid, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. K. Carmignani, Village Consultant
Mr. R. Kuenkler, Village Engineer
Mr. R. Pfeil, Village Planner
1
Vice Chairman Goldspiel read the notice of the public hearing as published in the
Buffalo Grove Herald and informed the audience of the format the meeting
would take. He then swore in Messrs. Emigh, Gronow, Nelson, Adams and Gruno.
The exhibits used at the public hearing were those contained in Mr. Pfeil's
April 30, 1987 memo to the Plan Commission titled Chambord (Morrison
Property) Public Hearing along with the Petitioner's Exhibits 1, 2, 3 and
Public Exhibit #1.
With the aid of Petitioner's Exhibit #1 Mr. Nelson briefly reviewed an aerial
of the site and surrounding property. He stated they are requesting
preliminary plan approval without any changes to the zoning or variations
relative to the zoning ordinance within the existing zoning category of R-3.
With the aid of Petitioner's Exhibit #2 he reviewed the site plan. The main
access would be on Route 53 and the secondary access would be off of Schaeffer
Road just after Manassas Lane. They will have a road connection to the
northeast to an undeveloped parcel currently zoned R-E. There is an existing
bike path on the back side owned by the Buffalo Grove Park District in the
Village of Long Grove. They will extend the bike path through the property
and onto a shoulder bike path. The Park District is interested in a cash
donation in lieu of land and the configuration of the bike path system.
There will be 53 lots. The average lot size is 45,000 square feet.
There is a sidewalk requirement along Route 53. Since there is no pedestrian
system in that area they feel they should not be required to put in that
sidewalk.
They will meet with the Zoning Board of Appeals on a variation to the sign
ordinance.
Mr. Adams briefly reviewed the engineering with the aid of Petitioner's
Exhibit #3. They will be providing culverting where necessary. There will
be water discharge in two detention areas because of the slope of the land.
They are requesting a variation to the ditch side slopes. They would prefer
to have a 3:1 slope. It would be sufficient for maintenance. They will not
provide street lights on Route 53. They will provide lighting in the
subdivision in accordance with the ordinances.
Dr. Cole briefly reviewed his memo marked Public Exhibit #1.
Mr. Nelson noted the detention area landscape buffer and the monuments will
be maintained by a homeowner's association.
They will install a storm sewer at the north line of Lot 12, between Lots 15
and 16, and between Lots 18 and 19. A watermain will be extended along
Illinois 53 east to the existing 12" sewer to provide required fireflow.
He noted the crest of the hill on Schaeffer Road occurs just after Manassas
Lane at their street. The location of the second access is appropriate to
serve the development and to eliminate problems on Schaeffer Road and the
intersection on the golf course.
Buffalo Grove Plan Commission
Public Hearing - Page 3
May 6, 1987
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Mr. Gruno noted they will be building single family homes between 2,000 and
3,500 square feet priced from $230,000 to $300,000 plus upgrades. The homes
will have 3 car garages and basements.
Dr. Cole suggested that the second access road be curved so as not to shine
car lights into the home directly across from it.
Mr. Nelson stated the center medians at the entrances would not be hazards.
They enhance the character of the development.
Mr. Carmignani felt the medians, from a traffic standpoint, will not cause a
safety problem.
Mr. Nelson noted they will not install lights on Schaeffer Road as it is
under the jurisdiction of Long Grove.
The northerly detention area is wet and the easterly pond is dry. They will
connect up the bike path. The detention will be above the elevation of
Buffalo Creek by 4 or 5' .
Mr. Grossmen was concerned with traffic on Schaeffer Road and repetition of
the same exterior of homes.
Ms. Leahy stated her home is directly across from the second exit drive.
Mr. Filec would like to see the second access road moved toward Manassas
Lane.
Mr. Marshall stated there is no visibility problem from Manassas Lane on
Schaeffer Road and would like to see the second access moved.
Mr. DeTomasso was concerned with the berming of this site across from his
home and the materials used on the exterior of the site's units.
Mr. Kasmam noted that the northern exit is across from his home and would
like to see it moved.
Mr. Russen was concerned with the detention.
Mr. Berzic was concerned with the homes placed along Route 53 and Schaeffer
Road as well as their appearance.
Ms. Tomassone noted that fences are allowed in Long Grove.
Ms. Krambic was concerned with the vegetation along Buffalo Creek.
Vice Chairman Goldspiel closed the public hearing at 9:17 P.M.
Buffalo Grove Plan Commission
Public Hearing - Page 4
May 6, 1987
Respectfully submitted,
<!
Kathleen Comer
Recording Secretary
APPROVED BY:
�ep en Goldsp e n
ice Chairman
Buffalo Grove Plan Commission
Public Hearing - Page 5
May 6, 1987