1987-04-15 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Johnson Property West
Johnson Property East
Hamilton Partners Buffalo Grove Business Park Expansion
Plat of Subdivision - Highlands Commercial
Plat of Subdivision - Asbury Drive
Plat of Subdivision - Old Farm Village Unit 8
April 15, 1987
Chairman Sheldon called the regular meeting to order at 9:42 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Commissioners Absent: Mr. Davis
Ms. Kaszubowski
Mr. Gal
Also Present: Mr. T. Beechick, Developer, Buffalo Grove Bus Pk.
Mr. R. Gudmundson, Engineer, Johnson Property W.& E.
Mr. B. Bingham, Developer, Johnson Property W. & E.
Mr. S. Packard, The Nature Conservancy Rep.
Mr. C. Links, Old Farm Village Representative
Mr. G. Glover, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Ms. B. Dolan, Staff Planner
APPROVAL OF MINUTES
Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve
the Regular Meeting minutes of April 1, 1986. Approval was unanimous in
favor with Commissioner Katz abstaining and the motion passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Public Hearing minutes of April 1, 1986 as amended. Approval was
unanimous in favor with Commissioner Katz abstaining and the motion passed.
COMMITTEE & LIAISON REPORTS
Commissioner Goldspiel stated there was a committee meeting on April 15, 1987
concerning the Village Campus. As a result of that meeting the Village staff
is going to have the plan redrawn to omit the year 2020 expansion. The
building line from the 1976 plan was further back than shown. They will
adhere to that line in replanning the plan. They will look into the
screening of the St. Mary's side of the property line. There was no
conclusion on the salt storage building. Staff will look into the prospect
of an architectural treatment of it. By eliminating the 2020 plan it would
enable trucks to exit to Church Street and Raupp Boulevard.
Chairman Sheldon noted that Commissioner Gal had submitted his resignation
from the Commission and encouraged Commissioners to look for residents
willing to apply to the talent bank for this position and seats on other
commissions that are open.
JOHNSON PROPERTY WEST
Ms. Dolan briefly reviewed Mr. Carmignani's traffic report for the site.
Commissioner Musfeldt felt the bike path should run down Hastings instead of
along the Commonwealth Edison right-of-way by the prairie.
Ms. Dolan noted the 8' bike path on Hastings could continue west along
Lake-Cook Road for the entrance way. Going east a required 5' sidewalk would
be constructed with the understanding that should Lake County widen the road
in the future it would have the bike path extended to 8' ,by the overpass, at
that time. The developer will research this to see what is feasible.
Moved by Commissioner Goldspiel, seconded by Commissioner Krug that the Plan
Commission recommend to the Village Board approval of the Chevy Chase
Business Park West and the following variations:
Zoning Ordinance
1. 17.48.020.F.5.c to allow parking within the 30' setback on the
north side of the property.
2. 17.48.020.F.6.a to allow a building at less than a 60' setback on
the north boundary of the property but to a 25' building setback on
the north boundary as shown on the preliminary plan.
3. 17.48.020.F.6.b to waive the fence requirement on the north boundary
of the property.
4. Not included in the motion is to allow building at less than 25'
setback on the east side of the property.
Development Ordinance
1. 16.20.060.A.2 to allow detailed grading drawings submission at the
time of building permit provided that conceptual grading plan is
submitted at the time of final plan.
2. 16.50.030.D.17.a to allow an open drainage channel connecting Lake
#2 with the culvert on Lake Cook Road.
3. 16.50.030.D.17.b to waive the 6:1 slope and paved access
requirement from an open drainage channel.
Buffalo Grove Plan Commission
Regular Meeting - Page 2
April 15, 1987
4. 16.50.040.C.4 to allow Enkamat or similar treatment of the pond
sides and to waive the mechanical aeration requirement.
5. 16.50.070.D.2 to allow 40' pavement width and 60' right-of-way for
streets.
6. 16.50.080.A.1 to allow sidewalks on one side of the street provided
that one sidewalk will be an 8' bike path.
7. 16.50.090 to allow the bike path to be adjusted to Hastings rather
than on the Commonwealth Edison right-of-way and to require the
bike path on Lake-Cook Road from Hastings Road west only.
Subject to:
1. Combination of Lots 14 and 15 to one lot.
2. An easement be provided for access and parking of 6 cars on Lot 14
to allow access to the prairie.
3. Design of berming and planting on the east property line to
discourage access to the prairie by motor or pedal bikes.
4. The developer meet with owners on Dartmouth and Eastwood Lanes
concerning design of the dead end of those streets and a report to
the Village Board by the developer and the owners concerning
disposition of the termination of those streets.
5. No building be built on Lots 14 through 29 with less than 200'
frontage on Hastings.
6. Agreement upon a covenant that the protects the prairie from
hydrological and chemical changes and elimination of drift of
chemicals onto the prairie property.
7. Protection of the prairie during construction by appropriate
temporary fences and other means as determined by the Village.
8. Acquisition of the remaining outlots.
The Plan Commission further recommends to the Village Board that they publish
for and consider allowing the parking for the prairie to be at zero setback
from the east property line at the north end of Lot 14.
Discussion:
Commissioner Krug noted that the neighbors to the east and south should take
note regarding storm sewer water run-offs. In the past 29 years the Village
of Buffalo Grove has been one of the first to have storm water and storm
detention ordinances to restrict rapid run-off water. The rains last fall
showed what had been done in Buffalo Grove is working overall.
Ms. Dolan stated that regarding the sidewalks on Lake Cook Road, the
Commission might make this subject to the village engineer or village
planner's recommendations.
Mr. Raysa stated the village advertised the outlots. The legal description
on the plan does not cover the outlots even though the picture does.
Commonwealth Edison right-of-way is private property. The Commission is not
telling anyone to go onto private property and trespass. The 10' pipe
ingress/egress on the north side of the site for the prairie would be
maintained by the developer.
Buffalo Grove Plan Commission
Regular Meeting - Page 3
April 15, 1987
AYES: Commissioners Goldspiel, Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Kaszubowski, Gal and Davis
The motion passed 5 - 0.
JOHNSON PROPERTY EAST
Mr. Bingham briefly reviewed the site plan. They have tried to have a
continuous access point to allow utilization of the stop light. The curb
cuts are for east access.
Commissioner Goldspiel felt the plan meets his concerns from the last plan.
Mr. Bingham had spoken to Mr. Stanley Majuschi. They have come through the
commercial making Marquette Place a point of ingress. They have changed the
island so that cars exiting their site cannot go into the residential.
The developer has agreed to meet with the homeowners in that area before the
public hearing to resolve any problems. The project should be built out in 5
years. The lakes would be built in the first portion of construction.
Commissioner Rhodes, Katz, Musfeldt and Goldspiel were concerned about the
number of curb cuts for this site.
Commissioner Goldspiel requested that Mr. Carmignani review the plan. He
should look at the traffic load on the frontage road.
Mr. Bingham distributed a list of the setback variations and it was noted
that these were for an I District and this is a B-3 District. There is only
one variation of 5 feet.
Commissioner Goldspiel suggested that the frontage road be put closer to Lake
Cook. He was concerned about the distance from the frontage road to the
building.
HAMILTON PARTNERS BUFFALO GROVE BUSINESS PARK EXPANSION
Mr. Beechick noted the site is east of the current Buffalo Grove Business
Park which is contingent upon rezoning it from R-9 to a portion of 0 and R
and a portion of B-3. The 0 and R is consistent with the majority of the
zoning in the present Buffalo Grove Business Park with the exception of the
restaurant and special use zoning on the future hotel site. It is a 5.4 acre
site. The B-3 zoning would be in the area of frontage on Lake-Cook Road.
They are requesting this zoning to provide more flexibility to attend to the
service needs that may arise on Lake-Cook Road.
The Commission was polled and unanimously agreed that they preferred the
entire site be zoned, with the exception of the restaurant portion, 0 and R
rather than split it with 0 and R and B-3.
Mr. Beechick stated the overall plan contains some changes that were
completed as a result of a memo from Ms. Dolan.
Buffalo Grove Plan Commission
Regular Meeting - Page 4
April 15, 1987
1. They have indicated a separate drop off area.
2. They are requesting the east side of Weidner be treated as the west
side of Weidner. They wish a 15' setback rather than a 25' setback
from the right-of-way line.
3. They have extended the bike path along the golf course property and
extended the Lake-Cook Road bike path.
4. They are looking for a variation of 20% to eliminate the walk on
Weidner Road.
5. The parking circulation has been rerouted for the restaurant lot.
6. They would support a signal at Weidner and Lake-Cook Roads.
7. They conform to the parking requirements for the restaurant with
the plan.
Mr. Gudmundson briefly reviewed the engineering. They would provide some
temporary drainage storage for the restaurant which would be the first
building on the site. They would have about 6 acre feet of dry detention.
It would be removed as the development progressed to the north and east and
detention for the entire site was installed.
The other variations would be a similar pond and shore line treatment using
Enkamat and sod with no aeration of the lake. The grading would not be
submitted right away.
Commissioner Goldspiel would like to see a picture showing the line of site
for visual access across the golf course and towards St. Mary's Steeple.
Commissioner Krug would like to see the restaurant closer to the road. He
felt there would be a problem with the restaurant parking.
Mr. Beechick noted the second curb cut is for ease of overall circulation.
It would be a right in and right out turn.
Chairman Sheldon requested Mr. Carmignani be present for the public hearing
on this site.
PLAT OF SUBDIVISION - HIGHLANDS COMMERCIAL
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the
Plan Commission recommend to the Village Board approval of the Plat of
Subdivision for Nordon Development Subdivision dated April 9, 1987
Discussion:
Mr. Kuenkler stated everything was in order.
L
AYES: Commissioners Goldspiel, Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Kaszubowski, Gal and Davis
The motion passed 5 - 0.
Buffalo Grove Plan Commission
Regular Meeting - Page 5
April 15, 1987
PLAT OF SUBDIVISION - ASBURY DRIVE
Moved by Commissioner Goldspiel seconded by Commissioner Musfeldt that the
Plan Commission recommend to the Village Board approval of the Plat of
Subdivision for Asbury Drive dated April 8, 1987 and including 3 sheets.
Discussion:
Mr. Kuenkler noted everything was in order.
AYES: Commissioners Goldspiel, Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Kaszubowski, Gal and Davis
The motion passed 5 - 0.
PLAT OF SUBDIVISION - OLD FARM VILLAGE UNIT VIII
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the
Plan Commission recommend to the Village Board approval of the Plat of
Subdivision for Old Farm Village Unit VIII dated March 16, 1987.
Discussion:
Mr. Kuenkler noted everything was in order.
Chris Links stated they have revised the lots that were in question, put in
the required footage. Block 9, Lot 29, is buildable and he passed out a
handout showing this. The angle in question was mislabeled and has been
corrected.
AYES: Commissioners Goldspiel, Krug, Musfeldt, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Kaszubowski, Gal and Davis
The motion passed 5 - 0.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel, and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 12:35 A.M.
Respectfully submitted,
Jg to
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting - Page 6
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_____April_15, 1987
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Petition to the Village of Buffalo Grove for Preliminary Plan
Approval in the I (Industrial) Zoning District with the following variations:
Zoning Ordinance Variations: Section 17.48.020.F.5.c. (to allow parking
within 30 foot setback) ; Section 17.48.020.F.6.a. (to allow building at less
than 60 foot setback) ; Section 17.48.020.F.6.b. (waive fence requirement) ;
Section 17.48.020.F.4. (to allow building at less than 25 foot setback) .
Development Ordinance Variations: Section 16.20.060.A.2. (delay detailed
grading drawings submission) ; Section 16.50.030.D.17.a (to allow open
drainage channels) ;Section 16.50.030.D.17.b. (to waive 6:1 slope and pave
access requirement for open drainage channels) ; 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 at 60 foot right-of-way
requested for streets) ; Section 16.50.080.A.1. (sidewalks on one side of
streets) ; Section 16.50.090 (waive construction of bikepath) .
Subject Property: 49.5 acres located north of Lake-Cook Road west of the Soo
Line Railroad tracks.
April 15, 1987
Chairman Sheldon called the public hearing to order at 7:30 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt - arrived at 7:33 P.M.
Mr. Rhodes
Mr. Katz
Commissioners Absent: Mr. Davis
Mr. Gal
Ms. Kaszubowski
Also Present: Mr. R. Gudmundson, Engineer, Johnson Property W.
Mr. B. Bingham, Developer, Johnson Property W.
Mr. S. Packard, The Nature Conservancy Rep. ,
Mr. D. Bertsche, 711 Dartmouth
Mr. B. Frost, 27 Marquette Place
Mr. R. Westcamp, Dartmouth Drive
Mr. R. Bertche, 711 Dartmouth
Mr. J. Schannenberger, Chevy Chase Estates
Ms. W. Reid, Village Trustee
Mr. G. Glover, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Ms. B. Dolan, Staff Planner
Chairman Sheldon 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. She then swore in Messrs. Gudmundson and Bingham.
The exhibits used were those as listed in Ms. Dolan's April 10, 1987 memo to
the Plan Commission titled Johnson Property West.
Mr. Bingham briefly reviewed the history of the project, its location and
detention. The site will contain distribution buildings similar to those on
the other side of the Commonwealth Edison right-of-way in the Chevy Chase
Business Park. They are proposing to develop a variety of distribution
buildings. The curb cut at Lake-Cook Road will not be signalized. Their
main street will eventually connect to Hastings Drive. The natural prairie
along the Commonwealth Edison right-of-way adjacent to their property will
have a limited access point at the north end of the site in the parking lot.
They will have provided berms and plantings to prevent vehicles from driving
onto the prairie. He briefly reviewed Petitioner's Exhibit A.
With the aid of Petitioner's Exhibit B, Mr. Gudmundson reviewed the
engineering stating the site drains to the east and north. There is a 48'
storm sewer under Lake-Cook Road which is connected to their detention system
going eastward and across the Commonwealth Edison right-of-way which will
connect with Chevy Chase Business Park's system. There is no flood plain on
the site. The only open ditch will be from the 48' storm sewer on Lake-Cook
Road running 80' or 90' to Lake #2. Mr. Bingham stated there are 3 outlots
that still have not been acquired out of the 9 mentioned at the last meeting.
Mr. Gudmundson stated the lakes will meet the Buffalo Grove ordinances. The
variation requirements are to the shore line treatment. They would like to
use Enkamat and sod. The ponds are large enough so that they will not need
aeration. There will be flow between the lakes during a rain fall but it
will not be a constantly flowing stream.
Mr. Bingham stated the buildings on their exhibit are just concepts.
Regarding the prairie access, they are concerned with tresspass, vandalism
and security issues. The berms would be 45 degrees and 5' or 6' elevations.
They will be happy to put up a fence along the lot line to prevent damage to
the prairie during construction. They are not agreeable to setting the
building back 30' so that they do not shade the prairie. Because of the
street that has not been vacated they feel the 30' is there already.
Regarding the necessity for a burn can be Mr. Packard stated it can be
accomplished in one day and controlled if you know what you are doing. This
is regularly done in the middle of villages and near buildings without a
problem. It is important because a prairie has been a fire based system.
The vegetation does not decompose readily. It would stand there for years
and shade the new plants. The remains from the burn feed the soil. He feels
the prairie will be a cultural asset to the village. A part of the site
would be annually burned, probably a quarter. He does not see any
hydrological changes from this plan.
Buffalo Grove Plan Commission
Public Hearing - Page 2
A- _ -- pril 15,_ 1987
The landscaping for the site will be the builder's responsibility and they
will control the spraying. A covenant will be established to preserve the
site and control spraying.
Commissioner Goldspiel feels that there should be a building setback of 25' .
Mr. Bingham noted that if they could park within 15' of the east boundry they
would hold the building back 25' . The first 2 buildings they would agree to
have a 15' setback and the last building adjacent to the important part of
the prairie they would be willing to setback 25' (the southern most
building) . They will combine Lots 14 with 15 and 16.
They consider a right in and right out at Hastings and Lake-Cook Road
important. There is an existing left turn bay. This development will not be
busy during the prime drive hours. The natural flow will be to use the light
at Lexington during the peak times.
Commissioner Musfeldt was concerned with the curb cut for this site and the
future problems it would create.
Mr. Bingham stated they have incorporated Mr. Carmignani's suggestions into
their plan. They have 50 acres served by one curb cut. The curb cut in
question will relieve congestion overall.
Mr. Bertsche was concerned with the developer selling lots.
Mr. Frost was concerned with the detention.
Mr. Westcamp was concerned with the elevation and drive turn around at
Darmouth and Eastwood.
Mr. Gudmundson noted that they would install guard rail at Eastwood and
Dartmouth Lanes as they would not go through. There is a terraced effect
between Lexington and their site.
Mr. Bertsche was concerned with the variations, berming and types of building
construction.
Mr. Schannenberger was concerned with the Chevy Chase Business Park East.
Chairman Sheldon closed the public hearing at 9:32 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
PR
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing - Page 3
April 15, 1987