1987-03-04 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Zoning Map
Leider Property Plat
Johnson Property West
Johnson Property East
Buffalo Grove Facilities Plan
March 4, 1987
Vice Chairman Goldspiel called the regular meeting to order at 7:30 P.M. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Vice Chairman Goldspiel
Mr. Davis
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Commissioners Absent: Ms. Sheldon
Mr. Gal
Ms. Kaszubowski
Mr. Katz
Also Present: Mr. P. Pomnitz, Architect, Buffalo Grove Facilities
Ms. M. Norma, Landscaper, Buffalo Grove Facilities
Mr. R. Dausman, Engineer, Buffalo Grove Facilities
Mr. B. Bingham, Developer, Johnson Property
Mr. R. Gudmundson, Engineer, Johnson Property
Mr. G. Boysen, Village Director of Public Works
Mr. G. Glover, Village Trustee
Mr. W. Balling, Village Manager
Ms. B. Dolan, Staff Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Regular Meeting minutes of February 18, 1987 as amended. Approval was
unanimous in favor with Commissioners Davis and Krug abstaining and the
motion passed.
COMMITTEE & LIAISON REPORTS
Vice Chairman Goldspiel noted there will be a public hearing on the Soo Line
Railroad passenger service by Metra in April in Libertyville.
ZONING MAP
Staff will check the names of Aptakisic and Mundelein Roads.
Ms. Dolan briefly reviewed the changes that had taken place on the zoning map
since its last revision.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of the Village Zoning Map
dated March 4, 1987
AYES: Commissioners Davis, Krug, Musfeldt and Rhodes
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Gal, Kaszubowski and Katz
The motion passed 4 - 0.
LEIDER PROPERTY
Ms. Dolan stated that Mr. Kuenkler informed her that everything is in order
and all the angles close. The developer had to acquire some right-of-way to
straighten a street prior to the Leider annexation and that is the purpose of
this plat.
Moved by Commissioner Davis, seconded by Commissioner Musfeldt that the Plan
Commission recommend to the Village Board approval of the plat of dedication
for the Leider Property dated December 8, 1986, Survey #860704 a set of 2
sheets.
AYES: Commissioners Davis, Krug, Musfeldt and Rhodes
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Gal, Kaszubowski and Katz
The motion passed 4 - 0.
JOHNSON PROPERTY WEST
Mr. Bingham stated this is the same design that was presented previously with
some variations related to suggestions made at the workshop and staff
meetings. Access is off of Lake/Cook Road. He noted the traffic count on
Lake/Cook Road should be 14.5 and not 145 as stated in the traffic report by
Mr. Carmignani.
They will extend the deceleration lane to meet IDOT's standards. Mr. Bingham
is part owner of this property. Access to the prairie land is still under
discussion. They do not have any problem with construction vehicles or snow
fences. They believe the setbacks will not affect the growth of material on
the prairie. There are only single story buildings and should not cast that
long of a shadow. They are concerned with the security and liability issue
regarding access to the prairie for the public. They need to know when Mr.
Packard wants access. They will work to provide it in some form.
Mr. Packard suggested that Huntly Road be legally closed but not vacated.
Buffalo Grove Plan Commission
Regular Meeting
March 4, 1987 - Page 2
Regarding the setback along the prairie and a burn off, the problem of a fire
hazard was discussed and the developer felt that under a controlled condition
that the owner of the prairie would have to provide a safe burn off.
Ms. Dolan noted that the right-of-way on Huntly Road and the Commonwealth
Edison property are in the Village. They are requesting a 15' building
setback along the Commonwealth Edison right-of-way and a 25' setback on the
north.
Mr. Gudmundson noted that the reason for the variation is that Huntly Road
goes through the prairie and probably would never be built. There would be
little parking behind the buildings. They might put a drive behind the
buildings. The only flammable portion would be the roofs. They would
consider it a hardship to provide a larger setback than the 15' near the
right-of-way.
Mr. Bingham noted that Lots 14, 16 and 17 are set aside to be combined with
another lot. He listed the Commission's concerns:
1. A suitable access to the prairie area that would let residents in
but not cars. A design of the back of the property to discourage
leaping over the prairie access.
2. Setback of the buildings from the prairie property. The Commission
concurred that they were concerned with the 15' setback because of
the burn off and sun light issues and would prefer the 25' .
3. Staff was directed to discuss the issue of shade, maintenance and
access regarding the prairie.
4. How to deal with the bike path and how it should be tracked.
5. Whether any provision needs to be made for the increased traffic on
Lake/Cook Road.
6. A sketch of where the channels would be.
7. Check on the status of the outlots before the public hearing.
Mr. Gudmundson briefly reviewed the variations as outlined in his February
26, 1987 memo, File 1/717-200a. He passed out a drawing of a typical open
channel.
The Commission would like to see specifically where the swales would go.
This would be a stream and would be maintained by the property owners.
Mr. Gudmundson had contacted the Department of Conservation and they are
sending a pamphlet regarding pond depth and aeration.
Some of the outlots have been acquired and the others are still under dis-
cussion.
Buffalo Grove Plan Commission
Regular Meeting
March 4, 1987 - Page 3
Moved by Commissioner Davis, seconded by Commissioner Rhodes and unanimously
carried to have this plan go to public hearing whenever all the necessary
paperwork is in.
Vice Chairman Goldspiel called a break at 8:56 P.M. and reconvened the
meeting at 9:01 P.M.
JOHNSON PROPERTY EAST
Mr. Gudmundson reviewed the variations as outlined in his memo of February
26, 1986, File #750-200.
Their detention will not effect the golf course.
Staff will look into the depth of the lake and the existing side slopes.
Mr. Gudmundson noted water that comes from the west and north is from prior
projects. What comes through the south would be from the lake detention pond
of 4 or 5 acres. What backs up over the golf course is from the Des Plaines
River backup. The sediment in the lake will filter on down to the bottom.
The construction of the small pond will have a positive effect on the large
lake near it. These bodies of water would be maintained by the property
owners.
Mr. Bingham referred to Mr. Carmignani's report of February 23, 1987 to Ms.
Dolan. He noted the westerly exit of the two shown is approved.
Vice Chairman Goldspiel suggested eliminating the approved drive and use the
one existing that is more centrally located.
Mr. Bingham stated they see this site as a single story office with a bank
and a restaurant. Access on Linden Avenue would be modified by closing
Linden and using Marquette Place.
Mr. Gudmundson passed out a sketch of this access. They have had discussions
with Mr. Johnson regarding outlining additional property to widen the street
between Linden and Marquette Place. He then explained the tight diamond
concept for the Commission which was a possible access near Linden. The
developer will contact the homeowners in this area. The developer will
provide deceleration lanes where there are curb cuts. They have spaces for
833 cars in their lot. The developer will look at an internal roadway
system.
BUFFALO GROVE FACILITIES Plan
Mr. Balling stated this is a major expansion of the municipal campus along
with some demolition also. Church Road and Raupp Boulevard are not dedicated
right-of-way. The demolition of the existing golf course facility will take
place after the new clubhouse is built. It will be 1,000 square feet. They
will have an addition to the public works facility and interior remodeling of
the village hall. A new police station would have a secured and an employee
parking lot. A salt storage building of 4,280 square feet would be built.
The new golf course building will be moved further west. The public service
center is a large warehouse
Buffalo Grove Plan Commission
Regular Meeting
-_ ---- --- __ March 4, 1987 - Page 4
type expansion on the wing walls. The compensatory storage will be outside
of the village campus between the 10th tee and llth green. It would be dry.
There would be a major detention basin behind the youth center. They are
trying to acquire 2 acres of land at present for this site for the Police
{ station.
Commissioner Davis questioned where the handicap parking is located and noted
that a 50' walk to the building is a hardship. The Village chambers are not
accessible for handicap at present.
Mr. Dausman stated there will be very little earth work involved. The storm
sewers will be underground.
Vice Chairman Goldspiel suggested locating the salt storage facility near the
Soo Line tracks.
Mr. Boysen noted that the location of the salt building is such so that it is
close to the trucks. It will be 29' height and the public works building
will be 24' .
Mr. Balling noted they will make an effort to save all the large trees. The
police firing range will not be open to the public because of liability
concerns. This project will cost five million dollars.
Vice Chairman Goldspiel suggested the salt storage facility's exterior be
improved. He was concerned about the width of Church Street. He would like
to see some information on the traffic on Church.
Moved by Commissioner Davis, seconded by Commissioner Rhodes that this plan
go to public hearing when all the necessary paper work is in.
Discussion:
Commissioner Musfeldt noted that the Commission is going to a public hearing
on a property that is not all owned by the developer. He felt there should
be sidewalks on both sides of the street.
Mr. Balling noted that there would be a bike path.
Vice Chairman Goldspiel disapproved of the plan because it is very intense,
the public works buildings is an eye sore, the size, as extended, is very
large and there is a lot of pavement. The public works garage should be
located in a more industrial area.
AYES: Commissioners Davis, Krug and Rhodes
NAYES: Commissioner Musfeldt
ABSTAIN: None
ABSENT: Commissioners Sheldon, Gal, Kaszubowski and Katz.
FUTURE AGENDA
A special meeting will be held on March 11, 1987 for the Town Center.
Buffalo Grove Plan Commission
Regular Meeting
March 4, 1987 - Page 5
ADJOURNMENT
Davis, secondedCommissioner Musfeldt, and n -
Moved byCommissioner avis s o byu ani
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mously carried to adjourn the meeting. Vice Chairman Goldspiel adjourned the
meeting at 11:15 P.M.
Respectfully submitted,
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Kathleen Comer
Recording Secretary
APPROVED BY:
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/ S ep n Goldspiel
Chairman
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Buffalo Grove Plan Commission
Regular Meeting
__ _ March 4, 1987 - Page 6