1987-10-07 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Petition to the Village of Buffalo Grove for amendment of an O&R
Planned Unit Development (P.U.D. ) ; rezoning a portion of the O&R P.U.D. to
B-3 P.U.D. ; and for approval of a Preliminary Plan, with the following
variations; DEVELOPMENT ORDINANCE - Section 16.50.040.C.4 (to allow the use
of Enkamat erosion control matting as a side slope treatment for a stormwater
detention facility. ) ; ZONING ORDINANCE - Section 17.36.040.F.4 (to allow
provision of 58 off-street parking spaces instead of 59 as required by the
Ordinance. ) ; Section 17.44.040.D.4 (to allow a building setback of 15 feet
from a private street easement instead of 25 feet as required by Ordinance. ) .
Subject Property: The approximately 11 .959 acres located at the northeast
corner of Weidner and Lake-Cook Roads .
Project Name: Zierk Furniture Store
October 7, 1987
Chairman Sheldon called the public hearing to order at 7:35 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
Ms. Silz
Mr. Lundine
Commissioners Absent : Mr. Davis
Also Present: Mr. Robert Zierk Sr, Owner, Zierk Furniture Store
Mr. Michael Zierk, Owner, Zierk Furniture Store
Mr. T. Beechick, Developer, Zierk Furniture Store
Mr. G. Glover, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. R. Pfeil, Village 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. Zierk, Jr and Sr and Mr. Beechick.
The exhibits were those contained in Mr. Pfeil 's October 2, 1987 memo to the
Plan Commission titled Zierk Furniture Store (Buffalo Grove Business Park
Expansion-Phase 2) and Petitioner's Exhibits A through L.
With the aid of Exhibit A and J, Mr. Beechick stated that they have created a
staging area just north of the building footprint for the loading and
unloading of truck traffic near the store. This will allow truck traffic to
stay off of the circulation drive. They feel this is a better solution to
this problem. They wish to incorporate this as part of their general plan
and are requesting a variation for it.
With the aid of Exhibits B and D he stated they believe this change in plan
is a complement to their plan and their store is an asset to the community.
The design of the building goes well with the design of the business park and
is a good building for a furniture store. It is also fitting for an office
service type center as well. He reviewed the south, west and north building
elevation and the landscape plans for these.
He stated that Mr. Carmignani in his memo noted that the 29,400 square foot
building will not generate anywhere near the type of traffic a 15,000 square
foot office building would. The proposed building will reduce the traffic on
Lake-Cook Road and adjacent intersection as designed for the office building
previously to be developed on this site.
Mr. Pfeil stated B-1 zoning allows stores of various types that have a light
retail impact. The B-2 includes B-1 plus more intense retail uses. With B-3
zoning the Village has the opportunity to design compatible uses at that
location. This is the most restrictive retail zoning. The Village could
restrict the uses in a B-3 zoning. The developer has agreed to include a
reverter clause to go back to 0&R should the Zierk's Furniture Store leave
and they cannot find another furniture store agreeable to the Village.
Mr. Beechick briefly reviewed Mr. Balling' s October 2, 1987 memo to Barbara
Sheldon and members of the Plan Commission titled Buffalo Grove Business Park
Commercial Use, regarding the reverter clause.
He passed out copy of Exhibit L, a study on parking at their service center
locations in the Buffalo Grove and Chevy Chase Business Parks. He noted
there is one employee for 957 square feet of space in a service center.
There are tenants that have storage space along with office space. Their
building of 29,438 square feet of space, including 65% office space and the
rest storage, they feel would need 62 parking spaces and they have 59 stalls.
There is 10,453 feet of storage. They feel this would equal 11 stalls for a
total of 73 parking stalls.
His exhibit showed 80 stalls. They changed the parkway only on the south
side of the circulation drive, put in a 5' island and added an additional 24
stalls in their Exhibit M. They did lose a few spaces with the location of
the trash screen.
The parking behind the building is tight and some cars would have to back out
of their spaces . There is 15 ' behind the building so that people coming out
of the restaurant or from the parking behind the building have clear
visibility, even with the berming and plantings . Snow would have to be
removed from the site where they have no room for it. That is what they are
doing now in other locations .
Chairman Sheldon closed the public hearing at 8:16 P.M.
Buffalo Grove Plan Commission Page 2 Public Hearing October 7, 1987
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
eiK�iCG-
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission Page 3 Public Hearing October 7, 1987
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Zierk Furniture Store
Amli 88 acre Parcel (Zale)
Amli 50 acre Parcel (Zale)
Glauner Property (Zale)
Illinois Route 22 (Fiore)
October 7, 1987
Chairman Sheldon called the regular meeting to order at 8: 17 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois .
Commissioners Present: Chairman Sheldon - left the meeting at 8:40 P.M.
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Ms. Silz
Mr. Lundine
Commissioners Absent: Mr. Davis
Also Present: Mr. R. Zierk, Owner, Zierk Furniture Store
Mr. M. Zierk, Owner, Zierk Furnitue Store
Mr. T. Beechick, Developer, Zierk Furniture Store
Mr. G. Zale, Developer, Amli & Glauner Properties
Mr. M. Crestani, Planner, Amli & Glauner Properties
P
Mr. G. Glover, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. R. Pfeil, Village Planner
APPROVAL OF MINUTES
None
COMMITTEE & LIAISON REPORTS
Commissioner Silz attended the October 4, 1987 Village Board meeting at which
the Lot 9006 and Bentley Place properties were approved. Willow Stream Park
addition and rezoning was referred to the Commission. There was a
preapplication for a site on Dundee Road by Lexington with single family and
3 automobile dealerships that was not approved, and a preapplication for the
Billings Property.
Chairman Sheldon noted that the residents of the area around the Golf Course
East site had circulated material noting that item was on the agenda this
evening. Mr. Pfeil and staff had contacted most of those people that have
received this erroneous material noting that this item is not on the agenda
this evening. For those in attendance, he had taken their names and
addressed and will notify them when this item is on the agenda.
Quorum was checked for the October 14, 1987 meeting.
Chairman Sheldon stepped down from the dias due to a possible conflict of
interest and Vice Chairman Goldspiel took over the meeting. Chairman Sheldon
left the meeting.
it
ZIERK FURNITURE STORE--Rezoninpi P.U.D. Amendment & Preliminary Plan
Moved by Commissioner Musfeldt, seconded by Commissioner Krug that the Plan
Commission recommend to the Village Board approval of the petition for the
Zierk Furniture Store as shown on Exhibits A through L including:
1. Approval of the rezoning of the 0 & R PUD to B-3.
2. Variation of the Development Ordinance, Section 16.50.040.C.4 to
allow the use of Enkamat for erosion control matting as a side
slope treatment for a stormwater detention facility.
3. Variation of the Zoning Ordinance, Section 17.36.040.F.4 to allow
provision of 58 off-street parking spaces instead of 59 as required
by the ordinance.
4. Variation of Section 17.44.040.D.4 to allow a building setback of
15 feet from a private street easement instead of 25 feet as
required by ordinance. Except that the developer should review and
present to the Board a clear plan for moving the street north which
would permit the dropping of this variation.
5. The writing of a reverter clause satisfactory to Village counsel
and staff.
The motion was amended by Commissioner Musfeldt with Commissioner Krug
concurring to state:
6. Rezoning for B-3 for use specified as requested.
7. To include a 9:00 P.M. curfew on business.
8. No advertising signs in the window.
Discussion:
Mr. Raysa stated signs still have to go before the appropriate body.
` , Commissioner Silz feels that Buffalo Grove needs more sophistication in the
�•/ type of business that comes in and feels Hamilton Partners are putting their
best foot forward in bringing this type of business into the Village. She
deals with furniture stores and does not feel this store will be a big
traffic generator. She is concerned with the fact that it was originally
zoned R-1 then R-9 and changed to 0 & R.
Commissioner Krug stated the zoning went from R-1, to R-9 to O&R, he cannot
support adding business continuing east on Lake-Cook Road where it will abut
the golf course.
Buffalo Grove Plan Commission Page 2 October 7, 1987
Commissioner Rhodes cannot support a retail use in this location.
Commissioner Lundine feels this is a retail use in an office complex
and has a hard time supporting it.
Commissioner Katz feels it is a good plan.
Commissioner Musfeldt does not wish to see retail all the way down Lake Cook
Road but it is already on Lake-Cook Road.
Mr. Beechick gave a brief history of the development of the site. From a
traffic standpoint this will be better than an office building. They feel
comfortable with this use here. Mr. Beechick stated they will commit to
office use on the hotel parcel if that is what the Commission desires.
Vice Chairman Goldspiel feels the furniture store is more compatible with a
highway commercial use.
AYES: Musfeldt, Katz and Silz
NAYES: Krug, Rhodes, Lundine and Goldspiel
ABSTAIN: None
ABSENT: Davis
The motion failed 4 - 3.
Vice Chairman Goldspiel stated that the next three agenda items are connected
and suggested hearing all three together. The developer and the Commission
concurred.
AMLI 88 ACRE PARCEL (ZALE)/AMLI 50 ACRE PARCEL (ZALE)/GLAUNER PROPERTY (ZALE)
Mr. Zale stated they do not have their engineering this evening but if there
were any questions he would gladly have answers for the next meeting.
The 88 acre Amli parcel is on Port Clinton Road north of Route 22. The Amli
50 acre parcel is at Route 22 and Buffalo Grove Road extended. The Glauner
site is at Aptakisic and Buffalo Grove Road.
The 88 acre site is 87.4 acres, 1. 2 acres is for wa ri ht-of- at PortClintonright-of-way
leaving 66 acres, 15 of which is internal right-of-way. They are requesting
R-2 zoning. It is now suburban estate in the county. There will be 156 lots
with open space. There will be an 80' collector street which would extend up
to Buffalo Grove Road extended. Buffalo Grove Road may, at a future time, go
through their site and they will work with the Village to make the proper
adjustments for this. There are 1.8 dwelling units per acre with 15,000
square feet minimum single family and the interior roadway is 1.8 miles.
The 50 acres and the Glauner sites will contain a park site and will satisfy
the needs of the community. There will be a 20 acre active park site which
far exceeds the requirements . The Amli 50' road system will tie
Buffalo Grove Plan Commission Page 3 October 7, 1987
through to the Glauner property. That would extend the road from Ironwood to
service the Woodlands and service the Amli 50 acres . The Glauner site has 85
lots with a 1.2 dwelling units per acre. They will have 72 developable acres
on this piece.
The soil problem areas are the low areas. On the 88 and 50 acre sites this
is where the detention is. In accordance with the Woodlands there is a pipe
to drain the detention to the ponds. The wetlands on the Glauner property
are the green areas on the map. The park area is very good land.
Mr. Pfeil briefly reviewed the issues pointed out in his October 2, 1987 memo
to the Plan Commission titled Amli 88 parcel (south of Port Clinton Road,
east of Buffalo Grove Road extended) concept plan workshop #1.
Vernon Hills Park District controls the piece of property that the road was
to run through and the Village will have to find a way to extend Buffalo
Grove Road around this up to Route 45. The Amli 88 site is where the Village
needs to get more right-of-way for Buffalo Grove Road. This requires further
study.
The Park District would like a 20 acre facility on the Amli 50 acre parcel.
This would satisfy the 50 and 88 acre requirements . Ten of the twenty acres
would be a water theme park connected up with the golf course under the
bridge.
Commissioner Musfeldt suggested the park be moved south.
Mr. Zale reviewed a memo from Mr. Rylko to Mr. Pfeil titled Amli 50 acre and
88 acre parcel dated October 7, 1987. The Amli 50 and Glauner would probably
be developed by Lexington. He imagined that they would price the units
between $250,000 and $300,000.
Mr. Pfeil stated the 50 Amli and Glauner were to be estate zoning in the
master plan. The 50 acre would be almost estate The Comprehensive Plan
indicates a school and some commercial on the Amli 50 acre parcel. School
District #96 is no longer interested in a school on this site.
The Glauner site has more lots than estate zoning would allow. The Amli 88
is to be developed signle family.
Commissioner Musfeldt would like input from the Park District before going
much further on the 3 pieces.
Trustee Glover stated the Village Board would like to have the park further
east down Route 22 closer e to the industrial but this was not supportedby the
Park District. The Billings site was before the Board thi
s t is week. It will
align its detention area with this. The Park District may want an active use
site on the Billings parcel, and may be interested in managing some wetland
areas, such as the Glauner property.
It was suggested to have a small area plan for the next meeting on these
sites.
j I
Buffalo Grove Plan Commission Page 4 October 7, 1987
Mr. Zale will be building the Woodlands for the next 3 years.
The developer has no problem with additional right-of-way on Aptakisic. The
Commission discussed the possibility of aligning Ironwood and Brandywyn.
Staff will review this . The school district should submit a report stating if
their school would be within walking distance from the site. The 88 acre
piece would not be developed for two years as there are too many nursery
trees on it. The developer would prefer sidewalks and curbs in the Amli 50
acre development.
Mr. Pfeil stated there is not any bike path indicated in any of these three
parcels.
Staff will see if there is any area the bike path needs to be connected.
The Commission was in agreement that the overall concept plan was good.
The Billings piece will be noted on the plan for the next workshop.
The Commission needs direction as to whether Buffalo Grove Road will go north
of Port Clinton.
The Glauner park is a public park. The Glauner and Amli 50 internal access,
other than the walkway, would entail crossing the creek to the park. The
developer will look into a foot bridge over the creek.
Mr. Manhard indicated to Mr. Zale that the large rear yard area on the
Glauner development would provide adequate area for high water from the lake.
The developer felt the Commonwealth Edison property could be used as part of
the park but would have to check this.
The Commission needs input on the lake, the wetland and the bridge from the
Park District. A representative from Lexington will be present at the public
hearing to explain what they will do on the proposed Glauner development.
ILLINOIS ROUTE 22 (FIORE)
Moved by Commissioner Musfeldt, seconded by Commissioner Lundine that the
Plan Commission recommend to the Village Board approval of Illinois Route 22
(Fiore) Plat of Dedication.
Discussion:
Mr. Kuenkler noted the plat closes, meets the requirements of the approved
plan and has been reviewed by staff.
AYES: Krug, Musfeldt, Katz, Rhodes, Silz and Lundine
NAYES : None
ABSTAIN: None
ABSENT: Davis
The motion passed 6 - 0.
Buffalo Grove Plan Commission Page 5 October 7, 1987
1
FUTURE AGENDA
Otis Associates have requested a meeting on October 14, 1987 with the
Commission concerning the Crossings Center Commercial development.
Vice Chairman Goldspiel called a recess at 10:44 P.M. and reconvened the
meeting at 10:50 P.M.
Moved by Commissioner Krug, seconded by Commissioner Musfeldt and
unanimously carried that the Commission go into Executive Session for the
purpose of discussing pending litigation. At 10:51 P.M. the Commission went
into Executive Session.
The Commission came out of Executive Session at 12:01 A.M.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Lundine, and
unanimously carried to adjourn the meeting. Vice Chairman Goldspiel
adjourned the meeting at 12:02 A.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
•
J J! f
Stseph n Goldspiel
Vice Chairman
Buffalo Grove Plan Commission Page 6 October 7, 1987
EXECUTIVE SESSION
BUFFALO GROVE PLAN COMMISSION
October 7, 1987
Vice Chairman Goldspiel called the executive session meeting to order at
10:15 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
Ms. Silz
Mr. Lundine
Commissioners Absent: Mrs. Sheldon
Mr. Davis
Also Present: Mr. G. Glover, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Mr. R. Pfeil, Village Planner
Thefollowing
f l o o ing pieces of litigated property were discussed:
1. The 80 MC 4 Petition to Illinois Supreme Court
2. The 86 MR 184 Oral argument October 15, 1987
3. The 86 CH 694 Zoning
4. The Morrison Property, rehearing Appellat Court
5. The Otis 87 MR 112 on appeal
6. The condemnation case, Golf Course East 86 ED 65
7. Golf Course East December judgement - pleasing stage & exhibits
8. The Klefstad Property
9. The Riverwoods petition to the Illinois Supreme Court
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes to close the
executive session. Vice Chairman Goldspiel closed the executive session at
12:00 A.M.
•
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
f
I Ar
de,
Stephen Goldspiel
Vice Chairman
Buffalo Grove Plan Commission Page 2 Executive Session October 7, 1987