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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