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1987-09-16 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Petition to the Village of Buffalo Grove for re-zoning from R-1 and B-1 to R-8 (Multiple-Family Dwelling) with a special use for a Planned Unit Development, and for approval of a Preliminary Plan, with the following variation: DEVELOPMENT ORDINANCE - Section 16.50.080.A.1 (allow sidewalk to be constructed along only one side of street) ; and Section 16.30.050.A.4 (allow a cul-de-sac length of 861 feet, exceeding the Ordinance standard of 500 feet) . Subject Property: The approximately 6.007 acres on the west side of Weiland Road, approximately 475 feet south of Busch Road Project Name: Bentley Place Townhomes September 16, 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 - arrived at 7:32 P.M. Mr. Davis Mr. Krug Mr. Musfeldt Mr. Rhodes Ms. Silz Commissioners Absent: Mr. Katz Mr. Lundine Also Present: Mr. T. Shannon, Developer, Bentley Place Mr. W. Sauthoff, Planner, Bentley Place Mr. D. Browne, Attorney, Bentley Place Mr. D. Manhard, Engineer, Bentley Place Mr. M. Hildenbrand, 37 Fabish, Buffalo Grove Mr. B. Ustan, 41 Fabish, Buffalo Grove Mr. R. 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. Shannon, Sauthoff, Browne and Manhard. The exhibits were those contained in Mr. R. Pfeil's memo to the Plan Commission dated September 11, 1987 titled Bentley Place (South of Lot 1 Nordon Development Subdivision rezoning to R-8 PUD - Public Hearing) and Petitioner's Exhibits A, B, C and D. Mr. Browne briefly reviewed the history of the site. There will be a 6' berm between the shopping center and the development. There is a 200' drainage easement between homes on the site and the homes across from them. On the east side of Weiland is commercial. There are 38 townhome units. The street has a 60' wide right-of-way. There is a emergency access easement. The 2 variations are the length of the cul-de-sac (the county will not permit the developer two access points on Weiland from this site) and sidewalk on one side of the street. The entrance will have a small island with limited landscaping. There will be a deceleration and acceleration lane at the entrance on Weiland Road. Mr. Shannon, with the aid of Exhibit A, reviewed the development's history with the Village. They have reduced the number of units from 42 to 38. The base price has been upgraded is from $110,000 to $160,000. The density is less than Woodstone, the units are wider and they have more parking. Staff does not see snow removal as a problem. The entrance island would be maintained by the homeowner's association. They have shown 16 spaces for guest parking. The closest access to the shopping center would be to go out onto Weiland Road. The sidewalks have been connected to the Village sidewalk system. With the aid of Exhibit B depicting the amount of parking, he noted they do not feel parking would be a problem. There are two locations where off street parking could be installed but they prefer not to do that. He reviewed Exhibit C which depicted the landscaping. Mr. Manhard, with the aid of Exhibit D, reviewed the engineering. The developer is willing to work with the Public Works Department so that the island does not cause a hazard during snow plowing or traffic visibility problems. They recommend parking be limited to one side of the street. The emergency access point would be left open. The unit sizes would be from 1,300 to 1,930 square feet. Basements would be an option. They feel build out will be one and a half years. Mr. Raysa noted the Village could recommend the developer inform the homeowners that there is a drainage system at the end of the property. Mr. Shannon noted that a privacy fence will be constructed 10' out from the unit but residents will not be allowed to go further with it. All of the donations were covered in the original PUD. (Staff will verify this.) The minimum distance from the property line to the center of the easement of the drainage is 100' . Commissioner Davis suggested that a homeowner would want a fence near the swale so that children could not go into it. Commissioner Goldspiel noted the driveways on Lots 19, 20 and 21 could cause a problem with residents blocking each other in. Mr. Mark Hildenbrand was concerned with the large amount of multi-family construction in the Village, access to the development and traffic, with the homeowners association, the size of the association, felt there should be more parking and saw problems with the entrance island. Buffalo Grove Plan Commission Public Hearing - Page 2 September 16. 1987 Mr. Shannon noted there will be a strip of common area around the outside perimeter. Behind the 10' fence there will be common area. The homes will be brick and siding. They will work out the setback requirements with the Village regarding the 10' setback and the lot line. This will be reported by staff at the Village Board meeting. Unit 36 does not seem to have 35' setback and staff will review this. Mr. Bert Ustan was concerned with an area for children to play in. Chairman Sheldon recessed the meeting at 9:11 P.M. and reconvened the meeting at 9:25 P.M. Mr. Pfeil noted that on Page 23 of the Zoning Ordinance there are diagrams for irregular lots. The developer agreed to plot Unit 36 according to one of these diagrams for the 35' setback requirements. Chairman Sheldon closed the public hearing at 9:36 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - Page 3 Svatamhar lA- 70R7 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.) ; re-zoning a portion of the O&R P.U.D. to B-3 P.U.D. as delineated on the Preliminary Site Plan; 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.) Subject Property: The approximately 11.959 acres located at the northeast corner of Weidner and Lake-Cook Roads. Project Name: Zierk Furniture Store September 16, 1987 Chairman Sheldon called the public hearing to order at 9:50 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis - left at 10:45 P.M. Mr. Krug Mr. Musfeldt Mr. Rhodes Ms. Silz Commissioners Absent: Mr. Katz Mr. Lundine Also Present: Mr. M. Zierk, Developer, Zierk Furniture Mr. R. Zierk, Developer, Zierk Furniture Mr. Mr. J. Sheridan, Planner, Zierk Furniture Mr. M. Hunner, Landscaper, Zierk Furniture Mr. D. Mallory, Landscaper, Zierk Furniture Mr. T. Beechick, Planner, Zierk Furniture Mr. R. Gudmundson, Engineer, Zierk Furniture 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. M Zierk and R. Zierk, Sheridan, Hunner, Mallory, Beechick and Gudmundson. The exhibits were those contained in a memo to the Plan Commission from Mr. Pfeil dated September 11, 1987 titled Zierk Furniture Store (Buffalo Grove Business Park Expansion Phase II) Rezoning to B-3 and PUD amendment - Public Hearing and Petitioners Exhibits A through I. Mr. Beechick reviewed the location and history of the site with the aid of Exhibit A and B. The majority of the building would be show room. There would be an area for storage, loading and unloading that could be considered a staging area. The stigma of retail zoning was an issue in this location. The major concern is that a furniture store is a high end user. They have low parking requirements, peak hours that do not overlap with those of the business park. The traffic that is generated by this use is less than normally would be generated by single story office. The developer feels they have a landscape design that is consistent with what is existing in the Business Park. You do not have a lot of people, a lot of traffic or a lot of concrete with the project. He reviewed Exhibits D, E, F and G which were elevations of the south, west and north sides of the building. The overall engineering will include the developer putting in the storm water detention. They will create the lakes and use Enkamat as part of the engineering for this particular phase of the development. There will be a right in/right out at Lake Cook Road at the end of the circulation drive they will be completing. Mr. Gudmundson, with the aid of Exhibit H, reviewed the engineering. The placement of the furniture store at this location will have very little affect on the engineering of the site. There is .4 acre feet of compensatory storage in the lake. Mr. Hunter used Exhibits G and I to review the landscaping. Mr. Beechick noted this is a petition for a change in zoning to B-3 and to allow for a reverter clause so the zoning would change back if the furniture store use was vacated. Messrs. Robert and Michael Zierk briefly reviewed the history and operations of their company. Their merchandise is similar to Colby's. They have 2 other stores located at 1300 East Ogden, Naperville, Illinois 60540 and 300 North Second Street, St. Charles, Illinois 60174. Their hours of operation at the Naperville store are from 9:30 A.M. to 9:00 P.M. Monday through Friday and 9:30 A.M. to 5:00 P.M. Saturday and noon until 5:00 P.M. on Sunday. They have 5 employees in the store in the evening. There are 25 parking spaces at the Naperville location which is 30,000 square feet and all of the spaces are not used at once. They are currently looking for a central location for a warehouse. Their trucks are loaded at night, leave the sight in the morning and return late in the day. They will have shipments come to and go out of this facility for delivery in the Buffalo Grove area. There will be 3,500 square feet of warehouse or staging space at this location. There will not be customer pick up and they will not be returning with old furniture. Buffalo Grove Plan Commission Public Hearing - Page 2 Sentemher 16. _19R7 Commissioner Davis was concerned with the warehouse aspect of the site and truck traffic. He felt the parking might not be adequate. He was concerned with the zoning being changed for a furniture store. Mr. Raysa noted that in the P.U.D. agreement it will stipulate B-3 zoning with the special use but he is not sure how he will put quality and luxury in the wording. Mr. Sheridan stated that as developers they have brought a quality client to Buffalo Grove and would strive to maintain that quality. Mr. Zierk explained their delivery process noting that furniture to be delivered in Buffalo Grove would come to this facility, be inspected and then delivered. Commissioner Davis left the meeting. it Commissioner Goldspiel felt this use was not compatible with the area. Mr. Hunter noted the trees would be from 3" to 6" in diameter and from 14' to 28' high. The building heights is 18' . Mr. Zierk noted they would be willing to accept restrictions that the store would not remain open past 9:00 P.M. and there would be no signs in the windows.Mr. Beechick noted there is 500 linear feet of bike path of 8' wide asphalt, constructed with current standards. They propose to provide a cash donation of up to $25,000 for the extension of the bike path off of their property which would include the bridge and they would be willing to work with the Village on this. Commissioner Rhodes is not convinced this is the right use for this area. On the north end of the building there seems to be a 5' setback adjacent to the private street. Mr. Beechick noted that they have not really defined where the actual property line will be. They could extend the property line to the center of the private drive which would allow 17' of green space from the north edge of the building where the curb line starts and another 15' to the beginning of the road. They would not be able to meet the requirement for 0& R. They would have a problem with the parking requirements. Mr. Pfeil stated they would be 40 spaces short for 0 & R. Mr. Beechick stated they designbuildingthey feel because of the of the would not be able to market all of it as office and would not need all the parking. They would be prohibited from making more than two thirds of the building office because of the parking. Commissioner Musfeldt questioned if this reverts to 0 & R, will it be in compliance. Buffalo Grove Plan Commission Public Hearing - Page 3 September 16. _1987 Commissioner Silz feels this is a good plan. Mr. Raysa questioned the difference in dimensions of the site plan and the exhibit which Mr. Beechick explained. Mr. Zierk noted this is the onlysite theyhave looked at in Buffalo Grove. Mr. Sheridan noted they have looked at a site in Arlington Heights. Chevy Chase Business Park East is not a feasible alternative because it is not a retail area, and the eastern portion of Lake Cook Road allows higher speed traffic, which is not conducive for retail business. Chairman Sheldon closed the public hearing at 11:14 P.M. Respectfully submitted, L, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - Page 4 September 16, 1987 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Bentley Place Zierk Furniture Store Woodstone Townhomes Covington Corporate Center September 16, 1987 Chairman Sheldon called the regular meeting to order at 9:37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel - arrived at 7:32 P.M. Mr. Davis - left at 10:45 P.M. Mr. Krug Mr. Musfeldt Mr. Rhodes Ms. Silz Commissioners Absent: Mr. Katz Mr. Lundine Also Present: Mr. T. Shannon, Developer, Bentley Place Mr. W. Sauthoff, Planner, Bentley Place Mr. D. Browne, Attorney, Bentley Place Mr. D. Manhard, Engineer, Bentley Place Mr. M. Zierk, Developer, Zierk Furniture Mr. R. Zierk, Developer, Zierk Furniture Mr. J. Sheridan, Developer, Zierk Furniture Mr. M. Hunner, Landscaper, Zierk Furniture Mr. D. Mallory, Landscaper, Zierk Furniture Mr. T. Beechick, Planner, Zierk Furniture Mr. R. Gudmundson, Engineer, Zierk Furniture Mr. R. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes to rearrange the agenda to consider Item A. BENTLEY PLACE Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of Bentley Place Rezoning, P.U.D. , and Preliminary Plan dated August 24, 1987 and zoning from R-1 and B-1 to R-8 with special use for a PUD. The preliminary plan to include variation to allow a cul-de-sac length of 861' and and a sidewalk to be constructed on one side of the street subject to: 1. Removal of the island at the entrance to the proposed roadway. 2. The design of the 20' access easement to be determined by the Village. The motion was amended by Commissioner Davis with Commissioners Goldspiel and Rhodes concurring to read: 3. An emergency access is to be signed so that there can be no dumping of snow and a sign is to be posted that it is an emergency access only. 4. The plowing and maintenance of the access easements to be determined by the Village Public Works. Mr. Raysa stated there will be a blanket easement for the sidewalk. The PUD will be covering the requirements of the Village regarding the common areas. Commissioner Goldspiel noted thatyes there was a lot of multi-family construction in the Village but it is in accordance with the Village Master Plan. He disagrees that this would be less desirable if it were single family. However, he believes that it is appropriate as it complies with the Master Plan. He is concerned with the sidewalks on one side of the street. Commissioner Davis felt sidewalks were not used in practice. AYES: Goldspiel, Davis, Krug, Musfeldt, Rhodes and Silz NAYES: None ABSTAIN: None ABSENT: Katz and Lundine The motion carried 6 - 0. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes to recess the regular meeting. The motion unanimously carried. Chairman Sheldon recessed the regular meeting at 9:43 P.M. and reconvened at 11:15 P.M. APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to approve the Regular Meeting minutes of August 19, 1987. Approval was unanimous in favor and the motion passed. Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to approve the Public Hearing minutes of August 19, 1987 as amended. Approval was unanimous in favor and the motion passed. Buffalo Grove Plan Commission Regular Meeting - Page 2 September 16, 1987 WOODSTONE TOWNHOMES Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of Woodstone Townhomes Final Plat of Resubdivision Unit 7 dated August 20, 1987. It was suggested by Mr. Raysa and Commissioners Goldspiel amended the motion with Musfeldt concurring to read: subject to: 1. Amendment of the declaration of covenants adding Resub 9, 11 and 12. AYES: Goldspiel, Krug, Musfeldt, Rhodes and Silz NAYES: None ABSTAIN: None ABSENT: Davis, Katz and Lundine The motion carried 5 - 0. Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of Woodstone Townhomes Final Plat of Resubdivision Unit 8 dated August 20, 1987 subject to: 1. Amendment of the declaration of covenants adding Resub 9, 11 and 12. AYES: Goldspiel, Krug, Musfeldt, Rhodes and Silz NAYES: None ABSTAIN: None ABSENT: Davis, Katz and Lundine The motion carried 5 - 0. COVINGTON CORPORATE CENTER - UNIT II Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of Covington Corporate Center-Unit II - Final Plat dated September 3, 1987 depicted on Sheets 1 through 4. The motion was amended by Commissioners Goldspiel at Mr. Raysa's suggestion with Musfeldt concurring to read: subject to: 1. Amendment to the declarations by adding the legal. 2. To the landscape buffer being covered in the declaration. Buffalo Grove Plan Commission Regular Meeting - Page 3 September 16, 1987 Discussion: Mr. Kuenkler noted the street that crosses the Commonwealth Edison right-of-way will be handled by an easement with the Village. The plat closes and is in compliance with the preliminary plan. AYES: Goldspiel, Krug, Musfeldt, Rhodes and Silz NAYES: None ABSTAIN: None ABSENT: Davis, Katz and Lundine The motion carried 5 - 0. COMMITTEE REPORTS Commissioner Rhodes attended the September 8, 1987 Village Board meeting where the Chevy Chase Business Park East was approved with the elimination of the Linden Avenue entrance and its use only for emergency access. Mr. Schwartz was turned down on Lot 9006 but his attorney made a plea and the item is on the Board agenda for September 21, 1987. The Mobil Oil car wash on Route 83 and Arlington Heights Road, Zale Amli I and the Doetsch property were referred to the Commission. The September 14, 1987 and August 24, 1987 meetings were cancelled. ZIERK FURNITURE STORE (BUFFALO GROVE BUSINESS PARK EXPANSION) Chairman Sheldon noted that one of the problems of this development was that the corner of Lake/Cook and Arlington Heights Roads is retail and if you go east on Lake/Cook Road it is office and research. The developer is asking for a change in that concept. The quality of the development is not in question, the use is the problem. Commissioner Goldspiel does not feel this is an appropriate use. This would change the character of Lake/Cook Road into commercial. The statement that this area would allow for windows in the building to face Lake/Cook Road and the speed is lower really are a traffic hazard. There are single family homes across the street. There is a park area that tapers from here. The size and scale of the building is twice as big as approved. He is not comfortable with controlling the use of this should the furniture store move. He is adamantly opposed to this proposal. Commissioner Krug agreed with Commissioner Goldspiel. Originally this site was residential. He cannot support this plan because he did not feel it is the proper site for retail. What other uses are allowed under that zoning? Commissioner Rhodes noted that the quality of the building is good and suggested the developer look for another location in Buffalo Grove. The Village would like to have them but he does not feel this is the proper spot for this use. Buffalo Grove Plan Commission Regular Meeting - Page 4 Sentember 16. 1987 Commissioner Musfeldt questioned if the Village wanted the down zoning. Commissioner Silz feels this is a good plan. Mr. Beechick noted that there are some ways to modify the plan: They could provide additional parking and park along the private drive. They feel they are dealing with a proven quality business that should be in this area. He is concerned that the Commission is comfortable with what was proposed. They will be willing to have an automatic reverter clause should the furniture store leave. There is an increase of 1.5% in building side. This item was tabled and scheduled for the next regular meeting. Mr. Raysa stated there might be the need for another public hearing on this plan regarding the 25' setback on the north size. He will research this. ADJOURNMENT Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 12:20 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: 1/4_14/6 /(6L-- Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting - Page 5 September 16, 1987