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