1987-08-19 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Federal Express Administrative Complex
Gold Course East Apartment Project
Woodlands at Fiore Unit 6
August 19, 1987
Vice Chairman Goldspiel called the regular meeting to order at 7:25 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Vice Chairman Goldspiel
Mr. Davis
Mr. Musfeldt
Mr. Katz
Ms. Silz
Mr. Lundine
Commissioners Absent: Ms. Sheldon
Mr. Krug
Mr. Rhodes
Also Present: Mr. T. Beechick, Developer, Federal Express
Mr. R. Mallory, Landscaper, Federal Express
Mr. R. Gudmundson, Engineer, Federal Express
Ms. G. Beesen, Developer, Golf Course East
Mr. B. Meltzer, Developer, Golf Coures East
Mr. W. Raysa, Village Attorney
Ms. M. Kowalski, Village Trustee
Mr. W. Reid, Village Trustee
Mr. R. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Lundine, to approve
the Special Meeting minutes of July 22, 1987 as amended. Approval was
unanimous in favor with Commissioner Davis abstaining, and the motion passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Lundine, to approve
the Special Meeting minutes of July 29, 1987 as amended. Approval was
unanimous in favor, with Commissioner Davis abstaining, and the motion
passed.
Mr. Pfeil noted that the reason the Commission approved the final plat of Lot
9006 before it reached the Board was because it was felt this was a small
project and both this and the preliminary plan could go to the Board
together.
Moved by Commissioner Musfeldt, seconded by Commissioner Katz and unanimously
carried with Commissioner Davis abstaining, to approve the August 5, 1987
Regular Meeting minutes as amended.
COMMITTEE & LIAISON REPORTS
Commissioner Lundine attended the August 17, 1987 Village Board meeting at
which it was noted Lot 9006 would be reviewed by the Board in light of new
information that has come in.
The detention pond at LeParc has been repaired by the residents.
Staff was directed to prepare a report on how the village did during the last
rain fall.
FEDERAL EXPRESS - PRELIMINARY PLAN AND AMENDMENT TO P.U.D.
Moved Commissioner Davis, seconded CommissionerPl
an
issico ed by Silz that the
Commission recommend to the Village Board approval of the Federal Express
preliminary plan and amendment of a Planned Unit Development Ordinance in an
O&R District with the following variations to the Zoning Ordinance:
Section 17.48.O10.F.7 to allow a building height of 65' , including a
nine foot parapet to screen a mechanical penthouse.
Subject to:
1. Answer regarding the height of the fire department's equipment
reaching the top of the building and a written report on the
building.
2. The Village Board should consider variation on the side slope on the
detention and whether to hold another public hearing.
3. It be noted that the bike path connection issue has not been
resolved.
4. The developer has agreed to extend the sidewalk from the Federal
Express building to Lake-Cook Road.
Discussion:
Mr. Raysa stated a cafeteria would be an incidental or accessory use and not
a restaurant.
Mr. Beechick noted the tennis courts will be provided and maintained
by
Hamilton. They will provide a free standing sign for Federal Express.
AYES: Davis, Musfeldt, Katz, Silz, Lundine
NAYES: None
ABSTAIN: None
ABSENT: Sheldon, Krug and Rhodes
The motion unanimously carried.
Buffalo Grove Plan Commission
Regular Meeting - Page 2
August 19, 1987
GOLF COURSE EAST APARTMENT PROJECT
Ms. Beesen briefly reviewed the history of the site and its location noting
they feel they have a plan that is in compliance with the R-9 PUD zoning.
This plan has a greater setback from the golf course than approved. There is
a piece which was zoned R-4 which contained the tennis courts that has been
eliminated from this plan along with a site set aside by the Village for its
new police station which has also been eliminated. They will build 224 units
with a swimming pool, clubhouse, bike and jogging paths.
Mr. Pfeil noted that in 1974 the original right-of-way along Checker Road
was considered in the computation of density, but it is not now.
Ms. Beesen noted there are 8 buildings, 2 of which are 2 story and the
remaining are 3 stories with elevators. Some units will have fire places,
there will be sky lights, kitchens will have eat in areas with upgraded
appliances. Every unit will have either a balcony or private patio. The
closest building to the golf course is 60' . Unit 4 is a 3 story building.
The distance from the parking lot to the Building is 110' .
Commissioner Davis felt this plan does not take advantage of the golf course
amenity, is not in favor of this much concrete, the original plan had
underground parking and he is in favor of this. He has a problem with
multi-family in this location between the golf course and single family. He
questioned why the developer's land planner was not present at the meeting to
answer questions.
Ms. Beesen could not find mention of underground parking in the 1974
ordinance.
Mr. Raysa noted it was in the minutes that the developer agreed to
underground parking.
Ms. Beesen stated they do not feel underground parking is a necessity from a
marketing point of view and it is not economically feasible.
Vice Chairman Goldspiel noted that at that time, under the 1974 Ordinance,
density was determined by the amenities, underground parking was one of
those. The Village tries to make the PUD agree with the zoning unless there
is a variation.
Commissioner Musfeldt noted Building 2's north side parking adjacent to the
building looks too close. Almost every building has the parking lot
encroaching within 8' of 10' of the building. He questioned if this meets
the 1974 Ordinance. The setback are very close to the street. He was
concerned with snow removal and storage.
Ms. Beesen noted the units will be 1 bedroom with 825 square feet and 2
bedrooms with 1,150 square feet renting from 95c a square foot or
approximately $1,000.
Commissioner Silz would like the tennis courts placed on this project.
Buffalo Grove Plan Commission
Regular Meeting - Page 3
August 19, 1987
Mr. Raysa noted that Ordinance 74-22-A provides that the building would be
condominiums and gives the developer the right to come back to the Village
for a change to apartments if the market dictates. The builder included
underground parking in this plan.
Commissioner Davis would like to know if that plan had individual heating
units, if so, he suggested building the plan as it was.
Commissioner Katz would like to know where the garbage disposal would be. He
felt the pool was too close to the golf course and this is dangerous.
Commissioner Lundine was concerned with the small amount of green space. He
felt there is too much in too little space.
Vice Chairman Goldspiel was concerned with the density, the layout of the
drive through from Checker to Church, orientation of the buildings, the path
running through the berms, detention built on the golf course and whether
this is still compatible with the golf course.
Ms. Beesen noted the detention on the golf course for this site was agreed to
by the Village. Building #6 requires a variation for the setback.
Commissioner Musfeldt questioned the height of the 2 three story buildings.
He further questioned what setback variations are required, is the clubhouse
included in the pool area or in the complex.
Commissioner Goldspiel wanted to see comments from the fire department on
individual heating units, the detention and a report from the police
department.
Commissioner Musfeldt questioned whether the cars parked near the sidewalk
would overhang. Will the bike path on the golf course be dedicated? What
about guest parking, width of the streets, stacking space from Building #5
out onto Lake-Cook Road, what street construction specifications will be
adhered to, depth and width of parking spaces, location and capacity of
required detention?
Ms. Beesen felt 1.7 parking spaces per dwelling unit would be adequate.
Commissioner Musfeldt would like material on the 1974 Ordinance and PUD.
Ms. Beesen requested a public hearing on this plan.
Mr. Meltzer stated his client feels the plan is in compliance with the
approved plan and wishes the Commission either to agree or disagree with them
so they can proceed.
Commissioner Goldspiel stated the Commission felt this did not comply with
the ordinance and recommended it be set for a public hearing.
Mr. Raysa stated that in Mr. Pfeil's August 14, 1987 memo to Mr. Rosenberg
titled Golf Course East Apartment Project staff was treating this an an
amendment. Mr. Meltzer informed Mr. Raysa that he was not coming to the
Commission with an amendment to the 74-22-A Ordinance. Staff was approaching
this plan one way and the developer from another.
Buffalo Grove Plan Commission
$egular_Meetjtg - Page 4
The Commission was polled as to whether a public hearing should be held.
Those for a public hearing were Commissioners Musfeldt, Katz and Silz.
Those for a workshop were Commissioners Davis and Lundine.
The poll was in favor of a public hearing 3 - 2.
WOODLANDS AT FIORE UNIT 6 - FINAL PLAT
Moved by Commissioner Davis, seconded by Commissioner Musfeldt that the Plan
Commission recommend to the Village Board approval of the Woodlands at Fiore
Unit 6 Final Plat amended date of August 13, 1987 subject to the
clarification that "building boxes" refer to areas excepted from easement
provisions as noted on the plat, not to areas within which buildings may be
located at will; all setbacks shall conform to the approved Preliminary Plan.
Discussion:
Mr. Pfeil noted the plat was in order.
AYES: Davis, Musfeldt, Katz, Silz and Lundine
NAYES: None
ABSTAIN: None
ABSENT: Sheldon, Krug and Rhodes
The motion unanimously carried.
FUTURE AGENDA SCHEDULE
Mr. Pfeil noted that the Special Meeting on August 26, 1987 might not be held
because the developer is considering alternative site plans, and may not be
ready to submit a revised plan.
ADJOURNMENT
Moved by Commissioner Davis, seconded by Commissioner Lundine, and
unanimously carried to adjourn the meeting. Vice Chairman Goldspiel
adjourned the meeting at 11:23 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY: ,l
.4,V//k
3tIL?
Stephen Goldspiel
Vice Chairman
Buffalo Grove Plan Commission
Regular Meeting - Page 5
August 19, 1987
11
i
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Petition to the Village of Buffalo Grove for Preliminary Plan Approval and
Amendment of a Planned Unit Development Ordinance in and O&R District with
the following variations of the Zoning Ordinance: Section 17.48.010.F.7 (to
allow a building height of 65 feet, including a nine-foot perapet to screen a
mechanical penthouse.) Federal Express Administrative Complex
August 19, 1987
Vice Chairman Goldspiel called the public hearing to order at 7:35 P.M. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Vice Chairman Goldspiel
Mr. Davis
Mr. Musfeldt
Mr. Katz
Ms. Silz
Mr. Lundine
Commissioners Absent: Ms. Sheldon
Mr. Krug
Mr. Rhodes
Also Present: Mr. T. G. Beechick, Developer
Mr. R. Mallory, Landscaper
Mr. R. Gudmundson, Engineer
Mr. M. Freedland, 31 Timberhill Road
Ms. M. Kowalski, Village Trustee
Mr. W. Reid, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. R. Pfeil, Village Planner
Vice Chairman Goldspiel 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. He then swore in Messrs. Beechick, Mallory and Gudmundson.
The exhibits were those contained in the August 14, 1987 memo to the Plan
Commission from Mr. R. Pfeil titled Federal Express Administration Complex
and Petitioners Exhibits A through J.
Vice Chairman Goldspiel noted that the legal description is not the same in
the notice and as that of the property.
Mr. Beechick, with the aid of Petitioner's Exhibit A, noted they are formally
presenting their plan for a 4 story office building on Lake-Cook Road in the
Business Park. This facility will be a regional administrative center which
will include a call center, training for various fields of their operations
and service offices. He then outlined the location of the building. Federal
Express plans on moving in by September, 1988. He reviewed the plan as it
relates to other current buildings in the business park. The building is
less than was originally presented to the Commission in square footage. The
original plan called for 153,000 square feet and this plan is 102,000 square
feet.
With the aid of Petitioner's Exhibit B, he noted they are requesting a
variation in total building height in one of the wings of the building.
Currently they are allowed to build a 4 story building with a height of 50'
excluding the top screening of the mechanicals. The building is 63' from
grade and 65' as measured from inside the building, including a 9' perapet.
Using Petitioner's Exhibit C, he showed a rendering of the building.
Petitioner's Exhibit D was a graphic elevation indicating the various heights
of buildings in the park currently and the proposed building and the hotel.
Petitioner's Exhibit E and F were floor plans. It was noted the atrium will
extend on the first and second floors only.
Mr. Gudmundson briefly reviewed the engineering with the aid of Petitioner's
Exhibits G and H. He discussed the detention grading berm that will be
filled in and they will shape the southeast corner of the lake. They will
compensate for this by an elongation of the lake.
Mr. Mallory, with the aid of Petitioner's Exhibit I, reviewed the
landscaping. They plan to continue the landscaping theme as established in
the completed section of the park. They will berm along Lake-Cook Road from
4' to 6' with plantings added. They will have a pedestrian walk from the
building to the hotel site.
Mr. Beechick noted they want the building to relate to the others in the park
and feel the overall design and quality of what is proposed conforms with
what is there and they have created a strong image. Federal Express will use
approximately 30 rooms of the hotel for guest trainee personnel.
He did not have any information on the shadowing effect on the golf course
because that was hard to determine. The bike path will be connected with the
Village complex. They will complete the connection due east.
Commissioner Davis noted he would like to see a decision from the fire
department as to whether their equipment can reach the top floors of the
building. What type of communication equipment will be used? Will it
interfere with the TV reception of homeowners around the site? Where will
the computer equipment be located in the building. What is the distance from
Weidner Road to the detention. What is the condition of the site since the
recent storm. Would Hamilton be the sole owner?
Mr. Beechick noted the food service will be a cafeteria style or deli used by
Federal's employees. There will be 8 meeting rooms included within the
facility. Hamilton will be the sole owner. After 9:00 P.M. there will be
40% of the employees in the call center until midnight. The computer section
will have from 6 to 8 employees in the building 24 hours a day.
Buffalo Grove Plan Commission
Public Hearing - Page 2
August 19, 1987
Commissioner Davis was concerned with the egress during an emergency
situation, the distance from the pond to the building and the possibility of
flooding.
Mr. Beechick noted the pond is at an elevation of 691' which is still 6'
below the level of the building. The water will crest over Weidner Road and
go on, they do not feel they will flood the golf course or get water into the
building.
Mr. Raysa stated another public hearing will have to be held regarding the
retaining wall but can be at the Village Board level.
Mr. Beechick noted 550 people will work in the building which includes 200
guest trainees who will be bussed in.
Commissioner Lundine was concerned with the lighting effect on residents
across Lake-Cook Road and a Federal sign on the building.
Mr. Beechick stated there will be no sign.
Staff will check the building's density.
Commissioner Musfeldt was concerned with the curve on the road near the
detention and someone driving into the pond.
Mr. Gudmundson noted there is a 3' timber wall located 10' behind the grade
along Weidner Road. The grade slope there is not the same as on the other
side. There will be a sidewalk on the road.
Mr. Pfeil noted the traffic consultant felt this development will generate
less traffic than the original building.
Petitioner's Exhibit J was reviewed showing the retaining wall. Mr.
Gudmundson passed out copies of it.
Vice Chairman Goldspiel was concerned with maintenance problem and timber
walls. He would rather see some other treatment used.
Mr. Beechick noted they could use boulders instead and would look into it.
The developer is willing to extend the sidewalk from the building down to
Lake-Cook Road.
Mr. Freedland was concerned with the noise generated from this site to the
residents across Lake-Cook Road.
Vice Chairman Goldspiel closed the public hearing at 9:18 P.M.
Buffalo Grove Plan Commission
Public Hearing - Page 3
August 19, 1987
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
4enGoldspiel
Vic Chairman
Buffalo Grove Plan Commission
Public Hearing - Page 4
August 19, 1987