1987-07-01 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Petition to the Village of Buffalo Grove for Preliminary Plan
Approval as a Special Use in the B-3 (Planned Business Center) Zoning
District with the following variations requested: DEVELOPMENT ORDINANCE
Variations: Section 16.20.060.A.2 (delay detailed grading drawings
submission) ; Section 16.50.040.C.4. (requesting alternate pond side
treatments and waiving of mechanical aeration requirement) ; and Section
16.50.030.D.17.b. (waive 6:1 slope and paved access requirements for open
drainage) . ZONING ORDINANCE Variation: Section 17.44.040.D.4. (to allow 20
foot setback) .
Subject Property: The approximately 28.96 acre parcel of land located north
of Lake-Cook Road between Milwaukee Avenue and Northgate Parkway. (Chevy
Chase Business Park East)
July 1, 1987
Chairman Sheldon called the public hearing to order at 7:48 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. B. Bingham, Developer, Chevy Chase
Mr. R. Gudmundson, Planner, Chevy Chase
Mr. E. Smeler, 37 Chevy Chase, Resident
Mr. P. Fenske, 14 Londen, Resident
Ms. D. Cuttie, 20 Linden, Resident
Mr. K. Carmignani, Village Traffic Consultant
Mr. W. Reid, Village Trustee
Mr. R. Skelton, Village Attorney
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. Bingham and Gudmundson
The exhibits were those contained in Mr. Pfeil's June 26, 1987 memo to the
Plan Commission titled Chevy Chase Business Park East (Johnson Property)
Public Hearing and Petitioner's Exhibits A, B and C.
With the aid of Exhibit A, Mr. Bingham reviewed the history of the plan
stating there will be 5 one story office buildings, parking between buildings
and in front. They will be low rise, brick and masonry construction. The
developer met with the homeowners 6 weeks ago. There was no concern with the
access off of Linden Avenue and the residents preferred it be blocked off.
He passed out Exhibit B which he discussed. They have designed a right-in/
right-out from Milwaukee Avenue. They are anticipating a traffic light at
Northgate Parkway. Left hand turns can be made safely from that location.
There are 2 curb cuts existing on Lake/Cook Road. They do not anticipate
that the on site circulation pattern will become a dedicated street. They
are requesting a variation from the 25' setback to a 20' setback.
Mr. Gudmundson, with the aid of Exhibit C, explained the engineering. The
entire site will be serviced by an underground gravity storm sewer system.
He noted that all of the items mentioned in Mr. Kuenkler's memo to Mr.
Balling of May 20, 1987 titled Chevy Chase Business Park East Preliminary
Plan Review have been met. They have discussed the 20' setback with the
residents and it was not an area of particular concern. The buildings would
be similar to those in the Buffalo Grove Business Park behind Dominick's.
They would have an internal height of 11' with an external height of 14' and
the roof will have the mechanical facilities screened on top of the 14' .
They would have face brick all the way around the building. There would be no
parking behind the buildings. At present you can make a left hand turn at
Linden and go north. They plan on installing a non-mountable median so that
this cannot be accomplished. They have not looked at the grade between
Lake-Cook Road and Milwaukee Avenue in terms of the improvement of that
intersection. The closeness of the buildings to the internal drive is a
concern. They have moved the sidewalks so that they are adjacent to the
roads. They are showing a drop off at the front of the buildings.
Commissioner Goldspiel remains unconvinced that single story office
buildings are the right use for this site.
Mr. Bingham stated they will comply with Mr. Kuenkler's comments about
installing a bike path. They will put a sidewalk on Milwaukee Avenue and
Lake-Cook Road.
Mr. Gudmundson stated the area around the lake will be treated similarly to
Chevy Chase Business Park. They will have 5 acres of water surface on site.
The lift station is just about up and running. He is not sure of the
upgrading of the sanitary sewer in the residential area. When this is
completed the connections will be made and the second phase of cleaning out
the present sanitary area would be done. There is a 10' access to the back
of the building. The access road to the lift station will be reviewed and
maintained on a weekly basis by the developer. The berms on Linden will be
3' or 4' .
Mr. Carmignani stated that the plan has gone through several revisions since
he first reviewed it. Is the present plan the bank and restaurant have been
eliminated, which are high traffic generators. The size of the development
and the variations of the traffic and are pretty consistent during the peak
periods but the kinds of uses have changed. He did not find the access
points on Lake-Cook to be a problem except the internal drive is somewhat of
Buffalo Grove Plan Commission
Public Hearing - Page 2
July 1. 1987
a problem. But if you are making a left turn into the third Lake-Cook Road
entrance you have to make another quick left turn into the property and that
will cause congestion internally at that location. He feels this drive
should be moved to the back of the buildings and the buildings moved forward.
There would be no access on Milwaukee from this development.
Mr. Bingham feels the Linden access is a vital access point. They will have
to look into the third access on Lake-Cook Road. They could move the
buildings close to Lake-Cook Road and bring the drive around. Probably the
buildings could shift or be made smaller. They will look at this.
Mr. Fenske was concerned with the height of the buildings, the sewer line
installation, destruction of trees and increase in noise level from the site.
Mr. Smeler was concerned with the water flow when there is a heavy rain.
Mr. Gudmundson stated the lake is now 15' deep and they will leave it the
same or make it deeper.
Ms. Cuttie was concerned with the landscaping along the sewer line.
Chairman Sheldon closed the public hearing at 9:38 P.M.
Respectfully submitted,
P Y
r
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing - Page 3
July 1,__1987
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Lot 9006, Villas of Buffalo Creek Unit One
Chevy Chase Business Park-East
Cherbourg-Unit 1
Dojutrek Subdivision
Zale/Glauner Property
July 1, 1987
Chairman Sheldon called the regular meeting to order at 7:33 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. B. Bingham, Developer, Chevy Chase
Mr. R. Gudmundson, Planner, Chevy Chase
Mr. E. Smeler, 37 Chevy Chase, Resident
Mr. P. Fenske, 14 Londen, Resident
Ms. D. Cuttie, 20 Linden, Resident
Mr. E. Schwartz, Developer, Lot 9006
Mr. C. Gent, Planner, Zale Glauner Property
Mr. D. Manhard, Jr. Engineer, Zale Glauner Property
Mr. D. Manhard, Sr. Engineer, Zale Glauner Property
Mr. G. Zale, Developer, Zale Glauner Property
Mr. C. Carmignani, Village Traffic Analyst
Mr. R. Skelton, Village Attorney
Mr. W. Reid, Village Trustee
Mr. R. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Krug, to approve
the Special Meeting minutes of June 10, 1987 as amended. Approval was
unanimous in favor with Commissioner Katz abstaining and the motion passed.
Moved by Commissioner Goldspiel, seconded by Commissioner Krug, to approve
the Public Hearing minutes of June 17, 1987 as amended. Approval was
unanimous in favor with Commissioner Krug abstaining and the motion passed.
Moved by Commissioner Goldspiel, seconded by Commissioner Krug, to approve
the Regular Meeting minutes of June 17, 1987 as amended. Approval was
unanimous in favor with Commissioners Katz and Krug abstaining and the motion
passed.
COMMITTEE & LIAISON REPORTS
Commissioner Goldspiel noted that Normal, Illinois is starting a study
towards developing a master plan.
The agenda was rearranged to discuss Items C and D.
CHERBOURG UNIT 1 - FINAL PLAT
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the
Plan Commission recommend to the Village Board approval of Cherbourg Unit I
Final Plat dated June 23, 1987.
Discussion:
Mr. Pfeil stated the plan meets the requirements and is accordance with the
preliminary plan.
The motion was amended by Commissioner Goldspiel, with Commissioner Rhodes in
agreement to read " subject to staff review and report to the Village Board
of the status of the portion of the right-of-way of Buffalo Grove Road not
included with this plan".
AYES: Goldspiel, Krug, Musfeldt, Katz, Rhodes, Silz and Lundine
NAYES: None
ABSTAIN: None
ABSENT: Davis
The motion unanimously carried.
DOJUTREK SUBDIVISION - MONUMENTS
Mr. Pfeil stated the information on the monuments was for informational
purposes for the Commission and would be brought up at the Village Board
level. He explained the location of the monuments would be under existing
fences. There is an existing monument in the southwest corner of the site.
Commissioner Krug questioned if the fence is in violation of the fence
ordinance because it is on the property line.
Mr. Skelton suggested the Commission could give notice to the Village Board
that either an exception will have to be made for this variation or another
public hearing will have to be held.
Commissioner Goldspiel was not comfortable taking action on this issue
without Mr. Kuenkler's advice.
Mr. Skelton suggested letting the petitioner bring this item before the
Board.
Buffalo Grove Pl
an Commission
Regular Meeting - Page 2
July 1, 1987
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission advise the Village Board that the requested relief from the
Village ordinance requirement of stone monuments on the Dojutrek property be
reviewed by and disposed of as part of the regular review of this development
plan.
AYES: Goldspiel, Krug, Musfeldt, Katz, Rhodes, Silz and Lundine
NAYES: None
ABSTAIN: None
ABSENT: Davis
The motion unanimously carried.
Chairman Sheldon recessed the meeting at 7:57 P.M. and reconvened the meeting
at 9:53 P.M.
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the
agenda be rearranged so that the Chevy Chase Business Park be discussed
first.
CHEVY CHASE BUSINESS PARK EAST - PRELIMINARY PLAN
Chairman Sheldon stated that since the developer will be restructuring an
entrance and since there are some engineering questions that cannot be
answered, the Commission would be polled as to their feelings about the
Milwaukee Avenue entrance and action on this project would be deferred.
Commissioner Krug agreed an entrance is needed at Milwaukee but would like to
see it moved down on the commercial property that the developer does not
presently own.
Commissioner Goldspiel did not want the Linden entrance.
Commissioner Rhodes did not like the Linden entrance. There is a problem
with traffic on the 2 eastern buildings.
Commissioner Lundine felt the 2 middle buildings should be 2 stories and the
2 other buildings eliminated putting all the emphasis on the left end of the
site and close Linden Avenue.
Commissioner Katz opposed the Linden Avenue access. The eastern access on
Lake-Cook should not be a full access.
Commissioner Musfeldt stated if Linden is eliminated this would make a 1,400
foot cul-de-sac. He is not pleased with the Linden situation. He does not
agree with signage on the other entrances as a solution to the problem of
left turn out of the property during evening rush hour.
Commissioner Silz felt eliminating the Linden access is not the complete
answer to the problem and sees trouble with the Lake-Cook entrance.
Mr. Bingham felt that they should have 2 access points for emergency
vehicles.
Staff was directed to give the developer input regarding an emergency access
point.
Buffalo Grove Plan Commission
Regular Meeting - Page 3
Commissioner Musfeldt questioned if Milwaukee Avenue is going to become so
heavily traveled that the residents living in the Chevy Chase area would
become land locked.
LOT 9006 VILLAS OF BUFFALO CREEK UNIT 1
Mr. Schwartz stated this is an existing subdivision with a fully improved
lot that would be divided into 2 lots on which they will construct 2 single
family homes. They are well in excess of minimum lot size. The total
is 23,000 square feet. Byarea he could get 3 lots but elected to
property q
build only 2 lots. All of the improvements are in. This is directly across
the street from Prairie School. The homes will be 2,500 and 2,600 square
feet selling from $180,000 to $190,000. There are no variations requested.
Commissioner Goldspiel felt this was not in accordance with the Comprehensive
Plan, it is shown as public land and is a key part of the bike path system.
Mr. Pfeil stated the Village Board has waived the reverter clause on this
site so that School District #96 may sell the property.
The village attorney was directed to look into the legal impediment to
subdividing this piece.
Commissioner Goldspiel felt that there was no side yard on Lot 2 near the
bike path. He did not want to lose the path. How will the utility easements
be handled at that location? The bike path should be on dedicated
right-of-way instead of an easement.
Mr. Skelton was directed to look into the compliance with the ordinance in
the sale of this site and what should happen to the cash.
ZALE/GLAUNER PROPERTY - WORKSHOP#1
Mr. Gent passed out a new plan which he compared to the one mailed in the
packet. The new plan allows for 90 lots. The site is located at Buffalo
Grove Road and Aptakisic, now zoned agriculture. They propose R-3. The
minimum front yard is 30' . The plan will have 47 lots with 20,000 square
feet or greater. The average lot size is 19,500 square feet. The main
entrance is off of Aptakisic across from Brandywyn. They have a private
lake, 2 ball fields and 2 soccer fields on their site. The bottom cul-de-sac
is 900' .
Mr. Manhard, Jr. reviewed the surrounding uses. They have not met with the
Army Corp of Engineers regarding the wet lands on the site.
The developer was directed to meet with the Park District regarding their
site's parks and parking, and the environmental groups regarding maintenance
of the wet lands.
The developer is planning a homeowners association to maintain the lakes.
They are hoping to gain a license from Commonwealth Edison for the
right-of-way to be able to treat it like the parks. The homes will be
similar to the Woodlands. They will sell from $180,00 to $240,000. They
Buffalo Grove Plan Commission
Regular Meeting - Page 4
July 1, 1987
would be brick and aluminum with cedar siding as an option. They would not
make the landscaping compatible to the Woodlands. There is not enough stock
on the site. The wet lands would be the responsibility of the Village after
development is complete. The land under the Commonwealth Edison right-of-way
would probably remain as it is now.
Both Commissioners Goldspiel and Krug would rather stay with 1 acre lots on
this piece.
It was suggested that the smaller lots be to the north and the larger lots
further down on the plan.
Trustee Reid stated that the Board had 3 concerns on this site: the wet-
lands, size of the lots and recreation areas. The Board was willing to look
at less than 1 acre lots.
The developer is willing to comply with the ordinance on all of the site.
The Commission determined that a small area study needed to be done for this
plan.
CHAIRMAN'S REPORT
Mr. Laurence Cohen's letter of June 19, 1987 was given to the attorney for
disposition.
FUTURE AGENDA SCHEDULE
There will be 2 public hearings on July 15, 1987, Oak Creek III and Lot 9006.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Lundine, and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 11:44 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting - Page 5
July 1, 1987