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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