1987-06-10 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
Dojutrek Preliminary Plan
Buffalo Grove Town Center Unit I-Final Plat of Subdivision
June 10, 1987
Chairman Sheldon called the regular meeting to order at 7:31 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Ms. Silz
Mr. Lundine
Commissioners Absent: Mr. Katz
Also Present: Mr. & Mrs. Dojutrek, Developer, Dojutrek Prelim. Plan
Mr. M. Schwartz, Attorney, Town Center
Mr. J. Brim, Planner, Town Center
Mr. A. Haeger, Engineer, Town Center
Mr. J. Sowizal, 840 Shady Grove, Buffalo Grove
Mr. W. Reid, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. R. Skelton, Village Attorney
Mr. R. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Special Meeting minutes of May 27, 1987. Approval was unanimous in favor
with Commissioners Goldspiel and Krug abstaining and the motion passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the two Public Hearing Meeting minutes of June 6, 1987. Approval was
unanimous in favor with Commissioner Rhodes abstaining and the motion passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Regular Meeting Meeting minutes of June 6, 1987. Approval was unanimous
in favor with Commissioner Rhodes abstaining and the motion passed.
COMMITTEE & LIAISON REPORTS
Chairman Sheldon noted that a presentation of the Buffalo Grove
Transportation Plan will be made on July 6, 1987 and the Commission will
receive a copy of it.
Trustee Reid stated that a meeting was held on June 9th with President
Clayton, Mr. Pfeil, Mr. Szymborski, Chairman Sheldon, five residents of the
Crossings area, representatives of the Otis development team and himself on
the Otis property approximately 12.6 acres titled the Crossings Commercial.
They discussed the plan presented and the views of the residents. Mr. Otis
indicated that he would be presenting a revised plan which in, Trustee Reid's
view, would represent a major change in the plan. It would eliminate the
size of the anchor store and redesign it more in line with the residential
appearance of the shopping center. They discussed the need for more impact
analysis regarding the financial, traffic and impact on the residential
property values. The report will not be available for the Village Board
meeting on June 15, 1987 but should be ready for the meeting on July 6th. No
decision will be made at the June 15th meeting.
DOJUTREK PRELIMINARY PLAN
Mr. Kuenkler had reviewed the general municipal code and could not find any
requirements for water hook up. However, anyone within 400' of the
connection, according to the sewer code, should hook up. The Development
Ordinance states once you are a development you must connect. The water main
is at the Busch and Checker Roads. The location at Shady Grove presents a
problem as you would be running a line under private property. You would
have one person's service line on another person's property. It is feasible
but has not been done in the Village and could cause problems if the line
leaked.
Mr. Skelton had looked through the agreement and the bonding agreement with
IDOT but could not find any statements stating you had to connect. You have
to have enough connections to use the allotment.
Mr. Kuenkler stated the approximate cost to connect to the Busch and Checker
location to bring in a public water main would be in the range of $20,000.
It is not going to happen building a single family home. A well would cost
approximately $3,000 to $4,000 going down to the shallow aquifier. Buffalo
Grove is not allowed to go into the deep aquifier because of their agreement
with IDOT for the water allocation.
Mr. Dojutrek is still asking for the stated variations.
Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan
Commission recommend to the Village Board approval of the preliminary plan of
the Dojutrek subdivision as shown on the plan dated April 9, 1987 including
the following variations:
1. 16.50.070.D.2 to waive the requirement to dedicate 4' of
right-of-way on Route 83
2. 16.50.080.A.1 waive the sidewalk requirement on Route 83
3. 16.50.080.A.2 allow gravel driveway
4. 16.50.090 to waive the bike path requirement
Buffalo Grove Plan Commissio
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June 10, 1987
5. 16.50.100.0 waive street light requirement on Route 83
6. 16.50.120.A to waive the parkway tree requirement
Subject to:
1. A covenant that would provide that if there is any future
subdivision of this property, the non-conforming use would be
eliminated. That the variations granted would be eliminated, and
the property would be brought into conformance to those sections of
the code.
2. If the Village water main comes within 200' of the property on
Route 83 that the water would be connected to the Village main with
the understanding that this does not include any water main on
Shady Grove.
3. An easement be granted for access to Route 83 over the driveway on
Parcel B
4. If Parcel B is sold that the non conforming use would be eliminated
5. Inclusion of a sidewalk easement shown on the final plat
Discussion:
Mr. Sowizal wanted to make sure that the commercial would not be expanded but
remain the same as it presently exists.
Commissioner Goldspiel stated these variations and waivers wouldn't
ordinarily be granted, but this was a case of special hardship on a single
lot with a particular plan.
AYES: Commissioners Goldspiel, Davis, Krug, Musfeldt, Rhodes, Silz and
Lundine
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Katz
The motion passed 7 - 0.
BUFFALO GROVE TOWN CENTER UNIT I - FINAL PLAT OF SUBDIVISION
Mr. Kuenkler distributed a final plat for this site. He stated he had noted
5 changes on the plan as stated in his June 10, 1987 memo to Mr. Pfeil titled
Buffalo Grove Town Center Final Plat of Subdivision.
Commissioner Davis stated that the Commission had an agreement that it would
not consider any plan that was handed out at a meeting.
Chairman Sheldon noted that this had been an informal polling and strongly
urged staff not to do this in the future. She is aware of the special
circumstances in this instance regarding the TIF financial and the importance
of expediting the matter.
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Juna_10_ 1987
Mr. Kuenkler stated he felt the exceptions on the plat were appropriate.
Regarding the setback line on Checker Road he noted the requirement was 35'
from an arterial and 25' from all others. These streets are proposed to be
private with public access. The plan as presented is what the Village Board
wanted.
Mr. Schwartz noted the entire 55.12 acre site is owned by the same entity.
The Village Board has seen this plan. The change in public versus private
situation was in order to obtain financing. That requirement is no longer
necessary. The streets are now private as the developer originally intended.
Mr. Skelton noted that this is not a big enough change to require another
hearing.
Mr. Schwartz noted that it is the legal interpretation of the developer that
another public hearing is not necessary. If it were, he would ask the
Village for one.
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the
Plan Commission recommend to the Village Board approval of final plat of
subdivision for Buffalo Grove Town Center Unit dated June 9, 1987. The
Village Board should be advised that there is a difference as explained in
Mr. Balling's memo to the Village Board, Chairman Sheldon and the Plan
Commission dated June 5, 1987 titled Public Access Easement, to the way the
ownership of the streets as to this and the preliminary plan that the
Commission forwarded to them.
Discussion:
Mr. Kuenkler was satisfied with the angles on Lake Cook Road.
AYES: Commissioners Goldspiel, Davis, Krug, Musfeldt, Rhodes, Silz and
Lundine
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Katz
The motion passed 7 - 0.
Mr. Schwartz thanked the Commission for all their efforts on this plan.
FUTURE AGENDA
Chairman Sheldon requested that no agenda go out under her signature unless
she has signed it.
ADJOURNMENT
Moved by Commissioner Davis, seconded by Commissioner Krug, and unanimously
carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at
8:22 P.M.
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June_10. L987
Respectfully submitted,
661.-7761
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commissio
Special Meeting - Page 5
June 10,_ 1987