1991-08-07 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
August 7, 1991
Stone Creek, Route 83/Buffalo Grove Road
Annexation with R-3 and O&R Zoning
Chairman Pro-tem Rhodes called the meeting to order at 7: 30 p.m.
and read the Notice of Public Hearing as published in the Buffalo
Grove Daily Herald, explained the format of the meeting, and swore
in persons who were giving testimony at the public hearing.
Commissioners present: Mr. Krug
Mr. Rhodes
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Commissioners absent: Mr. Goldspiel
Ms. Howard
Mr. Silbernik
Also present: Mr. James Truesdell, The DeGrazia Co.
Mr. Jerry DeGrazia, The DeGrazia Co.
Mr. David L. Shaw, Shaw, Shoub & Gussis
Mr. John A. Ezzi, P & D Technologies
Ms. Holly Michaels, Planning Resources,
Inc.
Ms. Martha Weiss, Buffalo Grove Park
District
Ms. Karen Larson, Buffalo Grove Park
District
Mr. Jeffrey Braiman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the
Public Hearing:
Exhibit 1: Site Environmental Features
Exhibit 2 : Overall Concept Plan dated
Exhibit 3 : Sketch Plan of Bank and Office Building Site
Buffalo Grove Plan Comm-Public Hearing-August 7, 1991-Page 1
Exhibit 4: Tree Survey overlay
Exhibit 5: Office building elevation
Exhibit 6: Plat of Survey dated July 30, 1991 delineating O&R and
R-3 zoning districts
Mr. James Truesdell introduced the members of his group and then
reviewed the background of the proposed annexation and zoning
request. He stated that his company is the owner of the 27.5 acre
tract at the intersection of Route 83 and Buffalo Grove Road west
of the Cherbourg Townhomes. The site is a triangular shape with
the Farrington ditch running across the property. He also stated
there are approximately 4.35 acres of wetlands on the property and
PP Y P P Y
there are some shallow floodplain areas of less than one foot in
depth.
Mr. Truesdell stated that his company had several meetings with the
Village Board relative to commercial/retail development of the site
on the south end and townhome development on the north. He noted
that the Village Board was not in favor of a townhome development
for the site and they therefore revised their plan to include R-3
zoning for the north end of the development and O&R zoning for the
south portion of the property. He stated the Buffalo Grove Park
District is interested in purchasing approximately 18 acres
directly north of the bank and office site and that School District
96 was interested in acquiring approximately 5 acres of the R-3
area. The School District would then be able to trade this parcel
of land for another parcel farther north owned by the Park District
which they deem more centrally located for the construction of a
new school.
Mr. Truesdell presented an overall Concept Plan which had been
shown to the Village Trustees. The site plan contains a two story
office facility with a floor area of 24, 000 square feet and a one
story bank with a floor area of 5, 000 square feet. Mr. Truesdell
stated that the area north of the office building is to be acquired
by the Park District.
Mr. Truesdell stated that he was presenting the criteria which are
to be applied to the O&R District and that his company was limiting
itself to building an office facility with a maximum of 36, 000
square feet and a one story bank building with floor space of 5, 000
square feet, containing three drive through lanes with a possible
fourth drive through lane, if warranted.
Mr. Truesdell further presented a Tree Survey overlay and stated
Buffalo Grove Plan Comm-Public Hearing-August 7, 1991-Page 2
that they had tired setting the office building and bank back
approximately 40 feet to allow them to maintain as many of the
trees on the property as possible. Mr. Truesdell further suggested
that berming and landscaping would be provided to achieve an
optimum shield from car headlights and other distractions. He
noted that a minimum of 25 feet of landscape buffer is required
around the site and that would be sufficient to allow for such
landscaping and berming.
Mr. Truesdell stated that since these facilities would be daytime
use mainly, not much noise would be generated and what noise did
prevail, would be minimized with the addition of berms and creative
landscaping.
Mr. Truesdell stated that they had been advised that a two story
building would require an elevator due to handicapped needs and
they had found that this being the case, it would be more
economical and profitable to construct a three story building with
a dormer style roof line that would be compatible with the
character of the surrounding area.
Mr. Truesdell also noted that the traffic study suggests that the
kind of traffic generated by a 36, 000 square foot facility can
easily be accommodated in this area.
Commissioner Rosenston inquired about the pending improvements to
Buffalo Grove Road and who would pay for the road improvements
along the development.
Mr. Truesdell responded that the DeGrazia Company would be
responsible for the road improvements up to their property line,
although funds would possibly be contributed for the improvements
so that it could be done as part of the improvement that would
extend the four-lane section north to Busch Road.
Commissioner Rosenston stated that the proposed bank and office
development is a low density O&R usage, and it is more appropriate
than residential use at the Buffalo Grove Road/Route 83
intersection. He commented that the proposal blends in very well
with the surrounding area and he approves of that aspect of the
plan. Commissioner Rosenston, however, asked that specific
language be added to any recommendation that the DeGrazia Company
would not automatically include a fourth drive through lane for the
bank facil
ity.
Commissioner Samuels stated his concern with a three story building
plan for the site. Commissioner Samuels also inquired if there was
any way to make sure that "key" trees would be kept on the
Buffalo Grove Plan Comm-Public Hearing-August 7, 1991-Page 3
property. Commissioner Samuels also noted that the stormwater
detention would be off site and asked if that would be proper since
the ownership of the two parcels would be separate.
Mr. Truesdell stated that the Park District has agreed to provide
permanent easement to the DeGrazia Company if the Park District
should ever sell their property.
Commissioner Rhodes inquired if the DeGrazia Company would relocate
trees in good condition to another site if they were not able to
retain them on this property.
Mr. Truesdell confirmed that they would move trees to another site.
Trustee Braiman asked that no trees be removed before a definite
Preliminary Plan was approved.
Commissioner Krug stated that he was not convinced that this
property should be annexed with O&R zoning and that it might be
better to have the site as all park area. Commissioner Krug also
inquired if there had been any study done on endangered species of
plants on the property.
Holly Michaels stated that an endangered species report does look
at plants as well as wildlife and that no endangered plant or
animal specifics have been found on the property.
Commissioner Genell inquired if the increase in square footage for
the office building from 24, 000 square feet to 36, 000 square feet
would require an increase in parking spaces, and if so, how many
more spaces would be needed.
Mr. Truesdell stated that approximately 120 parking spaces would be
necessary for a building of 36, 000 square feet.
Commissioner Charlette expressed concern with the kind of traffic a
bank facility could create.
Martha Weiss, Vice President of the Buffalo Grove Park District
asked if the Village could stipulate that the intended use of the
R-3 and a portion of the O&R area is for park land.
Mr. Raysa indicated that the Village could include such a
stipulation in the annexation agreement, but the land owner would
need to agree to the restriction.
Commissioner Rosenston questioned the usefulness of such a
stipulation since the Park District would use the property as
Buffalo Grove Plan Comm-Public Hearing-August 7, 1991-Page 4
parkland if the purchase can be agreed to with the property owner.
If the Park District can't buy the land, then the property owner
would want a residential land plan to be approved.
Commissioner Krug inquired if park use is a permitted or special
use in the O&R District. If not, the Park District would own 2
acres that couldn't be used for park purposes.
Mr. Pfeil indicated that park uses are not listed as permitted or
special uses in the O&R District.
Mr. Raysa said there are several ways the Village could allow park
uses on the O&R area, but he would need to review the alternatives
with the developer before making a recommendation to the Village
Board.
Karen Larson of the Park District Board stated that the Park
District would be amenable to purchasing 2 acres less in order to
allow the DeGrazia Company to keep a full 6 acres which they need
for O&R zoning.
Commissioner Charlette inquired why the Park District had not
requested the entire property.
Karen Larson stated that the DeGrazia Company wants to develop the
south portion of the property as an O&R District and further the
purchase price of the property minus the 4 acres in the corner made
it possible for the Park District to consider purchasing the
parcel.
Trustee Braiman stated that the Village Board is basically only in
favor of a two story building.
Mr. Truesdell stated that they felt a three story building would be
more marketable for them.
Mary Ellen LeRoy, 544 Cherbourg Court South, expressed concern that
berming and landscaping would be sufficient to prevent headlights
from being a nuisance to the residents of the Cherbourg Townhomes.
Kathy Viehman, 614 Cherbourg Drive, expressed her desire for the
entire property to be retained as park land and also expressed a
desire for retention of the tree line as is. Ms. Viehman stated
that she is the president of the Cherbourg Homeowners Association.
Tom Fox, 1008 Hobson Drive, asked if any study had been done
relative to the tax revenue of an O&R District versus park district
property._
Buffalo Grove Plan Comm-Public Hearing-August 7, 1991-Page 5
Mr. Pfeil noted that no study had been undertaken but that
obviously a bank and office building would generate more tax
revenue than park district land.
David Gans, 550 Cherbourg Court South, inquired if there would be a
sidewalk built on Buffalo Grove Road and asked what the setback
from the building would be.
Mr. Truesdell stated that a sidewalk would be built and that there
would be a 40 foot setback from the sidewalk to the building.
Bill LeRoy, 544 Cherbourg Court South, noted that the tree line
along the Buffalo Grove right-of-way seemed to be squeezed from
both sides. He also noted that the addition of a fourth drive
through lane for the bank would basically turn the facility into a
24-hour facility.
Eloise Migdow, 600 Cherbourg Drive, said she is concerned about the
bank and office use, and the impact on adjacent residential
properties.
Sherree Mazur, 1108 Devonshire Road, stated that she felt the
property should be preserved as open land and park land. She
stated that there were already too many banks and offices in the
area.
Ron Blumenthal, stated that a four foot berm would prevent
headlights from becoming a nuisance but that the further a vehicle
moved from the berm the higher the headlights would be able to
reach and the berm would not shield the Cherbourg Townhomes from
those headlights. Mr. Blumenthal also stated his concern about the
amount of traffic that would be generated by this type of
development.
Commissioner Rosenston stated that the Park District is a separate
entity from the Plan Commission. He advised the public that if
they wanted a park on this property they should push the Park
District to buy the property. Commissioner Rosenston also stated
that it was important to note that the developer was asking only
for annexation and that any development would require the developer
to return to the Plan Commission to seek further approval.
Bill Sidon, 621 Cherbourg Court North, stated that this type of
development would probably be for small users and would therefore
create more traffic than a large user.
Nancy Moffitt, 610 Cherbourg Drive, asked how many entrances there
Buffalo Grove Plan Comm-Public Hearing-August 7, 1991-Page 6
would be on Buffalo Grove Road.
Mr. Truesdell stated there would be only one entrance on Buffalo
Grove Road and he reiterated that an entrance on Buffalo Grove Road
was absolutely necessary for this type of development.
Commissioner Charlette inquired of any marketing study had been
done relative to office use in this area as so many vacancies
already exist.
Mr. Truesdell stated no such study had been done but his company
has talked to several prospective tenants.
Nancy Gans, 550 Cherbourg Court South, stated that noise pollution
had increased greatly over the last 2 years and that living on
Buffalo Grove Road was already a nightmare without another
development.
There being no further comments, Chairman Pro-tem Rhodes closed the
Public Hearing at 8:45 p.m.
Respectfully submitt ,
//9
c-.v
Fay Rubin, Re ording Secretary
APP U D BY:
&:---,4------
DU Y ODES, Chairman Pro-tem .
Buffalo Grove Plan Comm-Public Hearing-August 7, 1991-Page 7
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
August 7, 1991
Stone Creek, Route 83/Buffalo Grove Road
Annexation with R-3 and O&R Zoning
Chevy Chase Business Park East No. 2 - Final Plat
Chairman Pro-tem Rhodes called the meeting to order at 9: 00 p.m. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois.
Commissioners present: Mr. Krug
Mr. Rhodes
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Commissioners absent: Mr. Goldspiel
Ms. Howard
Mr. Silbernik
Also present: Mr. James Truesdell, The DeGrazia Co.
Mr. Jerry DeGrazia, The DeGrazia Co.
Mr. David L. Shaw, Shaw, Shoub & Gussis
Mr. John A. Ezzi, P & D Technologies
Ms. Holly Michaels, Planning Resources,
Inc.
Ms. Martha Weiss, Buffalo Grove Park
District
Ms. Karen Larson, Buffalo Grove Park
District
Mr. Jeffrey Braiman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Rosenston, seconded by Commissioner Samuels
to approve the minutes of the Regular Meeting of July 17, 1991.
Commissioner Rosenston pointed out a typographical error on page
12 . Commissioner Samuels moved and Commissioner Krug seconded the
motion for approval of the minutes as amended. All Commissioners
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1991-Page 1 '
were in favor with Commissioner Charlette, abstaining, and the
motion carried.
COMMITTEE AND LIAISON REPORTS
Commissioner Charlette reported on the Illinois Department of
Transportation public hearing on July 30, 1991 regarding the
widening of Route 83 . Residents at the hearing were not were not
in favor of any widening of Route 83 . He stated that part of the
problem was that approximately 10 homes would lose about 10 feet of
their property and that the residents were concerned with noise
pollution and road safety. Commissioner Charlette further noted
that any work on this project would not commence until 1993, if at
all.
Concerning the Village Board meeting on August 5, 1991,
Commissioner Charlette stated that the Abbott Contractors proposed
children's daycare center was discussed with concerns expressed for
safety in light of the proposed widening of Route 83 at Busch Road.
Commissioner Charlette also stated that approximately $86, 000 had
been added by the U.S. Postal Service to upgrade the lobby of the
new post office building.
Commissioner Charlette noted that a special meeting would be held
on Monday, August 12, 1991 to review applications for the vacant
Trustee's post.
STONE CREEK, ROUTE 83/BUFFALO GROVE ROAD - ANNEXATION WITH
R3 AND O&R ZONING
Moved by Commissioner Samuels, seconded by Commissioner Rosenston
that the Plan Commission recommend approval of the petition for
annexation with R-3 zoning for approximately 21.5 acres and
annexation with O&R zoning for approximately 6 acres at the
intersection of Illinois Route 83 and Buffalo Grove Road west of
the Cherbourg Townhomes subject to the following:
1. Restriction on the height of any proposed office building to
28 feet to be compatible with the Cherbourg Townhomes.
2 . R-3 zoning (21.5 acres) and O&R zoning (6 acres) as
delineated on Exhibit 6.
3 . A maximum of 4 drive through lanes for the bank building,
depending on final site plan approval.
4 . Architectural characteristics of the proposed buildings to be
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1991-Page 2
compatible with the surrounding residential area.
Commissioner Genell asked why it was necessary to request R-3
zoning for the balance of the parcel.
Mr. Raysa stated that R-3 zoning is what the developer has
requested and if no zoning at all were requested, it would
automatically revert to R-E zoning. Mr. Raysa also reiterated the
fact that the petitioner's request was strictly for annexation and
zoning and nothing more.
Chairman Pro-tem Rhodes called for a vote on the motion and the
vote was follows:
AYES: Rosenston, Samuels
NAYES: Rhodes, Krug, Genell, Charlette
ABSTAIN: None
ABSENT: Goldspiel, Howard, Silbernik
The motion failed 4 to 2.
CHEVY CHASE BUSINESS PARK EAST NO. 2 - FINAL PLAT
Moved by Commissioner Rosenston, seconded by Commissioner Samuels
that the Plan Commission recommend approval to the Village Board of
the Chevy Chase Business Park East No. 2 Final Plat dated July 30,
1991.
Mr. Pfeil stated that the Plat is in full compliance.
Chairman Pro-tem Rhodes called for a vote on the motion and the
vote was as follows:
AYES: Krug, Rhodes, Samuels, Genell, Rosenston, Charlette
NAYES: None
ABSTAIN: None
ABSENT: Goldspiel, Howard, Silbernik
The motion carried 6 to 0.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there would be a Special Meeting on August 14,
1991 on the Abbott Contractors development at Route 83 and Busch
Road and a meeting on August 21, 1991 on the Rohrman development.
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1991-Page 3
The Plan Commission agreed to have a Special Meeting on August 28,
1991 to discuss the update of the Comprehensive Plan.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner
Charlette, and unanimously carried to adjourn. Chairman Pro-tem
Rhodes adjourned the meeting at 9:20 p.m.
Respe fully submitted,
Fay Rubin, ecording Secretary
APP D BY:
Du odes, Chairman Pro-tem
Buffalo Grove Plan Comm-Regular Meeting-August 7, 1991-Page 4