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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