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2008-06-18 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 06/18/2008 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 18, 2008 River's Edge Landscape Facility (Land & Lakes East Parcel) Final Plat Discussion of Village Comprehensive Plan Update Chairman Ottenheimer called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Smith Ms. Bocek Mr. Khan Mr. Stark Ms. Myer Mr. Weinstein Commissioners absent: Mr. Teplinsky Mr. Cohn Also present: Mr. Steve Trilling, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Weinstein, seconded by Commissioner Bocek to approve the minutes of the public hearing of May 21, 2008. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Smith, Khan and Myer abstaining. Moved by Commissioner Weinstein, seconded by Commissioner Bocek to approve the minutes of the regular meeting of May 21, 2008. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Smith, Khan and Myer abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Bocek attended the Village Board meeting on June 2, 2008 and stated several ordinances were approved including: 1. Annexation agreement for the Land & Lakes property both east and west parcel with zoning in the Industrial District with a special use for the landscape waste transfer station as well as a B-3 District zoning. 2. Approval of an ordinance approving a preliminary plan for the proposed medical office building for Affinity Healthcare. 3. Special use approval for the Vitality Spa in the Buffalo Grove Fitness Center. The special use was approved more as a technicality but it does now allow them to offer services such as waxing, eyebrow tinting etc. Commissioner Bocek noted that when the spa originally came before the Plan Commission one of the issues was to make sure that the services they offered were related to health and fitness. The services approved by the recent amendment of the special use have nothing to do with health and fitness. She questioned whether anything can be done to tighten up the actual uses allowed by the ordinance. Chairman Ottenheimer asked if there were any comments relative to Commissioner Bocek's report concerning the Vitality Spa. Commissioner Stark noted at the original public hearing for the spa it was specifically asked if any beatifying services would be furnished, an emphatic "no" was the response. What happened or what changed the Board's mind? Mr. Trilling commented that the recent amendment of the special use was based on the technical criteria in the Zoning Ordinance. The Village Board had to follow the criteria in the ordinance, and the proposed new services met the technical standards for a special use in terms of impact on adjacent properties. Chairman Ottenheimer stated he had thought the Village approved the original special use based upon the representation that the types of non—therapeutic services now being proposed would not be offered. Commissioner Bocek agreed, and noted that she recalls extensive discussion during the Plan Commission review in 2006 concerning the therapeutic nature of the services that would be provided at the facility. Mr. Pfeil stated the 2006 ordinance approved after the Plan Commission review has exhibits that define all the uses, and the therapeutic concept was clearly what was presented to the Plan Commission. But earlier this year Mr. Rylko of the Buffalo Grove Park District submitted a written request to the Village stating that the Park District wanted to add new services to be more competitive in the market place and offer services that similar facilities are providing. Mr. Rylko presented enough information to support the concept that services of a non—therapeutic nature would be appropriate for the facility based on market conditions and customer expectations. Mr. Pfeil noted that when the proposed uses were evaluated by the Village Board, one of the trustees made the point that the Village is involved in business activities that compete with private companies, including a restaurant and golf courses. In reviewing the special use amendment for the new services, the Village Board thought they needed to look at the zoning aspects and the special use more so than the type of services that were being provided, therapeutic or not. The amendment was evaluated as a zoning issue rather than as a business activity competing with private companies. Commissioner Stark noted the most troubling aspect is that the Park District was so emphatic during the review in 2006 that the services would be therapeutic and health related. Mr. Trilling noted the Park District is its own entity and the Park Board has to manage the District's activities in the manner they think is responsible and accountable to their constituents. If there is opposition or enough concern by residents about the types of businesses the District is involved in, the Park District will need to respond. He commented that in terms of zoning and land use, the Village Board determined that adding these additional services does not create impacts on the adjoining neighborhood or fail to meet any other criteria within the special use regulations. Chairman Ottenheimer stated he does not understand what good it did if the ordinance was made relatively specific with the exhibits attached that defines the type of therapeutic services. He noted a daycare is a special use in a residential district but there are specific guidelines and if not followed they are either shut down or fined. He asked why that does not apply to this special use. He noted that for him the Park District has less and less credibility every year and for him that will be something to think about when next they come before the Plan Commission. Commissioner Khan said he had nothing to report from the June 16 Village Board meeting. RIVER'S EDGE LANDSCAPE FACILITY (LAND & LAKES EAST PARCEL) — FINAL PLAT Moved by Commissioner Bocek, seconded by Commission Khan to approve the Final Plat for River's Edge Landscape Facility. All Commissioners were in favor of the motion and the motion passed 7 to 0. DISCUSSION OF VILLAGE COMPREHENSIVE PLAN UPDATE Mr. Pfeil noted that Lake County has recently started to receive new sales tax revenue that will be used to fund road improvements in the county. Projects with direct to the Buffalo Grove area include widening of Buffalo Grove Road from Route 83 to Route 22. Aptakisic Road will be widened from Buffalo Grove Road to Route 83, and Route 45 will be widened from Milwaukee Avenue to Route 83. The Weiland Road—Prairie Road connector also could move ahead, but land would need to be acquired before the road project could be started. The County has been working on a plan to widen Weiland Road from Aptakisic Road to Lake Cook Road, so this project will also be advanced toward construction. He noted that scheduling for specific projects has not been set, and some projects will not be constructed for a number of years. Mr. Pfeil reviewed a flood plain map noting both 100 and 500 year flood plain areas. He commented that the Village has few sites for future development within floodplain areas, but future development on a portion of the Didier property north of Aptakisic Road will need to be planned in relation to the location of the floodplain. He noted that some properties along Milwaukee Avenue planned for additional development are in the floodplain, and appropriate measures will need to be taken in planning these sites. Mr. Pfeil reviewed some projections for both residential and commercial land uses. He discussed two residential scenarios for unincorporated areas. One scenario projects 558 new residential units and a population increase of about 1,800 to 1,900 people. Another scenario assumes higher densities and projects 714 additional dwelling units and a population increase of 2,300 people. He noted that the projections would be further reviewed and revised as necessary. Mr. Pfeil reviewed commercial development noting that unincorporated areas designated for commercial development, including the area on the east side of Milwaukee, projects out to about 1,621,000 square feet of building space. However, the area on the east side of Milwaukee Avenue south of Deerfield Road is more likely to be annexed by Riverwoods, so 400,000 square feet of building area would be deducted from the projection. Mr. Pfeil said that the commercial building area approved for property within the Village, including Berenesa Plaza, Land & Lakes and Riverwalk North, adds another 1,115,000 or so square feet. In theory the Village could have an additional 2,700,000 square feet of commercial building area combining the projections for unincorporated areas and undeveloped sites within the Village. He said the projections will be re—evaluated and revised as needed for the final draft of the plan update. CHAIRMAN'S REPORT—None FUTURE SCHEDULE AGENDA Mr. Pfeil said the next meeting will be the public hearing concerning the Comprehensive Plan Update on July 16t'. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Stark, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 7:57 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair