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2005-06-01 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 06/01/2005 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 1, 2005 Discussion of Village Comprehensive Plan —Workshop #5 Discussion of Plan Commission procedures 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 Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Mr. Podber Commissioners absent: None Also present: Mr. John Green, Groundwork Ltd. Mr. Michael Rylko, Director of Buffalo Grove Park District Mr. Steven Trilling, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Teplinsky, seconded by Commissioner Cohn to approve the public hearing minutes of April 6, 2005. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Kenski-Sroka, seconded by Commissioner Stark to approve the minutes of the regular meeting of April 6, 2005. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Cohn, seconded by Commissioner Khan to approve the public hearing minutes of April 20, 2005 regarding Prestige Auto Leasing. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Stark abstaining. Moved by Commissioner Teplinsky, seconded by Commissioner Kenski-Sroka to approve the minutes of the public hearing on April 20, 2005 regarding the Lord's Love Community Church. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Stark abstaining. Moved by Commissioner Teplinsky, seconded by Commissioner Kenski-Sroka to approve the minutes of the regular meeting of April 20, 2005. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Stark abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Cohn attended the Village Board meeting on May 16, 2005 where he noted there was a very long meeting resulting in approval of the Prestige Auto Leasing project 4 to 2. However, there was a reduction in the number of parking spaces made and the east side of the lot was reconfigured to reflect more traditional lines. Commissioner Smith stated he would like to get a better feel from the Village Board about the issues that are important to the Board before a project is referred to the Plan Commission. Trustee Trilling stated the initial impression of the Prestige project was different than it ended up and as it evolved the true use as a used car lot came out. Commissioner Cohn stated he never had the impression that it was a used car lot but rather 75 percent new leasing and 25 percent used cars. Commissioner Bocek stated she had no problem with the use here as other dealers along Dundee sell used cars and this is actually a much better operation. Trustee Trilling noted that the grading drops about 4-5 feet on the north side of the site and the lot is less visible. Commissioner Smith noted that the Trustees made the Plan Commission look incompetent. He stated that the Board, by making changes in the plan in five minutes, made the Plan Commission look bad since it had taken them many hours to approve the plan. He noted that he personally takes this as a slap in the face. Trustee Trilling noted that there was a snowball effect at the Board meeting that started by trying to appease the residents of the area just to try to get the project passed. As one change was made, another was suggested and adopted and this was what finally led to approval. Commissioner Bocek also stated that it would help the Plan Commission to do a better job if they knew where the Board was going. Chairman Ottenheimer noted that a referral alone does not mean the Board is in favor of a project. There are times when the Commission gets a referral along with a letter from Mr. Balling that shows the Commission exactly what the expectations are for the project. He further noted it would be helpful if the minutes of the Board meeting were more inclusive. Mr. Pfeil commented that the Plan Commission did a good job on its review of the development proposal. He said that based on discussions with the developer it was apparent that the developer would not have made substantive changes to the parking layout based on staff and Plan Commission direction. In this case the Village Board had to use its authority to force substantive changes. Commissioner Cohn stated the Board also approved the Lord's Love Community Church project as well as the Jacobs Homes development on Buffalo Grove Road. The Board also approved the Lincolnshire-Buffalo Grove Intergovernmental Agreement concerning boundary areas and land use planning. DISCUSSION OF VILLAGE COMPREHENSIVE PLAN—WORKSHOP 95 Mr. Pfeil discussed the components of the NIPC framework plan and its effects on the Comprehensive Plan . He noted he had attended the Lake County NIPC meeting and Mr. Balling had attended the Cook County meeting. Commissioner Cohn asked what the effects of NIPC's planning is concerning the Village's Comprehensive Plan . Mr. Pfeil replied that NIPC's plan is a policy document that tries to encourage the philosophy of higher density development proximate to mass transportation systems, conservation of resources and compact development instead of sprawl as new developments are approved by local governments within the region. . Mr. Pfeil noted the Lake County Framework Plan has been adopted, and the Plan includes a comprehensive set of goals and policies to guide development in the County. . Chairman Ottenheimer asked how realistic it really is to achieve all of the specified goals. Mr. Pfeil noted that many people made suggestions during the Lake County Plan update process, and the County tried to incorporate as many of the ideas as possible. Chairman Ottenheimer asked what goals in particular should be dealt with. Mr. Pfeil stated more emphasis on development that is connected to bus and train facilities, more conservative use of resources such as water and wetlands and revitalization of existing urban areas are specific goals of the Lake County Plan. He noted that the goals and objectives in the Buffalo Grove's draft Plan would be reviewed and revised based on the input that is received from the Community Opinion Survey that will be completed in July. Chairman Ottenheimer stated that with regards to attracting businesses to Buffalo Grove, it would seem the "big box" users are attracted to areas such as Woodfield and not Buffalo Grove which will remain only a neighborhood area. Therefore, he asked if the Village will be changing the type of businesses or developments it will seek out. Mr. Pfeil stated that the Santucci property at Milwaukee Avenue and Deerfield Parkway is probably the only site that could support a "big box" development at this point. Commissioner Cohn stated he would rather not focus on big box development because the people in this community want nice developments to complement their lifestyle. He does not see a need for the Targets and Walmarts but rather smaller types of shops. Trustee Trilling stated he views the Edward R. James Waterbury Place development as a positive even though it is all residential. He stated that eventually Prairie View will be developed and possibly because of the residential coming in. Commissioner Cohn noted he would like to see a focus on creating the types of developments the people in Buffalo Grove want to see and will utilize. Trustee Trilling noted that the Lincolnshire/Buffalo Grove agreement was in response to the voluntary and involuntary annexations that have gone on for so long and have been so contentious. This agreement has created a scenario for agreement on conceptual land uses and will make planning easier for both communities. He noted the Land o Lakes property as an example of an entity that has been playing Lincolnshire and Buffalo Grove off for years which will now be over leaving them in Buffalo Grove's court which can better plan for its future. Mr. Pfeil stated Riverwoods would probably be the next opportunity for Buffalo Grove to work with a neighboring community concerning boundaries and land use planning. He commented that the Village will continue to look for annexation opportunities along Milwaukee Avenue north of Johnson Drive. Mr. Pfeil stated the Village is close to finalizing the grant with the RTA concerning planning for transit-oriented development proximate to the Prairie View and Buffalo Grove Metra stations. He noted that when the grant is approved, the Village will issue a Request for Proposals from planning consultants to work on specific planning for both areas. This will be coordinated with the Comprehensive Plan update and the Plan Commission will be closely involved in the process. Commissioner Cohn stated this is the most important plan in the next 2 to 4 years as we become a more transportation oriented community. Mr. Green stated he had recently attended an architectural conference wherein it was felt the worst thing about today's culture is its superficiality among the American public. He stated it is his opinion that the most important thing in the Comprehensive Plan is not the users but the uses. He stated the government raises funds to provide non-private services and therefore planning goals and objectives should be tied to things that a government can accomplish. Government should minimize its costs burden on residents and property owners while providing excellent services. Mr. Green suggested that the Village's planning goals should focus on promoting intergovernmental planning and cooperation such as working relationships between the municipality and counties. He noted that are numerous government agencies involved in the development process, but not enough communication among the various levels of government. Mr. Green noted that Buffalo Grove is now an "in-fill" community, so it should consider a tiered development review process that addresses smaller scale projects. He commented that a developer has to commit a considerable amount of time and resources for even a small project, and the development review process should be streamlined to accommodate smaller projects. Mr. Rylko noted the 1998 Village Comprehensive Plan designates 20 acres of open space for the Didier property north of Aptakisic Road and 5 acres of open space for the property at the southeast corner of Prairie Road and Port Clinton Road, he hopes these designations will be carried through on the revised plan. He also said he hopes that the Village will not allow commercial property to be converted into uses that do not generate property taxes or sales taxes. He noted that not-for-profit entities occupy relatively large spaces in some shopping centers, and these uses do not produce fiscal benefit for the Village or other public taxing bodies. DISCUSSION OF PLAN COMMISSION PROCEDURES Chairman Ottenheimer stated that the Commission has had some difficult and acrimonious projects lately but he would like everyone to give consideration to the following: 1. During the public hearing process efforts must be made not to engage in argumentative discussion nor in criticism of the public and all efforts should be made to stay away from adversarial debates. 2. Be mindful of the Plan Commission's role and services which does not include the making of any policy. Issues and thoughts such as sales tax revenue may bias one's thoughts. 3. Editorializing by the Commissioners tends to set an example to the public who then tend to do the same. The Commission must set the example and limit such editorializing and when making jokes they need to be truly funny or else they might be misconstrued by the public. 4. Decisions should be based on both the public hearing and the workshop meetings. It is important that consideration be given to the workshop meetings; otherwise the appearance of predisposition exists. Further, prepared statements are fine but should perhaps be prefaced by acknowledging previous workshops and/or public hearings. Commissioner Teplinsky stated the focus needs to be on bringing a project all the way home. He noted that Findings of Fact need to meet the criteria or all the work is for naught. It is necessary to articulate why a project is a go or not pursuant to the statutes. Chairman Ottenheimer also noted that it is very important to make sure everything is ADA compliant. Commissioner Bocek stated that there have been some petitioner architects at the ART meetings who have not been very respectful of ART member's thoughts and ideas. Mr. Pfeil noted that there should be some level of base information concerning the permissible models, elevations and materials that have to be maintained even for developments of custom homes. If there are unique designs or significant alterations to the approved design package, the Village would probably approve the changes if they are an improvement to the base designs. Chairman Ottenheimer noted that the ART review is a very subjective area. Commissioner Bocek stated that because the same architect does so many projects in the Village that it is beginning to look very uniform. However, she said that the design package for the proposed homes at Waterbury Place by Edward R. James Homes is very attractive and the developer was responsive to the ART's comments concerning improvements during the review process. Commissioner Bocek said that the appearance review process should encourage developments with uniqueness, individual character and a high level of aesthetic quality rather than accepting designs that are similar to previous developments. She commented that one of the goals of the Comprehensive Plan should address the overall upgrading of the Village's aesthetic character. Trustee Trilling stated he is very conscious of aesthetics and the best way to learn is to drive through other communities and pick up ideas and thoughts of what you like and do not like. Commissioner Teplinsky noted that any developer who comes to an ART meeting and is disrespectful, does so at his own risk. He noted that the Village has had some very successful projects in terms of attractive building appearance such as Buffalo Grove Bank& Trust. Mr. Summers commented that the Village is trying to establish a base level of quality and character for the appearance elements of new developments and redevelopment projects. Over a period of time developers will better understand what the Village is doing, and the submittals will be more consistent with the Village's goals and standards for appearance. Mr. Pfeil noted Mr. Jacobs had presented three elevations to the ART team stating that any homebuyer could put together any of the elements. Mr. Jacobs suggested that the ART team's area of authority should be limited to listing which materials are permissible. Mr. Pfeil commented that the ART team strongly disagrees with Mr. Jacobs on this point, since the overall appearance of the streetscape within a development is one of the primary areas that the Village needs to carefully consider when lot sizes and building designs are reviewed. Concerning the development review process, Commissioner Cohn stated he sympathizes with the residents who feel the Commissioners' minds are already made up concerning the approval of a project. He suggested that the public needs to be alerted to the workshop meetings and be given an opportunity to provide input very early in the review process. Chairman Ottenheimer noted that the Village is note required to provide notice for workshop meetings, although notification is sometimes done for workshops when residents express concern and ask to be notified. People have been allowed to speak at workshops although extensive testimony is really more appropriate for the public hearing. It's a matter of balance concerning how much input to allow at workshops, and the Plan Commission needs to determine the appropriate level of participation for each new situation. Commissioner Bocek noted that ignorance of a prospective development is not an excuse. Trustee Trilling suggested that perhaps a sign could be put on a parcel indicating that the property is going through the Place Commission process. It would not be necessary to put a lot of information on the sign other than a specific phone number or reference to the Village web site. Commissioner Podber noted that he had been on a project in the state of Washington which had a great many people outraged. He noted that the solution there was to assign different projects to each person to work on who objected. It actually did work out for the best as some people came up with some good ideas, some with very bad ideas and other just ran away from the work. Commissioner Teplinsky noted that cable channel 6 is a good way to publicize meetings to list information about projects that the Village Board and commissions are considering. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil said the next meeting is scheduled for June 15, 2005. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Kenski-Sroka, seconded by Commissioner Khan and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:30 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY LESTER OTTENHEIMER, Chair