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1979-10-31 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Northwest Community Hospital Ambulatory Care Center Comprehensive Plan - Land Use Analysis Planning & Zoning Workshop OCTOBER 31, 1979 Chairman Shields called the meeting to order at 7:45 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Commissioner Sheldon Commissioner Davis Commissioner Reid Commissioner Shifrin Commissioner Glover Commissioners Absent: Commissioner Goldspiel Commissioner Button Also Present: Mr. Richard Houpt, Northwest Community Hospital Mr. Don Smith, Northwest Community Hospital Mr. John Kinley, Fiore Mrs. Verna Clayton, Village President Mr. John Marienthal, Village Trustee Mr. Rick Kavitt, Village Trustee Mr. Elliott Hartstein, Village Trustee Mr. Bill Sommer, Assistant Village Manager Mr. Bart Delaney, Staff Coordinator Mr. Jim Truesdell, Staff Planner APPROVAL OF MINUTES Commissioner Reid made the motion to approve the minutes of the Public Hearing of October 17, 1979,subject to corrections. Commissioner Glover seconded the motion. The corrections are: Page 4, Paragraph 1: The last word should be "ordinance" instead of plan. The motion was approved unanimously. Commissioner Glover moved that the minutes of the Regular Meeting of October 17, 1979, be approved as written. Commissioner Davis seconded the motion. The motion carried unanimously. Buffalo Grove Plan Commission Special Meeting October 31, 1979 -2- NORTHWEST COMMUNITY HOSPITAL AMBULATORY CARE CENTER Commissioner Davis moved that the Plan Commission recommend, to the Village Board, approval of the Northwest Community Hospital Plat dated October 24, 1979, subject to the addition of the words, "PLAT OF" before the word "Sub- division". Commissioner Sheldon seconded the motion. Upon a voice vote, the motion carried unanimously with the Commissioners voting as follows: AYES: 5 Sheldon, Davis, Reid, Shifrin, Glover NAYES: 0 ABSTAIN: 0 ABSENT: 2 Goldspiel, Button Mr. Delaney stated that the detention will be located in the Cook County parcel and will be handled by an easement. It does not require Plan Commission appro- val which is why it is not included in the plat. COMPREHENSIVE PLAN - LAND USE ANALYSIS Mr. Truesdell stated he would like to schedule a workshop on November 28. There were no questions. The decision on the workshop date was tabled until later. PLANNING & ZONING Mr. Truesdell gave a slide presentation which he stated was put together by Mr. John Schmidt with the U. S. Savings and Loan League. He stated that the presen- tation goes into the PUD concept and shows good examples. He said we are look- ing at this because of the Fiore property and other problems we have had. There has been some misunderstanding of what can be done in the PUD. After the presentation, Mr. Truesdell stated that he had wanted to get across what a PUD can be. With Fiore coming in, it gives us an opportunity to plan for a large area and I wanted to show what concepts can be used for that type of a development. Mr. Truesdell stated that right now, Buffalo Grove does not have a PUD in this sense of the word. We have not taken full advantage of the PUD Ordinance. Up until this time, we have not had many PUD 's with mixed uses come in. The Mueller Farm is the best example we have. It is bringing in 3 different land uses. The way our zoning is now, we would take the single fam- ily and zone it R-5 PUD, the multi-family would be R-9 PUD, and the office area would be B-0 PUD. Mr. Truesdell said that, under B-0 zoning, there is a 20 ft. maximum building coverage, and under a PUD, it is 35 ft. which presents a conflict. The set- back under a PUD is 2 times the height of the building, but under B-1 there is a requirement of 30 ft. - - so which would be correct? We have also had other problems regarding lot sizes. Buffalo Grove Plan Commission Special Meeting October 31, 1979 -3- Commissioner Sheldon stated that the presentation showed new planned communities and she would like to know if a study has been done on established communities. Mr. Truesdell stated that Mr. Raysa agrees that our ordinance will allow us to zone PUD as one entire plan. One problem is that it does not internally speci- fy setbacks, etc. and this puts an additional burden on the Village Board. Mr. Hartstein stated that they can review a plan on its own merits and because a requirement is not specifically stated in the ordinance does not mean you cannot require a developer to do what you think should be done. Mr. Marienthal stated that the Happ Farm also has 3 different uses. Mr. Hartstein asked if the Village wouldn't have more leverage by going the PUD route. Mr. Truesdell said it would. Mr. Kinley stated that the flexibility the developer is looking for is the PUD concept. The looseness is what makes a large plan possible. Mr. Truesdell stated that the problems with our system was made evident to him when he and other members of the staff sat down and said, when the Fiore proper- ty comes in, how do we zone it? He said that he thinks calling it a PUD pursuant to a plan, is the way to go with it. Mr. Hartstein stated that the way the ordinance is structured now, we did not know how to handle the Hospital property where they did not know at this time, what they wanted to do with the remaining parcel. Commissioner Sheldon asked why VAGA requested to look at the Fiore property. Mr. Truesdell said they wanted all villages affected by it to sit down and make known their concerns. President Clayton stated that they had looked at the plan twice before and she could not see what comments would be different, but she could not see any harm in it. She stated that since it is at the. Plan Commission level, she thinks it would be a good idea to have a Plan Commission member go to the meeting so they can get back to the Commission with their comments. Mr. Hartstein stated there is no harm, but he feels it is contrary to the pur- pose of VAGA. Mr. Truesdell stated that the next VAGA meeting is November 29. Mr. Sommer stated that the Commissioners will receive, in their next packet, Buffalo Grove Plan Commission Special Meeting October 31, 1979 -4-- a complete outline on how the Fiore property is going to be handled. He said the workshop meeting is scheduled for November 14. Mr. Marienthal stated that, regarding the presentation made this evening, you are saying we should sit back and take a different look than the standard grid pattern. He said he thinks the Plan Commission should go back to these other developers and tell them to use their imagination. He stated that the Happ Farm is suggesting a row of garages as a buffer, and that certainly is not innovative nor attractive. Commissioner Reid asked Mr. Truesdell if he was saying that our ordinance does not provide for someone to build strictly under our PUD. Mr. Truesdell stated that we can. Commissioner Reid asked, in PUD 's such as we saw this evening, who maintains the open spaces. Mr. Truesdell stated that it depends on the situation. It could be a Park Dis- trict, a homeowners' association, etc. Mr. Kinley stated that the largest percentage would be dedicated to a public agency. CHAIRMAN 'S REPORT Chairman Shields said he has a letter stating. that the Village Board has refer- red the Fiore property to the Plan Commission. Chairman Shields stated that he received a letter from Mr. Balling saying that Bart Delaney has resigned to take a position with Motorola in a planning capa- city. He will be leaving as of November 16, 1979. In answer to a question from the Commission, Mr. Delaney said there will probably be some reorganization of the department and it has not been decided whether there will be another person hired. Commissioner Davis stated he would like the Recording Secretary to write a letter thanking Mr. Delaney for the many hours of work he has put in on his job and to wish him well. Commissioner Shifrin seconded the resolution, which carried unanimously. FUTURE AGENDA SCHEDULE Chairman Shields stated there will not be a quorum on November 28. Mr. Delaney stated that next week, the only topic will be the Happ Farm and the following week, November 14, they would like to spend the entire night discussing the Buffalo Grove Plan Commission Special Meeting October 31, 1979 -5- Fiore property. Mr. Sommer stated they would be prepared to discuss the Comprehensive Plan next week. Commissioner Davis stated he would like to see the Police Department furnish this Commission with the number of accidents that have occurred on Dundee Rd. within the last 12 months, and would like to put a moritorium on building on st.,b olv Dundee Rd. until the State comes in with the extension to Route 53. The ice '/0/79 have said this is the worst piece of highway in the area. He said he would like to have the report cover Dundee Rd. from Buffalo Grove Rd. to Route 53. Mr. Sommer stated we have a traffic unit that monitors Dundee Rd. and he feels they would be happy to come next Wednesday to address this Commission. Commissioner Glover stated this is more a traffic planning than a traffic con- ' trol problem. Commissioner Davis stated that the planning is already done and this is an already existing situation. Chairman Shields stated we would like to have some comment on how they see the problem and what can be done about it. Mr. Sommer stated we are powerless to do anything without the O.K. of the State. ADJOURNMENT Commissioner Shifrin made the motion the meeting be adjourned. Commissioner Glover seconded the motion. The meeting was adjourned at 9:22 P.M. Respectfully submitted, Astrid L. Hasley Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Special Meeting October 31, 1979