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1979-10-03 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION B-5 Ordinance Northwest Community Hospital Ambulatory Care Center Buffalo Grove Datsun OCTOBER 3, 1979 Chairman Shields nailed the meeting to order at 7:40 P.M. at the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Harris Mr. Goldspiel Mrs. Sheldon Mr. Davis Mrs. Reid Mr. Shifrin Mr. Glover Commissioners Absent: None Also Present: Mr. Carl Genrich, BDDC Mr. Francis Callaghan, BDDC Mr. Mel Kandel, BDDC Mr. Bob Katz, Brim/Braun Associates, consultant Mr. Bill Sommer, Assistant Village Manager Mr. John Marienthal, Village Trustee Mr. Don Hardt, Appearance Commission Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner APPROVAL OF MINUTES Commissioner Button made the motion to approve the minutes of the Public Hearing, Rear Yard.,of September 19, 1979, as written. Commissioner Reid seconded the motion. Upon a voice vote, the motion carried, with Commis- sioners Goldspiel, Button and Davis abstaining. Commissioner Button made the motion to approve, as written, the minutes of the Public Hearing on the Driveway Width, of September 19, 1979. Commissioner Reid seconded the motion. The motion carried. Commissioners Goldspiel, Button and Davis abstained. Commissioner Button made the motion to approve the minutes of the Public Hear- ing for Buffalo Grove Datsun of September 19, 1979, as written. Commissioner Glover seconded the motion. The motion carried with Commissioners Goldspiel, Button and Davis abstaining. Buffalo Grove Plan Commission Regular Meeting October 3, 1979 -2- Commissioner Button made the motion to approve the minutes of the Regular Meeting of September 19, 1979, as written. Commissioner Davis seconded the motion. Upon voice vote, the motion carried with Commissioners Goldspiel, Button and Davis abstaining. TRANSPORTATION COMMISSION Commissioner Goldspiel stated that the dispute over the daytime routing of the buses has been worked out somewhat satisfactorily and the route will be put into effect at the end of the year. B-5 ORDINANCE - LAND USE Chairman Shields stated that Mr. Truesdell has distributed an outline giving the format for the review of the B-5 Ordinance Land Use Plan. Mr. Truesdell stated the proposed Town Center is surrounded by Ill. Rte. 83, Buffalo Grove Rd. and Lake-Cook Rd. It is proposed that this parcel would become a pedestrian-oriented town center in which we would like to encourage certain uses. Our goal is to establish adequate and useable open spaces to encourage pedestrian movement through the center and proper buffered areas and discourage strip commercial. Mr. Truesdell stated there will be a Plan Commission Public Hearing on October 17, 1979. Commissioner Harris asked if there was anything not on the list besides a drive-up bank - - in other words, what has been excluded? Mr. Truesdell stated that we are trying to allow uses which would promote a pedestrian-oriented center. Therefore, we have excluded laundromats and food stores such as Jewel, and are encouraging specialty shops. Commissioner Sheldon asked why fast food stores had been included. Commissioner Button stated that is generally thought to be compatible with this type of center. Commissioner Harris said he thinks of fast food as Burger King and McDonald's and suggested the ordinance specify sit-down restaurants. Commissioner Goldspiel stated this is not being done the way he feels basic planning practices should go. He said that the way this works out, we would have no control and virtually anything could be built anywhere. Mr. Kandel stated that if a developer were to present a plan better than what we have here, we would not want to lock ourselves in to a certain plan. Commissioner Goldspiel stated that once you have zoned something, anyone can Buffalo Grove Plan Commission Regular Meeting October 3, 1979 -3- build whatever fits in that zone, and you can end up with all strip fast food restaurants. Mr. Kandel stated they are going to screen everything before it gets to the Plan Commission. Commissioner Goldspiel stated that if it is not an annexa- tion and it fits the zoning, you cannot withhold your approval. Mr. Truesdell stated that they are structuring it by putting together a land use plan. Commissioner Goldspiel said they should zone the residential R-9 and zone the commercial B-5 and if someone comes in with a good plan, then let him rezone it. Mr. Genrich asked if Commissioner Goldspiel felt that B-5 was not the way we should go with this. Commissioner Goldspiel said he did not feel B-5 should include residential. The plan control is not that strong when it is not in a PUD. Mr. Kandel stated that there is a minimum acreage which would exclude anything Commissioner Goldspiel is thinking of. Commissioner Goldspiel said minimum acreage does not always work, and approval cannot be unreasonably withheld if it conforms to the land use plan. Mr. Truesdell stated that everything is limited to 5 acres except commercial, which is 10 acres, because we don't want a lot of 2-acre commercial areas. He said he feels we can bring about the kind of center we want with this ordinance. Commissioner Davis stated that if someone comes in with a multi-family plan and then, after it is approved, he decides he wants to build commercial, you cannot stop him. Mr. Genrich stated that it is broken down so you can only have so much residential and so much commercial. Mr. Katz stated that the B-5 attempts to create one large PUD, and within your overall land use plan, you can control what goes where. Commissioner Goldspiel stated that things like this have been tried in courts all over and have not held up. Mr. Katz stated that the Goals and Objectives state what we want the Town Center to be. Commissioner Button asked if Mr. Raysa had given an opinion on this ordinance. Mr. Truesdell said he has and feels it is workable. Mr. Katz stated that the only problem Mr. Raysa had was with the use category, which was originally 30- 40 pages long. After considerable review, they excluded anything that you needed to drive your car up to. Buffalo Grove Plan Commission Regular Meeting October 3, 1979 Commissioner Davis stated that if you build an office building, you can then rent space to any legitimate business you want. Commissioner Goldspiel asked if we really wanted a 10-story building. He said he was under the impression we wanted to preserve the view of St. Mary's steeple. It was decided to address this question later after completing discussion of land uses. Commissioner Goldspiel left at 8:40. Commissioner Harris noted that Radio, Television and Broadcasting Stations were included and asked if they would allow an antenna in the Town Center. It was determined that they would have to place their antenna outside the Village. After further discussion, the following changes were made to the list of land uses: Omit: Drapery, Curtain & Window Coverings Stores Omit: Fabrics & Sewing Accessory Stores Add: Barber & Beauty Schools Omit: Specialty Clothing Boutiques Omit: Frozen Dessert Stores Omit: Restaurants, carry-out larger than 500 sq. ft. Add: Florist & Plant Shops Omit the word "Public" after Art Galleries Omit the word "Commercial" after Museums Omit: Museums,. not-for-profit Add: Outdoor Theaters, festival-drama, (exclusive of drive-in movie) Omit: Penny Arcades The entire Office Section is to be combined as follows: 1. Bank, Savings & Loan, Financial Institutions (exclusive of drive-in facilities. 2. Business Offices 3. Medical Offices, Clinics & Laboratories 4. Professional Offices The first item under the section labeled "Public" should read: Public Offices of Federal, State, County or Local Governments Combine: Postal Service, Pickup Stations and Postal Service, Distribution Service to read: Postal Facilities Change: Bus Terminals to Bus Shelter Change the reference to Off-street Parking to simply read: Off-street Parking Facilities Most of the items being striken from the list were being done so because they fell into the category of "Specialty Shops". Buffalo Grove Plan Commission Regular Meeting October 3, 1979 -5- B-5 ORDINANCE - BULK REQUIREMENTS Mr. Genrich stated, in answer to Commissioner Goldspiel 's question about building height, the BDDC feels it is necessary in order to retain open space and have the density we need to make the project viable. Mr. Truesdell stated that, with regards to the view of the Church, he thinks 3- story buildings are going to block the view just as much as a 10-story building. Mr. Katz said there is a total of 10 acres in the entire parcel which is going to be residential. If you were talking about the entire parcel being residen- tial, he would agree 100 ft. is too high. Commissioner Glover stated that we also have a 75 ft. limit for commercial and he could see this dwarfing the open affect you want to create. Mr. Katz said we are trying to prevent the density that would create that affect. Also, be- cause we do not have the tollways and the means for a large amount of people to get here, you are not going to have that many high buildings. Commissioner Shifrin mentioned an article in the paper recently regarding the decline of residential business districts. He said he feels we should learn from the ones that have failed. Mr. Kandel said we excluded the things that tend to fail. Mr. Genrich stated that the original B-5 Ordinance we had was based on a study done by the Illinois Department of Business Districts. Mr. Truesdell stated that we are trying to take what may be a bunch of scatter- ed little centers and put them into one place. On the recommendation of Mr. Hardt of the Appearance Commission, it was decided to strike Section I on Page 6. Mr. Hardt stated that the Appearance Commission felt the whole concept of signage would be more strict and it appears it is more liberal. We are also allowing higher signs than in the rest of the Village. Commissioner Harris stated that we are allowing a sign naming all of the shops in the center plus the individual signs. It was agreed to eliminate the list- ing of the tenants on the identification sign. It was suggested the Appearance Commission get together with the BDDC and come up with a workable sign section of the Ordinance. Commissioner Harris asked how can we enforce maintenance such as replacing a dead bush. He asked how they could single out these people and not require it of a person down the street. Mr. Katz said he would like to encourage this throughout the Village. Also, everything is different here than in other parts of the Village. Buffalo Grove Plan Commission Regular Meeting October 3, 1979 -6- Mr. Genrich suggested that in Section 7.5.3., No. 3, we should not only require the pattern, but also be specific and show street widths and setbacks, etc. Mr. Katz explained that that is what "intended design standards" means. Mr. Genrich pointed out that in 7.5.4., No. 2, it commits us to schedule a Public Hearing in 30 days whether the developer has completed what was requested at the last workshop or not. Commissioner Davis asked if they know what style of architecture they want in the Center. Mr. Katz said "no". Commissioner Davis asked what if the first developer comes in with a very modern redwood style building. He would set the entire style of the area and, if someone comes in with a colonial style build- ing, he could not build it. Mr. Katz stated that would not be so. Commissioner Harris felt the Ordinance requested too much of a developer dur- ing the preliminary stage. Mr. Katz stated this is the way they felt they could screen a developer to make sure we are getting a quality development. He said his firm does this all the time. After further discussion, the following changes were made to the Bulk Require- ments section of the Ordinance: Omit Section I, Page 6 No. 16, Page 20, should begin "Statement of any specific variations" . No. 17, Page 20, should read "A tax impact report utilizing a Village ap- proved formula." Item B, Page 17, omit the word "positive". Mr. Genrich stated that the BDDC had two or three alternative plans and they felt comfortable that this plan is vague enough to be a guide but offer flex- ibility. NORTHWEST COMMUNITY HOSPITAL Representing the Hospital was Mr. Burt Chotiner. Mr. Delaney stated that on September 5, the Plan Commission set up a subcommittee for review of the Hospital plan. He said the only development on this parcel at this time will be the Ambulatory Care Center. One year prior to the term of the Agreement, the eastern portion will be petitioned for annexation and B-3 zoning. Also, in the annexation agreement language, the list of uses will carry over into the eastern portion. Mr. Delaney stated that the temporary access drive has been eliminated in lieu of a permanent drive on the south parcel. They have resolved the driveway issue with Mr. Henderson across the street. The Hospital Buffalo Grove Plan Commission Regular Meeting October 3, 1979 it -7- has provided us with a tree survey and it will be in the exhibit to the Annexa- tion Agreement. Also, any future development will respect the existing trees on the property. In response to a question from Commissioner Button, Mr. Delaney stated that Parcel 1 and Parcel 2 make Parcel A and the eastern parcel is Parcel B. Mr. Delaney stated that the retention will be located on the south point of the southern parcel according to the Forester's suggestions. Commissioner Button made the motion that the Plan Commission recommend to the Village Board approval of the prelinary plan package consisting of the follow- ing: Document Prepared by Date Received Prelinary Plan Elk Grove Engineering Co. 10-2-79 Plat of Survey Paul Lotz 9-29-79 Site Development Plan Hundrieser, Gutowksy & 10-1-79 Associates Abutting Land Uses 10-1-79 Tree Survey Paul Lotz 8-31-79 Subject to any field revisions required by the Village Engineer, and further approve the concept of annexation for the entire 8.0 acre tract of land. Commissioner Davis seconded the motion. Upon a voice vote, the motion passed unanimously. BUFFALO GROVE DATSUN Representing Datsun were Mr. Steve Thompson and Mr. Lloyd Fried. Mr. Delaney stated that the Park District has opted to take the land donation in two pieces. He said that Mr. Raysa suggested we go along with a 2-lot sub- division and put a restriction on the middle lot. The 12 ft. buffer is shown on this plan. It also shows that the berm will have a wave affect and not just a 3 ft. wall. The Appearance Commission reviewed the light poles and approved them at a height of 24 ft. Commissioner Harris reminded the developer that the planting must be a solid screen. Mr. Thompson asked if that was in addition to a berm. Commissioner Harris said he was not sure. Mr. Fried stated that the berm is only 2 ft. tall. He said the Forester is to tell them what kind of plantings he wants them to use. Buffalo Grove Plan Commission Regular Meeting October 3, 1979 -8- Commissioner Button made the motion the Plan Commission recommend to the Village Board approval of the Preliminary Plan for Buffalo Grove Datsun, indicating a 6200 square feet dedication to the Park District in two par- cels, and subject to any field revisions required by the Village Engineer. Commissioner Davis seconded the motion. The motion carried unanimously. ADJOURNMENT Commissioner Shifrin made the motion the meeting be adjourned at 11:00. Commissioner Davis seconded the motion. The motion passed unanimously. Respectfully submitted, Astrid L. Hasley Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Regular Meeting October 3, 1979