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1979-08-22 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Datsun Rear Lot Line Definition Commercial Driveway Curb Cuts B-5 Zoning Ordinance AUGUST 22, 1979 Vice Chairman Sheldon called the meeting to order at 7:50 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Vice Chairman Sheldon Mr. Harris Mr. Goldspiel Mr. Davis Mr. Shifrin Mr. Glover Commissioners Absent: Chairman Shields Mr. Button Also Present: Mr. Robert Stavin, Datsun Mr. Lloyd Fried, Datsun Mr. Stephen Thompson, Datsun Mr. Stan Crosland, Park District Mr. John Marienthal, Trustee Mrs. Bobbie O'Reilly, Trustee Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner q/'s. i1a.ry To Reiff) Pres ective ,'7e.,,4er APPROVAL OF MINUTES Commissioner Goldspiel made the motion to approve the minutes of the Public Hearing of July 25, 1979, as written. Commissioner Harris seconded the motion. The motion carried with Commissioner Glover abstaining. Commissioner Goldspiel made the motion to approve the minutes of the Special Meeting of July 25, 1979, with corrections. Commissioner Davis seconded the motion. The corrections are as follows: Page 7, next to last paragraph, second line: should read "to consider the effect". The motion carried with Commissioner Glover abstaining. Commissioner Harris made the motion to approve the minutes of the Regular Meet- ing of August 1, 1979, as written. Commissioner Davis seconded the motion. The motion carried with Commissioner Goldspiel abstaining. Buffalo Grove Plan Commission Special Meeting August 22, 1979 -2- BUFFALO GROVE DATSUN Mr. Steve Thompson of Trebor Development Corp., stated that the proposed parcel is on Dundee Road east of Grand Spaulding Dodge, consisting of 4.2 acres. The proposed building will cover 17,300 square feet. He pointed out that they would be rerouting the drainage ditch and would have a retention basin of 1/3 acre. Mr. Delaney stated that under this zoning, there is a 12-foot buffer strip re- quired along the residential on the east and south edge. He said it has a zoning of R-1. Mr. Delaney stated that there was a meeting of the Mill Creek homeowners in which they stated their requests of the developer. Mr. Delaney pointed out that they are not an organized group and do not speak for everyone in the sub- division. Mr. Delaney stated that the developer has agreed to put a 20-foot bicycle path to the park. There is a lot of fill which may be used by the Park District or whoever wants it, free of charge. He stated that the driveway into the property is partly on Park District land. That will involve some kind of easement arrange- ment. They have agreed to provide screening around the exit. They also posted a performance bond to assure landscaping, etc. will be done. The Park District has plans to develop the site to the east next summer. The homeowners of Mill Creek have requested a"good will" donation. Datsun has offered the services of Mr. Thompson with regards to the Irving School site. Mr. Crosland stated the Park District has had another donation of fill but can use more and would be interested in working with them. He said the plans were received too late for a reaction from the Park Board. Mr. Crosland explained that the situation with the driveway occurred because Mr. Krause originally planned to donate a piece of land to the Park District farther west and the curb cuts and median cuts were made accordingly, which is why the curb cut ended up on park land. Mr. Thompson stated that the MSD does not require retention on their parcel, but the Village does. Consequently, the retention would cut down the remain- ing useable land to less than 2 acres. Commissioner Glover asked if there had been any thought given to ingress and egress to the property from any other place along Dundee Road. Mr. Thompson stated it is impossible. Commissioner Shifrin asked if they would be displaying cars along Dundee Road. Mr. Fried stated that will be customer parking. Commissioner Davis asked if there was any connection between Datsun and Buffalo Grove Dodge. Mr. Fried said no. Commissioner Davis asked if they could put a Buffalo Grove Plan Commission Special Meeting August 22, 1979 -3- pipe over the drainage ditch so they could put a driveway there. Mr. Thompson stated it is economically prohibitive. He added that they would be putting in a berm buffer. Commissioner Davis stated that they will have to deal with the Federal Govern- ment regarding the park land and what if they say "no". Mr. Fried said they have not purchased the land yet. Mr. Thompson stated there is a 20-foot easement along Dundee Road which belongs to the power company, so they are requesting to utilize approximately 35 feet of park land. Vice Chairman Sheldon asked if there was any thought being given to putting in a sidewalk along the park site. Mr. Thompson said yes. Mr. Fried said the homeowners did not stress this. Commissioner Davis asked if the residents felt this was desirable park land. Mr. Dave Kaplin, resident, stated it is not very good, but any park land they can have is welcome. Mr. Steve Shoemaker, resident, stated that the site is really not accessible to most residents because they have to walk through the apartment parking lot. Commissioner Harris asked Mr. Crosland what they will be doing with the park land. Mr. Crosland stated they will be grading and seeding and there will be a softball field. He said they must remain 40 - 50 feet off the property line because of poor drainage. Commissioner Harris pointed out that their plan also showed a football/soccer type of field. Mr. Crosland stated they will attempt to provide a more level condition than what there is now. Most of the drainage flow will be toward the west and then to the south. Commissioner Harris stated that these plans are substantially different than what the Park District planned when the Dodge dealer was being annexed. Mr. Crosland stated that the plans submitted were never approved. Commissioner Harris pointed out that the reason for the curb cut on their property was be- cause theyhadplanned a road and parkinglot on the park land. Commissioner Harris asked what the Park District had been promised by Mr. Krause. Mr. Crosland said it was to be deeded to the Village, fine graded - level, and seeded. Commissioner Harris stated that we should not be compelled to grant permission to build on this property if these promises were not met. Mr. Thompson said these promises were contingent on the Phase Two development of Grand Spaulding Dodge. Commissioner Harris said the promise was that it would be done before any further development and did not specify who would develop it. Mr. Fried said the promise was contingent upon Mr. Krause 's being able to develop the parcel. Buffalo Grove Plan Commission Special Meeting August 22,1979 -4-- Commissioner Harris stated that he is very strongly opposed to further develop- ment of this parcel until this agreement is met, unless the Park District is satisfied. Mr. Crosland said that whatever the Village can hold him to, has been done. Commissioner Harris stated that Mr. Boysen has requested the retention be placed at one point to serve the entire parcel. Is it possible to expand the detention behind the Dodge dealer? Mr. Thompson said it would require them abandoning the existing detention and building a new one. Mr. Fried said it would cost $60,000 - $70,000 and Mr. Krause would not agree to that. Mr. Stavin stated he did not feel they should be held to Mr. Krause 's promises. Commissioner Harris stated that the parcel was approved as a unit and if he had come with the plan he ended up with, it never would have been approved. Mr. Fried said if they were to move the retention to the east, Mr. Krause would never be able to sell the remaining parcel. Commissioner Harris said it was Mr. Krause who divided the parcel up and we will be left with the third party coming in and claiming hardship and we want to avoid that. '5 Commissioner Goldspiel asked where the boundary tr for the multi-family. Mr. Thompson said it is approximately due west of their property line. Commissioner Goldspiel asked where their used cars would be displayed. Mr. Fried said he did not know. Mr. Stavin said the front would be customer parking and possibly new and used car display, the sides would be customer service parking, and the rear would be storage for new cars. Commissioner Davis asked what type of fencing they were proposing. Mr. Fried said it would be cyclone. Commissioner Goldspiel stated that in addition to a change of plan, we also have a subdivision because we are being asked to take a parcel and divide it between two owners. We need to have the owner petition in that regard. Mr. Truesdell said he would check into that. Commissioner Goldspiel said this, is not just a question of changing a plan. We are looking at a piece of property that was annexed as a unified parcel, which is why we have the problems with retention, etc. We need to make sure the owner has met the original agreement. There will be a more intensive use this way than if the second phase had been built. It may be this parcel is not suitable to subdividing this way, and if there is a problem with creating a land-locked piece. Commissioner Goldspiel asked Mr. Crosland if there was to be parking on their site. Mr. Crosland said they have been given parking to the south for approxi- mately 40 cars. He said this park is for an open space buffer and to provide Buffalo Grove Plan Commission Special Meeting August 22, 1979 -5- active neighborhood use. Val/az-We Commissioner Glover stated that we are talking about a . piece of property regarding the driveway using park land, and is there any reason they could not make a fair settlement with the developer for the driveway, because this means money to the developer so the Park District should get something for letting them use it. Mr. Thompson stated they are under a time constraint and have to have a commit- ment in hand by September 1 in order to appease the Datsun Company. Vice Chairman Sheldon stated that the problem with the park land is not going to be resolved overnight. Mr. Thompson said they are willing to do anything they can to resolve it. Commissioner Shifrin made the motion the Plan Commission defer setting a Public Hearing until we have explored the following 3 alternatives: 1) getting an easement from the Park District, 2) getting an easement from Buffalo Grove Dodge, or 3) getting the Government to move the median cut. Commissioner Harris seconded the motion. Upon voice vote, the motion passed unanimously. Mr. Thompson asked for a list of what problems have to be met before a Public Hearing can be scheduled. 1. find out if this is a subdivision, 2. the memo from Mr. Boysen regarding retention for this property, 3. find out about the commitments by Mr. Krause as outlined in the July 20 memo from Mr. Delaney to Mr. Balling, 4. would like a copy of the August 2 letter from the residents of Mill Creek given to the Park District. Mr. Crosland stated the Government will not discuss this problem with them until their bid on August 30, so they cannot possibly meet with the Datsun people be- fore September 1. ZONING TEXT AMENDMENTS B-5 ZONING ORDINANCE Mr. Delaney stated the B-5 Zoning Ordinance has been worked on by the BDDC and they have come up with a workable draft. They would like a Public Hearing date set. Commissioner Davis made the motion the Plan Commission establish the Public Hearing date of October 3, 1979, for the Town Center B-5 Ordinance. Commissioner Buffalo Grove Plan Commission Special Meeting August 22, 1979 -6- Shifrin seconded the motion. Commissioner Goldspiel stated that he was astounded to find a 75 - 100 foot height limitation. He asked if they were really interested in 7-10 story buildings. He said he thought the whole point was not to hide St. Mary's steeple. Upon voice vote, the motion carried unanimously. REAR LOT LINE DEFINITION Mr. Delaney stated there has been a definition problem especially with pie- shaped lots. The ZBA has said you should measure out from the corners of the house and when you get to the lot line, that would be the rear yard measurement. Mr. Hruby said you should come from the point to where there is a width of 10 ' and measure from there. Commissioner Goldspiel stated that with Mr. Hruby's plan, you would have a smaller back yard. Mr. Truesdell said the advantage to Mr. Hruby's plan is that you can establish your entire building area on the plat without knowing what size house is going on it. Commissioner Goldspiel suggested that instead of using the figure of 10 feet you could use the distance equal to the width of the house as a point to start measuring. Commissioner Goldspiel made the motion the Plan Commission recommend an ordinance be drafted to amend the Zoning Ordinance to define a rear yard lot line for wedge-shaped lots, where presently there may be a problem defining a rear lot line. The interpretation should establish an imaginary line from side yard line to side yard line where the distance between is equal to the width of the principal structure. From that imaginary line, the required rear yard setback would be measured. The draft will be referred to the ZBA for their comments and the Plan Commission will set a Public Hearing for September 9, 1979. Commissioner Davis seconded the motion. The motion carried unanimously. CURB CUT ZONING Mr. Delaney stated they are having a problem in commercial areas because the way our ordinance reads, they are limited to a 25' curb cut. This is not enough room to create a median. The proposed change would provide for two 24' pavements with a 10 ' median. Commissioner Harris recommended that the ordinance state that the driveway be measured at the property line. Buffalo Grove Plan Commission Special Meeting August 22, 1979 -7- Commissioner Goldspiel made the motion the Plan Commission set a Public Hearing for September 19 to consider a refinement of the provisions in the Zoning Ordin- ance referring to curb cuts to make sure they are measured at the property line. Commissioner Davis seconded the motion. The motion passed unanimously. COMMISSION APPOINTMENT Commissioner Davis made the motion to approve the appointment to the Plan Com- mission of Mary Jo Reid, who has attended three meetings and has shown her in- terest in public service. Commissioner Glover seconded the motion. Commissioner Goldspiel asked Mrs. Reid if she understood the position on the Plan Commission to be entirely non-partisan. Mrs. Reid said she did. Upon voice vote, the motion carried unanimously. Vice Chairman Sheldon stated she did not understand why the Plan Commission was being requested to be at the Village Board Committee of the Whole meeting on the Goals and Policies of the Master Plan. Mr. Delaney stated the Commission was concerned that they had not met with the new Board, and that was the intent of this discussion. Commissioner Harris asked if Strathmore Shopping Center had an obligation to construct an 8' sidewalk along Arlington Heights Rd. Mr. Delaney said that is part of the Arlington Heights Rd. improvement. Commissioner Harris asked if we were getting any money from them for it. Mr. Delaney said he would check on this. Mr. Delaney said the Village Board annexed the Dearborn property and the site plan the Plan Commission reviewed was not part of the annexation. Also we are getting a full half road improvement for Buffalo Grove Road adjacent to that property. ADJOURNMENT Commissioner Davis made the motion the meeting be adjourned. Commissioner Goldspiel seconded the motion. The meeting adjourned at 10:05 P.M. Respectfully submitted, Astrid L. Hasley APPROVED BY: Buffalo Grove Plan Commission Special Meeting Patrick Shields, Chairman August 22, 1979