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1982-01-06 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Plaza Buffalo Grove Development Ordinance January 6, 1982 Chairman Shields called the Regular Meeting to order in the Municipal Building, 50 Rupp Boulevard, Buffalo Grove at 7:31 P.N. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Davis Mr. Glover Mrs. Reid Mrs. Kaszubowski Mr. Krug Commissioners Absent: Mr. Button Also Present: Mr. H. Eisenberg, Developer, Buffalo Grove Plaza Mr. M. Gitlitz, Attorney, Buffalo Grove Plaza Mr. R. Moses, Architect, Buffalo Grove Plaza Mr. J. Lindgren, Traffic Analyst, Buffalo Grove Plaza Mr. M. Wehier, Landscape Architect, Buffalo Grove Plaza Mr. J. Schudt, Engineer, Buffalo Grove Plaza Mr. T. Schwartz, Jewel/Osco Mr. M. Schwartz, Buffalo Grove Trustee Mr. R. Kuenkler, Village Engineer Mr. G. Boysen, Director of Public Works Mr. J. Truesdell, Village Planner Mr. D. Asher, Developer APPROVAL OF MINUTES Commissioner Glover moved approval of the December 9, 1981 Special Meeting Minutes with Commissioner Reid seconding. Page 1, paragraph 1 add "at one time". Page 2, paragraph 7 change plan for closure to plat and add "Mr. Kuenkler said that the staff had reviewed the plat and found it in order and outlot A will be deeded to the Park Distrcit later". Page 3, paragraph 6 add "because there would be a traffic signal. Vote - unanimous. Commissioner Reid moved approval of the Regular Meeting Minutes of December 16, 1981 with Commissioner Kaszubowski seconding. Page 5, paragraph 5 change letter to memo and after regarding add "his presentation of the Village's position to District 214 at the Public Hearing". Add "He had"before "a phone conversation". After projection add study. Page 5, paragraph 8 add Mrs. Reid to the Absent. Page 6, paragraph 2 add "mrs. Reid resumed her seat. " Vote - Commissioners Glover and Kaszubowski abstained. COMMITTEE AND LIAISON REPOldS Commissioner Kaszubowski attended the Village Board Meeting on January 4, 1982. The Nortran loan has been tabled for 30 days pending the meeting that will be held at the end of the month. 2 - Chairman Shields closed the Regular Meeting at 7:34 P.M. Chairman Shields resumed the meeting at 8:35 P.M. Commissioner Goldspiel moved recommending approval of the Preliminary Plan (SK-4F) dated January 6, 1982, The Grove Shopping Center Replanning, to the Vi»age Board subject to details on curbing as stated on the Engineering Plan dated December 17, 1981 plus all islands on the east edge of the parking area to be curbed and landscaped rather than only those shown on the Engineering Plan. Neither the north or the south outbuildings to be drive-in facilities. Commissioner Davis seconded the motion. Discussion: In response to a question from Commissioner Goldspiel, Mr. Truesdell stated that he did not see a problem with employee parking. The standards are designed to take into consideration both customer and employee parking. Mr. Moses stated that there are approximately 34 or 35 vertical spaces for employee parking along Route 83. In response to a question from Commissioner Sheldon, Mr. Schwartz stated that at the very peak hour we would have close to 100 employees who would generate approximately 75 cars. Vote: AYES: Commissioners Goldspiel, Sheldon, Davis, Glover, Reid, Kaszubowski, Krug NAYES: None ABSTAIN: None ABSENT: Commissioner Button The motion passed 7 - 0. Chairman Shields called a recess at 8:52 P.M. Chairman Shields reconvened the meeting at 9:06 P.M. DEVELOPMENT ORDINANCE Trustee Schwartz reviewed the background of the Development Ordinance with the Plan Commission. He stated that the Committee went through the ordinance. Conceptually they felt it was a good ordinance. They gave it out to several developers who submitted their comments. After reviewing the comments the Committee still felt that conceptually this was a good ordinance. One point of discussion was the cash contribution, the 115% bond. There was great opposition to this from the developers. The developers also would like to have the time for the preliminary plat extended to one year. Trustee Schwartz then distributed copies of the Committee Report to the Plan Commission Buffalo Grove Plan Commission Regular Meeting January 6, 1982 - 3 - dated December 15, 1981, titled Development Ordinance Committee Report to the President and Village Board of Trustees. Mr. Boysen stated the Development Ordinance was a combination of the Manual of Practices, the Subdivision Regulations and a Guide to Development. He stated there are a number of improvements that have been made that are not of great significance and some that are. . In response to a question from Commissioner Reid, Mr. Boysen stated that this ordinance will replace the current Subdivision Regulations as well as the Manual of Practice Trustee Schwartz stated the major purpose of the document is that there will be a complete ordinance to give a developer when he comes to the Village. In response to a question from Commissioner Davis, Mr. Boysen stated that one change was that the preliminary plan is not required to be submitted to the Village Board, They would go to the Village Board with a concept plan. Commissioner Sheldon stated that with this ordinance's approval the Plan Commission will know that a developer has received a copy of it when he comes to build in Buffalo Grove. There will be no surprises for either the developer or the Commission. In response to a question from Commissioner Davis, Mr. Boysen stated that there is no requirement that the Village have anything in terms of plans from a developer before annexation. This ordinance in no way prohibits that. Commissioner Goldspiel stated that there is more control at the annexation point and that is the reason for requiring documentation. Mr. Boysen stated that according to the State Statutes this ordinance must be reviewed by the Plan Commission and a public hearing be held. In response to a question from Mr. Asher, Mr. Boysen stated that all of the recommendations of the Committee have been accepted by both Mr. Kuenkler and himself. They are now in the process of modifying them. In response to a question from Commissioner Davis, Trustee Schwartz stated they mailed a letter to all the developers working in Buffalo Grove inform- ing them that this document was being put together and welcoming their comments. Commissioner Sheldon moved that the Development Ordinance review be placed on the next Plan Commission agenda and that it be handled in the same manner as the Zoning Ordinance, in that it was reviewed section by section as the agenda allows. Mr. Truesdell would determine the sections to be reviewed. Commissioner Goldspiel seconded the motion. Buffalo Grove Plan Commission Regular Meeting January 6, 198g - 4 - Discussion: Trustee Schwartz stated it was not the intent of the Committee to lessen the standards of Buffalo Grove. Vote: AYES: Commissioners Goldspiel, Sheldon, Davis, Glover, Reid, Kaszubowski, Krug NAYES: None ABSTAIN: None ABSENT: Commissioner Button The motion passed 7 - 0. SCHOOL DISTRICT CLOSINGS Commissioner Davis stated that he found nothing wrong with the draft letter received in his packet to the President and Board of Trustees from the Plan Commission titled School District Cooperation and he recommended submitting it to the Village Board as it is if the Commission agreed. Commissioner Reid preferred rather than being specific that instead the Commission submit a recommendation to the Village Board that Buffalo Grove extend all of their resources to all of the school districts. Commissioner Davis stated his preference to move this issue along. Commissioner Glover disagreed with the intent of the letter. He felt there were elected officials to handle this problem and the Commission members should go individually to these officials. Commissioner Goldspiel felt that a general principle of good planning was that one of the most important points of a comprehensive plan is to assist in the allocation of capital expenditures by helping to plan over a long range. Previous to this the Commission has had no qualms regarding voicing their feelings. Commissioner Reid stated that she had not gone along with those recommenda- tions. She felt that governmental bodies were elected to do their job. Commissioner Davis asked Commissioner Reid if she voted while on the Commission. Commissioner Goldspiel stated that the mast recent example was regarding the Town Center proposal where they were directed to look into using the farm house for a library. Commissioner Glover - We were looking for alternate uses and we offered it to them. Commissioner Sheldon moved that the Plan Commission not endorse the draft copy of the letter. Commissioner Glover seconded the motion. Discussion: Commissioner Goldspiel stated that after attending the School Board District Buffalo Grove Plan Commission Regular Meeting January 6, 1982 - 5 - 214 meeting one of the points for consideration was the concern of the community. If we feel the fact that the students north and south of Lake- Cook Road can get along, that is of interest to the Board. Vote: AYES: Commissioners Sheldon, Glover, Reid, Kaszubowski NAYES: Commissioner Davis, Krug ABSTAIN: Commissioner Goldspiel ABSENT: Commissioner Button The motion passed 5 - 2. Commissioner Sheldon stated that each member of the Commission should go to their individual school boards with their suggestions. Commissioner Davis stated that he thought this letter was a draft open for discussion and that they were going to discuss, edit and add to it. He re- stated his feelings that only new students going to District 125 should be placed in District 214. He understood that members of the Commission who have children in District 125 did not want them pulled out and put in District 214. In response to a question from Commissioner Sheldon regarding the financial impact on Buffalo Grove if their high school is closed, Commissioner Reid stated that at this stage there is subcommittee working on alternative uses for the buildings to be closed looking at the problem from a total consolidation point of view. Commissioner Davis asked if any thought had been given regarding mainten- ance of the pool at Buffalo Grove High School. If the school is closed the park District would be burdened with the entire cost of its upkeep. Commissioner Reid stated it was her understanding that the Committee has tried very hard to treat the issue of school closings as a total district problem. Commissioner Davis felt Commissioner Reid was looking at it from a 214 attitude, not as a planner. He further asked if there had been some thought given to the fact that if the school was closed it would be a disaster for not only the Village of Buffalo Grove but the shop owners on Dundee Road as well as everything the Village stands for. It is the show place of the Village, the entrance. This letter is recommending that our Village Board act as a moderator between the two Districts. I see nothing wrong with it. Those of us who have our kids in 125 should not look at it from %at point of view but as a planner. FUTURE AGENDA The next meeting would be on January 20, 1982 and would cover the Development Ordinance. In response to a question from Commissioner Reid, Mr. Truesdell stated that Buffalo Grove Flan Commission Regular Meeting January 6, 1982 - 6 - he did not believe that the documentation for the ordinance has to be completely finalized for thepublic hearing. Normallytheytryto have it P Y that way. ADJOURNMENT Commissioner Kaszubowski moved adjournment with Commissioner Glover second- ' ing. Chairman Shields adjourned the meeting at 10:07 P.M. Respectfully submitted, �7%2e�6 ZP/li Ka hleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting January 6, 1982 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Plaza January 6t 1982 Chairman Shields called the Public Hearing to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:35 P.M. Commissioners Present:. Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Davis Mr. Glover Mrs. Reid Mrs. Kaszubowski Mr. Krug Commissioners Absent: Mr. Button Also Present: Mr. H. Eisenberg, Developer, Buffalo Grove Plaza Mr. M. Gitlitz, Attorney, Buffalo Grove Plaza Mr. R. Moses, Architect, Buffalo Grove Plaza Mr. J. Lindgren, Traffic Analyst, Buffalo Grove Plaza Mr. M. Wehler, Landscape Architect, Buffalo Grove Plaza Mr. J. Schudt, Engineer, Buffalo Grove Plaza Mr. T. Schwartz, Jewel/Osco Mr. M. Schwartz, Village Trustee Mr. J. Truesdell, Village Planner Chairman Shields read the published notice of the hearing and instructed the audience as to the form the hearing would take. The Chairman then swore in the parties to testify. Mr. Moses presented the plan. He also distributed and presented an additional plan showing the south outlot as a 4,000 square foot building which would allow for a sit down type restaurant. He stated there is enough space for parking on the site to accommodate this facility and the shops. He then showed an elevation of the Jewel/Osco building and samples of the materials to be used. Mr. Moses referred to Mr. Truesdell's memo of December 22, 1981 to the Plan Commission titled Buffalo Grove Plaza Public Hearing. He stated that they would curb and landscape the islands adjacent to the store answering point 1. Point 3, building elevation, there is an intermediate level that holds the heating and cooling. They need the extra height for that. Most of the equipment will be inside the building but there would be something on the roof which would be hidden from the street view. Mr. Wehler presented the landscape plan. He stated they have created a small sitting spot toward the end of the Jewel/Osco near Lake/Cook Road. If the outlots are not developed in Phase One they will be seeded. 1 - 2 - Mr. Schudt presented the engineering plan. This plan was submitted to the Village Engineer and all his comments have been answered. Mr. Lindgren presented the traffic analysis. He stated that there were some questions relative to the sight distance. On Route 83 and Lake/Cook Road, at the corner, they do not expect a sight distance problem. There is more than sufficient sight distance to see around the corner. Regarding right- in/right-out on Lake/Cook Road, the site distance along Lake/Cook Road toward Weiland Road has more than 1,000 feet. If the driver in the parking lot approaches Lake/Cook Road he would be stopped at the street. There is more than sufficient sight distance. In reply to a question from Commissioner Goldspiel, Mr. Lindgren stated that the sight distance out of the service drive is better than at the other two locations. There would be no problem with the screening fence. The driver would be stopped at the street and would be able to see across the fence. In response to a question from Commissioner Glover, Mr. Moses stated that with the new plan he assumed that the 4,000 square foot building would be a restaurant and there is sufficient parking spaces. In response to a question from Commissioner Glover, Mr. Gitlitz stated that having two outbuildings was a matter of economics. Commissioner Glover stated his preference for curbing of every island. He further stated that he felt the precast concrete shown on the building eleva- tions wasn't compatible with the Northwest Community Medical Center. Commissioner Kaszubowski stated her preference for the islands adjacent to 1 the store to be curbed. In response to a question from Commissioner Goldspiel, Mr. Wehler stated that there are some planters adjacent to the building that have been reduced in size and are about 8 feet long and 6 feet deep. In response to a question from Commissioner Goldspiel, Mr. Moses stated that there is 24 feet between the parking bordering Route 83 and the rest of the parking isles. The isles could not be lengthened instead because they w .d lose approximately 10 spaces. Mr. Lindgren stated that those spaces were employee parking and there would be no problem with them because they only turn over once a day. In response to a question from Commissioner Goldspiel, Mr. Gitlitz stated that the north outlot building would be limited in size and purpose because of the parking spaces. It would possibly be a financial institution or a small retail use. It would not be a food use. Buffalo Grove Plan Commission Public Hearing January 6, 1982 - 3 - In response to a question from Commissioner Goldspiel, Mr. Gitlitz stated that they would pay for the traffic light. They would try to work out something with the Village that, if at a later date there were other users, they could recapture some of the cost. Initially it would cost the Village nothing. Mr. Krug stated his preference for curbed islands near the store. In response to a question from Commissioner Sheldon, Mr. Schudt stated the detention basin will be 4 feet deep. The water will come from the site itself and approximately 2 acres to the north. The detention basin, in a 100 year storm, will dewater in less than a day after the rain stops. In response to a question from Commissioner Sheldon, Mr. Gitlitz stated that the Steepleview Condominiums are approximately 80 feet from the Jewel. There are no windows in the condominiums facing the Jewel. In response to a question from Commissioner Davis, Mr. Eisenberg stated that the north outbuilding will be a non-food type facility. In Phase One it would be a small retail or a financial institution without a drive-up. In responce to a question from Commissioner Davis, Mr. Schudt stated the plan is in the process of being sent to the Cook County Highway Department. Chairman Shields closed the Public Hearing at 8:34 P.M. Respectfully submitted, jtia2aeje,)6—/72,e,z,/ Kathleen Comer Recording Secretary APPROVED BY: I � C LeAPP__--cp Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing January 6, 1982