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1982-11-03 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Zoning Ordinance Review November 3, 1982 Chairman Shields called the Regular Meeting to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:35 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Glover Mrs. Reid Mrs. Kaszubowski Mr. Krug Mr. Goldberg Commissioners Absent: Mr. Davis Also Present: Mr. M. Ives, Home Builders Association Mrs. V. Clayton, Village President Mr. S. Stone, Village Trustee Mr. R. Henning, Building and Zoning Mr. J. Truesdell, Village Planner APPROVAL OF MINTUES Moved by Commissioner Glover, seconded by Commissioner Kaszubowski to approve the October 20, 1982 Regular Meeting Minutes. Page 3, paragraph 8 change "we" to "they". Approval was unanimous with Commissioner Krug abstaining. COMMUNICATIONS Chairman Shields received a letter informing him that the Plan Commission has had the remodeling of the Burger King, located at Plaza Verde, referred to it. COMMIME AND LIAISON REPORTS Commissioner Goldberg attended the Village Board meeting of November 1, 1982 at which the remodeling of Burger King was referred to the Plan Commission. They are going to add a drive through. They will take the perimeter of their existing parking lot and come adjacent to the existing building on the west of what is now the service area. It would appear that with the exception of the driveway modification there did not appear to be any serious objections from the Village Board. It was unanimously referred. Some of the Board members felt we should address ourselves to some questions as to whether the western service drive should be an exit only. Who would be responsible for that service drive. We should check out the remaining parking spaces to determine if they are adequate. There were three other matters relevant to the Plan Commission � I - 2 - 1) Lexington Glen wants to change the plan from a dry detention to a wet retention. They found some of their grades were in error on the original plan and they were short 40,000 yards of top soil. The village engineer requested aeration of the area and to have eight foot safety ledges of stone. The Board felt this was a minor change, that it was not necessary for it to come before the Plan Commission. 2) Trustee Stone reported on the Commission's recommendation regarding the impact that the NIPC plan would have on Buffalo Grove. The position we had discussed was reviewed with the attorney. Mr. Raysa stated that there should be a comment made for the record regarding population, growth and any other matters the Board felt necessary. The Board approved unanimously to take the position recommended by the Plan Commission. NIPC will be advised. Commissioner Goldspiel attended a special meeting on the Sporlein Farm called by the homeowners. Also present at that meeting were Mr. Mastandrea and his architect. There were only four homeowners who lived on the eastern edge of the development present. The developer presented his landscape ideas which were not finalized. The homeowners seemed to take the position that they would accept the plan being proposed. If the plan was altered, they would be back to see us. They will come to the public hearing with a list of their concerns so they are on the record. It appeared that they would not have any objection to the plan as it was being proposed. No one represented the property owners on the north edge of the area. They are concerned about lights shining and the developer stated he would put berms in to alleviate this. They would be about twenty feet away from the buildings. They are also concerned about flooding. The developer stated he has solved their flooding problem from the water run off of his proposed development with his water management plan. Commissioner Goldspiel advised the homeowners that the type and size of trees would be approved by the Appearance Commission. ZONING ORDINANCE Mr. Truesdell stated that two weeks ago he passed out a letter from Mr. Ives regarding the Zoning Ordinance. In the packet for tonight was that letter and one from staff responding to it. Mr. Ives has received a copy of the letter from the staff. Many of Mr. Ives' suggestions we agreed with and in some cases we did not agree. Mr. Truesdell then briefly reviewed his memo to the Plan Commission and Zoning Board of Appeals dated October 29, 1982 titled Zoning Ordinance Public Hearing Comments - Home Builders Association and Mr. Ives letter of October 18, 1982 to Mr. Truesdell regarding the Comprehensive Revision of the Buffalo Grove Zoning Ordinance. Buffalo Grove Plan Commission Regular Meeting November 3, 1982 - 3 - lc Commissioner Goldspiel did not think the definition was inclusive enough and at the same time too inclusive regarding out door coke, milk, ice machines, shed buildings etc. They are not fixed to the ground with concrete. Mr. Truesdell stated he did not look at those structures as permanent. Commissioner Goldspiel felt they should be looked at and covered. If they are not defined as structures, they are not regulated. Commissioner Glover felt the Commission should first look at items that are excluded from the definition. Ground surfacing should not be covered. All things put on footings and foundations are structures and there are many that are not put on footings and foundations. Commissioner Goldspiel suggested that staff look at how structures are used in the ordinance. Then the Commission would know what it is dealing with. It is hard to come up with a definition in the abstract. Mr. Truesdell noted that the ordinance will be typed on the word processor which would make this task easier. He will research some other ordinances and go through Buffalo Grove's in detail and see where a problem might be caused with this definition. Commissioner Glover felt more comfortable with the BOCA Code. Mr. Truesdell briefly reviewed the background of the A District. It was established because there was a concern that some of the backyards were not sufficient. 4c Commissioner Goldspiel did not feel comfortable with the wording "and/or". Mr. Truesdell will discuss it with the village attorney and get back to the Commission. Commissioner Goldspiel did not think this was intended for all the incentives to be affixed to a plan. A choice would have to be made by the developer. Commissioner Sheldon stated it is restrictive as it is written now and that is the way the Commission wanted it. It was agreed that the Plan Commission wanted this section left the way it was. Buffalo Grove Plan Commission Regular Meeting November 3, 1982 1 - 4 - K In response to Commissioner Goldspiel's question, Mr. Truesdell stated that by deleating this section we will be falling back on Title 19. This section is the part of our existing currently adopted PUD Ordinance. It is a whole new section for the Zoning Ordinance. It was determined that the Commission wanted this section left out. L The Plan Commission was in total agreement with staff's comments. In response to Commissioner Goldspiel's question regarding parking regulations, Mr. Truesdell stated that 1.7 parking spaces per unit for townhouses was pre- sently acceptable. If there was not adequate street width the developer needs a variance and certain conditions can be put on at that time. Mr. Truesdell will go back over several developed townhouses and manor homes to see how much parking is available on the street for guests. He will look at how much curb area is on the street. Mr. Truesdell stated the problem with this section is that there are no liveable basements in the Village. The current definition is that a live- able basement has to have an outside access. Commissioner Goldspiel felt this could be a crawl space. The basement area may not be something that is convertible. Some basements have water problems. Commissioner Goldberg recommended that useable height should be the key. Mr. Henning stated the building code requires a basement have a ceiling of seven feet. It was determined that the definition of liveable basement would be put back into the ordinance as it is in the current ordinance. Mr. Truesdell will do some research on the parking. He will get the Zoning Ordinance typed in the word processor and present it for final modification upon completion. After that review a final recommendation can be made to the Board. Buffalo Grove Plan Commission Regular Meeting November 3, 1982 - 5 - FUTURE AGENDA On November 17, 1982 there will be a public hearing on the Spoerlein Farm and the Commission will review the Burger King drive through modification. ADJOURNMENT Moved by Commissioner Goldspiel, seconded by Commissioner Kaszubowski to adjourn the meeting. The vote was unanimous. Chairman Shields adjourned the meeting at 9:20 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting November 3, 1982 II