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1982-09-01 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Business Park Buffalo Grove Commerce Center Wynnedale Zoning Ordinance Revision September 1, 1982 Chairman Shields called the Regular Meeting to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:33 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Davis Mr. Glover Mrs. Reid Mr. Krug Commissioners Absent: Mrs. Kaszubowski Mr. Goldberg Also Present: Mr. R. Piggott, Developer, Wynnedale Mr. L. Freedman, Attorney, Wynnedale, Buffalo Grove Commerce Center Mr. G. Schroll, Reisdent Ms. N. Gleeson, Resident Mr. R. Stone, Village Trustee Mr. L. Gibbs, Appearance Commission Commissioner Mr. R. Heinrich, Chairman, Zoning Board of Appeals Mr. F. Hrubh, Director Building and Zoning Mr. R. Henning, Building and Zoning Mr. W. Raysa, Village Attorney Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Glover to approve the August 18, 1982 Regular Meeting Minutes. Page 2, paragraph 4 change "sinnle" to single"; paragraph 5 change "parameter" to "perimeter"; paragraph 6 change "fourty" to "forty";paragraph 7 add to the first sentence "on the building separations. Page 4, paragraph 9 change time to read 7:00 A.M. to 10:00 P.M. and add to third sentence "such as service bays and car wash but no food would be sold on the premise. Page 5, paragraphs 9 and 10 change hook County Board" "Lake Lake County Board" "flood" 6, paragraph 9 change to "floor". Page 7, paragraph 7 change "line and" to "right hand". Approval was unanimous. COMM:Ur:LEE REPORTS Commissioner Reid attended the August 23, 1982 Village Board Meeting Committee Of the Whole. They reviewed the Development Ordinance. In their possession were copies of our suggested changes, the Development Ordinance Committee's recommendations, the attorney's recommendations and a memo from the staff. - 2 - They were in disagreement with the Plan Commission's recommendation regard- ing the driveway grades. They were going to leave the grade at up to 10%. The next step is approval by the Village Board. Transportation Commission Commissioner Goldspiel stated that there will be a shuttle bus operating during the Buffalo Grove Days from 2:00 P.M. to 10:00 P.m. on the day of the parade. It will loop from Lake/Cook Road, Buffalo Grove Road, Bernard Drive and Weidner Road. There will be no charge for the bus. BUFFALO GROVE BUSINESS PARK - UNIT I Mr. Truesdell stated this plat is concerned with the easterly section along Lake/Cook Road. Unit I consists of a one story and three story building. The plat appears to be complete. Staff did not find any problems with it. Commissioner Goldspiel stated there were no angles on the divider between Lot Number One and Two. He felt some angles were needed because they were going to be separate lots. Mr. Truesdell stated staff will recommend that the angles be added. Commissioner Goldspiel stated the distance from Arlington Heights Road to the west lot line looked to be a little off. There is a six foot difference. Commissioner Sheldon moved, with Commissioner Krug seconding, that the final plat of the Buffalo Grove Business Park be tabled because of lack of angles on the interior. The vote was unanimous. BUFFALO GROVE COMMERCE CENTER - UNIT 2A Mr. Truesdell stated that this plat covers lots fourteen through nineteen and thirty-five and thirty-six. It is located the next block north of Unit 1. Commissioner Davis asked the builder if any of the three buildings already built were leased. Mr. Putt stated they have a proposed lease on half of building six. They are working on a contract for building seven. They have a contract to buy lots eleven, twelve, fifteen and sixteen. They need to plat in order to sell these lots. Commissioner Goldspiel stated this plat does not have the angles on the internal lot lines. Some discussion then took place regarding these angles. Mr. Truesdell stated the Village Engineer felt all the dimensions that are needed are present on the plat. Buffalo Grove Plan Commission Regular Meeting September 1, 1982 - 3 - Moved by Commissioner Glover, seconded by Commissioner Davis, to recommend to the Village Board approval of the final plat of subdivision for the Buffalo Grove Commerce Center - Unit 2A dated August 23, 1982 subject to interior angles being shown on Eastwood Lane and Lexington Drive. AYES: Commissioners Goldspiel, Sheldon, Davis, Glover, Reid, Krug NAYES: None ABSTAIN: None ABSENT: Commissioners Kaszubowski, Goldberg The motion passed 6 - 0. BUFFALO GROVE BUSINESS PARK - UNIT I Moved by Commissioner Goldspiel, seconded by Commissioner Davis to take the Buffalo Grove Business Park - Unit I off the table. The vote was unanimous. Moved by Commissioner Glover, seconded by Commissioner Davis to recommend approval to the Village Board of the final plat of subdivision for the Buffalo Grove Business Park - Unit I dated August 26, 1982 subject to interior angles on the property line delineating lots one and two. AYES: Commissioners Goldspiel, Sheldon, Davis, Glover, Reid, Krug NAYES: None ABSTAIN: None ABSENT: Commissioners Kaszubowski, Goldberg The motion passed 6 - 0. LEXINGTON GLEN (Wynnedale) Mr. Piggott distributed a copy of the corrected plat reflecting suggestions in Mr. Kuenkler's memo to Mrs. Park of August 27, 1982 titled Lexington Glen (Wynnedale) final plat. Mr. Truesdell stated the end of cul-de-sac on Auburn bane showes a twenty foot building setback. It should be a twenty-five foot setback. Commissioner Goldspiel pointed out that a concrete monument should be located at the southeast corner. Mr.Piggott stated they will put it in. Commissioner Goldspiel stated language pertaining to emergency access ease- ment is needed. It was determined that this would be reviewed by the Village Attorney. Moved by Commissioner Goldspiel, seconded by Commissioner Davis, to recommend to the Village Board approval of the final plat of subdivision of Lexington Glen (Wynnedale) consisting of three sheets dated September 1, 1982 on condition that the following are corrected: Buffalo Grove Plan Commission Regular Meeting September 1, 1982 - 4 - condition that the following are corrected: 1) That the building setback line on the south of the cul-de-sacs on the west side of Auburn Lane be corrected to twenty-five feet. 2) A concrete monument be delineated at the southeast corner of the property. 3) Language be added to the easement provision concerning the emergency access and subject language to be approved by the Village Attorney. AYES: Commissioners Goldspiel, Sheldon, Davis, Glover, Reid, Krug NAYES: None ABSTAIN: None ABSENT: Commissioners Kaszubowski, Goldberg The motion passed 6 - 0. ZONING ORDINANCE REVIEW Mr. Truesdell referred to his August 19, 1982 memo to the Plan Commission, • Appearance Commission, Zoning Board of Appeals titled Zoning Ordinance Revision - Response to Direction Given at the August 4, 1982 Plan Commission Meeting. He stated these changes will be added to the Ordinance. Residential Districts Mr. Truesdell stated that the reverse corner lots are treated as other lots in terms of rear years. In his research of this issue he found that no one exempted reverse corner lots. They scaled the floor area ratios back in the R-9 District. They had some very high floor ratios previously. The changes staff recommends would reduce the size of the building. Chairman Shields called a recess at 8:27 P.M. Chairman Shields reconvened the meeting at 8:38 P.M. Use Districts Mr. Heinrich stated the R-9 PUD's in the area of porches should be addressed. Mr. Hruby referred to point five of the August 19, 1982 memo from Mr. Truesdell He stated R-9 allows more than one building on a lot. Mr. Truesdell and he had discussed this and they did not have a positive answer but they didn't identify any problems up to now with this type of unit. The options would be to say that you could have a deck, patio, etc. provided that you stay a certain distance away from the next building or tie it down to a certain size for this particular deck, patio, etc. Because you are not dealing with individual lots and buildings it becomes somewhat cumbersome to come up with something. Buffalo Grove Plan Commission Regular Meeting September 1, 1982 - 5 - Mr. Heinrich felt people will be wanting to add to their homes. He sees this as a future problem. He would like to see some regulation on this. Commissioner Krug stated it could be tied down to the living area. Commissioner Goldspiel felt tying it to the distance between the buildings would not be successful because of the angling of buildings and the variation that would take place. �•/ Mr. Heinrich stated it could be tied to the square footage on one floor. Mr. Truesdell stated staff would look into this. Mr. Heinrich stated the special use catagory regarding permitting a type of business for a B 2 in a B 1 district should be reviewed. Mr. Truesdell then passed out a copy of a letter from Mr. Schroll dated August 27, 1982 to Mr. F. Hruby's attention stating he would like to put a plumbing showroom in a B 1 district. Mr. Schroll stated they deal in cabinetry. They do not deal in pipe. They do have installers picking up from their location. He felt this would fall under furniture for the bath or kitchen. Mr. Heinrich stated this should be classified as a permitted special use in B 1. In response to Commissioner Sheldon's question, Mr. Schroll stated they do have a service business to handle home plumbing problems. The service area would be of an office type. There would be approximately twelve people working out of the office. They would be coming and going. It was suggested that Mr. Schroll's problem would be a matter for the Zoning Board of Appeals review or different zoning. The Commission wanted to leave plumbing showrooms in the B-2 district. Page 56 Residential Districts Mr. Truesdell stated staff felt that an additional residential district should be created, that being one for one acre lots. Commissioner Goldspiel was opposed to developing such a district. In Buffalo Grove every unit constructed has to be city sewer and water. This kind of lot would have septic tank and well. He felt this could be looked upon as exclusionary zoning. Commissioner Glover stated there are communities that have one acre lots and have full service for sewer and water. Buffalo Grove Plan Commission Regular Meeting September 1, 1982 - 6 - Mr. Heinrich did not want to see another zoning catagory. Mr. Raysa stated that if you have an R 1 zoning, the owner of a one acre lot can come back and subdivide it to the minimum lot size. The Commission was polled to see if they wanted to establish a residential zoningestablishing zoning. one acre lots. Yes vote ment such zonin . AYES: Commissioner Sheldon, Davis, Glover, Reid, Krug NAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioners Kaszubowski, Goldberg The poll was favorable 5 - 1. Commissioner Goldspiel requested that in the investigation of this zoning that the points he brought up be considered including the cost of servicing acreage lots with sewer and water. He asked the purpose of R-7 Transistional Dwelling Districts. Mr. Truesdell stated it is ment to be a multy-family district with a lower density that could be used as a buffer between single family and multi-family. The Commission concurred that R 7 Dwelling District should be the title for this section. Business Districts Mr. Truesdell stated that: 1) Physical culture and health systems should be moved to B 1. 2) Under laundromats, the current ordinance limits it to a ten pound capacity machine. He felt the capacity requirement should be dropped. 3) Floor area ratio in some of the commercial districts have been reduced. The maximum now is a . 5 which is sufficient for any kind of commercial. The B 4 District is more of the wholesale area that possibly could require higher floor area ratio. 4) Buffer zone requirement of twelve feet between the commercial and residen- tial district has been changed so the type of buffer is reviewed by the Appearance Commission for their recommendation. Commissioner Glover stated this has been discussed at length by the Commission. The question is where the fence should be located. Mr. Gibbs stated the Appearance Commission has looked at every one of these cases referred to them. They have tried to get a just settlement. He felt this would be best left up to the Appearance Commission. Buffalo Grove Plan Commission Regular Meeting September 1, 1982 7 _ In response to Commissioner Glover's question, Mr. Raysa stated there is no adverse possession regarding this issue. Mr. Truesdell would draft some language and get back to the attorney with it. 5) Mr. Truesdell stated there was a change in the B 3 District. It makes the procedure for B 3 the same as the procedure for the PUD's. 6) Mr. Truesdell was not comfortable with the Town Center goals and policies in the B 5 District. They are still stated as adopted goals and policies but not part of the zoning districts. Pages 75F, 76 D4, 80 Commissioner Goldspiel felt the language in these sections should be reviewed. Mr. Truesdell will look into them. Page 85J Commissioner Goldspiel pointed out that he was confused as to the meaning of "on two paved areas". Mr. Truesdell stated they want to maintain the twenty feet of green between all paved areas (i.e. driveway and parking lot) Page 92 J In response to Commissioner Goldspiels question regarding strobe lights, Mr. Truesdell stated the intent is not for any exposed lights that are outside the sign. He will check into this. Commissioner Krug felt this should be tied down by foot candle power rather than lights. Mr. Truesdell will check into this. Office and Industrial Districts Mr. Truesdell stated this is the same as adopted in the last review. Page69No. 5 Commissioner Goldspiel pointed out that the spelling of transposition and principal should be corrected. Page 101 No. 5F Commissioner Goldspiel pointed out that this should read "transistional yards" rather than "years". Mr. Heinrich suggested holding a joint public hearing on the Zoning Ordinance. Buffalo Grove Plan Commission Regular Meeting September 1, 1982 - 8 - Commissioner Krug pointed out that the section of the Ordinance regarding the sign for public hearings should state that it is readable from the street. Commissioner Goldspiel questioned the certificate of occupancy wording. Does each new occupant have to obtain a certificate of occupancy? Mr. Truesdell will look into this. Commissioner Goldspiel received a call from a concerned resident who had been informed that permission was being requested from Arlington Heights for an arcade on Dundee Road and Kennicott. He felt the Village of Buffalo Grove should give some input because it could draw truants from the High School. Mr. Truesdell stated this is not a new business. It is located in a bowling alley. They have five machines and are requesting permission for ten more. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Glover to adjourn the meeting. Chairman Shields adjourned the meeting at 10:06 P.M. FUTURE AGENDA At the September 29, 1982 meeting proposals will be presented for the Spoerlein Farm, A Wags restaurant on the Ken Tucker site and the Zoning Ordinance public hearing. Respectfully submitted, Kathleen Comer Recording Secretary AP ROVED: 2 Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting September 1, 1982