Loading...
1982-08-04 - Plan Commission - Minutes li REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Zoning Ordinance Revision August 4, 1982 Chairman Shields called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:34 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Davis - left at 9:46 P.M. Mr. Glover Mrs. Reid - left at 9:34 P.M. Mrs. Kaszubowski Mr. Krug - left at 7:40 P.M. Mr. Goldberg Commissioners Absent: None Also Present: Mr. R. Davis, Resident Mrs. N. Gleeson, Resident Mr. J. Polowy, Resident Mr. R. Witt, Resident Mr. S. Stone, Village Trustee Mr. R. Heinrich, Chairman Zoning Board of Appeals Mr. F. Hruby, Director Building and Zoning Mr. R. Henning, Building and Zoning Mr. E. Larson, Appearance Commission Mr. W. %ysa, Village Attorney Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Glover, seconded by Commissioner Kaszubowski to approve the Regular Meeting Minutes of July 21, 1982. Page 2, paragraph 7 add "Comm- issioner Kaszubowski questioned whether this plan was similar to the original preliminary plat since she was not a member of the Plan Commission when the original plat was approved. " Approval was unanimous with Commissioners Goldspiel, Davis, and Krug abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Krug attended the August 2, 1982 Village Board Meeting. At that meeting they discussed setting fees or tax increases to cover the Lake Michigan water. There will be a Water Commission meeting to discuss this issue on August 16, 1982. The Village participated in the Checker Road sewer oversizing with the builder. The ordinance for snow removal was not passed but they did make a resolution asking everyone to shovel their sidewalks. The Appearance Commission rejected the sign for the Continental Bank building. A fence request in the Villas of Buffalo Creek division was denied. They cited the police and fire officers that saved a little boy after the last bad rain. - 2 - Commissioner Krug left the meeting at 7:40 P.M. Commissioner Goldspiel also attended a Village Board meeting several weeks ago at which the Wynnedale development was approved. He felt it is very important that the Plan Commission give very carefull review to the basics of a plan because the Commission has more time to go over these items than the Village Board. Chairman Shields stated the proposed McDonald Restaurant for Terramere Plaza was vetoed by the Village of Arlington Heights. Commissioner Davis asked if there would be a public hearing by the Water Commission regarding the new water rates. Trustee Stone stated that he was not aware of a public hearing but there would be a public meeting on this subject on August 16, 1982 and everyone was in- vited to give input. Commissioner Sheldon asked about flooding after the last bad rain storm. Mr. Truesdell stated the public works office was very busy the day after the flood. He was not sure as to how bad it was in specific sections of the Village, however this rain did exceed a one hundred year storm. From his observation, the newer areas did better than the older developments which were built prior to passage of the current ordinance. ZONING ORDINANCE REVISION Mr. Truesdell briefly reviewed his memo of June 21, 1982 to the Plan Commission, Zoning Board of Appeals and Appearance Commission titled Zoning Ordinance Revision. The following comments were made. Mr. Truesdell stated that the definition of "Frontage" on Page 118 was incorrectly deleted. It would be added back in. Article 17. 52.030 - Application Process Notice Hearing for Appeal Mr. Heinrich stated he talked with Mr. Raysa and feels there is a significant burden being put on the individual homeowner the in notifying adjacent property owners the way the ordinance is written. He asked that something a little more workable for the average citizen be developed. Commissioner Kaszubowski suggested implementing the use of a sign on the property stating a hearing was to take place. Buffalo Grove Plan Commission Regular Meeting August 4, 1982 - 3 - Mr. Heinrich stated they have asked for this a number of times. He felt it should be written in the ordinance that way. It would allow other in- terested parties to know about the hearing. It was determined the sign would be considered in addition to the two hun- dred fifty foot notification. Mr. Raysa did not see a problem with this suggestion. Mr. Hruby felt there would be expenses involved with a sign, that of the lettering, erection and taking down. The present fees do not cover this. Trustee Stone suggested a sign similar to those used by other municipal- ities where only the date is changed and the lettering remains the same. It was suggested that the sign be no larger than sixteen square feet by Mr. Heinrich. Commissioner Glover suggested that in the definition of "Car Wash", after the first line insert the phrase, "that no more than one motor vehicle at a time be washed". 17. 12.4+85 Section A Commissioner Goldspiel pointed out that the word "boat" was typed incorrectly. Section B Commissioner Goldspiel felt the terminology referring to "boat trailer" should be cleaned up. Mr. Raysa will research this point. 17.20, Page 24 through 26 Mr. Heinrich questioned the wording for the definition of "parch". Mr. Hruby stated he had a meeting with the Village Attorney and the Village Planner regarding this definition. They will review it again. 17.28 - Special Uses Mr. Heinrich felt there should be no changes as to which Board reviews a Special Use. It was his opinion that the PUD 's should be taken out of this section altogether. Commissioner Goldspiel felt it was not clear to him, from reading this section, that PUD's would go to the Plan Commission. Buffalo Grove Plan Commission Regular Meeting August 4, 1982 - 4 - Mr. Truesdell stated that the Plan Commission review of PUD's is covered because the Development Ordinance is referenced in this section which basically gives the Plan Commission the authority of reviewing plans and plats. Mr. Truesdell informed the Commission that a special use has to be listed as a special use. If it is not listed as a special use it cannot be heard. Li Commissioner Goldberg recommended that special uses should go before the Plan Commission. Commissioner Goldspiel felt PUD's variances on raw undeveloped land should go before the Plan Commission. Changes in use of existing structures should go to the Zoning Board of Appeals. Mr. Heinrich agreed. Chairman Shields directed the staff to look into this. Mrs. Gleeson stated that the Crossings has a special use situation with their barn. Mr. Truesdell replied that the way the ordinance has been drafted, Section F on Page 33, the Crossings would be able to come before the Plan Commission with a plan and have that reviewed with a recommendation to the Village Board. Mr. Heinrich felt the way the ordinance is written now, or the old ordinance, a commercial use cannot be permitted in a residential PUD: Mr. Truesdell felt they would have to come back and have an amendment to the PUD. Mrs. Gleeson stated they do not want a zoning change. Mr. Raysa stated the current ordinance sets up two types of PUD's, residential and general planned development. General PUD's can have some commercial on them. Some discussion then tookplace regarding the amendingof the PUD as it g g relates to the Crossings Barn. In response to Commissioner Kaszubowski's question Mr. Raysa replied that yes under the new ordinance, Page 33, if it was passed as it is, the Crossings could come in ask for a variance. Commissioner Goldspiel felt the old language regarding this situation should be put back in the new ordinance, that a use be primarily for the residents of the PUD. Buffalo Grove Plan Commission Regular Meeting August 4, 1982 - 5 - Commissioner Goldberg stated if the Plan Commission wants commercial use in a planned area for residents, allowances for people to come in apply should be made. If the Commission does not feel they want this, they should write it in the ordinance accordingly. Commissioner Glover agreed. He would like to have the commercial develop- ment linked totally to the development that it is in. The Commission was polled as to whether they wanted the section rephrased to contain the language of the old ordinance regarding commercial for a PUD. Yes vote indicated continued use of the old ordinance's language. AYES: Commissioners Goldspiel, Sheldon, Glover, Reid, Kaszubowski NAYES: Commissioners Davis, Goldberg ABSTAIN: None ABSENT: Commissioner Krug The poll was favorable 5 - 2. Commissioner Reid left the meeting at 9:34 P.M. Commissioner Goldspiel stated historically Buffalo Grove had one of the earliest PUD's in the area. It started with the residential PUD and the general PUD came later. Commissioner Sheldon asked staff to explore the possibility that the Village could reexamine these two catagories and possibly combine them. Commissioner Goldspiel questioned the height of radio and TV towers being 60' as stated on Page 44. Mr. Truesdell replied that 60' is the height necessary to pick up a signal. Commissioner Goldberg suggested using the term passive receiver so that the antenna is not used as a sender. Trustee Stone pointed out that Ham operators are senders. Commissioner Davis left at 9:46 P.M. Page 52 Commissioner Glover questioned whether the Village needed stacking space for drive-in's and drive-in windows in restaurants. Mr. Truesdell will research this. Buffalo Grove Plan Commission Regular Meeting August 4, 1982 - 6 - Page 48 F-1 Commissioner Goldspiel felt the wording of this section should be reexamined. 17. 40 - Reverse Corner Lot Some discussion took place regarding the definition of a reverse corner lot. Mr. Truesdell stated in the present ordinance there is no provision for a minimum rear yard i,na reverse corner lot. The new ordinance gives it a figure equivalent to what the normal side yard is. Commissioner Goldspiel felt this section would pose problems with builders of new developments. He suggested requiring the same kind of a back yard on a reverse corner lot as the regular lot and have someone seek a variance if necessary. Mr. Hruby stated staff is concerned with the fact that we would be making many residents non-conforming by passing this ordinance. He observed that the side yard is like the rear yard in most cases. Mr. Heinrich suggested leaving it the way it is in the old ordinance and broad- ening the variation authority. After some discussion the terms between one third and one half and the Zoning Board of Appeals should consider further how much variance should be allowed. Mr. Truesdell pointed out that the variation section is totally under the jurisdiction of the Zoning Board of Appeals. ADJOURNMENT Moved by Commissioner Goldspiel, seconded by Commissioner Sheldon to adjourn the meeting. Chairman Shields adjourned the meeting at 10:38 P.M. Respectfully submitted, �i ( 7/-e/2/ thleen Comer Recording Secretary APPPOVED BY: (.17 Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting August 4, 1982