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1983-06-01 - Plan Commission - Minutes 1 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Hidden Lakes Village Buffalo Grove Commerce Center Zoning Ordinance Cedar View June 1, 1983 Li Chairman Sheldon called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois at 7:39 P.M. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mrs. Reid Mr. Krug Mr. Goldberg Commissioners Absent: Mr. Shields Mrs. Kaszubowski Also Present: Mr. G. Pfeffer Developer, Hidden Lakes Village Mr. D. Haller, Developer, Cedar View Mr. L. Gibbs, Commissioner, Appearance Commission Trustee Stone Trustee Glover Mr. W. Raysa, Village Attorney Mr. H. Riebman, Prospective Commissioner Mr. S. Tantuways, Prospective Commissioner Mr. L. Musfeldt, Prospective Commissioner Mr. J. Truesdell, Village Planner Mr. R. Piggott, Developer, Buffalo Grove Commerce Center Chairman Sheldon introduced Messrs Riebman, Tantuway, Musfeldt who were candidates for the open seat on the Plan Commission APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Davis to approve the May 4, 1983 Regular Meeting minutes. Page 2, paragraph 1 add "in" after "is". Page 3, paragraph 3 change 1983" to "1980" and paragraph 10 change "cheeper" totbheaper". Approval was unanimously favorable with Commissioner Krug abstaining. COMMUNICATIONS Commissioner Goldspiel reported on , Village Board meeting which he noted had - 2 - a training program that ran from 3:00 P.M. to 9:00 P.M. containing a brain storming and training session. He did not attend that session. • Regarding the subcommittee on Transportation composed of members of the Plan Commission and Transportation Commission, Commissioner Goldspiel attended a meeting which was to consider ways of improving road access to the Village. Several issues were raised and Mr. Truesaell has reviewed them. The Illinois Route 53 extension from Dundee Road to Lake Cook Road is scheduled for the fourth quarter of fiscal 1986. The develop- ment of an interchange at Route 53 and Rand is scheduled for the fourth quarter of 1986. The interchange between Lake-Cook Road and I-94 is one of the interchanges being considered by the Tollway Authority. As a result of this study there will be a ranking in terms of the cost effectiveness of the various interchanges. An indication is that some effort is being made in Deerfield to provide land for the interchange which would reduce the expense and therefore improve the cost effectiveness. There is a possibility all of these projects could be underway within a few years. Commissioner Goldberg attended the May 4, 1983 Village Board meeting at which the Northwood Grove Unit II 's developer brought in pland to change the original plat to small single family homes. There was extreme opposition to it. It was his judgement, in view of this opposition, that the developer would submit a plan at a later date and want to rethink his development because neither the Village Board or the adjacent property owners were pleased with his proposal. Mr. Truesdell stated the developer has requested an extension on his original PUD plan. The extension will be before the Plan Commission on June 15, 1983. HIDDEN LAKES PHASE 2 FINAL PLAT Mr. Truesdell stated this plat has been reviewed in accordance with the Development Ordinance and meets all requirements subject to signatures of the utility companies. Commissioner Goldspiel stated in comparing the approved preliminary plan to the proposed plat there seems to be a loss of 6/10ths to 7/10ths of an acre in Lot 9. He wondered why the preliminary approved plan shows 1.87 acres and the plat shows 1.2 acres. He wanted to make sure the Village would get all the open space that it should get. Mr. Truesdell stated it would be picked up in the next phase of development. In response to Chairman Sheldon, Mr. Pfeffer stated the reason for this is that since the preliminary plan was done, the land in question originally had been scheduled for the fire station. He believes the intention was Buffalo Grove Plan Commission Regular Meeting June 1, 1983 - 3 - to deal with the whole section in Phase 3 and submit it for approval. The ultimate result will be the same. The shape may vary. In response to Chairman Sheldon, Mr. Truesdell replied that whatever is developed or platted it will have to come to the Plan Commission for preliminary plan and final plat approval. Mr. Raysa stated the developer is subject to the annexation agreement. The preliminary plan binds him. Mr. Pfeffer did not feel it was being platted. He does not really know what is going to happen in Phase 3. It was done as a matter of convenience. Mr. Raysa stated the developer is bound by the annexation agreement to plat that 7/10th of an acre as open space. Phase 3 is unplatted. If it becomes single family where does that 7/10th of an acre go? Mr. Pfeffer stated it would be resolved when Phase 3 comes in to be developed. There is ample control. Mr. Raysa suggested that if Phase 3 was sold to another developer the Village would wind up with another piece of land that no one wanted. Commissioner Goldberg asked if the developer would be opposed to adding that piece to Phase 2. Mr. Pfeffer stated the plan was originally drawn up that way but was changed when he talked with Mr. Kuenkler. He would have no problem changing it if it met with Village approval. Commissioner Goldspiel stated there was a Village requirement of showing all the angles. He pointed out one angle that was not shown on the plat. He asked if there were any pedestrain ways or bike paths. Mr. Truesdell replied that they were located along the south property line in Lot 11. Commissioner Goldspiel stated that under Section 8 of the Village plat requirements these bike paths should be indicated. He further pointed out that under paragraph 15 of the Village ordinance it states "Dimensionally accurate outlines and legal descriptions of any areas to be dedicated or reserved for public use, and of any area to be reserved by deed covenant for common uses of all property, " The outlots to be used for the residents should be labeled as such. Mr. Pfeff r had no problem with that. In response to Commissioner Davis, Mr. Pfeftr stated ultimately they will stock the lakes. That comes in Phase 2. Buffalo Grove Plan Commission Regular Meeting June 1, 1983 - 4 - Mr. Raysa pointed out a section of the plan that was shown as public (plat F) and the lot after it was shown as private. It does show a phase line for 2. Commissioner Goldspiel asked if the plat closes properly. Mr. Truesdell stated he believed the engineer did this. It is part of his usual check. Commissioner Goldspiel was nervous about approving a plat subject to a perimeter that will be made later. Moved by Commissioner Reid, seconded by Commissioner Goldberg that the Plan Commission recommend to the Village Board approval of Hidden Lakes Village Phase 2 Final Plat subject to: 1. Entirety of Lot 9 designated private open space as on the original plat. 2. The missing angle be designated. 3. Lot 11 be so designated a bike path. 4. The addition of open public or open private be added to the plat. Commissioner Goldspiel amended the motion to delete points 3 and 4 and have point 3 read Lots 7, 8, 9, and 12 be designated as private open space and Lot 11 as public bike way. Commissioner Goldberg accepted the amendment. Discussion: Commissioner Goldspiel would like to hear from staff as to how this was resolved by letter prior to it being presented to the Village Board. AYES: Commissioners Davis, Reid, Krug, Goldberg NAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioners Shields, Kaszubowski The vote was favorable 4 - 1 and the motion passed. BUFFALO GROVE COMMERCE CENTER UNIT 2 B FINAL PLAT Mr. Truesdell stated approval of the final plat and final phase of the Buffalo Grove Commerce Center was being requested. He pointed out there was a 3,244 square foot piece the Village requested Lexington purchase so there would not be an island that no one would care for. At the next Plan Commission Buffalo Grove Plan Commission Regular Meeting June 1, 1983 - 5 - meeting there will be a public hearing on this piece. They request the piece be rezoned from R5 to 'I so that it can function as part of this site. Mr. Piggott stated that Lot 30 will come in off of Lexington Drive and the rest of the lots along there will come in along Hastings. Commissioner Goldspiel expressed concern approving a plan that has not been rezoned. Mr. Piggott stated they own the piece and can plot it anyway they wish. They are the owner of record. Moved by Commissioner Goldberg, seconded by Commissioner Goldspiel, that this piece of land be moved to the public hearing stage for the rezoning. The vote was unanimously favorable. Mr. Truesdell stated the public hearing would take place on June 15, 1983. Commissioner Goldspiel questioned a legend. Mr. Truesdell stated he had discussed this with the assistant engineer and he explained it is not unusual for a plat to have a line somewhere that is assumed north. The measurements are basically drawn from that point. It is standard procedure. Commissioner Goldspiel stated the detention located in Lot 26 is on a lot scheduled to be built upon. He questioned how the detention would be protected, that it is not changed and not suitable for detention anymore. Mr. Truesdell stated the Village Development Ordinance does require certain volume to be provided for detention. Along with the final plat of subdivision submission of supporting documents are required. Chairman Sheldon stated the engineer has gone over these plans. A portion of Lot 26 is to be used for detention in a 100 year storm. In response to Commissioner Goldspiel, Mr. Piggott stated he would draw a line that will show the detention area and he will label it as detention. Commissioner Goldspiel asked if there were any use restrictions on this which should be shown on the plat or axe we relying on our Industrial Ordinance to take care of this. Mr. Truesdell stated this would be taken care of by the Industrial Ordinance. In response to Commissioner Goldspiel, Mr. Truesdell stated that the plat has been checked out and it does close. It is one of the procedures the engineering department does and is done by computer. Buffalo Grove Plan Commission Regular Meeting June 1, 1983 - 6 - Moved by Commissioner Krug, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of the Buffalo Grove Commerce Center Unit 2 Final Plat subject to: 1. Lot 26 detention easement be designated. 2. Adding the areas of each lot. 3. Points 7 and 13 of the Development Ordinance, under Section 16.20.090 be followed. AYES: Commissioners Goldspiel, Davis, Reid, Krug, Goldberg NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Kaszubowski The motion passed 5 - 0. Commissioner Goldberg requested that on final approval of plats that the staff include the original plat previously approved in Commission packets. Chairman Sheldon suggested any descriptions on changes could be noted by Mr. Truesdell and given to the Commission in their packets. Commissioner Goldberg would like to see it in front of him and not just a statement. Chairman Sheldon suggested that if there is a final plat review that the village engineer be present. Mr. Truesdell noted that the engineer was sick this evening and that was why he did not attend the meeting. ZONING ORDINANCE REVIEW - FINAL DRAFT Mr. Truesdell briefly reviewed his memo to the Appearance Commission, Plan Commission, Zoning Board of Appeals, Trusttes Glover, Stone and Marienthal dated May 19, 1983 titled Zoning Ordinance. Point 7 was questioned by Commissioner Goldspiel regarding a four foot high deck two feet from the property line and trouble with air conditioners located on the property line. Mr. Truesdell would look into this. Point 8 Mr. Raysa stated he felt this authority should not be shared but be under the durection of one authority. al Grave Plan Commission Buffalo rov on i i Regular Meeting June 1, 1983 - 7 - Commissioner Davis stated if it is a change of use of an original plan or if it involved a change in traffic you are getting into the area of planning. Mr. Truesdell stated that other municipalities usually have the special use review authority under the jurisdiction of their plan commission. Commissioner Goldberg felt a special use is an administrative matter. In another village that he was familiar with the special use was handled by the plan commission. He felt this was not an appeals matter. Commissioner Reid recommended that A under Section 17.28.020 be combined to reflect that these come under the review of the Plan Commission. The Commission was polled on Commissioner Reid's recommendation. Yes indicating they were in favor. Ayes: Commissioners Reid, Krug, Goldberg Hayes: Commissioner Goldspiel Abstain: Commissioner Davis Absent: Commissioners Shields, Kaszubowski The poll was favorable 3-1-1. Point 9 Mr. Truesdell stated it makes reference to the public hearing for special use. He further explained the procedure as stated in Point 20. Chairman Sheldon suggested that the Village logo appear on the public hearing sign. Point 10 Mr. Truesdell stated the distance between buildings in a PUD is based on building height and in no case can it be less than thirty- five feet from the property line. Point 11 Mr. Truesdell's requirements are based on the number,of,windows and doors. Staff decided to go with a more basic framework. They have increased the front to front and side to side relationship if there is no window. We simplified it somewhat. Point 12 Mr. Truesdell pointed out that some unnecessary sections were eliminated. Buffalo Grove Plan Commission Regular Meeting June 1, 1983 - 8 - Point 1 An age of for elderlywas used because manyprojects accept 3 g 55 P � P residents that are 55 years and up for senior citizen housing. Commissioner Krug suggested changing the wording to read"senior housing". Mr. Raysa will look into it. Point 34 Mr. Truesdell stated a parking standard of 1/220 for shopping centers was added. Commissioner Goldberg asked how the parking would be handled on an existing piece where a new business moved in needing less parking. Mr. Raysa will look into this. Commissioner Goldspiel felt this increase in parking requirement is not necessary. Mr. Truesdell felt it would work itself out. In reviewing a recent survey they used 1/250 ratio which would be about 400 spaces and would work out to another 40 spaces. Point 15 Mr. Truesdell stated this was amended to provide criteria for the Appearance Commission Point 16 Mr. Truesdell noted this excludes pistol and rifle ranges from amusement centers. Trustee Stone expressed concern regarding this issue. Chairman Sheldon stated it should not be under amusements because it is not a sport. Both Commissioner Goldberg and Trustee Stone felt these ranges should not be eliminated. Commissioner Goldberg suggested that it be left in recreation as a special use. Trustee Stone expressed his concern with the recent down sizing of homes in the Village and would like to curb some of the extremes from some of the developers who are coming up with smaller homes. He would like to see the minimum raised to something closer to no more than one third less than the largest home. Chairman Sheldon suggested perhaps staff could come up with a proposal on this and bring it back to the Commission for review. Trustee Glover would like to have a provision that a builder could not build large size homes in one section of his site and then build smaller homes next to the larger home section. He would like to continue the mix Buffalo Grove Plan Commission Regular Meeting June 1, 1983 - 9 - of housing but not segregate it in the same development. In response to Chairman Sheldon, Mr. Truesdell stated it appears the Plan Commission is not ready to make a recommendation on the Zoning Ordinance and he would review the points raised and bring it back before the Commission. Mr. Raysa pointed out that Number 3 on Page 13 subparagraph C states "in home care" and "baby sitting". The State of Illinois can license a home but the Village does not have to approve or permit it in a residential district. It is a hot topic and the section now states no more than two unrelated parties can be cared for in a home. Commissioner Reid recommended changing the wording to three and the Commission was polled on her recommendation. Yes indicated approval. AYES: Commissioners Davis, Krug, Reid, Goldberg NAYES: Commissioner Goldberg ABSTAIN: None ABSENT: Commissioner Shields, Kaszubowski The polling was favorable 4 - 1. CEDAR VIEW Mr. Haller briefly explained his new concept plan which had two cul-de-sacs and a looped street that comes out at Three States Boulevard. The 54' right-of-way with the sidewalks on one side carried throughout and a green belt walk system would be the only variation on this plan. It would provide adequate storm water detention at the east end. He felt this would be a reasonable compromise after reviewing the direction from the Plan Commission at the last meeting. The density is the same, 132 units. There is a 54' right-of-way and the set back is from that. The sidewalks are in the right-of-way on one side of the street. The emergency access is being discussed at this time and he had no final decision for this meeting. At present he is landlocked. There is quite a bit of parking on this new plan along the 27' wide street. This is guest parking. There is parking for 2 cars per unit also included off street. Commissioner Davis stated the plan answers all of his concerns. Commissioner Goldspiel felt it was quite an improvement but it would be highly desirable to have more sidewalks so that the green belt is linked up `./ to Page Road by sidewalk around the edges of the cul-de-sacs and the stubs of the driveways. Buffalo Grove Plan Commission Regular Meeting June 1, 1983 - 10 - Mr. Hailer did not think a set back of twenty feet from the sidewalk would be acceptable. He asked how the Commission felt about walks on the carriageway. Commissioner Goldspiei would accept that. In response to Chairman Sheldon, Mr. Truesdell stated technically it would be a variance but he thought it could be worked out. Moved by Commissioner Davis, seconded by Commissioner Goldberg that the Plan Commission go to the public hearing stage on this concept plan. The vote was unanimously favorable. FUTURE AGENDA June 15, 1983 the Northwood PUD extension and the Buffalo Grove Commerce Center rezoning public hearings would be on the agenda. Mr. Truesdell stated the Village Manager has received an application for an industrial revenue bond to build a child care center in the Village. He pointed out that there would be no staff liaison available for the regular July 20, 1983 Plan Commission meeting and suggested rescheduling it for July 27, 1983. Chairman Sheldon stated that if something came up for that meeting, July 27th would be acceptable. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Goldberg to adjourn the meeting. The vote was unanimously favorable and Chairman Sheldon adjourned the meeting at 10:34+ P.M. Respectfully submitted, thleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting June 1, 1983