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1986-05-07 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Comprehensive Plan Workshop Andrews Property (Pulte) Illinois Route 83 Plat of Dedication (Parcel #4) \ May 7, 1986 Chairman Sheldon called the regular meeting to order at 7:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Musfeldt Mr. Laskie Mr. Gal Commissioners Absent: Mr. Davis Ms. Kaszubowski Also Present: Mr. T. Hernandez, Architect, Andrews Property Mr. C. Karafortias, Attorney, Andrews Property Mr. G. Glover, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Commissioner Musfeldt stated that at the May 5, 1986 Village Board Meeting Commissioners Krug, Laskie and Gal were reappointed to the Plan Commission and their terms expire on April 30, 1989. Old Farm Village was approved for annexation agreement, annexation and amending the Zoning Ordinance for this plan. The Board approved a resolution supporting Lake County in their efforts to expand a waste water plant. There was a presentation on financing Mr. Lieberman's Town Center project. Old Farm Village will be back to the Commission because of the slope on the lake. At the April 21, 1986 Village Board Meeting, Commissioner Musfeldt reported, the official Zoning map was approved. The Seifert annexation agreement was approved including amending the zoning ordinance as the Commission recommended. There was a minor change in the Riverwalk plan regarding some dimensions that were approved. �../ The Grove Terrace site was discussed and denied.COMPREHENSIVE PLAN REVIEW Mr. Truesdell passed out a copy of the proposal for the transportation plan. He then reviewed two land use plans, the previous plan and Alternate A with some changes. The changes to Alternate A were: 1. Addition of the green belt system. 2. Eliminating an area of the plan (east side of Milwaukee Avenue, primarily non-residential) . 3. A few outlined areas for alternate land use consideration. a. The Pegelo Property (on the northeast corner of the Fiore Property) . The area is PUD 6 units per acre. The reason for zoning this was due to the impact of Buffalo Grove Road and the commercial/industrial uses near it. b. Old Farm II is a 4 acre piece zoned for commercial. c. Andrews Property which was previously a single family site on Alternate A it is changed and this along with another parcel to the southeast of it which fronts on Route 83 is PUD 6 units per acre. It was zoned industrial. d. The Russell Ray Property, previously single family, shown on Alternate A as industrial due to the impact on the Commonwealth Edison Property, the Soo Line tracks and proposed train station and industrial zoning near it. e. On the east side of the tracks the Pekara Construction Company property. Currently this is planned to expand a waste water treatment plant. f. West of the tracks and Route 83 a site previously PUD 6 units per acre. It is zoned commercial today. This corrects a mistake. Buffalo Grove Plan Commission Regular Meeting May 7, 1986 - Page 2 g. Southwest corner of Lake Cook and Arlington Heights Road to connect an error it was shown commercial and fits into the office zoning. h. South of the northwest corner at Weiland and Route 83 a senior housing/nursing home site. i. Buffalo Grove High School has petitioned the Village asking for 8 acres on the Happ Farm Homestead for expansion of their practice fields. It will be shown as public semi-public use. j . There is an area that was part of the Citrust Hilltown site and they have approached Vernon Hills for annexation. With a higher density than was set aside for this area. This does include the Pegelo site. Commissioner Goldspiel felt the Andrews site should be single family. Mr. Truesdell then reviewed the material given to the Commission in their packet regarding population and neighborhoods. Commissioner Goldspiel felt that when considering expansion of Village services, the population figures should be actual rather than projected. Chairman Sheldon called a recess at 9:18 P.M. and reconvened the meeting at 9:24 P.M. ANDREWS PROPERTY (PULTE) Mr. Hernandez reviewed the existing land use surrounding the property. They wish to blend in with the existing uses surrounding their site. This is an empty nester project. It's location, near the Town Center, will provide services to their residents. This development will create less of a burden on the Village than another type. Mr. Truesdell stated this site is zoned industrial but it has never been considered in that manner. It has always been looked at from the standpoint as residential. He feels it is not appropriate for industrial. Commissioner Goldspiel felt the site should be single family. Mr. Truesdell noted the developer was required to put in Buffalo Grove Road along its site. With an improvement of that size it was felt it could be done as a townhouse project. Commissioner Krug would like to see single family with commercial along the southern portion. Commissioner Goldspiel agreed with Commissioner Krug. Buffalo Grove Plan Commission Regular Meeting May 7, 1986 - Page 3 H Commissioner Laskie stated Highland Point is a nice new neighborhood abutting this site. With multi-family there is a higher transient area and it is more of a detriment to the Village. Commissioner Musfeldt felt he could see either single or multi family on this site. The Commission was polled as to whether they agreed with the proposed use in the plan before them or another use. Yes indicated favor of the use indicated on the plan. No indicated favor of another use. The poll was unanimously negative. Chairman Sheldon explained to the developer that they have the right to go to a public hearing and go before the Village Board or they could come back with another plan. Mr. Hernandez stated they will have to evaluate what they want to do next. Mr. Karafotias stated they gave an easement for water, they agreed to extend Buffalo Grove Road. They understood that this site was to be developed multi- family and now because of the Comprehensive Plan review this site is to be changed to another use. He felt this was not right. They met with the Village Board on 3 or 4 occasions changing their plan to the Board's dictates and were lead to believe this site was to be multi-family. Commissioner Laskie stated that in the past it appeared the Board had been doing some of the Commission's work and in the future would appreciate it if the Board would educate the developers as to what are the duties of the Commission. Commissioner Glover stated that the trustees tried to screen some of the plans so that the developer does not go through the whole process before he finds out what he has to do. The Comprehensive Plan has been up for review for several months and he realizes the Commission has had a heavy schedule. On this parcel the first proposal to the Board was multi-family of a higher density. The developer was asked to come back with single family. They came back with another multi-family plan and were sent away again. The third time they came back with this plan and the Board felt it had merit of plan review. This plan was within the realm of approval. The Board cannot get into indepth review of a plan. ILLINOIS ROUTE 83 PLAT OF DEDICATION (PARCEL #4) Moved by Commissioner Laskie, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of Illinois Route 83 Plat of Dedication (Parcel #4) dated January 23, 1986 Discussion: Mr. Truesdell stated this is on the west side of Route 83 across from The Grove. The Village requested dedication from the owner and it has never come into the Village with a subdivision. The owner is dedicating an additional 14' . Buffalo Grove Plan Commission Regular Meeting May 7, 1986 - Page 4 Commissioner Goldspiel pointed out that it is unclear on the drawing that Angle #1 is really Angle #1. Mr. Truesdell stated the plan is in order. AYES: Commissioners Goldspiel, Krug, Musfeldt, Laskie, Gal NAYES: None ABSTAIN: None ABSENT: Commissioners Davis and Kaszubowski The motion 5 - 0. ANDREWS PROPERTY DISCUSSION Chairman Sheldon pointed out that the uses for this piece could be industrial, multi-family or single-family. Mr. Truesdell recommends PUD 6. She noted Alternate Plan A is 52%/48% and the goal for the Comprehensive Plan is 60%/40%. Mr. Truesdell noted that there are certain areas that, despite the goal, the Commission might want to consider another use. He feels very strongly this should not be industrial. A residential commercial might be on this site but the commercial would conflict with the Town Center. Commissioner Musfeldt felt this site could be either single or multi-family but if he had to choose he would pick single family. Commissioner Laskie would like to see single family. He would go along with some commercial along Route 83 and Buffalo Grove Road to help pay for the extension of Buffalo Grove. Commissioner Gal would like to see single family. He could see the commercial being detrimental and creating a traffic problem coming from one area to another. Commissioner Krug would like single family because of the surrounding development. He could see the commercial on Route 83. Commissioner Goldspiel stated with the higher density, the commercial and industrial on the east/west arterials, it would be too much of an adverse character not to keep this single family. This corner could use a convenience type of shopping center. It would not be competitive with the Town Center. FUTURE AGENDA On May 21, 1986 there will be a workshop on the Town Center and a public hearing on the Buffalo Grove Nissan. Buffalo Grove Plan Commission Regular Meeting May 7, 1986 - Page 5 ADJOURNMENT Moved by Commissioner Musfeldt, seconded by Commissioner Laskie, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:40 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting May 7, 1986 - Page 6