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1986-07-16 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Public Hearing to consider a revised Comprehensive Plan for the Village of Buffalo Grove. July 16, 1986 Chairman Sheldon called the public hearing to order at 7:33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Musfeldt Ms. Kaszubowski Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Krug Mr. Gal Also Present: Ms. Annamarie Scheffler, Cambridge Resident Mr. D. Limardi, Lincolnshire Village Manager Mr. G. Glover, Village Trustee Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the Buffalo Grove Herld and informed the audience of the format the meeting would take. She then swore in Mr. Truesdell. Mr. Truesdell reviewed the background of the development of the Comprehensive Plan. Last Fall the Village Board held a planning session to discuss goals and policies for the future development of Buffalo Grove. Out of that session came various concerns that the Board had and they determined to update the Comprehensive Plan. The major concerns were traffic generated and the amount of multi-family development in the Village. They felt Buffalo Grove would be loosing its character as a single family development. The 1981 plan called for 40% single Family and 60% multi-family and the Village would like to see that reversed. The plan was sent to the Commission where the goals and policies were reviewed taking into consideration the concerns of the Board and the land use plan was developed. He referred to exhibits of the current and revised plans. There were 3 public meetings held to review the revised plan and this meeting was the formal hearing. The changes to the plan were: 1. Three areas were added a. East of Milwaukee Avenue at Aptakisic Road b. The Northeast corner of Lake-Cook Road and Milwaukee Avenue c. South of Route 53 at Shaffer Road west of the Crossings subdivision. 2) The plan reflects a lower density and population. This plan shows 55% single family and 45% multi-family with 80% of the land area single family and 20% of the land area multi-family. 3) There will be approximately 52,000 population. The existing plan called for 60,000 in population. They project 19,869 dwelling units in total with 55.5% detached single family 44.5 multi-family 4,763 acres of residential 348 acres of commercial 336 acres of office 730 acres of industrial 1,129 public and semi public 7,308 total acres within the planning area. The fiscal impact was figured in 1985 dollars. The Village would see an annual surplus of 2.0 million dollars. District #125 will see a annual surplus of 7.8 million. District #96 will see a 1 million surplus annually. District #102 will see an annual surplus of 8 million dollars. District #103 will see a deficit of half a million dollars annually. District #214 will see an annual surplus of 1.2 million. District #21 will see a $758,000.00 an annual deficit. Buffalo Grove Park District will see a 1.1 million dollar annual surplus. The transportation for the revised plan is currently being studied by the Village Consultant regarding the impact it will have on the roadways. The Village is served by Lake Michigan water through the year 2,000. The sanitary sewers will be served by the Metropolitan Sanitary Sewer System and the Des Plaines River Dewage Treatment Plant. School District #214 expressed a need for expanded sports fields which are shown on the plan. District #96 needs another school site which is on the plan. District #102's one future existing school site is shown on the plan. They have not submitted any new sites as they currently hired a new superintendent and have not reviewed their sites yet. This plan reflects the Comprehensive Plan of the Buffalo Grove Park District. Buffalo Grove Plan Commission Public Hearing July 16, 1986 - Page 2 During the Public Information Meetings the following comments were made. 1. There is a need for a community center. The Village has made provision for it but it is up to the Park District to develop it. 2. The health hazard of living or working near a Commonwealth Edison power line location was studied by the Village Health Officer and he found that there is no hazard. 3. A resident felt the Village should be more aggressive with developers and encourage more parks and less multi-family. He referred to a letter from the Village of Long Grove dated July 14, 1986 in which they stated they are opposed to the proposal in the plan for the land north of Aptakisic Road, the Morrison property and the 5 acre parcel in the northwest corner of Route 83 and Arlington Heights Road. District #96 Superintendent Willard wanted to relate the fact that they support the school site on the plan and he had no quarrel with the Village fiscal impact methodology. The transportation plan will be presented to the Commission for their review and comments. The information on soils will be available but will not be included in the plan as it has not changed. Commissioner Goldspiel would like to see this information (environmental section) included in the plan. Commissioner Rhodes would like to see the recreation policy and the open space facilities maintained. There are some parcels of land that would be good for natural areas. In response to Commissioner Katz, Mr. Truesdell noted the Village has set a time limit of the year 2020 on this plan. The bulk of development will be within the next 20 years. In response to Commissioner Musfeldt, Mr. Truesdell stated that what has been shown on the plan generally reflects what the Park District wants. This plan does not show every park in the Village but the major open space corridors and large parks Mr. Limardi was concerned with Neighborhood #3. In response to Mr. Limardi, Mr. Truesdell noted that the Village plan has a slightly higher density than the Lake County Comprehensive Plan. The estate area is planned to be 1 dwelling unit per acre. The non estate area in yellow is single family at 3.2 units per acre. The orange area south of Route 22 is 6 units per acre. Lake County has not commented on the plan, a copy of which was mailed to them. The major changes in Neighborhood #3 is generally a lower density. The Superintendent of District #103 was sent a copy of the fiscal impact analysis and he did not comment on it. Buffalo Grove Plan Commission Public Hearing July 16, 1986 - Page 3 The Village of Riverwoods received a copy of the Plan. The attorney for the Andrews Property requested that the Commission delay a recommendation on this plan until their parcel, which has been before the Village for over a year (zoned industrial and they are requesting multi-family zoning) , has finished its review process which should be within the next two months. Ms. Annemarie Scheller was concerned with the increase in taxes. She felt there was land in the Village that could be used to reduce taxes by its use. Chairman Sheldon closed the public hearing at 8:21 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing July 16, 1986 - Page 4 1 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Comprehensive Plan Highlands Commercial July 16, 1986 Chairman Sheldon called the regular meeting to order at 8:33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Musfeldt Ms. Kaszubowski Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Davis Mr. Krug Mr. Gal Also Present: Mr. T. Conrardy, Co-Developer Highlands Commercial Mr. M. Norkett, Co-Developer Highlands Commercial Mr. G. Glover, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, to approve the Regular Meeting minutes of May 21, 1986 as amended. Approval was unanimous with Commissioner Katz abstaining in favor and the motion passed. Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt, to approve the Public Hearing minutes of May 21, 1986 as amended. Approval was unanimous with Commissioner Katz abstaining in favor and the motion passed. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, to approve the Regular Meeting minutes of June 18, 1986 as amended. Approval was unanimous in favor with Commissioners Kaszubowski and Katz abstaiting and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Goldspiel, to approve the Public Hearing minutes of June 18, 1986, 1986 as amended. Approval was unanimous in favor with Commissioners Kaszubowski and Katz abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Goldspiel, to approve the Regular Meeting minutes of July 2, 1986 as amended. Approval was unanimous in favor with Commissioner Katz abstaining and the motion passed. COMMITTEE & LIAISON REPORTS None COMPREHENSIVE PLAN Moved by Commissioner Kaszubowski and seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board adoption of the Proposed Comprehensive Plan as presented. Discussion: Commissioner Goldspiel stated this plan is something that is highly professional in nature and covers many aspects discussed in many meetings. The overall plan is comprehensive in that it covers many different aspects. It will be an important tool in covering the growth of the Village for years to come. As the Village sees that things need to be changed and adjusted it does so on the plan. Commissioner Musfeldt stated that the Andrews Property has been before the Commission discussing the piece as multi-family and that does not deter approval of this plan at this time. AYES: Commissioners Goldspiel, Musfeldt, Kaszubowski and Rhodes NAYES: None ABSTAIN: Commissioner Katz ABSENT: Commissioners Davis, Krug and Gal. The motion carried 4 - 0 - 1. HIGHLANDS COMMERCIAL Mr. Conrardy stated they will be discussing Plan A-1 dated July 9, 1986 which addresses some of the concerns brought up by staff shortly before this meeting. The property is a convenience shopping center at the southwest corner of Busch and Weiland Roads. They want to discuss the second plan and review the changes. 1. They have combined the two access points. 2. They have eliminated the separate service drive entrance. Mr. Truesdell stated Mr. Carmignani was concerned with the entrance point at Busch Road since there is no storage for left turns. He did not necessarily recommend a right in, right out only because it was not the most desirable access. Staff generally feels more comfortable with a right in, right out at that intersection. If Busch is widened, a nonmountable median could be installed. If no restriction is made now you will have a harder time restricting it later. The improvements to the road would include a right and left turn lane, if left turns are allowed. Buffalo Grove Plan Commission Regular Meeting July 16, 1986 - Page 2 In response to Commissioner Musfeldt, Mr. Truesdell stated the fire department did not see any problems with the site. They prefer no parking in front of the buildings and a fire hydrant behind the building. They were not concerned with access behind the buildings. The parking stalls would be 9' by 18' at a 45 degree angle. Mr. Conrardy stated they are not asking for any variations or changes. Mr. Norkett responded to Chairman Sheldon stating they would push the snow to the edges of the property. If heavy snow fell, they would haul it off the site. Commissioner Rhodes felt that if the shrubs were high they would obstruct the line of site of cars, with access for 18 wheeler trucks behind the building and with employee parking. Mr. Truesdell pointed out that the parking ordinance is intended to cover employee parking. Commissioner Goldspiel was concerned with the bike path to the west of the site. Perhaps the path shouldbe the responsibility of this developer. Mr. Truesdell noted the Village has not looked at it as a requirement of this developer. The path would be on the other side of the creek and therefore it is important to make sure that aesthetics are considered. Mr. Conrardy stated they are looking to start the project this year. They will have small stores. If there was a major tenant they would redesign the center and be back before the Commission. If the economy stops they would go with one wing. They are concerned with the timing of the project. Commissioner Goldspiel pointed out that there would be a 5' sidewalk on Weiland Road and an 8' bike path on Busch Road. The developer agreed the shopping center should be responsible for the extension of the Weiland Road/Busch Road intersection improvements south along Weiland Road and west along Busch Road to provide the required left and right turn lanes at the two entrances to the shopping center. Commissioner Musfeldt was concerned with how this intersection fits together with the train station in that area. Mr. Truesdell stated the station would be further east and it would require 8 acres. Commonwealth Edison has tentatively agreed to let the Village use its right-of-way for parking. Commissioner Goldspiel stated the Transportation Commission is looking at two bus routes to service the train station. Route 690 extended to Busch Road and a bus route basically serving the Fiore area. It is likely that there would be another bus coming from the east. You could assume that a train station would need parking for 500 cars. These figures are strictly preliminary. He also noted that the station should have an area for bike parking. He would like to see more of the surrounding area near the site. Buffalo Grove Plan Commission Regular Meeting July 16, 1986 - Page 3 CHAIRMAN'S REPORT Chairman Sheldon welcomed Commissioner Katz. She stated that if anyone cannot make a meeting they are scheduled to attend, they should either call her or Mr. Truesdell so that there will not be a quorum problem. FUTURE AGENDA SCHEDULE There will be a Planning Meeting on July 23, 1986 and the Commission had received an agenda for this meeting in the packet for the July 16, 1986 meeting. Mr. Truesdell stated this agenda will serve as the packet for the July 23, 1986 meeting. There is a possibility of a special meeting on July 30, 1986 if the developer has all his material in on time. ADJOURNMENT Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 9:22 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: CJ/ Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting - - ----- __ -- -----------_---------------------- July 16, 1986 - Page 4