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1976-06-02 - Plan Commission - Minutes Revised and Corrected 6/16/76 (original attached) PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION June 2, 1976 Price Veterinary Hospital Commissioner Mendenhall called the meeting to order at 8:05 p.m. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel Commissioners Absent : Chairman Genrich Mr. Jacobs Also Present: Dr. Ronald Price Dr. Charlene Boeing Mr. Norman Schwennesen, Resident Mr. Robert Bogart, Trustee Mr. John Marienthal, Trustee Mr. James Kuenz, Prospective Member Mr. William Whited, Administrative Assistant In the absence of Chairman Genrich, Commissioner Mendenhall was elected by the members of the Plan Commission to serve as Acting Chairman for tonight's meeting. Commissioner Mendenhall read the Notice of Public Hearing published in the Independent Register on May 20, 1976. He asked those present in this regard to introduce themselves and be sworn in. Dr. Ronald Price introduced himself and his wife, Dr. Charlene Boeing and was sworn in. Dr. Price had intended to ask for rezoning from B-3 Planned Business Development to B-3 Special Use. However, the Public Hearing had been advertised for B-i Special Use. Commissioner Mendenhall consulted with members of the Commission and it was determined the Public Hearing would have to be rescheduled (probably not before July 7) and likewise the readvertising, or Dr. Price would have to go with the more restrictive B-1 Special Use zoning. Dr. Price stated he would be willing to rezone the property B-1 Special Use. After Dr. Price had agreed to the hearing as published, Commissioner Mendenhall explained the ramifications of accepting more restrictive zoning. Dr. Price presented the Site Plan for the hospital marked Exhibit 527-2 in the Plan Commission files. He stated that the existing building will be remodeled inside and out. The outside will be constructed of cedar with some masonry and a drop roof. A new electrical system, heating and air conditioning system, and plumbing will be installed. Also, an additional 3 inches of insulation will be added as required by the Village code. They will tie into the sewer along Route 83. i PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION June 2, 1976 Price Veterinary Hospital 1 Commissioner Mendenhall called the meeting to order at 8:05 p.m. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel 1 Commissioners Absent: Chairman Genrich Mr. Jacobs Also Present: Dr. Ronald Price Dr. Charlene Boeing Mr. Norman Schwennesen, Resident Mr. Robert Bogart, Trustee Mr. John Marienthal, Trustee Mr. James Kuenz, Prospective Member Mr. William Whited, Administrative Assistant In the absence of Chairman Genrich, Commissioner Mendenhall was elected by the members of the Plan Commission to serve as Acting Chairman for tonight's meeting. Commissioner Mendenhall read the Notice of Public Hearing published in the Independent Register on May 20, 1976. He asked those present in this regard to introduce themselves and be sworn in. Dr. Ronald Price introduced himself and his wife, Dr. Charlene Boeing and was sworn in. Dr. Price had intended to ask for rezoning from B-3 Planned Business Development to B-3 Special Use. However, the Public Hearing had been advertised for B-1 Special Use. Members of the Commission stated that legally they would have to reschedule the Public Hearing and readvertise or Dr. Price could go with B-1 Special Use zoning. Dr. Price stated he would be willing to rezone the property B-1 Special Use. Dr. Price presented the Site Plan for the hospital marked Exhibit 527-2 in the Plan Commission files. He stated that the existing building will be remodeled inside and out. The outside will be constructed of cedar with some masonry and a drop roof. A new electrical system, heating and air conditiong system, and plumbing will be installed. Also, an additional 3 inches of insulation will be added as required by the Village code. They will tie into the sewer along Route 83. i Plan Commission Page 2 June 2, 1976 Dr. Price stated that they will treat mainly small animals. No dogs will be boarded. Hospitalized animals will be kept in the far back area of the hospital. No animals will be kept outside. Also, there will be no incineration of refuse or animals. An exercise area will be provided for dogs that are brought to the hospital to be seen. Dr. Price added that there will be adequate parking and grass open areas. They plan on about 30-40 cars in the average day. Dr. Price stated that there would be two phases to the plan. Phase I would use the existing 40' right-of-way. The greatest exposure of the actual road would be to Route 83. The exit will be onto Buffalo Grove Road. When Route 83 and Buffalo Grove Road are further developed they will go into an agreement with the Village for Phase II which gives a 50' right-of-way. Dr. Price stated that when the property on the southeast of him is developed commercially, he hoped the Plan Commission or Village Board could ask that the developer share a drive with the veterinary hospital. Commissioner Goldspiel stated that permission for use of the drive on any land that might be commercially developed is something Dr. Price would have to work out with the landowner. He didn't think the Plan Commission could commit itself to this. Commissioner Goldspiel asked if the exercise area would be fenced in. Dr. Price replied that it would not be. This is just an area for the clientele to take their dogs. It is not for the dogs that are being hospitalized. Commissioner Harris asked why this area was not fenced in like a dog run. Some day the property near his would be developed and the activities of the animals should be confined. Dr. Price stated that most hospitals do not provide an area of this sort. Mr. Norman Schwennesen, owner of the Longview Nursery across Route 83 from the proposed veterinary hospital, asked how much deadening of sound the insulation would provide. Dr. Price replied that with concrete blocks alone there will be quite a bit of deadening of noise formal barking should not be heard. per. Loath tht rzcoatk%0f, nsuQaf;ior) Commissioner Goldspiel asked if there is a limitation of types of animals in the special use request. Dr. Price stated he would be willing to specify no cows, pigs, horses, etc. The Public Hearing adjourned at 8:35 p.m. Respectfully submitted, APPROVED: inda Ison art i/211'W--%41 Recording Secretary Carl Genrich, Chairman REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Fotomat, Price Veterinary Hospital, Grand Spaulding, Centex/Ridgewood June 2, 1976 Commissioner Mendenhall called the meeting to order at 8:35 p.m. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel Commissioners Absent: Chairman Genrich Mr. Jacobs Also Present: Ms. Jan Powers, Real Estate Representative for Fotomat Mr. Gene Farisi, Fotomat Dr. Ronald Price, Price Veterinary Hospital Dr. Charlene Boeing, Price Veterinary Hospital Mr. Howard Alterman, Grand Spaulding, Attorney Mr. Ronald Schwartz, Grand Spaulding, Architect Mr. Joseph Settanni, Park District Board Mr. Stan Crosland, Park District Mr. Richard Burton, Michael Ives & Associates, Centex Mr. Robert Fogarty, Construction Manager, Centex Mr. Robert Bogart, Trustee Mr. John Marienthal, Trustee Mr. James Kuenz, Prospective Member Mr. William Whited, Administrative Assistant In the absence of Chairman Genrich, Commissioner Mendenhall was elected by the members of the Plan Commission to serve as Acting Chairman for tonight 's meeting. Approval of Minutes Commissioner Shields made a motion to approve the minutes of May 19 subject to the following changes and corrections: On page 3, second full paragraph, last line, insert the word "drain" before "tile." On page 5, paragraph five, last line, after "will be" insert "a minimum of" and change 760 to 7600. Commissioner Kandel seconded the motion and it carried unanimously. Fotomat Ms. Jan Powers, Real Estate Representative for Fotomat, distributed pictures of an existing facility. A Plat of Survey had been distributed to the Commission earlier. This Plat of Survey is marked Exhibit #626-1 in the Plan Commission files. Plan Commission Page 2 June 2, 1976 Fotomat desires to erect a kiosk in the northeast corner of the Buffalo Grove Mall parking lot. Ms. Powers stated that Fotomat provides a film processing service as a matter of convenience. The hours will be basically from 10:00 a.m. to 7:00 p.m. Monday through Friday. On Saturday they will close at 6:00 p.m. and they will be closed all day Sunday. There is one girl at a time working there and they will work in four-hour shifts. It is basically a part-time job. Commissioner Kandel asked if there are any lease restrictions in that shopping center that would present a problem. Ms. Powers stated that to her knowledge there are none. Commissioner Kandel asked what kind of traffic pattern they expected. Ms. Powers stated that the last two rows of parking by the north drive on Arlington Heights Road would indicate the direction the traffic should go. The cars would pass on the north side of the building and go around to the west side of the kiosk. One would have to look at the parking lane as a one-way street. Commissioner Harris asked if there would be a window on both sides. Ms. Powers stated that there would be. Commissioner Harris stated that there is a drop in the grade as you come off Arlington Heights Road into the north drive. He asked if they had considered flooding problems during a heavy rain. Ms. Powers stated that the kiosk sits on a cement slab and this should be adequate. Commissioner Shields asked if there are any variations possible in the design of the kiosk. Ms. Powers replied that it is possible. It has been done in other communities. Commissioner Kandel asked if they would be willing to change their color scheme. Ms. Powers stated that they would be willing to be as flexible as possible without it becoming detrimental to their business. She added that they have a kiosk in Niles that has brick on the lower portion of the building. Commissioner Goldspiel asked if Fotomat is related to Kodak. Ms. Powers stated that they use Kodak materials but they are not affiliated. Commissioner Goldspiel asked what type of facilities there are in regards to plumbing. Ms. Powers stated that there are none. They generally have a letter from a gas station or restaurant nearby giving permission for employees to use the restroom facilities. Commissioner Goldspiel asked if this conforms to Village codes. Ms. Powers stated that it is her understanding from Mr. Dettmer that there are certain variations they would be needing and there is no reason why they could not be granted those variations. Commissioner Goldspiel asked what utilities would be required. Ms. Powers stated that they would require electricity and phone. The kiosk would be heated by electricity. She added that they would be responsible for maintaining the building. Plan Commission Page 3 June 2, 1976 Commissioner Mendenhall stated that the Plan Commission had received a copy of a letter to Mr. Fabish dated May 19, 1976, from Buffalo Grove Associates, Ltd. , Plaza Verde. The letter stated their disapproval of the installation of Fotomat due to the altering of traffic and the appearance of signs and building. Mr. Dan Kasberger from Camerasound of Buffalo Grove read a letter from Mr. Paul R. Gerst, President of Enercology Corporation, to the Plan Commission. The letter stated his disapproval of a Fotomat installation t in Buffalo Grove. f Mr. Gene Farisi, Fotomat, asked if they could come before the Plan Commission again at a later date to comment on the letters. Commissioner Shields stated that he felt the Plan Commission owed them the courtesy of giving them a chance to respond to the letters. They will be put on a future agenda. price Veterinary Clinic Commissioner Keister made a motion that the Plan Commission recommend to the Village Board the approval of the petition of Dr. Ronald Price for rezoning from B-3 to B-1 Special Use for the purpose of a veterinary clinic as delineated in the Phase I plan marked Exhibit 527-2 subject to the following: 1. No animals be kept outside. 2. No boarding of animals. 3. No incineration on the premises. 4. There will be no treatment of horses, cows, pigs, goats and sheep. Commissioner Kandel seconded the motion. Commissioner Goldspiel stated that he felt it was necessary to tie down the Phase I and Phase II plan. It should be made clear that at sometime they will have to conform to the Phase II plan. Commissioner Keister stated that at present there are no definite plans for the improvement of the intersection and if, in fact, there is an improvement in that intersection requiring more right-of-way the state and/or the Village could require the development of what needs to be done at that time. The following vote on the motion was taken: Commissioner Mendenhall yes Commissioner Shields yes Commissioner Harris yes Commissioner Goldspiel no Commissioner Keister yes Commissioner Kandel yes The motion carried. Plan Commission Page 4 June 2, 1976 ) REVISED AND CORRECTED 6/16/76(original attached Grand Spaulding Mr. Alterman presented the Site Plan marked Exihibit 474-6. He stated that they are in the process of acquiring 15.9 acres from Miller Builders. The sale of the property should be concluded sometime next week. They are purchasing the property to expand the existing operation of Grand Spaulding Dodge. The present plan is to pave acre fronting on Dundee Road according to the ordinance (including lighting, grading, paving, etc.) There are no plans at this time to expand the building, detention basin or build the staging building. If the detention basin and staging building are to be constructed it would be in 10-20 years. Mr. Alterman stated that they are willing to dedicate 3.31 acres for use as a public park located off Dundee road and Crofton Lane. The Village owns a 3- acre well site at the intersection of Dundee Road and Crofton Lane and the developer is hoping to tie in with that which would make a total of almost 4 acres of park area. He added that the 3.34 acres along Arlington Heights Road and Mill Creek Drive is not to be considered part of the request for rezoning. Mr. Alterman stated that the current parking lot of the Mill Creek apartment building on the north end extends into what is to be Grand Spaulding's property. It is possible that Miller intended it for the use of future apartment buildings. He added that Grand Spaulding has no use for that parking area. Mr. Settanni read a letter sent to the Plan Commission on June 2, 1976, from the Park District stating that they had received an updated site plan from Grand Spaulding Dodge. The letter also stated that there is no access other then the Dundee Road ingress-egress available at this time, the parking lot which occupies a portion of the park property on the south end reduces the amount of acreage for the park, and the possibility of connecting the drive off Dundee Road to the apartment parking lot was mentioned. Commissioner Goldspiel stated that Mr. Alterman had said the sale would be completed next week and he asked Mr. Alterman if he had been given any assurances that the zoning change would be granted. Mr. Alterman stated that he had received no assurances and no guarantees. Commissioner Goldspiel asked if any of the proposed dedicated park land was included in the zoning change. Mr. Alterman stated that it was not. Commissioner Harris asked what the east-west dimension was on the proposed dedicated park. Mr. Schwartz stated 200 feet. Commissioner Harris stated that he is concerned about the access to the park. The only access which is possible at the present time would be off of Dundee Road. Mr. Alterman stated that that will be discussed next week at a meeting with the Park Board. Commissioner Harris stated that he would be adverse to deleting the parking area in the existing apartment building development. Mr. Alterman stated that this is an encroachment. After further discussion it was decided that 1. This was a legal problem and should be looked into by Mr. Raysa, and 2. Bill Whited is to review parking requirements and determine if the proposed deleted area must be compensated for someplace else within the Miller Development. Plan Commission Page 4 June 2, 1976 Grand Spaulding, Mr. Alterman presented the Site Plan marked Exhibit 474-6. He stated that they are in the process of acquiring 15.9 acres from Miller Builders. The sale of the property should be concluded sometime next week. They are purchasing the property to expand the existing operation of Grand Spaulding Dodge. The present plan is to pave j- acre fronting on Dundee Road according to the ordinance (including lighting, grading, paving, etc.) There are no plans at this time to expand the building, detention basin or build the staging building. If the detention basin and staging building are to be constructed it would be in 10-20 years. Mr. Alterman stated that they are willing to dedicate 3.31 acres for use as a public park located off Dundee Road and Crofton Lane. The Village owns a acre well site at the intersection of Dundee Road and Crofton Lane and the developer is hoping to tie in with that which would make a total of almost 4 acres of park area. He added that the 3.34 acres along Arlington Heights Road and Mill Creek ➢rive is not to be considered part of the request for rezoning. Mr. Alterman stated that the current parking lot of the Mill Creek apartment building on the north end extends into what is to be Grand Spaulding's property. It is possible that Miller intended it for the use of future apartment buildings. He added that Grand Spaulding has no use for that parking area. Mr. Settanni read a letter sent to the Plan Commission on June 2, 1976, from the Park District stating that they had received an updated site plan from Grand Spaulding Dodge. The letter also stated that there is no access other then the Dundee Road ingress-egress available at this time, the parking lot which occupies a portion of the park property on the south end reduces the amount of acreage for the park, and the possibility of connecting the drive off Dundee Road to the apartment parking lot was mentioned. Commissioner Goldspiel stated that Mr. Alterman had said the sale would be completed next week and he asked Mr. Alterman if he had been given any assurances that the zoning change would be granted. Mr. Alterman stated that he had received no assurances and no guarantees. Commissioner Goldspiel asked if any of the proposed dedicated park land was included in the zoning change. Mr. Alterman stated that it was not. Commissioner Harris asked what the east-west dimension was on the proposed dedicated park. Mr. Schwartz stated 200 feet. Commissioner Harris stated that he is concerned about the access to the park. The only access which is possible at the present time would be off of Dundee Road. Mr. Alterman stated that that will be discussed next week at a meeting with the Park Board. Commissioner Harris stated that he would be adverse to deleting the parking area in the existing apartment building development. Mr. Alterman stated that this is an encroachment. After further discussion it was decided that this was a legal problem and should be looked into by Mr. Raysa. Plan Commission Page 5 June 2, 1976 Commissioner Harris stated that he is concerned about the 3.34 acres. The entire 15.95 acres is presently under a PUD. He asked what can be built on the 3.34 acres. Mr. Alterman stated that they have no plans for this. Mr. Whited stated that the PUD has expired. It is only good for one year. It can be re-zoned as R-1. There are many things that can be done with it. Commissioner Kandel asked Mr. Settanni about the problem of access mentioned in his letter to the Plan Commission. Mr. Settanni stated that for this park land to be acceptable they have to find other avenues to get to this area. They would like to extend the drive to Mill Creek Drive. Commissioner Goldspiel asked if this is the size and shape of park which is within the standard type of park requirements. Mr. Settanni said that it is not but they could make do with it. This is dry land which is one requirement they have made. Commissioner Mendenhall asked what they would prefer the shape of the park to be. Mr. Settanni said that it would be ideal if it were square. The question of taking the 3.34 acres for park land instead was raised. Mr. Alterman said it could be considered. They would, however, then want to rezone the originally proposed park land as commercial also. Mr. Schwartz added that the road the Park District is talking about extending to Mill Creek Drive is not scheduled to be built until later. Commissioner Shields stated that the question of rezoning to commercial on Dundee Road has not even been raised. He added that this rezoning is against the Master Plan. 1 Mr. Richard Reid, 990 Crofton Lane, stated that the proposed park is nothing more then a buffer zone. The people of Mill Creek have given up park land before to prevent the land from being rezoned commercial and he is sure they have not changed their minds in this regard. Mr. Krasner, a resident of Crofton Lane, stated that he thinks the staging building would be noisy. Mrs. Betty Reid, 990 Crofton Lane, stated that she is very disappointed that there is nothing new since the meeting of two weeks ago. She asked what condition the land would be in when it is dedicated to the Village. Mr. Schwartz stated that it would be dedicated in its present condition. Mrs. Mary LeBlanc, 1125 Mill Creek Drive, stated that she felt this proposal was totally incompatible with the houses that are so close to it. The type of commercial and the proximity to the homes is the question. Commissioner Mendenhall asked Mr. Settanni if the Park District could show the Plan Commission at the Public Hearing what the Park District wants instead of commenting on what was being offered. Mr. Settanni said it would be conjecture but they would do it. Commissioner Mendenhall asked Mr. Whited to set the meeting up between the Staff, Park District and developer sometime next week. Plan Commission Page 6 June 2, 1976 Centex/Ridgewood Mr, Richard Burton stated that he had met with the Staff, Park District and School District and they have come to some degree of understanding. There were no objections regarding the park land. Mr. Roggendorf, Superintendent of School District 102, is aware that this school site was agreed to sometime previously and there is little revision that can be done in relation to donation. He added that Mr. Ives would provide the tax impact study prior to the Public Hearing. Mr. Crosland stated that the only question to be resolved is how much of the public dedicated land the Village can actually maintain. This will have to be resolved by Mr. Larson. Commissioner Harris stated that he is concerned about the wedge between the two lots on the cul-de-sac which is an easement to the school land. He asked if this could be made wider. Mr. Bogart suggested that they give up a lot and widen it. Commissioner Mendenhall asked what would be considered the minimum width for this easement, Commissioner Keister stated 35 feet. Commissioner Goldspiel stated he was still concerned about the difference between the lots of the model homes for the duplexes and the actual lots in the duplex area. Mr. Fogarty stated that they explain beforehand what the people are buying. They are very sensitive to the consumer fraud laws. Commissioner Goldspiel said that he thinks the model lots should have the square footage of the actual lots marked on them. Mr. Bogart asked if there is condominium ownership for the townhouses. Mr. Fogarty stated that it is fee simple deed out. He added that the Village is responsible for the maintenance of the retention basin and the slope on it is 3' to 20'. Commissioner Mendenhall asked that the developer do the following before the Public Hearing: 1 1. Prepare the tax impact study. 2. The Plan Commission would like to have a one-page summary sheet showing the difference in housing units, people, land use, etc. , between the previously approved plan and this plan. 3. See what can be done with the wedge-shaped access to the school land. 4. Make a statement to the effect your model areas will try as near as possible to reflect the average lot size. Committee and Liaison Reports Commissioner Goldspiel stated that the RTA is having a hearing on the five-year plan and the one-year budget for Cook County on June 9th in Park Ridge and one before that in Lake County. Plan Commission Page 7 June 2, 1976 Adjournment The meeting adjourned at 11:20 p.m. to hold the Public Hearing on the Zoning Board of Appeals changes. ZBA Changes The meeting reconvened at 11:25 to act on the Zoning Board of Appeals changes. Commissioner Kandel made a motion that the Plan Commission recommend to the Village Board the acceptance of the changes in the Zoning Ordinance as researched by Mr. Whited. Commissioner Harris seconded the motion. The vote was as follows: Commissioner Mendenhall yes Commissioner Shields yes Commissioner Harris yes Commissioner Goldspiel no Commissioner Keister yes Commissioner Kandel yes The motion carried. Commissioner Goldspiel stated that he felt 33% was too big a change for yards. Adjournment Commissioner Kandel made a motion to adjourn and Commissioner Shields seconded the motion. The meeting adjourned at 11:30 p.m. Respectfully submitted, 4:4-1L...LQ407(1401b nda Isonhart Recording Secretary APPROVED: Car Genrich Plan Commission Chairman PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Zoning Board of Appeals Changes June 2, 1976 Commissioner Mendenhall called the meeting to order at 11:20 p.m. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel Commissioners Absent: Chairman Genrich Mr. Jacobs Also Present: Mr. John Marienthal, Trustee Mr. Robert Bogart, Trustee Mr. James Kuenz, Prospective Member Mr. William Whited, Administrative Assistant In the absence of Chairman Genrich, Commissioner Mendenhall was elected by the members of the Plan Commission to serve as Acting Chairman for tonight's meeting. Commissioner Mendenhall read the Notice of Public Hearing published in the Buffalo Grove Herald on May 19, 1976. Commissioner Harris asked why the Plan Commission was holding the Public Hearing for Zoning Ordinance changes. Mr. Whited stated that because the way the State of Illinois law is set up the Plan Commission has to hold the Public Hearing on Zoning Ordinance changes before they can go before the Village Board. The changes to the variations requested are for the purpose of the Zoning Board of Appeals being able to approve the variations so they do not have to go before the Village Board. The authorized variations for the Zoning Board of Appeals are: a. To permit under R-1 through R-6, a front yard, a side yard, or a rear yard less than that required by this ordinance, but such variation shall not exceed thirty-three (33) percent of the depth of the front yard, or the depth of the rear yard, or the width of a side yard, as required by this ordinance. b. To permit under R-1 through R-6, the use of a lot less in width by not more than fifteen (15) percent of the lot width as required by this ordinance. Plan Commission Page 2 June 2, 1976 c. To permit the use of a fence not greater than six feet in height. The Public Hearing adjourned at 11:25 p.m. Respectfully submitted, : 0!AL\1/4(:).40"ALLoiti L nda Isonhart Recording Secretary APPROVED: Carl Genrich Plan Commission Chairman