1971-04-21 - Plan Commission - Minutes MINUTES OF THE MEETING OF THE
PLANNING COMMISSION OF
THE VILLAGE OF BUFFALO GROVE
HELD ON APRIL 21, 1971
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Meeting was called to order at approximately 8 :00 PM in the
Village Hall of Buffalo Grove, 50 Raupp Blvd.
Members present: Chairman Hoyt, Messrs . Guidotti, Genrich,
Haarr, Gamm, Fader, Yost, Margolin and Mrs . Spence.
Members absent: Messrs . Berth and Mendenhall.
Approval of Minutes :
The Minutes of March 3, 1971 were approved.
Communications :
A letter from the Village Attorney was read regarding permis-
sibility of special use for a bus terminal in B-4 zoning district.
Mr. Raysa's opinion was that this is an allowable special use in
this district.
Old Business :
The Plan Commission began final discussion on the Ritzenthaler
Bus Company Petition.
Harvey Cohan, Attorney representing opposition citizens group,
made the following presentation :
1. Mr. Cohan submitted a citizens petition in opposition.
A member of the Commission raised a point of order
whether this petition should be submitted to the Village
Board. Mr. Hoyt stated the petition was not evidence
and that the Petition will be forwarded to the Board.
April 21, 1971
Page 2 .
2 . It was pointed out that the petitioner had originally
asked for M-1 zoning but when he discovered his acreage
was inadequate for M-1 zoning he amended his petition
to B-4 with a special use.
a. Petitioner belongs in a manufacturing district,
which he himself has indicated by filing his original
petition.
b. They should petition under Article VI, Section 4
(page 31) . This section was read into the record.
c. The only place bus terminals and bus lots are
mentioned are in Manufacturing Districts. (Art. XII,
page 114) .
d. Page 99 of the Zoning Ordinances establishes purposes
of a Manufacturing District and this includes land
use for bus terminals and lots .
e. Surrounding property owners desire the existing
R-9 Zoning.
f. Development of the property in question as R-9
would create a greater tax benefit to the Village
than will a bus lot.
g. Development as a bus lot will depreciate the value
of surrounding land.
h. By originally zoning the property R-9, the Village
had gone on record indicating the best land use would
be development into multifamily residential district.
A discussion followed regarding ingress and egress . Mr. Moorse,
representing Ritzenthaler, stated additional ingress and egress
would be sought from St. Mary' s Church.
Discussion followed as to whether inquiry had been made to
acquire land in the already zoned manufacturing district. Petitioner
indicated that there was no land available there.
April 21, 1971
Page 3.
Mr. Gamm pointed out, as a member of the sub-committee that
originally studied zoning in this area, the Plan Commission, in
the absence of a viable Master Plan, acted as planners in this
area. It was decided then that the highest and best land use
would be multifamily residential and business . This recommendation
is still valid.
The following motion was made and seconded: The Plan Com-
mission recommends to the Village Board that the request on behalf
of the Ritzenthaler Bus Company to rezone certain R-9 land to
business use with a special use for bus lot not be approved.
There then occurred a discussion where the following points
were made :
a. The proposed zoning change would be out of character with
the projected surrounding land use.
b. The petitioner failed to prove beyond a reasonable doubt
that the proposed change would not be detrimental to the
value of abutting properties .
c. The Plan Commission has no objection to the proposed use
somewhere within the corporate limits of Buffalo Grove
and suggests that the existing industrially zoned land
would be an appropriate location.
A roll call vote followed:
Messrs. Buidotti, Genrich, Haarr, Gamm, Fader, Yost and
Mrs. Spence voted "YES . " Messrs Hoyt and Margolin abstained.
Mr. Rodak of Gregg Builders submitted final Plat Plans for
Phast #1 of the Ranchmart Apartments. The plans were referred to
the Village Engineer and a Plan Commission Sub-committee.
A short recess was called.
After the meeting resumed the subcommittee investigating the
final plat plans of the theatre on Lake-Cook Rd. made the following
report:
1. There were no dimensions indicated for parking stalls .
2. No provisions were indicated for screen planting.
3 . Driveways are too wide. Petitioner needs written State
Highway Dept. approval for the driveways .
4. Identification of and dimensions of drains must be
April 21, 1971
Page 4.
indicated.
5. Elevation of sewers and sanitary sewers must be indicated.
6 . Set up definite plans for means of treating sewage.
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7 . Cover sheet must be drawn to scale.
8. Indicate location of loading dock.
Further discussion about the theatre followed
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Adjournment: I ' - ' -
Meeting was adjourned at 10 :35 PM.
Respectfully submitted,
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Evan D. Fadar, Secretary Attest: Merrill Hoyt, Chairman