1971-03-17 - Plan Commission - Minutes •
Public Hearing Before the Plan Commission of the
Village of Buffalo Grove
Held on March 17, 1971
Chairman Berth called the meeting to order at approximately 8:00 P. M.
He appointed Mr. John Yost to act as Recording Secretary. The following
members of the Plan Commission were present:
Chairman Berth, Mr. Guidotti, Mr. Genrich, Mr. Haarr,
Mr. Mendenhall, Mrs. Spence and Mr. Yost
Mr. Gamm and Mr. Fader were absent
Chairman Berth stated the public hearing was being held in reference to an
application for zoning classification change from R-9 (Multiple Family
Dwelling District) to B4, Business Services and Wholesale District with a
Special Use under Article VI of the Zoning Ordinance limited for use for
bus terminal and garage facilities for repair, storage and maintenance of
buses. Mr. Berth further stated that the purpose of the hearing was to
permit the public to express their views. Chairman Berth stated those wish-
ing to testify would be sworn in as witnesses. The Chairman then announced
specific rules which would be followed, stating, unless otherwise indicated,
- the hearing would be discussed at a regularly scheduled Plan Commission
meeting. He stated the Commission will evaluate all facts presented and will
make a formal recommendation to the Village Board of Trustees who will
then make the final decision. The Chairman reminded everyone that the
Commission is merely an advisory body.
Chairman Berth then read the Public Notice printed within the Buffalo Grove
Herald on the 23do-s of February, 1971. He further stated that in accordance
with Article XVIII ( ) ail owners and/or residents within 500 feet of the
affected property had been notified by mail as to the hearings.
The petitioners were then asked to present their witnesses and to identify
themselves. Mr. Robert F. Moore identified himself as the Attorney for
the Petitioner, Wheeling Trust and Savings Bank. He then introduced
- - Mr. Richard Byrne, Owner, Secretary and Treasurer of Ritzenthaler Bus
Lines; Mr. Dan Weidner, Manager of Arlington Heights and Wheeling,
operators for Ritzenthaler Bus Lines; and Mr. Charles F. DeBruler, Vice
President of L. B. Anderson Company,real estate firm. The above witnesses
were then sworn in by the Chairman.
Mr. Moore, speaking for the petitioners, introduced copies of the following
exhibits, which were marked "A" to "G" which are attached to the originals
of the minutes of the meeting:
• Exhibit "A" - Conveyance of the Deed from the Grantor, Ruth Spitzbart,
to the Wheeling Trust and Savings Bank, dated July 11, 1969.
Exhibit "B" - Conveyance of the Deed in trust from the First National
Bank of Lake Forest to the owner, Ruth Sptizbart, dated
February 19, 1962.
Exhibit,"C" - Proof of ownership of Deed by the First National Bank of
Lake Forest, duly notarized, signed and recorded.
Exhibit "D" - Proof of the Authority of the Attorney to present petition
before the Buffalo Grove authorities on the subject property.
Exhibit "E" - Real Estate Sales Contract between Mr. Richard Byrne and
the Wheeling Trust and Savings Bank, Trust 723.
Exhibit "F" - Plat of Survey of property in question.
Exhibit "G" - Architects rendering of proposed garage and repair building
t be located on property in question. (Not attached to
minutes; on file with Village Records for reference purposes. )
Mr. Moore then circulated for members of the Plan Commission a general
outline and summary of the proposed development, which is attached to the
minutes.
Additional information transmitted within the petitioners' testimony is as
follows :
1. Ritzenthaler Bus Lines presently operates 220 to 230 buses at three
locations within the area. These are at Arlington Heights, Mundelein,
and a temporary storage facility at Chevy Chase Country Club in
Wheeling. Local area schools served by the bus lines are Wheeling
High School District and Kildeer School District. The Arlington Heights
facilities are located on Village property, with a 10-year lease
presently in effect. The Mundelein operations are located on property
owned by Ritzenthaler. Forty (40) buses are presently stored on a
temporary basis in the Chevy Chase parking lot. It is the intention of
the petitioner to relocate these buses to the Buffalo Grove location, if
approved. The boundary areas served by the Buffalo Grove facility
will consist of Palatine Road on the South, Route 22 on the North,
Des Plaines River on the East, and Route 53 to the West.
2. Each bus is capable of transporting 66 to 79 riders. The length varies
from 33 to 37 feet, with a width of 8 feet. Each bus weighs from 12, 000
to 15, 000 pounds (6 - 7-1 /2 tons), and all are gasoline operated.
Each bus has a useful operational period of 8 to 10 years.
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• 3. Greyhound or "over the road" buses are presently operated out of
the Mundelein facility only, with no intention of relocating this phase
of service to the proposed Buffalo Grove facility.
4. An average day's bus activity is estimated at 2. 47 departures and
arrivals in the morning and 2. 0 in the evening. Presently, 28 buses
now service Wheeling High School and 8 buses now service St. Mary's.
5. Location of drivers and buses with respect to their use area is ideal
within the Buffalo Grove area, since most of the present operators
are from this area.
6. State of Illinois, Department of Registration-and Motor Vehicles, has
mandatory biannual inspection requirements for school buses, once
in August and another between December and January 15.
7. The washing bay of the proposed building will have concrete block
masonry unit construction. All other areas of the proposed building
'will be metal panel construction. The architectural rendering,
Exhibit "G, " is wrong in depicting all brick construction around the
facility.
8. The petitioner intends to blacktop the entrance drive first and pave
other areas at a later date.
9. Advantages stated by the petitioner for approving the project, but not
substantiated, were:
a) Real Estate Tax monies beneficial to all taxing bodies
concerned.
b) Additional Motor Fuel Tax revenue for the Village of
Buffalo Grove.
c) No demand on the school facilities within the area.
Chairman Berth then read into the record the attached letters directed to the
Plan Commission from the following parties:
Mrs. Gladys Gerschefske, Box 94, Prairie View, Ill.
Mr. James M. Forsythe, Box 105, R. R. #1, Prairie View, Ill.
Mrs. Louise Emmerick, Buffalo Grove Rd. , Buffalo Grove, Ill.
Mr. Anthony O. Brehm, Box 112, Prairie View, Ill. 60069
Mr. & Mrs. Urban J. Welter, 130 N. Buffalo Grove Rd. ,
Buffalo Grove, Ill.
2nd letter from Mrs. Gladys Gerschefske, dated March 11, 1971
retracting first letter due to errors
Mr. & Mrs. Michael Babiarz, 601 N. Russel St. , Mt. Prospect, Ill.
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Mr. & Mrs. Michael J. Steele, Box 94B, Prairie View, Ill.
Mr. Joseph Emmerick (same address as above for Mrs. Emmerick)
Mr. & Mrs. Wally Weidner, Box 111, Prairie View,' Ill.
2nd letter from Mr. Michael J. Steele, dated March 17, 1971
In summary, all of the above parties opposed the proposed rezoning classifi-
cation change, citing the following reasons :
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1. Recommended that Busing Facility be located in a properly planned
manufacturing site, preferably the area north of Route 83.
2. If request for rezoning is granted, then an end result of future de-
velopment requests may be various industries scattered throughout the
Village, or spot zoning.
3. Toxic air pollution and noise problems which will be detrimental to
health of adjoining property owners.
4. Degrading property value effect on adjacent sites.
5. Destroy esthetics and general appearance of surrounding neighborhood.
6. Inc.rease traffic congestion on Route 83, Buffalo Grove Road and
Aptakisic Road during rush hours.
7. C7, -( %.L1V11J Z• J IJ, ---1... J�A�.LL .4.JV •i1a ..,
the circumstances of the particular case, be detrimental to the health,
safety, morals, or general welfare of persons residing or working in
the vicinity or injurious to property values or improvements in the
vicinity.
8. Article VI, Section I, states that these "special uses" require particular
consideration as to their proper location in relation to adjacent estab-
lished or intended uses, or to the planned development of the community.
9. Article XII, M-1 Manufacturing Districts, Section 3. 1 - 4, specifically
permits bus terminals, bus garages, bus lots, etc. , while Article VI,
Section 2. 3 only permits bus terminals, railroad passenger stations,
etc. , and in no case mentions a special use for bus garages for mainte-
nance, repair and storage of such vehicles. By definition, a bus
terminal is considered a point of embarking and disembarking of pas-
sengers. Also, definition of a bus lot within Article II of the Ordinance
states "any lot or land area used for the storage or layover of passenger
buses or motor coaches, which is only mentioned under M-1, Manu-
facturing Districts, and not Special Uses Article VI. "
10. Proposed development will be detrimental to adjacent planned multiple
family area.
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Mr. Moore then provided a rebuttal to the above letters.
Further,oral testimony was taken from the following people; who opposed the
ftov project:
Mrs. Gladys Genschefske, Rt. 4, Prairie View, Ill., presented a
petition including 53 signatures of people objecting to the
• proposed reclassification. The petition was marked as
Exhibit "H"
4,4,/ Mrs. Julia Babiarz, Mt. Prospect, Ill.
Mr. Joe Leikam, Route 1, Prairie View
Mr. Dick Glauner, Rt. 83, Nursery across from development
Mr. Urban Welter, 130 N. Buffalo Grove Rd. , Buffalo Grove, Ill.
Members of the Plan Commission then directed their questions to the petitioner.
Mr. Guidetti raised the question as to whether the petitioner checked into the
possibility of purchasing a plot in the planned manufacturing district north of
Route 83. Mr. Byrne's reply was no, that he had not inquired into this area,
and he objected to the site because of what he felt to be a low lying area subject
to flooding problems. Mr. Guidetti then asked the petitioners if they had check-
ed the possibility of obtaining access to Buffalo Grove Road for traffic alleviation
purposes. Mr. Byrne replied that he had not checked into this possibility.
Mr. Guidetti then asked if the proposed radio tower would interfere with local
u ,1„r11 Aifr Rsrrnn rcrili nrl nAaa ti NrAltr_ that it would not.
Mr. ciuiaettl then asxea to De excusea 'or personal reasons, since Ile ilau
concluded his questioning.
Mr. Haarr then questioned the Plan Commission Chairman, Mr. Berth, as to
whether Mr. Raysa, the Village Attorney, had adjudged that the proper petition
for the property had been requested, to which Mr. Berth stated affirmatively
that Mr. Raysa had determined that the zoning requested is allowable under
B-4 with a special use provision. Mr. Raysa provided no references regarding
his decision. Mr. Haarr then ended his questioning, but requested he be allow-
ed to ask further questions later.
Mr. Genrich questioned Mr. Moore about the Lake County Zoning Maps as to
what developments would be allowed under the Community Business zoning.
Mr. Moore in his reply implied that a bus terminal would be allowed under
this zoning classification within the County. Mr. Genrich then inquired as to
�.J whether the entrance road would be public or private, to which a reply was
indicated that it would be a private road. Mr. Genrich then inquired about
zoning surrounding the Mundelein facilities of the Ritzenthaler Bus Lines.
Mr. Byrne stated that the property to the immediate north was zoned single
family; the property to the east is Melody Farms; and the property to the south
is a mixed residential and multiple family development. Mr. Genrich then
stated that he felt the proposed development might be more compatible and fit
into the Planned Manufacturing District property to the north instead of the
commercial development and single family area surrounding the property.
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• Mr. Genrich then inquired as to whether the petitioners would be willing to
include the following stipulations.for review by the Planning Commission,
the Village Engineer, and other Village officials prior to granting building
and/or construction permits:
a) An engineering site plan including the building size and location
b) Engineering plans showing proposed sanitary, storm, septic
tank and other utility locations
c) A plan indicating parking facilities and access and egress
roadways
d) Landscaping plan
Mr. Moore stated that the petitioners were agreeable to amending their
request to include the above items. Mr. Genrich concluded his questions.
Mr. Mendenhall then questioned the petitioners as to what type of living
fence would be provided. Mr. Byrne stated that a bush type screening, some
15' in height would be planted around the property line. Mr. Byrne further
stated that he would agree to solid type fencing around the property if re-
quired. Mr. Mendenhall concluded his questioning.
al)bLdllleLI 1ruii1 liuebLlGillill,.
Mr. Haarr then asked as to the parking spaces expected for the operating
�✓ staff, to which a reply a- r of one space per bus was given. Mr. Haarr
asked if any diesel buses were used in school bus operations, to which the
reply was negative. However, Mr. Byrne stated he would like to convert
some school buses to dual fuel use. Mr. Haarr asked whether cold weather
requires the buses to be left with their motors running all night, to which the
reply was negative, that they did not intend to do so. Mr. Byrne was then
asked if he would be averse to reducing the petition for the bus size from 13
to 9 tons and not incorporating the use of cross country buses at this facility.
Mr. Byrne stated that sometimes school districts require the use of highway
coaches for use on long distance trips, and they, therefore, did not wish to
_ eliminate the possible use of these lines within the area of the Buffalo Grov e
operations. They would be averse to such a stipulation. Mr. Haarr then
asked Mr. Byrne if he would be averse to putting a bituminous cover on the
�./ parking lot within eighteen (18) months. Mr. Byrne stated that he would be
reluctant to installing asphalt pavement on the property within this period,
_ since he felt no subcontractor would guarantee the pavement within such a
short time duration. Mr. Byrne further stated that he agrees to follow the
ordinances of the Village, and if bituminous pavement is required he will
furnish it.
Mr. Yost then questioned petitioners if radius of operation of radio facilities
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would be for the Buffalo Grove facility only, to which an affirmative answer
was given. Mr. Yost then asked if the antenna would be used for both send-
ing and receiving messages, to which an affirmative reply was given.
Mr. Yost then contended the Special Use Section of the Ordinance Article VI,
Section 2. 17 was violated since this paragraph does not allow private
receiving aerials or antennas in B-3 districts. Mr. Yost requested that a
final decision be delayed for the hearing and that the Village Attorney render
a decision on this matter. Mr. Yost then requested that Mr. Byrne furnish
the Commission with water consumption figures for the Arlington Heights
facility such that an idea of the water usage and pollution might be estimated.
No further questions were asked by Mr. Yost. -
Mr. Genrich made a motion that the public hearing be closed, which was
seconded by Mr. Mendenhall. Mr. Berth declared the hearing closed at
11 :15 P. M.
A regularly scheduled Plan Commission meeting followed.
Respectfully submitted,
11 ,4 lietv_r•
Alin F. Yost
Acting Secretary
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