1970-10-07 - Plan Commission - Minutes VILLAGE OF , BTJF'IiALO GROVE
cul�' dim �/�d. . " Pi# d cc 0ve, WI. 60090
OCTOBER 7 , 1970
VILLAGE OF BUFFALO GROVE PLAN COMMISSION MINUTES
Public Hearing Rezoning Request of Buffalo Utility Company
Chairman Berth called the meeting to order at approximately
8 : 05 P .M. He appointed Rosalie Kaszubowski , as recording
secretary for the meeting. Secretary Merrill Hoyt called
the roll and the following were found present:
Chairman Berth, J . Guidotti , C . Genrich, M. Hoyt , S . Haar
H. Mendenhall , R. Heinrich, B . Spence , E . Fader , J . Yost
Absent: L. Gamm (arrived later)
Also present were Mr. A. Seaberg of Hattis Engineering, Mr .
Richard Raysa, Village Attorney, and Trustee Henry Cimaglio
Mr . Berth then stated rules and' reglations that will govern
the public hearing . He reminded those in the audience that
the Plan Commission is
appointed to represent the entire
Village and is; merely an advisory board. He further stated
that the regularly scheduled Plan Commission meeting will
be held following the public hearing.
Chairman Berth then read the legal notice published in the
newspaper and which was mailed to all residents within 500
feet of the property in question.
Mr . Gamiarrived and was present for the meeting .
All parties desiring to testify at the hearing either for
or against the petition were requested to step forward to
be sworn in. They were : Rev . Duffy, Wm. Meinholz , Wm.
Farrington, Ken Rodeck, David Brown and Walter Schneck.
David Brown, Attorney for the Petitioners then gave testimony
in favor of the request . He stated Ken Rodeck of the utility
Company was present and would be able to answer questions
and add to his own statements on the matter . He gave the
location cf the property and stated that because of its location,
the petitioners feel it is the best use for the property .
It is bounded on two sides by fairly heavily traveled roads ,
it is adjacent to existing multi-family dwellings , and the
property is now zoned for a sewerage treatment plant .
-14
2 .
He stated the petitioners are requesting a R-9 Zoning classification
which permits a density of 24 units per acre without a height
limitation. They will , however , agree to construct only 16 units
per acre , limited to a height of 50 feet . He further stated they
felt that multi-family dwellings were best suited for the area
since the present lagoon will have to be filled in and the cost
of foundations for single family dwellings would make such a use
impractical . He stated there will be fewer children and a higher
tax base provided by the multi-family dwellings . He concluded
by stating it is contemplated that there will be a mixture of
approximately 60% 2-bedroom units and 40% 1-bedroom units .
Mr . Schneck was then recognized. Mr . Schneck stated he was
an adjacent property owner and was present to object to the multi-
family zoning request since he felt it would cause more congestion
in the area . He also stated he feels his land will be affected
by drainage problems from the area . He stated he believed when
the subdivision was started, that area was to have been open land.
Mr . William J . Farrington was then recognized. He stated he
was present for two reasons . The first was to identify himself
as a former Village President , having served from 1962-1967
and to acquaint the Commission with the thoughts of the Board
regarding the property at that time . He stated it was the intention
of the planning of Raupp Blvd to bend at Golfview, to slow traffic
so it would not be a major thoroughfare or access road to highways
as the Village aged. He stated heav y traffic where children
are entering and exiting a park area is undesirable. He stated
it was the impression at that time that when the existing sanitary
facilities were abandoned, if abandoned, the land would be
acquired by the Village with the intention of stretching the
"green belt" . He stated as recent at 1966 that was a part of
the agreement to purchase the Utility. He stated he has not seen
a layout on the apartments in the area so he cannot comment,
however , the area was never designed for multiccor single family
dwellings , it was designed for open spaces . He further stated
he second reason for being present was that he is a homeowner
within 500 feet and feels the increased traffic on residential
streets would be a violation to those people owning single family
residences . He stated he personally would like to see the area
remain open land and would like to be involved in any discussions
and be allowed to comment. •
Mr . Brown stated Raupp is a highly used road because of the
Golf Course , consequently other changes can be made . He further
stated it was hisuiderstanding that Lake-Cook Road as proposed
will go through Mr , Schneck's property.
3 .
Rev. Duffy was recognized and questioned sewer and sanitary
problems which might arise . Mr . Berth stated they will not be
discussed at this time . Rev. Duffy stated the proposed Lake-Cook
Road will separate the properties and he had no statements either
for or against the petition at this time .
Mr . Schneck was again recognized and stated that he hoped the
County Highway Department would still change their minds
concerning the location of the road. He further stated that
until the location of the road is definitely set , he would
object to such zoning .
Questions from members of the audience were called for . Mr .
Nelson questioned sanitary and sewer facilities , as well as
how the area would be serviced with water . Mr . Raysa , Village
Attorney stated that no building permits or occupancy permits
can be issued, under Village ordinances , until proof of service
is presented. Mr . Nelson stated he is presently "serviced"
by the Utility Company and did not think the Commission should
make a decision tonight if it affects draina g, etc .// �
p�DC10Q 4j.v/NI r / " 6 c'/0/
Mr . Berth stated the Commiion hwe . not/lmake a decision
tonight and he would consider comments of that nature as an
attack on the Plan Commission.
Mrs . King a resident on Crestview Terrace questioned what the
zoning was on the area prior to the Special Use for Sewerage
Treatment Plant . It was determined that the Comprehensive Plan
showed the area as Park, however , the zoning map shows the
area a R-3. Mr . Raysa stated the Special Use "dies" when the
use is eliminated.
Mr . Rodeck was recognized and stated that the Utility Company
was in existence before the Village was incorporated. He stated
what happened after incorporation is not the question now.
They are requesting R-9 Zoning and although he agrees an overall
plan is good for the Village, times change and with Lake-Cook
Road being planned, multi-family is the logical and best use for
the land. He further stated any agreement between the Village
and the Utility for purchase of the Utility has no bearing on
the zoning request .
Chairman Berth then asked that the Commission members present
their questions to the petitioners for discussion . Mr. Fader
and Mrs . Spence had no questions at this time . Mr . Mendenhall
questioned Mr . Farrington as to what the original plan for the
area was . Mr . Farrington stated to the best of his knowledge ,
it was park area . Mr . Gamm questioned Mr . Rodeck as to how
many buildings were contemplated. Mr . Rodeck stated that was
unknown at the present time , since no concrete plans have been
drawn.
A
4 .
Mr . Heinrich questioned Mr. Farrington as to the zoning of the
area . Mr . Farrington stated that Unit I was zoned under County
Zoning . After the Village was incorporated, the additional
units were subdivided and zoned R-6 . He further stated he was
not sure whether the Utility Company property was zoned at
that time . Mr . Heinrich asked Mr . Brown who the owners of
record were of the Utility Company . Mr . Brown stated they were
Herbert Dorner, Ernest Dorner , Albert Frank, and Luba Friedman.
Mr . Hoyt asked whether studies were made on the effect of
the value of the property surrounding the area, namely , the
single-family dwellings . Mr . Brown stated he was sure it would
be better than the present treatment plant , however , a specific
study has not been made .
Mr . Haar asked when construction would begin should the R-9
Zoning be granted. Mr. Rodeck stated they have no plans at
the present time .
Mr . Guidotti questioned how much of the acreage was presently
the lagoon. Mr . Rodeck answered approximately 42 acres .
Mr . Guidotti further questioned whether they had considered
a planned development in the area . Mr . Rodeck stated they had
not .
Upon questioning by Mr . Yost it was determined that Raupp Blvd.
was considered a primary street. Upon questioning by Mr . Geinrich
Mr . Rodeck stated that the lagoon discharged into the creek when
it was in operation and it is possible that a portion of the
lagoon could be used in overall development planning , however,
they have not studied the possibility.
Mr . McIntosh, a member of the audience , was recognized and
stated he was not directly adjacent to the property but was
curious as to whether such zoning would fit into the established
plan of the Village . Mr . Berth stated that a plan is used as
a guideline , however , situations change . He further stated that
the Commission is aware of the fact that the Village Plan is in
need of updating at the present time .
Mr . Albert Frank was then sworn as a witness . He stated there
are no objections from the 8 property owners immediately adjacent
to the property . He stated the Catholic Church has no objections
and Mr . Schneck is the only objector and he resides in Wheeling .
Further , the proposed Lake-Cook Road is scheduled to go through
Mr . Schneck 's property . He stated the property is bounded on
the East by multi-family residences and Buffalo Grove Road , on
the West by a road leading to the Village Hall and Golf Course
on the North by the proposed Lake-Cook Road and on the South
by single family residences . He stated they are willing to
covenant to no more than 144 units and nothing over 4 stories .
5 ;
He further stated they would be willing to agree to any other
reasonable requests . He stated if the Village is willing to
grant the zoning, architects will be hired and market research
studies made and perhaps they would come back and ask for a
planned development . He stated there is adequate water and
sewer facilities and further felt the development would be in
the best interest of the Village .
`/ Chairman Berth declared a recess at 9 :40 P .M.
The Hearing was reconvened at 9 : 50 P .M . There being no further
questions or statements made , Mr . Heinrich moved the hearing
be adjourned. Mr , Hoyt seconded the motion and it carried
unanimously.
10 : 00 P .M. Chairman Berth called the regular meeting of the
Plan Commission to order . Mr . Hoyt called the roll and
all members were found present .
Approval of Minutes
Mr . Heinrich moved the minutes of September 2 , 1970 be removed
from table . Mr . Hoyt seconded the motion and it carried
unanimously. Several corrections were noted and Mr . Gamm moved
the minutes be approved as corrected. Mr . Mendenhamm seconded
the motion and it carried unanimously .
It was moved by Mr . Geinrich and seconded by Mr , Guidotti that
the minutes of September 16 , 1970 be approved . The motion
carried with 9 ayes , no nays and 2 abstentions .
Communications'
Chairman Berth stated the Commission is in receipt of a copy of
a memo from the Park District which was directed to the Village
Board, therefore there is no action required by the Commission
and is for information only .
A letter was received from the Northwest Mental Health Association
thanking Mr . Hoyt for accepting the position of liaison from
the Plan Commission.
Copies of the Interim Plan from the Lake County Plan Commission
were distributed to the members .
Chairman Berth then read into the record the answer received
from Lake County Public Works Department concerning water and
sewer services ,
6 .
Reports
1 . Chairman Berth reported that the Babiarz proposed annexation
will be heard by the Village Board on October 12th .
2 . The Plan Commission files are now located in the Offices in
the Village Hall .
3 . Mr. Hoyt and Mr . Berth will attend a seminar on Continuing
Legal Education in Illinois concerning planning and zoning. The
Village Board approved the expenditure for the registration fee .
4 . Chairman Berth read the Legislative Committee Report
concerning '*For Sale'" signs which will be incorporated into
the Sign Ordinance as an amendment .
S. Chairman Berth then stated that the Village Board has
stated the Plan Commission overstepped their authority in requiring
a revision of the preannexation agreement prior to the hearing
by the Board on the said agreement . The revisions should have
been made as a recommendation from the Plan Commission to be
considered by the Board. The petitioner should not have been
asked to redraft the agreement .
OLD BUSTNESS
Discussion was had on the report submitted by Mr . Guidotti con=
cerning the MSD letter reference retention basins . Mr , Yost
stated he would like to discuss the report at the work shop
session before it is presented to the Village Board.
Discussion followed on the proposed changes to the zoning
ordinance drawn up by Mr . Haarr for recommendation to the
Village Board,, The following section was added:
Section 3 . 6-2 Schedule of Parking Requirements
For two or more family dwellings , two (2) parking
spaces for each family dwelling unit .
The Commissioners were not in agreement as to the recommendation
concerning Basements , therefore that portion was to be omitted
from the report , Mr ., Heinrich moved the Commission recommend
to the Village Board the changes to the Zoning Ordinance on
page 15 concerning definitions as well as Article 9 , Sections
3 ..61 and 3. 6,2. Mr , Gamm seconded the motion and it carried
unanimously. The Recommendation is attached.
` 7
Mr . Heinrich moved to table the proposed rezoning which was the
subject of the public hearing for further consideration and
study . Mr . Yost seconded the motion . Upon roll call the motion
carried with 9 ayes and 2 nays . Mr . Geinrich and Mr . Mendenhall
voted nay with Mr . Mendenhall stating he did not wish to become
part of a "rubber stamp" .
Mr . Geinrich then left the meeting .
Discussion followed on the recommendations of the Plan Commission
concerning the Swimming Pool Ordinance .
Mr . Heinrich stated he attended the Legislative Committee meeting
and reported on the changes suggested by the Legislative Committee
regarding the Plan Commission recommendations .
Following the recitation of the changes , Mr . Hoyt moved the
recommendation of the sub committee be approved as presented
with consultation with the Village Engineer at the work shop
session reference 2 sections . Mr . Mendenhall seconded the
motion and it carried unanimously .
Mr . Berth then stated that Mr. Mendehhall and Mr. Guidotti
were re-appointed to the Commission for another year .
There being no further business it was moved , seconded
and unanimously carried that the meeting be adjourned.
Time : Approximately 11 : 45 P .M.
Respectfully submitted,
_.!/,; 444, //(//
Rosalie L . ICasub s
1
Recording Secretary
Approved:
\:
Wallace E . Berth
Chairman
"me
• 3 fa" L; 1.
cmto of
Pco
lb
\w/
ChLac tLc: C9fir.,iti-,n to
o2 nf rot
1055 (1Y1) scrccot
ro,r less thar rrc (;,) L sisc by fact
c3::;lusive of s.c ssC..-five,is or coluns,
or office wor:_. : eas, for she StOTLZ,C, of oyle TJassenzer
auto-::-lobjir, or coc:cri c•i jic1c uli-,(3.or one (11's)
toris
crw definit-Loil as fo..2, lows .
r I t
56( f'2 or c,.)f ( c Ce:
Stf...-:'rE: C. of 1-.HvLte autor.mhis
L.nd (1 ) tons
It:
A
c. stofy if ea]e—half C:T) or of its heiht
is beim; L,rade .
— PRIV—aYS — sTR!,7:T
• LOLLI:LG
vDr-ction 641-:—I — SpLce Description
tbe: s ,cf,e.f.,Lence the first worC, of t-1-11, -Jule
t t 1. a 6. .1 .7,7
and sc--,veLty—ene (171) 5rULI7C feet nor 1es6 than nine, ( ,:) foot
... 1-41"%
•
/4.04
1( ,9
dvs4
•r
• _
•
•
•
•
•