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1997-09-10 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION September 10, 1997 Delacourte Condominiums,Final Plat of Subdivision Insignia Point- Final Plat of Subdivision Revision of Village Comprehensive Plan -Workshop #11 Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel welcomed Mr. Viehman as the newest member of the Plan Commission. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Berman Mr. Trilling Mr. Moons Mr. Viehman Commissioners absent: Mr. Samuels Mr. Ottenheimer Also present: William Reid, Village Trustee John Green, Groundwork, Ltd. Michael Rylko, Buffalo Grove Park District Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Berman to approve the minutes of the Regular Meeting of August 6, 1997. Chairman Goldspiel noted corrections that were needed on pages 2, 4, 6 and 8. The motion was amended to include the corrections. All Commissioners were in favor of the motion and the motion passed unanimously, with Commissioner Viehman abstaining. r 10 Buffalo Grove Plan Commission-Special Meeting-Septembe 1997-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Berman said that he attended the August 18 Village Board meeting, and two projects were referred to the Plan Commission. One is a proposed senior citizen residential facility by Sunrise Assisted Living on Route 22 west of the Condell Acute Care Center. Parking and buffering were the main areas of concern noted by the Village Board. The other project is a proposed Eagle food store proposed for the north end of the Town Center retail area. The Board expressed concerns about buffering, parking and traffic circulation. Trustee Reid noted that the back of the store would be visible from Route 83, and the Board wants a design that screens this area. Commissioner Trilling said he attended the September 2, 1997 Village Board meeting,but no projects of interest to the Plan Commission were discussed. Trustee Reid noted that Trustee Glover expressed concern about propane storage in front of retail stores, and the Board directed staff to work with the Plan Commission to conduct a public hearing pertaining to Zoning Ordinance text amendments. Mr. Rylko commented that the Buffalo Grove Park District would have a dedication ceremony on Sunday, October 5 for the improvements that have been completed in the northeast area of Busch Grove Community Park. DELACOURTE SUBDIVISION(FORMERLY WATERFIELD PLACE) -FINAL PLAT Moved by Commission Berman, seconded by Commissioner Krug to recommend approval of the final plat of subdivision. Chairman Goldspiel inquired why there are separate lots for each of the four proposed condominium buildings. Mr. Green indicated that the developer wants to define building boxes for each building so that there would be some flexibility to shift the building footprints within the boxes without encroaching on areas that will be owned by the condominium association. Mr. Pfeil indicated that the plat has been reviewed by the Village Engineer, and the plat meets the requirements of the Development Ordinance. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Berman, Trilling,Moons, Viehman, Goldspiel NAYES: None ABSTAIN: None Buffalo Grove Plan Commission-Special Meeting-September 10, 1997-Page 2 ABSENT: Samuels, Ottenheimer The motion passed 7 to 0. INSIGNIA POINT SUBDIVISION(FORMERLY ASPEN GROVE) -FINAL PLAT Ms. Howard stated that she would recuse herself from discussion concerning the plat because she has had discussions with the developer concerning possible purchase of a lot in the subdivision. Ms. Howard h m in while this agenda item was beingconsidered. left the meeting g Moved by Commissioner Berman, seconded by Mr. Moons to recommend approval of the final plat of subdivision. Commissioner Vieham inquired if Farrington Court or Farrington Drive would connect to Route 83 Mr. Pfeil said that neither street would connect to Route 83. He noted that the right-of-way of Farrington Drive does connect to Route 83, but the pavement will not be connected to Route 83. Chairman Goldspiel noted that the Farrington Drive right-of way west of Crown Point Drive will be part of the open space/stormwater management area approved for the subdivision, and it is designed to have a park-like appearance. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Berman, Trilling, Moons, Viehman, Goldspiel NAYES: None ABSTAIN: None RECUSED: Howard ABSENT: Samuels, Ottenheimer The motion passed 6 to 0. DISCUSSION OF COMPREHENSIVE PLAN-WORKSHOP #11 Ms. Howard returned to the meeting. Chairman Goldspiel noted that a draft of the revised Plan was distributed for the meeting, and he asked Mr. Pfeil to review the main elements. Mr. Pfeil commented that the Goals and Policies chapter had been revised pursuant to discussion at the July 23 meeting, and he asked if there were additional comments concerning the text. Buffalo Grove Plan Commission-Special Meeting-September 10, 1997-Page 3 Commissioner Berman said that he thought Housing Policy#5 on page 3 was supposed to be moved to Recreational Policies. The Commission decided that Housing Policy#5 should remain the in Housing Policies section rather than be moved to Recreational Policies. Chairman Goldspiel said that Commissioner Samuels had called him to offer some comments. The first item cited by Commissioner Samuels was item#15 on page 2 concerning Goals for Development. Commissioner Samuels suggested that the reference to monotony be deleted, and he had expressed the opinion that the Village monotony code does not work well. Chairman Goldspiel said that the Village has seen some developments such as the Levitt Strathmore area where homes of different sizes were built, and this diversity in house sizes prevented monotony. He said that if the monotony code does not work well because it does not require homes of different sizes in subdivisions, it should be changed. The goal, however, in the Comprehensive Plan to avoid monotony in developments is appropriate, and should be retained. Mr. Green said that he has designed 700 homes in the Village, and he has had problems with the monotony code on only two occasions. Commissioner Samuels also commented that on page 3, Village Government Policy#4 should be corrected to read "merging pi and/or cooperation among various services... ." He also commented that Housing Policy#9 on page 4 should be revised to include a reference to "empty nesters." Mr. Pfeil suggested that a term such as"mature households"might be another way to cover the idea that housing serve the needs of senior citizens will be encouraged. Commissioner Berman commented that Economic Policy#4 on page 4 should be revised to read "Use of economic development task forces will be encouraged... ." Chairman Goldspiel said that the language in Commercial Policy#6 is too mandatory because it states that the Village"shall be" receptive to proposals... . Commissioner Berman said that the language does not compel the Village to accept a development proposal. Commissioner Moons suggested that`will" or"is"instead of"shall"could be used concerning Commercial Policy#6. Commissioner Berman commented that the second sentence of Recreational Policy#2 should be corrected to read: "This includes uses...." rather than"This includes sources.... ." He indicated that the Recreational Policies should include some language that adequate parking will be Buffalo Grove Plan Commission-Special Meeting-September 10, 1997-Page 4 provided at park facilities, and this could be linked to concepts concerning pedestrian access. Mr. Green suggested that the reference to parking for recreational facilities could be added in policy#1 on page 6 where there is language concerning"effective use of facilities." Mr. Rylko commented that the only park that has a problem concerning parking is at Parkchester on Weiland Road at Newtown Drive. `./ Commissioner Berman questioned why Recreational Policy#5 on page 7 states that Busch Grove Community Park is the preferred location for a wellness and fitness center. Trustee Reid noted that multi-use of facilities for cultural activities is the theme of this policy, and the reference to a wellness and fitness center doesn't seem to tie in very well to the theme of the paragraph. Mr. Green suggested that following language: "Busch Grove Community Park is designated as a location for a variety of development that may include: a wellness and fitness center, a multi-use community facility,various outdoor active uses,and performing arts facilities." Commissioner Berman noted that Transportation Policy#6 on page 8 uses the word"techniques" in reference to landscaping, and this should be revised to be more clear. Chairman Goldspiel suggested"other enhancements"as a better way than"techniques"to describe screening and buffering that could be done along arterial streets. Commissioner Berman said that the language in Transportation Policy#14 on page 8 should be revised to read"The Village shall aggressively pursue... ."concerning expansion of service on the Metra North Central commuter rail line. Commissioner Berman said that Community Facilities Policy#5 on page 9 should include a reference to "new technologies." Mr. Green indicated that Carter Burns of Buffalo Grove High School had given him the following suggested language for Community Facilities Policy#5: "New municipal services and facilities shall be planned to ensure adequate levels of service in existing and future developments and shall consider needs relative to new demands resulting from changes in technology. He said that Mr. Burns suggested the following language for a new# 6, Public Utility Polices, on page 9: "New service distribution routes shall be planned to accommodate identified changes in service technology. Concerning the Current Conditions chapter of the draft Plan, Commissioner Moons inquired if the Village had a recent population estimate from a Special Census. Buffalo Grove Plan Commission-Special Meeting-September 10, 1997-Page 5 Mr. Pfeil indicated that the most recent Special Census was done in 1994, but a new Special Census is scheduled for this Fall. The population count, however, would not be available until several months after the census field work is completed. Trustee Reid suggested that the text make reference to the upcoming Special Census. Commissioner Moons inquired if the reference to St. Mary's School should indicate that it is a Catholic school. He noted that the text does not make any references to churches in the Village. Ms. Howard said that"Catholic" should be added to the description of St. Mary's School. Trustee Reid noted that Map 6 uses the parenthetical label of"Parochial"for St. Mary's, so for consistency this label could be used in the Plan at this time. Commissioner Berman asked if there are other private schools that should be mentioned such as the school proposed by Congregation B'Nai Shalom. Trustee Reid noted that the B'Nai school is still in the planning stages, so it would probably be pre-mature to include it in the Plan at this time. Commissioner Krug pointed out that there are private recreational facilities such as the Twin Rinks Ice Pavilion and Buffalo Grove Gymnastics that should be mentioned. Mr. Rylko noted that the Buffalo Grove Park District now has 45 facilities in its jurisdiction rather than 44. Commissioner Trilling noted a correction that should be made to the first sentence in Section 2. Parks on page 13. Commissioner Berman inquired if the statement on page 13 indicating that neither library district serving Buffalo Grove plans to establish a branch library is correct. Mr. Rylko said that School District 96 has discussed making Willow Grove school available for use by other governmental units, and a branch library is one of the possible uses that has been considered. Commissioner Trilling suggested that the text stating"that no branch library is being planned"be deleted from the draft. Chairman Goldspiel noted that text on page 15 concerning strip commercial development has been indicated for deletion. He said that he prefers that this language be kept in the document. Mr. Pfeil commented that the intent of this statement is covered in the Commercial Policies Buffalo Grove Plan Commission-Special Meeting-September 10, 1997-Page 6 section of the plan concerning access control for commercial developments, and it is somewhat out of place in the section concerning current commercial land use. Chairman Goldspiel suggested that Map 11, General Flood Areas, should include references to the maps and data that were used as source information. Commissioner Berman commented that a reference to the fact that the Army Corps of Engineers is studying flood elevations in the Des Plaines River watershed should also be included on Map 11. Chairman Goldspiel commented that Map 7 be labeled to specify that the map is depicting public open space. Commissioner Berman noted a correction that needs to be made to the text on page 16 concerning Lake Cook Road improvements. Commissioner Trilling said that reference to "Village" streets in the Transportation chapter should be clarified, since the streets being described are actually State or County roads. Chairman Goldspiel concurred, and suggested that the specific agency controlling each road be noted in the text. Trustee Reid commented that the official federal designation (FAP 342) for the Route 53 extension north of Lake Cook Road be included in the text. Mr. Green suggested that the last word in Section D on page 17 be changed from"feasible"to "attainable"concerning linkages to close gaps in the Village bikepath system. Mr. Pfeil commented that the public hearings are in progress concerning the Destination 2020 regional transportation plan, and the plan as drafted includes many of the projects that Buffalo Grove supports. These projects include improvements to Regional Strategic Arterials(SRA's) such as Route 22, the Route 53 extension and expansion of service on the Metra North Central commuter rail line. Mr. Pfeil reviewed the maps in Chapter 4 concerning future land use recommendations. He noted that commercial development is recommended for the southeast corner of Buffalo Grove Road and Atpakisic Road, for the southeast corner of Prairie Road and Route 22, for the east side of Weiland Road between Abbott Court and Old Weiland Road and for the southeast corner of Weiland Road and Busch Road. Commissioner Trilling noted that the Commission had discussed multi-family use for the southeast corner of Busch and Weiland. Buffalo Grove Plan Commission-Special Meeting-September 10, 1997-Page 7 Mr. Green commented that multi-family development would be more feasible than single-family use on the north side of Aptakisic Road where the future re-alignment of Weiland Road will result in parcels having very limited access to the new road extension. Commissioner Trilling suggested that commercial development may be a better choice than residential for this area. Chairman Goldspiel commented that the access constraints would be a bigger problem for commercial uses than for residential development. Commissioner Trilling suggested that industrial development be considered for this area. He said residential use does not seem to be the best choice based on the proximity to the Wisconsin Central line and two major roads. Mr. Green said that land assembly needs to be encouraged in this area to achieve an area large enough to make development feasible. Commissioner Berman noted that commercial land use would be more acceptable to the school districts than changing the designation to multi-family. Chairman Goldspiel said that the configuration of the property is unattractive for commercial development, and residential use seems more feasible. He suggested that industrial be considered as the Plan designation. The Commission members and Trustee Reid were polled concerning the preferred land use for this area, with the following results: Industrial Commercial Residential Goldspiel Berman Trilling Moons Krug Howard Viehman Reid The Commission noted that planning for the Weiland Road extension north of Aptakisic Road, including right-of-way dedication and access restrictions, has to be part of any plans approved for commercial development in this area. Chairman Goldspiel commented that the Old Weiland Road area south of the Grand Prix car wash on Aptakisic Road is in need of redevelopment, and he noted that the Plan recommends commercial development in this area. He also noted that the Plan addresses the Prairie View area. Buffalo Grove Plan Commission-Special Meeting-September 10, 1997-Page 8 He said that although the Plan offers only general guidelines concerning redevelopment in Prairie View, the intent is that new development will incorporate design elements that tie to the architectural style of buildings in the area. Chairman Goldspiel asked for comments concerning how the draft Plan should be presented for public comment. He noted that Commissioner Samuels had suggested an article in the newsletter describing the draft Plan and indicating when the public hearing would be scheduled for public review and comment. Commissioner Samuels also suggested a two-part process; the first meeting would be to hear comments concerning the plan, and the second meeting would be to consider a recommendation to approve the Plan after all public comments were reviewed. Commissioner Berman noted that some press coverage should also be requested prior to the public hearing. Chairman Goldspiel said that the newsletter article should include specific points concerning the main recommendations of the Plan. Trustee Reid noted that the Village Board wants to review the draft Plan prior to the public hearing at the Plan Commission. Commissioner Viehman said that if the public hearing is properly publicized, the public will have an adequate opportunity to learn about the Plan and to offer comments at the hearing. Commissioner Moons noted that comments from the Village Board should be reviewed before the public hearing is held. Commissioner Trilling said that response from the business community should also be requested. Trustee Reid agreed, and said that the Chamber of Commerce should be notified of the schedule for the hearing and recommendation process. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil indicated that there will be a meeting on September 17 to discuss the proposed Sunrise Assisted Living project at Woodland Commons and the proposed Eagle food store at Town Center. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None Buffalo Grove Plan Commission-Special Meeting-September 10, 1997-Page 9 NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Moons, seconded by Commissioner Trilling and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:45p.m. 1 i Respectfully submitted, -0,--(eA.)e- 6 4 ,,t, Robert E. Pfeil, Village Planner 1APP OVED BY: G .JS P N DSPIEL, hairman Buffalo Grove Plan Commission-Special Meeting-September 10, 1997-Page 10