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2007-10-03 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 10/03/2007 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 3, 2007 Aptakisic Creek Corporate Park—Plat of Subdivision Discussion of Village Comprehensive Plan update Chairman Ottenheimer 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. Commissioners present: Chairman Ottenheimer Mr. Smith Ms. Bocek Mr. Teplinsky Mr. Stark Mr. Cohn Mr. Podber Commissioners absent: Mr. Khan Also present: Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Stark, seconded by Commissioner Smith to approve the regular meeting minutes of August 1, 2007. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Bocek, Teplinsky, Cohn and Podber abstaining. Moved by Commissioner Teplinsky, seconded by Commissioner Bocek to approve the public hearing minutes of August 15, 2007. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Bocek, Cohn and Podber abstaining. Moved by Commissioner Smith, seconded by Commissioner Bocek to approve the regular meeting minutes of August 15, 2007. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Bocek, Cohn and Podber abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Smith attended the Village Board meeting on October 1, 2007 and noted that the Special Use in the Industrial District for the outside storage area in the Prime Source building had been changed from the 17 foot portion of fence to a 10 foot fence. The matter was continued to the October 15 Board meeting. Commissioner Cohn attended the Village board meeting on September 24, 2007 stating that one of the Trustees asked that Elliott Hartstein find a new Plan Commissioner soon. The second matter discussed was the amended annexation agreement for the Berenesa Plaza which was approved. There was much discussion and one of the requirements will be that before any construction is initiated on the property or the bank or drug store there will be three executed letters of intent from the restaurants first. There was a great deal of concern about promises for the restaurants which may not happen and the project is left with a bank and a drug store and an average hotel. That was a concession made by the developers and it seems the Village is very intent on being aggressive on this matter. The overall impression of the development was not one of great enthusiasm but at the same time the Board seemed to be willing to give them a chance, believing that the restaurants being the fist thing to be built would be in our favor. APTAKISIC CREEK CORPORATE PARK—PLAT OF SUBDIVISION Moved by Commissioner Teplinsky, seconded by Commissioner Bocek to recommend approval of the Final Plat of Subdivision for the Aptakisic Creek Corporate Park. All Commissioners were in favor of the motion and the motion passed 7 to 0. DISCUSSION OF VILLAGE COMPREHENSIVE PLAN UPDATE Mr. Pfeil stated in the Aptakisic Corporate Park area directly south of the Peerless of America building (proposed to be PrimeSource Building Products), the former Cole Wire building is being considered for annexation. A corporation called BGMF, which owns Sports Line Distributors from Northbrook, has purchased the real estate and will be occupying the building. The properties in this area are within the boundary agreement area between Lincolnshire and Buffalo Grove. Mr. Pfeil reviewed the unincorporated areas on the map. The three areas are the Dunlo Highlands south of Dundee Road, Horatio Gardens area and the Pekara area. These are developed subdivisions, so these are not areas where substantial new development is likely to occur. The housing and population projections for these areas will be adjusted to reflect current population in the final Comprehensive Plan. Mr. Pfeil stated the primary areas the Village will be able to annex, the ones that the final plan document will focus on, are the Stancliff property at Port Clinton and Prairie Road, the Prairie View area at Route 22 and Prairie Road, and the Aptakisic Road corridor. These are the areas with the largest amount of developable land and the areas that would have the most new housing and population. The Village's ultimate population will probably be in the range of 4,000 to 5,000 higher than the current count. Mr. Pfeil reviewed the Prairie View area noting there had been different discussions about appropriate densities, particularly the C.J. Fiore landscaping and nursery property and some of the other parcels at the southeast corner of Prairie and Route 22 and the northeast corner of Prairie and Route 22. This concept basically has moderate density, residential in those areas to the southeast corner of Prairie and the northeast corner. At the Fiore property, including the Lake County Scrap Metal property the concept of mixed use has been discussed, which would be a higher density. The other concept that has been discussed is commercial use on the southeast corner along with townhomes. At the northeast corner concepts have included mixed use and multiple family. The area at Prairie and Route 22 had been looked at by a developer for a residential plan. However, this proposal will be withdrawn. This area includes three real estate parcels; the largest is a vacant parcel of about four acres. The most appropriate use for this area needs to be identified for the final plan. A critical planning issue is to achieve a development site that has access to Prairie Road at the intersection with Willow Parkway. The property will not have direct access to Route 22. The on-going issue of whether the property has enough visibility for retail or other types of commercial is difficult to resolve. A mixed use development with some retail appears to be a reasonable concept for this area. Commissioner Smith stated he would like this parcel kept as commercial since the designation could be changed if necessary to accommodate some other type of use. If the property is designated as residential, it could be more difficult to change the designation to commercial when a development is proposed. Chairman Ottenheimer noted that was an excellent point as he too feels it is easier to go from commercial to residential if the designation is changed to accommodate a specific proposal. Mr. Pfeil asked if there might be some mixed use potential for this property. Commissioner Smith said the Village needs to keep working with developers to find someone with a creative plan that is feasible. This property is right on Route 22, so it has the potential to be a productive development. Mr. Pfeil reviewed the Aptakisic Road corridor noting the Didier property has a very unique character and is a real asset to the community. However, we do not know long term what will be there. The Village's planning designates this area for single family detached for quite a bit of that land with a small amount of commercial at the Weiland/Prairie extension near the railroad tracks. Perhaps several scenarios should be used to describe alternative choices for development of some of these areas, particularly the Didier property. If single family detached is the predominate future land use for this area, the planning objectives should focus on the details that create character such as pedestrian links between neighborhoods and attractive fencing and landscape elements. CHAIRMAN'S REPORT Chairman Ottenheimer stressed his hope that the Plan Commission vacancy will be filled soon and if anyone knows of anyone who would be interested and good for the position, please let him know. FUTURE AGENDA SCHEDULE Mr. Pfeil noted the next meeting will be on October 17, 2007 and one of the items will be the Love's Lord Community Church PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT Mr. Pfeil asked for any changes or corrections to phone and e-mail information of the Commissioners. He further noted that the University of Phoenix withdrew its petition concerning a special use for a facility in a portion of the Angus Chemical building. The Villas of Hidden Lake at Buffalo Grove Road and Deerfield Parkway has two building permits under review. Mr. Pfeil stated the Village Board recently reviewed some zoning issues recently concerning the special use ordinance for Lord's Love Community Church. The ordinance includes a provision that commercial use is not allowed on the property. There is a music school now in operation, and a child day care facility will be opening soon. The ordinance contemplated those types of uses on the property, but the commercial aspect is not consistent with the language of the ordinance. The Village Board referred the matter to the Plan Commission to evaluate appropriate uses for the property within the special use ordinance. Commissioner Teplinsky said it his understanding that the petition told the Plan Commission that the uses would include a music facility and a daycare facility. Mr. Pfeil noted that the exhibits to the ordinance obviously contemplate these types of uses. There doesn't appear to have been any misrepresentation by the petitioner, but the commercial restriction in the ordinance has to be clarified. Commissioner Smith inquired about the issues that need to addressed. Mr. Pfeil stated one individual in the community has challenged the legality of uses that are commercial, since the ordinance says commercial uses are not allowed. Chairman Ottenheimer commented that the Commission contemplated these uses and we incorporated these uses. It does not appear appropriate for the Village to now say that these uses aren't allowed. Commissioner Cohn stated this does not feel like a Plan Commission question in some respects. The Plan Commission deals with prospective things, and this is a retrospective problem. That is more judicial and less legislative. The question for the Commission should be whether the ordinance should be changed or amended. Perhaps the Village counsel can provide some guidance concerning the nature of the complaint and what the current ordinance allows. Mr. Pfeil commented that the current ordinance should be modified to clarify what uses can be allowed even if the uses are technically commercial in nature because they are being conducted as businesses. He said the Commission does have a role in making this determination because the types of uses, and the impacts on adjacent properties need to be considered. Mr. Pfeil noted that there is a broader issue concerning the Village Zoning Ordinance. Religious and worship uses are not defined in the Ordinance, and special uses for specific properties generally don't list the uses that are allowed in addition to the worship activities. It is evident that churches and other places of worship are used for a variety of activities in addition to religious services. Chairman Ottenheimer and Commission Smith requested that copies of the minutes of the previous meetings concerning the Lord's Love special use should be included in the packet for the workshop. NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Stark and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:08 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair