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