2001-03-21 - Plan Commission - Minutes Board or Commission: ❑ Plan commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 03/21/2001
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
March 21, 2001
Forum Properties, Proposed single-family development,
Northwest corner of Park Avenue/Main Street,Annexation
With R-4 zoning and approval of a Preliminary Plan for an
Eight-lot subdivision
Village Zoning Map—Annual Review
Chairman Ottenheimer called the meeting to order at 8:00 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Ottenheimer
Mr. Samuels
Mr. Trilling
Ms. Dunn
Mr. Feldgreber
Mr. Panitch
Mr. Smith
Ms. Kenski-Sroka
Ms. Bocek
Commissioners absent: None
Also present: Mr. Lawrence Freedman, Ash Anos Freedman& Logan
Mr. John Green, Groundwork, Ltd.
Mr. Sam Grill, Forum Properties
Mr. Jeffrey Berman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka to approve the
minutes of the public hearing of February 7, 2001. Commissioner Kenski-Sroka noted that the
spelling of Trustee Glover's name needed to be corrected. All Commissioners were in favor of
the motion and the motion passed unanimously.
Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka to approve the
minutes of the regular meeting of February 21, 2001. All Commissioners were in favor of the
motion and the motion passed unanimously with Chairman Ottenheimer and Commissioner
Feldgreber abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Kenski-Sroka attended the March 5, 2001 board meeting and stated the primary
items of interest were the vote by the Village Board for approval of the CVS project. The
Dominick's issue was deferred at that meeting and they will be referring a minor change to the
Grove Animal Hospital to the Plan Commission. They are requesting a 700-800 foot addition.
Commissioner Smith attended the March 19, 2001 board meeting and stated they discussed the
Dominick's issue, which was approved with no fuel center. There will be 610 spaces of which 6
will be used for cart corrals.
FORUM PROPERTIES, PROPOSED SINGLE-FAMILY DEVELOPMENT, NORTHWEST
CORNER OF PARK AVENUE/MAIN STREET, ANNEXATION WITH R-4 ZONING AND
APPROVAL OF A PRELIMINARY PLAN FOR AN EIGHT-LOT SUBDIVISION
Moved by Commissioner Samuels, seconded by Commissioner Feldgreber to recommend
approval to the Village Board of the petition for annexation with zoning in the R-4 One-Family
Dwelling District and approval of a Preliminary Plan with the following variation: FENCE
CODE — Section 15.20.040 (to permit a five-foot high board-on-board wood fence within the
building setback on an outside corner side yard, behind the rear wall of the principal buildings on
Proposed Lots 5, 6 and 8 so that the petitioner may build their proposed eight new single-family
subdivision after removing two residential structures on the property, pursuant to the documents
submitted in evidence at the public hearing and the testimony given in support thereof.
Commissioner Trilling stated that all the objections have been met by the developer and the
original intention of the land use to be part of Prairie View and the historic district is consistent
with the surrounding neighborhood and will be a valuable asset to Buffalo Grove.
Chairman Ottenheimer called for a vote on the motion and the vote was as follows:
AYES: Samuels, Trilling, Dunn, Feldgreber, Panitch, Smith, Kenski-Sroka, Bocek,
Ottenheimer
NAPES: None
ABSENT: None
ABSTAIN: None
The motion passed 9 to 0.
VILLAGE ZONING MAP—ANNUAL REVIEW
Mr. Pfeil noted that there have been relatively few to the map this year. A day care home was
added with a symbol on Chestnut Terrace. The Voice Stream wireless facility on the Cotey
property was designated as a special use on the map and the only rezoning was at Arlyd and
Prairie where an RE parcel was rezoned to R-3.
Chairman Ottenheimer asked if everyone had had a chance to review the Village Zoning Map for
the annual update and then called for a vote.
The vote was as follows:
AYES: Samuels, Trilling, Dunn, Feldgreber, Panitch, Smith, Kenski-Sroka, Bocek,
Ottenheimer
NAPES: None
ABSTAIN: None
ABSENT: None
The motion passed 9 to 0.
CHAIRMAN'S REPORT
Chairman Ottenheimer noted he would like Commission members to begin thinking about a
self-evaluation of the Plan Commission and what could be done differently or better. He will be
asking for suggestions at a future meeting.
FUTURE AGENDA SCHEDULE
Mr. Pfeil noted the next meeting would be April 4, 2001.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT -None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Smith, seconded by Commission Feldgreber and carried unanimously
to adjourn. Chairman Ottenheimer adjourned the meeting at 8:15 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair
Board or Commission: ❑ Plan commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 03/21/2001
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
March 21, 2001
Forum Properties, Proposed single-family development,
Northwest corner of Park Avenue/Main Street,Annexation
With R-4 zoning and approval of a Preliminary Plan for an
Eight-lot subdivision
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. Samuels
Mr. Trilling
Ms. Dunn
Mr. Feldgreber
Mr. Panitch
Mr. Smith
Ms. Bocek
Ms. Kenski-Sroka
Commissioners absent: None
Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan
Mr. John Green, Groudnwork, Ltd.
Mr. Sam Grill, Forum Properties
Mr. Jeffrey Berman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Preliminary Site Plan dated February 2, 2001
Exhibit 2: Fence locations on Preliminary Site Plan dated February 2, 2001
Exhibit 3: Preliminary Engineering Plan dated February 20, 2001
Mr. Freedman stated they would review the last plan presented. This property is located in
unincorporated Lake County in the northwest corner of Park and Main Streets. They are seeking
annexation and zoning in the R-4 District for the development of eight single family lots and one
detention lot. The site is 3.1 acres in area. The minimum lot area will be 9,500 square feet, with
an average area of 11,800 square feet. He stated they are seeking no variations on the property
other than the one, which was addressed in the notice of publication, namely, a variation in the
fence code to allow fencing along Main Street for lots 5, 6 and 8. They are proposing a board on
board fence of 5 feet in height. They anticipate there will be the typical annexation agreement so
any of the provisions, including those relating to the fence will be set forth in a binding
annexation agreement which will be entered into with the Village.
Mr. Freedman noted they are not addressing nor prepared to address architectural building
materials or other considerations. They are seeking no deviations from the standard
requirements in that regard and will go through that process when they are ready. At this point
they are merely seeking to establish land use.
Commissioner Samuels asked if the Village Engineer has reviewed the site lines and geometrics
of the fencing.
Mr. Green stated they have been reviewed and that is why some of the details vary from the last
workshop.
Mr. Pfeil noted that the developer is apparently contemplating the name Prairie Grove, but there
is already subdivision by that name in the Village.
Mr. Raysa noted the Plan Commission published for a variation on the fence code. Normally all
fence code variations are handled by the Zoning Board of Appeals. He further stated he agreed
with Mr. Pfeil's memo as far as the Plan Commission making a recommendation as far as style
of fence, etc. However, the actual variation authority resides in the Zoning Board of Appeals.
Mr. Freedman stated they do not mind going before the Zoning Board, but if they could speed up
the process and it is not necessary, they would just as soon go right to the Village board for the
whole thing.
Chairman Ottenheimer stated that both Mr. Raysa and Mr. Pfeil agree that the Plan Commission
should make a recommendation concerning the fence and if that is to be done the Commission
needs some evidence to do that.
Mr. Green stated the request for the fence variation is due to the fact that in many instances in
subdivisions such as this one, when you are dealing with sideyard and rear yards being corner
lots, often the Village has to deal on an individual basis with the homeowners coming in because
of the constrictions and restrictions on the yards. Rather than having that process happen on a
lot by lot basis and perhaps being inconsistent from lot to lot, they thought they would include it
with this proposal. That is why they have proposed a board on board fence, which would be a
consistent style and on where it could be located. Rather than having it happen haphazardly, lot
by lot later on. This is an important element to the overall scope and scale of the project.
Chairman Ottenheimer asked if this type of fence would also not be detrimental to the public
health, safety and welfare.
Mr. Green stated it would not only be non-detrimental, but appropriate and important
considering that the railroad line is across the road. A solid fence screen would enhance the life,
safety and welfare of these particular lots.
Commissioner Feldgreber asked if the fence would match the existing fence currently up behind
lots 4 and 5.
Mr. Green stated they would be matching the style of the fence but not the height. He noted the
Village standard is a five foot fence which is what they have listed, but the fence behind lots 4
and 5 which is on the Township property to the north is an 8 foot fence.
Ms. Mary Daniel, 75 Park Avenue, stated the proposed plan appears to be a good development
for this area and the proposed homes appear to fit in well. She further noted they have no
problem with the fence, which is probably a good safety issue. She noted they would, however,
like to address the issue of buried electrical lines and more street lighting.
Mr. Chris Seidl, 2839 Whispering Oaks, stated they are very appreciative of the extra efforts
made by the developer. As far as the fence goes, he feels that anyone buying this property facing
the street and train station, will want this kind of fence and he supports the use of this kind of
fence for this development.
Mr. Chris Walsh, 55 Park Avenue, stated they are happy with the eight-lot development. He too
would like to discuss the electrical line burial and street lighting. He noted they had at one time
discussed the possibility of a no right turn on Main Street to cut down on traffic.
Mr. George Telez, 65 Park Avenue, expressed his support for this project.
Mr. Freedman stated the streetlights would be done per code. He further stated if the Village
wants to restrict a turn or not, it is not within their control and the Village can do as it pleases.
With respect to the power lines, which service other properties, he noted they do not intend to
run their power off of those lines. Therefore, they should not be involved in burying those lines
and they have no objection if that were to be done.
Commissioner Trilling noted the engineering plan does show three proposed locations for street
lights; one at the intersection of Park and the proposed street, one at the intersection of Main and
the proposed street and one in the middle of the proposed street. He asked if these locations are
sufficient or what exactly was desired by the residents.
Mr. Walsh noted those lights were not on the diagrams they had.
Mr. Kuenkler commented that a streetlight is required at the intersection of Park Avenue and
Main Street, and this item will be added to the revised engineering plan.
Commissioner Trilling noted there would definitely be a light at the intersection of Main and
Park.
There being no further comments or questions from anyone else present, Chairman Ottenheimer
closed the public hearing at 8:00 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair