1980-04-02 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COIISSION
Revisions to The Official Map
of Buffalo Grove
APRIL 2, 1980
Chairman Shields called the Public Hearing to order at 7:40 P.M. in the Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Mrs. Sheldon
Mr. Button
Mrs. Reid
Mrs. Kaszubowski
Commissioners Absent: Mr. Goldspiel
Mr. Davis
Mr. Shifrin z7z&-v c-et ?:00
Mr. Glover
Also Present: Mr. Marienthal, Village Trustee
Mr. Kuenkler, Village Engineer
Mr. Boysen, Public Works Director
Mr. Kiddie, Park District
Mr. Truesdell, Village Planner
Mr. Truesdell stated that the Official Map has been updated. The only changes
are those that reflect current boundries of the Village, the boundries of the
surrounding communities and changes in one road that had been worked on since
the map was updated previously.
There were no questions from the floor.
Commissioner Sheldon moved that the Public Hearing be closed. Commissioner Button
seconded the motion. The motion was unanimously carried. The Public Hearing was
closed at 7:45 P.M.
Respectfully submitted,
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Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields, Chairma$
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REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Revisions to The Official Map
of Buffalo Grove
Wynnedale
Office and Industrial Zoning
District Revisions
April 2, 1980
Chairman Shields called the meeting to order at 7:45 P.M. in the Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Mrs. Sheldon
Mr. Button
Mrs. Reid
Mr. Shifrin - arrived at 8:00 P.M.
Mrs. Kaszubowski
Commissioners Absent: Mr. Goldspiel
Mr. Davis
Mr. Glover
Also Present: Mr. Lawrence Friedman, Attorney, Ash, Anos, Harris and Friedman
Mr. Louis Shassian, Wynnedale
Mr. John Marienthal, Village Trustee
Mr. Dick Kuenkler, Village Engineer
Mr. Greg Boysen, Public Works Director
Mr. William Kiddle, Park District
Mr. Jim Truesdell, Village Planner
APPROVAL OF MINUTES
Commissioner Reid moved that the minutes of the March 12, 1980 Special Meeting
be approved. Commissioner Sheldon seconded the motion.
Ayes: Commissioners Sheldon, Reid, Kaszubowski
Nayes: None
Abstain: Commissioner Button
BDDC
Chairman Shields stated that the meeting scheduled for April 1, 1980 of the
BDDC was cancelled.
Buffalo Grove Plan Commission
Regular Meeting
April 2, 1980
- 2 -
OFFICIAL MAP
Commissioner Sheldon moved to recommend to the Village Board approval of the
Official Map as presented at the April 2, 1980 meeting. Commissioner Button
seconded.
Ayes: Commissioners Sheldon, Button, Reid, Kaszubowski
Nayes: None
The motion passed 4 - 0.
OFFICE AND INDUSTRIAL ZONING DISTRICT REVISIONS
Mr. Truesdell - The Ordinance was reviewed at the March 12, 1980 meeting and
the suggested changes have been incorporated into it. The revised Ordinance
was distributed to the Commission along with my memo dated March 27, 1980.
The Staff met with representatives of the Buffalo Grove Industrial Park being
developed by Lexington Corporation Tuesday. Mr. Friedman is here tonight
representing them.
Mr. Friedman -
Section 2.65A - Yard Requirements, General
The Ordinance presently requires the yard requirements to be increased
by twenty-five (25) feet. That will create a very staggered appearance.
To avoid this there should be a standard setback such as forty (40)
feet.
Mr. Truesdell - I wonder if we should maintain the standard setbacks
on collector streets? We could make it a standard fifty (50) feet wide
on highways and major streets `¶hat will maintain the setbacks to give
a more open appearance.
Section 2.6-6 - Boundary Lines
It does not make any sense to berm it and then fence it. I think you
would probably want to drop the berm out.
Mr. Truesdell - In an industrial area you have rear yard industrial
lots thus the required six foot fence. However, we could delete the
berm and landscaping.
Section 2.3-7 - Outside Storage
Our problem with this section is that it is mandatory and you do not
give us any discretion. I can conceive of a situation where it may be
unnecessary fence because of location. I feel you should allow some
Buffalo Grove Plan Commission
Regular Meeting
April 2, 1980
- 3 -
latitude regarding screening.
Commissioner Sheldon - I thought we were in agreement that solid screen-
ing was what we wanted and if we do what Mr. Friedman is suggesting we
could wind up with something less than that.
Commissioner Shifrin arrived at 8:00 P.M.
Mr. Friedman - If you wanted to allow anything other than solid screen-
ing under this Ordinance you couldn't.
Commissioner Button - Solid screening is to be provided surrounding
any storage used.
Commissioner Shifrin suggested the wording to be "all outside storage
will be screened as applicable".
Section 2.63 - Rear Yards
Rear yards and side yards should be the same in an industrial area
because it is not as critical as in a residential area. The rear
yard should be fifteen (15) feet.
After some discussion the following changes were made in the wording of the
Ordinance.
Section 2.3-7 - Outside Storage
After "sky, but" add "may be required to be"
After 'bnclosed storage." add "or such other screening as may be deemed
applicable based upon the afore stated specifications.
Section 2.6 - Rear Yards
Change "not less than thirty (30) feet" to "fifteen (15) feet"
Section 2.6-5A - Yard Requirements, General
Delete "collector street" after the word "or"
Change "twenty-five (250 feet" to "fifty (50) feet"
Section 2.6-6 - Boundary Lines
Delete "a buffer strip not less than twenty-five (250 feet wide shall
be provided which shall be sodded, planted shrubbed, bermed,"
Add to same area "that there be required immediately adjacent to the
boundary line a stockade fence"
Commissioner Reid - What about a drive goingbehind the buildin
g? We do have
some buildings in the Village where security is a problem because the police
cannot drive around the building.
Buffalo Grove Plan Commission
Regular Meeting
April 2, 1980
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Mr. Truesdell - If they are putting a drive in, they will have to move the building
back.
Mr. Truesdell stated that Mr. Raysa, the Village Attorney, had sent him a letter
with several technical suggestions pertaining to the Ordinance.
Commissioner Button, after some discussion, suggested that the Ordinance be put
into final form, incorporating Mr. Raysa's comments, and brought before the Plan
Commission again. The Plan Commission would then review it and hopefully have
it ready for the Village Board on April 21, 1980.
WYNNDALE
Mr. Shassian - There was a strong recommendation to develop a plan with high
density on one side of the creek and give the Village the land on the other
side of the creek. The south side of the creek is basically the same as approved
on the
Chairman Shields - What is the acreage on the park site?
Mr. Shassian stated it was 15.54 acres.
Commissioner Shifrin - Why the necessity of putting anything at all on Checker
Road?
Mr. Friedman - The Village was very interested in obtaining the bulk of the
property north of the creek. We could not get the density, so we had to put
some buildings north of the creek.
Commissioner Shifrin - What is your projected market price of these units?
Mr. Shassion - Today $70,000. They are coach houses, condominiums similar
to Lexington Commons.
Commissioner Button - How are you going to work out the phasing on this project?
Mr. Shassion - We are going to make Phase One the sales models.
Commissioner Button - What is the timing on the four story units?
Mr. Shassion - They will be the last units going in.
Commissioner Button - What is the acreage on the south side of the creek?
Mr. Shassion - The acreage is 7. 51, 9. 45 and 3. 26. The total site acreage which
includes the area on Checker Road, is 39.8 acres.
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Buffalo Grove Plan Commission
Regular Meeting
April 2, 1980
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Commissioner Sheldon - When do you anticipate start up?
Mr. Shassian - We would like to start immediately, however, we are already look-
ing 90 days away.
The Plan Commission felt that it was in general agreement with the concept.
Commissioner Sheldon - Do you anticipate any change in the park site at all?
Mr. Shassian-- The instructions that were given to our engineers were to maintain
and preserve as much of the natural landscape as possible, not to disturb the
creek, creek banks or the trees on the north side. There will be some trees lost
on the south side.
Mr. Kiddle asked about the bike path along Arlington Heights Road and who would
fund and maintain it. Mr. Truesdell stated that the funding would be 70% federal,
20% county and 10% Village. Mr. Boysen stated that the maintenance of same will
fall on the county right of way and will be at the public expense, the Village
or someone else.
In response to a question from Commissioner Sheldon, Mr. Kuenkler stated that
there were no soil borings made-
In response to a question from Commissioner Button regarding 1% grading Mr. Shassian
stated that they had to create compensative storage. In order to save creek land
and trees some countour lines would be flooded out in a low frequency storm. It
was determined there would be a greater frequency of this flooding in the area
surrounding Aspen ditch. We will not only lower this area we are lowering it
over a broader area. The major concern on the site was the storm drainage.
We will recontour the area and reseed it with prarie grass.
The other alternative is to have a sewer system with catch basins
in several locations and there will be some low level flooding around these.
In order to get 2% grading you would have to create hills and valleys. You will
have a system that will look like first, second and third base with the catch
basins. You will now have pockets of flooding around these areas.
Mr. Boysen stated that with 2% grading you would have a much greater likelihood
of successful grading of the project.
Chairman Shields - The problem with 1% grading is that will not be 1% over the
entire area.
Some discussion occurred regarding 1% and 2% grading. It was determined that the
staff and Mr. Shassian would meet and straighten out their differences and come
back to the Plan Commission on April 16, 1980.
Buffalo Grove Plan Commission
Regular Meeting
April 2, 1980
- 6 -
Mr. Kiddie stated that permission was given by the owner of Wynndale property
for Dr. James Androff, Biologist of Northeastern University, to take a look at
this area. We would like to have a copy of the plan that you have tonight, also
any other pertinent data we do not now have in our possession. We would also
like to have Mr. Androff bounce his ideas off the staff. This does not mean
that the Park District is planning to develop prarie grasses at this time but we
would like to take a look at it as an alternative to development.
FUTURE AGENDA
The Orchards Development will be discussed on April 9, 1980.
ADJOURNMENT
Commissioner Sheldon moved that the meeting be adjourned. Commissioner Button
seconded. The meeting was adjourned at 9:35 P.M.
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Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
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Patrick Shields, Chairman
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