1980-03-12 - Plan Commission - Minutes}
SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
Zoning Map and Official Map Update
Office and Industrial District Revision
to the Zoning Ordinance
MARCH 12, 1980
Chairperson Sheldon called the meeting to order in the Municipal Building,
50 Raupp Boulevard, Buffalo Grove at 7:30 P.M.
Commissioners Present: Chairperson Sheldon
Mr. Goldspiel - arrived at 7:45 P.M.
Mrs. Reid
Mr. Shifrin
Mr. Glover
Mrs. Kaszubowski
Commissioners Absent: Chairman Shields
Mr. Button
Mr. Davis
Also Present: Mr. John Marienthal, Village Trustee, Buffalo Grove
Mr. Jim Truesdell, Village Planner, Buffalo Grove
APPROVAL OF MINUTES
Commissioner Shifrin moved that the minutes of March 5, 1980 Regular Meeting be
approved subject to correction. Commissioner Glover seconded. The motion
carried unanimously.
Paragraph 4, page 1, change Mr. Jerry Lindgren to Mr. Ted Shapero
Change Mr. Lindgren to Mr. Shapero Paragraph 3, page 2; Paragraph 6,
page 2; Paragraph 2, page 5; Paragraphs 4, 6, 7, 10, page 6.
Last paragraph, page 2 change 8 - 0 to 7 - 0
Last paragraph, page 3 change Marrienthal to Marienthal
Paragraph 7, page 4 add parkway to some detention in the parkway of the
Office Park area.
Paragraph 3, page 5, change fourth sentence to read Mr. Hruby said "in
his opinion "yes".
Add to fifth sentence Mr. Boysen said I am not
Paragraph 5, page 5, change multi-family to commercial
Paragraph 3, page 7 change 7 - 0 to 7 - 1
Paragraph 10, page 7 change condominum to condominium
Paragraph 13, page 7 change 9 - 0 to 8 - 0
Commissioner Reid moved that the minutes of the Public Hearing held on
March 12, 1980 be approved subject to correction. Commissioner Shifrin seconded.
The motion carried unanimously.
Paragraph 7, page 1 add a comma after $15
Buffalo Grove Plan Commission
Special Meeting
March 12, 1980
- 2 -
COMMUNICATIONS
Chairperson Sheldon - Harper College is sponsoring a seminar called'l°utting
The Pieces Togethezi: The material was passed to the Commissioners for viewing.
LIAISON REPORTS
None
COMMI'1"1'r;L REPORTS
None
ZONING MAP
Mr. Truesdell - We took the March, 1979 map, updated it and incorporated any
changes. The changes are as follows:
1) Annexation of Northwest Community Hospital B3 south of Lake Cook Road.
2) Annexation of the Dearborn property classified as R1 and R9 (PUB)
3) Checked the boundaries of the surrounding communities and made changes
to bring the map up to date.
4) The B2 parcel of the Ridgewood area south of Armstrong and Weiland,
and south of Armstrong and Horatio has reverted to R8 because there
has been no construction for five years.
Mr. Goldspiel - The Hidden Lakes should have an asterisk because it is a planned
unit development.
Commissioner Reid moved to recommend to the Village Board adoption of the
Zoning Map as presented at the March 12, 1980 meeting. Commissioner Glover
seconded.
Ayes: Commissioners Goldspiel, Reid, Shifrin, Glover, Kaszubowski
Nayes None
The motion passed 5 - 0.
OFFICIAL MAP
Mr. Truesdell - We are updating the Official Map. It has not been done since 1978.
It is part of the Comprehensive Plan and it requires a Public Hearing.
Buffalo Grove Plan Commission
Special Meeting
March 12, 1980
- 3 -
I
The changes being made are changes due to annexations, the Weidner Road extension,
updating the boundries of the surrounding municipalities.
Commissioner Goldspiel - What about the north-south road between Weiland and
Milwaukee and the crossing of the Soo Line at Candlewood Creek East and up?
Mr. Truesdell - I haven't changed it on this map but it will be incorporated
with the update of the Comprehensive Plan.
Commissioner Goldspiel - The bike paths are not shown along major streets.
Mr. Truesdell - It is under review right now. We do not have the entire Compre-
hensive Plan prepared yet. When it comes out the recommended bike paths will
be on it.
A Public Hearing for the Official Map was set for April 2, 1980.
IOR
Mr. Truesdell discussed his memo dated March 7, 1980 to the Plan Commission on
the Office and Industrial District Ordinance Revisions. Suggested changes are
as follows.
Item 2 - Mr. Goldspiel felt it should read 50 feet no more than 4 stories.
Setback
Item 3 - Commissioners Glover and Reid felt that the parking stalls should be
Parking Stalls left the way they are.
Item 4 - Commissioner Goldspiel was uncomfortable with the wording in section
Slope 2.9-3 last sentence - However, whenever berms are created for aesthetic
or screening purposes, they should be created with lesser slopes, such
as one (1) foot of elevation in four (4) horizontal feet. He felt it
should read "However, the Village at its discretion, can require a four (4)
to one (1) slope for aesthetic or screening purposes. "
Commissioner Glover - A three (3) to one (1) slope is very hard to
maintain in my opinion.
li Mr. Truesdell - I can change it to read, "-requires four (4) to one (1)
unless it is shown that something greater than that is adequate. "
In response to a question from Commissioner Goldspiel,Mr. Truesdell
stated that there is no specific written requirement at present. It
`./ is preferred to have a four (4) to one (1) slope but three (3) to one
(1) is approved in many cases if adequate.
Buffalo Grove Plan Commission
Special Meeting
March 12, 1980
- 4 -
I
Item 5 - Commissioner Shifrin - I think if any of these developments are going
Landscaping to be show cases we should be able to give the developers some alter-
natives. There should be some encouragement toward the use of creativity
regarding landscaping.
Commissioner Goldspiel - We are not controlling the landscaping of
anything other than the parkway.
Mr. Marienthal - To have a tree every thirty feet, I feel, is not
necessary in an industrial park. If they would use some creativity
over and above what has to be done, it would not have to be in the
parkway but on his own property.
Commissioner Goldspiel - The parkway tree planting must be considered
by the Appearance Commission in an overall plan.
Commissioner Shifrin - There should be some incentive to do something
other than what is required.
Commissioner Goldspiel - Are we saying we would accept landscaping
on private property in lieu of parkway trees?
Commissioner Glover - I would like to see the trees remain on public
property.
Commissioner Shifrin - There should be some room for creativity, they
should not have to conform to the symmetry of the development.
After some discussion it was determined to leave the language as is.
Item 6 - Commissioner Goldspiel - From what I have seen of UPSterminals, they
Freight are very big. You have large trailers coming off of freight trains
Terminals and loads from over-the-road trailers. I do not see a distinction be-
tween a smaller package or a carload. I think that this type of freight
terminal is very unlikely in our area. Terminals are usually located
near major interchanges. I cannot see legislating out what you
can control under a special use. We should leave it as is.
Item 8 - Commissioner Goldspiel - I feel eight (8) feet is too restrictive
Outside as stated in 2.3-7.
Storage
Mr. Truesdell - That is the language used in the current M-1 Ordinance.
Commissioner Shifrin - I feel it should read six (6) feet minimum.
Item 9 - Commissioner Goldspiel - I do not understand the intent as stated in
Free Standing paragraph 1 under 2. 1.
Office Buildings
After some discussion it was determined to leave the word"those' out.
Buffalo Grove Plan Commission
Special Meeting
March 12, 1980
- 5 -
Commissioner Shifrin noted that in 2. 1 the reference to Section 2. 8
should be charged to 2.9.
Item 10 - Mr. Truesdell - Mr. Don Asher, owner of the Hilltown Property,
Height Limitations objects to not being allowed to build ten (10) story buildings.
I still prefer to keep the existing industrial district. If we
establish a separate district to allow taller buildings we will
be opening up the possibility of ten (10) story buildings all
around the Village. I feel the Village Center should be the high
point of the Village and things should taper down from there. I
feel we should leave it as is and allocate them as a special use.
Mr. Asher feels very strongly that ten (10) story buildings should
be allowed.
Item 11 - Chairperson Sheldon noted that there is an ordinance that is very
Accessory specific regarding this point. We feel that the Appearance Commission
Retail should do their job.
Item 12 - Commissioner Goldspiel - Can we call Lane Kendig to look at this?
Performance
Standards Mr. Truesdell - The industrial section is separate from the residential.
I will call Mr. Kendig and make an appointment to have him look this
over.
Commissioner Goldspiel - On page 9 section 2.9-9, 1010 strikes me as
way to high. The people surrounding the area are getting about 1/3
the dose the workers are.
Commissioner Reid - Are we subject to any review by any county, state,
or anyone else?
Mr. Truesdell, in response to a question from Chairperson Sheldon,
replied that the 10=p was taken out of the new ordinance that
Lincolnshire passed.
Commissioner Glover - OSHA must have guidelines or standards on this.
Mr. Truesdell will check into this.
Commissioner Goldspiel - Page 5 section 2.6-5, when we are generally
opposed to stockade fencing, why do we call for one in these two dis-
tricts?
Mr. Truesdell - We have a problem in the Village with the landscaping
used as a buffer. The residents have complained, as in the Strathmore
Shopping Center area, that the landscaping buffer did not maintain
their privacy.
Buffalo Grove Plan Commission
Special Meeting
March 12, 1980
- 6 -
I
Mr. Marienthal - In addition to the fencing they had to put in plantings.
It is a requirement over and above. The fencing is basically for the
line of sight.
Mr. Truesdell responsing to a question from Chairperson Sheldon stated
that his next step would be to research these issues, make the changes
and come back to the Plan Commission with a final document.
CHAIRMAN'S REPORT
Chairperson Sheldon stated that she would like to see more interaction between
the Chairman and the Village Planner in scheduling the Plan Commission meetings.
After some discussion it was determined that Mr. Truesdell would call Chairman
Shields the Thursday before the Wednesday meeting to discuss the agenda.
It was further decided that there would only be Regular Meetings on the first
and third Wednesdays of the month leaving the second and fourth for Workshop
Meetings if necessary.
FUTURE AGENDA SCHEDULE
The next meeting of the Plan Commission will be held on April 2, 1980.
STAFF REPORT
Mr. Truesdell - We are now in the process of putting together three land use
plans for the Comprehensive Plan. We want to come up with three alternatives
and bring them back to the Plan Commission for discussion.
The Fiore project is going before the Village Board on March 24, 1980. There
will be two alternate plans presented.
The positions of Vice Chairman and Secretary for the Plan Commission do not have
to be approved by the Village Board.
We are now in the process of putting together a chronology of the Village's
past activity regarding a Condominium Ordinance. Commissioner Shifrin suggested
looking at Arlington Heights Condominium Ordinance.
Commissioner Glover moved that the meeting be adjourned. Commissioner Goldspiel
seconded. The motion carried unanimously. The meeting adjourned at 9:15 P.M.
Buffalo Grove Plan Commission
Special Meeting
March 12, 1980
i
i
i
�I
i
- 7 -
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
(121?4 /3-(.../M)7_,
Patrick Shields, Chairman
Buffalo Grove Plan Commission
Special Meeting
February 20, 1980