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1980-03-05 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Article XVIII of the Zoning Ordinance March 5, 1980 Chairman Sheldon called the meeting to order in the Municipal Building, ` 0 Rau Boulevard, Buffalo Grove at 0 P.M. u 5 Pp7 3 Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Sheldon Mr. Button Mr. Davis Mrs. Reid Mr. Shifrin Mr. Glover Mrs. Kaszubowski Commissioners Absent: Chairman Shields Also Present: Mr. John Marienthal, Village Trustee, Buffalo Grove Mr. Frank Hruby, Director Building Department Mr. Jim Griffin, Assistant Director Building Department Mr. Jim Truesdell, Village Planner Chairman Sheldon read the notice of the Public Hearing as published on February 19, 1980 in the Paddock Publication's Buffalo Grove Daily Herald. Mr. Hruby - Charging $15 as authorized by Article XVIII of the Zoning Ordinance Fee Schedule is non compensatory. Mr. Griffin was delegated to compile an analysis to ascertain the fee schedules of the surrounding communities. Mr. Griffin - Concerning the present rate of $15, a letter was forwarded to fifteen communities. In computing our new fees the costs associated with publication, staff, secretarial and engineering were considered. In reviewing larger projects the fees increase due to the involvement of additional per- sonnel. The new fee schedule was presented to the Zoning Board of Appeals and was approved on September 18, 1979. The increase in fees covers our actual cost and the Village will not earn a profit. Commissioner Shifrin moved to adjourn the Public Hearing and it was carried unanimously. The meeting adjourned at 7:45 P.M. Buffalo Grove Plan Commission Public Hearing It March 5, 1980 _ 2 Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields, Chairman 1 Buffalo Grove Plan Commission , Regular Meeting March 5, 1980 1 1 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Article XVIII of the Zoning Ordinance Happ Farm March 5, 1980 Chairman Sheldon called the meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:45 P.M. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Sheldon Mr. Button Mr. Davis Mrs. Reid Mr. Shifrin Mr. Glover Mrs. Kaszubowski Chairman Shields arrived at 8:45 P.M. Commissioners Absent: None Also Present: Mr. James C. Mastandrea, Developer, Happ Farm Mr. Mike Ives, Architec , Happ Farm Mr. Richard K. Burton, Architec , Happ Farm Mr. Shapero, Attorney, Happ Farm Mr. Joe McGride, Engineer, Happ Farm Ms. Susan Wiggins, Resident, Buffalo Grove Mr. John Marienthal, Village Trustee, Buffalo Grove Mr. Frank Hruby, Director Building Department Mr. Jim Griffin, Assistant Director Building Department Mr. Dick Kuenkler, Village Engineer Mr. Greg Boysen, Public Works Director Mr. Jim Truesdell, Village Planner Commissioner Shifrin moved to dispense with the time schedule as set up in the agenda for the March 5, 1980 Regular Meeting. Commissioner Davis seconded and the motion passed unanimously APPROVAL OF MINUTES Commissioner Goldspiel moved that the Minutes of the February 13, 1980 meeting be approved subject to correction. Commissioner Shifrin seconded. The motion carried unanimously. Buffalo Grove Plan Commission Regular Meeting March 5, 1980 - 2 Subparagraph 2, page 1 change impunity to immunity Paragraph 6, page 2 change laced to lain Paragraph 10, page 2 change floor to board Change title TRANSPORTATION COMMISSION to LIAISON REPORTS Paragraph 7, page 3 change first sentence to read: A copy of the final report of a review of the development plans for the Fiore/Hilltown property was distributed to the Commission Paragraph 8, page 3 change We Looked to He said "We looked Paragraph 3, page 5 change Buffalo Grove to Lake County Paragraph 4, page 5 add question marks to statements 1 and 3 Change statement 2 to read Can we regulate the density from the beginning? Change statement 4's first sentence to read Will Route 22 be widen through this project to four lanes? Will it be two lanes on either end of it? Paragraph 5, page 6 change Kending to Kendig Commissioner Goldspiel moved that the minutes of February 20, 1980 be approved subject to correction. Commissioner Button seconded. Paragraph 5, page 1 change bases to basis Paragraph 2, page 4 add Mr. Kendig felt the Santucci property would be better for industrial development by Buffalo Grove. He thought subcontractor should stop at a line bounded by Route 22. Paragraph 6, page 4 change first sentence to read: Mr. Genrich, referring to historic Prarie View as an attractive area, suggested that Buffalo Grove has an opportunity to build on the surrounding area rather than destroy its character. LIAISON REPORTS None ARTICLE XVIII OF THE ZONING ORDINANCE Commissioner Shifrin recommended a motion to the Village Board that the fee schedule per Article XVIII of the Zoning Ordinance as presented by the staff be approved. Commissioner Davis seconded. Ayes - Commissioners Goldspiel, Button, Davis, Reid, Shifrin, Glover, Kaszubowski Nayes - None The motion passed 7 - 0. Buffalo Grove Plan Commission Regular Meeting March 5, 1980 - 3 - HAPP FARM Mr. Truesdell - The plan that is being presented was previously reviewed by the Park Board and seems to be in order. Mr. Mastandrea - We have pretty well given you everything you have asked for. Mr. Shapero - The additional requirement concerning the bike path is again before you. The path would run along the northern portion down through the western part of the park area along Weidner Road at a cost of $14,000 to $16,000. The plan was approved without the bike path. However, we are willing, as a good faith gesture, to donate to the Village the existing bike path. Mr. Mastandrea is proposing to the Plan Commission to donate the $16,000 bike path asking in return to be allowed to develop this property without the curbs and gutters in the private area. These are the final areas of discussion. Commissioner Button - It is my understanding that the larger park site would fully fulfill any obligation that you would have to the Park. Could the developer explain what brought up the discussion of the bike path? Mr. Shapero - The Comprehensive Plan of the Village of Buffalo Grove dated January 21, 1980 points out goals for development. In its Detailed Policies, paragraph 12, it states, "A functional bike path system shall be provided in order to provide safe movement from major centers of activity and recreational a reas throughout the community. " Apparently on that basis the lgineering Department requested the bike path. I do not think it is required under these systems. This development is not a major center of activity. In response to a question from Commissioner Goldspiel, Mr. Kuenkler stated that he felt curbs and gutters serve a purpose. He further felt we should have them. Commissioner Davis stated that curbs and gutters enhance the property and without them you are going to wind up repaving. Commissioner Button asked what standard curb is required? Mr. Kuenkler stated generally we look for curbs and gutters for drainage, we would accept barrier curb. Mr. Marienthal - The Crossings did not have curbs and gutters and they came before the Village Board asking to have their streets accepted. We could not accept them in their condition at that time, they were private and had to be brought up to Village standards. This required upgrading the streets and in- stallation of curbs and gutters. It was very costly to the residents. Buffalo Grove Plan Commission Regular Meeting March 5, 1980 _ 4 _ Commissioner Button - I have my doubts about the present bike path. It is very close to back yards of private owners. I do not see that it is generally feas- ible to link the bike path down to the school. Commissioner Davis - Why not have the five foot sidewalk asphalted and the bike path run along it? I do not think trading the bike path for curbs and gutters is the answer. If this project is going to be a show case along Dundee Road, it is necessary to have curbs and gutters. Mr. Mastandrea - We have given on many points and we have to be able to price the product so that it will sell. Commissioner Shifrin -Are we required by an ordinance to have a sidewalk? Mr. Truesdell stated a five foot concrete sidewalk is required. Commissioner Reid questioned Mr. Truesdell regarding the January 21, 1980 amendment. Mr. Truesdell responded that in updating the Comprehensive Plan the Village goals and policies were revised and approved. The procedure for developments that have been in the mill is to have them make whatever changes are necessary to comply. Mr. McBride cleared up several questions Commissioner Glover had in reference to the plan presented regarding water storage and distribution. Commissioner Goldspiel - I thought there would be some detention in the parkway of the Office Park area. Mr. McBride stated that there was sufficient volume in the lake and thus water storage in the Office Park area was unnecessary. Commissioner Goldspiel - What we are trying to do with the bike path is to open up the White Pine reserved area which is a municipal ownership and also provide a way for the heavy traffic to the high school. Thus we have a path that goes into the park and stops or a path that goes into the park and comes out around White Pine Road. I do not see the point of connecting it to Weidner Road. I don't see the point of widening the sidewalk. This bike path does not appear on our master plan. Ms. Wiggins stated that most of the traffic in that area is pedestrian and the people come from Beechwood Court, Weidner Road and Estate. They come out of the White Pine area. Chairman Shields arrived at 8 4+5 P.M. Chairman Sheldon called a recess at 8:4+5 P.M. The meeting resumed at 9:07 P.M. and Chairman Shields took over the chair. Buffalo Grove Plan Commission Regular Meeting March 5, 1980 - 5 - Mr. Mastandrea - We are giving you the land, the Village can go back and put in an improvement. Mr. Shapero - I would like to state for the record that there is a typograph- ical error in the table as to the size of the Office Park. It is 299,000 square feet and not 190,000 square feet as shown. Commissioner Davis - There comes a time that we have to look at other things, one of them being fairness to the developer. We need the curbs and gutters in the Office Park area. Mr. Kruby, would roll curbs be acceptable in the Office Park area? Mr. Hruby said "in his opinion yes". Mr. Boysen said I am not sure that a roll curb is much less expensive than a barrier curb. Most of the Village streets have roll curbs. Generally our streets are roll curbs, our standards allow them on residential streets. We have four or five different cross sections in our manual. Commercial is barrier curb and gutter, residential is roll curb and gutter with a 3-1/2" to 4+" height. The height of the curb would be for two reasons. The first is eesthetics, the second is for overlays. All pavement will require maintenance. Commissioner Button - In terms of the Commercial Park there are some options that could be discussed between the Village and the developer. Commissioner Sheldon - You would put curbs and gutters in the commercial area and roll curb in the residential area? If you do not have to put gutter in the residential area to meet the Village standards, what is the breakdown of cost for the commercial area? Mr. McBride - Curbs and gutters in the commercial area is one half the cost and the other half is in the residential area. Commissioner Button - We need a bike path between Weidner Road and the high school. The portion east from Weidner towards the detention area I am not sure we need. I thought the Park District would put in their own bike path where they wanted it. I am not sure that the people living on either side would like a traffic pattern through there. There are other options to move foot traffic through there. I think we have received a lot from this developer. He has gone out of his way in terms of water management, aiding the Park District in getting what they want and we as a Village want. We are driving out the people which we mean to serve and the businesses we want here. Mr. Marienthal - I disagree that it is inflationary to the tax payers of this community if something is not put in at the time of the development and the Village has to put it in later. Li Commissioner Davis - If you eliminate the eight foot and go back to the five foot sidewalk you are eliminating three feet of concrete. You could put in three feet of asphalt going the entire length of the park area. Buffalo Grove Plan Commission Regular Meeting March 5, 1980 - 6 - Commissioner Button moved that the Plan Commission recommend to the Village Board that the following bike path be required: 1. A section connecting Buffalo Grove High School with Weidner Road 2. A bike path running parallel to Dundee Road at the southern portion of the property. Commissioner Shifrin seconded the motion. Ayes - Commissioners Sheldon, Button, Davis, Reid, Shifrin, Kaszubowski Nayes - Commissioner Goldspiel, Glover The motion passed 6 - 2. Mr. Shapero - I suggest a compromise in which we provide the curbs and gutters in the Commercial Office area but not in the Multi-Family area. Commissioner Glover - I have strong feelings about this. I feel that this development was brought to us with standards of those above Buffalo Grove's. We will be doing a great disservice to the residents of Buffalo Grove if we accept something below Village standards. Mr. Shapero asked for a recess. Chairman Shields called a recess at 9:40 P.M. The meeting resumed at 9:50 P.M. Mr. Shapero proposed that the developer will provide curbs and gutters in both the private multi-family area and commercial area. Commissioner Goldspiel - If we approve the present plan of detention it is not in any way granting a variance to the flood plan requirements but rather is contingent upon the recalculation of the flood area. Commissioner Davis - In Mr. Crosland's letter to Mr. Truesdell dated March 4, 1980, passed out to the Commission tonight, it states a letter of intent is to be received noting that the park development is to take place in Phase I and not Phase III as shown on the plan. Has that letter been received? Mr. Shapero - We became aware of this letter tonight. The most we can do is grade in Phase I. The letter of intent will follow. Commissioner Button moved to recommend approval of the plan to the Village Board subject to the bike path motion previously adopted and subject to the flood plain study amended by HUD. Commissioner Sheldon seconded. Buffalo Grove Plan Commission Regular Meeting March 5, 1980 - 7 - Ayes - Commissioners Sheldon, Button, Davis, Reid, Shifrin, Glover, Kaszubowski Nayes - Commissioner Goldspiel. The motion passed 7 - 1. Commissioner Button recommended rotation of the officers of the Plan Commission. He felt an officer should not succeed himself. Commissioner Goldspiel - I work for the Bar Association and everything we do is by committee. I find it takes a chairman a long period of time to get into the swing of things, to move the machinery. It would lessen our effectiveness. I urge that we do not go into an automatic rotation system. Commissioner Davis moved that Plan Commission recommend to the Village Board approval of the reappointment of Commissioner Sheldon as Vice Chairman and Commissioner Button as secretary for a one year term to end in 1981. Commissioner Goldspiel seconded. Ayes - Commissioners Goldspiel, Davis, Reid, Shifrin, Glover Nayes - None Abstain - Commissioners Sheldon, Button, Kaszubowski The motion passed 5 - 0. Commissioner Shifrin wanted the record to show that he attended the Village Board meeting Monday March 2, 1980. He represented the Plan Commission. Commissioner Shifrin recommended to the Village Board, based upon the fact that we are now a home rule community as per our referendum, that we have a very comprehensive con&nintum ordinance and I make myself available, in an advisory capacity. Commissioner Davis seconded. Ayes - Commissioners Goldspiel, Sheldon, Button, Davis, Reid, Shifrin Glover, Kaszubowski Nayes - None The motion passed 8 - 0. Chairman Shields noted that the Arlington Heights Plat and Subdivision Committee met on March 4, 1980 and regarding the town house project at Schaefer and Lake Cook Roads are going from R3 to R5. The staff was to provide further information Buffalo Grove Plan Commission Regular Meeting March 5, 1980 - 8 - on this for the Plan Commission. Commissioner Davis moved the meeting be adjourned. The vote was unanimous. The meeting adjourned at 10:10 P.M. Respectfully submitted, I � � ,4f7 ff/Y ) �� • Kathleen Comer Recording Secretary APPROVED BY: rL%.. i • J.; Patrick Shields, Chairman Buffalo Grove Plan Commission Regular Meeting March 5, 1980 Li