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
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Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields, Chairman
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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.
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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
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