1980-02-06 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Revisions to the fee schedule for variations
in Article XVIII of the Zoning Ordinance
Comprehensive Plan Revisions
FEBRUARY 6, 1980
Chairman Shields called the meeting to order at 7:35 P.M. in the Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present Chairman Shields
Mr. Goldspiel
Mrs. Sheldon
Mr. Davis
Mrs. Reid
Mr. Glover
Commissioners Absent: Mr. Button
Mr. Shifrin
Also Present: Mr. Jim Truesdell, Village Planner
Mr. Marrienthal , Village Trustee
APPROVAL OF MINUTES
Commissioner Sheldon made a motion to approval of the minutes of January 2, 1980
and January 30, 1980 with corrections. Commissioner Davis seconded the motion.
January 2, 1980 - Thread Creek
Paragraph 2, page 1 delete the sentence "He asked for subsequent
annexation of the balance of the pieces under multi-family.
Paragraph 4+, page 1, change present the proposed subdivision to
their proposed subdivision.
Paragraph 4+, page 2, change want it should continue to want it to
continue. Add, The Plan Commission will consider those matters at
the time of subdivision.
January 2, 1980 - I and 0/R Ordinance
Paragraph 2, page 3 add as allowed under the present ordinance
January 30, 1980
Paragraph 4, page 1, change Commissioner Goldspiel stated to
Commissioner Goldspiel, in response to a question
Paragraph 5, page 2 , add Commissioners Goldspiel - yes, Sheldon -
yes, Button - yes, Reid - yes, Shifrin - abstain.
Buffalo Grove Plan Commission
Regular Meeting
February 6, 1980
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Paragraph 7, Page 3, Change Commissioner Goldspiel stated to asked whether,
Mr. Truesdell stated that is not so to no, Commissioner Goldspiel asked
for clarification of to the reason for.
Paragraph 4, page 4, change bensus to bonuses
Paragraph 5, page 4 add Commissioners Goldspiel - no, Sheldon - yes,
Button - yes, Reid - yes, Shifrin - yes.
Paragraph 1, page 5, change sight to site, change 37' allocations to
37' right away on western move street
Paragraph 5, page 6 change to make to could be used as
Paragraph 6, page 5 change Mr. McBride noted to In response to a
question about a soil report
Paragraph 7, page 6 add to last sentence and seeding
Commissioner Sheldon noted that previously the Commission would receive a rough
draft of the minutes which were corrected at the meeting and then. the Commission
would receive a corrected copy for approval. The Commission had not been
receiving the corrected copy for some time and would appreciate receiving it
again.
BUSINESS DISTRICT DEVELOPMENT COMMISSION
Commissioner Glover stated that the Business District kad a meeting February 5th.
The importance of the Business District to the Comprehensive Plan was discussed
noting that it had laied dormant for the past year. The Business District Commission
would like to see it progress. They stressed the Commission's flexibility and
would entertain proposals for a variety of uses to get the development under way.
TRANSPORTATION COMMISSION
Commissioner Goldspiel stated that theytalked about the Soo Line and feels there
is progress being made. Monday they are going to have a Workshop Meeting with
the Village Board and hear from Nortran concerning the possibility of the
Village becoming a member of the district. That evening we are going over the
final version of the plan for the four township region.
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Buffalo Grove Plan Commission
Regular Meeting
February 6, 1980
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STAFF REPORT
Mr. Truesdell and Mr. Bart Delaney worked very hard on the Developers Handbook.
This will be used when any developer comes to us. It contains the forms, a
check list for procedures, explains the various commissions, fees and basically
who they have to see from the time they walk in the door until approval.
Commissioner Goldspiel asked if there was any substantial change in the way
things are to be done. Mr. Truesdell answered that the Park District wishes
to be in right off the bat.
We are planning on having a meeting February 13, 1980. Harland Bartholomew
and Associates will have a final report prepared and they are planning on making
a presentation of the plan. We had hoped to get it to the Commission before
Wednesday's meeting but they welz not able to make the changes and get it to the
printer in time. Several public entities have requested a chance to speak at
the meeting. We had also planned on possibly having the Fi0ri meeting f the
20th. _.That way the Plan Commission would have a week in between. The Plaa
Commission would make a recommendation to the Board whether to annex. If
the Board agreed we would then hold a Public Hearing. Commissioner Goldspiel
objected to the procedure, he wanted to have the materials before hand to
review.
Commissioner Davis felt that if they attended the presentation on the 13th
we could review the written material, in view of the presentation and come
back on the 20th and make a vote.
Commissioner Goldspiel felt there will be great opposition at the meeting.
Commissioner Davis stated that we do not have to allow comments until the
Public Hearing. Commissioner Sheldon stated that we are going to be asked
for conceptual approval. Commissioner Davis said that we are going to have to
hear from the public then.
Commissioner Sheldon requested that the Happ Farm and Fiori not appear on the
same agenda again.
REVISIONS TO THE FEE SCHEDULE FOR THE VARIATIONS IN ARTICLE XVIII OF THE
ZONING ORDINANCE
Mr. Truesdell stated that the fees did not meet the actual cost of
the review. Therefore they recommended that fees be changed. Since the
Fee Schedule is part of the Buffalo Grove Ordinance Article XVIII it does
require a Public Hearing to change it. It has been recommended by the Zoning
Board of Appeals. Commissioner Shields would like to know how the fees were
determined. Mr. Truesdell will make sure someone will be at the Public
Hearing from the Building Department to explain them in detail. The Public
Hearing was set for March 5, 1980.
Buffalo Grove Plan Commission
Regular Meeting
February 6, 1980
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COMPREHENSIVE PLAN REVISIONS
Mr. Truesdell, from the three previous meetings I tried to incorporate the
Commission's comments and also sent out appropriate sections to school districts,
park districts and library districts. Any comments I received from them are
in the report. I kept the same introduction because I was more comfortable with
it. I will change it if you request. We did not receive any negative comments.
It is definately not locked in yet, however what I am looking for now
is to go on and work on the land use. We can go back when the new Administrative
Assistant starts and get this put in final form and get it back to the Plan
Commission for any changes.
Commissioner Davis, I found it to be very complete and have no objections to
your carrying it on to its final conclusion.
Commissioner Sheldon'felt it was well done and had no objections.
Commissioner Reid stated that there is some very specific information in there
about school closings and considering that these are policy decisions made by
independent groups and taxing bodies maybe you need not be quite so specific
as to the names of the school. On the second to the last page where you talk
about several other agencies that need to be directly involved in the procedure.
Do the townships get involved, especially up in Lake County, with drainage, roads
and so forth. Mr. Truesdell replied that if we annex a township road it becomes
a Village road. The Village takes over drainage etc. If any development occurs
in the Village our ordinances are structured in a way that any change occurring
would not effect the drainage on adjacent properties.
Commissioner Glover felt the industrial area was a real selling tool. We could
mention the other major highways such as Route 22, Aptakisic Road or Bush Road.
Commissioner Davis pointed out that Route 53 is now going to go to Lake Cook
Road, it is in the highway portion but does not appear in the industrial section.
Also Route 22, if we annex Fiori, will be a major connection to the Illinois
Tollway System.
Commissioner Goldspiel, on Page 10 and 12 when we are talking about the non-
white population. I think it would be well to identify that there is a growing
trend in the Village, as there is in the area, toward the diversity of the
racial population.
On page 17 there is an indication that at this time the trend is toward an in-
crease in multi-family units. I think it would be a good idea to point out that
we go through cycles on this
Commissioner Sheldon pointed out that there are no rental units in Buffalo Grove.
They all have gone condo.
Buffalo Grove Plan Commission
Regular Meeting
February 6, 1980
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Commissioner Davis had a discussion with Mr. Gerald Wexler, who is one of the
major developers in the city of Chicago, last week. They found that in the
conversion of apartment buildings to condominiums, in both middle and low income
areas, that the quality of the tenant that they then get and the damage to the
property itself decreases by about 37% the first year. They have found this
to be totally true even in black areas.
Commissioner Goldspiel pointed out that enpage 19 where p po you are talking about
rural plans of Lake County on regional plans. I don't know where that leads.
Mr. Truesdell said the intent was to show that regional planning was going on.
That local plans instead of regional plans should be looked at.
Page 20 on the Housing portion the old Trace has gate condominium and the state-
ment that the prices range from $60,000 is no longer true, they are going in the
$30's. With the elderly and low income housing, I did ask that we consider the
subsidized housing in the penning area. It would be well to indicate that there
is that in the planning area. Mr. Truesdell stated that he is working on that
but it is not in the report.
Commissioner Goldspiel felt that on page 25 the reference to the move ahead and
fall behind plans should be defined.
On page 30, the use of the word unit is substantively a bad word because we would
not consider a unit school district.
On page 31, I personally feel elementary schools are better on arterials. It
states that the high school is interested in acquiring five acres of land
adjacent to the school site. Are they still interested in buying that five
acres? Mr. Truesdell replied that east of Arlington Heights Road, they are
interested in acquiring some of that land when that parcel is developed.
When they worked with the Happ Farm they did not express the need to get any-
thing over there.
1 On page 4+5, is Arlington Heights the only one we have bouadry agreement with.
Mr. Truesdell answered yes.
Commissioner Sheldon pointed out that five Commissioners are up for reappointment
in April. With the talent bank we have now, is there any change in procedure for
appointment to the Commission. Mr. Marrienthal stated that there is not. The
Plan Commission can recommend reappointment before the expiration date. It was
determined that the reappointment to the specific offices should be staggered
perhaps 2 and 2 and 1. At least one third should be for a 3 year term.
Commissioner Sheldon wanted to reaffirm the procedure for notification of absences.
Mr. Truesdell felt it would be best that he be notified because he is liaison
to the Plan Commission. If there was not going to be a quorum I could notify all
interested parties.
Buffalo Grove Plan Commission
Regular Meeting
February 6, 1980
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In answer to a question from Commissioner Sheldon it was determined that
Commissioners are appointed by the President and ratified by the Village
Board.
A recess was called at 9:00 P.M. The meeting resumed at 9:10 P.M.
Commissioner Davis stated that we passed an ordinance not long ago on recrea-
tional vehicle parking. It has not been enforced. It was determined that the
Commission would make an inspection and report back at the next meeting.
Commissioner Davis made a motion to adjourn the meeting. Commissioner Goldspiel
seconded. The meeting was adjourned at 9:15 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields, Chairman
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Buffalo Grove Plan Commission
Regular Meeting
February 6, 1980