1980-01-30 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMiISSION
Arlington Country Club Condominiums
B-5 Towa Ceater Ordinance
Happ Farm
JANUARY 30, 1980
Chairman Shields called the meetiag to order at 7:50 P.M. in the Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, Illiaois.
Commissioaers Present: Chairman Shields
Mr. Goldspiel
Mrs. Sheldon
Mr. Button
Mrs. Reid
Mr. Shifrim
Coamzissioaers Absent: Mr. Davis
Mr. Glover
Also Preseat: Mr. Teaser, Arlington Country Club Condominiums
Mr. Ives, Architeck, Rapp Farm
Mr. Shapero, Attorney, Happ Farm
Mr. Mastaadrea, Developer, Happ Farm
Mr. McBride, Engineer, Happ Farm
Mr. Gearick, Chairman BDDC
Mr. O'Reilly, Park District
Mr. Sommer, Assistant Village Manager
Mr. Truesdell, Village Plaaaer
Mr. Kuenkler, Village Eagiaeer
Mr. Santoro
APPROVAL OF MINUTES
Comaissioaer Goldspiel made a motion to approve the minutes of December 19, 1979
with corrections. Commissioner Sheldon secoaded the aetioa.
Page 2, paragraph 8: rather than "all Commissions" to read "all areas
of the village".
The motion carried unanimously.
TRANSPORTATION COMMISSION
Commissioner Goldspiel, in response to a question, stated that he had not been
approached about bus service to"-the Indian Trails Public Library. He felt that
it was not feasible to run a bus to the library.
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Special Meeting
January 30, 1980
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BUSINESS DISTRICT DEVELOPMENT COMMISSION
Chairman Shields stated that the BDDC would have a meeting February 2, 1980
in the Engineering Room and that he and Commisioner Glover, who is also a
member, would appreciate any input regarding the meeting.
ARLINGTON COUNTRY CLUB CONDOMINIUMS
Commissioner Button made a motion to approve and forward to the Village Board for
further action the Plat of Grove Terrace Subdivision identified 19-80, in
the lower left hand corner, subject to the following corrections:
1) the graphic scale indicating.r = 100'
2) an official date be also added to the file
Commissioner Sheldon seconded. Mr. Truesdell stated that the plat conforms
to the Master Plan.
Commissioner Goldspiel yes, Commissioner Sheldon yes, Commissioner Button
yes, Commissioner Reid yes, Commissioner Shifrin abstain, 4 yes - 1 abstain
B-5 TOWN CENTER ORDINANCE
Mr. Truesdell and Brim/Braum Associates, Architectural Consultants for the
Town Center, met with the Appearance Commission. All the points contained in
Mr. Truesdell's memo to Mr. Sommer dated November 9, 1979, distributed to
the Plan Commission, were changed and added into the new draft ordinance. The
letter addressed to Mr. Truesdell from Mr. Raysa, Village Attorney dated
November 13, 1979, distributed to the Plan Commission, addressed some of the
legal apsects discussed at the last meeting. All points are basically taken
care of.
Commissioner Goldspiel raised the question of homes located in this area that
are on land less than five to ten acres being rezoned business. Mr. Truesdell
stated that there are only a few lots that small with existing homes on them
and if they ever do change over they would have to annex into the Village and
thus have to meet the requirements of the Village. In the adopting ordinance, a
clause would be added stating that all of these parcels, at the time of adoption
of this ordinance, within this defined area, would be now zoned B-5. There would
be a public hearing on this ordinance when it goes to the board.
Mr. Sontaro, from the floor, inquired about a piece of property he owns which
`./ has been zoned for development, permit issued November 6, 1978, and is now a
gas station. Under this ordinance it is an illegal non conforming use. He
would like the ordinance amended so that his property be considered a legal
conforming use. Mr. Genrich stated that the Village would not rezone land
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Speical Meeting
January 30, 1980
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without the proper public hearing. He felt this was a revision of the
ordinance and not rezoning land.
Commissioner Button presented four points for vote.
1) Recommend to delete the service stations from the B-5 area.
2) Create a special use for the service stations in the ordinance
3) Separate the enactment from the ability to create the district.
4) Adopt the ordinance as it is.
Commissioner Sheldon seconded.
The vote is as follows:
Point 1 - Commissioner Goldspiel no, Commissioner Sheldon no, Commissioner
Button yes, Commissioner Reid no, Commissioner Shifrin yes
Point 2 - unanimously failed
Point 3 - unanimously passed
Point 4 - no vote taken as point 3 passed
Mr. Santoro stated that he had corrections to the minutes of October 17, 1979
pertaining to Paragraph 3 on page 6, Paragraph 9 on page 6 and Paragraph 11
on page 6. Chairman Shields asked that they be submitted in writing to the
board. Mr. Santoro agreed to forward a letter to Mr. Shields attention.
Commissioner Goldspiel asked whether on page 6 of the ordinance it looks as if
there is less parking space than we have now. Mr. Truesdell stated no.
Commissioner Goldspiel asked for the reason for exclusion of exposed neon
signs. Also can the 15 watt strobe light emit more than 15 watts. Mr. Truesdell
stated that the neon lights were gaudy and he could not answer if the strobe
lights emit more than 15 watts of light.
Mr. Truesdell stated the ordinance covers all the points brought up by the Plan
Commission, the Business District Commission and the Appearance Commission with
the only change being that the Plan Commission would rather see a separate enact-
ment of this ordinance from an actual rezoning of property. He will wait for
the recommendation of the Village Board.
Mr. Santoro asked for a clarification of the term lot. He has a 1/2 acre that
is zoned Lot 1 and 2.1 acres of Lands. The 2. 1 acres are plotted as Lands.
Commissioner Button stated that a zoned lot is a piece of ground that is zoned
if it is described as a lot. Commissioner Sheldon stated that under the Village's
definitions it is a zoned lot.
Commissioner Sheldon recommended approval of the B-5 Ordinance Town Center Plan
District dated January 18, 1980 with the understanding that this is not rezoning
any parcels but replacing the existing B-5 District. Commissioner Button seconded.
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W. Genrich felt the deletion of housing for the elderly was discriminatory.
Mr. Truesdell stated that the term Multi-family included all groups and was
not discriminatory.
Mr. Genrich questioned the 253' being adequate notification, as found on page
21, the specific rezoning of property in this area.
Commissioner Button proposed an Amendment under 7.5.4 B2 shall be amended to
read "The applicant shall provide notification of the hearing by certified mail
or personal service to each owner within." The portion which currently says 250'
of the subject property would be changed to property owners within 250' of the
B-5 area and those included within.
Commissioner Goldspiel renewed his objection to the ordinance as a whole. He
further stated that the Town Center concept is not workable, it is an error to
create all these special bcr se5 for this particular area with a lot of zoning
breaks that are not available elsewhere in the Village when there is no indica-
tion that it is going to result in a viable plan as intended sad will create long
term problems. Commissioner Button stated that he disagreed. A vote was taken.
Commissioner Goldspiel no, Commissioner Sheldon yes, Commissioner Button yes,
Commissioner Reid yes, Commissioner Shifrin yes, 4 yes, 1 no
The ordinance will go before the Village within the next three weeks.
Chairman Shields called a recess at 8:50, the meeting resumed at 9:00 p.m.
HAPP FARM
Commissioner Button stated that the meta interest of the Park District is land,
not developed land, but the land itself, the density requirement is 5.1
acres, failing that total amount of land being available they prefer the
difference be in cash donation. The part that they are interested is which would
be credited from the cash/land would be the White Pine connection of the bike
path. The hard surface court and the tot lot would be credits. The Park is
very reluctant to give credit for land under water management. Mr. Shapero
stated that after reviewing the minutes of the Plan Commission, the Park District
and various discussions they !ame to the same basic conclusion as the Plan Commis-
sion had and they drew up a new plea which was exhibited.
Mr. Mastandrea stated that this plan meets precisely the]and donation and engineer-
ing requirements. Mr. Ives stated that the road configurations in both plans
are basically the same. A slight modification in the curve street going to the
east, the previous plan was serpentine in nature. This is a little bit smoother
and straight forward. There was a shifting of 24 units. Twenty-four units of
the Manor Homes were lost basically as a result of the open space as located
in the same area. There was an increase of twenty-four units in the apartment
complex as a result in the shift of the street. There are still 474 total dwell-
ing units. Parking ratio is basically the same as before. There is the same
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Special Meeting
January 30, 1980
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acreage for the office park, however because we are thinking of using a portion
of it for on site storage of storm water, both wet and dry, we have a reduction
of approximately 48,000 square feet. The previous plan, B-3 zoning, allocated
240,000 square feet of gross useable area. The new plan allows for 192,000 square
feet. It is a combination of four story larger squares and a two story structure.
We have integrated the use of a body of standing water, a esthetic in nature,
as well as a function of retention of storm water requirements, to embellish the
attractiveness of the offices which overlooks the water features in all cases.
The total dwelling units are the same, the population is down because of the shift
of the Maser Homes. Instead of 944 total population there is 919. Utilizing the
5.5 acres per 1,000 for useable open space as required by the Village of Buffalo
Grove Park District 919 population would convert to 5.05 acres requirement. This
plan realizes 5. 1 acres, the exact amount of acreage necessary without the cash
contribution in lieu of the land donation. It has 5.1 acres total park land in-
cluding the detention would be 6.1 acres. The previous plan had 4.2 acres gross.
The exact design of the office complex is not finished yet, but there is a re-
duction of 48,000 square feet of office space, but there w .11 be either below
grade parking or parking at grade with four story units above that. There would
also be surface parking. We have allocated a 37' right away on western move street
117' pavement width, 5' parkway, 4' sidewalk and 1' inset. All streets within
the Manor Homes would be dedicated.
Commissioner Sheldon asked what changes have to be made in the engineering.
Mr. Mastandrea stated, "Basically we are giving you the land". It is an
improvement in useable park space.
Mr. Ives stated there is a 5.1 slope on the side vents. This retention basin
satisfies the acre feet for on sight storage, maintanence would be part of the
office complex. The Park District would not be obligated to maintain it however,
they would have the authority to see to it that the developer, builder, owner
of the complex keeps it in standard with the Village requirements.
Mr. McBride stated that the water management is the same as the old plan. We
will improve the condition of White Pine ditch. The pond depth is 5' which
is manageable for a detention area. The other detention area depth will be
8-1/2' to the north and about 5-1/2' to the south with the same slope in both
instances of 5 to 1. The northeast slope will hold the snow for the longest
time in the winter could be used as a. sleding hill, which will be outside of the
new park area. The density remains the same, 11.85 units per acre.
Commissioner Sheldon asked how far from the property line the Manor Homes were.
Mr. Ives pointed out they were from 75' to 125' away. The easement is 50' for
the storm water drainage. There is a natural buffer along the northern area.
There will be no impr.,vements in the park recreational area with this plan.
In response to a question of a soil report Mr. McBride noted the detention area
would be 5' deeper than the adjacent ground. The ground is too low for park use
the way it is and thus the entire park site will be raised. The actual detention
will be not much more than about 18" lower than the ground as it is now, which
is still above the water table. As to the slope instability, we will not be
using a berm situation, if we were we could steep it up to a 3 to 1 situation
and would still have the stability. We have a
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much broader slope of 5 to 1. Between the parking and the property line at the
parameter of the office parking area we will use this depressed area to retain
water, the bottom of which will be slightly above the permanent water elevation.
The bottom of the office park detention will be clay. There will be no ea
parking lot detention.
Chairman Shields asked about the damp corner in the detention located in the
upper corner. Mr. McBride responded that the active storage will occur in the
lake. The piping along the north line will be the same as we have represented
including the swale The ground that is being considered for the park will not
be drained because it is going to be raised.
Commissioner Button questioned the policing of the wet storage. Mr. Shapiro
responded that it would be maintained under the annexation agreement. The
Manor Homes to the northwest corner, the back to back distances are virtually
the same.
Taxes would be down 2.2 nilli.on with the shrinkage of the office space, the
Village is losing $10 to $11 a square feet.
Mr. Sommers noted that the Village will accept the variance in the rite of way
on the Manor Homes street. The required rite of way is 60', they have provided
37', pavement is within standards. They have increased it 10'.
Mr. O'Reilly felt the plea was much improved.
Mr. Shapiio stated that with the new plan the bike path, the tot lot aad the
heart Jogging plat plus the underground draining system are all deleted.
Further development will be limited to grading and seeding.
Mr. Sommers stated that now they have to get the new drawings in and the
procedure would be to view them again and get them back for formal recommenda-
tion for the board. They will be presented to the Park District, which will
meet within the next two or three weeks and get back to the Plea Commission
for an approval.
Mr. Kneakier asked what the highest point of the site was. Mr. McBride respon-
ded it was in the multi-family area. They also do have a trade off of the water
coming from the south. What comes out the north is the same from either plait,
more water will be stored coming from the south. The drainage from the area
will be the main source of water. There is a fountain under consideration which
will require aeration and will meet stardard safety requirements.
Mr. Goldspiel asked if there will be any kind of over or under ground drainage
from the Manor Home area. Mr. McBride responded the main drainage from that
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January 30, 1980
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area would be a pipe system, it would not be over ground.
From the floor, Mr. Kaaur and Ms. Titillian, both of the White Pine area,
agreed they prefer this plan.
Mr. Norton, of Weidner, asked if there would be a hard surface going from the
end of Weidner across to the school. Mr. Shaper0 responded that was eliminated
with the bike path.
Chairman Shields called for a vote for conseptual approval of the plan includ-
ing the density.
It was unanimously passed.
Mr. Sommers stated that a new Administrative Assistant had been hired who will
start February 11, 1980.
Chairman Shields closed the meeting at 10:00 P.K.
Respectfully submitted
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields, Chairman