1984-04-18 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Zoning Ordinance Amendment
(Section 17.40.020.B - Minimum Dwelling Standards)
April 18, 1984
Li
Chairman Shields called the public hearing to order at 7:42 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Ms. Kaszubowski
Mr. Krug
Mr. Goldberg
Mr. Musfeldt
Commissioners Absent: Mr. Goldspiel
Ms. Sheldon
Mr. Davis
Ms. Reid
Also Present: Mr. L. A. Guggemos, Standard Pacific, Builder
Mr. J. Truesdell
Chairman Shields read the notice of the public hearing and informed the
audience of the format the meeting would take.
Mr. Truesdell briefly stated the board had expressed some concerns regarding
sizes of homes and unfinished areas being offered as an option by a builder.
When the ordinance was adopted the board directed staff to not allow a builder
to offer unfinished areas for a home, unless it was above the minimum
requirement for that zoning. He briefly reviewed the changes to the ordinance.
In response to Commissioner Goldberg, Mr. Truesdell stated that under the new
amendment to the ordinance, it would not be legal for a builder to offer a home
with two of the three bedrooms unfinished unless the finished area exceeded the
minimum requirement. The building department is concerned when rooms are left
unfinished that the homeowner will complete them and not get a building permit.
Thus the Village would have no control. There could be safety problems related
to electricity etc.
Mr. Guggemos felt there was no rational when a builder could build a 900
square foot home and leave 900 square feet unfinished but could not build a
1,400 square foot home and not leave 400 square feet unfinished. He felt these
changes to the ordinance were addressing economic areas instead of safety
problems.
Commissioner Goldberg felt it was important that the Village control the sizes
of homes, however he does not think this amendment solves the real problem.
Commissioner Musfeldt stated the purpose of an unfinished house is to build it
as you need it.
Mr. Guggemos stated that this is zoning for value. He did not think zoning for
value has a constitutional or statutory basis.
Chairman Shields closed the public hearing at 8:06 P.M.
Re ectfully submitted,
1 hleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
V
Buffalo Grove Plan Commission
Public Hearing
April 18, 1984 - Page 2
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Zoning Ordinance Amendment -
Section 17.40.020.B - Minimum Dwelling Standards)
Brunswick Property South
Commons of Buffalo Grove Unit 1 - Plat of Resubdivision
Cedar View Phase 1 - Plat of Subdivision
April 18, 1984
Chairman Shields called the regular meeting to order at 7: 30 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Ms. Kaszubowski
Mr. Krug
Mr. Goldberg
Mr. Musfeldt
Commissioners Absent: Mr. Goldspiel
Ms. Sheldon
Mr. Davis
Ms. Reid
Also Present: Mr. L. A. Guggemos, Standard Pacific, Builder
Mr. L. Freedman, Brunswick, Attorney
Mr. J. Nelson, Brunswick, Land Planner
Mr. P. Bianchini, Brunswick, Developer
Mr. R. Piggott, Brunswick, Developer
Mr. J. Ezzi, Brunswick, Engineer
Mr. Liekem, Buffalo Grove Resident
Mr. D. Haller, Cedar View, Developer
Mr. S. Stone, Village Trustee
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt, to
approve the public hearing meeting minutes of March 14, 1984. Page 2,
paragraph 6 add "When the site is to be developed the site plan for the 5 acre
parcel". Paragraph 8 add "The Commission pointed out that the amount of traffic
generated by the increased size of the retail food establishment was less than
the traffic that would be generated if the entire development was office.
Approval was unanimous in favor and the motion passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski, to
approve the special meeting minutes of March 14, 1984. Approval was unanimous
and the motion passed.
COMMUNICATIONS
None
LIAISON REPORTS
Commissioner Goldberg noted the April 16, 1984 Village Board meeting was
cancelled.
Commissioner Musfeldt attended the March 19, 1984 Village Board meeting where
the Plan Commission's recommended approval of the updated zoning map was
discussed and approved. The Corporate Grove public hearing was closed but the
paperwork was not all finished. The Board approved the execution and delivery
of 3. 3 million dollars of revenue bonds for Richo Plastic Company.
ZONING ORDINANCE AMENDMENT
Moved by Commissioner Goldberg, seconded by Commissioner Krug, that the Plan
Commission recommend to the Village Board approval of the Zoning Ordinance
Amendment Section 17.40.020.B - Minimum Dwelling Standards.
AYES: Commissioner Goldberg
NAYES: Commissioners Kaszubowski, Krug, Musfeldt
ABSTAIN: None
ABSENT: Commissioners Goldspiel, Sheldon, Davis, Reid
The motion failed 3 - 1.
BRUNSWICK PROPERTY SOUTH
Mr. Truesdell briefly showed a video tape of the site and surrounding area that
the Commission had reviewed six months ago. It depicted the kind of objectives
the Commission had for this land plan at that time.
Mr. Freedman referred to Mr. Truesdell's memo to the Plan Commission dated
April 13, 1984 titled Brunswick Property South and stated that Mr. Nelson would
cover the points on page two in his presentation.
Mr. Nelson stated the property is 120 acres with Busch Road on the south
border, Weiland Road on the east border and the Commonwealth Edison
right-of-way on the north border. They have tried to structure a land plan
that meets the Comprehensive Plan, is creative, and may need variations. At
the Board level the Village is looking for single family with larger lots. The
thought on
this site was to integrate certain criteria from the Comprehensive Plan and to
serve as a stepping stone for development. The properties to the west and
north are essentially undeveloped. The south east cornerof Busch and Weiland
Roads is commercial use and the north east is a four acre park site. The south
west corner of Busch and Weiland Roads is commercial and multi-family uses.
South from Weiland Road to Aptakisic ditch is single family and the existing
fire station. Highland Grove Drive extends north, Thompson Boulevard extends
down to this property, and ties into Weiland Road. Fabish Drive will be the
secondary entrance to the site. Aptakisic Ditch
Buffalo Grove Plan Commission
Regular Meeting
April 18, 1984 - Page 2
diagonally crosses the property. The quality of the vegetation is of low lying
flood plain type along the ditch. The ordinance requires a 200' section that
would be undeveloped along the ditch. They have requested some flexibility in
this instance to come up with a more creative plan and taking that 200' strip
to reshape it. The north east portion of the ditch was realigned so that there
is a linear open space corridor concentrating the drainage pattern into the
three lake areas and they established a focal point for the property that could
be developed as an active park of eight to nine acres depending on the lake
being three or four acres. The maintenance of the lake systems would be
private except the one lake adjacent to the park, which provides active and
passive area, would be the Park District's. The two additional lakes would be
private for the multi-family townhomes. In the single family area there are
232 units under the R-4 District and require certain variances. They are
proposing 70' lot widths but in certain sections the frontage would be down to
65' (along the cul-de-sacs) . The site is one and a half to two acres in excess
of required open space (22 acres) . They can still maintain the side yard
requirement but created triangular shapes on some side yards. The 40' minimum
rear yard requirement would be down to 35' in these locations. The lot depth
could be increased and taken out of the open space on the lots requiring a rear
yard variance (on the cul-de-sac locations) . They assume as many as 60% four
bedroom units and the balance three bedrooms in the single family and 15% three
bedroom units in the multi-family with a total overall population of 1,367
which requires 7.5 acres of useable park space.
He showed a rendering of the bike path and sidewalk systems. The bike path is
on Weiland Road and the Commonwealth Edison right-of-way. The park site is on
Thompson Boulevard and the sidewalks in the multi-family lead to it. They did
not want to go behind the single family lots with sidewalks but propose to
extend along the north side of Thompson Boulevard and make an attachment at the
south west corner of Aptakisic and future Buffalo Grove Road extended. The
sidewalk pattern will be similar to Hidden Lakes and Lexington in the Park to
generate a combination of front walk with a green belt corridor. The street
dedication would be similar to Lexington in the Park and Hidden Lakes.
In response to Commissioner Kaszubowski, Mr. Truesdell stated Aptakisic is more
of a ditch than a creek in this location.
Commissioner Kaszubowski stated that Buffalo Creek was a ditch when she moved
in and now is a creek. She felt Aptakisic could become a creek and the homes
that border it may suffer erosion.
Mr. Truesdell stated no engineering has been submitted yet. Mr. Kuenkler does
not feel this will be the same as Buffalo Creek. It will be reconfigured to
more of a swale going into the lakes.
In response to Commissioner Goldberg, Mr. Nelson stated that Block 5, Lot 26
and Block 3, Lots 34 and 30 will have room for homes. They have "T" and "L"
shaped buildings to fit these lots. Lot 26 will need a yard variance. If they
were to develop this in accordance with the flood plain they would have
seventeen acres of land set aside to accommodate it. The setback of 200' is
not there to accommodate the floodway and flood plain. The seventeen acres
would probably be a passive requirement. According to the ordinance it cannot
Buffalo Grove Plan Commission
Regular Meeting
April 18, 1984 - Page 3
be used for building, retention or detention and cannot be reshaped. The park
land is not detention. The three lakes will probably be the total retention
for this entire area which should satisfy the Village requirements.
Mr. Ezzi stated there are 42 acre feet of compensatory storage required.
Seventeen acres could not be built upon and part of which was a setback. They
have taken compensatory storage for the site and put into the three lake
system.
Mr. Liekem, who has farmed this land for over 60 years, stated he has had no
crop damage or loss in that time and the situation has been improved since they
worked on the creek in 1938.
They will take all of the storm water and compensatory storage, stack it on the
three lakes, and partly up the ditch to accommodate a total 100 year flood
condition. There are 9 acres of lake, 66 acre feet of storage and 7' of stack
according to Mr. Ezzi. There is no way to put the water underground in the
rear area of the single family. It could not handle it. The park area will
not be used for retention or detention. They have taken the best precautions
for the single family homes and set them no less than 2.5 feet back, and
reshaped the ditch to minimize the impact of it on the homes.
Mr. Truesdell stated all of the Village's developments along Aptakisic Creek
have provided detention which is different than Buffalo Creek. The main
problems further down the creek near Chevy Chase are caused by the back flow
from the Des Plaines River. This site is a different situation. In response
to Commissioner Musfeldt, Mr. Nelson stated they are not proposing to develop
the park land but will provide it. The park district has to have some input.
There is room for parking on the park location.
Commissioner Musfeldt was concerned about the street pattern on Highland Grove
Drive going onto Thompson Boulevard which goes to Buffalo Grove Road extended.
Both of these could be used to avoid the light at Weiland Road.
Mr. Nelson stated the longer cul-de-sacs will have separate names and their
maximum depth is about 400' . They comply with the ordinance.
Mr. Guggemos stated his objection to multi-family along Busch Road across from
li his single family development. He felt the zoning was not consistent.
li Mr. Nelson explained why they have the mix of single family and multi-family
along Busch Road. He felt the zoning was consistent and a good stepping stone
to progress from one type of zoning to another. Separation of land use usually
is accomplished through a major road or green belt. He felt the single family
is a difficult land use to effectively use on primary roads, in this case Busch
Road. Their single family has a side yard and cul-de-sacs along Busch Road.
The multi-family allows for a green belt as opposed to stockade fencing which
would be used in the single family. Four of the single family lots are
impacting with multi-family and the multi-family is impacting fifteen single
family lots across Busch Road.
Mr. Bianchini pointed out there are from six to ten unit buildings in the
multi-family that are 2 stories with individual entries, no basements, and
similar to the product at Hidden Lakes. Elevations of the buildings will be
presented at the public hearing. The single family will be two story
Buffalo Grove Plan Commission
Regular Meeting
April 18, 1984 - Page 4
and ranch buildings.
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski, that the
Brunswick property be moved to a public hearing.
Discussion:
Commissioner Musfeldt was concerned with the sidewalk system in the
multi-family and the street width change on the right-of-way.
Commissioner Goldberg asked the applicant to mark the lots that they are asking
for variations on.
AYES: Commissioners Kaszubowski, Krug, Goldberg, Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Goldspiel, Sheldon, Davis, Reid
The motion passed 4 - 0.
Chairman Shields called a recess at 10:19 P.M. and reconvened the meeting at
10:25 P.M.
COMMONS OF BUFFALO GROVE UNIT 1 - PLAT OF RESUBDIVISION
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski that the
Plan Commission recommend approval to the Village Board of the Commons of
Buffalo Grove Unit 1 Plat of Resubdivision subject to Mr. Truesdell's memo to
Mr. Gustafson of April 13, 1984 titled Commons #1 Plat of Resubdivision.
AYES: Commissioners Kaszubowski, Krug, Goldberg, Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Goldspiel, Sheldon, Davis, Reid
The motion passed 4 - 0.
CEDAR VIEW PHASE 1 - PLAT OF SUBDIVISION
Mr. Truesdell stated that all of the requested corrections on Mr. Kuenkler's s
memo to Mr. Truesdell dated April 11, 1984 titled Cedar View Manorhomes Plat of
Subdivision have been complied with except one of the 90 degree angles.
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski, that the
Plan Commission recommend approval to the Village Board of the Cedar View Phase
1 Plat of Subdivision.
AYES: Commissioners Kaszubowski, Krug, Goldberg, Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Goldspiel, Sheldon, Davis, Reid
Buffalo Grove Plan Commission
Regular Meeting
April 18, 1984 - Page 5
The motion passed 4 - 0.
FUTURE AGENDA
There will not be a meeting on May 2, 1984.
May 16, 1984 the public hearing for the Brunswick property will be held if all
the necessary paperwork is in.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Krug to adjourn the
meeting. The vote was unanimously in favor and the motion passed. Chairman
Shields adjourned the meeting at 10:32 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Regular Meeting
April 18, 1984 - Page 6