1987-03-18 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Consideration of amendments to the following section of the Buffalo
Grove Development Ordinance:
Section 16.50.030.D.13. - Sewer Depth and Minimum Culvert Length
Section 16.50.030.D.15. - Sewer Pipe and Culvert Bedding
Section 16.50.030.D.17. - Open Channels
Section 16.50.030.E.1. - Material Specifications, Sewer Pipe
Section 16.50.070.I.1. - Curb and Gutter
Section 16.50.080.A.1. - General Sidewalks
Section 16.50.100.E.1. - Wire/Cable
Section 16.50.100.E.5. - Wire/Cable
Section 16.50.120.F. - Landscaping, Trees, Not Allowed
Section 16.50.120.G. - Landscaping, Approved Trees
Section 16.50.120.H. - Landscaping, Variety in Planting
Section 16.50.120.I.1. - Landscaping, Requirements for Planting
Trees and Shrubbery
March 18, 1987
Chairman Sheldon called the public hearing to order at 7:34 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt
Ms. Kaszubowski - arrived at 7:42 P.M.
Mr. Rhodes
Mr. Katz
Commissioners Absent: Mr. Davis
Mr. Gal
Also Present: Ms. R. O'Reilly, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
l Ms. B. Dolan, Staff Planner
V
Chairman Sheldon read the notice of the public hearing as published in the
Buffalo Grove Herald and informed the audience of the format the meeting
would take.
The exhibits used in the Public Hearing were those contained in the
Commission packet under the memo to Ms. Barbara Dolan from Mr. Richard K.
Kuenkler dated February 23, 1987 titled Development Ordinance Review.
Mr. Kuenkler stated the subject changes fell into 2 groups.
�•/ 1. Those standards that are to change in the Development Ordinance
requirements in the R.E. Single Family Zoning District.
2. Items found over the last few years that are recommended by staff.
Commissioner Krug stated the bike path in the estate lots being in the street
will necessitate provision for them. He feels elimination of sidewalks would
create a safety hazard.
Commissioner Kaszubowski has seen this type of setting and does not object to
removal of curbs and gutters if it is done right. However, if the street is
a major access through the subdivision, provision should be made for
pedestrians.
Both Commissioners Rhodes and Goldspiel objected to removal of curbs and
gutters.
Commissioner Musfeldt does not view the lighting standards as being as
important as other matters.
Commissioner Katz feels sidewalks are necessary for pedestrian safety.
Chairman Sheldon closed the public hearing at 8:13 P.M.
Respectfully submitted,
6t2-71i-eAL-/
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing - Page 2
March 18, 1987
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Development Ordinance Revisions
Morrison Property (Kennedy Homes)
Plat of Subdivision - Westchester Estates
March 18, 1987
Chairman Sheldon called the regular meeting to order at 8:14 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt
Ms. Kaszubowski
Mr. Rhodes
Mr. Katz
Commissioners Absent: Mr. Davis
Mr. Gal
Also Present: Mr. J. Emigh, Developer, Morrison Property
Mr. W. Gronow, Real Estate, Morrison Property
Mr. R. Adams, Engineer, Morrison Property
Mr. J. Nelson, Planner, Morrison Property
Mr. J. Green, Planner, Westchester Estates
Mr. E. Bieszczad, Developer, Vintage
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Ms. B. O'Reilly, Village Trustee
Ms. B. Dolan, Staff Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, to approve
the Public Hearing Meeting minutes of February 25, 1987 as amended. Approval
was unanimous in favor with Commissioner Kaszubowski abstaining and the
motion passed.
Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel, to
approve the Special Meeting minutes of February 25, 1987. Approval was
unanimous in favor with Commissioner Kaszubowski abstaining and the motion
passed.
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to
approve the Regular Meeting minutes of March 4, 1987 as amended. Approval
was unanimous in favor with Commissioners Kaszubowski and Katz abstaining and
the motion passed.
COMMITTEE & LIAISON REPORTS
On March 16, 1987 Commissioner Goldspiel attended the Village Board meeting
where the Buffalo Grove 1987 Zoning Map was approved. A property on the
south side of Route 83 in Lake County was referred to the Commission. The
preapplication conference for Lexington Homes at Weiland and Busch Roads was
held but the project was not referred to the Commission.
DEVELOPMENT ORDINANCE REVISIONS
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the
Plan Commission recommend to the Village Board approval of amendments to the
Development Ordinance as published except that there be a provision in
16.50.080.A.1 that where sidewalks are eliminated shoulders should be paved
and provision be made for pedestrian and bicycle traffic.
it Discussion:
Commissioner Krug was concerned with maintenance of street lights when the
standards are not all the same.
AYES: Commissioners Goldspiel, Krug, Musfeldt, Kaszubowski, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Davis and Gal
The motion passed 6 - 0.
MORRISON PROPERTY (Kennedy Homes)
Mr. Emigh stated theyhave answered all thequestions the Commission brought
g g
up at the last workshop.
1. They have provided a tax impact study which shows a positive impact
on the Village.
2. A profile of the bike path has been provided in the packet.
3. They will provide a landscaping buffer for the two buildings on the
Tomassone property.
4. The treatment plant that is under Long Grove's jurisdiction is,
according to Long Grove, to be open space. He did not see this
plant being reactivated by Long Grove in the future.
5. Swales are depicted on the plans in the packet.
6. Schaeffer Road is under Long Grove's jurisdiction and they do not
have any plans for improvement of that road.
7. The traffic study in the packet stated that the impact of this
development on the roads near it would be minimal.
Buffalo Grove Plan Commissio
Regular Meeting - Page 2
March 18, 1987
If the state should require the developer to make improvements, they would do
so.
Mr. Kuenkler noted that the stub street that would go into the Tomassone
property does not exceed the cul-de-sac length.
Mr. Emigh noted that residents are not required to landscape their lots but
people in this type of zoning tend to landscape heavily. The Village Board
wanted the bike path to Schaeffer Road. Other than that there could be a
�•/ bike path on every street.
Chairman Sheldon suggested that the developer discuss, with Mr. Kuenkler, the
issue of the bike path on both sides of the cul-de-sacs.
Mr. Nelson noted Lot #1 could be adjusted as far as the detention so that it
will be buildable.
Ms. Dolan will work with the developer to schedule this site for a public
hearing.
FINAL PLAT OF SUBDIVISION WESTCHESTER ESTATES
Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the
Plan Commission recommend to the Village Board approval of the final plat of
subdivision for Westchester Estates dated February 27, 1987, revised March
12, 1987 subject to addition of heavy solid lines on the boundary of the
plat.
Discussion:
Mr. Kuenkler will resubmit the plat to the developer to include the solid
line. Outlot A does not show the bike path because it is to be dedicated to
the Village. Mr. Kuenkler did not feel it was necessary to show the bike
path there.
The Fire Department preferred that Westchester Court and Westchester Road be
named as they are.
AYES: Commissioners Goldspiel, Krug, Musfeldt, Kaszubowski, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Davis and Gal
The motion passed 6 - 0.
CHAIRMAN'S REPORT
Ms. Dolan noted that in the annexation agreement for the Seifert Property
(Vintage) the commercial portion of the site's building was limited to 13'
height. Since that time the property owner feels it is difficult to build a
building at 13' and include the mechanicals. Tonight he would like a
recommendation from the Commission stating they would like a different
height.
Buffalo Grove Plan Commissio
Regular Meeting - Page 3
March 18, 1987
Mr. Bieszczad noted the building would be 13'
and he needs an additional 5'
for the mechanicals. The intent of the drawing, as submitted in the packet,
was to depict what people would be viewing. This is a B-3 zoning that allows
more stories than one in a commercial building. They would like to provide
something in front of the building to hide the mechanicals. They do not want
to increase the height of the building in terms of stories.
Commissioner Goldspiel noted the commercial land is higher than the
j \ residential land. The Commission was told that the commercial would be kept
\•/ on a small scale and this drawing shows that a person standing on the second
floor of their home could look out and see over the commercial building. Now
that 13' will really become 20' and the line of sight does not make sense.
Mr. Bieszczad noted the building would remain 13' but in the front they would
need relief from the mechanicals. In a one story retail center the building
is about 13' , above that are the mechanicals. It is a common practice for
developers to create a facade in front of the building to have it hide the
mechanicals. He felt the front of the building would be 18' . He is willing
to maintain the line of sight shown on the original drawing submitted for
this meeting.
Commissioner Goldspiel objected to an 18' height on the front of the building
within the 13' limitation and suggested that mechanicals which are not
contained in the 13' limitation should be screened another way.
Chairman Sheldon noted that the contract purchaser of this property would
have to submit a plan for it. This is not unbuildable but needs more study.
She suggested that Mr. Bieszczad discuss this with Mr. Hruby, Director of
Building and Zoning.
ADJOURNMENT
Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt, and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 10:10 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
CY;-?e
Barbara Sheldon
Chairman
Buffalo Grove Plan Commissio
Regular Meeting - Page 4
March 18, 1987