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1987-01-21 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Consideration of amendments to the following sections of the Buffalo Grove Zoning Ordinance: 1) 17.12.012 Add definition of "Acreage, Net" 2) 17.12.260 Amend definition of "Floor Area Ratio" 3) 17.12.450 Delete definition of "Planned Business Center" 4) Chapter 17.28 Amend Special Uses 5) 17.40.020.A. Amend to permitted special uses regarding Planned Unit Developments 6) 17.40.030.B.6. Amend to permitted special uses regarding Planned Unit Developments 7) 17.40.040.B.6. Amend to permitted special uses regarding Planned Unit Developments 8) 17.40.050.B.6. Amend to permitted special uses regarding Planned Unit Developments 9) 17.44.020.C.12. Amend to permitted special uses regarding Planned Unit Developments 10) 17.44.030.C. 13. Amend to permitted special uses regarding Planned Unit Developments 11) 17.44.050.C.8 Amend to permitted special uses regarding Planned Unit Developments 12) 17.48.010.C.3 Amend to permitted special uses regarding Planned Unit Developments 13) 17.48.020.C.5 Amend to permitted special uses regarding Planned Unit Developments 14) 17.48.020.C.14 & Amend to permitted special uses to provide 17.48.020.C.15 Retail Uses January 21, 1987 Chairman Sheldon called the public hearing to order at 7:33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Musfeldt Mr. Rhodes Commissioners Absent: Mr. Davis Mr. Gal Ms. Kaszubowski Mr. Katz Also Present: Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Ms. B. Dolan, Staff Planner Chairman Sheldon stated this meeting was a continuation of the hearing held and published for on January 7, 1987. The documents referred to at the public hearing were those contained in the Plan Commission packet under Ms. Barbara Dolan's memo to the Commission dated January 16, 1987 titled Zoning Ordinance Amendments. Mr. Raysa noted that certain changes were made after the last meeting and he then reviewed those changes. There was no public questions. The Commission did not have any questions. Chairman Sheldon closed the public hearing at 8:07 P.M. Respectfully submitted, j athleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - Page 2 January 21, 1987 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Amendments to Buffalo Grove Zoning Ordinance Chevy Chase Business Park West Chevy Chase Business Park East January 21, 1987 Chairman Sheldon called the regular meeting to order at 8:09 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Musfeldt Mr. Rhodes Commissioners Absent: Mr. Davis Mr. Gal Ms. Kaszubowski Mr. Katz Also Present: Mr. B. Bingham, Developer, Chevy Chase Business Park Mr. R. Gudmundson, Planner, Chevy Chase Bus. Pk. Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Ms. B. Dolan, Staff Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Goldspiel, to approve the Regular Meeting minutes of January 7, 1987 as amended. Approval was unanimous in favor with Commissioner Musfeldt abstaining and the motion passed. Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, to approve the Public Hearing minutes of January 7, 1987 as amended. Approval was unanimous in favor with Commissioner Musfeldt abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Goldspiel attended the January 19, 1987 Village Board meeting at which there was a discussion of an ordinance to regulate private water wells for irrigation, a draft ordinance on estate zoning standards and two developments along Arlington Heights Road, one south of Route 83 in the Crossings a commercial center and one north of Route 83 which would be an annexation, were referred to the Plan Commission. There was a preapplication conference for Oak Creek's final phase and the Village campus was discussed. AMENDMENTS TO BUFFALO GROVE ZONING ORDINANCE Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the Zoning Ordinance Amendments as contained in the draft ordinance dated January 12, 1987 with the following changes: 1. Section 17.12.260, Page 12, in two instances change "net acreage" to "net area". 2. Page 34, Section 17.28.040.F, delete Paragraph F. 3. Page 37, Section 17.28.050.B.3, delete Paragraph 3 AYES: Goldspiel, Krug, Musfeldt and Rhodes NAYES: None ABSTAIN: None ABSENT: Davis, Kaszubowski, Gal and Katz The motion passed 4 - 0. Mr. Raysa pointed out that on Page 136 of the Zoning Ordinance in the ZBA Section 17.52.050 Authorized Variations Corporate Authorities for Subdivision D, there may need to be some changes made. When you annex land the Plan Commission is normally the one that has the variation public hearing. The Commission has held some variations on land that is not newly annexed and these items have not gone to the ZBA. Mr. Raysa will draft an appropriate presentation on this issue for a joint meeting between the ZBA and the Plan Commission. CHEVY CHASE BUSINESS PARK WEST (JOHNSON PROPERTY) Mr. Bingham briefly reviewed the site. Mr. Gudmundson stated the site is 49.5 acres bounded by the Soo Line Railroad tracks, Commonwealth Edison right-of-way, Lexington Park and UR-2 property along with more industrial land in that area. They plan to utilize a previously approved curb cut on Lake Cook Road which will have the major roadway in a north/south direction running up to the north property line. In the future it will cross the Lake Cook parcel and join up with Hastings Lane. They will extend Armstrong Drive. The site is pitched from a west to east direction. He reviewed the engineering. The utilities for the site are readily available. They are creating 3 overall loops for the water system. The detention will be provided for in the existing lake and a new lake would be developed at the southeast corner of the property. Mr. Gudmundson briefly reviewed the variations stated and contained in the Plan Commission packet titled Village Ordinance Variations Requested. They propose the embankment along the prairie will be sufficient to prevent overflow of the water onto the prairie. The developer has concern with public access to the prairie from a liability standpoint. The developer was requested to look into the possibility of Commonwealth Edison access for maintenance. Buffalo Grove Plan Commission Regular Meeting - Page 2 January 21, 1987 The Commission was concerned about maintaining the condition of the historic prairie while maintaining possible access and about the proximity of the proposed building to the prairie which may have to burned periodically. Commissioner Goldspiel suggested keeping the proposed right-of-way adjoining the prairie which the developer proposed to vacate. Staff was asked to review Section 16.50.040.C.4 regarding pond side treatments and submit an amendment for the ordinance. Chairman Sheldon requested that Mr. Carmignani review this plan in terms of traffic, and that staff report on the light pole spacing, give input on the bike path and the design of the parking lots. Lot #9 will be removed and the pond will be contained within an easement for another lot. The developer is not planning rail access to this site at this time. Mr. Bingham stated that any of the variations that are requested have been granted previously on their other site. Mr. Raysa noted that on this particular concept plan, and all others, it is necessary for the application to reflect who the owner is. Staff will have an amended petition for the next workshop. There are 7 lots that have to be forced annexed. The legal description does not reflect these lots. Chairman Sheldon called a break at 9:42 P.M. and reconvened the meeting at 9:50. CHEVY CHASE BUSINESS PARK EAST (JOHNSON PROPERTY) Mr. Gudmundson noted this site is approximately 29 acres and has a lot of frontage on Lake Cook Road all the way to Milwaukee Avenue. It encompasses the half moon lake and the sewage treatment plant. It is currently zoned B-3. The plan has been divided up into several tracts, A through E. It will be broken up into 5 acre parcels. The utilities had been provided for when the original Chevy Chase Business Park was planned. The sanitary sewer will be a part of a second lift station. They will completely remove the old plant and the seepage pits. They will construct a lake surface which will be regulated via storm water outflow construction. Two of the entrances on Lake Cook Road are existing and the third one is requested, one of these entrances is planned to be signalized. There are 4 variations dealing with the development ordinance which Mr. Gudmundson reviewed and were contained in the Commission packet titled Village Ordinance Variation Requests. Commissioner Goldspiel and Musfeldt were concerned with the open drainage areas on site. Buffalo Grove Plan Commission Regular Meeting - Page 3 __ January 21,- 1987 The developer will take out all of the sludge. There are 4 entrances to the site on Lake Cook Road and an access to Linden just west of Milwaukee Avenue. The developer is looking to extend an all weather surface from Chevy Chase Drive to the lift station. The bike path will be extended through the site. Chairman Sheldon requested that Mr. Carmignani review the site in terms of traffic and the curb cuts on Lake Cook Road Commissioner Musfeldt felt there was a major safety problem with this site. There are too many curb cuts within a relatively short, high speed road and the possibility of additional traffic lanes required on Lake/Cook Road. He felt an option to consider would be to use Linden Avenue as an access for the development was feasible. Commissioner Musfeldt questioned if there was sufficient stacking space on Linden Avenue on to Milwaukee Avenue. There will be approximately 900 cars exiting and entering the development. Commissioner Goldspiel requested an exhibit showing the flow through of the parking lots and how the stalls will face for the next meeting. FUTURE AGENDA On January 28, 1986 there will be a Special Meeting on the Golf Course East and the Development Ordinance Amendments. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:35 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting - Page 4 January 21, 1987