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