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1987-01-07 - 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.O10.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 Vice Chairman Goldspiel called the public hearing to order at 7:53 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Vice Chairman Goldspiel Mr. Davis Mr. Krug Ms. Kaszubowski Mr. Rhodes Commissioners Absent: Ms. Sheldon Mr. Musfeldt Mr. Gal �•/ Mr. Katz Also Present: Mr. W. Balling, Village Manager Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Vice Chairman Goldspiel 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 documents e referred to at the hearing were those contained in the Commission packet and outlined in Mr. Truesdell's memo to Mr. Raysa of December 10, 1986 titled Zoning Ordinance Amendments, Mr. Truesdell's memo of December 30, 1986 to the Commission titled Zoning Ordinance Amendments and a sheet passed out by Mr. Raysa titled 17.12 Buffalo Grove Zoning Ordinance Definitions Page 3. Mr. Raysa reviewed the reason for these amendments and the changes. Vice Chairman Goldspiel disagreed with the language on Page 39 concerning the incentives. He would like to see some of the protections retained. Commissioner Davis stated that he felt it was not a good idea to put retail stores in an industrial site. There is a safety problem involved with this. Mr. Balling stated that these retail stores would be licensed and subject to the Board of Health. It was suggested that the space for the retail in the industrial be limited to 1,000 square feet. The public hearing was continued to the January 21, 1987 meeting when staff would have a final draft of the Zoning Ordinance. Buffalo Grove Plan Commission Public Hearing - January 7, 1987 Page 2 At 9:00 P.M. Vice Chairman Goldspiel continued the public hearing to 7:30 P.M. January 21, 1987 to be held in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Respectfully submitted, Kathleen Comer Recording Secretary APPyOVED BY: `C/'" (, Sbev Goldspi 1 Vice Chairman L I ' Buffalo Grove Plan Commission Public Hearing - January 7, 1987 Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Zoning Ordinance Amendments Andrews Property Dominion Subdivision - Lot 4 Final Plat - Arbor Creek Business Center January 7, 1987 Vice Chairman Goldspiel called the regular meeting to order at 9:01 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Vice Chairman Goldspiel Mr. Davis Mr. Krug Ms. Kaszubowski Mr. Rhodes Commissioners Absent: Ms. Sheldon Mr. Musfeldt Mr. Gal Mr. Katz Also Present: Mr. T. Hernandez, Andrews Property Planner Mr. Z. Rabin, Dominion Property Planner Mr. B. Klefstad, Developer, Arbor Creek Business Pk. Mr. B. Schalm, 354 Hazelwood Terrace, Buffalo Grove Mr. W. Balling, Village Manager Mr. W. Raysa, Village Attorney Mr. G. Glover, Village Trustee APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Kaszubowski, to approve the Regular Meeting minutes of December 17, 1986 as amended. Approval was unanimous in favor and the motion passed. COMMITTEE & LIAISON REPORTS None ANDREWS PROPERTY Mr. Hernandez stated they are requesting that the plan proceed to the public hearing stage. He briefly reviewed the general use, surrounding uses and amenities for the project. He showed renderings of the buildings and stated that the Army Corp approves of their marsh concept. The Petitioner's expert witness, who was to discuss the feasibility of the marsh concept, was unable to attend because of illness but would be available for the public hearing. Moved by Mr. Davis, seconded by Mr. Krug that this plan move to the public hearing stage when all the necessary paperwork is received by staff. Discussion: Mr. Hernandez will have the 3 matters listed in Mr. Truesdell's December 29, 1986 memo to the Plan Commission titled Andrews Property, regarding traffic, incorporated into their plan for the public hearing. The variations they are requesting will be to the subdivision ordinance on the pond area and the radius from 60' to 55' on the 4 cul-de-sacs. Mr. Schalm was concerned with this site and his property's value. AYES: Davis, Krug, Kaszubowski and Rhodes NAYES: None ABSTAIN: None ASBENT: Sheldon, Musfeldt, Gal and Katz The motion passed 4 - 0. DOMINION SUBDIVISION - LOT 4 Mr. Rabin stated they have made the following changes to their plan: 1. Relocated the handicap parking stall, in proximity to the main entrance to the apartments and added a ramp. 2. They have widened the walkway at the stores to 5' after the overhang of the cars is subtracted. 3. They have eliminated the second access by the drive through to Buffalo Grove Road. 4. They have relocated the entrance to the parking lot. 5. They have increased the radius and width of the driveway. The ingress/egress to Buffalo Grove Road is set up as a 25' easement all the way through to Dundee Road. It is available for use but they have not vacated it and did not provide a curb. He felt that it should be reviewed by the attorneys. He submitted a copy of a letter from Mr. N. J. Toberman to Mr. Rabin dated January 4, 1987 titled Commercial-Residential Buildings Buffalo Grove, Illinois which stated: "I made a preliminary study of the storm water detention requirements for the above referenced project. This study indicates that between 5,000 and 6,000 cubic feet of detention will be required. In order to contain this amount of water on-site (excluding the parking lot) it will Buffalo Grove Plan Commission Regular Meeting - January 7, 1987 Page 2 be necessary to construct two "ponds" using timber landscape walls for the sides - similar to those of the Cycle Shop to the north. Since the Village only allows sloped sides for detention ponds it will be necessary for you to request and obtain the permission of the Village Planning Commission and other approval agencies for the installation of the landscape timber walls." Vice Chairman Goldspiel noted his dissatisfaction with the timber walls and stated another recent building in this development will handle detention without timbers. Mr. Rabin noted their detention would be similar to the cycle shop's and along the front of their property. They feel they have a hardship and would like to be allowed to build this type of detention. Commissioner Davis suggested the developer could possibly combine their detention with the cycle shop's. It was noted that this approach was tried by another developer and he was refused. Mr. Rabin noted there is a mistake on the plan which shows a 52' building with the second floor as 51' . The second floor of the building should be shown as 52' . Moved by Commissioner Davis, seconded by Commissioner Kaszubowski that this plan proceed to a public hearing when all the necessary paperwork is received by staff. Discussion: Commissioner Krug felt there will be a security problem for the apartments with the common hallway shared by the commercial. It was suggested that the end stores have their second exit to the outside rather than the hallway and that security doors separate the apartment stairs from the hallway as the stores exit to it. Mr. Rabin noted that if the HVAC is located on the roof it will be screened. Commissioner Rhodes did not want to see apartments above commercial. Vice Chairman Goldspiel was concerned with the refuse enclosure in the 12' buffer strip. He suggested that the handicap parking stall be made of a different pavement material and a different color be used than the rest of the parking lot to set if off. Mr. Rabin agreed to the later and could move the refuse enclosure. AYES: Davis, Krug, Kaszubowski and Rhodes NAYES: None ABSTAIN: None ABSENT: Sheldon, Musfeldt, Gal and Katz The motion passed 4 - 0. Buffalo Grove Plan Commission Regular Meeting - January 7, 1987 Page 3 ARBOR CREEK BUSINESS CENTER Moved by Commissioner Davis, seconded by Commissioner Krug that the Plan Commission recommend to the Village Board approval of the final plat of subdivision for the Arbor Creek Center #86-3940"E" Sheet 1 of 2 and 2 of 2 surveyor's date December 31, 1986. Discussion: L/ Mr. Balling stated that the angles close. Mr. Klefstad noted that they have purchased Outlot G and the final payment will be made in March, 1987. The motion was amended with Commissioners Davis and Krug concurring to read "subject to the village attorney's approval of declaration of protective covenants for Arbor Creek Subdivision". Mr. Balling noted that Asbury Street's alignment has been resolved with the property to the east. The alignment for the easement for the bike path and maintenance is satisfactory. AYES: Davis, Krug, Kaszubowski, Rhodes and Goldspiel NAYES: None ABSTAIN: None ABSENT: Sheldon, Musfeldt, Gal and Katz The motion passed 5 - O. FUTURE AGENDA SCHEDULE There will be a continued public hearing on January 21, 1987 and a meeting on February 4, 1987. Trustee Glover noted that the Village Board approved annexation and zoning for Westchester Estates on January 5, 1987 and the Morrison property was referred to the Commission. He further stated that the Corporate Grove was named the outstanding development of the year and congratulated the Plan Commission on their work with this project. STAFF REPORT Mr. Balling stated that he is interviewing for Mr. Truesdell's position and that several members of staff will be assisting the Commission until his l , replacement is on board. �•/ ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Rhodes, and unanimously carried to adjourn the meeting. Vice Chairman Goldspiel adjourned the meeting at 10:10 P.M. Buffalo Grove Plan Commission Regular Meeting - January 7, 1987 Page 4 Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: / t t Gol spiel is Chairman 1 LI Buffalo Grove Plan Commission Regular Meeting - January 7, 1987 Page 5