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:
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(,
Sbev Goldspi 1
Vice Chairman
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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:
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t Gol spiel
is Chairman
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Buffalo Grove Plan Commission
Regular Meeting - January 7, 1987
Page 5