1975-03-19 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Zoning Map Changes
Official Map Changes
March 19, 1975
Chairman Carl Genrich called the meeting to order at j
8: 30 p.m. , March 19, 1975, in the Municipal Building,
50 Raupp Blvd.
Commissioners Present: Chairman Genrich
Mr. Haarr
Mr. Mendenhall
Mr. Harris
Mr. Keister
Mr. Shields
Mr. Goldspiel
Mr. Jacobs
Commissioners Absent: Mr. Gamm
Also Present: Mr. Bill Balling
Mr. Arnold Seaberg, Village Engineer
Mr. Karl Mueller
Approval of Minutes
Commissioner Haarr moved to approve the minutes of March 5 ,
1975, and Commissioner Shields seconded. The motion carried
that the minutes be approved subject to the following changes:
Page 2 , No. 1 under Official Map, delete the words "and
increase" ; in second line of last paragraph change "in" to
"on" ; Page 3, paragraph 7, change the first sentence to read
"Commissioner Goldspiel asked whether a previous problem with
the setback from Buffalo Grove Road had been resolved. " ; Page 4 ,
paragraph 7, delete "and dated 3/5/75" ; Page 5 , paragraph 2
under Other Discussion, the second and third sentence should
read, "Mr. Seaberg stated that they have and he has a definite
commitment for sidewalks along Cambridge-on-the-Lake as far
as the Cambridge subdivision. Commissioner Haarr asked him
to look into sidewalks for the Cambridge subdivision and
he will. " ; on page 6 delete the second paragraph; add "Meeting
adjourned. " after the last paragraph.
Introduction of Mr. Mueller
Chairman Genrich introduced Mr. Karl Mueller as a prospective
member of the Plan Commission. Mr. Mueller has lived in
Buffalo Grove for four years and has been practicing civil
engineering for several years.
Revised and Correceted 4/9/75
Plan Commission
Page 2 March 19, 1975
Communications
Chairman Genrich stated that he had received a copy of a
memo dated March 19 to Mr. Larson from Mr. Balling. The
purpose of the memo was to provide information as a follow
up to the rezoning petition for the Bugner Farm. Mr. Balling
informed the Plan Commission that Chesterfield Development
Corporation had proposed a development on this site but the
Lake County Board rejected the petition.
Chairman Genrich asked Mr. Harris if he had been able to
attend the December meeting of the Lincolnshire Planning
and Zoning Commission. Commissioner Harris stated he had
not. Chairman Genrich asked him to attend the March 25
meeting and he stated that he would.
Chairman Genrich stated that he had received a letter today
dated March 5 from the Lake County Municipal League and
he asked if a commissioner would be free to attend their
meeting tomorrow night. Because of the late notice, no one
was available.
Liaison Report
Commissioner Haarr reported on the March 10 meeting of
the Village Board. He stated that the Board approved
Winston Square Phase I and II per the Plan Commission' s
recommendation. Commissioner Haarr also stated that an
excellent film was presented by the Lake County Soil and
Conservation people. He made arrangements for them to come
and show the Plan Commission the film on April 2. The Flood
Control Commission will be at the meeting to view the film
also.
Commissioner Mendenhall stated that he left the March 17
meeting before it was over. At the time he left the meeting
the R-1 Special Use Ordinance regarding the Public Works
Garage llad not be.n discussed.
Simpson Property
Commissioner Keister asked when the Simpson Development
would be coming before the Plan Commission again. Chairman
Genrich stated that they were on the agenda for the April 2
meeting and he had a packet of information regarding
the Simpson Development which he p p passed out to the commissioners
at this time
The Appearance Commission has the Simpson Development on
their agenda for March 27. Commissioner Keister stated that
he would attend that meeting.
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Plan Commission
Page 3 March 19 , 1975
Review and Approval of Zoning Map Changes
At a previous meeting Commissioner Harris had requested that
the Plan Commission members be sent a copy of the Zoning
Map with the revisions shown on it. Chairman Genrich stated
tonight that he had checked on the possibility of doing
this but there was considerable expense in having the copies
made and he decided it was not necessary.
Mr. Balling presented the Zoning Map with revisions and
reviewed the action taken in regard to the following points
per the Plan Commission' s request:
1. Underlying zoning district classifications for
Village owned property have been shown with
the same language used for schools and parks.
Where zoning cannot be positively established,
the R-1 District is shown.
2. The areas of the White Pine strip and the
access lot to the strip have been shown as
municipal property.
3. Knuth B-3 Property - I have reviewed the
annexation agreement dated December 16 , 1968 ,
and find no reference to a reverter clause.
Since the Village Board has held no public hearing
as required by paragraph 4. 1-7 of Article XI
of the Zoning Ordinance (to revoke the B-3 permit)
the B-3 Zoning District remains.
4. Friedman B-3 Property - I have reviewed the
Glen Grove Annexation Agreement dated February 20 ,
1964 , and find no clear reference to a reverter
clause.
5. M-P Industrial Park - I have reviewed Annexation
Agreement dated May 13 , 1968 , for the subject
property and find no reverter clause. Property
was zoned M-1 on May 13, 1968 , with Ordinance
68-15.
6. With reference to the additional verbage on the
"limitations" placed on zoning districts, the
staff cannot endorse this recommendation until
we receive a response from Mr. Raysa relative to
same. Since the entire question of granting
"limited" zoning is a sensitive legal matter,
it may be inadvisable to affix a reference to
limitations on the zoning map. Upon favorable
review of Mr. Raysa, the staff will abide by the
Plan Commission' s request.
7. R-1* and B-O zoning district classifications have
been verified for the Wheeling Fire District
property and the Buffalo Grove campus.
Plan Commission
Page 4 March 19, 1975
Commissioner Goldspiel inquired if Mr. Balling had reviewed
the annexation ordinances for a reverter for the Knuth
B-3 Property, Friedman B-3 Property and M-P Industrial
Park. Mr. Balling stated he had not but would do so.
Mr. Balling stated that he had not received a response
from Mr. Raysa in regard to the additional verbage on the
limitations placed on zoning districts . Commissioner Goldspiel
inquired if the restrictions would be jeopardized if some
notice were not made of them. Mr. Balling said he would
ask Mr. Raysa.
Other miscellaneous changes to the Zoning Map were the
boundary for the Crossings and changing Buffalo Grove Road
to Weiland Road.
Commissioner Haarr made a motion that we recommend to the
Village Board the approval of the Zoning Map proposed
revisions dated March 31, 1975 , as per the attached memo
dated March 10 , 1975, subject to review of annexation
ordinances of Knuth B-3 Property, Friedman B-3 Property
and M-P Industrial Park and also subject to the response
from the Village Attorney regarding whether notice of
restrictions should be placed on the legend. Commissioner
Mendenhall seconded the motion. The following vote was
taken:
Commissioner Haarryes Commissioner Shields yes
Commissioner Mendenhall yes Commissioner Goldspiel abstained
Commissioner Harris no Commissioner Jacobs yes
Commissioner Keister yes
Motion carried.
Commissioner Harris stated his objection to voting for
the Zoning Map revisions because he had not received a copy
of the revised map.
Review and Approval of Official Map Changes
Mr. Balling presented the Official Map with revisions as
requested by the Plan Commission. These are:
1. The bike path provided for in the Capital
Improvement Program. A "bike path" is shown
adjacent to Arlington Heights Road in Lake
County, Buffalo Grove. To compliment the FAUS
portion of the road, the bike path is shown along
Arlington Heights Road from Lake Cook to Illinois 83.
2. The proposed realignment of Buffalo Grove Road
south of Illinois 68 will be shown as such.
Plan Commission
Page 5 March 19 , 1975
3. Arlington Heights Road will be added north of
Illinois 83 to Thompson Boulevard and will be
shown as "existing" .
4. Buffalo Grove Road north of Ill. 83 to Ill. 22
will be shown as a proposed major street.
5. Additional collector streets indicated
proposed
will be:
- Thompson from Arlington Heights Road to
Buffalo Grove Road
- Horatio Boulevard
- Mahogany Boulevard
6. Additional changes discussed by the staff at
the March 5, 1975 , meeting are also drawn
(eg: Marquardt Annexation) .
Mr. Balling stated that Arlington Heights Road has not been
carried through to Aptakisic Road on the map because Long
Grove is not in favor of it being improved in this manner.
Commissioner Mendenhall asked why Thompson Boulevard was
shown as a straight road when, in fact, it had a curve.
He felt that this would eventually be a residential
neighborhood and by showing it as a straight street you
are encouraging traffic. Mr. Balling stated that he would
have the existing curve drawn in.
Commissioner Harris asked why the north end of Weiland Road
is dotted in. Mr. Balling replied that it is scheduled
for proposed realignment.
Commissioner Harris inquired why the new intersection of
Rt. 83 and Rt. 53 is not shown on the map. Mr. Balling
stated that he would review the proposed plan and it will
be shown if possible.
Commissioner Haarr made a motion that we recommend approval
of the Official Map proposed revisions dated March 31, 1975,
with the recommendation that Arlington Heights Road north
of Thompson Boulevard be dotted in as proposed expansion
and also that the new intersection of Rt. 83 and Rt. 53
be dotted in as it will be developed, if possible. Also,
that the Plan Commission recommends that upon receipt of the
recommendation of the Economics Research Associated study
of the proposed town center that we again review this
Official Map in the pertinent areas. A roll call vote
was taken and the motion was defeated. The majority of
commissioners did not think Arlington Heights Road should
be shown beyond Thompson Boulevard.
Plan Commission
Page 6 March 19, 1975
Commissioner Mendenhall made a motion that we recommend to
the Village Board the approval of the Official Map proposed
revisions dated March 31, 1975, as per the attached memo
dated March 10, 1975, with the recommendation that the new
intersection of Rt. 53 and Rt. 83 be dotted in as it will
be developed, if possible. The Plan Commission also
recommends upon receipt of the recommendation of the
Economics Research Associates study of the proposed town
center that we again review this Official Map in the
pertinent areas. Commissioner Goldspiel seconded the
motion. The following vote was taken:
Commissioner Haarr yes Commissioner Shields yes
Commissioner Mendenhall yes Commissioner Goldspiel yes
Commissioner Harris no Commissioner Jacobs no
Commissioner Keister yes
Motion carried.
Chairman' s Report
Chairman Genrich stated that he had received a memo from
the Village Staff regarding a Planning Consultant and
changes in fees for planning.
Chairman Genrich stated his discussion with Mr. Larson
regarding this indicated:
1. It is not his intention to ask for appropriated
funds to hire a Planning Consultant to be on
retainer.
2 . The 1975-76 proposed budget anticipates:
(a) Allowance for Plan Commission members
to attend planning conferences
(b) Money will be provided for planning
consultants to work on a general
review basis.
3. It would be similar to when the Village hired
Box Traffic Consultant to review the Levitt
Development in terms of the traffic plan. (In
that particular instance the developer was asked
to provide funds for the Village to engage outside
consultants to review the traffic plan. )
4 . The report we got originally had a proposed ordinance
to establish planning fees. Mr. Larson does not
intend to pursue it.
Commissioner Keister asked if the developer would be billed
in accordance to the cost or would he just pay the fee?
Mr. Seaberg stated that there would be an escrow fund out
of which the planner would be paid.
v
Plan Commission
Page 7 March 19, 1975
After further discussion and questions , Chairman Genrich
stated that he was going to look into the matter further.
Winston Square Phase I
Chairman Genrich signed the final plat for Winston Square
Phase I which had previously been approved by the Plan
Commission and the Village Board.
Other Discussion
Commissioner Jacobs made a recommendation that the Plan
Commission periodically invite to some of the Workshop
Sessions some members of the various commissions in order
to find out what the jurisdiction of the other commission
is and also occasionally meet with the Board. Discussion
indicated that the Plan Commission has had good liaison
rapport with other groups including School District 96 , the
Park District and the Appearance Commission. Chairman
Genrich stated that the Plan Commission would like to
meet jointly with the new Board after the election and
reestablish better communications.
Reappointment of Plan Commissioners
The tenure of the Plan Commission was discussed. There
was some discussion of the fact that a number of the Plan
Commissioners were appointed on the same date and there was
a general feeling that there should be staggered reappointments
so they would not come up at the same time.
Commissioner Haarr made a motion to recommend to the
Village Board the reappointment to the Plan Commission of
Commissioners Goldspiel and Keister. Commissioner Harris
seconded. The motion carried unanimously. After their
reappointment by the Board, the Plan Commission will
recommend two more commissioners for appointment and
will continue in this manner until all are reappointed.
Commissioner Goldspiel made a motion to adjourn and
Commissioner Haarr seconded the motion. The meeting
adjourned at 10:30 p.m.
APPROVED: , Respectfully submitted,
Carl Genr ch i da Isonhart, Recording Secretary
Chairman
WORKSHOP SESSION
BUFFALO GROVE PLAN COMMISSION
Commercial Zoning
March 19 , 1975
Chairman Carl Genrich called the meeting to order at 8 :30 p.m. ,
March 19 , 1975, in the Municipal Building, 50 Raupp Blvd.
Commissioners Present: Chairman Genrich
Mr. Haarr
Mr. Mendenhall
Mr. Harris
Mr. Keister
Mr. Shields
Mr. Goldspiel
Mr. Jacobs
Commissioners Absent: Mr. Gamm
Also Present: Mr. Bill Balling
Mr. Karl Mueller
Mr. Arnold Seaberg
Commercial Zoning
Chairman Genrich stated that the Board made a direction
to the Plan Commission that land use could not be limited
through annexation agreements legally. He asked if there
was some way the Plan Commission could restructure the
business sections of the ordinance so that it would be more
specified and in that way restrict use. Commissioner Goldspiel
stated that it could be made a finely categorized zoning
ordinance.
In reviewing the business/commercial zoning district
format of the proposed Cook County Zoning Ordinance
Commissioner Haarr stated he drew the following conclusions:
1. He does not see any great difference between
C-1 and C-2.
2 . In C-1 and C-2 they talk about small in size
and he relates that to our B-l. All we have
to do is fine tune B-1 uses a little bit.
3. C-3 and C-4 are related to our B-3 . He could
not find anything equivalent to our B-2.
4. C-5 and C-7 is considered equivalent to our
B-0. C-5 does not entirely fit but he feels
it is close.
5. He considers C-8 to be B-4 in theory and also
included C-6 in B-4.
Plan Commission
Page 2 March 19 , 1975
After further discussion it was felt by the Commission
members that the ordinance should be looked at closer
by a committee. A committee was set up to conceptualize
the Plan Commission' s response to the Village Board
directive to evaluate the current business sections of
the ordinance. The members of this committee are
Commissioner Haarr, Commissioner Goldspiel and Commissioner
Shields. Commissioner Jacobs will chair the committee.
Sign Ordinance
Because of the late hour the definitions of the Sign
Ordinance will be reviewed at a future date.
Zoning Ordinance Changes
Commissioner Jacobs stated he would meet with the Zoning
Board of Appeals in April.
Commissioner Shields made a motion to adjourn the meeting.
Commissioner Keister seconded the motion. The meeting
adjourned at 11:00 p.m.
Respectfully submitted,
'nda Isonhart
Recording Secretary
APPROVED:
dIti
Carl Genrich
Chairman