1975-02-05 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Winston Square
February 5, 1975
Chairman Carl Genrich called the meeting to order at
8:20 p.m. , February 5, 1975 , in the Municipal Building,
50 Raupp Blvd.
Commissioners Present: Chairman Genrich
Mr. Haarr
Mr. Mendenhall
Mr. Harris
Mr. Keister
Mr. Goldspiel
Mr. Jacobs
Commissioners Absent: Mr. Gamm
Mr. Shields
Also Present: Mr. Bill Balling
Mr. Arnold Seaberg
Mr. William Dettmer
Mr. Elmer Hamning - Project Manager
for Winston Square
Approval of Minutes
Commissioner Jacobs moved to approve the minutes of the
Public Hearing, December 18, 1974 , and Commissioner Goldspiel
seconded. Mr. Harris abstained. The motion carried that
the minutes be approved subject to the following change :
Delete "and acted upon" at the end of the second paragraph.
Commissioner Keister moved to approve the minutes of the
Regular Meeting, December 18 , 1974, and Commissioner Jacobs
seconded. Commissioner Harris abstained. The motion carried
that the minutes be approved subject to the following changes :
In the first paragraph, second page, the first word of the
last line should be changed from "the" to "any" ; in the third
paragraph of the motion on the second page, the last word
in the second line should be changed from "designed" to
"designated" . Mr. Goldspiel requested that the Minority
Report referred to on page 2 be attached as an exhibit in the
official Minute Book. Mr. Goldspiel stated that on the
second page under Sharing Responsibilities - Plan Commission
and Zoning Board of Appeals the recording secretary did not
include the reason why Commissioner Haarr' s motion did not
carry and Mr. Goldspiel thought this should have been included
in the minutes.
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mmissioner approve Keister moved to a rove the minutes of
January 15, 1975, and Commissioner Jacobs seconded. Commissioner
Harris abstained. The motion carried that the minutes be
approved subject to the following changes : On the second
page, in the first paragraph, the last word of the seventh
line should be changed from "parking" to "lot" ; in the same
paragraph the last two words of the eighth line should be
changed from "water land" to "lake" ; in the fourth paragraph
the word "burning" in the last line should be changed to
"burming" .
Winston Square - Phases I, II, and III
Mr. Balling presented the revised plat for Phase I for the
Plan Commission' s approval. The original one had not been
accepted by the County Recorder. The changes needed are
defining and numbering of condominium lots and dedicated
right of way for streets.
Mr. Harris questioned an acreage difference creating a
parcel of less than five acres. Because it is less than
five acres he did not feel it could be zone R-9. Mr. Hamning
stated that this area is not subdivided from the subsequent
phases and all three phases are regarded as one parcel.
Mr. Jacobs inquired about the outlot ownership. Mr. Hamning
stated that the outlots fall in an umbrella association.
There are three associations : single family, townhouse and
maintenance. The maintaining of outlots will fall under
an umbrella. Outlots are the responsibility of the Homeowners '
Association. Snow removal on the streets will be the Village
responsibility and parking lot and bicycle paths will be
maintained by the association.
Mr. Hamning stated that townhouse lots lettered a,b,c,d on
the plat mean 4 unit, 6 unit, etc. They are under a condominium
which means they own the air rights. This may be changed,
however, to fee simple.
Mr. Haarr made a motion to approve amended Phase I of
Winston Square dated 2/5/75 and marked Exhibit 15 , File 103 .
Mr. Jacobs seconded.
The following vote was taken:
Commissioner Haarr Yes Commissioner Keister Yes
Commissioner Mendenhall Yes Commissioner Goldspiel Abstained
Commissioner Harris Yes Commissioner Jacobs Yes
A discussion and review followed on Phase II. Mr. Balling
stated that basically the concrete monuments and iron pipe
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have to be marked. Mr. Haarr requested a letter from Winston
Square stating that they will be installed.
Mr. Genrich asked that the minutes show that the Commissioners
felt there were no problems relating with Phase II.
Because there was no signature needed, an exhibit was not
entered in the file.
Mr. Balling presented the revised plats of Phase III and the
school/park site. The revisions were made to preserve a
stand of trees. Mr. Mendenhall was concerned with the
fact that in the revised plat there was no way for the
children to get to the park without crossing quite a few
streets. In the first plat there were a minimum of streets
to be crossed.
Mr. Harris inquired as to whether or not the parcel identified
as Outlot 20 was in fact going to be open space or developed
commercially as per it' s zoning. He asked that it either
be separated from the plat or else rezoned to R-9.
Report on Village Board Meeting
Commissioner Goldspiel stated that there was discussion of
the Capital Improvement Budget concerning streets and sidewalks
and the progression of sidewalks on both sides of major streets.
The widening of Lake-Cook Road was also discussed at the meeting.
Mr. Goldspiel stated that at the end of the Board meeting
Mr. Rathjen raised the issue of the present requirements of
business zoning in the ordinance and asked that the Plan
Commission look into revising that zoning so that there would
be more zones and that each zone be more exclusive to limit
the types of business to be carried in each zone. He felt
this is an important issue and should be high in priority on
the Plan Commission agenda.
Mr. Genrich stated that he had talked to Mr. Raysa and he felt
that we could better control development through the annexation
agreement but wasn' t prepared at this time to give any instruction
on the matter.
Mr. Goldspiel stated that he felt the zoning ordinance should
be as exclusive as possible.
Revised Zoning Ordinance, Section 18 (Fees)
Mr. Balling asked that we set a date for the Public Hearing
at this meeting. The Commissioners felt that the Hearing
date should be in conjunction with what was discussed with
the Board of Zoning Appeals.
Revised and Corrected 2/19/75
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Mr. Jacobs stated that the Board of Zoning Appeals felt they
should have been consulted more on fees. The revised
Section 18 is being sent to the ZBA with a request for
their comments.
Mr. Goldspiel asked that the following changes in the revised
Section 18 be made: Number 2 should read "For all appeals or
non-residential variations. " The word "varied" should
be changed to "waived" in the sentence following number 4.
In number 7b the parentheses should close after the word "phase. "
Report on Board of Zoning Appeals Meeting
Mr. Jacobs stated that the differences in Section 13 were
resolved. The Plan Commission had felt the authorities
delegated to the ZBA were broader than what the ZBA intended.
After some discussion with the ZBA it was determined that the
Plan Commission was correct. The ordinance was changed to
give them authority to grant variations in R-1 to R-6 zoning
only.
Other changes were made in the zoning ordinance and copies
of the revised ordinance will be mailed to the Plan Commission
members.
Mr. Jacobs stated that they did not solve the problem as to
having variation authority over more than one lot at a time.
He felt the Plan Commission should review it as it stands now
and come up with language for making that change.
Mr. Jacobs stated that the ZBA wanted to amend the article
with regard to Public Hearings so that a Public Hearing
relating to the items affecting the Board of Zoning Appeals
will be held by them. Mr. Jacobs stated that he explained
to them that they should not have that authority and they
then agreed.
Simpson Property
Mr. Keister stated that the Park District is meeting with
the architect and developer with regard to the run-off
problem. The Park District sent a resolution to the Village
Board urging them to keep the Park District in mind when they
review the project and they suggested the Plan Commission do
the same.
Mr. Genrich stated that he had received a copy of a letter
dated January 30 to Mr. Armstrong from J. P. Settanni, President
of the Buffalo Grove Park District. Essentially, the letter
said that they want to keep in close touch and they are
concerned with this although they have every legal right to
develop this as they see fit.
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Fabian Animal Hospital
There was no action taken by the Plan Commission on this
matter. The Board still has this matter under consideration.
Future Agenda Schedule
Mr. Genrich stated that there will be a joint meeting with
the Public Relations Committee (committee given the responsibility
of identifying a consultant for the Village Center) . It will
be a Workshop Session. The first phase of the consulting
program is a research and data gathering phase. There will
not be a meeting with the consultant until they have finished
the first phase and they will give us a report at that time.
Mr. Genrich distributed copies of a paper stating some
thoughts on the Village Center. Mr. Goldspiel stated that
one of the things that should be part of the Village Center
is some open space. Mr. Jacobs stated that he thought it
should be developed along the lines of Long Grove. Something
that would attract people from outside of the community as
well as inside the community.
The meeting adjourned at 10 :50 p.m.
Respectfully submitted,
-`L nda Isonhart
Recording Secretary
APPROVED:
efr.d
Carl Genrich, Chairman