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1996-07-10 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION July 10, 1996 Old Weiland Road Subdivision (Jacobs Auto Laundry) - Final Plat Twin Rinks Ice Pavilion - Final Plat Walgreens Buffalo Grove Resubdivision - Final Plat Discussion of Village Comprehensive Plan Update Process Chairman Goldspiel called the meeting to order at 7:30 a.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Commissioners absent: Mr. Lundine Also present: Mr. John Green, Groundworks Ltd. Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Berman to approve the minutes of the public hearing and regular meeting of June 5, 1996. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Krug, Howard, Rosenston and Ottenheimer abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Krug reported on the Village board meeting of June 17, 1996 stating there was a referral to the Plan Commission of the Mobil gas station on Arlington Heights Road and Route 83. He noted that a new building for the mini-mart and a free-standing car wash are proposed for Buffalo Grove Plan Come-Special Meeting-July 10, 1996-Page 1 the site. The Trustees raised concerns regarding stormwater detention, size of the proposed building, hours of operation and lighting. In addition there was discussion regarding the Crate and Barrel sign for the former Seigle's home center which was postponed one week. He further noted the Board voted to accept bids for the traffic signal on Dundee Road at the driveway to Buffalo Grove high school. Commissioner Ottenheimer attended the Village Board meeting on July 1, 1996 and stated the Board did approve the sign for Crate and Barrel as"Final Sale." He noted the Walgreen's plan t./ was approved, although the developer is now seeking a right in, right out access on Lake Cook and will be lobbying Cook County for same. Chairman Goldspiel noted he would not have voted for the project if the right out on Lake Cook Road had been included in the presentation at the Plan Commission public hearing. Commissioner Ottenheimer stated the Board also referred the Buffalo Grove Park District Busch Grove Community Park development plan to the Plan Commission. He stated this will be developed in phases with the first phase containing two volleyball courts, washroom facilities, soccer field, full basketball court, two half basketball courts, and an in line skating rink. There will be an issue regarding lighted parking areas. Commissioner Ottenheimer stated the other referral is the proposed business development by Groundworks, Ltd. on the southeast corner of Aptakisic and Buffalo Grove Roads. There was some talk of possibly putting a strip center or drive in bank or drive up restaurant facility into the plan. OLD WEILAND ROAD SUBDIVISION(JACOBS AUTO LAUNDRY) -FINAL PLAT Commissioner Berman asked if there could be a report from staff on the status of this project as there has been talk that this project is somewhat up in the air. He stated it seems ludicrous to vote on a final plat if the project is not going forward. Chairman Goldspiel stated it is in order to approve the plat if it is correct regardless of whatever else is going on. Commissioner Berman moved to table the matter. Chairman Goldspiel noted there was no second to the motion and approval of the final plat could proceed. Mr. Pfeil stated he has no factual information about the schedule for the project. For a time Turtle Wax was interested in the property. However, they are no longer pursuing acquisition of the auto laundry from Mr. Jacobs. Buffalo Grove Plan Come-Special Meeting-July 10, 1996-Page 2 Chairman Goldspiel noted there were discrepancies between the bearings on the line table and bearings portrayed on the document. He asked for clarification on those discrepancies. Mr. Green noted the dotted line on the plat is the old right-of-way for Weiland Road County Highway 73. At the very south end of that the old right-of-way which came straight down began to curve toward the southwest. When a dedication was made in 1989, which is the middle line on the plat, the dedication was made straight. The dedication which is listed on the plat therefore parallels the dedication which was made in 1989. Since it curved to the west as it went south, the actual dedication at the very southwest corner is a little wider than the required one. The plat's dedication must parallel the 1989 dedication and that is why there is a bearing difference. Chairman Goldspiel noted the bearings on the straight lines are different. Mr. Green stated they would be a little different but the plat parallels the straight line and picks up the difference that would have existed on the south end. Mr. Green noted that in 1989 there was a mistake and the proposed plat makes it correct in relation to the original line. Chairman Goldspiel asked if the line table chart should perhaps be removed. Mr. Green stated they are incorrect and could be removed. Commissioner Krug suggested labeling the line chart as pre-1989 line table. Moved by Commissioner Rosenston, seconded by Commissioner Krug to recommend approval by the Village Board of the Old Weiland Road Subdivision Final Plat of Subdivision, dated June 1996, subject to clarification of the line table to represent its true status. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Rosenston, Goldspiel NAYES: None ABSENT: Lundine ABSTAIN: Samuels, Berman, Trilling, Ottenheimer The motion passed 4 to 0. Commissioner Rosenston asked if the abstentions were due to concerns and problems with the development or in the same vein as Commissioner Samuels. He stated that agreeing with Commissioner Samuels' stance was one thing but to abstain due to a disagreement over the development is not right as a vote on a plat states only that the plat as submitted agrees with the plans. Buffalo Grove Plan Come-Special Meeting-July 10, 1996-Page 3 Commissioner Samuels stated his reason for abstaining is that you vote an opinion and not a fact. Either a plat complies or does not comply and a vote is not necessary. Chairman Goldspiel noted that plats are voted on because the state statute gives that responsibility to the Plan Commission and is therefore a matter of state statute. This is one specific area of authority that the Plan Commission has under Illinois law. TWIN RINKS ICE PAVILION-FINAL PLAT Moved by Commissioner Rosenston, seconded by Commissioner Ottenheimer to recommend approval by the Village Board of the Twin Rinks Ice Pavilion Final Plat of Subdivision, dated June 26, 1996. Chairman Goldspiel asked if the plat had been reviewed by staff and approvals recommended. Mr. Pfeil stated yes. Chairman Goldspiel asked for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Rosenston, Berman, Trilling, Ottenheimer, Goldspiel NAYES: None ABSTAIN: Samuels ABSENT: Lundine WALGREENS BUFFALO GROVE RESUBDIVISION--FINAL PLAT Mr. Pfeil stated an acceptable plat has not been presented to the Village. DISCUSSION OF VILLAGE COMPREHENSIVE PLAN UPDATE PROCESS Mr. Pfeil stated he would like to get comments from the Plan Commission, particularly in follow up to the May 13th session with the Village Board prior to starting the formal public process of updating the Comprehensive Plan. The goal is to try to put a first workshop out in August and invite the various people who have indicated interest, including park districts, library districts and school districts. Chairman Goldspiel stated it would be a good idea to have something to capture the interest of the various liaison people who will be present at the first meeting. He stated some population projections would be of interest both Village generated and information from NIPC and CATS. This would provide a data base to start with. Mr. Pfeil stated that demographic information is available, although NIPC and CATS are currently revising population, land use and traffic projections, and these most up-to-date Buffalo Grove Plan Come-Special Meeting-July 10, 1996-Page 4 projections may not be ready for public release. Chairman Goldspiel also noted that the liaison who attend might be asked if they have any information they would like to contribute to the Plan Commission and if they have any information they would like to get that may help them. Mr. Pfeil stated he would be asking the school districts to provide some information on enrollment by district in order to note what the enrollment trends have been. Li Commissioner Samuels noted it might be advisable to get some demographic information and comparisons of surrounding municipalities in order to evaluate trends and characteristics of the community to determine what kind of planning needs exist. Mr. Pfeil noted that some communities in the area, including Buffalo Grove, have done special censuses since 1990. The comparisons amongst communities should include available special census data . Chairman Goldspiel stated some kind of summary between the regular and special censuses would be helpful. Commissioner Samuels noted there is a concept of dissolving the park district and having the Village assume the duties. He asked if this would be part of the discussions and, if so, they should be conducted prior to a meeting with their liaisons. Chairman Goldspiel stated it is an appropriate issue for master planning. One of the things that can be done is to reorganize governmental units. He noted, however, that the larger planning issue is to identify any open space and recreational needs in the community;the governmental structure to implement programs to meet these needs is a separate issue that wouldn't necessarily be addressed by the Plan Commission. Commissioner Krug asked if it would be within the realm of the Plan Commission to give consideration to a change of government to an aldermanic form of government. Chairman Goldspiel stated that it is clearly a planning function to change district boundaries and make consolidations. Commissioner Rosenston noted it may be more a function of strategic planning on the part of the Village Corporate Authorities. Commissioner Samuels stated it probably constitutes an ordinance and an ordinance needs to be proposed by the elected officials. Commissioner Rosenston stated he did feel that a change of government was a different issue Buffalo Grove Plan Come-Special Meeting-July 10, 1996-Page 5 from planning and/or land use and did not belong here. Absorbing the Park District may get into a certain extent of planning. Commissioner Krug stated it might be a good idea to include the formation of a performing arts center. He stated some kind of shared responsibility between the Villages, parks, and libraries could perhaps work on that item. Commissioner Rosenston stated he was not sure that absorption of the Park District is a planning issue. Parks, libraries and schools need to be addressed as part of the planning process but whether or not they stay as separate municipalities or all combine together is more a function of operation or economics. Commissioner Samuels noted that other Villages seem to have the ability to provide facilities that are sorely lacking in this Village. These other villages are of equal sizes and tax bases and yet are able to provide such facilities and he would like to see an analysis of that and see if there is an imbalance somewhere. How they are accomplishing these services and facilities is something that should be looked at. He further noted that trying to discuss some of these issues while liaisons are present may prove to be a hindrance. Commissioner Rosenston stated that trying to discuss the changing of the organizational structure up front is putting the cart before the horse. He advised that the Plan Commission continue to use the present structure and put together a good plan, including parks and everything else. If there is a problem at that point and if the Plan Commission feels the plan cannot be implemented based on their objections or approach, then another course of action may be to absorb the Park District. Commissioner Samuels stated it may be best to have a specific presentation on this very issue. Commissioner Berman stated he would like to get input from staff regarding what other communities do and if this type of situation has ever taken place. It would also be a good idea to get some input from legal on whether or not this is a feasible idea at all because of boundary issues, or whether state statute even allows something like this to take place. He stated he is in favor of a presentation somewhere down the road on this issue, but the question regarding this issue should be scheduled further down the road as well while staff and legal check out the facts. Chairman Goldspiel stated there is a real issue as to whether there is an advantage or disadvantage in terms of being able to create some of these facilities and whether it will be better to have the Park District separate or together. Commissioner Krug suggested the addition of planning for home day care centers. He noted he would like to have them located on the map and perhaps note areas where they may be needed. He further suggested identifying any Village owned property that is not being used. Chairman Goldspiel noted it might be good to go further and identify publicly owned property Buffalo Grove Plan Come-Special Meeting-July 10, 1996-Page 6 which is both used and not used. Commissioner Rosenston stated it might be beneficial to look at some of the unincorporated land and address the issue of aggressive annexation. Chairman Goldspiel noted the Trustees phrased the issue as to whether past policy should be continued and forced annexation frowned upon or whether a policy change is necessary toward more aggressive annexation. Li Commissioner Samuels suggested identifying the parcels and areas that have the potential for forced annexation. Mr. Pfeil stated that analysis should be done, but one of the reasons Buffalo Grove has not used forced annexed in some situations is that an annexation agreement cannot be used as part of a forced annexation. An annexation agreement is a very powerful development tool that the Village has used for many projects to obtain developer-financed improvements such as off-site roads and utilities that benefit a larger area than just the development site. Chairman Goldspiel noted there are some properties on the map that no one else can annex. Then there are some which might be annexed by someone else. He stated it would not be advisable to encourage predatory neighbors to come in and do something precipitous with those properties. Commissioner Samuels suggested it would be good to know what the county zones are and the uses that are permitted for them as well what practical factors may be present which would restrict certain uses. Chairman Goldspiel stated the language used to identify these areas might best be referred to as the planning area under state law that is outside of Village boundaries. There is an obligation under the Master Plan to plan for those areas which are within a mile of Village boundaries whether they are parcels to be annexed or parcels to appear before the County or neighboring communities. Commissioner Samuels suggested it may be a good time to revisit the issue of Lake Cook Road and the advisability of having three lanes in each direction from Route 53 to the tollway. Chairman Goldspiel stated it would be an appropriate item to discuss under the Village's transportation plan. Commissioner Berman noted traffic counts were being taken along Deerfield Road from Waukegan Road through Deerfield Parkway and it might be advisable to find out who is doing the counts and get the numbers from them. Mr. Pfeil noted that the Lake County Division of Transportation is probably doing traffic counts Buffalo Grove Plan Come-Special Meeting-July 10, 1996-Page 7 for both Aptakisic Road and Deerfield Parkway. Commissioner Howard noted that if Lake Cook Road is expanded she would be an advocate of a pedestrian overpass. This would help to provide some safety measure for kids and other pedestrians. Mr. John Green stated that tracking the number of permits issued for renovations and additions could be broken down by county over the last five years which would provide the trend of what is happening in different parts of the community for reinvestment in the community and trends for reinventing the home base of the community. He further noted staff might look at the average size of a plat or plan approved by this commission over the last few years to see what the trend of that is as it becomes more of an infill community. This may have some impact on how to focus on what is being looked at. This may also affect some decisions with regard to looking into Village ordinances. It may indeed be time to look into the zoning ordinance which may have issues coming up in the future. There have been technological changes that may require changes to the zoning ordinances. Mr. Green stated the number of permits issued for commercial, industrial and office development over the last few years should be checked to see how that trend is going. Chairman Goldspiel stated he would like to get some idea for a time line which should perhaps be represented to the various liaisons and to the Village Board. Mr. Pfeil stated there certainly should be a schedule and he is concerned with the consultant issue. If there is an economic analysis type of project done, it would need time to be evaluated. He stated he will try to make up a draft schedule for review and comment by the commission for the August meeting. Commissioner Rosenston stated that if we are to work with the various liaisons, they must be considered a part of the commission and if they have a problem with the schedule then we must be aware of that and willing to compromise. Commissioner Berman stated it may be preferable to split into smaller committees on some subjects to better distribute the information so that all the information need not be presented to the commission as a whole thereby cutting some of the time elements required. Chairman Goldspiel stated that as they come across areas that are susceptible to that kind of treatment, it would be a good idea to identify them. All decisions would be made by the group as a whole, but gathering and presenting the information could be split amongst smaller groups. Commissioner Samuels asked for some kind of input regarding an Internet linkup for the Village. Mr. Pfeil stated there is a linkup with basic access now. He stated a home page is being actively worked on now by Mr. Giddens and other staff members, and will apparently be available in the near future. Buffalo Grove Plan Come-Special Meeting-July 10, 1996-Page 8 Chairman Goldspiel noted there are limitations on the internet in terms of how much information you can pull up on a page and other problems. He stated that in order for people to read the information it needs to be loaded quickly on the computer. If there is too much stuff on there, people are turned off completely. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Li Mr. Pfeil noted there will be a regular meeting on August 7, 1996 and a special meeting is tentatively scheduled for August 14, 1996. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Howard and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:25 p.m. Respe fully submi d, Fay ubin, e rding Secretary APP OVED BY: ST N GOL SPIEL, Ch rman Li Buffalo Grove Plan Come-Special Meeting-July 10, 1996-Page 9