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.
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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.
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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
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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.
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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
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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
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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.
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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
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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.
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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
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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
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