1991-03-20 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
March 20, 1991
Amendments to the Village Development Ordinance
Chairman Sheldon called the meeting to order at 7 : 30 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Sheldon
Mr. Goldspiel
.Mr. Krug
Mr. Rhodes
Ms.. Howard
Mr. Charlette
Mr. Rubin
Commissioners absent: Mr. Braiman
Mr. Rosenston
Also present: Mr. Richard Kuenkler, Village Engineer
Mr. Michael O'Malley, Village Trustee
Mr. Robert E. Pfeil , Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel , seconded by Commissioner Krug to
approve the minutes of the Public Hearing and Regular Meeting of
March 6, 1991 . Commissioner Goldspiel noted that it was
Commissioner Rhodes who attended the Village Board meeting, not
Commissioner Goldspiel as stated. Commissioner Rubin also asked
that his statement on page 5 of the Public Hearing be corrected to
read "Commissioner Rubin further noted the reference to a proposed
traffic light at the Pauline entrance. He felt many people coming
from the north would use that entrance as access to the center
thereby passing the south end of the center. " Commissioner
Goldspiel asked that page 8 of the Public Hearing be amended to
reflect the words "of the 60 , 000 square foot size" and additional
percentage parking would be needed when the use is over 100 ,000
square feet. " Commissioner Goldspiel moved and Commissioner Krug
\./ seconded the motion for approval of the minutes as amended. All
Commissioners were in favor with Commissioner Charlette abstaining,
and the motion carried.
Buffalo Grove Plan Comm-Regular Meeting-March 20, 1991-Page 1
COMMITTEE AND LIAISON REPORTS
Commissioner Goldspiel reported on the Village Board meeting of
March 18 , 1991 . He stated that there was discussion regarding the
intersection of Armstrong Drive and Weiland concerning cut through
traffic which the Board will be studying further. He also stated
approval was given to the Angus Chemical Company amendment to the
Chevy Chase Business Park East as well as the amendment to the Town
Center development of an anchor store. Commissioner Goldspiel
further noted that the Zoning Map update was approved by the Village
Board and that a pre-application conference for a day care center
on Aptakisic Road near Weiland was held. He stated that this
project will be coming up for consideration and he noted that it
would require a great deal of work as it is a difficult parcel of
land to work with.
Commissioner Sheldon stated that she had attended a meeting of the
Joint Plan Commissions concerning financing for the train station in
Buffalo Grove and various other communities. She stated that the
project is proceeding on track. She also noted that there will be
lobbying on both the state and federal level for funding for this
project.
Commissioner Goldspiel stated that the Park and Ride facility opened
on March 18 , 1991 and according to the people at Pace they were very
pleased with the start that was made. He also stated that the
people at Pace expressed their thanks for the example set by Buffalo
Grove in preserving land for this type of facility.
CONSIDERATION OF AMENDMENTS TO THE VILLAGE DEVELOPMENT ORDINANCE
Mr. Pfeil referred to the memo dated February 22 , 1991 by Richard
Kuenkler, Village Engineer which describes the proposed amendments
to the Village' s Development Ordinance. He noted that some of the
amendments concern procedural elements such as the Preliminary Plan
approval process and some of the amendments are technical standards
such as side slopes for detention basins.
Chairman Sheldon requested that Mr. Pfeil and Mr. Kuenkler review
the proposed amendments using the draft text prepared for the Plan
Commission.
Mr. Pfeil noted that on page 11 . 1 of the proposed amendments,
additional requirements have been added to better define the
contents of a Concept Plan.
Commissioner Goldspiel inquired if it is advisable to require a
great level of detail at the Concept Plan stage.
Buffalo Grove Plan Comm-Regular Meeting-March 20, 1991-Page 2
Mr. Pfeil replied that he thinks the Concept Plan should be fairly
detailed so that the Village Board can determine if a project will
be able to meet Village requirements, but he agreed that a Concept
Plan by intent is fairly general .
Concerning the filing fees on page 12 of the draft, Commissioner
Rhodes asked if the fees had been increased.
Mr. Pfeil said the fees had not been increased, but he agreed that
the proposed text needs to be reviewed to clarify the fee schedule.
Commissioner Goldspiel questioned the policy of exempting
development in the B-3 and Industrial districts from paying the plan
filing fees.
Mr. Pfeil commented that the Village tries to encourage development
of B-3 and Industrial projects, but he would discuss the fees with
the Village Manager to determine if the Village should reconsider
the fee waiver for these two districts.
Chairman Sheldon stated that the Village' s tree survey and
preservation plan requirement should be clarified in the Preliminary
Plan review process. She noted that some developers tend to submit
the tree survey late in the development process after the site plan
is firmly set. She also commented that the requirement for
wetlands preservation needs to be addressed early in the development
process.
Commissioner Goldspiel noted that on page 15 certain time
requirements concerning the Village's development review
responsibilities have been deleted. He said he believes there are
statutory time requirements that municipalities must adhere to, and
he requested that the staff review state statutes with the Village
Attorney and inform the Plan Commission if there are time
requirements concerning a municipality' s review of development
plans.
Chairman Sheldon noted that the engineering review fees on page 18
of the draft have not been increased and she inquired if these fees
should be raised.
Commissioner Goldspiel commented that the engineering fees are based
\/' on a percentage of the cost of improvements and since these costs
increase over time, the fees paid to the Village also increase.
Mr. Kuenkler noted that pages 46 and 46 . 1 of the draft include new
standards for side slopes and shore line treatments in storm water
Buffalo Grove Plan Comm-Regular Meeting-March 20, 1991-Page 3
detention basins. The: new standard would allow a side slope of 4: 1
instead of 6 : 1 and materials such as Enkamat can be used as an
�.,. alternative to natural stones on the sides of a detention basin.
Mr. Kuenkler commented that on page 50 of the draft the
specifications for sanitary sewer pipes had been revised to allow
PVC pipe.
`./ Chairman Sheldon directed staff to research the issues raised by the
Plan Commission and prepare a revised draft text for the Commission
to review at a future workshop.
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated that there would be a further meeting concerning
the Development Ordinance, but date had yet been set for same. He
stated that no meeting was set for March 27, 1991 and that there was
a meeting tentatively set for April 3, 1991 .
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Krug, and
`.. unanimously carried to adjourn. Chairman Sheldon adjourned the
meeting at 9: 10 p.m.
Respec lly sub tted,
Fay Rubin, ;edording Secretary
APPROVED BY:
BARBARA SHELDON, Chairman
Buffalo Grove Plan Comm-Regular Meeting-March 20, 1991-Page 4
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