1991-07-17 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
July 17, 1991
Stone Creek (Schwennesen property, Route 83/Buff. Grove Rd. )
Covington Corporate Center - Fourth Resubdivision
Westchester Estates, Phase 2 - Final Plat
Vice Chairman Goldspiel called the meeting to order at 7: 30
p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo
Grove, Illinois.
Commissioners present: Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Ms. Genell
Mr. Samuels
Mr. Silbernik
Commissioners absent: Mr. Charlette
Also present: Mr. James Truesdell, The DeGrazia Co.
Mr. Jerry DeGrazia, The DeGrazia Co.
Mr. David Hoffman, Red Seal Develop.
Mr. Mark Spivak, School District 96
Mr. Brian Rubin, Village Trustee
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Rhodes, seconded by Commissioner
Howard, to approve the minutes of the Special Meeting and
and Public Hearing of June 12 , 1991. All Commissioners were
in favor, with Commissioner Krug abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Howard reported on the Village Board meeting of
July 15, 1991. She noted that Abbott Contractors had appeared
for a pre-application conference concerning a proposed Child-
ren' s World child care center and medical office building at
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 1
the southeast corner of Busch Road and Route 83. In other
Board matters, John Green gave a presentation concerning a
project that the Rotary Club is undertaking with other volun-
teers to improve certain segments of the Village bikepath
system with landscaping and other aesthetic improvements.
Commissioner Rosenston commented that the bikepath at West-
chester Estates ends approximately five feet from Buffalo
Grove Road, and he suggested that the Village try to fill in
this gap and gaps in other areas where only small segments
are needed to complete the bikepath and sidewalk system.
Trustee Rubin said he has talked to the Village Manager
about this situation, and the Village's on-going capital
improvements program may be able to fund construction of
some of these bikepath and sidewalk segments.
Commissioner Goldspiel suggested that the Plan Commission
members note any areas where bikepath and sidewalk segments
need to be filled in, and this information can then be used
by Village staff to incorporate these items into the capital
improvements program.
Commissioner Samuels said that he had attended the Village's
Transportation Commission meeting on July 9, 1991, and the
Commission is considering ways to expand its mission to
become more involved in road planning and traffic management,
and to begin addressing private vehicular traffic as well as
the Commission's traditional role of public transportation
planning. He noted that some of these items overlap areas
that the Plan Commission is responsible for addressing in its
review process, so some coordination will be needed as the
Transportation Commission refines its position on an expanded
role.
Trustee Rubin commented that it will be important to define
the respective areas of responsibility that the Transpor-
tation Commission and Plan Commission are charged with so
that the review process is well-coordinated.
Commissioner Goldspiel said that he attended the meeting
concerning traffic management in the Armstrong Drive area;
the Transportation Commission provided input on this matter.
He indicated that based on the comments at the meeting by
residents and the Transportation Commission' s input, no
changes will be made to the Armstrong Drive/Lexington Drive
street system.
STONE CREEK (THE SCHWENNESEN PROPERTY) , ROUTE 83/BUFF. GROVE
RD. = Workshop 11
Mr. James Truesdell of the DeGrazia Company stated that his
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 2
company is the owner of the property, which is a 27.5-acre
tract at the intersection of Route 83 and Buffalo Grove Road
west of the Cherbourg Townhomes. He said the DeGrazia Company
is requesting annexation to Buffalo Grove with R-3 zoning on
a 21. 5-acre parcel and Office and Research (O&R) zoning for
a six-acre parcel at the intersection of Route 83 and Buffalo
Grove Road. Of the six-acre O&R parcel, four acres would be
used for development of a bank with a drive-through facility
and an office building.
Mr. Truesdell stated that the 27.5-acre property has approx-
imately 4. 35 acres of wetlands and there are some shallow
floodplain areas of less than one foot in depth. The flood-
plain is a Zone X on the federal (FEMA) flood hazard area
maps.
Mr. Truesdell noted that Mr. Pfeil's memo dated July 11, 1991
to the Plan Commission indicates that the proposed O&R zoning
is not consistent with the Village's Comprehensive Plan.
Mr. Truesdell distributed a narrative description of the pro-
posed Stone Creek project, including an explanation of why
the O&R zoning is appropriate for the south end of the
property. He explained that the six-acre O&R area is not
appropriate for single-family residential development because
it is very narrow and is abutted by two major streets. The
site is separated from the rest of the Schwennesen property
by the Farrington Ditch. He commented that the overall
constraints of the Schwennesen property is one of the rea-
sons that the Village's Comprehensive Plan designates some
of the property for parks and open space.
Mr. Truesdell stated the Buffalo Grove Park District is now
interested in acquiring approximately 18 acres of the Schwen-
nesen property, including about two acres of the area pro-
posed for O&R zoning. In addition, School District 96 has
indicated that it may acquire five acres of the R-3 area.
He commented that although District 96 may need to construct
a new junior high school, the Schwennesen property is not
considered to be the optimal location, so District 96 and
the Park District may trade land parcels so that the School
District could acquire a school site at Route 22 and Buffalo
Grove Road.
Mr. Truesdell said that since the R-3 portion of the Schwen-
nesen property may be acquired by public bodies, the devel-
oper's current request is only for the zoning, not approval
of a Preliminary Plan. He noted, however, that the Village
Board had referred the project to the Plan Commission with
a Concept Plan showing 30 single-family homes on the R-3 par-
cel. Mr. Truesdell presented a copy of the plan depicting
the proposed 30 single-family lots, and he requested the Plan
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 3
Commission's comments. He noted that the DeGrazia Company's
original concept for the site was a townhouse development but
the the Village Manager had indicated that the Village Board
was not enthusiastic about a townhouse plan submitted by a
previous developer, and the Board had directed that developer
to consider a single-family concept.
Mr. Truesdell presented a copy of a Concept Plan dated July
3 , 1991 which depicted an R-3 area with no land plan and an
O&R area with a concept plan for a bank with a drive-through
facility and an office building on a four-acre site. He said
the bank and office would be an appropriate use for the site
because the development would not have a detrimental traffic
impact on adjacent roads, and it would be a compatible use
with adjacent residential areas and nearby commercial uses
such as the Amoco gas station and Town Center. Mr. Truesdell
explained that the proposed bank would have a floor area of
5, 000 square feet, and the office building would be two stor-
ies with a total floor area of 24, 000 square feet. He indi-
cated that the site plan was in compliance with standards of
the O&R zoning district. Mr. Truesdell said that a variation
of the Village's Development Ordinance may be needed for the
stormwater detention area because it may be a wetland. He in-
dicated that his company has applied for a development permit
from the U.S. Army Corps of Engineers which regulates all
developments that affect wetland areas. He said the plan that
includes 30 single-family homes is the document that has been
submitted for Corps review.
Commissioner Goldspiel commented that the two plans being
presented to the Commission show water management areas of
different sizes, and he requested an explanation of how
stormwater from the four-acre O&R development site would be
handled.
Mr. Truesdell said that the two concept plans are virtually
the same, but the plan with the 30 sinlge-family lots review-
ed by the Village Board showed a retention pond of six acres,
although only about three acres of wet retention will actual-
ly be needed.
Mr. DeGrazia said the stormwater area on the plan with no
residential lots is sized to accommodate the O&R development,
and this area would need to be expanded if the R-3 area is
developed for homes. He indicated that the location of the
stormwater area would be on the parcel that may be acquired
by the Park District, and he said that his contract with the
Park District would clarify maintenance obligations for the
stormwater area.
Mr. Truesdell noted that a tree inventory has been submitted
for the Plan Commission's review, and he has discussed tree
Buffalo Grove Plan Comm. - Regular Meeting - July 17, 1991-Page 4
preservation on the site with the Village Forester. He said
the map presented with the tree inventory shows "massing
areas" of trees, and more specific information will need to
be developed concerning the location of trees to be saved
or relocated. He said the DeGrazia Company will try to save
as many trees as possible in development of the bank and
office site, and trees adjacent to Buffalo Grove Road would
be retained to provide a screen for adjacent properties.
Vice Chairman Goldspiel said the Plan Commission is being
asked to comment on two main aspects of development of the
property: 1. the bank and office project for the O&R area,
and 2. the R-3 zoning and the conceptual plan for 30 single-
family lots.
Commissioner Genell asked if the setbacks shown for the O&R
development will be reduced after Route 83 and Buffalo Grove
Road are widened.
Mr. Truesdell stated that the setbacks will not be reduced
because the concept plan incorporates all the right-of-way
required for future road construction.
Commissioner Genell inquired if a traffic study will be done
to assess the impact of the bank and office development on
adjacent roads, including Fox Hill Drive through the Cher-
bourg neighborhood.
Mr. Truesdell said the Village's traffic consultant will
review the impact of the development. He noted that the pro-
posed driveway to the O&R development from Buffalo Grove Road
will be 540 feet north of the Buffalo Grove Road/Route 83
intersection, and the driveway to Route 83 will be 600 feet
from the intersection. He stated that these distances will be
adequate to allow turning movements into the site without
affecting traffic flow on Buffalo Grove Road and Route 83 .
He commented that the O&R development would not have an im-
pact on adjacent residential areas such as Cherbourg, and he
pointed out that trees along Buffalo Grove Road will screen
the bank and office buildings from Cherbourg.
Commissioner Rhodes asked if headlights from cars on the O&R
site will be visible to residences across the street in Cher-
bourg, particularly in the winter when the landscaping screen
along Buffalo Grove Road will not be as effective.
Mr. Truesdell said that the location of the bank has been
planned to have the least possible affect on the Cherbourg
neighborhood. He indicated that landscaping and berming can
be designed to minimize headlight glare from vehicles even
in the winter.
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 5
Commissioner Genell inquired if the proposed 101 parking
spaces are adequate for the development, and if required
landscaping will be provided in the parking lot.
Mr. Truesdell said the number of parking spaces complies with
the Village Zoning Ordinance for bank and office use, and
landscaping will be provided in accordance with the Develop-
ment Ordinance. He noted that the office building is not
being planned for medical uses, and that more parking would
be needed than the current concept plan provides.
Commissioner Genell commented that perhaps the Village should
require the developer to have leases with tenants signed as a
condition of approval of the O&R development.
Commissioner Goldspiel suggested that instead of requiring
leases, the Village could require a marketing study to estab-
lish that there is a demand for a bank and office space at
this location.
Mr. DeGrazia stated that a bank has already committed to lo-
cating at the site if zoning and site plan approval is grant-
ed, and he has had discussions with prospective office ten-
ants. He said the type of office building he is proposing is
a smaller scale project that will be very attractive to cer-
tain types of tenants. He indicated that it is possible that
the entire building could be occupied by only one tenant such
as a law office or a corporate operation.
Commissioner Rhodes inquired if the site will be properly
maintained in the event that the office building isn't built
right away.
Mr. Truesdell said the site will be maintained in accordance
with Village requirements.
Commissioner Rhodes asked how many drive-through lanes are
being planned for the bank facility.
Mr. DeGrazia said the bank would have three or possibly four
drive-through lanes.
Commissioner Silbernik said he is concerned with the lack of
detail on the site plan, and he indicated that he doesn't see
how the Plan Commission can make recommendations concerning
annexation and zoning without adequate information on items
such as traffic access, turning lanes on streets adjacent to
the site, and other site planning details. He commented that
the Village's citizens expect the Plan Commission to require
developers to provide adequate information about proposed
developments.
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 6
Mr. Pfeil said the proposed approval process for this project
is somewhat different than the usual Concept and Preliminary
Plan review conducted by the Plan Commission and Village
Board. He explained that the DeGrazia Company is requesting
to proceed with annexation and zoning approval while the land
sales to the Park District and District 96 are being negoti-
ated. The developer wants to enter into an annexation agree-
ment with the Village with a Concept Plan rather than the
more detailed Preliminary Plan that would usually be require-
ed. The Preliminary Plan approval would be done after
annexation, but the annexation agreement would need to have
specific language addressing future site planning require-
ments such as design standards for access to the O&R
development.
Commissioner Goldspiel asked how the School District's sched-
ule for land acquisition relates the Village's review pro-
cess.
Mr. DeGrazia stated that he has a negotiated land price that
he believes is acceptable to District 96, but he wants to
complete the annexation and zoning process before he con-
cludes the land sales to District 96 and the Park District.
He stated that the O&R zoning is very important for his de-
velopment plans, and if he can't get approval for the O&R
area, it would affect his plans for the entire 27.5-acre
property.
Commissioner Silbernik said that in his opinion the R-3 zon-
ing is a separate issue than the O&R zoning.
Commissioner Samuels asked the developer to clarify what
approvals are being requested at this time.
Mr. Truesdell said that the DeGrazia Company is requesting
annexation with R-3 and O&R zoning, with a Concept Plan for
the bank and office site.
Trustee Rubin pointed out that the Village Board had referred
the O&R request to the Plan Commission, so the Commission
needs to evaluate this zoning request in terms of its appro-
priateness for the proposed location, and try to separate
this analysis from the land acquisition plans of the Park
District and District 96.
Commissioner Samuels inquired about what improvements the
developer would make to Buffalo Grove Road as part of the
O&R development.
Mr. Truesdell said that the developer would build the full
improvement adjoining the four-acre bank and office site,
or contribute funds for construction of this improvement
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 7
when it could be done as part of the improvement that would
extend the four-lane section north to Busch Road.
Trustee Rubin commented that the Village may prefer a cash
payment instead of road construction because it may be more
practical to do the entire two-lane improvement from Route 83
to Busch Road at one time.
Commissioner Rosenston asked if the Park District would con-
struct the two lane improvement of Buffalo Grove Road from
the O&R parcel north to Busch Road.
Trustee Rubin replied that the Park District probably does
not have the funds to make this improvement.
Commissioner Rosenston inquired about the schedule for con-
struction of the bank and office development.
Mr. DeGrazia said the bank would be built as soon as all
approvals are obtained; he does not have a firm schedule for
the office project.
Commissioner Rhodes asked if bikepaths are required on the
bank and office site.
Mr. Pfeil said that the Village's Bikepath Plan shows an
eight-foot bike path along the creek north of the bank and
office site, but it may be reasonable to expect the DeGrazia
Company to construct this as an off-site improvement so that
there would be a link to existing and planned sidewalks along
Route 83 and Buffalo Grove Road.
Mr. Truesdell stated that he is not sure that it would be
practical for the DeGrazia Company to construct the bikepath
along the creek because the Park District may want to study
alternate locations for the path and coordinate construction
with future park development plans in this area. One of the
planning issues is the location of wetlands and floodplain
areas; the bikepath may need Army Corps review.
Commissioner Rhodes asked if any extra trees on the O&R site
would be donated to the Village.
Mr. DeGrazia said he would be willing to donate extra trees,
but he indicated that many of the trees are not good quality
specimens so the Village may not want them.
Commissioner Samuels said that development plans for the site
should indicate areas where high-quality trees will be pro-
tected. The proposed bank and office building locations
should be adjusted to protect trees that are good enough to
be preserved.
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 8
Commissioner Howard said she thinks the proposed bank and
office development is appropriate for this location, but she
is concerned about cut-through traffic using the site to
avoid the Route 83/Buffalo Grove Road intersection.
Mr. Truesdell said he doesn't think there will be a problem
with cut-through traffic going through the site.
Commissioner Krug indicated that the proposed O&R zoning is
acceptable, but he is concerned about approving a Concept
Plan instead of a more detailed Preliminary Plan.
Commissioner Rosenston said that as far as he is concerned,
the O&R area is "blank, " and the Plan Commission should not
make a recommendation about a site plan until a complete
Preliminary Plan is ready for consideration at a public hear-
ing. He indicated that the proposed O&R zoning is reasonable,
but more details are needed concerning traffic management and
turn lanes into the site. For example, the developer needs
to verify if full turning movements will be possible from
Route 83 and Buffalo Grove Road, or if the site will be limi-
ted to driveways allowing only right-in and right-out
movements.
Commissioner Goldspiel said the Village should be very care-
ful about approving a Concept Plan. He pointed out that the
Village has been involved in litigation concerning whether or
not an approved conceptual plan gives a developer the legal
right to certain densities and other site plan details that
should really be part of a Preliminary Plan review.
Trustee Rubin concurred that approval of conceptual plans can
become a legal problem for the Village, and he suggested that
the Village may prefer to annex the property with only zoning
and no plan approval of any type.
Commissioner Genell inquired if the DeGrazia Company would
try to get development approval from Lake County if the Vill-
age does not annex and zone the property.
Mr. DeGrazia stated that he wants to develop the property in
Buffalo Grove, and he does not intend to seek approval from
Lake County.
Commissioner Goldspiel raised the issue of whether or not the
Village should be concerned about trying to coordinate the
development of the Schwennesen property with any plans the
Park District may have for the Didier property to the north.
He also asked for more information concerning ownership of
the stormwater detention area that will serve the bank and
office site. He said the property line of the bank and office
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 9
site should be depicted on the Concept Plan because it is not
the same as the line defining the O&R zoning district.
Trustee Rubin indicated that he does not think the Park Dis-
trict has a firm development plan for the Didier property, so
it may not be possible at this time to review an overall
plan for the Schwennesen and Didier properties. It appears
that funding limitations will delay the Park District's
development of these properties for the forseeable future.
Mr. Truesdell stated that the Park District has agreed in
concept to allow the bank and office site to use a stormwater
detention area on the Park District's portion of the Schwen-
nesen property.
Commissioner Goldspiel stated that he is not favorable to
O&R zoning on the Schwennesen property because it has been
the Village's policy to focus development in this part of the
Village on Town Center. He suggested that the bank and office
buildings proposed for the Schwennesen property could also
locate in Town Center, and it would be more consistent with
the Village's planning policies to encourage development in
Town Center before other developments are approved near Town
Center.
Commissioner Samuels said that the First American Bank on
Route 83 across from Town Center creates a protected area
that prohibits a bank from locating in Town Center.
Commissioner Goldspiel pointed out that office buildings are
also proposed for Town Center, and the office building pro-
posed for the Schwennesen property may well impede develop-
ment of Town Center. He commented that commercial areas such
as Town Center need fairly dense residential areas nearby to
support them, and as residential densities near a commercial
center decreases, the viability of the commercial center de-
creases. He suggested that the proposed R-3 zoning for the
Schwennesen property will undermine Town Center and that it
makes no sense to allow low density residential developments
near Town Center.
Mr. DeGrazia commented that the Village's Comprehensive Plan
is a living document that changes with actual circumstances
in an area. He said he does not think the bank and office
development on the Schwennesen property will be a detriment
to Town Center.
Trustee Rubin pointed out that the Village Board referred the
proposed O&R and R-3 proposal to the Plan Commission unani-
mously even though the Village's Comprehensive Plan does not
designate any commercial or office development at this loca-
tion.
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 10
Commissioner Silbernik said he does not think it is his re-
sponsibility as a Plan Commissioner to protect Town Center.
Commissioner Goldspiel said the Town Center development was
planned assuming higher residential densities than what has
actually been developed in the area.
Commissioner Genell said she is concerned with the pattern
of commercial development on every major street corner, and
she cited concerns about noise, traffic, and damage to wet-
lands that the proposed O&R development may create. She said
that it would be preferable for the entire Schwennesen prop-
erty to be open space, and she requested that the Buffalo
Grove Park District be represented at the public hearing in
August.
Vice Chairman Goldspiel requested a polling to determine if
the Plan Commission supported the presentation of a Concept
Plan for the bank and office development at the public hear-
ing, with details such as parking, setbacks, and other stand-
ards to be verified in the future when a Preliminary Plan
would be considered by the Plan Commission.
The vote on the polling was as follows, with "yes" indicating
support for the presentation of a Concept Plan at the public
hearing:
YES: Howard, Rosenston, Samuels
NO: Krug, Rhodes, Genell, Silbernik
Vice Chairman Goldspiel asked for a polling to determine if
the Plan Commission supported a public hearing only to con-
sider the request for zoning and annexation, with informa-
tion to be provided by the staff and developer to enable the
Plan Commission to evaluate if the proposed O&R zoning would
be appropriate for the site.
The vote on the polling was as follows, with "yes" indicating
support for a public hearing only to consider zoning and
annexation, not site plan approval:
YES: Rhodes, Howard, Rosenston, Genell, Samuels, Silber-
nik
NO: None
ABSTAIN: Krug
Vice Chairman requested that the Commission develop a check-
list of items that the developer should address for the pub-
lic hearing. The information cited by Plan Commission members
included the following:
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 11
1. Provide documentation concerning the Army Corps
permit application for reconfiguration of the wet-
land areas on the site.
2. Provide a traffic impact analysis of the bank and
office development, including design criteria for
access points and turn lanes that can be used as
stipulations in the annexation agreement.
3 . Indicate the height and total square footage of the
bank and office buildings, including information
about how the office building will compare in height
to the adjacent townhomes in Cherbourg.
4. Provide information about the bank operation,
includ-the types of services it will provide, the
number of
employees, and the number of drive-through lanes it
may need.
5. Provide more information concerning tree preservation
on the bank and office site.
6. Show the property line of the bank and office devel-
opment site as well as the zoning line between the
O&R and R-3 districts.
7. Provide information about plans for berming and
land-scaping to mitigate noise that may be created on
the bank and office site.
Vice Chairman Goldspiel said that since the developer has
asked the Plan Commission to comment on the proposed 30 lot
single-family plan for the R-3 area that was presented to the
Village Board, he would appreciate a discussion of the resi-
dential plan.
Mr. DeGrazia explained that his plan attempts to create a
unique neighborhood of 30 single-family homes with very at-
tractive architecture. There would be only one street into
the development (from Buffalo Grove Road) , so it would be a
very secluded neighborhood. He stated that the traffic impact
of the development would be minimal. The houses would be in
the $350, 000 to $375, 000 price range.
Commissioner Goldspiel inquired if an alternate street de-
sign such as a loop road have been considered instead of the
proposed cul-de-sac that exceeds the Village's Development
Ordinance standard of 500 feet.
Mr. Truesdell said the cul-de-sac design is the best layout
for the subdivision, and he noted that the Village has allow-
ed cul-de-sacs of 1, 000 feet in several other developments
such as Churchill Lane and Lexington-in-the-Park.
Mr. DeGrazia said a loop road would not work on the R-3 site
unless the five-acre parcel designated for sale to School
District 96 were part of the development. He commented that
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 12
the length of a cul-de-sac should be evaluated in terms of
how many dwelling units are being served. If only a relative-
ly small units are served, then a long cul-de-sac does not
pose a significant problem for emergency services access.
Commissioner Goldspiel commented that the tree preservation
plan for the R-3 parcel is not encouraging because it appears
that the entire site will be disturbed by land grading.
Commissioner Samuels commented that the R-3 density is too
low for the site, and perhaps an alternate land plan allowing
higher density would be more appropriate for the site.
Commissioners Krug, Rosenston and Goldspiel concurred that a
density higher than R-3 would be a better use of the site,
and Commissioner Goldspiel commented that a cluster or zero-
lotline concept could work very well on the site. The Commis-
sioners indicated that a higher density could also encourage
a more affordable type of housing unit than zoning for rela-
tively large single-family lots.
Commissioner Rosenston inquired if the Village Board is firm
about the R-3 zoning or if a higher density might be consid-
ered.
Trustee Rubin noted that the Board voted 6 to 0 in referring
the R-3 plan to the Plan Commission, but he suggested that
the Board might look favorably on a Cherbourg-type townhouse
development.
Mr. DeGrazia stated that his original concept for the resi-
dential site was a cluster development, but this was discour-
aged by the staff based on Board comments about a previous
cluster plan for the site that had been presented by a dif-
ferent developer two years ago.
Commissioner Goldspiel commented that the Plan Commission
could recommend against R-3 zoning and indicate to the Vill-
age Board that a higher density is more appropriate for this
site.
The Plan Commission concurred that the developer's current
request of annexation with O&R and R-3 zoning without Prelim-
inary Plan approval is ready for a public hearing, and ,August
7, 1991 was set as the date for the hearing.
WESTCHESTER ESTATES. PHASE 2 - FINAL PLAT
Moved by Commissioner Rhodes, seconded by Commissioner
Samuels, to recommend approval of the plat dated July 8,
1991.
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 13
Commissioner Goldspiel said that the rear lot line of Lot 9
does not appear to be consistent with the bearings noted on
the plat.
Mr. Pfeil said that the developer needs to verify that Lot 8
meets the minimum lot width standard required by the Zoning
Ordinance.
Commissioner Rhodes amended the motion, seconded by Commis-
sioner Samuels, to recommend approval of the plat subject to
the following conditions:
1. The rear lot line of Lot 9 be adjusted as necessary
to conform to the bearings noted on the plat.
2 . The width of Lot 8 be checked to verify that it meets
the required standard.
3. That a setback from Aptakisic Road be shown for Out-
lot A if this is required by the Village's subdivi-
sion regulations.
4. That the bearings on the plat be checked to verify
that they are correct.
Vice Chairman Goldspiel called for a vote on the motion and
the vote was as follows:
AYES: Krug, Rhodes, Howard, Rosenston, Genell, Samuels,
Silbernik
NAYES: None
ABSTAIN: None
ABSENT: Charlette
COVINGTON CORPORATE CENTER - FOURTH RESUBDIVISION
Moved by Commissioner Rhodes, seconded by Commissioner Rosen-
ston, to recommend approval of the plat dated June 26, 1991.
Vice Chairman Goldspiel called for a vote on the motion, and
the vote was as follows:
AYES: Krug, Rhodes, Howard, Rosenston, Genell, Samuels
NAYES: None
ABSTAIN: None
ABSENT: Charlette, Silbernik
CHAIRMAN'S REPORT - None
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 14
FUTURE AGENDA SCHEDULE
Mr. Pfeil said there are Plan Commission meetings scheduled
for August 7th, 14th, and the 21st.
He noted that the August 21st agenda would include the pro-
posed Rohrman automobile dealerships on the Chatham B-3
parcel
at Weidner Road and Dundee Road. The Commission concurred
that this agenda should be restricted to the Rohrman project,
and other items scheduled for this agenda should be placed
on alternate dates.
PUBLIC COMMENTS AND QUESTIONS
Mr. John Green informed the Plan Commission that the Federal
Fair Housing Act now has design standards for accommodating
disabled persons, and these standards will affect the design
of developments that will be presented to the Commission in
the future. He recommended that the Village become informed
about these standards.
Mr. Pfeil said he would ask the Village's Director of Build-
ing and Zoning about this matter and get information for the
Plan Commission.
STAFF REPORT - None
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Sam-
uels, and unanimously carried to adjourn. Vice Chairman Gold-
spiel adjourned the meeting at 11:00 p.m.
Respectfully submitted,
Robert E. Pfeil, Village Planner
AP ROV D BY
4. EP EN G LDSPIE , Vice Chairman
Buffalo Grove Plan Comm.- Regular Meeting - July 17, 1991-Page 15