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1979-05-30 - Plan Commission - Minutes PUBLIC HEARING - BUFFALO NATIONAL BANK BUFFALO GROVE PLAN COMMISSION MAY 30, 1979 Chairman Shields called the Hearing to order at 8:15 PM at the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Shields Mr. Davis Mr. Goldspiel Mr. Kelly Mr. Glover Commissioners Absent: Mr. Harris Mrs. Sheldon Mr. Shifrin Mr. Button Also Present: Mr. Michael Speziale, President, Buffalo National Bank Mr. Robert Drews, Architect, Buffalo National Bank Mr. Irving Capitel, Attorney, Buffalo National Bank Mr. Gordon White, Engineer, Buffalo National Bank Mr. Jerry DeGrazia, Anden Corporation Mr. Jim Mikes, Attorney, Anden Corporation Mr. John Marienthal, Trustee Mr. Harold Roggendorf, School District 102 Mr. Greg Boysen, Village Engineer Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner Chairman Shields explained the purpose of this Hearing was Buffalo National Bank's request to increase parking and put in additional drive-up facilities. Mr. Capitel, Mr. Drews, Mr. Speziale and Mr. White were sworn in. Mr. Capitel stated that notices of the Hearing have been sent to all land owners and parties of interest within 250 ' of the boundary line. Receipts of the notices have been deposited and are on file with the Village. Mr. Capitel said they were directed by the Plan Commission to confer with the owners of the 1.7 acres in the rear of the property. He stated �e, owners told him they did not wish to deviateany substantial manneiii"the site plan that currently exists. The ZoniArOrdinance provides for joint parking useage. It is not the intention of the bank or owners of this parcel to re- zone, but to use this parking as joint parking when this parcel is eventually developed. Regarding the revised site plan, Mr. Capitelpointed out that the g ng p' green area on the west side is approximately 150 ' and should be ample protection from stacked cars. We calculate there would be 12 hours standing time capacity based on an average 4 minutes per transaction. Commissioner Glover stated that for a 12 hour standing time, you would have to Buffalo Grove Plan Commission Public Hearing May 30, 1979 1 -2- i have 20 cars behind the window, and he said he did not see where they had this amount of space. Mr. Capitel stated in these 8 lanes, you could park 60 cars with another 170-180 ' to the edge of the green space on the west side, so you could actually stack approximately 75 cars. Commissioner Glover stated that if you divide 75 by 8 windows, it gives you 10 cars, and at 4 minutes per transaction, that gives you 40 minutes. Commissioner Davis asked for an explanation of how sharing the parking lot would make the rear parcel buildable. Mr. Capitel said if he had i acre on Dundee Road and his neighbor had i acre, they could file for B1 jointly. Mr. Davis said he thought a bank could not. Mr. Capitel said they could not own it. He also stated that this B&0 zoning was developed in conjunction as as a planned business development and if this owner sells to someone else, under the stipulation he cannot develop this land without a joint plan with another owner, and they enter into an agreement with the bank property, they can develop this land. Mr. Capitel stated they had discussed all of the possibilities with the owners of this rear parcel, and they do not intend to rezone or alter the existing concept. Any sale would be made with specific deed instructions. Mr. Delaney stated the School Districts and Park District was not applicable to this change. The Public Works had no comment. The Police Department requested a 12' buffer between the bank and fire station and that a plan be forwarded to the Appearance Commission for landscape and sign review. The Buffalo Grove Fire Department said the lane shown as an emergency lane should not be posted as such and would not be used by the Fire Dept. Mr. Capitel said this lane is for people in line who find themselves without their checkbook, etc. and perhaps they could call it something else. Mr. Delaney stated the Engineering Dept. stated that there should be a 5' side- walk along Dundee Road, curb and gutter should be installed on all pavement edges, the "raised blacktop walkway" should be eliminated and replaced by a striped walkway, two parking stalls should be eliminated in the parking area to continue the pedestrian walkway, an easement for existing water main, hy- drants and valves will be required, an easement for the ingress/egress for the south 1.7 acres will be necessary, and that landscape treatment around the detention area should identify the pond but not obstruct vision along Dundee Road. And the Planning Dept. stated the plan does not conform to B&0 zoning, they feel very little can be done about a 12' buffer between the bank and the fire station, a 33' easement should be obtained for ingress/egress to the south 1.7 acres, the public parking area shows only 34 parking spaces but lists 36 spaces, the walkway should be continued to the employee parking area, the driving lane in both parking areas is incorrectly noted as 25' in width, but is actually 172', which is adequate for one way traffic. Commissioner Davis stated the plan says 172' is the length of the parking spaces and the average length of a car is 18' . Commissioner Goldspiel said they are backing out at an angle. Mr. Truesdell stated it is adequate, the scale is just off. Buffalo Grove Plan Commission Public Hearing May 30, 1979 F _ -3 Commissioner Glover asked about the easement for the water main, hydrants, and valves. Mr. Capitel said the dedication of this easement, the ease- ment for access to the rear parcel, and the sidewalk are no problem. Commissioner Davis asked how many parking spaces in the front parking lot must be provided for handicapped people. Mr. Truesdell stated we have no ordinance regarding this. Mr. Capitel said he har3 no objections to provid- ing handicapped parking. Commissioner Glover asked about curb and gutter installation along the edges. Mr. Capitel stated it is not required and the cost would be too much, so they are not willing to do this. Mr. Boysen stated the original agreement showed curb and gutter. Mr. Capitel said he did not think it was more than a white line. Mr. Boysen stated it showed a double line which would indicate a curb E and Mr. Arnold Seaberg, the Village Engineer at the time, said he recalled that it was represented as curb and gutter. Mr. Capitel still maintained they are not willing to put this in. Commissioner Glover stated that it has been mentioned several times that the bank is not a permitted use under this zoning, and what are we supposed to do about it? Mr. Truesdell said there is nothing we can do at this time. Commissioner Goldspiel questioned if the bank needed all that extra parking, why they would be willing to share it when another building is built? Mr. Capitel said he could not predict what the circumstances would be then. Commissioner Davis asked if the Fire Station is considered an institutional building, because our ordinance requires screening or edging along any insti- tutional property, and would the bank object to doing this? Mr. Speziale said he has no objections. Commissioner Davis asked that the record show that if it is found that screening is required, the bank has agreed to do this. Commissioner Goldspiel asked about the 5' sidewalk and the raised walkway. Mr. Boysen stated that a raised walkway would obstruct drainage and break up in the winter. Mr. Capitel said they agree to a sidewalk along Dundee Road and the raised walkway is going to be flat with painted lines. Commissioner Goldspiel asked about eliminating two parking stalls to extend the walkway. Mr. Speziale said he will continue the walkway. Commissioner Davis asked if the reason they refused to install curb and gutters was strictly financial? He also stated that a parking lot with curb and gutters holds up better and prevents traffic from straying into areas they should not. Mr. Boysen agreed curbs would help maintain edge of parking lot. Mr. Drews stated there is a big difference between curbs and curb and gutters, which is a highway requirement. Mr. Boysen said he feels it would be desirable. Commissioner Davis stated he would like to see a curb along the green areas and asked if the bank would be responsible for people driving off onto Fire Dept. property. Mr. Capitel said if they were found negligent, they would notify their insurance company. Buffalo Grove Plan Commission Public Hearing May 30, 1979 Mr. Capitel said he would like to have the record reflect that no objectors have stood to be heard nor indicated their presence. Chairman Shields closed the Public Hearing at 9:15 P.M. Respectfully submitted, >iZ` Astrid Hasley Recording Secretary APPROVED BY: Patrick Shields, Chairman Li Buffalo Grove Plan Commission Public Hearing May 30, 1979 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Arlington Heights Road & Route 83 Plat of Dedication Anden Corporation Buffalo National Bank MAY 30, 1979 Chairman Shields called the meeting to order at 9:15 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Shields Mr. Davis Mr. Kelly Mr. Glover Mr. Goldspiel Commissioners Absent: Mr. Harris Mrs. Sheldon Mr. Shifrin Mr. Button Also Present: Mr. Michael Speziale, President, Buffalo National Bank Mr. Robert Drews, Architect, Buffalo National Bank Mr. Irving Capitel, Attorney, Buffalo National Bank Mr. Gordon White, Engineer, Buffalo National Bank Mr. Jerry DeGrazia, Anden Corporation Mr. Jim Mikes, Attorney, Anden Corporation Mr. John Marienthal, Trustee Mr. Harold Roggendorf, School District 102 Mr. Greg Boysen, Village Engineer Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner APPROVAL OF MINUTES Commissioner Goldspiel moved the minutes be tabled until the next meeting. Commissioner Kelly seconded the motion. Upon voice vote, the motion was unanimously approved. Mr. Capitel requested that the Buffalo National Bank's plan be voted upon. The Commissioners had no objection to taking them out of order. BUFFALO NATIONAL BANK Commissioner Kelly made the motion the Plan Commission recommend to the Village Board, approval of the plan dated May 11, 1979, as submitted by the Buffalo National Bank for a request for change in their site plan to increase parking and provide additional drive-up facilities, subject to the Engineering recom- mendations in Mr. Delaney's letter of May 25, with the exception of Item 2. In Item 6, let it be stated that two easements of a total minimum of 35 feet, Buffalo Grove Plan Commission Regular Meeting May 30, 1979 -2- for the ingress and egress to the south 1.7 acre parcel, be dedicated within a reasonable period of time - - 30-60 days, and that the site plan will show relabelling of the dimensions in the rear parking area. The motion was seconded by Commissioner Glover. There was discussion regarding bumpiest, to control traffic, being installed at the exit to Dundee Road, but it was decided a yield sign would be suffi- cient. Mr. Capitel assured the Commission that the easement would be done as they wish. Upon voice vote, the motion was unanimously approved. Chairman Shields announced the recommendation passed and would be submitted to the Village Board. Chairman Shields declared a break at 9:40. The meeting reconvened at 9:50. ARLINGTON HEIGHTS RD. & RTE. 83 - PLAT OF DEDICATION Mr. Boysen stated the owner has agreed to donate this property to us and he ' would like to request the Plan Commission approve this dedication. This is the final plat to be brought before the Plan Commission regarding this road. Chairman Shields asked Mr. Boysen if he saw any problems with this? Mr. Boysen said no. Commissioner Goldspiel had to leave for a few minutes and the matter was tabled until he returned. { ANDEN CORPORATION Chairman Shields stated the Anden Corporation has requested a change of bed- room count. He asked Mr. Roggendorf for his comments. Mr. Roggendorf stated they send a letter to Mr. Balling supporting the pro- posed change. He said there is a substantial loss to School District 102 over a 25-year impact basis. On the current plan they would stand to re- ceive $1,300,000 positive impact and on the proposed plan they would stand to receive $759,000 positive impact. He stated their policy is to support any proposal with a positive impact, so they would have to support the change. Mr. Delaney stated he had a copy of a letter from School District 125 to Mr. DeGrazia stating basically the same thing. Commissioner Goldspiel arrived at 10:00. Buffalo Grove Plan Commission Regular Meeting May 30, 1979 -3- Chairman Shields asked Mr. Roggendorf if they had any objections to them doing Phase III in advance of Phase II? Mr. Roggendorf stated that he under- stood Phase III would be in the ground in advance of the completion of Phase II, so he did not believe they were making that much of a change. Mr. DeGrazia stated he was a representative of the Anden Corporation. He said the Board had originally requested them to develop Phase III, which is multi- family, before developing Phase II, which is single family, because they want- ed some multi-family and were afraid they would develop the single family and then sell the rest of the land without developing it. He said they are now glad the Board requested this because the multi-family is selling better than single family. He said he felt they did not put enough time into determining what would sell the best in the multi-family market, which is why they are requesting a change in bedroom count. Mr. DeGrazia stated they have come up with a minor adjustment whereby they would be adding some 3-bedroom units and deducting some 2-bedroom units, for a net reduction of 10 actual units, so now there is a total of 202 units in- stead of 212, but there are more 3-bedroom units. This will create a few more students, but it is still a positive development, and we feel, a more marketable development. Mr. DeGrazia said that in anticipation of a positive reaction, they should have their final engineering and architectural plans sometime in June, so the Commission can see they are serious about building Phase II. He said they would like to be in the ground and selling units by this summer. Mr. DeGrazia stated that Phase III is 39 units. Everything is in order ex- cept the final plat. He said they have some problems, one being that there is still some residue market on the single family with people who have bought units or were looking for units in Phase I and, because of the way it was de- signed, they could not build the style of house they wanted in Phase I and are looking to build in Phase III. We would like to have final approval so we can meet this demand. Also they have a Letter of Credit on land that does not have a final plat on it and this is not accepted in the financial world, and we ask that you be somewhat sympathetic to that. The Board was concerned we would not build Phase II and Mr. DeGrazia stated they will. He said they will not request any building permits for Phase III until they have actually submitted the final engineering plans, architectural plans and site plan for Phase II. They would like to commence construction in Phase II in July. In Phase III, the improvements are in and the school boards have stated they are not in opposition. Commissioner Davis asked if there was any possibility they would sell the land? Mr. DeGrazia said no. Chairman Shields asked for discussion of the final plat of Phase III. He men- tioned that the Plat Committee members were not present. Mr. Delaney stated he felt there could be a problem with how the houses would fit on Lots 116, 117, 118 and 123, and still conform to regulations. Mr. Buffalo Grove Plan Commission Regular Meeting May 30, 1979 -LI.- DeGrazia showed the Commissioners some transparancies confirming that all the house models did fit on these lots. He stated that the lots are typically 65' and these homes were designed for 60' lots. Commissioner Goldspiel asked if they were going to redesign the plan since there were 10 less units. Mr. DeGrazia said they were able to keep the identical plan. There are 10 less units, but the existing units are slight- ly larger. Commissioner Goldspiel asked, in their experience, what type of family moves into these 3-bedroom units? Mr. DeGrazia stated that what they think the mar- ket will do is the two-bedroom buyer is buying 3-bedroom units and using the extra bedroom as a den. He said their 3-bedroom unit is a luxury unit and has a curved stairway, and is 22 x 32', with 22 baths. Commissioner Goldspiel asked if they would need more in the way of tot lots or recreational facilities? Mr. DeGrazia stated they designed to a popula- tion equivalent so when that goes up, we change accordingly. He said they will have tot lots shown on the landscaping plans. Commissioner Goldspiel asked if angles are shown? Mr. Boysen stated he did not feel a great need for them because they give the bearings. Mr. DeGrazia said they could add those. Commissioner Goldspiel asked if there are any drainage easements. Mr. Boysen said yes. Commissioner Davis made the motion to approve the final plat of Unit Three of the Northwood Subdivision with the addition of the angles along the perimeter, and the submission of the final plat of Unit Two prior to the issuance of Building Permits for Unit Three. Commissioner Kelly seconded the motion. Commissioner Goldspiel asked if the shortened neck on the cul-de-sac presented any problems with someone making a turn? Mr. Boysen said he did not believe it was a problem. Commissioner Goldspiel said he felt the biggest problem would be lot 118 making a turn onto Buckthorn and suggested the driveway would have to be on the west side. Mr. DeGrazia said it is. Commissioner Goldspiel asked if it would be better if the eyebrows were squared off a little bit. Mr. Boysen said he did not think they were a ser- ious problem. Commissioner Kelly asked if there would be a problem with plowing in the winter. Mr. Boysen said Bill Davis stated it would not be much of a problem. Upon voice vote, the motion was unanimously passed. Commissioner Davis moved the Plan Commission recommend to the Village Board, the approval of the proposed change in the bedroom mix and number of units in Unit Two, as outlined in the letter of May 14, 1979, from the Anden Cor- poration. Commissioner Goldspiel seconded the motion, which was unanimously Buffalo Grove Plan Commission Regular Meeting May 30, 1979 -5- approved by voice vote. ARLINGTON HEIGHTS ROAD & RTE. 83 - PLAT OF DEL)ICATION Commissioner Goldspiel made the motion the Plan Commission recommend approval of the Plat of Dedication of Arlington Heights Road and Route 83 as prepared by George D. Harker & Associates, Order No. 790081, dated May 18, 1979. Commissioner Kelly seconded the motion, which was passed unanimously by voice vote. ADJOURNMENT Commissioner Davis moved the meeting be adjourned. Commissioner Kelly second- 1 ed the motion, which was unanimously approved by voice vote. The meeting was adjourned at 11:00 PM. 1 Respectfully submitted, Astrid L. Hasley Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Regular Meeting May 30, 1979