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1979-05-09 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Uptown Federal Savings Change in Final Site Plan MAY 9, 1979 Chairman Shields called the hearing to order at 7:44 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Shields Mr. Harris Mr. Goldspiel Mr. Davis Mr. Shifrin Mr. Glover Mr. Button Mr. Kelly Commissioners Absent: Mrs. Sheldon Also Present: Mr. Ronald Becker, General Counsel, Uptown Federal Savings Mr. Robert Drews, Buffalo National Bank, architect Mr. Irving Capitel, Attorney, Buffalo National Bank Mr. Michael Speziale, President, Buffalo National Bank Mr. John Marienthal, Trustee Mr. Greg Boysen, Village Engineer Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner UPTOWN FEDERAL SAVINGS Mr. Ronald Becker stated that Uptown Federal Savings & Loan was scheduled for final site plan approval, but the plans were received Monday and did not contain one of the requirements of the Plan Commission. Therefore, it was returned to the architect, and he hoped to have it back in the next few days. Mr. Becker then asked for a continuation of the hearing for the submittal of the final site plan. Chairman Shields said it would have to be continued to a specific date, and asked for a motion to be made. Commissioner Davis moved that the Commission continue the Public Hearing to June 6 on the Uptown Federal Savings and Loan petition for change. The motion was seconded by Commissioner Goldspiel. Commissioner Harris asked Mr. Becker if all residents within 500 feet of the property in question were notified by mail of the hearing. Mr. Becker stated that notices were sent to 33 specific individuals and 24 were returned. Com- missioner Harris said he felt this was a poor way of notifying people and was Buffalo Grove Plan Commission Public Hearing May 9, 1979 -2- concerned that there were no residents at the hearing since it has been such a sensitive site. It was suggested that the residents be notified again by address. A voice vote was taken on the motion and was passed unanimously. REGULAR MEETING APPROVAL OF MINUTES Commissioner Goldspiel made a motion the minutes of the regular meeting of April 18, 1979, be approved subject to corrections. Commissioner Harris seconded the motion. Corrections are as follows: Page 1, Paragraph 1: Second and third line "the existence of" should be om- mitted because it does not exist. Upon voice vote, the motion was unanimously approved. COMMITTEE REPORT Commissioner Harris stated that the Parking Ordinance Committee held a meeting a week ago last Friday. There were 4-5 residents in attendance. They dis- cussed the revision, which reflected what they thought was the feeling of the Commission. Mrs. Clayton has asked all Trustees to make comments on the pro- posed ordinance and the revisions. When we have received those comments, we will have another meeting and report back to the Commission. BUFFALO NATIONAL BANK Mr. Irving Capitel stated he was representing the Buffalo National Bank in the matter of additional parking facilities at 555 West Dundee Road. He said that, as a point of information, anyone who has tried to get by the Bank on Dundee Road on Friday evening or Saturday morning will have noticed there is definite need for additional facilities. Mr. Capitel felt the plan displayed was con- fusing and not appropriate at this time because it showed a building which is planned in the future but not applicable now. He stated that this request was precipitated by the need for additional parking facilities - not because the bank feels it needs more parking space, but because of the traffic situation on Dundee Road. He mentioned that he has seen several accidents as a result of traffic back-up. The bank has received a letter from Commander Art Volt of the Buffalo Grove Police Department stating that the bank was suffering from growing pains and Dundee Road was dangerous as a result. Mr. Capitel said we are faced with the problem that this does not comply with the original plan. The original plan divided the property into 3 parcels - parcel 1 was the bank, parcel 2 was the fire station, and parcel 3 is undevel- oped. In anticipation of the bank's requirement for additional parking, the `./ owners of parcel 3 sold off slightly less than an acre to the bank, leaving 1.77 acres. They have put themselves in a very bad position with regards to developing this piece. Mr. Capitel again stated that the bank is looking, at this time, to put in more parking and two new drive-up facilities. Buffalo Grove Plan Commission Regular Meeting May 9, 1979 -3- Confusion was brought up about the plan which was sent to the Commissioners. Commissioner Goldspiel said he felt it was presented this way so the parking could be considered in connection with the future proposal of an addition. Mr. Capitel then stated he only wished to establish whether the Plan Commis- sion will approve the newly purchased acre for parking or whether they will not. Mr. Drews, architect for this project, arrived at 8:10 P.M. Commissioner Harris stated that he felt that the additional teller stalls are considered a building, and that the extra parking will not solve the pro- blem on Dundee Road. It was pointed out that the request was for 3 drive-up windows instead of 2. Commissioner Glover questioned why is there a traffic problem now and how is this plan going to solve the problem? Mr. Capitel said the problem is too many cars. Commissioner Harris pointed out that if you were to use the bank - how would you get to the parking lot if the cars are backed up from the drive-up faci- lities? Cars can still only come in a single lane. He stated that the other bank has more cars waiting at the drive-up, but they are contained on their own property. He stated that this is the objection to this plan. Commissioner Kelly arrived at 8:17 P.M. Commissioner Glover stated there are three legal problems with this rear park- ing area. There is a planning problem with traffic - and the legal problems concern zoning and land locking. Commissioner Davis said he has no objections to using that back area for park- ing. He stated his objections are how do you get cars to the parking lot and to the drive-up windows? Mr. Capitel stated he talked to Bill Raysa and he led me to believe that the problem was that this was a PUD, which is why I asked initially for the Plan Commission's opinion of this concept of using this because if you feel there is a legal problem that is insurmountable, the workshops and public hearing are a waste of time. Commissioner Button stated that the question placed to Bill was, you have a remaining parcel of land which is less than required by ordinance for the use in that zoning category; and, would an easement adequately serve that land that is left, and does the developer of the remaining parcel realize this? Mr. Capitel said the bank has no desire to land lock this piece, and it is illegal to do so. In response to the second question - did he know what he was doing? I can only say that when a man develops an entire area and sub- sequently sells part of that land, he is charged with the knowledge of what he did and it is assumed he knows What he is left with. Buffalo Grove Plan Commission Regular Meeting May 9, 1979 -4- Commissioner Harris said the ordinance states you need a minimum of 2 acres to build, so this piece of 1.7 acres will not be able to be developed unless the bank develops it. The Village does not have to approve this division to take place. Whether the owner knew it or not - he is going to come in here and plead hardship and ask to develop this parcel. Commissioner Davis asked Mr. Delaney to clarify. Mr. Delaney stated that both pieces of property were maintained as a PUD. The bank established the maximum size of the building for that portion of the pro- perty; so the entire concept of the land could be maintained. It is a zoned lot. Commissioner Goldstein stated he did not understand the point about a planned unit. Since this is B&O zoning, which does not include banks, the zoning is improper. The question is - could rezoning solve all of the problems? Commissioner Harris stated this is not a PUD and was originally zoned B&O. The plan states, any variation in the plan has to be brought back to the Plan Commission. Mr. Capitel stated there is a question whether the installation of a parking lot changes the plan. Commissioner Davis stated that they are also asking for additional drive-up facilities. Mr. Capitel said the bank has been involved with this request for one year and is asking for a direction - if the Plan Commission is standing ready to approve this plan. Commissioner Harris stated they have a use that is not proper for B&O in the first place, and asked if they would be adverse to changing the zoning to a B use. You would eliminate the problem with the size of the lot in back and it would be changed to the zoning it should have anyway. Mr. Capitel said all that would do is multiply the paperwork. Commissioner Harris stated that they would need a public hearing anyway and this could be considered at the same hearing. Mr. Capitel stated that if the Plan Commission says they will not approve the parking on that one acre regardless of how we go about it, then we have nothing to talk about. Commissioner Harris asked if he was stating that the parking had to be on that one acre? Commissioner Davis asked to get back to the plan being presented. He stated he had asked the bank to put in a double lane - one to the parking lot and one to the drive-up. The architect partially solved that by eliminating some of the parking spaces at the entrance. The problem with the diagonal parking is Buffalo Grove Plan Commission Regular Meeting May 9, 1979 -5- that cars will be backing out. He suggested this parking area be used for employees to eliminate that problem. Commissioner Glover stated he felt the whole problem is stacking area. H ����pp o said the bank is asking for a 5-car per drive-up window ratio versus the lemies 12-car ratio. He stated the other bank does not use Dundee Road for stacking space and he felt the bank should not look to expanding a facility without providing adequate stacking space. Without modification of the exist- ing facility, the problem on Dundee Road will continue and heighten. Chairman Shields asked Trustee Marienthal to clarify some of these issues for the Commission. Trustee Marienthal said he felt B&O zoning was used in this case because in the zoning ordinance under special uses 2.12 is police and fire stations and then under 5.2 it states financial institutions. Commissioner Harris stated that he was on the Plan Commission at the time this parcel came before the Planning Commission. It was decided to zone this parcel B&O because we did not have any B&O zoning in the Village, and this fit into this zoning very nicely at the time, but does not now. At that time, this left 1Z acres in each piece. Commissioner Harris asked if there was a problem with rezoning. We would then be taking something that did not con- form and make it conform. If we approve this as is, we are helping to create a situation in which the developer in the rear cannot develop his property. I would much rather see it rezoned and not create an impossible situation. It was suggested to check with the owners of the rear parcel and see if this was agreeable. Commissioner Davis stated that the existing parking lot on the west side of the bank building presents a problem for people getting out, and said he would like the flow of traffic from that lot to move to the rear of the lot and close off the existing entrance. Mr. Capitel stated that then people would have to come all the way to the rear of the lot to get into the lot. Mr. Drews stated he would like to try and pave this new lot and make a stacking area for now and widen the drive into the diagonal parking area, and delete the existing front diagonal parking spaces. Commissioner Harris waked that it be shown that this plan, which is being presented, is being shown for the first time, because when the Plan Commis- sion suggested paving the area you are now proposing to be paved, Mr. Speziale said no because that is where the new building is going to be. Now you are changing your mind. Chairman Shields stated that the Plan Commission would be willing to consider this concept. Commissioner Button stated that with this additional stacking, it looks to be Buffalo Grove Plan Commission Regular Meeting MAY 9, 1979 -6- the best of the plans, and back-up on Dundee Road should be greatly alleviated. Commissioner Glover stated that in regard to the people walking from the back lot to the bank, perhaps we could have a pedestrian walk and something dis- couraging cars from stopping on this walk. Commissioner Davis stated that this should alleviate the problem on Dundee Road until the new building is constructed, at which time they would have to come back to the Plan Commission. Mr. Capitel stated there is no question about that. Mr. Boysen adked about edge trimming. He stated that there is some question on the plans regarding this. It clearly shows on the colored plan, a curb around the parking area, and the plain plan does not show this. What does the Plan Commission recommend? Commissioner Davis stated that the Commission recommends a curb as better protection of the parking area and drainage system. Chairman Shields asked when it would be convenient to schedule the Public Hearing. Mr. Capitel requested June 30, which met with the approval of everyone. Commissioner Glover stated he would suggest the bank send a registered letter to the owners of the other piece of property, and point out the problems so if they choose not to cooperate with the suggestion of going together on a rezoning, it would be in writing that the bank made the effort. Mr. Capitel stated that was not their obligation. Commissioner Glover said they had said earlier they would be willing to do this. He asked how soon they could get to them and get back to the Commission. Mr. Capitel said he did not krnow. Commissioner Harris stated that when they submit plans, they will have to show a 30 foot easement to the rear parcel of land. Mr. Capitel stated he would be most willing to work with Mr. Raysa on this and will attempt to contact the owners and then call Mr. Delaney to forward this information. He stated that if he gets an answer, he would relay this and if he does not, he would relay that also. He also said that according to the Village ordinance they have to be notified of the Public Hearing. Commissioner Davis asked if, at the entrance into the driveway where they are going to eliminate the parking spaces, could they make that green area a little narrower so the driveway is wider? Mr. Drews stated that it is 25 feet and that is what they must have. Buffalo Grove Plan Commission Regular Meeting May 9, 1979 -7- Commissioner Glover asked if detention calculations are needed. The engineer stated that it would be desirable. Mr. Capitel stated that he and Mr. White, the engineer, had a meeting where they discussed detention and retention and he said, taking into consideration the maximum amount of hard surface of parking area and, that someday there will be another building, there was more than ample detention facility here in this eastern detention facility without any difficulties. It was requested that the engineer submit his calculations. Commissioner Davis asked if the bank had any objections to posting a "right turn only" sign at the exit. Mr. Capitel stated he did not think they had the authority to do this. He said the Wheeling Post Office had to make application to the State of Illin- ois for theirs. Commissioner Davis stated that the law states there must be a policeman dir- ecting traffic across the median strip at all times. He asked if the bank thought of applying to the State for a crossover. Mr. Capitel said they had discussed this with the Department of Transportation and they said you are in the middle of the road so you are on your own. Commissioner Glover asked if the pond was being deleted from the plan and this would be dry detention? Commissioner Harris stated that the wet detention was put there for esthetics and the Commission was concerned about safety so it was decided it would be dry. Chairman Shields called a break at 9:30. The meeting reconvened at 9:40. Chairman Shields asked if there were any questions about the material sent in the packets. Commissioner Shifrin stated that in the letter from Tom Fennell of August 10, 1978, the last paragraph explains the controversy that arose at the last meet- ing. Commissioner Davis said that paragraph has been removed from the letter and should not have appeared there. The Village does have an interest in the grading of the property, etc. The people that letter was directed to dod not accept occupancy. Commissioner Shifrin stated that the occupants who moved into the Highlands during the winter are being by-passed by the people moving in now because those lots have to be done and those who moved in in the winter were waived because of the weather. Buffalo Grove Plan Commission Regular Meeting May 9, 1979 -8- Commissioner Harris adked if they could say we would not allow any more occu- pancies until the present owners are done? He also asked if there was money in escrow from a developer to insure that if the developer went bankrupt tomorrow, the work would be completed? He suggested that could be something we could do to insure that people are not moving into incompleted homes. Commissioner Glover questioned that the Village should get involved in this. Commissioner Harris stated that when he closed on his house, the developer would not let him put anything in escrow. Commissioner Glover stated the Village can only go so far to protect the indi- vidual. Chairman Shields asked if there was any other business to discuss. Commissioner Harris referred to Mr. Balling's memo, item one referring to the 10' setback. Mr. Balling said the Plan Commission, went along with the set- back because it was a smaller lot and that is not true. The plan submitted did not have dimensions on it so it was assumed that the dimensions met mini- mum zoning requirements. It is identical to what happened to Dominics. 1 Commissioner Harris stated he is bothered by the location of the electrical transformers. He said the location of transformers are not determined by Commonwealth Edison but by the developer, and they put them, as a rule, as close to the building as possible because then they do not run into any additional charges from the Edison Company. He stated he is concerned that they placed them in what was designated as a driveway. They are a hazard. Commissioner Harris also remarked that the garbage recepticles are still in the driveway and there is no snow any more. Commissioner Harris stated that, regarding Park East, we now have a developer who is not required to give a donation to the parks and schools. Trustee Marienthal stated that this project was approved before we required donations. Commissioner Harris said he was sure it was approved after and he would like to see the dates on this. Chairman Shields announced there would not be a meeting next week or the fol- lowing week and there will be a Public Hearing May 30. Commissioner Harris made the motion the Plan Commission recommend that Mr. Shields be made permanent Chairman of the Plan Commission. Commissioner Davis seconded the motion. It was added that Commissioner Sheldon be Vice Chairman and Commissioner Button be made Secretary. Upon voice vote, the motion was unanimously approved. Buffal o Grove Plan Commission Regular Meeting May 9, 1979 -9- i Trustee Marienthal stated that the Village Board referred to the Plan Com- mission, the Northwood parcel because of the bedroom mix in regards to the multi-family, and their desire to start construction of Phase III. He said it was the Plan Commission's feeling that Phase II be started in conjunction with Phase III and both be in the ground at the same time. Phase II is multi- family and Phase III is the remainder of the single family. Commissioner Harris moved the meeting be adjourned. Commissioner Davis second- ed the motion, which was approved unanimously by voice vote at 10:05 P.M. Respectfully submitted, aey Astrid Hasley Recording Secretary APPROVED: Patrick Shields, Chairman L Buffalo Grove Plan Commission Regular Meeting May 9, 1979