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1977-11-02 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Otis Office and Research, Oak Creek Phase III, Green Knolls November 2, 1977 The meeting was called to order at 8:30 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioner Harris was elected to serve as Chairman Pro Tempore in ChairmangGenrich's absence. Commissioners Present: Commissioner Harris Commissioner Shields Commissioner Goldspiel Commissioner Kandel (10:15) Commissioner Force Commissioner Capitel (8:45) Commissioners Absent: Chairman Genrich Commissioner Sheldon Also Present: Mr. James Otis, Otis Associates Mr. Jerry Bartolai, Mobil Oil Mr. Ken Rodeck, Al Frank and Associates Mr. Raymond Green, Developer Mr. David Addis, Attorney Mr. Larry Ruskin, Attorney Mr. Thomas Fennell, Director of Community Development and Planning Mr. Charles McCoy, Acting Village Engineer Mr. William Kiddie, Park Board Chairman Harris stated that because there was not a quorum yet, the Plan Commission would begin by holding the workshop on the Otis Development. Otis Office and Research Development Mr. Otis stated that the purpose of the meeting tonight was to show the Plan Commission what as presented to Long Grove after their rejection of the first plan. The plan presented tries to comply with the request of the Village of Long Grove. They are also trying to be realistic about the proposed improvements on the property. Mr. Otis described the development as being bordered on the east by Arlington Heights Road and on the south by Route 83. To the north is the Village of Long Grove (residential) and immediately to the west is property -which "is- in-the county and also property which is in the Village of Long Grove and zoned office and research. Long Grove has acknowledged Plan Commission R.M. 11/2/77 i i 2- and accepted the use of this property as office and research. However, they have rejected the service station because it is not compatible with their Master Plan. Long Grove has suggested that Mr. Otis comply with their zoning ordinance as it relates to office and research and they have,in every way with the exception of setbacks. Long Grove requires the total building area not exceed 40% of the total lot site including paved area. Otis' green area including the lake is 60.2%. The paved and building area is 39.8%, so they comply. Another cha*ge in the plan made at Long Grove's request is the elimination of an access from Arlington Heights Road. Regarding the setback requirements, Mr. Otis stated that if he complies with Long Grove's requirements he would have 1/3 of an acre to put on a 6 acre piece of property. On this 1/3 of an acre he would have to put all of the paving and buildings. Because of the residential property to the north, they have maintained a 50' setback without any access. They have tried to maintain a screen along this and Arlington Heights Road. The biggest concern that Long Grove had was the service station itself. However, Mr. Otis stated that this plan is the one which he would like to hold the Public Hearing on. Long Grove is concerned that the service station is a traffic generator and not compatible with their zoning. They have not looked into the need of a service station in this area. Mr. Otis stated that the concept of the plan is a single-story office area that is flexible so they can provide paving from 800 to 10,000 square feet to a user. Mr. Bartolai stated that the Federal Energy Association has given them an allocation of 1,200,000 gallons. The other three corners have been zoned commercial. He added that they will try to make this a compatible unit to blend in with Mr. Otis' development. Commissioner Goldspiel asked if this would be a service station that just pumps gas. Mr. Bartolai replied that this is right. It will also sell bread, milk, etc. Commissioner Goldspiel stated that the fact that this will not be a full service station diminishes Mr. Bartolai's argument that there is a real need for this by residents in the area. Mr. Bartolai replied that they could not get an adequate allocation from the Federal Energy Association when they applied for a full service station. In response to Commissioner Goldspiel, Mr. Bartolai stated that the Federal Energy Association has to pass on all new construction. A service station cannot be built in the United States unless they get an allocation from them. Commissioner Goldspiel questioned the possibility of fumes from the service station. Mr. Bartolai stated that OSCHE controls these things. Commissioner Goldspiel asked what type of zoning is being asked for. Mr. Otis replied that they are asking for B-3 Planned Business zoning. Plan Commission R.M. 11/2/77 i I ftri/ �I i I I -3- There is some question as to what zoning this would come under. It was the Department of Community Development's suggestion that this be under B-3. Under B-3 there is something mentioned about commercial use and he is working this out with the Village Attorney and his representatives. This will be handled in the annexation agreement. Mr. Otis read from the annexation agreement the clause which would control the use. In response to Commissioner Goldspiel, Mr. Otis stated that he does not have a fixed idea regarding the type of offices that will be in the development. Most of the uses that are in the. suburban area are sales representatives, professionals, insurance brokers, insurance company district offices* some manufacturing representatives and small business offices. The largest area of any one use would be 5,000 square feet. Commissioner Goldspiel stated that there should be pedestrian access to Arlington Heights Road and also sidewalks would be very useful. Regarding a vehicular access from Arlington Heights Road, Mr. Otis stated that this makes engineering sense. Without it, someone leaving this center would have to cross heavy traffic on Route 83 to go south, when they should be able to go out on Arlington Heights Road and enter the traffic with a light. Commissioner Capitel agreed that there should be access onto Arlington Heights Road from the center. It would be extremely hazardous for anyone to try to cross Route 83 at a peak traffic hour. Commissioner Goldspiel asked if it would be desirable to combine An access from Arlington Heights Road with an access to the service station. Mr. Otis replied that they would not have any objection but feels the gas company might. Commissioner Shields asked how Buffalo Grove would go about approving this if Long Grove objects. Long Grove would not allow a sewer hook up. Mr. Otis replied that he doesn't know unless the Village of Buffalo Grove feels it is an asset to their community and they would like to have it. He feels that then they could approveait on that basis. Regarding the sewer hook up, the oil company would have to take any action that may be necessary. They would either withdraw their contract or take it to court. Commissioner Force asked Mr. Bartolai if his company would take this matter to court if Long Grove rejected tha sewer hook up. Mr. Bartolai replied that he was not in the position to answer that at this time. Commissioner Force asked about the hours of operation. Mr. Bartolai stated that he would like to keep the station open whatever hours the proposed shopping center a cross the street is open. If there is an ordinance saying they can only operate certain hours, however, they would honor that. In response to Commissioner Capitel, Mr. Otis replied that this development would be compatible with the architecture of the Crossings. Chairman Harris stated that he is very concerned about the service station and Long Grove's feelings for it. He questions the need for it. Also, Plan Commission R.M. 11/e/77 1010, -4- they are offering less parking than the ordinance requires. According to the ordinance they need 108 versus the 101 they show on their plan. Mr. Otis replied that they would comply with this. Chairman Harris also felt the parking should be centered around the front door of the offices. Mr. Otis stated that they felt it would work the way it is presented in the plan. Chairman Harris asked Mr. Otis to have a traffic study done for the Public Hearing. Commissioner Goldspiel asked for comments from the Police Department, Fire Department, etc. , before the Public Hearing. This also needs a thorough Staff review. At Commissioner Goldspiel's request, Mr. Otis stated they would put in the loading areas. Commissioner Goldspiel asked Mr. Bartolai to see if Mobil would consider the issue of whether this could be a full service station. Mr. Bartolai replied that he would get something in writing from the Federal Energy Association. In response to Chairman Harris, Mr. Bartolai stated that Mobil Oil is the contract purchaser of the site. The Public Hearing date was set for December 7. Approval of Minutes Commissioner Shields moved to approve the minutes of October 19. Commissioner Force seconded the motion. The motion carried that the minutes be approved subject to the following changes: On page 7, paragraph 8, after "10' side yard" add "fronting a street."; on page 4, in the next to the last para- graph add a phrase expressing Commissioner Goldspiel's concern regarding always having backyards facing on a through street and his hope that in the future this policy could be looked at. Commissioner Shields moved to approve the minutes of October 26. Commissioner Goldspiel seconded the motion and upon vote the-:motion carried. There were no changes or corrections. Oak Creek Phase III Mr. Rodeck stated that he is asking for approval -of: a revised plan. He showed the plan and stated that these will be rental units and will be a continuation of Oak Creek Apartments. However, there will be 68 units less than what was originally approved. There are 120 units in this section; 100 two-bedroom and 20 one-bedroom. They will be using the same building architectune. They have developed a new configuration. This will complete �./ the total Gregg Builders master plan. Construction is anticipated to begin in very early spring. Within 13 year they should be built out. Chairman Harris asked how many buildings are in Phase III. Mr. Rodeck replied that there are eight. Plan Commission R.M. 11/2/77 -5- Commissioner Goldspiel asked if there is any difference in the amount of green space between the original plan and the revised one. Mr. Rodeck stated that there is no difference, it is just located in a different area. Commissioner Goldspiel was concerned about the proximity of the building in the northwest corner to Old Oak Drive and the school. He asked what the nearest distance between the corner of the building and the drive is. Mr. Rodeck replied that it is 25' . On the master plan it is 15' . Mr. Fennell did not have a report from the Staff at this time. Mr. Rodeck stated that the engineering has been submitted. It was the consensus of the Plan Commission that the change in plan was not significant enough to require a Public Hearing. Chairman Harris asked that the Staff review this and when this is complete this will be put on the agenda. Commissioner Goldspiel asked that District 21 be notified when this appears again on the agenda. Green Knolls Mr. Addis stated that because of a delay in the engineering review Mr. McCoy suggested the plan be divided into units and asking for approval on units I and II this evening, Unit I is near the entrance and Unit II is near Brandywyn Lane. Mr. McCoy gave his report regarding the preliminary plan approval. He stated that the storm water detention has be be combined with Camelot. There are three different areas of drainage. The upper north area drains to Aptakisic Creek. The upper northeast aorner drains north-northeast. Detention has to be provided for this within that area. The rest of the area drains into the park site. There are some engineering differences yet which will be discussed at a meeting on Friday. The Village Engineer says the area designed in the park site showing the limits of a 100-year • Pi TT 94 11 i 111. 1 detention on Buffalo Grove Road which the Village Engineer is saying the developer should consider putting on lot 174 if he wants approval. Also, lot 185 will have to be storm water detention. These two lots should be considered as not buildable, Mr. McCoy went on to state that it is his recommendation that a street be constructed and shown as deadending down to the south end of the project to tie in with a future development (Carley). Also, the water and sewer should be brought to the end to service a future development. This would �./ mean the loss of another lot. Regarding .detention on the Wagger Farm for the northwest area, Chairman Harris asked how they will put detention on property they do not control. Mr. McCoy replied that the developer has a letter from Levitt stating Plan Commission R.M. 11/2/77 m u i i -6- they will provide this. His department would require that this be constructed as part of Unit III. Chairman Harris stated that he would want to see a covenant to the Wagner property to assure the Village that the property will be there for ever. Mr. McCoy stated that if detention is provided on the Wagner farm, lot 174 will become buildable. He added that sewer is available and he is requesting that it be put in the public right-of-way. The storm water can be handled in the park area but the usable park area will be significantly reduced. Chairman Harris asked how this can be approved tonight when one of the requirements for the approval of the plat is that the engineering be approved. Mr. McCoy responded that at this point they have not approved the engineering plans but it can be handled and he hopes they will be able to approve them on Friday. Chairman Harris asked if the construction of Buffalo Grove Road will do anything with regard to the water run-off of this property. Mr. McCoy replied that it will not. Mr. McCoy stated that the main thing which will have to be changed as far as engineering goes is the retention basin. He is also asking that the developer show details of the bike path and paved swale from Brandywyn Lane to the park site in Unit I. Also, the sanitary sewer line must be shown on the engineering plan and they need more detail on how they will make the sanitary sewer line connection in Unit II. that stated t Mr. Addis responded to Mr. McCoy's comments. He s a all of the lots north of Thompson Boulevard and north of the park are under contract to Levitt and as soon as the plats are approved they will take title. They own the Wagner farm and they will be doing the improvements. Regarding lots 1?4 and 185, it was just this evening that all this information became available. Their engineer will check this out and if they are lost, they are lost. As far as including the park and detention in Unit I, this is intended. Regarding the street which Mr. McCoy would like to have constructed, Mr. Addis stated that the plat they are showing conforms to the drawing attached to the annexation agreement of June 27 which says that when this is brought in for final approval, if it conforms it will be approved. They have had discussions prior to this evening regarding the connection with the Carley Development and yesterday he received a letter from Mr. Mikes in which he asked Mr. Addis to provide him with an option to acquire the land so he could tell the Village on December 14 that he was in the position to meet the requirement of a road connection. Mr. Addis stated that he sent Mr. Mikes that letter and presented a copy of it to the Plan Commission. In response to Mr. Marienthal, Mr. McCoy stated that the additional space needed for the detention basin would equal about 5 acre feet. Mr. Green's engineer stated that there are islands of vegetation in the detention area that Mr. Crosland had asked them to save, if possible. In order to meet Mr. McCoy's request these areas of vegetation would have to be given up. The detention area would then not extend any further than lot 101 as originally intended. Plan Commission R.M. 11/2/77 � �I I I i -7- Chairman Harris asked Mr. Kiddie if he thought there would be a great deal of opposition from the Park Board if the islands were eliminated. Mr. Kiddie replied that he did not think so, considering the alternative of decreasing the size of the active recreation area. Commissioner Goldspiel asked what the small finger of land was on the west side of the development. Mr. Addis replied that this is where an underground drainage system runs. It is an easement. Commissioner Goldspiel stated that the lots backing onto Buffalo Grove Road were 1201 deepin the original plan and in this one theyare 1159 . It would seem if there were any place where you would want the extra depth, it would be where you are backing up to a major street. In response to Commissioner Goldspiel, Mr. Addis stated that the street names have been checked with the post office and they were acceptable. Commissioner Goldspiel asked the Staff to double-check this. Also, he P would like to check this with the Fire Department and Police Department. Mr. Addis stated that if there is a conflict, they will change the names. Commissioner Goldspiel requested that the cul-de-sac on Unit IV called Gayle Lane be changed to Court. Mr. Addis stated that they would do this. Commissioner Kandel asked what guarantees the Village has that Levitt will let the sanitary sewer go through Unit III if it is sold to him. Mr. Addis replied that the conveyance to him reserves the right to do this. Chairman Harris asked if all the lots comply with the zoning. Mr. Fennell replied that he has been so informed by the developer. He has not looked at every lot but will do so. Commissioner Force moved to recommend to the Village g Board the approval val of the preliminary plat of Units I, II, III and IV of the Green Knolls subdivision (Exhibit #327-5). Commissioner Shields seconded the motion. Commissioner Goldspiel stated that the houses backing up- to Buffalo Grove Road are too close. They should be 59 more. The vote on the motion was as follows: Commissioner Shields yes Commissioner Force yes Commissioner Goldspiel no Commissioner Capitel yes Commissioner Kandel yes The. motion carried. Commissioner Kandel stated that the Village Board should know that although we have approved this plan they should see that what is good for the Village should be carried out (regarding the connecting street). Commissioner Kandel moved that the Plan Commission recommend to the Village Board the approval of the final plat for Green Knolls Unit I and Unit II subject to the final engineering approval (Exhibit #327-6). The motion was seconded and upon roll call vote carried unanimously. Plan Commission R.M. 11/2/?7 -ay Indian Trails Library Commissioner Goldspiel referred to the Plan Commission's memo of June 9 regarding the proposed location of the library. He stated that since that time the idea was put to the voters and it was turned down. He asked that the Village Board reiterate the concern of the Village of the location, riot necessarily to have it located in Buffalo Grove but at least more accessible. • Commissioner Goldspiel made a motion that the Plan Commission draw the attention of the Village Board to its memo of June 9 and the Plan Commission is still of the opinion that the Indian Trails Library District should be asked to address the location factor in the consideration of the future development of the library. Commissioner Force seconded the motion and upon voice vote the motion carried. Adjournment The motion was made and seconded to adjourn. The meeting adjourned at 11:4, P.M. Respectfully submitted, nda Isonhart Recording Secretary APPROVED: Carl Genrich„ Chairman II J