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1977-07-27 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Hoffman/Zale, Oak Creek, Otis Office & Research, Dominion July 2?, 1977 Chairman Carl Genrich called the meeting to order at 8:10 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Harris Mr, Shields Mr. Kandel Mr. Capitol Mrs. Sheldon Commissioners Absent: Mr. Goldspiel Mrs. Force Also Present: Mr. Charles Bencic, Hoffman Group Mr. Ken Rodeck, Gregg Builders Mr. James Otis, Otis and Associates Mr. Jerry Bartolai, Mobil Oil Mr, Dennis Wong, Mobil Oil Mr. John Marienthal, Trustee Mr. Bart Delaney, Engineering Aide Approval of Minutes Commissioner Shields moved to approve the minutes of the Regular Meeting of May 18, Commissioner Kandel seconded the motion and upon vote the motion carried. There were no changes or corrections. Commissioner Kandel moved to approve the minutes of the Public Hearing for Henderson/Koch, June 1. Commissioner Harris seconded the motion and upon vote the motion carried. There were no changes or corrections. Commissioner Kandel moved to approve the minutes of the Schwaben Public Hearing, June 1; Regular Meeting, June 1; Ridgewood Public Hearing, June 15; Regular Meeting, June 15; Amendment to Zoning Ordinance Public Hearing, July 13; and, Special Meeting, July 13; with the following changes or corrections: In the July 13 Special Meeting, on page 3, paragraph 2 under Ridgewood, change 1560 square feet to 7560 square feet. Commissioner Sheldon seconded the motion and upon roll call vote the motion carried. Hoffman/Zale Mr. Bencic informed the Commission that as requested by the Plan Commission at their July 13 meeting he took the names off the two small cul-de-sacs on the plat, added the date and added a graphic scale. Commissioner Harris stated that he still questioned the 171 building setback line on the corner lots. Commissioner Kandel reviewed this part plan Commission Special Meeting 7/27/77 -2- of the Annexation Agreement and stated that according to the wording in it they need 25' side yards on lots 1,5,6 and 10. Mr. Bencic stated th t the do not plan to build on these lots immediately. The models a y p Y will be built on lots 2,3,4,7,8 and 9. Commissioner Harris moved that the Plan Commission recommend approval of the Highland Grove Unit I Plat of Subdivision subject to lots 1,5,6 and 10 having 25' setbacks on the cul-de-sac side and Highland Grove Drive side. Commissioner Capitel seconded the motion and upon roll call vote it carried unanimously. Oak Creek Condominiums Commissioner Kandel reviewed the Plat of Survey and stated that he found no problems with it. However, he feels there is a problem with the fact that they have eliminated one of the swimming pools which had been a part of the original master plan of development. He asked how the Plan Commission wanted to handle this. Mr. Rodeck distributed a breakdown of their Master Plan in terms of units and bedrooms. He stated that the phase they are presenting is still within the required limits. He then distributed an owner profile of the condominiums they are building now. He stated they will gear their future condominiums to this type of profile of people. Mr. Rodeck noted that close to 2/3 of the residents are in the 40-69 age group and there are very few children in the total development. This is based on the 124 closed units. They anticipate that the profile of the age of the people in this phase will closely relate to this, if not be a little heavier in the 40-69 range. With respect to recreation in particular, because of the profile they have decided to change the type of recreation from active to passive. They are not eliminating recreation, just changing the type. Each building will have its own clubhouse (recreation room) equipped with bathroom facilities, card area, etc. They also intend to create a passive type recreation (sitting area, terrace, barbecue area and a kiosk possibly extending out over the lake). Commissioner Harris referred to the Annexation Agreement and the section stating that this should be in substantial conformance with the approved plan. In his opinion, it is not and requires a Public Hearing. Mr. Rodeck stated that the intent of their Master Plan was to provide recreation. At that time the market was for active recreation and it no longer is. Commissioner Harris asked about the 39% in the age group that may want it. Mr. Rodeck replied that they will buy someplace else. Commissioner Harris questioned the proximity of the building to the lake and asked Mr. Delaney to check the Flood Control Ordinance regarding this. Commissioner Capitel stated that he tends to agree that there is not a substantial compliance with the original plan. He asked if there is a significant cost reduction in eliminating the pool and bathhouse facility over the installation of a passive recreational facility. Mr. Rodeck replied that there is not. The size of the room is 1200 square feet at the cost of$27 a square foot. If this area were to be put into a unit rather than a recreation room, he could sell it plan Commis iion Special Meeting 7/27/77 ...i -3- Commissioner Kandel stated that he has to agree with the developer. This concept is to obtain sales from the market of people who do not want to pay for the facilities. He added that he feels this probably does conform to their Master Plan. However, he would like the developer to draw the facilities he mentioned on the plan. Commissioner Sheldon asked what percentage of the area is given to recreation in the building. Mr. Rodeck replied that it is a very small percentage, about 1%. However, 16 of the building is common area. `./ Commissioner Sheldon asked what percent of the land around the buildings is donated to recreation. Mr. Rodeck replied that they feel the total area around the building is subject to recreation because of the way they landscape and treat their property. Commissioner Shields moved that the Plan Commission approve the plan as proposed subject to the developer submitting a revised final plan for Phase II showing the kiosk, terraced area for sitting and walking, the interior recreation facilities, pathways leading to the facilities and barbecue area. Commissioner Kandel seconded the motion. Upon roll call vote the motion carried unanimously. Commissioner Harris asked the developer if they are dedicating the streets. Mr. Rodeck replied that the street to the north is already dedicated with the stipulation that the master plan does not violate the setback requirements. Commissioner Harris stated that he is concerned about the rear yards in relation to the commercial property adjacent to it. There was discussion whether the building should be moved back to 33' from the commer- cial, Mr. Rodeck did not agree with this and thought it would be wrong to move the building back and cut down on the amount of space in the front of the building. Commissioner Kandel moved to approve the Gregg Builder Condominium Phase II Plat of Survey subject to the developer putting a note on the Plat of Survey that an area of at least 1200 square feet per building will be shown on the plan for recreation purposes and that the lake conforms to the Village Ordinance regarding horizontal distance to the nearest building line, Also, the developer should include in the note that an exterior area of passive recreation will be provided. Commissioner Sheldon seconded the. eotion and the following vote was taken: Commissioner Harris no Commissioner Capitel yes Commissioner Shields yes Commissioner Sheldon yes Commissioner Kandel yes Motion carried, Otis Office & Research Mr. Otis stated that the property is 5 1/3 acre of land on the northwest corner of Arlington Heights Road and Route 83. They propose a B-3 Planned Business District for zoning. The plan includes 40,000 square feet of single-story office structures and one gas station. They submitted their plan to Long Grove at the request of Buffalo Grove and their main concern Plan Commission special Meeting -4- is that the property is too dense. When they figure their density they include paved area in addition to building area. It would be impossible to comply 100% to the Long Grove setback requirements and have office use on this land. He added that he does have flexibility in moving the buildings on the plan and will go back to Long Grove and discuss the setbacks. The big question is the service station but they feel there is a need for a service station on this corner. Regarding the service station, Mr. Otis stated that architecturally the building will match almost identically with the materials they will be Li using in the office building. It would only be a service station. Mr. Otis introduced Mr. Jerry Bartolai from Mobil Oil. Mr. Bartolai stated that they will also be selling bread, milk and soda pop in addition to gasoline. They will have no wreckers, junk cars, etc. Mr. Bartolai showed a rendering of the proposed site. The building is 24'x24'. It is a self-service type of operation with a canopy covering the two pump islands. There would be personnel thereat all times. The station would be landscaped to be compatible with the office buildings. They do not have a problem as far as water retention because Mr. Otis has provided for this with the retention lake. Mr. Otis stated that the question is whether Buffalo Grove will accept this kind of use. If it is acceptable, conformance will be adhered to. Commissioner Harris stated that Mr. Coffin's letter is pretty specific. The developer would have to comply with what Long Grove wants because of the sphere of influence. Mr. Otis stated that assuming Buffalo Grove approves this plan and annexes the property, if Long Grove objects they will not sign off on the sewer tie. He does not feel they can arbitrarily require a petitioner to one village to meet their requirements on their zoning when they are complying with the zoning of Buffalo Grove. Their reasoning for not accepting the service station is that since the entire area is used as residential this would be spot zoning. He does not agree with this since three out of the four corners are commercial. In response to Commissioner Harris, Mr. Otis stated that they are asking for B-3 but will comply with B-0 setbacks. Commissioner Harris stated that he likes the plan and is not sure the gas station is a bad idea. He has no objection to the offices. Commissioner Shields asked how late the service station would be open. Mr. Bartolai replied that they would conform to any Village regulations. Chairman Genrich asked how important selling bread and milk is to their business. Mr. Bartolai replied that it is very important because it is the only way of generating profit other then selling gas. Commissioner Kandel stated that he likes the plan and thinks the service station is needed. Plan Commission Special Meeting 7/27/77 I __ -5- Commissioner Sheldon stated that she feels the plan is excellent and the station is certainly needed. Chairman Genrich stated that he would like to have another workshop meeting on this plan and the annexation agreement. Mr. Otis stated that he will go back to Long Grove with a revised plan. Mr. Delaney asked that a traffic survey be supplied to the Village. Mr. Otis replied that he would take care of this. Reappointments to Plan Commission Chairman Genrich moved for reappointment of Commissioner Shields and Commissioner Kandel through April 30, 1980. This was approved by the Plan Commission. Lake County Housing Plan Chairman Genrich stated that the Board has asked for a response from the Plan Commission regarding the Lake County Housing Plan. He has asked Commissioner Shields to chair a committee consisting of Commissioners Sheldon, Goldspiel, Force and Capital. The purpose of the committee is to prepare a statement in this regard by September 15. Mr. Sommer will be the Staff Liaison and will work directly with Mr. Shields on this. Mr. Sommer will be asked to obtain complete copies of the draft of the Lake County Housing Plan dated January 1977 for all the members of the committee. Chairman Genrich added that he feels the thrust of the statement should not only respond to the request of the Lake County Plan Commission's proposal. The statement prepared should answer those kinds of questions but in a broader sense should be in the nature of a housing policy statement for the Village of Buffalo Grove. Arlington Golf Club Chairman Genrich reported on his conversation with Mr. Taggart Golf Club. A brief discussion followed. of Arlington Dominion Mr. Delaney reported that the people from Dominion had told him they would be present at tonight's meeting, however they did not show up. Commissioner Kandel reported that he reviewed the plat but would not make a motion on it because it does not adhere to four things listed in the Subdivision Ordinance. Also, there is a question about what the lawyer thinks they are entitled to. The things missing from the plat are sidewalks, notarized signature of the owners and building setback lines. Plan Commission Special Meeting 7/27/77 -6- Commissioner Kandel also noted that the Staff had been told that if this is held up for signature, they will go back to court. Chairman Genrich stated that he would write a letter to the Board informing them of the Plan Commission's actions on this. Adjournment The motion was made and seconded that the meeting be adjourned. The meeting adjourned at 11:10 P.M. Respectfully submitted, CIt> CCU i da Isonhart Recording Secretary APPROVED: Carl Genrich, Chairman