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1977-02-02 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Prudential/White Hen February 2, 1977 Chairman Carl Genrich opened the Public Hearing at 8:15 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Kandel Mrs. Force Commissioners Absent: Mr. Goldspiel Mr. Jacobs Also Present : Mr. Thomas Conrardy, Prudential Realty Mr. Joe Meyer, Engineer Mr. Arvid Olson, Early Learning Center Mr. John Marienthal, Trustee Mr. Bart Delaney, Engineering Aide Mr. Carl Rapp, Director of Community Development Residents Mr. Thomas Conrardy, Prudential Realty, introduced himself, Mr. Arvid Olson from the Early Learning Center and Mr. Joe Meyer, Engineer. Chairman Genrich swore them in as witnesses. Mr. Conrardy stated that the land proposed for this development was originally purchased by Jewel Food Store in 1970. They contemplated building a 30,000-34,000 square foot building. The site was zoned for a food store. Since that time the food stores need larger facilities and the site is not big enough. Mr. Conrardy further stated that Jewel dedicated additional right-of-way on Route 83 and Arlington Heights Road at no cost to the county. In lieu of this, the county said they would help them line up curb and median cuts. Mr. Conrardy stated that White Hen has purchased this site and has had a developer come in because they will occupy only a small part of the site (25,000 square feet). They have come before the Plan Commission with several different plans. The shape of the property is such that it does not lend itself to a typical development. They have come up with a plan that they think makes sense. Mr. Conrardy displayed this plan. It is marked Exhibit #407-6 in the Plan Commission files and is dated February 2, 1977. Mr. Conrardy stated that they have talked to various people in the area and have some tenant uses. Mr. Olson contemplates putting a day care Plan Commission Page 2 February 2, 1977 center in the back of the property in the southeast corner. They are asking for approval of the site plan as submitted except for the northwest corner. They have no use for it presently and will come back with: a user for the Plan Commission' s approval at a later date. The Early Learning Center building is 7,000 square feet. In Mr. Olson's opinion there is a need for a day care center at this end of the Village. Mr. Conrardy said that the retail stores would be placed along Route 83 and have more depth than those along Arlington Heights Road. The total building area is 32,000 square feet (including the day care center). There is almost a 5 to 1 ratio of land to building. They have provided parking for 244 cars. Regarding the type of uses, Mr. Conrardy stated that they have received calls from drug stores, hardware stores, specialty shops, etc. Many of the businesses that are interested are presently in the Village. They would like to locate on the north end of the Village also. Mr. Conrardy added that they met with the Staff and have done everything asked of them the last time they met with the Plan Commission. In response to a question from Chairman Genrich, Mr. Conrardy stated that there appears to be a question regarding the width of the right-of-way on the south end of the property. They will adjust this accordingly. Mr. Rapp added that it is shown as 40' but is actually 50' and will have to be shown as this. Chairman Genrich asked Mr. Rapp if the Staff has reviewed the plan. Mr. Rapp replied that they have. They have worked out the curb cuts and have approval on them. They have worked on the curb cuts on Arlington Heights Road and there are problems that will have to be solved due to widening of the road. There is also either an 8' bike path or a 5' sidewalk. The setbacks are in conformance. There will be a complete living fence around the perimeter which will screen the residential area. The problem with the internal traffic pattern was solved by limiting the access to the White Hen piece. The drainage of storm water will be handled underground. The sanitary sewer is hooked up to the main interceptor and the water main has been provided for. Chairman Genrich asked Mr. Rapp if he had obtained any comments from any of the public agencies. Mr. Rapp replied that he hasn' t talked to the police on this. He will talk to Chief Walsh tomorrow and ask for a police report on the traffic pattern. Commissioner Mendenhall asked what the building schedule is. Mr. Conrardy stated that they would like to break ground April 1. They want to subdivide the property because Mr. Olson wishes to own his portion. They will tie in with the day care center so it looks like a unified plan. Mr. Olson added that he would also like to start construction in April at the latest so they are ready for the September 1st school year. In response to Commissioner Mendenhall, Mr. Conrardy stated that the White Hen will be at the south end of the site. Plan Commission Page 3 February 2, 1977 Commissioner Mendenhall stated that at a previous meeting he had asked the developer about knocking out three or four parking spaces in the northwest corner to make it more attractive as was done in Plaza Verde. He wondered if they had considered doing this. Mr. Conrardy replied that if that area is developed by a financial institution or something on that order, they likely will want to own their own property so he can't make any commitments in this regard. In response to a question from Commissioner Mendenhall regarding berming, he said they can get a landscape architect working on this when they know what has been approved. Commissioner Mendenhall suggested that the sidewalks be moved inside the berms. Commissioner Harris stated that according to the ordinance they must have 50' between the property line and building. He thought the day care center was closer then this. Mr,Conrardy stated that this will be shown on the plan. Commissioner Kandel stated that the property is zoned B-3 and B-3 states that the tract of land should not be less than 5 acres. This is approximately 4 acres. Commissioner Harris responded to this stating that this is one of the old pieces of property that didn' t quite make 5 acres but was zoned B-3 anyway years ago. He added that it was a little over 5 acres before the right-of-way was taken. Commissioner Kandel questioned the location of the curb cut from the west in proximity to the building. If the driveway is moved any further south, a car coming into the center would be heading straight into the building. Mr. Rapp stated that the parking arrangement is 20-25-20. This is adequate. The radius in the entrances are adequate. The southerly entrance is to be used mainly as a service drive. At this point, there cannot be any left turn movements. Commissioner Kandel asked if they had considered a holding lane. Mr. Conrardy replied that if it makes sense both from an economical point of view and practical point, they are agreeable to it. Commissioner Kandel asked Mr. Rapp to look into this and he replied that at present he is waiting for a decision regarding this. He added that there will be a curb cut through the median from Fremont but they cannot have a left turn curb cut into their property going south. Commissioner Keister asked if the two larger buildings will be leased. Mr. Conrardy replied they would be. Mr. Conrardy said that they had received an offer to put a gas station on the northwest corner of the site. The station will be locating elsewhere and he added that they are still willing to say they won' t put a gas station there. Commissioner Mendenhall stated that he is still disturbed by the traffic problem. If people have a hard time getting out of the center, they will avoid it. Mr. Herbert Elliott , 1081 Belmar, stated that he is concerned about the amount of traffic in the area of the center. There is sufficient traffic now that he thinks it is an interruption of the privacy of the residents of the area. He feels some consideration should be given to a buffer zone between the commercial and residents. He also sees an incongruity Plan Commission Page 4 February 2, 1977 between a day care center and a White Hen. Mr. Elliott asked that some consideration be given to an alternate development of this property. Mr. Rapp stated that whatever type of landscaping or buffer is required the developer has agreed to. He added that in regard to the traffic problem, Alden Lane has right and left turn movements and priority. Mr. Olson responded to Mr. Elliott' s comment by stating that the situation is somewhat similar to what they have in their other location in Buffalo Grove and the uses have been very compatible. The day care center is a good buffer between commercial and residential. Regarding alternate use, Mr. Conrardy stated that in his opinion this is the highest and best use for the property. There is limited zoning. There will only be so much commercial coming in on this end of the Village and there is a need in the area for this type of development. Mr. Tyranski, 1189 Alden, asked if it is definite that the day care center will be in the center. Mr. Conrardy replied that if the plan is approved and they are able to subdivide the property they will be going into a contract with Mr. Olson. Mr. Tyranski asked if the residents would be assured of a privacy fence to restrict people from using their backyard for a shortcut. Mr. Conrardy stated that whatever the Village will permit them to do and the people want, they will be agreeable to. Mr. Tyranski was concerned about a drainage problem and Mr. Rapp assured him that there would be no drainage problem. It will be handled underground. Mr. Elliott again expressed his concern over the amount of traffic in the intersection. Commissioner Kandel stated that whatever is built on that property will increase the traffic because it is a major intersection. Mr. Garelick, 1187 Alden, stated that he finds it difficult to understand how the Village can go ahead and approve a plan for retail establishments without knowing what kind of retail establishments will go into that area. He also thinks the residents should have some say as to the type of buffer used. He is also concerned about the architectural design, land- scaping, how close the parking lot is to the property lines, etc. Commissioner Harris stated that this is the reason for the ordinances. They require the plans be submitted to a building control commission before he gets permits. Mr. Peifer, 813 Aspen Drive , asked if the external materials and signs take into consideration that it abuts a residential area. Commissioner Keister replied that the Appearance Control Commission adresses the type of brick, berming, landscaping, etc. If the plan is approved the residents will have ample opportunity to give some input as homeowners. The Public Hearing closed at 9:30 P.M. Respectfully itted, APPROVED: 7:24V ��'"'`'�' Linda Isonhart Carl Genrich, Chairman Recording Secretary REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Prudential/White Hen February 2, 1977 Chairman Carl Genrich called the meeting to order at 9:45 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Kandel Mrs. Force Commissioners Absent: Mr. Goldspiel Mr. Jacobs Also Present: Mr, Thomas Conrardy, Prudential Realty Mr. Joe Meyer, Engineer Mr. Arvid Olson, Early Learning Center Mr. John Marienthal, Trustee Mr. Bart Delaney, Engineering Aide Mr. Carl Rapp, Director of Community Development Approval of Minutes .' Commissioner Keister moved to approve the minutes of January 19. Commissioner Harris seconded the motion. The motion carried that the minutes be approved. There were no changes or corrections. Communications Chairman Genrich informed the Commission that he had received a letter from Ron Helms dated January 29 stating that he has appointed Mr. Don Hardt to be the liaison to the Plan Commission. Chairman Genrich received a letter regarding the Green Development from Mr. Crosland of the Park District. Copies of this letter will be mailed to the commissioners when this development is on the agenda. it Prudential Commissioner Mendenhall moved that the Plan Commission approve the Prudential/White Hen site plan dated February 2, 1977, marked Exhibit #407-6, subject to the following conditions: 1. The northwest corner building would be shown on the plan. 2. Provide screening in the buffer strip per the ordinance and the developer would install a 6' fence subject to Appearance Control Commission approval. Flan Commission Page 2 February 2, 1977 3. The developer and Village Staff will attempt to gain southbound access onto Arlington Heights Road. 4. Screen all roof apparatus such as air-conditioning units. 5. Agree to install sidewalks and consider putting them inside the berms. 6. Finish the exterior of all buildings on all sides with face brick. 7. Berm the areas between the highway and parking lot subject to Appearance Control Commission approval. Commissioner Keister seconded the motion and upon vote it carried unanimously. At the request of the residents, Chairman Genrich asked Mr. Delaney to ask the Appearance Commission to notify the residents when they have a meeting with this developer. Committee Reports Commissioner Keister stated that he had reviewed the Capital Improvement Program. He found no real problems with most of the items included. However, there are some major areas in the program in which he feels the Plan Commission should be involved. He suggested that the Plan Commission draft a recommendation tothe Village Board with regard to input from the planning aspect to any anticipated major capital improvements in the Village. He gave a draft of a statement he had prepared to the recording secretary to be distributed to the Plan Commissioners at a later date for their review. There was a short discussion regarding the commercial zoning around the Village Center. The Commission was in general agreement with doing away with commercial in the areas around the Village Center. They will meet" again with the Village Board at a future date and discuss this and the new commercial section of the ordinance. Adjournment Commissioner Kandel made a motion to adjourn. Commissioner Keister seconded the motion and the meeting adjourned at 10:30 P.M. Respectfully, ubmitted, APPROVE: / 1 L e�� 4 b'nda Isonhart .2C/4/2-/ Recording Secretary Carl Genrich, Chairman