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1976-04-07 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 7, 197E Marquardt/Brosio, Hemphill Unit I and Unit II, Poppin Fresh Pies, Prudential/White Her, Chairman Carl Genrich called the meeting to order at 8: 15 p.m. in the Municipal Building, 50 Raupp Boulevard, Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Goldspiel (10:00) Mr. Jacobs Mr. Kandel Commissioners Absent: Mr. Shields Also Present : Mr. Raymond Brosio, Developer Mr. Jack Whisler, Brian Properties Mr. Dennis Hetler, Attorney Mr. James Ray, Architect Mr. Bill Lyman, Hemphill Mr. Thomas Conrardy, Prudential. Realty Mr. Joe Meyer, Architect Mr. Thomas Boffey, White Hen Pantry Mr. Robert Bogart , Trustee Mr. John Marienthal, Trustee Mr. Arnold Seaberg, Village Engineer Mr. William Whited, Administrative Assistant Chairman Genrich stated that Mr. Shields had called him and he will not be at the meeting tonight because he is out of town. Mr. Goldspiel had also called him and he would be arriving late. Approval of Minutes Commissioner Kandel made a motion to approve the minutes of March 3. Commissioner Keister seconded the motion. The motion carried that the minutes be approved. Commissioners Mendenhall and Harris abstained. There were no changes or corrections. Commissioner Mendenhall made a motion to approve the minutes of the Public Hearing of March 17. Commissioner Kandel seconded the motion. The motion carried that the minutes be approved. Commissioner Harris abstained. There were no changes or corrections. Commissioner Mendenhall made a motion to approve the minutes of the Regular Meeting of March 17. Commissioner Kandel seconded the motion. The motion carried that the minutes be approved. Commissioner Harris abstained. There were no changes or corrections. Plan Commission Page 2 April 7, 1976 April Meeting Dates Chairman Genrich stated that there are some long-range plans of the Village which he is concerned about. He would like to have a meeting to discuss these problems and see if the Plan Commission can address itself to them. Chairman Genrich asked if the meeting of April 21st could be reserved for this purpose. The commissioners had no objection to this. An agenda will be set up for this meeting. Marquardt/Brosio Mr. Hetler and Mr. Ray presented the Final Plat , Exhibit 109-17, for approval. As a matter of record they also presented an updated Site Plan, Exhibit 109-18. Commissioner Keister asked if the pie-shaped piece of property on the southwest side of the parcel was previously dedicated. Mr. Pay said it was and Mr. Seaberg verified this. Commissioner Kandel made a motion that the Plan Commission recommend to the Village Board the approval of the Final Plat for the Marquardt/Brosio development , dated March 20, 1976, and marked Exhibit 109-17 in the Plan Commission files. Commissioner Keister seconded the motion. Upon vote the motion carried unanimously. Hemphill I • Commissioner Keister and Commissioner Kandel reviewed the Final Plats for Unit I and Unit II presented by Mr. Bill Lyman of C. A. Hemphill and Associates. These plats had been slightly revised and were marked Exhibits 102-35 and 102-36 respectively. They approved the plats for signature and they were signed. Poppin Fresh Pies Commissioner Keister and Commissioner Kandel. reviewed the Final Plat for Poppin Fresh Pies and approved it for signature. Chairman Genrich and Commissioner Mendenhall signed the plat. Prudential/White Hen Mr. Thomas Conrardy, Prudential Realty Co. , introduced Mr. Thomas Boffey, Area Manager-Real Estate for White Hen Pantry, and Mr. Joe Meyer, Architect. Mr. Conrardy presented a plan (Exhibit 407-1) for a small shopping center on the southeast corner of Route 83 and Arlington Heights Road. The property consists of 4+ acres that Jewel Foods presently owns. It is not large enough to accommodate a large food store so they are presently in negotiation with them subject to White Hen building on the site. Mr. Conrardy stated that they have met with Mr. Whited and Mr. Seaberg to come up with a plan for this intersection. In the preliminary meetings they tried to design a store that would fit the requirements Plan Commission Page 3 April 7, 1976 of B-3 zoning. Since the plan was drawn up, White Hen has stated that they would like to face Arlington Heights Road which would eliminate the first two or three stores on the plan. Therefore , Phase I will have to be redesigned. The rest of the stores will be facing north where the majority of the parking will be. They feel there is a need for approximately 10,000 to 12,000 square feet of stores. Mr. Conrardy added that Phase II and Phase III at this time are unknown. What would fit in there would be a continuation of the small type of commercial user. Commissioner Harris asked why the parcel is zoned B-3 when there is less then five acres. Mr. Whited stated that possibly years ago when it came in as B-3 it was considered to be contiguous to the B-3 section of the Crossings across Arlington Heights Road. It also could be that the ordinance has changed and this section was never changed to B-i or B-2. There is no annexation agreement on this. It came along with Strathmore but it is not covered specifically in the annexation agreement. Mr. Seaberg stated that there is no plan in the annexation agreement for the development of this property. It is possible that it could have met the requires ment on gross area by extending it out to the center line of the right-of-way. Commissioner Mendenhall stated that the plan was not adequate. He could not visualize what they were going to do with the area. Mr. Conrardy replied that they could not give anything definite because other then White Hen they have no tenants and they cannot give anything definite on Phases IT and III until Phase I is used up. If the intersection was built up there would be no question about going on with the entire thing. Commissioner Harris asked if they would be willing to enter into an agreement with the Village that there would not be a gas station on that corner. Mr. Conrardy stated that he would have to go back and talk to his partner about that. Commissioner Keister stated that having a line of stores and only one of them leased disturbs him. Commissioner Kandel stated that even though the Plan Commission .is against this type of development they seem to keep coming up with more and more of them. He added that he felt there should be more imagination shown. Something more unique. This is just another strip shopping center. Mr. Conrardy stated that when they construct a strip center they put in a common area charge which takes care of clearing the snow, taking care of landscaping, parking lots, etc. The tenants pay this. A lot of strip centers get a bad reputation because they are poorly build and poorly kept. Mr. Bogart asked Mr. Boffey if he was aware that under the ordinance the closing hour would have to be 12 midnight, Mr. replied �. Boffey that they are aware of this. Plan Commission Page 4 April 7, 197E Mr. Seaberg stated that the parcel is graded naturally and drains to the southwest corner. Storm detention facilities would have to be concentrated on the southwest corner and he is not sure how that would be accomplished with this plan. They would have to provide an area for this. Mr. Conrardy stated that if they get the concept approved they will have to come back and work out the engineering. Mr. Conrardy stated that the stores in the back portion of Phase I (in the ell) would be hard to lease and may have to be done away with. Commissioner Mendenhall stated that if they turn the White Hen to Arlington Heights Road they will be ruining the looks of the development. Mr. Boffey stated that they are proud of the look of their store and would like it facing Arlington Heights Road. Mr. Meyer stated that the front of the store would not be seen unless you were on Arlington Heights Road in front of it. It could not be seen from the intersection. Chairman Genrich stated that he felt the Plan Commission was striving for something better then average from the appearance point of view. He asked that they consider the concept of turning the White Hen store. Mr. Conrardy stated that the size of the store will vary so they will be breaking up the entrances, window panes, etc. He added that they have considered the type of people in the Village, what the Village has presently, Long Grove, etc. , and this seems to be the highest and best use of this property. Chairman Genrich suggested that they tilt the White Hen and perhaps add - a. larger building or restaurant building that are compatible. He asked if there are some other alternatives that could be worked with at this time. Mr. Meyer stated that economics enter into this. They are not developing a total site. They cannot be firm because they do not know what is going to happen. This is basically just a concept of what might happen in the future. Commissioner Jacobs stated that what is needed is quality in architectural design, and quality in land use. The Plan Commission is looking for more then just a strip. Chairman Genrich summarized the initial reaction of the Plan Commission as follows: 1. If there is any alternative at all to a strip center, even if it indicates a change in zoning or other kinds of uses then business, we would be open to feeling the situation out to see if there is some way to bring this along other then a straight strip. 1 Plan Commission Page 5 April 7, 1976 2. We are adverse to having the "White Hen facing Arlington Heights Road at the end of the building. Is there some way of making it appear as if it is j more a part of the rest and not just an afterthought. You may consider putting it on parcel B. 3. Even though there is nothing definite on the use of parcel B, give the Plan Commission a tentative idea and if they change their mind, come back with a plan later on and the Plan Commission will work with them. 4. Meet with Mr. Seaberg, the Staff and, if possible, Mr. Larson and try to come up with an idea. 5. The Plan Commission is opprsed to a filling station and would like the developer to consider this and react to it. Arlington Heights Agreement Chairman Genrich asked the commissioners if they agreed with the concept of having an agreement with Arlington Heights. They stated that they did and Commissioner Mendenhall stated that if they were willing to enter into an agreement with a village their size, we should do it. If they should decide to take Dundee Road away from Buffalo Grove they could do it. After reviewing the agreement Commissioner Kandel made a motion that the Plan Commission recommend to the Village Board the approval of the agreement relating to boundaries between the village of Arlington Heights and. the village of Buffalo Grove as written with the following exception: That inasmuch as we were interested in area 4 and that area 3 is left up to the developer for annexation direction, I suggest that we trade off area L to Arlington Heights in return for getting area 3 into Buffalo Grove. Commissioner Jacobs seconded the motion and upon vote it carried. Commissioner Goldspiel abstained. Adjournment Commissioner Jacobs made a motion to adjourn. Commissioner Keister seconded. the motion. The meeting adjourned at 10:15 p.m. Respectfully submitted, APPROVED: .)( a-ie—PDX6iAt l v L' . da Isonhart Recording Secretary Carl Genrich, Chairman