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1976-01-07 - Plan Commission - Minutes REGULAR MEETING Crossings, Marquardt-Brosio & Miller-Schwartz January 7, 1976 Chairman Genrich called the meeting to order at 8:10 p.m. , January 7, 1976, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Shields Mr. Jacobs Mr. Kandel Commissioners Absent: Mr. Keister Mr. Goldspiel Also Present: Mr. James Bradford, Crossings Mr. Omar Anderson, Crossings Mr. John Hooper, Crossings Mr. Jack Whisler, Brian Properties, Inc. Mr. James Ray, Architect Mr. Dennis Hettler, Attorney Mr. Raymond Brosio, Developer Mr. George Zimmerman, Developer Mr. Jospeh Ash, Attorney Mr. Edward Schwartz, Developer Mr. Jerome Soltan, Architect Mr. John Marienthal, Trustee Mr. Arnold Seaberg, Village Engineer Mr. William Whited, Administrative Assistant Approval of Minutes Commissioner Shields moved to approve the minutes of December 10, 1976, and Commissioner Mendenhall seconded the motion. The motion carried that the minutes be approved. There were no changes or corrections. Communications Chairman Genrich informed the Commission of a letter he had received from a Mr. and Mrs. Kramer objecting to the rezoning of the 5 acres of property on Dundee Road. He stated the letter will be taken into consid- eration at the Public Hearing on the 21st and asked that the recording secretary inform the Kramers that their letter has been received and alert them to the Public Hearing on January 21. Chairman Genrich stated a letter also had been received from a Mrs. Whitney inquiring about what will be happening in terms of development north of Route 83. He asked the recording secretary to inform Mrs. Whitney that we will be holding a Workshop Meeting on this January 28. Plan Commission Page 2 January 7, 1976 Crossings Commissioner Kandel made a motion that the Plan Commission recommend to the Village Board the approval of the final plat of the Crossings Center Addition, Block 3, marked Exhibit 102-34 in the Plan Commission files, subject to the following: 1. The builder will show all setbacks of buildings surrounding roadways. 2. Easements of 15 feet setback be shown ,on all lots in the Block 3 area. Commissioner Jacobs seconded the motion. The motion carried unanimously. Marquardt-Brosio Mr. Jack Whisler of Brian Properties, Inc. introduced those present in this regard. They are Mr. Dennis W. Hetler, Attorney, Mr. James Ray, Architect, and Mr. Raymond Brosio and Mr. George Zimmerman who will be joint owners of the property. Mr. Hettler stated that the property involved is approximately 4 acres just north of the existing Bank of Buffalo Grove on Dundee Road. The property was annexed to the Village under an annexation agreement executed in April of 1974. Construction of an automobile agency had been contemplated. The annexation agreement provided for B-4 zoning and if development did not occur within five years from the date of the agreement, the zoning would revert back to B-1. Mr. Whisler stated that the plan consists of a 15,000 square foot hardware store and 25,000 square feet of retail stores. The retail stores would be owned by Mr. Brosio and the hardware store would be owned by Mr. Zimmerman. They will provide parking for 212 cars which is well above ordinance requirements. Mr. Ray presented an updated building plan. He stated that they plan to separate the hardware store from the retail stores by a full masonry wall. There will be a broad concourse across the shops. One of the in and out drives has been combined with the bank's drive. The drive on the north will also serve as a truck route. He added that he has discussed the layout with Mr. Seaberg and they appear to be in agreement. Mr. Ray displayed some early sketches of the architectural expression. The buildings will be of a colonial style but the details have not been finalized. The hardware store projects forward and at each of 1/3 points there is a large masonry projection. There is a metal mansard canopy. A 4 foot high section across the front will be a signage area and there are three major planting areas in front of the shops. Mr. Whisler stated that Brian Properties had other property in the vicinity. He distributed folders on three of these properties. They are: The Northwest Suburban Board Realtors Building in Arlington Heights, Countryside Court in Mt. Prospect, and Barrington Centre in Barrington. Plan Commission Page 3 January 7, 1976 Commissioner Kandel stated that there was quite a bit of imagination shown in Countryside Court but that he doesn't see any in the plans presented at the meeting tonight. Mr. Whisler stated that the Countryside project was built with a substantial amount of money and it is economically impossible to duplicate Countryside in this plan. Commissioner Kandel asked where the drive on the north end of the parking area was located in relation to the Ranch Mart drive. Mr. Whisler replied that it is between the center and north entrances of the Ranch Mart. They do not have two driveways directly across from each other. Commissioner Kandel stated that he felt there will be a traffic problem near Dundee Road. Commissioner Harris asked Mr. Whisler if he could get a letter from the bank stating that they agree to the common drive. Mr. Whisler stated that he would obtain one. Commissioner Harris asked if the center could be layed out differently so it wouldn't look like a typical strip shopping center. He suggested an L-shape. Mr. Whisler said that if it were layed out differently he would have trouble renting the stores because the occupants would want visibility to a major road. Also, the property is not large enough to do anything different. He added that with the split ownership it makes it difficult to have an L-shape. They had plans to do this but after studying the pluses and minuses of it they decided the way they have presented is best. Mr. Ray stated that with the right appointments and proper landscaping one will not be aware that this is a typical strip shopping center. He added that they did not care to have just a plain strip center either but economics prevent them from developing it any other way. Mr. Whisler informed the Commission that the plan presented was just a site plan to show the change of use and they really have not gotten to the point of putting it together. Commissioner Shields asked if the boxed areas on the buildings in the drawing are where the signs will go. Mr. Whisler replied that these are for the signs and that the size of the box will depend on the size of the store. Each store will have the opportunity to put in their own lettering but Brian Properties will have some sign control on the property. Commissioner Jacobs asked if the turn-around area in back of the hardware store was large enough for trucks. Mr. Seaberg stated that it is 27 feet on one side and 30 feet on the other and this is large enough. Commissioner Mendenhall stated that he hoped the developers would make an attempt to disguise the parking lot by berming and landscaping. Mr. Ray said that they would put in some minor berming. In response to a question from Commissioner Mendenhall, Mr. Whisler said they would attempt to disguise the lighting. Commissioner Jacobs stated he felt the question of the status of the zoning should be answered. Chairman Genrich asked if they are requesting L - - Plan Commission Page 4 January 7, 1976 a change to B-1 zoning. B-4 would include all of the B-1 uses and it is the developers decision if they wish to request B-1. The annexation agreement stated that if there is a major change in the plan it must go before the Board. It also Xncludes certain uses and Chairman Genrich ��° asked Mr. Hettler if they are willing to agree with these. He replied a `�� that he saw no problem with any of theseeKnclusions. Chairman Genrich stated it is up to the Plan Commission to decide whether this is a major change or not. He polled the Commission and all were in agreement that the plan presented is a major change and requires a Public Hearing. Mr. Hettler stated that as he interprets the annexation agreement this property is presently zoned B-1 so there is no need for a Public Hearing. Commissioner Harris stated that the plan presented is a major change and it states in the annexation agreement that a major change requires a Public Hearing. A Workshop Meeting was scheduled in this regard for January 21 and the Public Hearing will be held February 4. The following matters are to be resolved: 1. Mr. Hettler, Mr. Raysa and Mr. Genrich will make a decision as to whether there will be rezoning as well as an amended annexation agreement for a substitute plan. 2. The developer was requested to present additional design ideas within a couple of weeks incorporating berming, land- scaping, etc. 3. The developer must get a letter from the bank indicating their willingness to cooperate regarding the driveway. 4. The developer is to meet with Mr. Seaberg and the Staff relative to engineering and traffic aspects of this plan. Mr. Zimmerman stated that he has been attempting for three years to build a hardware store in the Village. This is a last effort to locate in Buffalo Grove. He added that he is sure he can bring a first-class store to the area. Miller-Schwartz Mr. Ash, attorney for Mr. Schwartz, presented two plans of the proposed development. Plan B consists of approximately five acres of commercial on Dundee Road and eleven acres of apartments with a total of 216 units, 12 buildings of 18 units each. Plan C consists of total multi-family with 324 units, 18 buildings of 18 units each. Mr. Ash stated that it was his hope that the Plan Commission would approve Plan B because they felt that the area along Dundee Road lends itself more to commercial than multi-family use. Also, Plan B is better because of the topography. The area along Dundee Road is much lower than the rest of the property. If they must go to all multi-family, Plan Commission Page 5 January 7, 1976 they will be compelled to do a great deal of grading and filling in order to make the land usable. Mr. Soltan stated that there has been a slight revision in the plans. The location of the dedicated street into Dundee Road has been changed slightly. This change was made for two reasons: 1. At present there is an existing left-turn bay on Dundee Road at this point, and 2. At present the triangular piece is a proposed well site. Mr. Soltan added that his engineer has met with the Village Engineer and there are no problems with regard to the engineering aspects of the plan. Chairman Genrich asked Mr. Schwartz if he had met with the Park District. Mr. Schwartz stated that he had and was given copies of two memos sent to Miller Builders. He was told that the problem of replacing trees in Mill Creek had been taken care of. The other memo was with regard to the grade and slope of the retention basin. Mr. Myerson from Miller Builders asked that the Village contact him regarding this. Mr. Whited stated that he would check into this. Commissioner Mendenhall stated that the question regarding this was that the land was not delivered to the Park District in a condition that could be maintained by them. It is his opinion that this should be resolved before anything is approved. In reply to a question from Chairman Genrich, Mr. Seaberg stated that the well site is dedicated. However, there is no need of it as a well site but as an underground reservoir site. Mr. Ash said that he and his clients have been talking about buying it from the Village. Commissioner Harris asked if there was a different way of laying out the buildings. Mr. Soltan replied that they will not be layed out in identical patterns. They may also use different types of material on different buildings. Commissioner Kandel asked Mr. Soltan if they planned to fence the building along Dundee Road. Mr. Soltan stated that they haven't discussed it but he would imagine it would be nicer to screen with plantings rather than fencing. Commissioner Harris asked what the density per acre is on the two plans. Mr. Soltan said it is around 20 on both. In conclusion, Mr. Schwartz was asked to present any additional documents he may have to the Staff by next Wednesday, January 14, so they could be distributed the commissionersprior to the Public Hearing. to g Future Agenda V Chairman Genrich stated that he has been notified that Levitt wants to go back to single family on the Wagner farm and Surety Homes wants to purchase the Didier property. A Workshop Meeting for both was scheduled for January 28. Plan Commission Page 6 January 7, 1976 Meeting Schedule for 1976 The Plan Commission approved the meeting schedule for 1976. It will be distributed to the necessary agencies. Adjournment Commissioner Shields made a motion to adjourn and Commissioner Mendenhall seconded the motion. The meeting adjourned at 10:15 p.m. Respectfully submitted, da Isonhart Recording Secretary APPROVED: 6%!.J( Carl Genrich Plan Commission Chairman / � • • e