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1976-11-10 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Plaza Verde Phase II November 10, 1976 Chairman Carl Genrich called the Public Hearing to order at 8:05 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel Commissioners Absent: Mr. Jacobs Mr. Kuenz Also Present: Mr. Ron Grais, Developer and Attorney Mr. Sherwin Braun, Architect Mr. Arif Hasan, Architect Mr. Wayne Mucci, Landscape Architect Mr. Al Haeger, Engineer Mr. Dave Levine, Architect Mr. Charles Rosengrin, Architect Ms. Donna Force, Prospective Member Mr. John Marienthal, Trustee Mr. Carl Rapp, Director of Community Development Mr. William Whited, Administrative Assistant Chairman Genrich read the Notice of Public Hearing published in the Buffalo Grove Herald on October 26. Mr. Grais introduced himself as a general partner and general attorney of the partnership. He also intro- duced Mr. Sherwin Braun, Mr. Wayne Mucci, Mr. Al Haeger, Mr. David Levine and Mr. Charles Rosengrin. Chairman Genrich swore them in as witnesses. Mr. Grais stated that at the previous workshop meeting with the Plan Commission the question was raised concerning the quality of Phase Thin comparison with Phase I. After considerable thought they feel this is as good as Phase I. They will be using the same construction group and also will have the same architecture, signage, etc. What they will be building will be a mirror image of what is on the east side of the shopping center. Also asked at the previous meeting was why the office building isn't a high-rise. Mr. Grais stated that since that meeting he has toured the area and talked to some builders and it is their general opinion that the market does not exist in the suburbs for a high-rise office building. Plan Commission Page 2 November 10, 1976 Mr. Grais showed a rendering of what the Burger King will look like (Exhibit #174-17). He stated that it is identical to the design of the entire project. He also showed a rendering of the project including the Burger King from the east (Exhibit #174-18). Upon the request of Commissioner Mendenhall these renderings will be presented to the Plan Commission for their files after the Appearance Commission meeting on Thursday, November 11. L/ Mr. Hasan gave a brief summary of the statistics which are written on the plan. The project consists of 61 acres with a total ground coverage of 54,000 square feet. The plaza area is 18,000 square feet. The green space is 13% not including the landscaped islands in the parking area. If this were included, it would be 19%. Their parking is in excess of the ordinance requirements. There are 288 parking spaces. Mr. Braun stated they picked up the main artery road from Phase I. This extends west into Phase II and goes northerly back out onto Dundee Road. They brought the service drive through and around the west side. The restaurant has parking in front of it with auxiliary parking for five cars plus an enclosed trash area west of it. The flow of traffic is related to Plaza Verde Phase I. The buildings particularly have been carried through in terms of the architecture with the same materials. Mr. Braun added that presently they are trying to find out if there is sufficient brick identical to what was used in Phase I for Phase II. The stucco will be the same. Mr. Braun displayed the floor plan (Exhibit #174-15) to show what the plaza and interior of the offices will look like. He stated that between Buildings Fand G -there is a court. This area will be devoted to pedestrians and will contain seating. The sidewalks will have planters in them. Mr. Braun passed out a new elevation plan (Exhibit #174-16) showing the east and north elevation including Burger King. He stated Burger King will have the berm effect as is now see at JoJo's. They will be using the high-pressure sodium light fixtures that presently exist also. Mr. Mucci showed the landscape plan. He stated the landscaping will be a mirror image of Phase I. They will be using the same size and types of plant material. The berm treatment and planting along Dundee Road will be basically the same. There will be a heavy vegetation screen on the south side to provide a landscape buffer between the apartments and shopping center. Commissioner Keister asked if there were any special treatment required on the west side because of the steep embankment. Mr. Braun replied that the embankment is not on their property. Mr. Grais is trying to get in touch with the people who own it and ask them to do something to make it more acceptable. Mr. Haeger showed the engineering plan and stated that Phase II of Plaza Verde has been attached to the existing utilities on Phase I. The existing sanitary sewer runs along the south side and terminates just west of the existing road. They plan to extend it westerly and northerly and will terminate it in back of the Burger King site. i u i� .I Plan Commission Page 3 November 10, 1976 The storm sewer has three branches. There is a branch in the rear of the proposed building which will connect to an existing sewer in Villa Verde which was sized to pick up this portion of the site. The other branch will connect with the existing storm sewer that runs down the middle of the parking lot. This is the main one. These two go into an existing detention pond on the west side of new Arlington Heights Road. Another sewer comes from Arlington Heights Road and goes north to Dundee Road, then northerly into an existing sewer. Ninety-eight percent of the drainage will go into the existing pond, however. The third branch is a minor one. The water main is an extension of an existing system connecting to an 8" main and tap into an 8" main running on the west property line. They propose to tap on two additional fire hydrants. Mr. Whited gave his report stating that this is a continuation of the initial Plaza Verde. They find the design is good and the overall theme is being carried through. The landscaping looks attractive. The only potential weakness may be too many curb cuts but this has been handled by the posting of a sign making the west drive a service drive and right turn only onto Dundee Road. The development will be phased and zoning will be B-3. He added that Public Works stated they would like a 5' sidewalk along Dundee Road. The developer agreed to this. In response, Mr. Braun stated that this is not shown on the plan the Commission has because it was drawn up before this agreement. It is shown on the land- scape plan, however. Mr. Grais stated that Phase I will be Buildings F and G (including the Burger King), The parking lot will be finished to the edge of the two parcels marked future savings and loan and future commercial. These two areas will be covered with grass until the time they are developed. Mr. Whited stated they were a little concerned about how the drive-in facilities would affect the traffic control of the center. Mr. Braun stated that on the west side of the building there would be a canopy that would carry three or four lanes of traffic. People coming in would have a natural area specifically for the facilities and therefore there would not be any traffic in the main arteries. They have also provided some parking spaces for pedestrian traffic to the savings and loan. Mr. Grais stated that they have met with the savings and loan people and they have indicated that in the other facilities they are operating where there are drive-in facilities they are getting _at most 40 uses a week and in all probability will not pursue the drive-in facility. However, they have provided for it if they decide to have it. Upon Commissioner Goldspiel's request, Mr. Mucci pointed out the green areas around the project. Discussion followed regarding the landscape plan. Commissioner Goldspiel questioned the presence of the Burger King sign in front of the restaurant. Mr. Braun stated that this is the pylon they are permitted and it has been scaled down considerably. Thislgn signhat is 8'x8' and usually Burger King signs are 12'x12' . Plan Commission Page 4 November 10, 1976 Commissioner Shields asked if the savings and loan will be the same as the one that is in the shopping center now. Mr. Grais stated that it is the same one. Commissioner Keister asked what they would put in this area if there is no need for the savings and loan. Mr. Grais replied that he didn't know. Commissioner Harris stated that he is concerned about the traffic at the drive-in facility. Mr. Grais said that this is different from a bank and there would not be the same amount of traffic as a bank would have. Mr. Braun measured the area on the plan and stated that there is room for six cars in length and four lanes across. Mr. Grais added that at the time that building comes into fruition they will have to review the plan with the Staff pursuant to getting a building permit. They are not asking for approval of a drive-in facility because it is not there. Nothing else will be built there without coming back to the Commission for approval. • In response to commissioner Harris, Mr. Grais stated that they are presently committed to building the savings and loan facility under a lease arrangement with Home Federal. Commissioner Harris stated that he liked the original plan with a theater and high-rise office building more than this one. Mr. Grais replied that they would very definitely like to see a theater in the future commercial area also. They are working for one but right now he can only build what there is a current need for. At present the most desirable place for a theater in Buffalo Grove is in Lake County because of the way the union is set up. He added that in regard to the office building, at present there is a demand for more first floor office space. Commissioner Harris asked what the developer based his parking calculations on. Mr. Braun stated that they evaluated the parking based on both medical and general office area. The Public Hearing adjourned at 9:05 P.M. Respectfully submitted, APPROVED: L nda Isonhart Recording Secretary 674.4/ 14;C-&. Carl Genric , Chairman 1 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Plaza Verde Phase II, Zale Development November 10, 1976 Chairman Carl Genrich called the meeting to order at 9:05 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel Commissioners Absent: Mr. Jacobs Mr. Kuenz Also Present: Mr. Ron Grais, Developer and Attorney, Plaza Verde Mr. Sherwin Braun, Architect, Plaza Verde Mr. Arif Hasan, Architect, Plaza Verde Mr. Wayne Mucci, Landscape Architect, Plaza Verde Mr. Al Haeger, Engineer, Plaza Verde Mr. Dave Levine, Burger King Mr. Charles Rosengrin, Burger King Mr. Ed Zale, Developer Mr. Bruce Johnston, Architect, Zale Mr. Jon Nelson, Architect, Zale Mr. Robert Cowhey, Engineer, Zale Mr. John Mays, Attorney, Zale Ms. Donna Force, Prospective Member Mr. John Marienthal, Trustee Mr. Harold Roggendorf, District 102 Mr. Stan Crosland, Park District Mr. Carl Rapp, Director of Community Development Mr. William Whited, Administrative Assistant Plaza Verde There was discussion concerning asking the developer to come back for approval if something other than a savings and loan is built in the area provided for it. Mr. Grais agreed to this. Commissioner Mendenhall made a motion that the Plan Commission recommen to the Village Board the approval of the Plaza Verde plan on the condition that the developer come back to the Village for approval Pp other than a savings and loan is built in the arearovio provided ifd something per the following exhibits: Pr forrand it #174-13 - Site Plan #1?4-16 - Elevation of north #1?4-15 - Floor Plan#174-14. Elevations and east including Burger King #174-�7 - Rendering of Burger King #174-18 - Rendering of Burger King from east from north L/ Plan Commission Page 2 November 10, 1976 Commissioner Kandel seconded the motion and the following vote was taken: Commissioner Mendenhall yes Commissioner Shields yes Commissioner Harris yes Commissioner Goldspiel no Commissioner Keister yes Commissioner Kandel yes The motion carried. Commissioner Goldspiel stated that he felt this plan is a disappointment and does not mirror the east side of the shopping center. The meeting adjourned at 9:15 P.M. to hold the Public Hearing on Zale and reconvened at 10:30 P.M. Prospective Member Chairman Genrich introduced Ms. Donna Force. Ms. Force is attending the meeting as a prospective member. Zale Commissioner Keister and Commissioner Harris stated they had several things they would like changed in the annexation agreement. After further discussion the developer was asked to make the following changes and corrections in the annexation agreement: 1. List only the exceptions and variations to the zoning ordinance. The following items will remain: (3)Lot Size, second paragraph of Side Yards, Rear Yards. 2. Delete "Open parking areas" under Permitted Obstructions. 3. Add a bedroom count for both single-family and multi-family. After discussion the developer agreed to add a bedroom count of 50% three-bedroom and 50% four-bedroom for single-family and 50% two-bedroom, 10% three-bedroom and 40% one-bedroom in the multi-family. 4. On page 7, under "E" a sentence will be added to the effect that, "The Village will forgive amount of dollars in return for the developers conveyance of parcel." 5. Delete the last two sentences of "E". 6. On page 7, under "F" delete the word "retention." 7. J On page 9, under #7 add a phrase stating there will be no increase of tap-on fees for three years. 8. On page 11, under 13(a) a sentence should be added stating that at the time of final plat approval for the first phase the developer will donate the land to the school district. Plan Commission Page 3 November 10, 1976 9. On page 16, under #19 there is a phrase missing in the last four lines. 10. Change the zoning classification to B-1 for the entire commercial area. 11. Add a statement committing the developer to come back for plan approval of the commercial site. Commissioner Harris questioned the fact that no dollar amount for the donation was stated in the annexation agreement. Chairman Genrich stated that the Plan Commission will meet again with Mr. Zale on December 1st and asked him to present a revised annexation agreement by November 23. He added that when a motion is made on the plan it will be conditioned upon: 1. The developer's agreement to look at the possibility of trading of lots for a larger park site. This can be handled at the time of final plat approval. 2. The developer's guarantee of the school building site. 3. Presentation of a revised annexation agreement. Commissioner Kandel made a motion that the meeting adjourn and Commissioner Keister seconded the motion. The meeting adjourned at 11:30 P.M. Respectfully submitted, al,-(Lii-Xielt417 L da Isonhart Recording Secretary APPROVED: ./ 464A.,:- C Carl Genrich, Chairman c Li PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Zale Development November 10, 1976 Chairman Carl Genrich called the Public Hearing to order at 9:15 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Mr. Kandel Commissioners Absent: Mr. Kuenzs Also Present: Mr. Ed Zale, Developer Mr. Bruce Johnston, Architect Mr. Jon Nelson, Architect Mr. Robert E. Cowhey, Engineer Mr. John Mays, Attorney Ms. Donna Force, Prospective Member Mr. John Marienthal, Trustee Mr. Harold Roggendorf, District 102 Mr. Stan Crosland, Park District Mr. Carl Rapp, Director of Community Development Mr. William Whited, Administrative Assistant Chairman Genrich read the Notice of Public Hearing published in the Buffalo Grove Herald on October 26. Mr. Zale introduced himself, Mr. Bruce Johnston, and Mr. Robert Cowhey. Chairman Genrich swore them in as witnesses. Mr. Zale stated he would like to make it a matter of record that they have been in touch with the school district regarding the designated school property. The school district requested soil borings on the property to make sure it is buildable. He has ordered these and the report will probably be in the school district's hands at the end of the week. At this time they guarantee to the school district that the property is buildable. Mr. Johnston briefly went over all the exhibits that have been presented in the workshop sessions: 1. The aerial photograph showing the subject site and surrounding land use onto which is superimposed the various categories of land use zoning in Buffalo Grove and the surrounding county. It is approximately 209 acres. The property is bordered u i _ . _ - - -- __ --- Plan Commission Page 2 November 10, 1976 by Busch Road on the north, Weiland Road on the east, Pauline on the south and Route 83 at the southwest corner. Also superimposed is the open space plan off of the Buffalo Grove Master Plan and it indicates the water course system onto which has been superimposed a bicycle path system. (This exhibit was not placed in the Plan Commission files. It was given to Mr. Whited and he will place it in the small storage closet adjoining the council chambers.) 2. This shows specifically the subject site. It is a drawing which is colored to show the topography of the site. It is a gently rolling site. The dark area is the lowest elevation which is Aptakisic Creek. The lightest area is the highest elevation and is at the southwest corner. (Exhibit #630-4). 3. An analysis of the topography in terms of slope and drainage. This indicates in red dash lines the primary ridge areas indicating the majority of the site slopes to the northeast into Aptakisic Creek. There is a minor water shed that flows westerly and northerly into the lower flood plain area at the approximate west center of the site.(Exhibit #630-5). 4. The preliminary development plan. The land use is single-family detached, multi-family and commercial. Also shown is the dedicated open space in the form of parks, recreational sites and detention. There has been a change in detention from the previous plans. The concept of development is a major road system that ties from the front door of the project at Route 83 into the major north-south collector that runs through the site. There is another collector that ties into Weiland Road. The central feature is an 8 acre school site located on a major collector street. They have tried to disperse other open sites throughout the development. The commercial site at the northeast corner is 5 acres. The multi-family is 7i acres. (Exhibit #630-6). 5. This shows the phasing of the plan starting in the southwest corner. This is the location of the two model areas. Phase two is in the middle (includes the school site. Phase three is the north end of the site and the entrance on the south and phase four is the commercial and multi-family. (Exhibit #630-7). 6. This plan refers to the annexation agreement.g Parcels Al, A2, A3, D, E, Fl, F2 and F3 are to be zoned and classified as R-6. The area shown as parcel B is to be classified R-9. The commercial is broken into two sections. One section is C-1 and will be classified as B-1. Parcel C-2 is classified as B-2. This is pursuant to the modification of the annexation agreement and Public Hearing. Plan Commission Page 3 November 10, 1976 Mr. Johnston distributed a revised statistical sheet. The only area of revision is in the preliminary open space calculations. They previously included the area in retention and, therefore, the area in bike path and parks has increased from 8.15 acres to 9.33 acres. This also increases the area in parks and detention from 3.40 acres to 6.32 acres. This statistical sheet is marked Exhibit #630-9 in the Plan Commission files. Mr. Johnston stated that the major right-of-way is 70' with 35' pavement back of curb and a sidewalk on both sides. This runs north-south as well as east-west. The balance of the streets have a 50' right-of-way with 27' pavement back of curb and a sidewalk on one side. At a previous meeting a question was raised about the possibility of turning two cul-de-sacs around in order to shorten the walking distance from the homes to the school. Mr. Johnston stated that they looked into this and turning these around would affect the drainage. By turning these around it would improve the access to the school for only two lots so they left them the way they were in favor of the drainage. Mr. Johnston stated that originally they showed the area in the northeast as a lake area and now they show Aptakisic Creek with a detention area and feel most of the time this will be usable space. According to Mr. Johnston, the bike path around the detention basin has changed shape slightly. They also relaid it in the school site and at this moment in their best judgement is where it might permanently end up. Mr. Whited reported that this is the third major plan the developer has presented since they first came in. They have spent a lot of time with the Staff working on what the Staff feels they can live with from a maintenance point of view and what is good for the Village as a whole. The park and school sites are centrally located and the park sites will be graded according to the uses the Park District has given them. This is the first time the Village has done this. He added that one of the strongest points of the plan is the bike path system. Mr. Whited further stated that the gross unit density is 3.76 persons per acre. Donations have been met to the satisfaction of both the school and park districts. All roads will be dedicated and built by the developer. Commissioner Kandel stated that he is concerned about what the commercial property will be in the future. There is no plan for it. Mr. Zale stated that they have to come back to the Village for any development of the commercial or multi-family. Mr, Johnston added that as of today it is their consideration that this is zero land use, There is no market at this time for either multi-family or commercial. Commissioner Kandel asked when the work would proceed on the green south of the multi-family. Mr. Johnston replied that this will have to come fairly early because this is the major detention for the area. It will probably be phased as the development phases. im/ ia..1 ------ Plan Commission Page 4 November 10, 1976 Commissioner Harris asked what happened to the flood plain area that was shown on the right-hand side of the plan toward the bottom. Mr. Johnston replied that these areas are being recovered. They are pockets the way they exist now. The developer will be providing compensatory storage to make up for these. Commissioner Harris asked if they anticipated any problems in construction in the larger of these areas. Mr. Johnston replied that they don't. Commissioner Mendenhall stated that he is concerned about the commercial area. He sees it as being developed into a convenience center. He does not think that is what he would like to see there. Mr. Zale said that he thinks a small convenience center is exactly what they will be considering in that area. It does not have to be unattractive and he feels there will be a definite need for one. Commissioner Mendenhall stated he would rather see it put near Route 83. Mr. Johnston replied that this happens to be a particularly good site for this kind of 1 activity because it has a very strong natural buffer at this point. It can be designed very consistently with the multi-family. The three corners are designated for industrial use at this point. In response Commissioner Mendenhall stated that he doubts whether the industrial will come about to the north. In response to a question from Commissioner Mendenhall, Mr. Crosland stated that at one time they were asking for consideration of enlarging the park in the south by trading off some lots because they feel there would be room for tennis courts and activity areas for two different age groups. However, they have been given to understand that there are no lots that could be traded. Mr. Johnston said that there is some buildable area south of the detention area that could possibly be traded. Mr. Cowhey stated that if they start trading lots in the detention area they would be encroaching on what they have in mind for that area. It is a possibility but something he would like to look into further. Mr. Roggendorf, District 102, stated that he has nothing but praise in their dealings with Mr. Zale. He asked if it is reasonable to assume that they would have an allowable bearing pressure of 3,000 pounds per square foot at 15' below the present grade. Mr. Cowhey said yes they can assume this. Mr. Roggendorf asked if they were not able to meet this requirement would the school district either get different land or money in lieu of the land? Mr. Cowhey stated that this is a reasonable assumption and Mr. Zale agreed with this. Mr. Roggendorf stated that his information from the School Board is that they are getting some money in lieu of land (between 3 and 4 acres). He asked if they could give him some idea as to when this money would go L, to the district. Mr. Zale stated the first payment would be in the form of land on Phase I. If it didn't cover all of the lots they would make up the difference with money. (This would be the first year.) The second year they would be giving the school district the balance of the funds in money or if there is land left over they would give land and money. They have a requirement of 15.32 acres and are donating 8 acres. Plan Commission Page 5 November 10, 1976 After further discussion, Mr. Zale stated he would leave the timing of the donation up to the school district. They can begin contributing $250 per house at the time the permits are issued starting with Phase I. Mr. Roggendorf was agreeable to this. Commissioner Mendenhall asked if the children from this development would be going to another school. Mr. Roggendorf replied that the school will be for about 900 students so it is large enough to contain the students from the development. Commissioner Goldspiel asked if the school district felt this development was detrimental to them because it is not industrial as depicted in the Master Plan. Mr. Roggendorf stated that in talking to Village officials he has the impression that there is still a large area destined for industrial in the district so this should not be detrimental. Commissioner Goldspiel asked what the depth of the creek will be. Mr. Cowhey replied it will retain it's existing depth which is 3' to 4' . He added that the detention area will provide the need for detention in very big storms. There might be a minor strip along the creek that might carry some water during minor rains but otherwise the detention area will be dry. Commissioner Goldspiel asked why they are splitting the commercial piece between B1 and B2. Mr. Zale stated that B-2 is one acre in size and is the zoning required for a gas station. They contemplate the possibility of a gas station on the corner. He added that the distance between the gas station and residential would be 400' . Commissioner Harris stated that the zoning ordinance requires a minimum of 4 acres for B-2. P/T '. 72.0-(&547 decided to leave the entire commercial area as B-1. The Public Hearing adjourned at 10:25 P.M. Respectfully submitted, APPROVED: L nda Isonhart Recording Secretary &-d Carl Genrich, Chairman