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1976-11-03 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Elston Shopping Center November 3, 1976 Chairman Carl Genrich called the meeting to order at 8:00 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Ill. 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. Thomas Strey, Koenig and Strey Mr. Ed Egan, Koenig and Strey Mr. Ronald Dahiquist, Architect Mr. Weldon Cook, Elston Builders Mr. William Cook, Elston Builders Mr. George Anderson, Engineer Mrs. Clarice Rech, Trustee Mr. John Marienthal, Trustee Mr. Chuck McCoy, Director of Public Works Mr. Carl Rapp, ,Director of Community Development Mr. William Whited, Administrative Assistant Village Center Chairman Genrich stated that he feels there is a problem concerning the development of the areas surrounding the Village Center tore. The consultants' report on the Village Center makes recommendations for land use on the western side of Route 83 and in other areas across from the Village Center area that are in conflict with the Master Plan. Some of these areas are identified in the Master Plan for commercial use and the consultant recommends that they not be commercial areas. Chairman Genrich asked that Commissioner Shields chair a committee consisting of Commissioners Jacobs, Mendenhall and Harris to study the problem of proposed land uses for this area and make a recommendation back to the Commission. The key to this seems to be that the Plan Commission needs to determine for itself the degree of importance that would be attached to limiting commercial in areas outside of this core in order to insure that the Village Center core will be developed and will be encouraged. He added that he does not visualize this as something the Commission will take an official stance on but it needs to be aware of the problem. Plan Commission Page 2 November 3, 1976 Board Referrals Chairman Genrich expressed his concern regarding the Plan Commission's heavy workload. He proposed that because we have a work schedule that will carry well into the new year, the Plan Commission request the Village Board not to refer additional developments to the Commission until our workload has eased. After further discussion, the Commission decided not to make that motion to the Board at this time. It was suggested by Commissioner Goldspiel to begin holding meetings every week again. Commissioner Mendenhall agreed with this suggestion. Golf Course Mrs. Rech stated that she has been appointed as Chairman of the Golf Course Acquisition Committee. She is at the meeting tonight to explain about the mechanics of the acquisition and to ask for a volunteer from the Plan Commission to serve on the committee. The whole concept of open space and the golf course in the Village is a planning one and the Plan Commission should have a voice in it. Mrs. Rech went on to explain the financial aspects of the acquisition. Extensive discussion followed. Commissioner Keister and Commissioner Kandel volunteered to serve on this committee. Approval of Minutes Commissioner Keister moved to approve the minutes of the Public Hearing of October 20 subject to corrections and changes. Commissioner Kandel seconded the motion. The motion carried that the minutes be approved subject to the following changes: Page 4, paragraph 8, line 9 change "enjoin" to "join". Commissioner Kandel moved to approve the minutes of the Regular Meeting of October 20. Commissioner Keister seconded the motion. The motion carried that the minutes be approved subject to the following changes: Page 3, last paragraph, change the first three lines to read, "Commissioner Keister agreed with Commissioners Harris and Goldspiel in their points. In addition, just because multi-family development may not be feasible at this time he does not feel the Village "; page 4, second line, change "property" to "proper"; at the end of the minutes add a footnote stating the changes in the minutes of the September 15 meeting made at the October 20 meeting. Elston Builders Shopping Center Mr. Dahlquist reviewed the list of requests made by the Commission at the last meeting with the developer and pointed out the changes made on the plan. Mr. Dahlquist stated that he talked with Mr. Herbst from Poppin Fresh concerning the possibility of connecting Elston's circulation with their's and he was adamantly against it. Plan Commission Page 3 November 3, 1976 The developer met with the Staff concerning the parking problems. As w- I'717 requested, the developer got rid of the parking along the front of the Fever' building and the parking space at the end of the sidewalk. They also added sidewalks along Dundee Road and Old Buffalo Grove Road. In addition, they revised the entire scheme to diagonal parking because the Staff felt it would be easier to manipulate for vehicular traffic. Mr. Dahlquist presented an elevation plan, Exhibit #915-4, and also a development plan, Exhibit #915-3, which included an alternate parking layout. He stated the alternate layout reduces the side yard to 13' and thereby they are able to add green strips to the parking lot. There is a possibility that a variance of 5' may be required. Commissioner Mendenhall stated that he did not think a variance would be needed. Mr. Dahlquist referred to the garbage refuse area stating that after considerable thought they decided to put it at the end of the service drive in the southwest corner and fence in the area around the bins. In the rear of the property will be a 12' landscaped green strip with a 3 to 3i foot hedge. The construction of the rear of the building will be face brick. There will be doors in the rear of the stores and a minimum of windows. The windows will be glass block. There will also be some decorative lanterns to carry over the scheme from the front. Concerning the grading, Mr. Dahlquist stated that the existing property in the southwest corner has a grade of 92. The grade is the same at the southeast corner and 2' deep in the center. The grade of the house in the rear is 93. Building A will be about 1' taller than Building B because of the grade. Mr. Anderson, engineer for the developer, stated that detention will be handled by an underground system of conduits plus some surface storage on top of the parking lot. During a 100-year rain the depth will be 9" and in some areas only 6". Commissioner Keister asked if they were using a pipe or swale on Old Buffalo Grove Road. Mr. Anderson stated that there will be a pipe extended away from the intersection about 15' . There is a 50' length of storm sewer connecting to an existing basin and extending out to a small headwall and intercepting drainage from the street as well as drainage that is from tributaries. The area will be treated with sod and will be maintained by the developer. In response to a question from Commissioner Harris, Mr. Anderson stated that the surface of the parking area will be saucer shaped and 9u deep in a 100-year rain. In a normal minor rain there will not be any water standing. Orifices in the pipes will drain the water. Mr. Rapp stated that they want to limit the depth to 9" maximum. Mr. Rapp stated that the median strips in the islands should be 8' face to face so they are big enough for trees. Plan Commission Page 4 November 3, 1976 Commissioner Keister stated that the plan shows trees in the parkway and the parkway is 12' from sidewalk to the edge of the pavement. Also in the parkway is the swale that will have a 3 to 1 slope and if a tree is planted the flow of water in the swale will be restricted. Mr. McCoy stated that this will have to be worked out. Mr. Rapp stated that if this is a problem the developer will have to agree to provide additional storm drainage. Commissioner Keister asked the engineer if they had entertained the idea of underground drainage along Old Buffalo Grove Road. Mr. Anderson replied that they are governed by the system they are tying onto. By closing it up you will be asking for problems. Commissioner Kandel stated that when Poppin Fresh asked for approval of their plan the bank, who owned the property at the time, indicated that the future developer of this portion of the property would have to put in some storm retention in the form of a pond in the southeast corner of the property and the Plan Commission felt this was a good idea. Now they show a swale instead. Mr. Anderson stated that this was before there was a development plan for the site. A pond would not serve the areas that are tributary. Mr. Rapp stated that they have a minimum number of parking spaces now so there is no area available for a pond. He added that this is a preliminary plan and reserves the right to alter the storm sewer and make sure all the conditions are met before it goes to the Board. -Commissioner Keister asked if the police and fire departments have reviewed the plan, especially with regard to the deadend service drive. Mr. Whited stated he reviewed the plan with Mr. Dettmer, Assistant Fire Chief, and he had no problems with it. The police just want to make sure they put lights in back of the building. He will get comments from both departments before it goes to the Board. Commissioner Harris questioned whether a variance was needed for the 13' buffer zone in the alternate parking area layout. After further discussion and reviewing the zoning ordinance it was the conclusion of the Commission that a variance is not needed because there are two buildings instead of one. Commissioner Mendenhall stated that the berm in the back is shown on the plan as 3' high. The ordinance requires that there should be something to create the effect of a 6' screen. It could be landscaping, a fence or a combination of the two. Commissioner Mendenhall asked if they plan to berm in front on Dundee Road. Mr. Dahiquist replied that they had no plans at this point to do this. Commissioner Mendenhall asked if they would in order to conceal the parking lot. Mr. Dahiquist stated that this can be done without any problem,a� t t9 wouid- Czns+c4--re )-b. (J2-,= i1/7e, Commissioner Goldspiel had a question concerning the relationship between this property and flooding that occurred which blocked off Dundee Road at one time. Mr. McCoy stated that the C circumstances" corrected. He added that this development will not be a detriment ato beenl��'►��76 �) residential to the south of it and there is not enoughl the to cause a runoff onto Dundee Road. g property involved Plan Commission Page 5 November 3, 1976 Commissioner Goldspiel asked if there has been a change in the rear elevation of Building A. He thought there had been windows in the original plan. Mr. Dahlquist stated that they had initially thought they would be putting windows in and then they saw that the grading would be higher than the floor and the floor will have to be depressed so it was felt the windows should be eliminated. Each unit will have a glass block panel in the rest room. Commissioner Goldspiel questioned the location of the garbage area and also the sidewalk which goes between Buildings A and B out onto the service drive. Commissioner Harris stated that according to the zoning ordinance the developer had to provide a loading berth which had to be 50' from the property line. Commissioner Mendenhall stated that if it were enclosed it would not have to be 50' from the property line. Mr.Dahlquist said that this would be no problem. They will provide an enclosed loading berth in the service drive. Commissioner Mendenhall made a motion that the Plan Commission recommend to the Village Board the approval of Elston Builders shopping center development plan alternate parking layout, Exhibit #915-3, and the elevation plan, Exhibit #915-4, dated October 13, 1976, on the condition that they: 1. Place a loading berth on the plan. 2. Indicate the 12' buffer strip on the back as 6' high. (Now shown as 3' high) Commissioner Shields seconded the motion and it carried unanimously. Vice-Chairman Chairman Genrich moved that Commissioner Keister be appointed as Vice-Chairman of the Plan Commission. Commissioner Mendenhall seconded the motion and it carried unanimously. Plaza Verde There was a short discussion regarding Plaza Verde. Chairman Genrich stated that the developer has agreed that they will put a entrance next to the Pontiac dealer marking it as a service lentrance gn on eonly and right turn only to Dundee Road. Adjournment Commissioner Shields moved that the meeting be adjourned. Commissioner Keister seconded the motion and the meeting adjourned at 10:30 P.M. APPROVED: % Respectfully submitted, CCid4-2 )/2)- 4/ C e is , a rman da Isonhart Recording Secretary