Loading...
1976-07-21 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Fotomat/ Phoenix Rt. 83 Development / Lake Cook Rd. Development/ Long Grove Agreement July 21 , 1976 Chairman Carl Genrich called the meeting to order at 8: 10 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Goldspiel Mr. Shields Mr. Jacobs Mr. Kandel Mr. Kuenz Commissioners Absent: Mr. Keister Also Present : Ms. Jan Powers, Real Estate Representative for Fotomat Mr. Al Frank, Developer, Phoenix Development Mr. Salvatore Balsamo, Architect, Phoenix Development Mr. Mike Cahill , District 96 Representative Mr. C. McCoy, Director of Public Works Mr. A. Seaberg, Village Engineer Mr. Wm. Whited, Administrative Assistant Mr. John Marienthal , Trustee Approval of Minutes _ at. r/�/7`) Commissioner Mendenhall made a motion to approve the minutes of the Radar Meeting of July 7, 1976. Commissioner Kandel seconded the motion. The motion carried that the minutes be approved subject to the following changes: On page 3, paragraph 2, add "and most of the present commissioners were not present then"; on page 3, paragraph 8, strike "to include the garages to look as much as possible like the unit" from the last sentence and insert "to make the garages look more like an integral part of the building."; on page 5, paragraph 3, change the last word in the paragraph to 'approved' ; on page 6, add a second paragraph to read as follows: "Commissioner Goldspiel asked how much of the common area would be detention area; the answer was that all of it would be."; on page 6, paragraph 1 , line 2, strike ' inconsistent to' and substitute ' inconsistent with' . Communications Chairman Genrich noted that some Plan Commission meetings have been quite lengthy; he said he realizes problems exist and an attempt will be made to resolve them. More committee work should facilitate meetings in the future. Plan Commission July 21 , 1976 Page 2 Chairman Genrich further stated that he would like to go on record saying that the Plan Commission is against submeetings going on during the regular meeting; also, while maintaining a democratic and informal atmosphere, more attention should be paid to speaking in turn and not interrupting commissioners. In short, attempt a more business-like meeting. Fotomat Ms. Jan Powers, Real Estate Representative for Fotomat , previously appeared before the Commission on June 2, 1976 requesting approval for a Fotomat kiosk to be erected in the northeast corner of the Buffalo Grove Mall . The Plat of Survey (Exhibit #626-1) is in the Commission file and Ms. Powers appeared at this time to present their case for the second time. Ms. Powers referred to letters from Buffalo Grove Associates, Ltd. , Plaza Verde, and Mr. Paul Gerst , President of Enercology Corporation (addressed to Mr. Fabish and the Plan Commission) stating disapproval of the installation of a Fotomat and pointed to financial gain as the motivating factor in each case. Ms. Powers distributed architectural renderings and photographs to indicate alterations made in the building colors and motif in an attempt to improve aesthetics of the unit and respond to Plan Commission objections. Powers stated that the photo shows existing West Coast kiosks which she chose to submit because of their resemblance to the Plaza Verde motif which the Plan Commission seemed to her to approve. She added that changes could still be made in color and/or materials if the Commission requested it. Regarding possible future exterior alterations to the Buffalo Grove Mall , Powers said Fotomat wouldbe willing to make any exterior changes to the kiosk to maintain conform- ance with the shopping center motif, even if these changes were six months or so in the future and money had already been spent on a kiosk design. Mr. Paul R. Gerst , 1197 Oak Trail Drive, Libertyville, President of Enercology, parent company of Camerasound, and member of the Lake County Zoning Board asked several I questions of the Commission: Is this accessory use or principal use--if accessory, does the Zoning Ordinance permit accessory use under this zoning (B-3) ? Gerst felt it did not. Also, how does the Commission respond to the fact that the structure is not in conformance with BOCA code? Gerst continued to voice opposition to the Fotomat installation mainly on the basis of his statement that kiosk merchandising is not the type that will develop Buffalo Grove and Lake County into a healthy, viable mercantile community. Responding to Commissioner Kandel , Powers stated that sales tax revenue would be in the area of $200 to $500 annually. Regarding the additional landscaping shown on the photograph, Powers said it is not part of the standard procedure but it will be done in this instance. Regarding film handled, Powers stated it is only Kodak and �./ the Fotomat brand. Referring to Mr. Gerst 's testimony, Commission Shields asked whether this is an allowable use under B-3 zoning . Whited responded that this is a technical point-- the Fotomat is strictly a commercial type use, selling and merchandising film. Regarding conformance to BOCA code, Whited stated he had spoken to Building Commissioner Dettmer who informed him BOCA has a special category for this type of building and the absence of plumbing is not a crucial factor. Plan Commission July 21 , 1976 Page 3 Goldspiel asked if any thought had been given to the difference in the gradient between Arlington Heights Road and the parking lot at the north end of the center and the effect on traffic going past the proposed establishment. Powers responded that the question with regard to the gradient concerned the possibility of flooding and she felt there would be no problem since the kiosk sits on a cement slab. Goldspiel asked about arrangements made for use of sanitary facilities and Powers stated that the corner gas station had agreed to allow Fotomat the use of their facilities. Chairman Genrich noted that technically, it would be a revision of the site plan to include the Fotomat in the B-3 zoned parcel , if it is approved by the Commission. There was some discussion of future changes that might occur in the Buffalo Grove Mall and how these would relate to the proposed Fotomat. After continued discussion, Commissioner Kandel made a motion recommending approval of the change in the site plan of the Buffalo Grove Mall to include a Fotomat. Commissioner Mendenhall seconded the motion on the condition that architectural design of the Fotomat kiosk be made compatible with proposed redesign of the Buffalo Grove Mall . Commission Kandel agreed to the addition. Commissioner Mendenhall said he sympathized with Fotomat ' s efforts but wondered whether this is what the Village wants. The following vote on the motion was taken: Commissioner Mendenhall - No Commissioner Goldspiel - No Commissioner Harris - Yes Commissioner Jacobs —Abstain Commissioner Shields - Yes Commissioner Kandel - Yes Commissioner Kuenz - No expV, .[y- (- 1 i74,) Chairman Genrich broke the tie vote by voting 'Yes ' and gttw-+ -red his vote saying that it allows Fotomat to go to the Village Board who can then make the decision. Commissioner Goldspiel said that it seemed to him that this type of structure would lend itself to exploitation of the employees (part-time, four hour shifts) and he can 't see approving a facility that doesn't have sanitary facilities on the site. At the request of Mr. Paul Gerst, Chairman Genrich requested Ms. Isonhart, Secretary, to mail certified copies of the minutes of this meeting and all prior meetings relating to the Fotomat proposal to Mr. Gerst. Phoenix Route 83 Development Mr. Al Frank stated that since July 7 he and his partner have been trying to comply with requests made by the Plan Commission at that meeting regarding their proposed townhouse plan; however, it became apparent to them that what the Commission is asking would not be workable within the confines of the 1972 approved site plan. Specifically, the request for a 35' collector street and additional parking would materially affect the plan--some of the units would be 5' f rom the pavement line. Further, in review- ing their previous agreement to allow Banbury Lane to go through the development, Frank said they had decided against this as it would impose a hardship on the development in that single family units to the morth would use Banbury as a through street to Route 83. This point seemed to Frank to be at the basis of the Engineer's request for the 35' collector street. Touching on other aspects, Frank said that he has received information through Mr. Whited that the Ordinance stands by itself and there Plan Commission Page 4 July 21 , 1976 is no limitation on the number of bedrooms allowed in the development; also, he is informed that there is no requirement to put the swimming pool and clubhouse in at the first stage. As a result of the difficulties encountered in altering the townhouse plan to suit the Plan Commission, Frank proposed the idea of developing the property as single family detached. He emphasized that he wished this to be an informal presentation to explore the possibility of the single family plan. The alternatives to it would be living with the landplan as it is despite the negatives, or adopting another land plan of townhouses. He requested the Commission 's preference. After discussion of what would be entailed in obtaining rezoning of the parcel Special Use PUD (public hearing and resubmit landuse plan for development) , Frank said they would be willing to go through the cost of putting together the package if they had the feeling that the Commission would look with favor on it. Frank said they would request rezoning the entire parcel straight single family detached if they decide to do so at all . In the event they didn 't get the Special Use zoning, Frank said they would still have the present zoning. Financially, they can come out equally well with less single family (150 proposed) or more townhomes (242) . Harris stated that from the financial standpoint, he doesn't like the shift to single family. A positive tax advantage to Lake County becomes negative with single family units as was shown in a recently submitted study. Commissioner Goldspield related that he was surprised to learn that with Centex, figures revealed that the change to single family from townhouse would have less adverse impact on the school than retaining townhouses. This was attributed to the reduction in number of units which would also occur if the Phoenix parcel were rezoned. Mr. Balsamo asked what specific ordinance governs this piece of property so there is no ambiguity as to contributions. Chairman Genrich stated that the Village position as defined by Attorney Raysa is that 103 thousand dollars in the Annexation Agreement was based on a certain bedroom count and estimate of school children and the Village has the figures that support that figure. If Frank and Balsamo plan to increase the number of bedrooms of that previously approved plan, the amount of contribution for schools would have to be renegotiated. Mr. Whited noted that Raysa has said the bedroom count is not fixed by the Annexation Agreement. Regarding the opening of Banbury Lane from the north, Harris recalled that the previous owner Phoenix agreed to and approved it. Harris stressed the importance of children being able to travel easily to the elementary school to the north. Commission Mendenhall agreed with the importance of this factor. When Seaberg volunteered that a 27' street with 60' right of way would be acceptable, Balsamo said he would agree to the Banbury Lane opening. Frank suggested making a deal with Surety Builders/ Camelot to exchange one of the lots at the east of Phoenix for one in the area of Banbury Lane at the north of Phoenix in order to create a collector to the east of Phoenix, rather than using Banbury Lane. Mendenhall liked the idea which provides more direct access to the school , better pedestrian access, and discourages vehicular flow through the development. Regarding the ongoing discussion as to the Commission 's preference for or against sir gle family usage, Commission Goldspiel noted that the Master Plan indicates the area as single family. At this point, the Commission agreed to look at the single family plan Frank had drawn up for this meeting. Plan Commission July 21 , 1976 Page 5 Mr. Balsamo outlined the proposed plan as a 50' radius cul de sac plan; there is one way in and one way out off of Route 83; it is basically a single family plan with 27' streets with 60' right of way. Minimum lot size will be 60' x 100' with 25' setback on the property. There will be a retention basin to the southeast. Homes will range in price from $70,000 to $80,000. Mr. Balsamo said they would ask to maintain the contribution that has already been made for this property in terms of park, and schools; it would work out to be the same in total dollars but more per unit. Clubhouse recreation facilities would be eliminated from the single family plan. Commissioner Harris felt that in exchange �./ for dropping the clubhouse, a park site should be donated, especially since these residents are across Route 83 and not in close proximity to Village parks. Commissioner Kandel noted that because of the cul de sac concept throughout, it is difficult for children to get to the school at the north without circling the perimeter of the development. He suggested opening up one of the cul de sacs, possibly on the south end of the plan. Mr. Frank said pedestrian easements through the side lots should accomplish the desired goal . The small lot size was discussed. Mr. Whited said that much has been learned from Strathmore Grove and The Crossings single family plans and as a result problems from small lots can be curtailed, especially by suiting the model to the site more carefully. Commissioner Goldspiel felt another 500 sq. ft. should be added to the lot size. He also suggested a tot lot in the area as a possibility of increasing the open space. After continued discussion, Chairman Genrich summarized saying that he felt Mr. Frank and Mr. Balsamo could consider that the Commission and Village would look favorably on a quality single family plan. Chairman Genrich said the Commission feels a real key to the success of this plan is the recreational aspect. Commissioner Harris suggested that cash donation in lieu of a park site be made. Chairman asked for more refinement of the plan after they have received a basic reaction from the Park District; he suggested, however, working out the procedure through Dan Larson. Mr. Cahill , District 96 representative, asked what kind of mix as far as bedroom counts. Mr. Frank replied that the proposal is for 150 three and four bedroom units. Lake-Cook Road Development Mr. Seaberg reviewed for the Commission progress of the Lake-Cook Road project to date and outlined the general site for the Boys ' Club. Seaberg said that Milwaukee Avenue to Route 83 is now under construction with Route 83 to Arlington Heights scheduled as the next section of. construction. He said there are no design plans for west of Arlington Heights Road, to his knowledge. Seaberg said Long Grove is fighting an intersection at Route 53 and he thinks the State is just providing an overpass with obtaining sufficient property so an interchange can be built. He further said that othern�'osing a house in Wheeling, and Second ranch house in the Buffalo Grove Road area, the only detriment to the Village will be the traffic generated by Lake-Cook Rd. Plantings in the median strip between Arlington Heights Road and Buffalo Grove Rd. will be the same as those along Dundee Road. There is little opportunity for plantings between Buffalo Grove Road and Weiland. The Boys ' Club will be located on a triangle of land left over near the helioport with a reasonable size yard between the roadway and the building. The building in question is the old sales office at Cambridge which will fit the site with a waiver Plan Commission July 21 , 1976 Page 6 of the setback requirements of the.. lot, Chairman Genrich asked about the possibility of providing a pathway from Emmerich Park under the road to the golf course to keep the kids off the street. McCoy noted that there will be a stoplight at the intersection; Seaberg said the pathway would be feasible, however, the expense would have to be borne by the Village. Seaberg said that the Boys ' Club will cause problems with regard to parking and pave- ment improvements because of the proximity of the busy roadway. He said there might have to be some paving on our lot. McCoy stated that the bridge will be town out to prevent an intersection at that point. In response to Commission Mendenhall 's suggestion that a foot access be allowed to remain, Seaberg said he thought it 'd be better to build another bridge. Long Grove Agreement The Commission discussed the 'Agreement Relating to Boundaries Between the Village of Long Grove and the Village of Buffalo Grove' worked out among Dan Larson , Ed Fabish, and Robert Parker Coffin to deal with territory coming down from the north to Buffalo Grove which is now unincorporated and mostly nursery area, large homes sites or farm. Whited pointed out that the area is prime development land and the Village's goal is to maintain the green belt in the form of fourth quartile homes, or agrirural parcels which would serve as watershed and environmental preserve in addition to buffer zone to Vernon Hills. Chairman Genrich asked if there is some way the Village might make a zoning attempt to lock in the kind of appearance now prevailing in this area presently devoted to nursery use. Chairman Genrich said he wished to pose the idea in terms of this Long Grove Agreement. Whited discussed the various avenues considered by the Village staff: large lot zoning, agrirural zoning or PUD. Commissioner Harris suggested that Whited develop new zoning for the areas concerned and incorporate the whole thing in one package. He asked if. it was legal to enter into an agreement in advance and spell out zoning before the property is annexed to the Village. Whited said that the choice of coming to the Village is up to the owner. Whited said that the agreement is an attempt to diversify the community and say to Long Grove that we will go along with them in their concept for the area. Commissioner Harris said he didn 't agree with having to ask Long Grove if we want to build something. Whited pointed out that villages are not bound by these agreements which merely set precedent and have some moral persuasion behind them. In signing the agreement, the Village is simply agreeing to bring before Long Grove for discussion whatever we do with these parcels. There followed long discussion as to what action the Commission wished to take. Commissioner Goldspiel favored the agreement as a form of cooperation between abutting communities and a beneficial document when interests of adjacent communities gets to the courts. Commissioner Mendenhall didn 't see any harm in considering the agreement but objected to some of the words in it; also objected to commercial at Checker and Arlington Heights Road. Commissioner Jacobs said he felt the Village should not commit itself to an agreement with anybody and that it does not have any real basis. He cautioned, however, that while the agreement may not be binding, it is actionable and suggested that the Village Plan Commission July 21 , 1976 Page 7 not enter into it as it could be costly in the future. Commissioner Jacobs said that if the Village knows what Long Grove wants, nothing prevents us from putting it into the Master Plan and an agreement is unecessary. Commissioner Kandel favored approving the concept if not the actual agreement. He looked on it as a accomplishment in that Long Grove sat down and helped us work it out. After continued discussion, Commissioner Kandel made a motion recommending that the Plan Commission accept the conce t of the 'Long Grove Agreement' . Commissioner Kuenz seconded the motion. The following vote was taken: Commissioner Mendenhall - Yes Commissioner Jacobs - No Commissioner Harris - No Commissioner Kandel - Yes Commissioner Shields - Yes Commissioner Kuenz - Yes Commissioner Goldspiel - Yes Motion passed 5-2. Commissioner Kandel then made a motion to table the 'Long Grove Agreement ' until the next regular meeting and in the meantime, that Mr. Whited work out some of the objectionable wording. Commission Jacobs seconded and the following vote was taken: Commissioner Mendenhall - Yes Commissioner Jacobs - Yes Commissioner Harris - Yes Commissioner Kandel - Yes Commissioner Shields - Yes Commissioner Kuenz - No Commissioner Goldspiel - No Motion passed 5-2. Letter to School Boards Commissioner Kandel recommended that the Chairman of the Plan Commission write a letter to all school boards in the Buffalo Grove area asking them to develop long- range plans for their needs in school buildings and dollars and in what areas so that we can be knowledgeable in approving developers' plans as they come before the Commission. The Plan Commission members concurred. Surety Builders/Camelot Commissioner Kandel reviewed the Final Plat for Surety Builders/Camelot Phase I and II and approved it for signature. Liasion Appointments As a result of the Village Board's interest in better functioning among the various Village commissions and bodies, Chairman Genrich appointed Commissioner Harris as liasion to the Appearance Commission and Commission Kuenz as liasion to the Park District. Future Agenda Next week's meeting will be School Districts 96, 102, 21 and 125 Workshop and open session on the Village Center. I _ Plan Commission July 21 , 1976 Page 8 Public Hearings Commissioner Mendenhall said that as far as he is concerned, the Commission 's conduct at public hearings is deplorable. The commissioners should arrive on time and remain for the duration of the meeting rather than leaving the meeting to mingle with the public. Such conduct erodes public confidence in the Commission 's effective- ness, Mendenhall said. Adjournment Prior to adjournment, Chairman Genrich and the Commission requested the following from Mr. Whited: 1 . Copies of the letter from the Park District; 2. Revision of the Standardized Annexation Agreement; 3. Parking recommendations; 4. Outline of the restructuring of the Commercial Section of the Zoning Ordinance. The meeting adjourned at 11 : 15 p.m. Respectfully submitted, Karen Fergadis Recording Secretary Approved: 6-1 (44,../V;1.4 Carl Genrich Plan Commission Chairman