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1973-06-13 - Plan Commission - Minutes BUFFALO GROVE PLAN COMMISSION PUBLIC HEARING LIEBERMAN REALTORS PETITION FOR ANNEXATION & ZONING (B-1) HELD ON JUNE 13. 1973 Chairman, Carl Genrich, called the Public Hearing to order at 800 P.M., June 13, 1973, in the Municipal Building, 50 Raupp Blvd. Commissioners Presents Mr. Genrich, Chairman Mr. Keister Mr. Haarr, Vice Chairman Mr. Shields Mr. Gamin Commissioners Absents Mr. Mendenhall Mr. VanEngen Mr. Harris Chairman Genrich read the Notice of Public Hearing as being published in the BUFFALO GROVE HERALD on May 30, 1973. The property is located on Dundee Road approximately 450c feet west of Golfview Terrace. Mr. Stan Lieberman is contract purchaser of the approximately .8 acres and is re- questing it be annexed to the Village of Buffalo Grove and zoned B-1 Busi- ness District to allow offices and limited retail use. Mr. Lieberman distributed copies of the Annexation Agreement to the audience. He stated there would be one change to it which had been requested by the Plan Commission requiring wording tying the two parcels together. Mr. Lieberman summarised the original plan which consisted of Parcel One only, containing a two-story office building and a one-story building for offices and shops. He stated that if Parcel Two is approved, they would become one project. Mr. Lieberman presented his proposed landscaping plan, which would in- clude extensive screening and landscaping on the east which would be trees and honeysuckles, fencing, or a combination of fencing and live screening, whichever the adjacent homeowners would prefer. The same would continue around the back (north) end of the project. Mr. Lieberman said they would not allow any Pizza places, laundramats or anything like that. The building cost is much too high to accommodate anything but a finer type of specialty store, medical building or office. Mr. Lieberman said he has a tentative landscape plan which he drew up after talking to the Appearance Commission. This was presented to the Commissioners and audience. Mr. Lieberman said they are proposing, eventually, (which is stated in the Annexation ♦greement) a sidewalk across the front of the property. He stated there will be plantings along the front of the project and now there will also be plantings in front of the building, buffering it from the park- ing, as requested by the Appearance Commission. There will also be plantings Lieberman Public Hearing (Parcel 2) June 13, 1973 Page 2 along the west of the property, and fairly extensive plantings along the rear of the property which will include 2-1/2 inch diameter trees. Mr. Lieberman said the Village requires a 20-foot setback and he is pro- posing a 41-foot setback. The sideyard requirement is 6 feet and he is pro- posing 30 feet. Mr. Lieberman presented a rendering of the proposed buildings. He stated his goal is to attract as many professional people as possible and take in limited retail. Mr. Lieberman said they are planning something similar to Oak Creek in the front, with the mounding and, perhaps even the fencing. Any rubbish recep- tacles in the rear will be completely enclosed with a fence. Also, the rear of the building will be very similar to the rest of the building and will have the face brick. Commissioner Haarr made a statement clarifying the reason for a 2-point hearing. He said one hearing is annexing the property which is outside the Village now (the eastern piece) and the other hearing is altering Ordinance 73-10 which is currently zoned B-1 and all we are doing is amending it to tie these two parcels together so it will be developed as one project which will end up with a one-story building on it, where a two-story building was pre- viously proposed. Mr. Lieberman added that the two-story building has already been approved and if the annexation of Parcel Two is approved, the buildings will be one- story and very lour-level= probably even lower than the existing single-family homes adjacent to the property. Commissioner Keister asked Mr. Lieberman what the timetable would be and if the parcels would be developed jointly or separately. Mr. Lieberman said if the leasing goes the way they expect, they would like to develop it all at one time. If leasing is slower than expected, they will develop only the building to the west and leave the existing home on Parcel Two as it is, pos- sibly for a year or two, but it is our intention at this time to develop the whole project at one time. Commissioner Keister asked how firm are they right now on the design stage regarding the size of the offices that you would build`.or will it be a "build to suit" type of thing? Mr. Lieberman answered that the typical module will by 18' x 65' (1100 square feet), but it will be a custom type of space. The offices for uses such as attorneys will be 150 square feet (10' x 15'). There will be about 14 or 15 of those. Commissioner Haarr asked if Mr. Lieberman would have his attorney work up an agreement stating there would be no restaurants or taverns. Mr. Lieber- man said this is already in the other Agreement regarding restaurants and Lieberman Public Hearing (Parcel 2) June 13, 1973 Page 3 they will be glad to include taverns also. Commissioner Haarr said, in Paragraph 20, he thought we had some wording worked out on the last part where the sidewalk would be completed if the Village had not requested it prior to the Annexation Agreement lapsing. Mr. Lieberman agreed. Commissioner Haarr said, in Paragraph 19, 4th line up, starting with the word "or" up through 1978= I thought we had discussed striking that. It was agreed to put a period after the word "owners" and strike the rest. Chairman Genrich asked Mr. Walter Welzin of 335 Chenault, to read the petition he had previously distributed. The petition asked that Mr. Lieber- man•s petition be denied. ' Mr. Trayser of the Appearance Commission had no comment at this time. Mr. Seaberg also had no comment. Chairman Genrich asked Mr. Lieberman if he had any figures on the size of the buffer of screening between his project and the residences adjacent. Mr. Lieberman said there would be 30 feet between the building and the pro- perty line and probably 5-7 feet of landscaping. Chairman Genrich asked Commissioner Haarr if this met the requirements and if he felt this would be enough. Commissioner Haarr said it meets the requirements and that he would leave the rest up to the Appearance Commission. Chairman Genrich asked Mr. Lieberman if he was agreeable to changing Section 7 so it would require them to have another Public Hearing if there was any extensive changes in this Site Development. Mr. Lieberman said yes. Mr. Michael Kearns of 364 Dundee Parkway had composed the petition pre- sented by Mr. Welzin. Mr. Kearns was unable to be present this evening. Chairman Genrich asked Mr. Lieberman if, since Mr. Kearns lives immediately adjacent to the subject property, he had talked to Mr. Kearns. Mr. Lieberman said he was unable to talk with him when he had planned to because he was involved in a serious automobile accident. Since then he has tried to reach Mr. Kearns by telephone but has been unsuccessful. A woman in the audience asked Mr. Lieberman to explain the parking, said she felt a 6-foot fence would not be enough, and added that she feels the pro- ject should not be built at this location. Mr. Lieberman said the parking in the rear would be for employees only and the main parking is in the front. The woman brought up the fact that fences put up in areas such as this are of- ten not maintained. Mr. Lieberman said this would be up to the Appearance Commission, but that he felt as she did, that live screening would be much better. A man in the audience said if live screening is used, you would have children running through there all the time. Mr. Lieberman said he would pat the trees and shrubs as close together as possible but it would be impossible to prevent children from going through there. • • Lieberman Public Hearing (Parcel 2) June 13, 1973 Page 4 A woman in the audience said the Buffalo Grove Herald had written in an article regarding this project, that the surrounding homeowners were all in favor of the project and she feels this is not so. Mr. Lieberman said he did not know where this information was gotten, but that he had not said this. Mr. Lieberman asked the residents present to consider the alternatives for use of this land. He stated that no one would want to build a single-family home there, knowing Dundee Road will be a four-lane road, and the other alternative is a high-rise condominium because of the cost of the land. I believe this is the best use of the land and because it is a one-story building, it is the lowest level you could possibly get. Upon farther questions from the audience, Mr. Lieberman said all of the lighting will be very low-level. In answer to another question, Mr. Lieberman said they hope to have two signs, one for himself and one announcing that the center is the "Buffalo Grove Plasa". Both will be ground level. The other signs will be uniform signs on the building itself as shown on the rendering. Chairman Genrich asked Mr. Lieberman to have the changes requested, made by next week. Mr. Genrich asked Mr. Lieberman to clarify that he is talking about a ene-story building. Mr. Lieberman said they are talking about a one- story building if Parcel Two is approved. Chairman Genrich asked to have this put in the Annexation Agreement. Mr. Lieberman agreed but said it would only apply if the second parcel is approved. Chairman Genrich announced that the Plan Commission will be making their decision on this proposal next week and that the meeting will be held in the Emmerich Park building at 8:00 P.M. Chairman Genrich closed the Public Hearing. Respectfully submitted, L�¢ / Recording Secretar Approved: Carl Genrich, Chairman