Loading...
1973-04-04 - Plan Commission - Minutes MINUTES OF THE REGULAR MEETING OF THE BUFFALO GROVE PLAN COMMISSION `./ HELD ON APRIL 4, 1973 Chairman, Carl Genrich, called the meeting to order at 8 :20 P.M. April 4, 1973. Commissioners Present : Mr. Genrich, Chairman Mr. VanEngen Mr. Haarr Mrs. Rech Mr. Mendenhall Mr. Keister Mr. Gamm Mr. Shields Mr. Harris Commissioners Absent: Mr. Fader Mr. Yost Also present were Mr. Randall Rathjen, Village Trustee, and Mr. Stephen Goldspiel of 972 Plum Grove Circle, a prospective mem- ber and a member of the American Bar Association. Approval of Minutes Commissioner Harris made the motion to approve the minutes of the Fire Station Public Hearing of January 31, 1973, as written. Commissioner Keister seconded the motion. Motion carried. Commissioner Shields abstained. Commissioner Harris made the motion to approve the minutes of the Fire Station Public Hearing of March 21, 1973, with corrections. Commissioner Haarr seconded the motion. Please correct Page 3, Paragraph 4, 2nd line by adding the word "in" after the word "fire " ; the last paragraph on Page 3 should read "Chairman Genrich ad- journed the Public Hearing at 9 :15 P.M. until next week. "; Page 2, Paragraph 6, should read "letter to Mr. Randall Rathjen". The minutes dated March 27 should be March 28. Commissioner Haarr made the motion, seconded by Commissioner VanEngen, to approve the minutes of March 28, 1973, for the continuation of the Fire Station Public Hearing, with the following corrections : Page 2, Paragraph 5, last sentence, should read "3-1/2 - million" ; and Page 3, Paragraph 1, line 4, should read "the first Hearing that this Commission has continued and most have run longer than this. Every parcel ". . . Page 2 4/4/73 \./ Fire Station Property Commissioner Haarr distributed the changes he and Commissioner Gamm would like to see in the Annexation Agreement. Chief Winter said they would agree to all changes. Commissioner Haarr made the motion the Plan Commission recommend approval of the proposed annexation to the Wheeling Fire District with the recommended changes agreed to by the developer and, in Paragraph 4, line 9, after the word "permitted" add: "Any major changes in the Site Plan as approved in this Ordinance will re- quire a Public Hearing before the Plan Commission and the Village Board with the power to disapprove any changes in the Site Plan. ". Commissioner VanEngen seconded the motion. Discussion followed. Commissioner Mendenhall said he is disappointed at the willingness to approve this because he does not want commercial along Dundee Road. Commissioner Haarr said that between the Methodist Church and the other Church, you have Frenchman 's Cove, and he said he cannot see this piece being used for anything else. Commissioner Mendenhall said that once you open this up to commercial, you will have to approve them all. Commissioner Haarr said the Churches will act as a buffer, and we have to look at each parcel separately. Commissioner Harris said he thinks the Master Plan should be followed. He said you can expect minor variations, but we are being asked to scrap the Plan in this section of the Village. He said he thinks we can have residential along Dundee Road. We already have some which fits in very well. The plan being pro- posed is very nice and we could use another Bank, but this is the type of project that could form the cornerstone for our proposed Town Center. This Center was an exciting concept but is not going to happen until the Village is developed sufficiently to warrant this development. But Dundee Road is our front door and we do not want to see it cluttered with concrete and we should look to the future. Commissioner Mendenhall said if he thought it would stop with this, he would be for it, but we already have something before us which we zoned thinking it would be used for something differ- ent than what is being proposed tonight (referring to the Pottery Shop) . Once the zoning is there, there is little we can do about stopping anything that is permitted under this zoning. Page 3 4/4/73 \./ Mr. Broughton said, you have put me through a lot, so what is to prevent you from taking another developer and asking him how he can justify what he want to build? What we propose to do will enhance the residential areas. This is not commercial but a service and you will find it far above average. We are not looking for a quick return on our dollar, but for a lifetime investment. I feel we are an exception. Commissioner VanEngen said, in terms of land use in regards to the location of this project, I do not think residential next to a Fire Station would be desirable and, being where it is in re- lation to Arlington Heights, they could put several McDonalds 's there and we have the opportunity to put something there that will be an asset to the community. We are not going to get some- thing like this along Buffalo Grove Road right now. Commissioner Mendenhall said he does not think that the attitude that, if we do not do this, Arlington Heights will do something we do not want, does not justify rushing ahead with something we do not want. Commissioner VanEngen said he feels the highest and best use of the land along Dundee Road is commercial and we do not have to have this look like Dundee Road in Wheeling. Mr. Broughton said we should go to the planning firm occasionally when things like this come up and get their feelings on it. You are building a large community and you will need services for these people. Commissioner Gamm said we worked a year and a half on the Plan and I cannot see throwing it out. Commissioner Keister said he did not work on the Plan but he agrees that a Plan is needed, but it should be used as a guide. He said he thinks we should be striving to get people to develop along our Master Plan, but we have people who want to develop something that is badly needed and the architecture is pleasing, and it is in an area where I think we are going to have problems getting anyone to develop anything else. Commissioner Mendenhall said there is a considerable amount of land near the Ranch Mart. Mr. Broughton said the National Charter Page 4 4/4/73 \./ people would never permit another Bank that close to one that is already there. Commissioner Harris said he is not in a hurry to see Dundee Road built up right now. If commercial is not permitted on Dundee Road, the land values will go down to where we will have some- one wanting to build residential. Commissioner Shields said he did not have a part in developing the Master Plan, but it was his understanding it was supposed to be flexible and the intention on Dundee Road was that we were going to slow down commercial and construct it so it does not become like Wheeling, and he does not feel we are going against this principle by permitting this development. Commissioner Haarr said he thinks with the setback on the build- ings and with the landscaping, this is not a piece of wheeling. I consider it a very classy development. Granted, we are taking a risk by zoning it but we are not taking a chance like we took with the Hinze property. Commissioner Rech said she is concerned about the Master Plan and does not think any of us have mentioned the fact that there has been a drastic change in the request for zoning from when the Fire Station first came to us a couple of months ago. I feel we should be cautious of what is put on the north side of Dundee Road but I do not think we have that control over the south side. She asked what will happen to the Fire Station if this zoning is not granted? Fire Chief Winter said this land will be lost to us. We need this Station in this area in order to respond faster to a fire and without it the level of service will be less. The only other property in this area is the Catholic Church property and they are not willing to sell. Chairman Genrich said he has reviewed other Annexation Agreements with the Village Attorney and we have no insurance in this Agree- ment to prevent a less desirable development to be built if this one falls through. He asked Commissioner Haarr to work out some wording on this and a statement regarding this was added to Commissioner Haarr 's motion. Mr. Broughton agreed this was needed and agreed to this amendment. A roll call vote on the motion to approve the annexation found: Page 5 4/4/73 AYES : Commissioners Haarr, VanEngen, Rech, Keister and Shields NAYES : Commissioners Mendenhall, Gamm, Harris The motion carried 5-3. Nursery School Mr. Raymond Brosio, Mr. Jack Whisler and Mr. James Ray were present. Commissioner Haarr asked what provisions they have for storm water retention. Mr. Ray said it is not required by MSD unless you have over five acres. Mr. Whisler said if our Ordinances require it, they will do what is required. Commissioner Haarr asked about putting on a mansard roof or brick arches? Mr. Ray said he wanted to do something like this, but we have a very tight budget. Chairman Genrich asked if they need parking in front of the building. What about a circular drive with landscaping? Mr. Whisler said they have 12 teachers but they would be able to use the parking facilities behind the Dunell Shopping Center. Chairman Genrich said he had reviewed the original Annexation Agreement for the Dunell Shopping Center with Mr. Raysa and he indicates that this use and this change in the original proposal considered by the Plan Commission does not require a Public Hear- ing and can be approved by the Plan Commission provided the pro- posal for a Nursery School meets all the conditions of the B-1 section of our Zoning Ordinance. It was found to meet these requirements. Commissioner Mendenhall made the motion to approve the request for a Nursery School with the recommendation that they construct the driveway 15 feet back from the property line with this area to be bermed and landscaped and the southeast corner of the ad- joining lot (an area approximately 25 feet by 15 feet) have the asphalt removed and the area bermed and landscaped, reference Exhibit A dated 3/20/73. Commissioner Haarr seconded the motion. A vote found: AYES : Commissioners Haarr, Mendenhall, Gamm, Harris, VanEngen Rech, Keister and Shields NAYES : None Motion carried unanimously. Page 6 4/4/73 `/ Oak Creek Retention Mr. Ken Rodeck was present. Chairman Genrich said Commissioners VanEngen and Keister had been asked to meet with the Appearance Commission regarding this. He also said he asked Mr. Raysa if this plan constituted a major change in the original Plan. He said it did not require a new Public Hearing. Commissioner Haarr said he recommends they approve the minutes of the meeting of March 21 when this was presented before taking a vote. Commissioner Haarr made the motion, and Commissioner Harris seconded the motion, to approve the minutes with the following corrections : Page 2, Paragraph 1, line 4, delete the first four words after "Harris" and add "believe "; Page 4, correct the spelling of "suppose" in the first paragraph; Page 3, first line, should be "affect" instead of "effect"; Page 11, Paragraph 3, line 3, delete the words "not more than" and replace them with "about"; and in the next line after the word "if", insert the word "not". Motion carried. Commissioner Keister said he talked with Mr. Tod Trayser of the Appearance Commission and this was the first time he had seen any of these plans. He pointed out some concern with how close the lake appears to be to some of the buildings. Overall he found no objections to the appearance. Commissioner VanEngen said Mr. Trayser suggested screening along Golfview Terrace. Mr. Rodeck said on the original proposal they had agreed to land- scaping, mounding and screening along there. He added that the lake shown on the plan is shown at the high water level. Also, they will slope the land to the lake and then put a 3-foot plateau of water so there is no steep slope for anyone to fall in the lake. He said they do not have MSD approval yet. He talked to Mr. Seaberg yesterday and he has no engineering problems at this point. L Commissioner Keister made the motion to recommend approval of the Preliminary Amendment to Exhibit A of the Oak Creek Apartments. Commissioner Haarr seconded the motion. Motion carried unanimously. Gerald M. Reed, D.D.S. Dr. Reed of 286 Windsor Drive, is a Dentist in Wheeling and has found that over 50% of his practice is Buffalo Grove residents. He has been looking at a piece of land on Highway 83. It is five (5) acres. He would use one acre and develop the other four. He said he would like to build a clinic for approximately four doctors. a V _. S '. V Page 7 4/4/73 \i► Dr. Reed said his wife is a dermatologist and would have an office there also. He said he is here tonight to get the feel- ing of the Commission on this use for this property. Chairman Genrich said the Commission is in agreement that we would like to have Dr. Reed in Buffalo Grove. Dr. Reed asked if the Commission would object if he used one acre and split off the other four acres for some other type of development? He said he would want something compatible with the clinic and not detrimental to it. Commissioner Harris suggested some other pieces of property which are already zoned for what Dr. Reed wants. This was discussed further. At 10 :45 P.M. , the meeting adjourned into a workshop session with Dr. Reed. Respectfully submitted, Recording 5ecretary7 Approved: Carl Genrich, Chairman \-1