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1973-02-07 - Plan Commission - Minutes ► 2/7/73 o�' 1 MINUTES OF THE BUFFALO GROVE PLAN COMMISSION REGULAR MEETING HELD ON FEBRUARY 7, 1973 The Chairman, Carl Genrich, called the meeting of the Buffalo \./ Grove Plan Commission to order at 9 :00 P.M. , on February 7, 1973. Commissioners Present : Mr. Genrich, Chairman Mr. Harris Mr. Mendenhall Mr. Yost Mr. Gamm Mr. VanEngen Commissioner Absent: Mr. Haarr Mrs. Rech Mr. Fader Mr. VanHoorebeke Also present were Mr. Arnold Seaberg, Village Engineer, Mr. William Kiddle, Buffalo Grove Park Commissioner, Mr. Wayne Winter, Fire Chief, Mr. Stan Lieberman. Mr. Lieberman was asked to summarize his presentation at the Public Hearing. He stated the proposal is for a Buffalo Grove Executive Center and he will try to lease the entire project as offices, but knowing that a 5-story office building will be coming in, he would like to have a little flexibility in leas- ing the smaller building as small shops. None of the surround- ing residents object, and many favor it above a PUD Multi-family project. He said they are willing to work with the Appearance Commission with the landscaping. The Oak Creek Apartments are landscaped very similar to the way this landscaping is proposed. He said he is willing to put in any type of fencing the people living behind the project would like. Commissioner Mendenhall said he still is afraid that if we set a precedent of letting commercial come on Dundee Road, we have lost the battle with the appearance of Dundee Road and thinks it is not in keeping with the Master Plan. Comm. Mendenhall said he likes the project but feels it will drive the price of land along Dundee Road so high that we will have no choice but to have commercial all along there. Commissioner VanEngen said when Dundee Road becomes a four-lane highway, it seems that the most desirable use for this land would be offices. \up, \00,1 2/7/73 Commissioner Harris said, in looking at the Master Plan, he feels we have to look at this proposal and decide if this is going to `..i be better. He said he prefers multiple-family. Mr. Lieberman said this parcel is only 200 feet deep and the people who live behind it prefer this to multiple behind them. Commissioner Harris said our concern is what it will do to the land next to it and across the street and would not like to set the precedent. Mr. Lieberman said he thinks many of these par- cels that are unincorporated will go to Arlington Heights if you do not let them build what they want. Commissioner VanEngen said he does not think you can put multi- family on Dundee Road, one reason being traffic conjestion, and he thinks the appearance would be better. Commissioner Harris stated B-1 zoning allows him to build other than just offices. Mr. Lieberman said he would be willing to make the Agreement stringent in this respect. He said there is a man who has come to them several times wanting to put in a bakery and there is no place for him to go in Buffalo Grove. Commissioner Yost said he likes the plan but would like it somewhere else. Comm. Yost asked if the rear of the building would have arches also, because if the Archdiocese property is developed, he would hate to see them facing a brick wall. Mr. Lieberman said he had not thought about this as yet but would be willing to put the arches there too. Mr. Lieberman said this is the last small piece of land in that area and anyone trying to put multiple on that piece would have difficulty. Commissioner Harris stated it could be tied into the Archdiocese property. Chairman Genrich said his reaction is that this is an attractive thing and he would tend to think that the village Board would react favorably to this proposal. He said the one thing he does not like is the street down the side of the building. Mr. Lieber- man said it is no problem to do away with this. po e o r`-Haar-r and he is --as- he -ean. • said he felt this project would give us something interesting on Dundee Road and still not open it up to commercial. u u 2/7/73 Commissioner Harris stated that the amount of traffic generated �..i by multiple-family would not be any more than this proposal will generate. Commissioner Harris made the motion the Plan Commission recommend the Village Board approve the request for zoning from R-5 to B-1 \./ and suggest the Village Board consider restricting the land use to office only. Commissioner VanEngen seconded the motion. A roll call vote found the following : AYES : Commissioner VanEngen NAYES : Commissioners Mendenhall, Yost and Harris ABSTAIN: Commissioner Gamm Motion defeated. Chairman Genrich stated the project will go to the Village Board for consideration with a negative recommendation. Fire Station Fire Chief Wayne Winter was asked to summarize his proposal for a new Fire Station. Chief Winter said their original intent for the remaining 4 acres they would not use was commercial, but it is obvious from the discussion here that the Plan Commission will not allow this. He said he feels that if he tried to sell this property on a 4-lane highway and told the man he would have to build single-family, he would laugh at him. Chairman Genrich said if this property was R-1, the purchaser would have to come to the Plan Commission for rezoning so we would have control over what goes in there. Chief Winter said he would like to continue this and see if the Fire Department Trustees would go along with asking for R-9. He said he would like to go back and discuss it with them because the Board did not envision the Village Board not changing Dundee Road to commercial. 04.10,1 Commissioner Harris recommended they table this matter. This recommendation was unanimous. Chairman Genrich said this would be rescheduled for February 21. u / u 2/7/73 Commissioner Mendenhall said he would like the minutes to show +✓ that the representatives of the Hawthorn project expressed much dissatisfaction at the Plan Commission for holding them up. They were scheduled for the agenda this evening and have not shown up. Chairman Genrich said he had a feeling they would not show up so he asked Paul Swanson to bring in his new plans . Swanson Commissioner Mendenhall said he would like to say that he opposed this project on the Master Plan, but it was O.K. 'd by the Village Board so he will go along with the Plan. Mr. Swanson said he has talked to Commissioner Fader about these changes and he does not know if he would vote for it or not. Mr. Swanson said they have done away with the commercial and the apartments. Everything is condominium and they now have 319 units. The mix is 85% 2-bedroom and 15% 3-bedroom. There is a recreation area on Arlington Heights Road with a 1-story recreation building. There will be a bridge to get from one side of the lake to the other so the people on the other side of the lake can easily reach the recreation center. There will be 3 or 4 different styles of architecture. He said he wants to stay with the colonial flavor which he feels is prevalent in Buffalo Grove. Chairman Genrich said Bill Kiddle stated at the Village Board meeting that they had no intention of purchasing any property on this parcel. Mr. Swanson said he asked Mr. Kiddle if he had all the money and I was willing to sell, would he buy this par- cel, and he said no. There was some discussion about whether another hearing should be held. Chairman Genrich said when he was with NIPC he met with Dick Babcock who is a Planning Law expert, and some other attorneys, and they said the purpose of a Public Hearing is to let the public know what is going on and you can make changes after that. Mr. Swanson said he feels they have answered the primary objections brought out at the hearing. He added that the units would sell for approximately $35, 000 - $55, 000. He said there will be no play equipment in the open areas because they do not want to encourage children, especially with all the water. There will be a separate fenced-in play area. 2/7/73 Mr. Swanson said there will be a sidewalk along Checker Road and Arlington Heights Road. The condominiums will all be 2- story. Commissioner Mendenhall asked if they would retain the trees that are there. Mr. Swanson said there are very few good trees on the property and we have a $2, 000-a-unit budget for land- scaping. Commissioner Gamm asked Earnest Wurfel why all their other projects have single family homes until you come to Buffalo Gm ve where you want to build a PUD. Mr. Wurfel said they do have some PUD 's. Mr. Swanson was asked to rewrite the Annexation Agreement before a decision would be made. Commissioner Mendenhall said he likes this a lot better because most of the objections we had are gone. In answer to Commissioner Gamm's question, Mr. Swanson said there will be 30 feet between the buildings. �./ Old Business Chairman Genrich said the Village Board is going to have the Levitt hearing Tuesday night and they are going to come in with something close to "6" density, and if they make this major a change, I would hope they would come back to the Plan Commission. Chairman Genrich asked Commissioner VanEngen to have someone attend the Park District meetings and the Appearance Commission meetings. Commissioner Mendenhall made the motion the meeting be adjourned at 10 :30 P.M. Commissioner Harris seconded the motion. The motion carried. Respectfully submitted, Recording Secret�y Approved: Carl Genrich, Chairman u `/ _ u �./ �� u