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1973-01-17 - Plan Commission - Minutes BUFFALO GROVE PLAN COMMISS ION ' REGULAR MEETING �M � JANUARY 17, 1973 Chairman, Carl Genrich, called the meeting to order at 9 :53 P.M. , January 17, 1973. Members Present: Chairman Genrich Mr. Fader Mr. Haarr Mr. Yost Mr. Mendenhall Mr. Harris Mr. Gamm Mrs. Rech Members Absent : Mr. VanEngen Mr. VanHoorebeke Also present was Mr. Arnold Seaberg, Village Engineer and Mr. Howard Kiester, 1061 Twisted Oak Lane, prospective member. Chairman Genrich asked if there was any further discussion on the Gregg Builders ' request. There was none. Commissioner Harris made the motion the Plan Commission approve the request for change in zoning for Gregg Builders per Ken Rodeck 's letter of December 4, 1972, to Arnold Seaberg and �./ recommend that the Exhibit be attached as a supplement to the present R-9 Special Use Exhibit with the wording that the pro- perty is going to be developed according to this Exhibit, and recommend the maintenance building be of similar architecture as the existing buildings on the present site, Commissioner Haarr seconded the motion. A roll call vote found: AYES : Commissioners Haarr, Mendenhall, Gamm, Fader, Yost Harris, Rech, and Chairman Genrich MAYES : None ABSENT: Commissioners VanEngen and VanHoorebeke The motion carried. Mr. James Otis came forward to present his final plat for Phase One of The Crossings. He stated they had made the changes suggested at the workshop meeting last week. Mr. Seaberg said there is still some question of right-of-way because there are still some property owners who have not been heard from, but this is only a matter of where the utilities will go. January 17, 1973 Page 2 Mr. Seaberg said there is a question regarding the sidewalks and street lights. Mr. Otis agreed to the sidewalks. Commissioner Harris said they had not provided the Commissioners with the legal description of all of the lots. Mr. Otis said this is being completed. He said the street names have been marked on the plat and have been okayed with the Post Office. The streets mentioned were found to have a duplication of an existing street in the Village. This was not discovered by the builder because they are in a different Post Office district. Mr. Otis said they would change this and check with the Wheeling Post Office also to make sure there are no duplications with the Cook County portion of the Village. Commissioner Haarr made the motion that, subject to the follow- ing changes being done by the time the final plat is presented to the Village Board, the Plan Commission recommends approval of Block One of the Otis Subdivision. The changes are : Street lights submitted for approval to Village Engineer and included on the Engineering Plans, sidewalks included on the Engineering Plans, public utility easements must be shown on the Plat, street names should be checked for no duplication with both Post Office districts, perimeter boundary monuments must be shown on Plat and installed, Plat must be changed to show only Block One and title must be changed to Block One. Commissioner Mendenhall seconded the motion. A roll call vote found : AYES : Comm. Haarr, Mendenhall, Gamm, Fader, Yost, Harris, Rech, and Chairman Genrich NAYES : None ABSENT: Comm. VanEngen and VanHoorebeke Agendas Next week, January 24, will be shown a film on aesthetics in planning and a short slide presentation from the Homebuilders on PUD's. January 31 will be a Public Hearing for the Fire Station. The Richards/Tekton group is scheduled for February 4. Old Business Commissioner Haarr reported the PUD Committee decided to change the name of the Ordinance to "Special Planned Development District" January 17, 1973 Page 3 and recommend completely throwing out the R-9 from the Subdivision Ordinance. He added that the Village Board should be informed that the PUD densities have been changed to PUD 4-7 and PUD 7-12 because the original division would make it very difficult for a developer with a lower density to build up any credit on the incentive program (they would have to have 100% and the higher �./ density projects only have to have 50%) . He said they also feel the single family density should be referred to as 4 units per acre and not 3.2. There was considerable discussion regarding the incentives and a straw vote was taken on the question: Do we want a slidina scale on all of the incentives with a definite maximum percentage obtainable? AYES : Comm. Mendenhall NAYES : Comm. Haarr, Gamm, Fader, Yost, Harris, Rech and Chairman Genrich It was decided to table this issue temporarily to give the Commissioners time to come up with their own ideas regarding the incentive program. New Business Commissioner Gamm said he would like to propose a change in the by-laws where the Chairman would only vote in case of a tie (Section 3, Article 4, Page 2) . Commissioner Mendenhall seconded the proposal. A roll call vote found : AYES : Comm. Haarr, Mendenhall, Gamm, Fader, Yost, Harris, Rech, NAYES : None ABSTAIN : Chairman Genrich The wording shall be : "Each member of the Commission is entitled to one vote, with exception of the Chairman, who shall only vote in case of a tie ". Mr. Fritz Kriedler said he would like to see the PUD Ordinance published after it is finalized, and said he feels it is respon- sive to the public 's sentiment. Commissioner Fader made the motion the meeting be adjourned at 11 :35 P.M. and Commissioner Rech seconded the motion. Motion carried. Respectfully submitted, Approved: Recording Secretary LA-Li 4t/1-6.6-4._ Carl Genrich, Chairman . c 4,Z4... 61A/ c°cN • ,_,&:Ie /t.A.a.6--;iIgc.Si'"Joccef, Y6( 601 SKOKIE BOULEVARD • NORTHBROOK. ILLINOIS 60062 • (312) 493-1911 u December 4, 1972 Mr. Arnold Seeberg- Village Engineer Village of Buffalo Grove 50 Raupp Blvd. Buffalo Grove, Illinois 60090 `i - Dear Arnold: Enclosed please find 3 copies of 3 Plats of Survey and a plan for the rear of the shopping center. By this letter we are requesting a public hearing for Gregg Builders with respect to the following: Plat "A" - Request to rezone this property to R-9 Plan Unit Development. Plat 11B" - Request to the Village of Buffalo Grove to deed back this property to Gregg Builders and rezone to R-9 Plan Unit Development. Plat 11C" - Gregg Builders will deed this property to the Village of Buffalo Grove for future expansion of the reservoir capacity. Plan of rear of shopping center - Request that the Village of Buffalo Grove approve the installation of tennis courts and a 12' high fence and to erect a maintenance building in the location as shown. The property owners within 500' of the above requests are: \--/Gregg Builders Roy A. Tosch c/o Albert Frank & Associates, Ltd. Buffalo Grove, Illinois 601 Skokie Blvd. Northbrook, Illinois 60062 Bonanza Steakhouse Dundee Road Striker Lanes, Inc. Buffalo Grove, Illinois Buffalo Grove, Illinois Buffalo Grove Car Wash Dundee Road `/ Buffalo Grove, Illinois Please advise as to the meeting date. It is hoped that it can be scheduled at the Village's earliest conveni ce. Thank you for your cooperation. V yruly yo�:r , . , ,i/t. ..„7 , ,,, .9(........„_, , . is, .., - / - i, ,,,, ,› „4,„ . KR:sg Enc. 4)i Pet2's UBLIC HEARING U BUFFALO GROVE PLAN COMMISSION LIEBERMAN REALTY - REZONING \./ C JANUARY 17, 1973 Chairman, Carl Genrich, called the Hearing to order at 8 :25 P.M. , January 17, 1973. Commissioners Present : Chairman Genrich Mr. Fader Mr. Haarr Mr. Yost Mr. Mendenhall Mr. Harris Mr. Gamm Mrs. Rech Commissioners Absent : Mr. VanEngen Mr. VanHoorebeke Also present was Mr. Arnold Seaberg, Village Engineer and Mr. Howard Kiester, 1061 Twisted Oak Lane, prospective member. Chairman Genrich read the Notice of Public Hearing as being published in the Buffalo Grove Herald. Commissioner Fader stepped down during the discussion and voting during the Hearing because of possible conflict. \./ Mr. Stan Lieberman and Mr. Phil Cupritz, architect, came forward and were sworn in. Mr. Lieberman said they are realtors in theVillage and have out- grown their present facilities. They feel they would like to re- main on Dundee Road in Buffalo Grove because they also service the neighboring communities and Dundee Road is now the commercial center of Buffalo Grove. He presented surface renderings of his proposed plan. It would be called the Buffalo Grove Executive Center and will house other offices besides their own, such as doctors, insurance companies. At present there is no office building in Buffalo Grove and there is a need for office space. It is a two-story building. On the eastern half of the parcel would be a one-story building housing specialty shops. The re- quired setback for back yards is 20 feet and they propose 45 feet. Parking will be provided for 45 cars. Mr. Lieberman said they will provide a 6-foot privacy fence along the back of the property with the attractive side facing the homes behind the property and landscaping concealing the front of the fence. L./ Commissioner Harris asked what the Master Plan showed for this L./ land. Chairman Genrich said he thought it was multi-family but he was not sure what density. Lieberman Public Hearing January 17, 1973 Page 2 Commissioner Mendenhall asked how much space they will be using. Mr. Lieberman said about 2, 000 square feet. He said the existing building has round 800 square feet. Commissioner Mendenhall said he would like to see Lieberman Realty stay in Buffalo Grove but did in another location. Mr. Lieberman said the businessmen of the Community have discussed moving the business district to Lake County and the Chamber of Commerce is unanimously opposed. It is not a realistic approach. The only commercial land in Buffalo Grove is on Dundee Road and to restrict building further along here and move it somewhere else is very difficult for the merchants who have put their money into the Village. Commissioner Mendenhall said there are commer- cial areas south of Dundee Road which he asked if Mr. Lieberman had considered. Mr. Lieberman said he has checked into other parcels of land but it has all been bought up and cannot be purchased. Also, he liked this parcel, which he feels is too costly a piece of land to ever have single family homes on it. The other alternative would be high-rise condominiums and I am sure the people would rather look at an attractive office build- ing. Mr. Lieberman said if the Master Plan goes through as it is, you are restricting commercial land to the point of raising land prices to double what they are now. Commissioner Harris asked if Mr. Lieberman owned the building he now occupies. Mr. Lieberman said no. He said he has checked into buying this land and tearing down the existing building and rebuilding, but this would be much too costly. Commissioner Gamm was asked if he had any questions and he asked to abstain from all discussion during this Hearing. Commissioner Mendenhall said he is afraid if we let this project be built on Dundee Road, we will have undesirable businesses wanting to build there also and it will begin to look like Wheel- ing. Mr. Lieberman said you have to evaluate each proposal on its own merits and you would not have to allow anything you did not like. Chairman Genrich asked if the driveway on the west side of the property is necessary. Mr. Cupritz said it is possible to limit the roadway to one egress and ingress point. Lieberman Public Hearing January 17, 1973 Page 3 `.J Chairman Genrich stated he thinks the fact that Mr. Lieberman chose to use his platform tonight to denounce the proposed commercial center is not being fair to the Plan Commission and we would like to express to you our concern that Dundee Road does not become "franchise row" like it is in Wheeling. We are definitely against the shopping part of the plan and would be more receptive to just an office building. Mr. Lieberman said he agrees 100% with Chairman Genrich' s state- ment about "franchise row" and said what he is proposing this evening has no similarity to that concept. Mr. Dennis Graham of 323 Chenault said if we are to accept the idea that the Master Plan is just and valid and the reasons limiting commercial along Dundee Road are valid, I see no point in considering this proposal further. Mr. Wallace Berth stated he is a competitor of Mr. Lieberman, but he wholeheartedly endorses his plan and thinks it is wrong u to judge his plan on what is only a "proposed" Master Plan and said they should hear him after the Plan is ruled on. He feels the Plan leaves a lot to be desired and you cannot judge him on a Plan which has not been adopted yet. He also said he feels he needs this location because the realtors get most of their business on weekends when people are out driving around and see their office. Mrs. Gibson of Dundee Parkway said we do not have dollars invested in a business but we do have our dollars invested in our home and since we have been here, there has been a shopping center put up across the street and where will we be if the whole place goes commercial and what will happen to our homes? Mr. Graham said he is an employee of a franchise chain and they have found it is primarily the obligation of business to find available locations instead of the obligation of the Village to provide available locations. The fact that there is land avail- able along the south of Dundee Road indicates that should be selected instead. Mr. Lieberman asked what the Master Plan proposes for the land south of Dundee Road. Commissioner Mendenhall said from Kings— A.1,,,mi, -add Met east, we anticipate to become commercial 44/ 10 and west would remain residential. Lieberman Public Hearing January 17, 1973 Page 4 Mr. Lieberman said he has met with Reverand Klosterman and some other homeowners and none of them had any objections to his pro- posal. Commissioner Haarr stated that this is the type of project he would like to see on the Dominion property. Susan Deenan of 322 Dundee Parkway said she can see Mr. Lieber man 's reasoning for an office building, but why is he proposing a shopping center also? What is to guarantee that a laundromat or grocery store will not be put in there? Mr. Lieberman said that type of business would not fit in and would not be in the plans. Commissioner Haarr stated that B-1 zoning is very re- strictive and he could not put those types of businesses in with this zoning. Commissioner Mendenhall said Mrs. Deenan was right in being concerned about this though, because if this building was sold or the business failed, something else could be put in there. Chairman Genrich closed the Public Hearing at 9 :20 P.M. He stated he would get back to Mr. Lieberman next month with a decision. Mr. Lieberman said their option is up in February and would like some decision before February 5 so he could be placed on the agenda and make a decision on the option. Commissioner Haarr said he would like to wait until the Master Plan is ruled on by the Village Board because, if we turned you down because of the Master Plan and it was not approved, that would not be fair either. Respectfully submitted, C22-a.e=i/ Ai Recording Secrets Approved: 624./ -c4 Carl Genrich, Chairman . w /11* PUBLIC HEARING 3j0fiji BUFFALO GROVE PLAN COMMISSION GREGG BUILDERS - REZONING JANUARY 17, 1973 Chairman, Carl Genrich, called the Hearing to order at 9 :30 P.M. , January 17, 1973. Commissioners Present: Chairman Genrich Mr. Fader Mr. Haarr Mr. Yost Mr. Mendenhall Mr. Harris Mr. Gamm Mrs. Rech Commissioners Absent : Mr. VanEngen Mr. VanHoorebeke Also present was Mr. Arnold Seaberg, Village Engineer and Mr. Howard Kiester, 1061 Twisted Oak Lane, prospective member. Chairman Genrich read the Notice of Public Hearing as it was published in the Buffalo Grove Herald. Mr. Ken Rodeck was sworn in as a representative of Gregg Builders. Mr. Rodeck testified there is a strip of property at the rear of the Ranch Mart Shopping Center which they would like to use for recreation facilities for the Oak Creek Apartments. He said they want to change the access to this property from Buffalo Grove Road to Dundee Road along the Bowling Alley. The only requirement the Bowling Alley asks is to have enough land left to expand if they should ever need to. This would mean Gregg Builders would have to take part of a parcel of land owned by the Village for expansion of the reservoir system. They would, in turn, dedicate another parcel to the Village. This has been discussed with all interested parties and has been agreed to by the Bowling Alley, the Public Works, and the Engineering Depart- ments of the Village. Commissioner Harris asked if the Fire Chief had an opportunity to look at this because he was wondering if a fire truck could get in and out of there. Mr. Rodeck said yes. Comm. Harris said he also wonders why they are asking for R-9 zoning for the • Gregg Builders Public Hearing January 17, 1973 Page 2 green area on the right of the plan. Mr. Rodeck said they can never use that corner for part of the shopping center and they thought they could landscape it and use it for park and recrea- tion. Chairman Genrich closed the Hearing at 9 :40 P.M. Respectfully submitted, &o . Recording Secreisy Approved: Carl Genrich, Chairman