1978-07-12 - Plan Commission - Minutes PUBLIC HEARING -OFFICIAL MAP
BUFFALO GROVE PLAN COMMISSION
JULY 12, 1978
Chairman Genrich called the Public Hearing to order at 7:50 PM in the Municipal
Building, 50 Raupp Boulevard.
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Commissioners Present: Chairman Genrich
Mr. Harris
Mr. Shields
Mr. Goldspiel
Mrs. Force
Commissioners Absent: Mrs. Sheldon
Mr. Button
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Also Present : Mr. John Marienthal , Trustee
Mr. Bart Delaney, Planning Coordinator
Mr. Jim Truesdell , Staff Planner
Mr. Larry Chaness , Prospective Commissioner
Mr. Gerald Davis, Prospective Commissioner
Chairman Genrich stated the purpose and procedure for a Public Hearing, and that
the concern, in this case, is getting the Official Map updated with relation to
the Village Center.
Mr. Jim Truesdell then displayed the Balsamo-Olson plan for the shopping center,
which would be tied in with the Village Center. He also displayed an adopted map
showing road systems.
The recommendation of the Town Center Committee was to add three open space areas
to the Official Map. This is the change requested at this Hearing.
The basic proposals being made are:
1 . The extension of Buffalo Grove Road to the North to be identified on the
Official Map.
2. The extension of Busch Road to be identified on the Official Map.
3. A reservoir flood prevention measure to help prevent additional flooding along
Buffalo Creek.
Mr. Harris asked if the widths of the lines showing roads on the map were drawn to
scale. Mr. Truesdell answered "no".
Mr. Goldspiel questioned the legality of something on the Official Map. Chairman
Genrich stated that, by identifying a public need and a general use for parks or
road expansion, it gives the Village some legal power in the event someone tries
to control the use of the land. In discussions between a developer and the Village,
it would give the Village some legal leverage.
Commissioner Goldspiel is concerned about identifying open space areas.
Mr. Truesdell commented that the owner is concerned that the 40 acres of retention
was being shown on his property. He is waiting for a topographic map to come out
on the entire site. He said that the main idea is to show that it is multiple
family, and that there should be open spacing tied in. Chairman Genrich stated
that the open space is shown as a tool for getting open space areas from developers.
Buffalo Grove Plan Commission
Public Hearing - Official Map
July 12, 1978
- 2 -
Mr. Harold Schweinebraten asked why it is not possible to have one continuous
open space strip, rather than 3 separate open space areas.
Commissioner Shields answered that there are separate owners, and they cannot
be gotten together on this.
Chairman Genrich asked if one continuous strip could be a drainage problem. Mr.
Truesdell answered that they originally tried to have one long strip of open space,
but the problem is that the high point of the land goes through the center of the
property, so it drains to the North and the South. Developing this land is creating
a drainage problem.
The Village would like to have seen this to be one piece of property so that more
could be done with it. Because there are so many different property owners , each
person wants their own ideas for each area.
A member of the audience asked whether this was to be developed so people could
use it, or for economic purposes.
Mr. Truesdell answered that they want to accomplish both things . It is felt
that people who are shopping will use the park area, and they are trying to develop
something more than just stores with a parking lot.
The gentleman from the audience said that he felt that the open space should be
together, rather than separate open spaces.
Mr. Shields said that the Committee wants to create something that is "more than
just a shopping center".
The Public Hearing on the Official Map was closed at 8:15 PM.
Respectfully submitted,
Janet S i rab ian
Recording Secretary
APPROVED:
II! /7‘.-1 4 .,0.4
Carl Genrich, Chairman
Buffalo Grove Plan Commission
Public Hearing - Official Map
July 12, 1578
PUBLIC HEARING EXECUTIVE OFFICE PLAZA
BUFFALO GROVE PLAN COMMISSION
JULY 12, 1978
Chairman Genrich called the Public Hearing to order at 8: 15 PM in the Municipal
Building, 50 Raupp Boulevard.
Commissioner Burton Harris stepped down from his role as a Plan Commissioner at
this point.
L, Commissioners Present : Chairman Genrich
Mr. Shields
Mr. Goldspiel
Mrs. Force
Commissioners Absent: Mrs. Sheldon
Mr. Button
oniz CAP11EL 7 cj '79 ara,
Also Present : Mr. Burt Harris , President, Acontec, Inc.
Mr. John Hooper, Engineer
Mr. Ronald Helms, Landscape Architect
Mr. John Marienthal , Trustee
Mr. Bart Delaney, Planning Coordinator
Mr. Jim Truesdell , Staff Planner
Mr. Larry Chaness, Prospective Commissioner
Mr. Gerald Davis, Prospective Commissioner
Chairman Genrich explained the order of the Public Hearing, and explained that the
purpose of this Public Hearing is to officially present a change in plan being
considered for an office building and banking facility at the Southeast corner
of Arlington Heights and Lake-Cook Roads.
Mr. Burton Harris , Mr. John Hooper, and Mr. Ronald Helms were then sworn in by
Chairman Genrich.
Mr. Harris presented an affadavit showing that all property owners within 500' had
been notified of this Hearing.
Mr. Harris explained that the property is zoned B-3, which is planned commercial
development, and is approximately 4.8 acres. The Northwest corner of the inter-
section is going to be a reservoir; and the Southwest corner is zoned PUD, and owned
by the Kennedy Company, who is planning a commercial development about the same
size as Mr. Harris ' .
The present plan shows a 7-Eleven store, a shopping center, and a gas station.
�, Mr. Harris stated that his plan calls for a bank and an office building, and he
illustrated how one would enter if going to the bank, and also going to the office
building. He said that they have attempted to separate the customers entering the
bank from those entering the drive-in facility. He said they have 50 parking spaces
for the office building, and 112 parking spaces for the bank, which is in excess of
the zoning requirement on parking spaces.
Mr. Harris displayed a drawing of the bank; it is a colonial design, with a gable
roof. A small building at the end of the teller lanes is there to enhance the
bank's attractiveness. The main entrance to the bank will be on the parking lot
side, as opposed to the Arlington Heights Road side.
Buffalo Grove Plan Commission
Public Hearing - Executive Office Plaza
July 12, 1978
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The office building will be a 2-story. The first floor will have 8 suites, with
each suite being self-contained, and having its own entrance to the building.
The second floor will be a company called Executive Environs, which will have small
offices for attorneys and small businessmen. They will lease offices as small as
150 square feet, and include furniture, decorating, a large waiting room, a con-
ference room, audio-visual facilities, a small kitchen area , a receptionist, and
a printing service. Secretaries will be available, and the businessman would pay
for the secretarial service by the hour. This is the suggested layout for one-
half of the second floor, and the other half will eventually have the same layout.
There will be a small kitchen in the basement, and the outside landscaping will
be a setting for people to spend coffee breaks and lunch hours.
The building will be colonial design with a portico and a fountain in front.
Mr. John Hooper displayed an exhibit showing the engineering. He said the drainage
pattern is Eastward, and showed a pattern where water would basically drain to the
Northeast corner of the property. He said they are putting in retention facilities
in excess of Village and Metropolitan Sanitary District requirements, and stated
that when the basin fills, water will drain to the Northeast.
Mr. Goldspiel asked if it would be detention or retention, and Mr. Harris answered
that it will be dry.
Mr. Shields asked if there will be more or less drainage onto Whitehall Court,
and Mr. Hooper answered that there will be 90% less.
A member of the audience asked what is meant by a "pond", and Mr. Hooper answered
that it will be a dry retention area where water will normally drain off within
4-5 hours. It will look like a depressed grass area.
A member of the audience asked how large the area will be, and Mr. Hooper replied
that it is about 5' at the deepest point.
li Mr. Ronald Helms showed an exhibit demonstrating the landscaping. He said there
will be a hedge of buckthorn, which will get to be 15-20 ' high, and will not be
able to be seen through in the summer. There will be crabapple trees , and other
durable trees. The design will be simple, colonial , quiet, and conservative.
There were no public agencies present.
Chairman Genrich asked for staff comments. Mr. Truesdell said their comments were
basically outlined in a memo. The staff has no problems with the use of this pro-
perty, but would like to see how the building will be serviced for trash, deliveries, etc.
L/ Mr. Harris said that most people servicing the building would be van-type vehicles,
not large semi-trailers. He also said that the trash will be in dumpsters in the
Southeast corner of the lot.
Mr. Delaney stated that B-3 zoning requires a traffic study, and the staff has not
yet received one.
Mr. Harris said that there are only two entrances that are placed as far away from
the intersection as possible, that there will be much less traffic generated than
there would be from a shopping center, and that a traffic engineer informed him that
the office building traffic need not be considered because it is such a small building.
Buffalo Grove Plan Commission
Public Hearing-Exec. Off. Plaza
July 12, 1978
- 3 -
Also, they have gone to great lengths to separate pedestrian traffic from vehicular
traffic internally. Therefore, Mr. Harris does not believe a traffic study for
something of this size is necessary.
Mr. Shields asked if the driveway is considered a structure. Mr. Truesdell stated
that Mr. Raysa said it would not be considered a structure. The closest point
that the private property lines are to the driveway is 12' at the East end of the
lot, and considerably further than that at the West end.
Mr. Shields asked why there are more parking spaces than necessary. Mr. Harris
responded that there never seem to be enough parking spaces in places of this kind,
and he wanted to make sure there would always be plenty. At peak times , there will
be over 100 vehicles using the bank.
Mr. Shields asked what the provisions will be for making a left turn onto Arlington
Heights Road. Mr. Harris said they are not sure yet, and they will have to get
together with the county to decide this.
Mr. Goldspiel asked if there was any reason why this type of project would be
more valuable to the Village than the original plan.
Mr. Harris said that the aesthetics are more pleasing, and that it has a positive
tax effect on the school district and all taxing bodies in the Village.
The elevation of the bank is almost identical from the West side to the East side.
Mr. Goldspiel asked if there will be sidewalks on ArlingtonHeights Hei hts Road. Mr.
Harris stated that there will be an 8' wide bike path.
Mr. Goldspiel thinks more attention should be paid to camouflaging the bank's
teller lanes from view on Lake-Cook Road. He also feels that the traffic on both
roads will change drastically, and would like to see that a traffic study is done.
Mr. Harris stated that, with regard to a left turn onto Arlington Heights Road, the
county will not grant permission for a cut through the island if they feel that
it is dangerous.
Mr. Goldspiel is concerned about the proximity of the detention areas to the private
property, and asked how close the West area of detention will come to the property
lines. The answer was "approximately 20"' Mr. Goldspiel also asked what the width
of the South driveway is; the answer was "24 1". Mr. Goldspiel is concerned about
traffic speeding through on the internal driveways, and feels there should be some
curves put in. Mr. Harris said that , if speeding becomes a problem, they will put
asphalt bumps in the driveways.
Mr. Goldspiel asked about lighting, and wants to make sure lights do not glare into
people's homes. Mr. Harris said that lighting is generally taken up with the
Appearance Control Commission, and that he was not prepared to discuss it now.
Mr. Goldspiel asked about pedestrian crossing signals at the intersection, and Mr.
Harris replied that he will not put in signals .
Mr. Goldspiel reminded Mr. Harris about a bench on the corner for people waiting for
the bus, and Mr. Harris said he thinks the bank might want to put that in.
Buffalo Grove Plan Commission
Public Hearing - Executive Office Plaza
July 12, 1978
- 4 -
Mrs. Force asked how the bank would expand when necessary. Mr. Harris said that the
administrative offices would expand at their original site on Dundee and Buffalo
Grove Roads, and that the main expansion at this site would be the teller areas.
Mrs. Force asked about noise. Mr. Harris replied that the traffic will be primarily
morning and evening rush hour, and some lunch hour traffic. He said the noise fac-
tor was one reason that they kept the drive-in facility at the furthest point from
the homes .
Mrs. Enid Blue, 11 Whitehall Court, said that her major concern is the safety of
local children during construction. And, she doesn 't want car lights shining into
her home.
Mr. Harris said that, during construction, they will take all safety precautions
necessary, and noted that there are fences on all but 3 lots adjacent to this property.
Mrs. Blue said she wants to make sure that a barricade is put up during construction.
Mr. Harris said he will not do that , but will take whatever safety precautions are
necessary. He said that he does not feel that this is an abnormal construction
project, that it is relatively small , and no different from any other construction
going on in the Village. He feels children will get over or around any barricade
that is erected.
Chairman Genrich pointed out that Buffalo Grove is just as concerned as is Long trove
about their residents. He stated that this presentation will also go before the
Village Board, and the Appearance Control Commission, where the lighting problems
will be taken care of.
Mr. Harold Schweinebraten, 30 Timber Hill Road, stated that he is concerned about
the parking on the East side of the lot, because headlights would then be aimed at
his property. Mr. Harris said there would be very few spaces facing East; most
would be to the North and South. He also said that, most likely, these spaces would
not be used at night because it is an office building. Mr. Harris said he does not
want to put fences up because he feels they are eyesores, they rot , and they cause
maintenance problems.
Mr. Schweinebraten asked if the 13 parking spaces on the East side could be elimi-
nated; Mr. Harris said that would not be possible, because then the offices facing
the East side would be too far away from places to park.
Mr. Dick White, 2 Whitehall Court asked where the water will go when the retention
basin is full . Mr. Harris said that the water will flow to the Northeast.
Mr. Kenneth Ulrich, 3 Whitehall Court, asked about the trash dumpsters. Mr. Harris
said they will be 100' from the property lines, and will contain mostly dry waste.
He also said they will put either a fence or landscaping around the dumpsters.
Mr. Schweinebraten said that, in a previous meeting including Mr. Fabish and Mr.
Dettmer, it is stated in the minutes that there would be a 6' board fence around
the property before any project was started.
Mr. Brian Henderson, 1 Whitehall Court, wishes to go on record as being very con-
cerned about the water situation. Chairman Genrich told him to be sure and contact
the Village Engineer if he incurs any problem in this regard.
The Public Hearing was adjourned at 10:00 PM.
APPROVED:i(di Respectfully submitted,
Carl Genrich, Chairman Janet Sirabian, Recording Secretary
7-12-78-_
SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
JULY 12, 1978
Chairman Genrich called the meeting to order at 10:10 PM in the Municipal Building,
50 Raupp Boulevard.
Commissioners Present: Chairman Genrich
Mr. Shields
Mr. Goldspiel
Mrs. Force
Commissioners Absent: Mrs. Sheldon
Mr. Button
11� C A P rit t- 2 y . 4'rn
Also Present: Mr. Burt Harris, President, Acontec, Inc.
Mr. John Hooper, Engineer
Mr. Ron Helms, Landscape Architect
Mr. John Marienthal , Trustee
Mr. Bart Delaney, Planning Coordinator
Mr. Jim Truesdell , Staff Planner
Mr. Larry Chaness , Prospective Commissioner
Mr. Gerald Davis, Prospective Commissioner
Chairman Genrich said he would like to begin discussion on the Executive Office Plaza.
Mr. Goldspiel said that he was impressed with the fact that the property owners
attending the Public Hearing were not opposed to the project. He said that he
is still concerned about the retention area being too close to the private property
line, and is concerned about the internal road on the South edge.
Mr. Harris stated he does not wish to move the retention area. Mr. Hooper said
the retention area must be at the low end of the property.
Chairman Genrich feels the retention is better closer to the homes because it
creates a natural buffer, and he is satisfied with the drainage. He also stated
that the Plan Commission has taken a strong stand in the past about getting pre-
liminary engineering approval .
Mr. Harris stated that the Village Engineer has met with Mr. Hooper.
Chairman Genrich is concerned with the appearance from Lake-Cook Road, and asked
if there is a burm plan as part of the landscaping. Mr. Harris stated that the
building will be attractive from Arlington Heights Road, and that the brick build-
ing at the end of the bank's teller lanes will block any unpleasant view from
Lake-Cook Road.
Mr. Goldspiel suggested putting in hedges to block the unpleasant view from
Lake-Cook Road.
Mr. Helms said that hedges probably could be worked into this area.
Mr. Shields feels that there are too many driveways, as well as too much parking.
Buffalo Grove Plan Commission
Special Meeting
July 12, 1978
- 2 -
Mr. Goldspiel also feels part of the South drive could be eliminated.
Mr. Shields suggested moving the office building over 20' and eliminating the last
two parking spaces in the center in order to have more green area. Mr. Harris
stated that could not be done because the property line comes down the middle of
the driveway.
Mr. Chaness asked why the bank was not represented at this meeting to answer ques-
tions. Mr. Harris replied that the president of the bank had planned to attend,
but was not able to make it.
Mr. Chaness feels that if the plan is approved as it is now, the Plan Commission
has not been responsive to the people who live near the project.
Mrs. Force would like to see an engineering report on the project.
Mr. Harris said that an engineering report is not required for a preliminary plan.
He said that if the preliminary engineering report were secured, the plans would
be the same; the only difference would be that they would be approved.
Mr. Shields does not object to approving the project without preliminary engineering
approval .
Mr. Goldspiel is concerned about the retention, and feels there should be engin-
eering approval .
Chairman Genrich stated that, when the Levitt project was in question, the Commission
wanted preliminary engineering approval . Mr. Harris replied that was a different
situation because Levitt had serious drainage problems. Chairman Genrich stated
that most questions tonight were on drainage.
Mr. Goldspiel would like to see a professional traffic study completed.
Mr. Shields feels that a traffic study will show nothing except that there will be
a lot of traffic on these two roads, and can't see anything negative that it will
product, and therefore, feels it is unnecessary.
Mrs. Force feels there should be a traffic study because this will be a major
intersection.
Mr. Harris stated that he has minimized the ingress and egress as much as possible.
The traffic study would take a month, and that much delay means that he would not
be able to get the buildings up and under roof before winter. He would also like
to get the construction mess out of the way at the same time that Arlington Heights
Road is torn up, so residents won't have to tolerate construction areas at two
separate times.
Chairman Genrich feels preliminary engineering approval should be secured before
going on.
Mr. Shields would be willing to give preliminary and final approval at the same time.
Mr. Goldspiel made a motion that the Commission defer further consideration of the
matter, pending review of engineering and traffic proposals, subject to such
comments as the Commissioners might want to make on any direction to be investi-
gated further. Mrs. Force seconded the motion.
Buffalo Grove Plan Commission
Special Meeting
July 12, 1978
- 3 -
Chairman Genrich asked if Mr. Goldspiel would consider both preliminary and final
approval at the same time if material was available. Mr. Goldspiel said that he
would.
Mr. JerryDavis stated that he felt that, since the Arlington Heights Road entrance
9 g
is located in the only possible spot, a traffic study would not serve any function.
Chairman Genrich asked if the Commissioners were in basic agreement with the uses
of the property.
Mr. Goldspiel feels that we need a neighborhood shopping area, and that this plan
just does not work.
Mr. Shields feels there are no problems.
Mrs. Force feels that this plan is better than the previous plan, and can presently
live with its uses , but is concerned, and feels that under ordinance 4. 1-1-B, a
traffic study is required.
Mr. Harris stated that he feels the traffic study will show nothing, since he has
only two driveways at the farthest possible points from the intersection, and feels
it would be a waste of time and money to do it.
Commissioners voted as follows:
Shields - No
Goldspiel , Force - Yes
The motion carried 2 to 1 in favor.
ANDEN CORPORATION
Mr. Jerry DeGrazio displayed a plan for Northwood Grove, and explained it to the
Commission.
Mr. Shields moved that the Commission approve Unit 1-A of Northwood Grove subject to:
1 . Eliminating Armstrong Drive from the illustration and legal description.
2. Filling in the signature blocks, the ownership, and the surveyor's seal .
3. Putting a note on the plat that iron pins will be located in all lot corners.
Commissioner Goldspiel seconded the motion.
It was requested that the minutes show that the Commission was advised by Mr.— Delaney that the staff has checked the square footage of the hhhelphividy,v0woel, 4 y7�
lots, and they are within the ordinance requirements. The staff also checked $",1"
the legal description, thus identifying the elimination of Armstrong Drive,
stating that Armstrong would be installed in another phase, and further advised
that all other items from the subdivision regulations were complied with.
Commissioners voted as follows:
Harris, Shields, Goldspiel - Yes
Force - No*
*Against development from the beginning.
Buffalo Grove Plan Commission
Special Meeting
July 12, 1978
- 4 -
The motion carried 3 to 1 in favor.
VILLAGE CENTER
Chairman Genrich indicated to the Plan Commission that Commissioners Harris,
Shields, and Force have been appointed to the Village Center Committee.
Chairman Genrich identified the Callahan plan , and stated that the Village Center
Committee has reviewed the document, but the problem has been how to get going.
The Committee feels the Village should go with the Callahan plan, which is a good
planning concept, and still leaves the rest of the land flexible. This appears
to be a pragmatic way to get the Town Center started.
Mr. Harris feels that the Village should take a strong, active role in developing
this land, as contrasted to a pragmatic approach of working with one developer at
a time. He feels the Village should act as the developer, and put in all improve-
ments, and then sell the land to developers. He feels that, if the Village is
going to have a Town Center, the Village should do it.
Genrich indicated that the Village has not made a firm commitment to go either
direction as yet, but he feels that the Village Board should be doing this fairly
soon, and is hopeful that they will .
Mr. Delaney said that the main reason the open space is shown in the Town Center
is because it provides the Village with a legal intention.
PROSPECTIVE MEMBER
Chairman Genrich asked if the Commission wanted to recommend Larry Chaness to the
Board as a Commission member. Mr. Chaness gave a brief personal background.
The Plan Commission considered his appointment, and there was discussion on the
subject.
It was decided that Commission members would like to get to know Mr. Chaness a
little better before recommending approval to the Board.
Mr. Shields made a motion to adjourn the meeting at 12:20 AM. Mr. Harris seconded
the motion.
Respectfully submitted,
Sw'fti 81)144:41A.L
Janet Sirabian
Recording Secretary
APPROVED:=
r),(.(
Carl Genrich, Chairman
Buffalo Grove Plan Commission
Special Meeting
July 12, 1978