1978-06-21- Plan Commission - Minutes PUBLIC HEARING - YOUTH CENTER
BUFFALO GROVE PLAN COMMISSION
JUNE 21 , 1978
Chairman Carl Genrich called the Public Hearing to order at 7:35 PM in the Municipal
Building, 50 Raupp Boulevard.
Commissioners Present : Chairman Genrich
Mr. Harris
Mr. Goldspiel
Mrs. Force
Mrs. Sheldon
Mr. Button
Commissioners Absent: Mr. Shields
Mr. Capitel
Also Present: Mr. Bill Sommer, Assistant Village Manager
Mr. Tom Fennell , Director of Community Development and Planning
Mr. Bart Delaney, Planning Coordinator
Mr. Frank Mayfield, Youth Center Chairman
Mr. Larry Chaness , Prospective Commissioner
Chairman Genrich stated that the purpose of this Hearing was to re-zone the property
located along Lake-Cook Road at Raupp Boulevard, contiguous to the Municipal Building
from R-1 to R-8.
Mr. Frank Mayfield, Mr. Bill Sommer, and Mr. Tom Fennell were sworn in by Chairman
Gen rich.
Mr. Mayfield explained that the main reasons for choosing this particular site are:
it is the least expensive site to prepare for the building; the Village already has
the land; and it is centrally located.
Mr. Fennell commented on some technical details : the interior of the building will
have approximately 1 ,700-1 ,800 square feet; it will be essentially the same brick
as the Municipal Building; there will be an abundance of bike racks outside.
Mr. Fennell also stated that the Zoning Board of Appeals has granted a Special Use
permit, subject to the zoning change being approved.
There were no public agencies or groups present.
Commissioner Button read a letter addressed to Chairman Genrich from W. A. Lockman
L, and JoAnn T. Lockman, 216 Raupp Boulevard, Buffalo Grove, who feel that this site is
too close to residential areas , and that this site is not centrally located in the
Village.
Commissioner Harris asked for clarification on the age group to be using the Center,
and Mr. Mayfield stated that their target group is 7th, 8th, 9th, and 10th grades
(primarily teens who are unable to drive as yet) .
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Commissioner Sheldon asked if this was to be one open room. Mr. Fennell answered
that it would be, with the exception of washrooms, a storage room, and a small office.
Commissioner Button asked if the program is going to be administered by a full-time
professional . Mr. Mayfield stated that all programs would be supervised, and that
the Youth Center's receiving money from the Buffalo Grove Jaycees is contingent
on having a full-time, qualified youth worker.
Commissioner Button also asked if the teens will be sensitive to the property of the
surrounding residents, such as refraining from littering, late-night noise, etc. Mr.
Mayfield responded that the teens themselves had brought this up, and are interested
in maintaining the privacy of the surrounding residents. There was a dance held in
the park on May 27, 1978, with approximately 400 people in attendance, and there were
no problems at that time.
Commissioner Button asked if there was to be a membership fee. Mr. Mayfield said that
there would be a token membership fee, and that their main recruiting would be done
through the schools.
Commissioner Goldspiel asked if there are alternate uses for the building if the
planned financial support does not materialize. Mr. Mayfield stated that this build-
ing is most adaptable, and could be expanded either as a Youth Center, or for other
use by the Village.
Mr. Sommer stated that there would be no need for further paving, as the present
parking lot is to be re-designed.
Commissioner Force asked about the flexibility of the building. Mr. Mayfield again
said the building is extremely adaptable to a variety of uses.
Commissioner Force asked about the cost of the building. Mr. Mayfield said that the
labor is essentially free beyond the initial stage of construction. He stated that
they had received very good response from their request for donation of materials and
labor.
The Village of Buffalo Grove will own the building, and the Youth Commission will be
allowed to use the building.
Commissioner Force asked where the Village would stand if the volunteers and donations
did not materialize. Mr. Mayfield said that using the building as a Youth Center is
contingent on their finishing the building.
Commissioner Force feels that the Youth Center should be situated in the Town Center.
Mr. Mayfield stated that the Town Center is in the future, and the need for a Youth
Center exists now. He said there were 200 students at their initial fund raising;
400 people at a recent dance; and that 1 ,300 out of 2,300 applicable students would
L like a Youth Center.
Chairman Genrich asked if there were any staff comments. Mr. Delaney stated that
the Board has determined that there is a desire for a Youth Center. He said that
changing the zoning from R-1 to R-8 is changing from single family to multi-family.
He also stated that the staff has examined other uses, and foreseeable problems such
as vandalism, loitering, and litter, and that their basic feeling is that the Plan
Commission should recommend a re-zoning to the Village Board.
Public Hearing - Youth Center
Buffalo Grove Plan Commission
June 21 , 1978
3
Chairman Genrich asked for questions from the public. Mr. Marion Godlewski , 240
Raupp Boulevard, Buffalo Grove, asked what would happen if the Center only accommo-
dated 40 teens, and 75 showed up. Where would the other 35 teens go? He doesn 't
feel they should be allowed to congregate in the parks. Mr. Mayfield stated that the
Youth Center would be aware of this, and attempt to control this and keep it from
happening.
Mr. Larry• Yunker, 17 Crestview Terrace, Buffalo Grove, stated that he felt only having
room for 40 teens did not seem to be adequate. He feels that there would be more than
40 teens showing up at any given time. Mr. Mayfield stated that this Center is
primarily an after-school social center, and a planning center for activities. If
a program is planned which anticipates larger numbers , they would hold it in another
place.
Commissioner Goldspiel asked where the modules could be added on. Mr. Mayfield said
they would be the same size as the present building, and could be added in any direction.
Mr. John VanLoon , 1 Crestview Terrace, Buffalo Grove, questioned what one full-time
administrator could do in a 12 hour day with that many youths , and he feels that
it is underestimated as to the response of the teens. Mr. Mayfield said he also feels
that the Center is underestimated, but that they must begin somewhere. The Youth
Center cannot get more money, or build a larger facility until it is evident that it
will succeed. He said that they are doing the best they can with what they have got.
Commissioner Harris asked exactly what area is to be re-zoned. Mr. Fennell pointed
this out on the map, and stated that it is approximately 4 acres.
Commissioner Harris also asked if this small facility could backfire - will the teens
be disappointed with such a small facility? Mr. Mayfield said this is possible, but
they have been very careful in all of their advertising not to promise more than
what they will deliver. If this should occur, the teens who are part of the planning
organization would be given the opportunity to come up with a solution.
Commissioner Harris asked why the Youth Commission hasn 't used the schools and
park district, and developed programs and gotten a group together before putting up
a building. He feels this is being done backwards.
Mr. Mayfield stated two reasons for this:
1 . The schools and parks do not have facilities for use on a daily basis. They could
not put the programs they are planning into effect in a school room, because they
wouldn 't have the equipment (games, vending machines, etc.) there.
2. This was done 7 years ago. The teens were interested, and were given space for
a while, which later became unavailable. The Board was approached about building
a Center, and said they did not have the money; consequently, the program dissolved.
Commissioner Sheldon noted a phrase from the Youth Commission minutes which stated
that there would be "access by proposed bike path". She said that, at this point,
there is no accessibility to this site by bike path from Lake County. She also stated
that there would be volunteer help needed to run the Center, who would be driving,
and that no parking is provided for the building.
Public Hearing - Youth Center
Buffalo Grove Plan Commission
June 21 , 1978
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M r. Sommer said that the main programming is scheduled for Saturday and Sunday,
when the Municipal Building is not used.
Mr. Mayfield said that programs anticipating large crowds would be held at another
facility. He said that a dance held in the winter would be at a Junior High or a
grade school , and stated that this building will not be the only facility used by
the Youth Center.
Commissioner Button said that the newspaper implies that the Village would be taking
over this project, and that the only way the program would be able to survive would
...., be through the use of tax money. Mr. Mayfield stated that this was a gross mis-
statement, and that once the program was established, they would apply for business
grants, private fund grants, etc.
The Public Hearing was adjourned at 8:35 PM.
Respectfully submitted,
anet Sirabian
Recording Secretary
APPROVED:
del.41114:44
Carl Genrich, Chairman
Li
Public Hearing - Youth Center
Buffalo Grove Plan Commission
June 21 , 1978
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
JUNE 21, 1978
Chairman Genrich called the meeting to order at 8:35 PM in the Municipal Building,
50 Raupp Boulevard.
Commissioners Present: Chairman Genrich
Mr. Harris
Mr. Goldspiel
Mrs. Force
Mrs. Sheldon
Mr. Button
Commissioners Absent: Mr. Shields
Mr. Capitel
Also Present: Mr. Bill Sommer, Assistant Village Manager
Mr. Tom Fennell , Director of Community Development & Planning
Mr. Bart Delaney, Planning Coordinator
Mr. Frank Mayfield, Youth Center Chairman
Mr. Larry Chaness, Prospective Commissioner
Chairman Genrich requested a recommendation from the Plan Commission to the Village
Board on the Youth Center.
Commissioner Button made a motion that the Plan Commission recommend to the Village
Board that the piece of land on the plat be re-zoned from R-1 to R-8, with the under-
standing that the special use authorization be granted with the intention that it be
used for a Youth Center. Commissioner Goldspiel seconded the motion.
Commissioner Goldspiel made the following comments:
1. He does not think that the Plan Commission should be voting on whether or not
a Youth Center is desirable.
2. He cannot think of a better location than this one. It is near the golf course
and the baseball field, and he feels that if the teens can get to this location
for baseball , they can get there for a Youth Center. No location is accessible
to every place in the Village. It is also desirable to have the Police Department
nearby.
At this point, Mr. Sommer stated that the golf course lot may not be used for
parking, because the golf course is a revenue-making operation whose peak
times are Saturday and Sunday.
3. Mr. Goldspiel stated that he lives two houses from Cooper Jr. High, and he does
not have any problem with the teens walking by. He feels the teens should have
use of the parks.
Buffalo Grove Plan Commission
Regular Meeting
June 21, 1978
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Marion Godlewski said he feels they should have use of the parks, but does not want
the parks to become hangouts.
Mr. Mayfield stated that the Youth Commission would do their best to make sure that
this would not be the case.
Commissioner Force said that the Plan Commission would not just be voting on re-
zoning; she feels that both issues are being voted upon.
Commissioners voted as follows:
Harris, Goldspiel , Button - Yes*
Force, Sheldon - No
*The Commissioners voting "Yes" on the motion qualified their votes by stating that
they are in agreement with the change in zoning, but in disagreement with the concept
of the Youth Center.
A short break was taken at 8:45, and the meeting reconvened at 8:55.
Commissioner Goldspiel moved to accept the minutes of the May 17, 1978 Public Hearing
meeting, subject to corrections. Commissioner Force seconded the motion. The correc-
tions made are as follows:
On Page Three, the paragraph regarding lots "25A and 25B" should read: "Mr. Sleek
said that the lots would be called '25A and 25B' ; there would not be separate numbers
on one lot, but the lots would be conveyed separately."
The motion carried unanimously by voice vote, with Commissioner Sheldon abstaining.
Commissioner Goldspiel moved to accept the minutes of the May 17, 1978 Regular Meeting,
subject to corrections. Commissioner Force seconded the motion.
The following corrections were made:
Deletion of the sentence on Page One stating "Chairman Genrich suggested that the
Commission approve this plan."
On Page One, the discussion of the motion should be inserted before the vote.
On Page One, the first sentence of the motion should read: "Commissioner Button
made a motion that the Commission approve the Plan dated May 15, 1978 for Strathmore
Estates (Levitt/Wagner Farm) , with addition of a swale on the Western portion of
the property near the school ."
The motion carried unanimously by voice vote, with Commissioner Sheldon abstaining.
Commissioner Force made a motion to approve the minutes of the May 24, 1978 Special
Meeting, subject to corrections. Commissioner Harris seconded the motion. The
motion carried unanimously by voice vote, with Commissioners Sheldon, Goldspiel and
Button abstaining.
Commissioner Goldspiel made a motion to approve the minutes of the June 14, 1978
Special Meeting, subject to corrections. Commissioner Sheldon seconded. The
following corrections were made:
Buffalo Grove Plan Commission
Regular Meeting
June 21, 1978
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Commissioner Goldspiel stated that, on Page One, there should be more comments from
the developer.
Commissioner Goldspiel said that, on Page Two, it should state that: "Mr. Addis said
that the landlocked portion of the property which is being omitted from the plan is
under the same ownership, and is useless."
On Page Three, the paragraph regarding Commissioner Button's suggested revisions should
be placed before the motion.
On Page Three, a paragraph should be inserted stating: "Commissioner Goldspiel said
that the new plan would save the amount of paving needed to make the connection with
Pauline that the Village Board had requested; that it would keep a second access to
the development; and that it would keep the original distance from the transmission
lines and would minimize the problem of landlocking property."
On Page Four, under "Sidewalk Placement Program" , the phrase "at next week's meeting"
should be deleted.
The motion carried unanimously by voice vote.
Chairman Genrich stated that Larry Chaness is a candidate for the Plan Commission.
PROPERTY AT LAKE-COOK AND ARLINGTON HEIGHTS ROADS
At this point, Commissioner Harris stepped down from his role as a Plan Commission
member to make a presentation on a parcel of property.
Mr. Harris stated that the property is presently zoned B-3, which is planned commer-
cial development. He does not wish to change the zoning, but wants to change the
plan for the site. The plan of October, 1969, shows a Seven-11 Food Store, a gas
station, and a small shopping center.
Mr. Harris then showed the new plan and explained the useage of it. The proposed
plan shows an Office-Bank Center.
1 The bank is a facility for the Bank of Buffalo Grove. It will be the size of their
present building on Dundee and Buffalo Grove Roads, and will look much like the
present building. There will be a total of 161 parking spaces; the peak times of
business will be Friday night and Saturday morning.
The site is flat and slopes generally toward the East. There will be ,a dry deten-
tion area at the low point of the site.
The office building will be a two story elevator building of approximately 15,000
square feet, with a small basement, which will contain a small cafeteria.
The first floor will have 8 separate offices.
1 The second floor will be one company which will lease fully-furnished offices to
small businesses, attorneys, and others who require a small office for their business.
Services available to these businesses will be a printing service, telephone answering
service, and a conference room. In this way, all services normally available to a
Buffalo Grove Plan Commission
Regular Meeting
June 21, 1978
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large corporation will be available to small businesses. It is felt that 1/3 to 1/2
of the people using these offices will not spend much time in them, thereby minimizing
the traffic.
Mr. Harris further stated that the bank will be colonial style, and look very much like
the one on Dundee Road. The office building is comparable in style to the bank.
There will be a great deal of landscaping, and everything will have colonial styling.
Commissioner Button asked about the height of the office building. Mr. Harris
stated that it will be approximately 30-35' . He said that the bank will be 67' from
L/ the property line on the East side.
Mr. Harris said that he does not want to put a fence up on the sides which border
private property, but wants to put in some other type of acceptable landscaping.
Commissioner Goldspiel feels that there is a lot of paving, and that people will use
that to try and cut the stoplight on the corner. He also feels that there will be
too much higher speed traffic because of all the roadways in the center.
Mr. Goldspiel asked why the detention area is immediately adjacent to someone's
property. Mr. Harris said that it will be a dry detention area, and that the maximum
amount of time water would be in there would be 48 hours. Mr. Goldspiel thinks the
detention area should be adjacent to the bank. Mr. Harris said that it will be a
green area with almost 60' of grass.
Commissioner Goldspiel said that he would like to see a bench near Lake-Cook and
Arlington Heights Roads for use by people waiting for the bus. Mr. Harris agreed
with this and will try and work it into the plan.
Commissioner Force asked if it is feasible for the bank to become 2 stories if they
wish to expland. Mr. Harris answered "no" ; when the bank expands, it will essen-
tially be the teller areas.
Commissioner Goldspiel asked if the drive-in windows could be rotated or staggered
so that there would be more green area. Mr. Harris answered that this could not be
done, because the teller must always be able to see the person transacting business.
Mr. Delaney asked about access onto the roads, particularly the case where there are
two exit points onto Arlington Heights Road with two cars going virtually the same
way. Mr. Harris said he thinks the two driveways could be merged into one.
Mr. Delaney noted that, in the center parking area, the arrows are pointing all
in one direction, and wondered if they would all be one way. Mr. Harris said that
would not be the case.
There was then discussion on other ways to situate the building so that there would
L be more green area visible from the road.
Mr. Harris said that the entrance on Lake-Cook Road will have signs showing which
way to go for parking, and which way to go for the drive-in windows.
It was decided that there would be a Public Hearing on July 12, 1978 for the purpose
of a change in the approved plan for Planned Unit Development.
Buffalo Grove Plan Commission
Regular Meeting
June 21, 1978
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Commissioner Force would like to see a visual display of what will be on the other
side of Arlington Heights Road.
Chairman Genrich requested:
1. That the staff do a traffic evaluation, both internally and externally.
2. That the staff get preliminary engineering approval .
3. That the appearance of the bank from Lake-Cook Road be improved.
\.,/ 4. That a way to combine the two exits onto Arlington Heights Road into one exit
be found.
CANDLEWOOD CREEK EAST
Commissioner Button reported to the Commission on the progress of the Candlewood
Creek East project. The Commission reviewed the plan dated June 21, 1978.
The Commission requested the following:
1. That the staff check out the procedure for getting Carmen Avenue vacated by the
County.
2. That the plan be amended to show the entire area, including the street to be
vacated, as Outlot B (which the Plan Commission assumes will become public
recreation property) .
3. That the 20' strip shown on the plan as an easement be a public dedication
(adjacent to lot 25 and connecting to the detention area) .
ROUTE 53
Chairman Genrich reported on a meeting he attended regarding Route 53. He said that
the road has to be recertified as an extension by NIPC. The Chief Engineer for
the Illinois Department of Highways said that Lake County is free to determine the
priorities of freeways in Lake County.
SWANSON-SCHOLZ PROPERTY
Chairman Genrich stated that the people who want to develop this land have approval
to develop it now. He said they have indicated that they would sell the property
for 12 million dollars. They have also stated that, if the South side of the
property could be zoned R-5, they would give 15 acres on the North side to the
Village.
Commissioner Goldspiel made a motion to adjourn the meeting. Commissioner Button
seconded the motion. The meeting was adjourned at 10:25 PM.
Respectfully submitted,
/2.yniL CAAD.644/14.,
Janet Sirabian
Recording Secretary
APPROVED:
Buffalo Grove Plan Commission
Regular Meeting
Lie 40d, June 21, 1978
Carl Genrich, Chairman