1978-05-03 - Plan Commission - Minutes i r
WORKSHOP MEETING
BUFFALO GROVE PLAN COMMISSION
May 3, 1978
Chairman Genrich called the meeting to order at 7:45 P.M.
Commissioners Present: Chairman Genrich
Commissioner Shields
Commissioner Goldspiel
Commissioner Kandel
Commissioner Force
Commissioner Sheldon
Commissioner Button
Commissioners absent were Harris and Capitel .
Also present: Mr. Tom Fennell , Director of Community Development and Planning
Mr. Bart Delaney, Planning Coordinator
Mr. Jim Truesdell , Staff Planner
Mr. John Marienthal , Trustee
Mr. Greg Boysen, Village Engineer
Mr. Sherwin Braun, Brim/Braun Associates
Mr. Doug Madel , Brim/Braun Associates
PLAZA VERDE HOME FEDERAL SAVINGS
Mr. Sherwin Braun and Mr. Doug Madel showed plans for the Home Federal Savings and
Loan, and explained reasons why the original plan is being changed, and a new
building site is proposed.
They said the main reason for moving the building was that, as it stands now,
sight lines would be very limited approaching from the East. By pushing the
building closer to the road, merchants would not feel that they were losing ex-
posure by being behind the bank. Mr. Braun and Mr. Madel feel that the proposed
plan would create more unity to the center, and also facilitate better vehicle flow.
Chairman Genrich asked for a poll of opinions from the Commissioners as to their
feelings on this proposal .
Commissioner Goldspiel feels that there should be a public hearing, so that the
merchants will have an opportunity to voice their opinions. He feels that there
might be traffic and parking problems with the proposal .
Commissioner Kandel feels that this is a major change, and there should be a public
hearing. He does not care for the proposed plan.
Commissioner Force feels there should be a public hearing. She would like to have
more of an answer as to why it should be changed.
At this point, Mr. Braun stated that they had simply made a mistake with the original
Plan.
Commissioner Sheldon feels there should be a public hearing. She would like further
explanation of the traffic pattern the proposed plan will create. Aesthetically,
she is in favor of the proposed plan, but does not like it traffic-wise.
Buffalo Grove Plan Commission
May 3, 1978
Page Two
Mr. Braun, at this point, stated that the tenants did not like the original lo-
cation because of the visual image.
Commissioner Sheldon asked if the building would be as "buried" as the Golden Bear
Restaurant. Mr. Braun said, "No". She also asked if Home Federal would pull out
of the shopping center if the new building was not approved. Mr. Braun felt that
they would.
Commissioner Button feels there should be a public hearing. He likes the change,
and feels the parking will be better with the proposed plan.
Commissioner Shields feels it is a major change, and should have a public hearing.
He likes the greater exposure, but is concerned about it being so close to the road.
He stated that he has both likes and dislikes about the proposed plan.
Commissioner Goldspiel asked if this is definitely the last building to be done.
The answer was "yes".
Chairman Genrich does not like the building being on Dundee Road. He asked the
Staff what the zoning ordinance requires for a front set-back.
Mr. Fennell stated that the B-3 zoning requirement is "as per plan" only. The
Commission set May 24, 1978 for a Public Hearing on the new Plaza Verde Home Federal
Savings Plan.
Chairman Genrich stated that he felt that the PlanCOmmission should have more con-
trol of their agendas. In the case of Plaza Verde Home Federal Savings, which was
discussed tonight, the members were not prepared to discuss the plan which was
presented. Further, he stated that the developer has not been invited officially.
As a courtesy tonight, the Commission considered this matter. In the future, he
proposed that even if developers show up at our meeting, we will not consider them
unless the Chairman feels the agenda can comfortably be altered, and authorizes
their attendance. The Commission agreed on this policy.
Mr. Marienthal said that the Village Board had looked at the plan. They directed
the Staff to get in contact with the Plan Commission to see what date would be
available to discuss the plan. He said that he would have preferred that the plans
had been distributed to the Plan Commission before tonight's meeting. Mr. Genrich
reiterated that the Plan Commission must have control over its own agenda; otherwise,
we would never get any planning done, we would only talk to developers.
GREGG BUILDERS
Chairman Genrich polled the Commission to see if, in essence, they did agree in
policy with the points made in the April 28th memo from Mr. Tom Fennell to the.
Village Board, essentially stating that there should be a low-density residential
use only on the Gregg Builders, Lake-Cook Road, property. The Commission was in
agreement that this was their policy.
VILLAGE CENTER, GREATER-NEIGHBORHOOD STUDY
Chairman Genrich stated that he would like the. Plan Commission to consider the kind
of land uses they would like on the various pieces of land surrounding the Village
Center Site.
Buffalo Grove Plan Commission
May 3, 1978
Page Three
Chairman Genrich said that the Plan Commission, for some time, has not been sat-
isfied with the uses shown on the Comprehensive Plan for the Village, and has wanted
to initiate some changes in the Plan.
Mr. Truesdell showed an aerial photo of the area; a map showing the flood plain;
a thorofare plan; and a sewer and water plan. He said that the slope does not
present a problem, and that the soils were, for the most part, good. He showed the
current land use, and the proposed existing comprehensive land uses also.
Mr.Truesdell presented a fiscal impact analysis. For the current adopted plan,
the ratio is 1 .25, which means that revenues generated met 125% of expenses. The
ratio of the proposed plan was 1 .14.
Mr. Fennell said the overall goal of the Village is to develop a Town Center with
surroundings which would contribute to the Town Center.
The question was posed as to whether or not the Town Center concept is still viable.
Commissioner Kandel feels that, if this land is left to develop on a piece-meal
basis, and strong action is not taken by the Village, it could kill the business
we now have on Dundee Road.
Mr. Marienthal said that the Village Board will not allow the land to be developed
piece-meal - they want at least 50 acres developed at one time. They are working
to do this. Commissioner Sheldon wanted to know how the Plan Commission can help
this concept come to reality.
Mr. Marienthal said the Board would like ideas as to what the Plan Commission would
like to see surround the Town Center. (He feels the Town Center must be something
different and unique) .
Commissioner Force feels that it should be some type of Village/Community center.
She asked how other towns have accomplished developments such as this. Genrich
answered, "Usually through some form of public land acquisition - most usually
through legal condemnation and ' redevelopment' of older, slum land uses, but there
are other ways."
Area D is zoned M-1 . Chairman Genrich wondered if it would be possible to make
this a Research and Development part, or, if we really felt it should remain M-1
zoning. Genrich does not feel that he would want all the rush-hour traffic created
by an industrial development here either.
Commissioner Goldspiel feels that the North Arlington Heights Industrial Park is
done very well and tastefully. He feels that it would work in very well , and that
Areas B and D might be zoned M-1 also.
Commissioner Shields also feels that this might be desirable.
Commissioner Kandel feels that Research and Development should be in Area D.
Chairman Genrich polled the Commissioners as to what kind of use there should be
for Area D.
Buffalo Grove Plan Commission
May 3, 1978
Page Four
Commissioner Goldspiel : Manufacturing or research.
Commissioner Shields: 1 . Research and office; 2. If a good plan is developed,
multi-family.
Commissioner Kandel : 1 . Research and office; 2. If a good plan is developed,
multi-family.
Commissioner Force: 1 . Research and office; 2. Extremely well-done light industry;
3. Last choice would be multi-family.
Commissioner Sheldon is in agreement with Commissioner Force's comments.
Commissioner Button would like to see the single owner, or possibly two, research
and office buildings.
Mr. Truesdell thinks that multi-family housing could work in this area.
Further discussion followed.
The concensus of the Commission on the various parcels of land is as follows:
D - Research and Office
A - North section should be a minimum of R-5 zoning (single family) . The South
section would be PUD 10 or higher denisty, but no commercial . 5—It- 7c
B - The East portion should be a continuation of D (research and office) , and the
West portion should be a continuation of A (residential) . ��
G - Must go with D (research and office) because it is too small to go on its own.
E - Should be zoned and developed the same as the Lexington Hills Development just %"'
South of it. z 44"
H,J, I - Multi-family (12-15 units) . ""
C - PUD 10. -11/141) �` $
F - On the Eastern portion, multi-family, complimenting the Town Center; large single
family homes on the Western portion.
The area South of Lake-Cook could be very low density residential development.
FALCON
Chairman Genrich stated that he feels the Commission should urge District 21 to
use their cash contribution from the Falcon Development toward the installation of
a traffic light at Beechwood and Arlington Heights Road, to benefit the students at
Longfellow School who live west of Arlington Heights Road. He hoped that such a
contribution would help to move the State and Cook County to put in a stop light
at this intersection. He feels that the safety of a lot of kids is at stake, and
asked the Commission 's support for this idea. The Commission agreed. Genrich will
write a letter to the Village Board and District 21 .
STATEMENT: ARLINGTON HEIGHTS ROAD-LAKE COUNTY
Commissioner Kandel moved that the Commission approve the draft statement of the
Village of Buffalo Grove supporting the proposed widening of Arlington Heights Road in
Lake County. Commissioner Sheldon seconded the motion. The remainder of the
Commission was in agreement, with the exception of Commissioner Goldspiel , who was
opposed.
Buffalo Grove Plan Commission
May 3, 1978
Page Five
RE-APPOINTMENTS
Commissioner Shields moved that we recommend to the Village President the re-
appointments of Commissioner Force and Commissioner Sheldon. The motion unanimously
carried by voice vote.
Chairman Genrich reported to the Commission that Commissioner Capitel does not
L/ wish to be re-appointed, but will serve until someone else is appointed.
Commissioner Kandel moved that the meeting be adjourned. Commissioner Button
seconded the motion. The meeting was adjourned at 10: 19 PM.
Respectfully submitted,
Janet Sirabian
Recording Secretary
APPROVED:
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Carl Genrich, Chairman
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ADDENDUM
To: Plan Commission
From: Carl Genrich
After reflecting upon our considerations of last night, and getting a better handle
on some of the questions that were not posed at the meeting, I am, through this
memo, asking the staff and the developer to consider these points and respond to
them at our Public Hearing.
Li
1 . We want the Staff to study further the INTERNAL traffic problems, especially
as they might affect the Savings and Loan exit. (Several lanes empty almost
directly into the path of a major entrance to the shopping center proper) .
Also, will the teller waiting car lanes obstruct traffic vision on the East/
West internal traffic lane immediately South of this structure?
2. The Staff - check further to see if this new building site might obstruct
the vision of cars exiting from the center onto Dundee Road.
3. Will the Staff calculate and report on the number of parking spaces for the
center, and compare the overall number available under the new plan, with the
number required by the ordinance.
4. Bart Delaney - to further study and report upon the other commercial zoning
front set-back requirements in the current ordinance. (Also, the set-back
changes made just before Stan Haar left the Commission) .
5. Give the Commission a footage comparison of the set-back for this proposed
building as contrasted to the set-back for both the Golden Bear and Poppin Fresh.
6. Through this memo, I am asking the developer also to prepare for us another
alternative, either moving the building immediately South of the East/West
traffic lane (which is South of the building they are currently proposing.
The architect might consider, in doing this, the possibility of turning the
building around so that the portion currently North is South, as this may
create less of an internal traffic problem) . Also, to do a similar evaluation
of that site as they did for their #1 proposal.
Carl Genrich, Chairman
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