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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: dLJ Carl Genrich, Chairman "/ 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 CG:jms