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1978-03-01 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 1, 1978 Otis Office & Research, Candlewood Creek, Koch/Henderson, Highland Grove Unit III Chairman Carl Genrich called the meeting to order at 7 : 35 p.m. , in the Municipal Building, 50 Raupp Boulevard . Commissioners Present : Chairman Genrich Commissioner Harris Commissioner Shields Commissioner Kandel Commissioner Force Commissioner Sheldon Commissioner Absent : Commissioner Goldspiel Commissioner Capitel Also Present : Mr. Bart Delaney, Planning Coordinator Mr. Tom Fennell, Dir. Comm. Development & Planning Mr. Stan Crosland, Park District Mr. Jim Button, Prospective Member Mr. Jim Otis , Developer Mr. Robert Clemetson, Long Grove Village Board Mr. Hobert Coffin, Long Grove Village President Mr. Dennis Wong, Mobil Oil Mr. Jerry Bartolai , Mobil Oil Mr. David Addis , Attorney - Candlewood Creek Mr. Quinn Hogan, Developer - Candlewood Creek • Mr. 011e Saarinen, Developer - Candlewood Creek Mr. Gary Weiss , Engineer - Candlewood Creek Mr. Ted Henderson, Developer - Henderson/Koch Mr. Dick Glauner, Henderson/Koch Sloan, AttorneyHe nderson/Koch John to n, - Hender on/Koch Mr. Bill Meinholtz, Engineer - Henderson/Koch Mr. Jerry Estes , Engineer - Henderson/Koch Mr. LeRoy Harmes , Henderson Koch Mr. Paul Waspi, Highland Grove Unit III Approval of Minutes Commissioner Sheldon moved to approve the minutes of the Otis Public Hearing of February 1, 1978 . Commissioner Force seconded the motion. The motion carried that the minutes be approved. There were no changes or corrections . Commissioner Kandel abstained. Commissioner Harris moved to approve the minutes of the Regular Meeting of February 1, 1978 subject to change . Commissioner Force Plan Commission Page 2 March 1, 1978 seconded the motion . The motion carried that the minutes be approved subject to the following change : The addition at the top of Page 1 of the date : February 1, 1978. Commissioner Kandel abstained. Commissioner Kandel moved to approve the minutes of the Holzrichter/ Taggart Public Hearing of January 18, 1978. Commissioner Force seconded the motion. The motion carried. Commissioner Harris abstained. Commissioner Kandel moved to approve the minutes of the Zoning Amendment Public Hearing of January 18 , 1978. Commissioner Sheldon seconded the motion. The motion carried. Commissioner Harris abstained. Commissioner Force moved to approve the minutes of the Regular Meeting of January 18, 1978. Commissioner Kandel seconded the motion. The motion was carried . Commissioner Harris abstained. Commissioner Force moved to approve the minutes of the Henderson/ Koch Public Hearing of February 15, 1978 subject to change. Commissioner Sheldon seconded the motion. The motion was carried that the minutes be approved subject to the following change : Page 1 : Commissioner Kandel should be noted as absent. Commiss- ioner Kandel abstained. Commissioner Force moved to approve the minutes of the Northwood Grove/Anden/Hawthorne Public Hearing of February 15, 1978 subject to change. Commissioner Harris seconded the motion. The motion was carried that the minutes be approved subject to the following changes : Page 3, paragraph 3, should be moved under paragraph 7 and the following addition made : Commissioner Force did ask Mr. Mould as a multi-family expert why this particular project was not all multi-family. Mr. Mould stated they had the advice of the Anden marketing people who felt this was not appropriate at this time . Page 1 : Commissioner Kandel should be noted as absent. Page 4, paragraph 3, sentence 2 should be preferenced with: In answer to a question about bicycle paths , reference was made regarding. . . Commissioner Kandel abstained. Commissioner Shields moved to approve the Regular Meeting Minutes of February 15, 1978. Commissioner Force seconded the motion. The motion was carried subject to the following change : Page 1 : Com- missioner Kandel should be noted as absent. Commissioner Kandel abstained. Otis Office and Research Chairman Genrich called to the attention of the Plan Commission his memorandum to the Commissioners dated February 24. The first item to review was if the Plan Commission was satisfied with the broad use proposed by the Otis Office and Research project. Commissioner Harris stated he approved the office use but not the gas station. Commissioner Kandel had no objection to a full service Plan Commission Page 3 March 1, 1978 Jv,'tz gas station. He liked the project in total. Commissioner Sheldon agreed with the plan except would like to see the gas station ,. Commissioner Shields liked the plan and did not object to the gas station. Commissioner Force approved of the plan excluding the gas station. Chairman Genrich inquired if the Commissioners would be happy with the zoning of B-3 being requested if the plan was approved without the gas station. Commissioner Harris stated he would like to see O&R at that site. Commissioner Kandel favored the present zoning request as it would give the developer the oppor- tunity to open the gas station, and also provide residents with the services of that gas station. Commissioner Sheldon stated they already have quite a few gas stations , and O&R would be keeping with the Master Plan. She further added the zoning should satisfy the requirements of both Long Grove and Buffalo Grove . Commissioner Shields agreed with Commissioner Sheldon, but stated this plan without the gas station does not take advantage of a commercial area. Commissioner Force favored holding down the look of a major intersection at what will inevitably be a,rmajor inter- section, and therefore requested 0&11. c ,' 'Le Q, 3r Commissioner Genrich inquired about sidewalks . Commissioners Shields , Force, Kandel, Sheldon and Harris all agreed sidewalks should be required. Chairman Genrich reported on a telephone conversation with Commissioner Goldspiel in which Commissioner Goldspiel felt from his point of view he would like to see a full service gas station in the plan. Commissioner Sheldon inquired if this goes to O&R zoning, will there be a difference as to what is required from B-3 to O&R in terms of the buffer. Mr. Coffin stated that the Village of Long Grove is prepared at any time to work out a common ground that would also satisfy the framework of Buffalo Grove 's ordinance regarding the buffer. He stated this would probably solve r4.0 problem. "Y�:,-. Q M p d; }6isG„ rn� c'� �e�umcsc� ,w- 15 Mr. Otis inquired if a real estate office or a savings and loan J branch would be satisfied under the O&R zoning. Commissioner Harris stated neither one would be zwitafvotopy under O&R. Mr.> on Otis stated a real estate office would be one of the offices in 15- R the complex. Commissioner Harris added unless they were using the real estate office for administrative purposes only, it would not restrictions . When questioned by Commissioner Sheldon, Mr. Otis stated dry retention was fine . Chairman Genrich stated the following summarization in regard to the Otis Office and Research Project : 1. Developer should meet with Long Grove and come up with Plan Commission Page 4 March 1, 1978 tentative plan of O&R use and bring it back to the Plan Commission, and it will move the plan along as quickly as possible. 2 . The Plan Commission has gone on record that it is opposed to the gas station use , requires sidewalks , dry retention and the buffer clarified. 3. The Plan Commission would like the staff to look into whether they felt savings and loans and real estate offices would be possible under O&R uses . 4. The staff engineer give the Plan Commission some input on this when it is appropriate as well as the Village planner. 5 . If staff could be present at the Long Grove meeting. Representatives of Mobil Oil commented they want the gas station, and did not want to make any further statements at the time. Commissioner Harris moved that the Plan Commission recommend to the Village Board disapproval of the Otis Office and Research Development for the following reasons : 1. We believe that the zoning for the property should be O&R. 2 . We do not believe a gas station should be placed on this property. 3. We believe that the developer should agree to annexation to the park and library districts . 4. That the buffer zone to the north be increased of that which is shown. 5. That dry detention be provided in lieu of wet retention. 6 . The Plan Commission suggests to the Board also that we would like to work with this developer in reviewing his O&R plan in conjunction with the officials of Long Grove. Commissioner Sheldon seconded the motion. The following vote was taken : Commissioner Shields No Commissioner Harris Yes Commissioner Kandel No Commissioner Force Yes Commissioner Sheldon Yes Motion Carried. Candlewood Creek Discussion was conducted as to the requirement that Pauline Avenue be constructed with a 35 ft. requirement of the developer. Mr. Addis stated the 35 ft. requirement is necessary only because Plan Commission Page 5 March 1, 1978 the Village is planning to have Pauline Avenue become a major street which is infeasible in his opinion. There is a grade problem to begin with, wires would have to be relocated , as well as an additional alignment problem. The developer suggested the Plan Commission members drive out to the site to see how impossible the widening of this road would be. Mr. Addis added Pauline Drive should be serviced as is necessary for the surrounding residential area, and not any further. Stan Crosland stated the closest figure in approximation for the contribution to the Park District was $20,850. Mr. Addis stated the developer is agreeable to the final figure as it agrees to the annexation draft. A letter will be provided to the Plan Commission stating this . Mr. Weiss distributed copies of a flood plain map. Chairman Genrich stated again that the Plan Commission felt the Candlewood Creek development belongs in the Village of Buffalo Grove rather than an unincorporated part of the county. Mr. Addis stated the developer had attended meetings with the high school and grade school district representatives . Chairman Genrich summarized the following: 1. A Public Hearing for Candlewood Creek will be scheduled for March 22 , 1978 on the plan dated September 22 , 1977. 2 . Requested the staff to brainstorm what recreational possi- bilities might be used with the Commonwealth Edison area. 3. The developer will supply a letter saying they are agreeable to the plus or minus of the 820, 850 figure to the Park District. 4. Annexation agreement will be mailed to the Plan Commission with the public hearing notice. Henderson/Koch Mr. Jerry Estes presented a revised plan dated February 20, 1978 for the Plan Commission 's consideration. The new plan is presen- ted without the pool to give more yard area between the buildings . Mr. Estes stated the residential street layout, number of dwelling units , etc. , are essentially the same. The new plan provides half an acre of play area including 2 tot lots . Mr. Estes stated the swimming pool was eliminated because the Park District felt the municiple facilities were close enough rbp the residents to utilize. Mr. Crosland stated he was unfamiliar with the newly revised plan being presented to the Plan Commission and could only respond to the plan presented to the Park District in January. He added he was informed by the Village Board this would be the only plan 1 _ 4 Plan Commission d Pa e 6 4 I -� � g March 1, 1978 g' .4 l that would be considered. The Park Board has not received any ,- , information on the tot lot areas . Mr. Crosland does not feel c�L ' she can respond to the latest plan since it has not been presented -1 to the Park Board formally. 3 " -rThe Storm Water Detention-Residential Alternative Concept Plan 1 4 ,'Il dated February 22 , 1978 was presented. IvMr. Estes stated all i - _ 0 detention would be on private property. The storm retention area is located around the southeast corner of the property and was selected on the basis of economics and safety. - . Chairman Genrich inquired if the Commission would like to decide ' to go with the revised plan or the original plan with the swimming b .0pool. Commissioner Shields favored the new plan. Commissioner -I Q . i Force stated she is concerned with the inner area because it will ." h ave a private use, but could go with the new plan. Commissioner i 11 � -Kandel stated he favored the new plan. Commissioner Harris inquired 1 about the sidewalks and Mr. Estes replied they would be provided �, 0_• in the conventional manner. Mr. Harris stated the developer was required to build recreational facilities along with living units . , Mr. Henderson stated he would go on record as conforming to the c Village requirements . Commissioner Harris liked the new plan. Commissioner Sheldon stated in the new plan there were 15 places tl) where the sidewalks touched the buildings. Mr. Estes said there a_- dare not really many areas where the sidewalk virtually touches , 3 fbut they come close. Commissioner Sheldon stated she would go along with the new plan. When asked by Chairman Genrich, Mr. Henderson informed the Plan i Y C9 Qj - �E Commission the exact zoning required will be a combination of R-9 and B-3.J' In addition, Chairman Genrich suggested this newly revised plan be presented to the Park District. Mr. Genrich requested the following: 1. In regard to the Preliminary Plan dated February 20, 1978, and Storm Water Retention Plan dated February 22, 1978, the Plan Commission would like the annexation agreement to identify "all of the plan data that is identified on those agreements" . At this point Mr. Harris asked a questionp ni> cLi Onta,.Q tiv) , 3-1812 &rw 2 . A new calculation of how the developer justifies these amenities under the PUD Section. 3. Chairman Genrich requested an 82 x 11 inch sketch of phases of construction. 4. A letter from the developer saying that it appears almost 100% feasible to have the retention in that area. I. Plan Commission Page 7 March 1, 1978 Highland Grove Unit III Mr. Paul Waspi presented the final plat of Highland Grove Unit III for the Plan Commission's approval. The final plan shows 122 lots . Commissioner Kandel inquired if there were any lots that did not meet the zoning requirements for this type of development. Mr. Waspi replied, "No" . Commissioner Kandel moved that the Plan Commission approve Highland Grove Unit III Final Plat . Commissioner Harris seconded. The motion was unanimously carried. Commissioner Kandel moved for adjournment. Commissioner Harris seconded the motion. The motion was carried and the meeting adjourned at 10 : 55 p.m. . Respectfully submitted, Na -c e L. Freeborn Acting Secretary diLild Carl Genrich Plan Commission Chairman 1 Preliminary Minutes - To Be Approved