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
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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
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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
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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
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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
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4 Plan Commission
d Pa e 6
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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
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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
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Preliminary Minutes - To Be Approved