1975-12-10 - Plan Commission - Minutes 1
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
1
Poppin Fresh Pies/Bank of Buffalo Grove,
Schwartz/Miller Property & Crossings/Hemphill
December 10, 1975
Chairman Genrich called the meeting to order at 8:10 p.m. , December 10,
1975, in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Chairman Genrich
Mr. Mendenhall
Mr. Keister
Mr. Shields
Mr. Goldspiel
Mr. Jacobs
Mr. Kandel
Commissioners Absent : Mr. Harris
Also Present: Mr. David Potter, Bank of Buffalo Grove
Mr. Edward Schwartz, Developer
Mr. Lawrence M. Freedman, Attorney for Mr. Schwartz
Mr. James Hemphill, C. A. Hemphill & Associates
Mr. William Wyman, Crossings
Mr. Troy Miller, Engineer
Mr. William Whited, Administrative Assistant
Mr. Arnold Seaberg, Village Engineer
Approval of Minutes
Commissioner Mendenhall moved to approve the minutes of November 19, 1975,
and Commissioner Shields seconded the motion. The motion carried that
the minutes be approved subject to the following change: On Page 4,
paragraph 5, beginning in line 4 change the paragraph to read " than
we would have if we just annexed an area and zoned it (in terms of legality
of control). If we would adopt a plan for the entire block and it
showed curb cuts and in some way a road network and setbacks it would
help us to know what would be coming."
Correspondence
Commissioner Genrich stated he had received a letter from High School
District 125 dated November 19, 1975, which is presenting to us a policy
statement that the school board is considering relative to their building
requirements in terms of population, etc. The Staff was requested by the
Plan Commission to compare this policy with the village ordinance or
resolution for donation to school districts and report back to them.
Plan Commission
Page 2 December 10, 1975
Chairman Genrich stated he had received a memo from Verna Clayton informing
him of a Christmas Party on the night of December 20th. If any of the
Plan Commission members wish to attend they should call the Village Hall
by Friday of this week.
Chairman Genrich stated he had received a letter dated November 21 from
Dan Larson indicating that someone has a option to purchase the Marquardt
property. The Village Board has asked that the Plan Commission meet with
this party to set up a Public Hearing date. A Workshop Session has been
set up with them on February 11. Chairman Genrich asked Mr. Whited to
Obtain from them a letter telling what they intend to do and also a
development plan.
Chairman Genrich received a copy of a document from the Zoning Board of
Apppeals dated November 24 with a memo attached suggesting an ordinance
change relative to Article 13 of the Zoning Ordinance. He turned
this over to Commissioner Jacobs for his review and recommendations.
Poppin Fresh Pies/Bank of Buffalo Grove
Chairman Genrich stated that he thought it would be best to hold a joint
Public Hearing on this property. They would advertise this as a parcel
of property entirely owned by the Bank of Buffalo Grove with reference
in the advertisement to their plan as well as the Poppin Fresh Pies
plan.
Mr. Potter distributed copies of a suggested annexation agreement, plan
for the parcel east of the Poppin Fresh location and a list providing
the Plan Commission with information requested at their November 19
meeting.
Mr. Potter reviewed this information. He stated the minimum setback
of buildings would be 25 feet but this was hard to define without knowing
who would be developing on this property. The curb cuts would be in the
middle of the lot going unto Dundee Road and towards the back of the lot
onto old Buffalo Grove Road. He had met with Mr. Seaberg and the two
alternative methods of draining the property would be either an under-
ground drainage and water retention system that would gradually drain
into the storm sewer or to develop a landscaped area in the northeast
or southeast corner of the parcel to hold the water and drain this off
into the storm sewer. Twelve foot buffers would be provided on the back
of the lot, along the Poppin Fresh property line and on the east side of
the property. The water line would be extended south along Ellen Drive
and east to the middle of the remaining parcel.
Commissioner Mendenhall asked why they would be putting buffers down the
Poppin Fresh side and down the east side. Mr. Potter replied that they
were willing to put in a buffer along the Poppin Fresh lot if it would
make it easier for Poppin Fresh to be accepted. Poppin Fresh will not
provide a 12 foot buffer on their property because it would interfere
with parking. If it is not necessary to put the buffer on the east side,
Mr. Potter stated he would rather not.
The Public Hearing date was set for January 21st.
Plan Commission
Page 3 December 10, 1975
Schwartz/Miller Property
Chairman Genrich stated that he had talked with Mr. Raysa regarding
the request by Mr. Ash at the last meeting to consider at the Public
Hearing not only the commercial rezoning but also consider the residential
plan as a substitute. According to Mr. Raysa, it can be done if it is
advertised in a certain way. Chairman Genrich read the following draft
of the Notification of Public Hearing:
for the purpose of holding a Public Hearing for the
rezoning of five acres of property (of 16 acres currently
zoned R-9, Special Use-PUD) to commercial (B-3) use. In
alternative the petitioners also ask the consideration of
a new R-9, Special Use-PUD Preliminary Plan for the entire
16 acres (in lieu of the current approved plan adopted
February 8, 1975)."
Chairman Genrich stated that he had checked on the current controls on
this property in terms of the annexation agreement. While the dates of
the annexation agreement have expired, according to the annexation agreement
the original preliminary plan which is dated February 1972 would be legally
still in force in terms of what the plan is that has been legally approved
and we should be considering the Schwartz plan as a substitute for this.
Commissioner Mendenhall questioned this. Commissioner Jacobs stated that
the question is whether this property is under R-9 as it existed at that
time or as it exists today. He added that he thinks it retains the character
of R-9 as it was previously granted. Chairman Genrich stated he would get
a legal statement from Mr. Raysa regarding the zoning.
Commissioner Goldspiel asked Mr. Schwartz to supply the Plan Commission
with copies of the plan showing all residential and no commercial using
the insert which was shown at the November 24 meeting.
In response to a question from the Commission, Mr. Schwartz stated he had
talked with Miller Builders regarding the differences between them and the
Park District and Miller asked that someone from the Village Staff call
him regarding this. The Plan Commission asked Bill Whited through Dan Larson
to contact Miller Builders relative to questions that need to be answered
with Miller and the Park District.
Chairman Genrich asked Mr. Schwartz to supply the following for the Public
Hearing:
1. Mailing list
2. Plans showing commercial and residential and all residential
3. Written descriptions of both plans comparing number of units, etc.
4. Legal descriptions according to parameters set forth by Mr. Seaberg
The Plan Commission will meet again with Mr. Schwartz on January 7th and
the Public Hearing will be held on January 21.
Crossings/Hemphill
Chairman Genrich read a letter that he has written to Mr. Hemphill and
Mr. Gingold regarding the rezoning of the single family portion of
Plan Commission
Page 4 December 10, 1975
The Crossings to a zoning density less than R-9. This will be done at
a later date after construction of the single family portion is well
under way. Mr. Gingold was amenable to this when it was brought up at
a previous meeting and Mr. Hemphill stated that he saw no problem in
this regard.
The final plat for Unit 1 of Heritage Place, the Hemphill portion of
The Crossings, was reviewed by the Plan Commission. A letter has been
received from the Postmaster stating that there is no conflict in street
names. Commissioner Kandel made a motion to recommend to the Village
Board the approval of the final lot plan for Heritage Place, Unit 1,
Exhibit 32, File 102, in the Plan Commission files, subject to:
1. Receiving an agreement to place permanent monuments as
detailed in the Subdivision Regulation Ordinance Section 6,
B2, b.
2. Showing building setback lines Section 6, B2, q.
Commissioner Keister seconded the motion. The following vote was taken:
Commissioner Mendenhall yes Commissioner Goldspiel abstain
Commissioner Keister yes Commissioner Jacobs yes
Commissioner Shields yes commissioner Kandel yes
The motion carried.
Commissioner Keister stated that the developer is recording the plat
for Heritage Place, Unit 1, which includes an area subdivided and including
Lot B and Lot C. He added that the following motion will be to subdivide
Lot B of Heritage Place Unit 1 and will be called Unit 2. Unit 2 will not
be recorded for six months or so.
Commissioner Keister made a motion to recommend to the Village Board the
approval of the final plat of the Subdivision Heritage Place Unit 2, Lot B,
of Heritage Place Unit 1 previously approved, Exhibit 33, File 102, in the
Plan Commission files, subject to:
1. Receiving a letter agreeing to place permanent monuments
2. Include building setback lines
Commissioner Kandel seconded the motion. The following vote was taken:
Commissioner Mendenhall yes Commissioner Goldspiel abstain
Commissioner Keister yes Commissioner Jacobs yes
Commissioner Shields yes Commissioner Kandel yes
The motion carried.
Committee Reports
Commissioner Keister stated that his committee for reviewing the Capital
Improvement Program has not met but he did receive two copies of the
Plan Commission
Page 5 December 10, 1975
addendum and he and Commissioner Kandel have reviewed it. He has some
thoughts which he would like to offer to Mr. McCoy regarding the addendum.
Regarding the section on streets, he thinks one of the things the Plan
Commission should consider is whether the streets that are coming in
should be dedicated or not. The streets in the subdivisions which have
been approved should be shown in this section. Commissioner Keister
added that in the areas along Dundee Road and Arlington Heights Road
where a developer is committed to sidewalks and they haven't started
building, it would be nice if they could be convinced to go ahead and
put the sidewalks in. If they don't build, the Village should ask them
to still put the sidewalks in, if we -can.
Commissioner Kandel stated that he checked on what has been changed
from what was originally proposed. He suggests they keep it in the
same content and context from year to year. One of the outstanding
changes was in the street lighting..section.
Chairman Genrich suggested that the Plan Commission start dialogue now
in terms of making plans for next year's document.
Adjournment
Commissioner Shields made a motion to adjourn and Commissioner Jacobs
seconded the motion. The meeting adjourned at 10:10 p.m.
Respectfully submitted,
C
dL6426 16.4j;
a Isonhart
Recording Secretary
APPROVED:
Carl Genrich, Chairman
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