1975-11-24 - Plan Commission - Minutes WORKSHOP SESSION
BUFFALO GROVE PLAN COMMISSION
Miller-Schwartz
November 24, 1975
Chairman Genrich called the meetingto order at 8:20 p.m. , November 24,
1975 (Monday) , in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Chairman Genrich
Mr. Mendenhall
Mr. Keister
Mr. Shields
Mr. Goldspiel
Mr. Kandel
Commissioners Absent : Mr. Harris
Mr. Jacobs
Also Present: Mr. Edward Schwartz - Developer
Mr. Joseph Ash - Attorney
Mr. Jerome Soltan - Architect
Mr. William Whited - Administrative Assistant
Miller-Schwartz
Mr. Soltan presented two alternate revised plans. In both plans
the commercial consists of between 5 and 6 acres.
He stated that in Plan A they straightened out the roadway system
so it does not jog. The parking is kept off of the street and there
is a 27 foot roadway going through the property. There is a retention
area located between the residential and commercial areas. In this
plan there are 12 buildings with 18 units each. This reduces the
apartment count from the plan presented at the November 5 meeting.
There are 216 units in this plan compared with 234 in the previous
plan. The building coverage is 15% of the property. Thirty-two
percent of the property is blacktop and fifty-five percent is
landscaping.
In Plan B there is a 40 foot roadway going through the area from
Arlington Heights Road to Dundee Road. This plan has the same number
of units as Plan A. The retention pond would be located entirely
on the commercial property and the parking is entirely in lots.
There is slightly larger building coverage which lessens the green
area and enlarges the blacktop area a little.
Mr. Ash stated that he has had a conversation with the people from
Grand Spaulding Dodge concerning the commercial property. They
indicated a strong interest in it but are not ready to make any
commitment.
Plan Commission
Page 2 November 24, 1975
Commissioner Goldspiel asked if the commercial property is in the
flood plain. Mr. Schwartz stated that because this area is lowland
it would be easier and less expensive to build commercial rather
than multifamily on it. However, he added, it is not in the flood
plain. It is their proposal to pipe the creek to create a retention
area and feed it back into the creek.
Commissioner Goldspiel stated that he noticed there was quite a glare
from the lights from Grand Spaulding Dodge and asked if they would
be creating an undesirable area in the single family area by adding
a similar commercial development. Mr. Ash stated that they will be
doing their own buffering with the multifamily.
Mr. Soltan put an overlay on the plan showing how they would develop
the area if the commercial were not approved. Commissioner Goldspiel
stated that he thought it would be more desirable if the buildings
were set back from Dundee Road and the parking for them put on the
Dundee Road side. Mr. Ash stated that they did not want traffic
access to Dundee Road. Commissioner Keister stated that if they
are going to have a parking area on Dundee Road, they might as well
have commercial there.
Mr. Ash stated he would like to have the zoning change so they
could go ahead and put the commercial on the market and then come
back before they develop it. They feel it would be a benefit to
the Village to have commercial in this area. Commissioner Mendenhall
stated he was against the commercial and failed to see all the benefits
for the Village.
Chairman Genrich stated that he felt one of the major considerations
is will the Village go along with five acres of commercial if it
is done discreetly or if we know what we are getting.
In response to a question from Commissioner Mendenhall, Mr. Schwartz
stated that the buildings would sell from $155,000 to $160,000. They
are mainly two bedroom and consist of six units.
Commissioner Keister stated that he would rather see it developed as
residential but apparently there are some limitations about what
can be done with that piece of property. He added that he would not
want to see another car dealer there and would prefer an office building.
Commissioner Shields stated that he would rather see residential than
commercial also.
Commissioner Kandel stated he would rather see residential than
commercial because then we could point other developers along Dundee
Road in that direction.
Chairman Genrich stated he would feel more comfortable if they had a
buyer for the commercial. The closer they could come to what is
going to be in the commercial area, the better it would be.
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Plan Commission
Page 3 November 24, 1975
II
It was the general feeling of the Commission that Plan B was the
better one. Mr. Ash asked if they had a Public Hearing for Plan B
with the commercial and the Plan Commission did not give approval
for the plan with commercial would they have to have another Public
Hearing for the all multifamily plan? Chairman Genrich stated he
would be inclined to say they would not have to go through another
Public Hearing but that would have to be checked with the Village
Attorney first.
Chairman Genrich stated that he had talked with Mr. Raysa regarding
the land donation. According to the annexation agreement Miller
has fulfilled their obligation in terms of donation but the Park
District still has to be satisfied.
Commissioner Goldspiel asked that they also check on the flood
plain.
Chairman Genrich asked that they do the following before meeting
again with the Plan Commission:
1. Meet with the Village Engineer and Staff for their input
2. Make an attempt to meet with the Park District soon
considering the differences between them and Miller.
3. Find out from Mr. Seaberg what the advertising requirements
are and start compiling a list of property owners.
Adjournment
Commissioner Kandel made a motion to adjourn. The motion was
seconded. The meeting adjourned at 9:30 p.m.
Respectfully submitted,
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nda Isonhart
Recording Secretary
APPROVED:
`./ Carl G h, Chairman