1975-11-19 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Crossings , Oak Creek &
Poppin Fresh Pies
November 19 , 1975
Chairman Genrich called the meeting to order at 8 : 10 p .m. , November
19 , 1975 , in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present : Chairman Genrich
Mr. Mendenhall
Mr. Harris
Mr. Keister
Mr. Shields
Mr. Goldspiel
Mr. Jacobs
Mr. Kandel
Also Present : Mr. Cliff Brouk, The Richards Group
Mr. John Hooper, Engineer
Mr. James Herbst , Poppin Fresh Pies
Mr. George R. Miller, President, Bank of Buffalo
Mr. David Potter, Bank of Buffalo Grove Grove
Mr . Daniel Light , L. B . Andersen & Co . , Inc .
Mr. John Marienthal , Trustee
Mr. Bill Whited , Administrative Assistant
Mr. Arnold Seaberg, Village Engineer
Approval of Minutes
Commissioner Mendenhall moved to approve the minutes of October 15 ,
1975 , and Commissioner Keister seconded the motion. The motion
carried that the minutes be approved subject to the following
changes : Page 3, paragraph 1 , add the following sentence , "In the
description of the proposed Poppin Fresh Pie Restaurant , it was said
that patrons would not eat in their cars ." Page 4 , last paragraph,
change the first sentence to read as follows , "Chairman Genrich
stated that in certain ways there are forces at work in Lake County
which facilitate new development in unincorporated areas . "
�../ Commissioner Mendenhall moved to approve the minutes of the Public
Hearing of October 22 , 1975 , and Commissioner Keister seconded the
motion. The motion carried that the minutes be approved subject
to the following changes : Page 3 , add to the last sentence of the
first paragraph, "and this was explained to the existing homeowners
who did not object. " Page 3, paragraph 3 , add the following sentence ,
"If they lose those lots , it would not change the plan. "
Plan Commission
Page 2 November 19 , 1975
Commissioner Keister moved to approve the minutes of the Special
Meeting of October 22 , 1975 , and Commissioner Mendenhall seconded
the motion. The motion carried that the minutes be approved. There
were no changes or corrections .
Commissioner Kandel moved to approve the minutes of the Regular
Meeting of November 5 , 1975 , and Commissioner Jacobs seconded the
motion. The motion carried that the minutes be approved subject
to the following change : At the end of paragraph 1 on page 1 add
the following, "Mr. Ash added that a commercial development would
be put in the section of this property that is adjacent to Dundee
Road. At present this is zoned for residential and would have to
be rezoned for commercial . "
Crossings
Mr. Brouk of The Richards Group presented the plan approved at the
Village Board Public Hearing on November 17 . On the plan he showed
the different phases of the development so far. He stated that the
Village Board had asked that they correct two things on the plan
in order to conform to the Master Plan. These were : 1 . Distance
between the two intersections near the commercial area on Fremont
Way should be 125 feet . 2 . The intersection of Frederick and
Fremont Way should be lined up . These corrections have been made .
Mr. Hooper stated they had also reversed the six and eight unit
buildings on the southwest corner of the lake .
Mr. Brouk stated that he was before the Plan Commission tonight
for preliminary plan approval of Phase IV which was the area of
townhouses located around the lake in the center. These units will
be identical to the ones in Phase I and Phase II . They will be
using the same models and homeowners association. He added that
this is actually a continuation of Phases I and II .
Commissioner Kandel asked how close the lake would come to the six
unit building in the southwest corner when it reached its high water
mark. Mr. Brouk replied that the lake will be filled in and reshaped
in that area so it is back beyond the property line .
Commissioner Goldspiel asked if the streets would be the same as
in the other phases . Mr. Brouk stated that they would be .
In response to a question from Commissioner Goldspiel , Mr. Brouk
stated that the driveways will run perpendicular to the streets .
Commissioner Goldspiel inquired about the location of the sidewalks
and Mr. Brouk stated that they are on the inside of Fremont Way
and on one side of the streets in the single-family area .
Commissioner Goldspiel asked how deep the lake was in the center
and what the slope of it is . Mr. Brouk stated that is 10-12 feet
at the deepest point which is the requirement for stocking with
fish. It is a gradual slope and no sharp drops . He added that the
lake is not for the purpose of retention. It is located at the
highest point in the development .
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Plan Commission
Page 3 November 19 , 1975
Commissioner Shields moved that the Plan Commission approve the
preliminary plan, marked Exhibit 31 in the Plan Commission files ,
for Phase IV of the Crossings . Commissioner Mendenhall seconded
the motion. The vote was as follows :
Commissioner Mendenhall yes Commissioner Goldspiel yes
Commissioner Harris abstain Commissioner Jacobs yes
Commissioner Keister yes Commissioner Kandel yes
Commissioner Shields yes
The motion carried.
Chairman Genrich stated that the question was raised at the last meeting
with the Crossings regarding the possibility of lowering the zoning
of the single family portion of the Crossings and Mr . Gingold seemed
willing to have this done . Mr. Raysa was also of the opinion that
this should be done . Mr. Brouk stated that Mr. Raysa had said at the
Village Board Public Hearing that he did not think it was necessary.
Chairman Genrich is going to talk further with Mr. Raysa concerning
this matter.
Oak Creek
Commissioner Kandel and Commissioner Keister reviewed the final
plat linen for Phase III of Oak Creek, Albert Frank Development ,
and compared it to Exhibit 16 approved August 20 , 1975 , by the
Plan Commission and authorized the Chairman and Secretary to sign
the linen. Mr . Seaberg will insure that some penciled numbers , etc. ,
on the linen will be inked in by their surveyor.
Poppin Fresh Pies
Mr. Herbst presented the revised plan and stated that he had resolved
the following items as requested by the Plan Commission at their
October 15 , 1975 , meeting :
1 . The bank will not retain the 20 feet at the back of the
property developed by Poppin Fresh Pies .
2 . The bank has agreed to annex the entire parcel rather than
just the portion developed by Poppin Fresh Pies .
3 . The drainage will not go off the property. They will
contain the water on the property in any way necessary.
4 . The ingress and egress in relation to the nursery school
on Ellen Drive was shown.
5 . They will appear before the Appearance Commission on
December 11 . The landscape plan is being prepared and
will be finished prior to that meeting .
Revised and corrected 12/10/75
Plan Commission
Page 4 November 19 , 1975
Commissioner Mendenhall stated he felt it was a mistake to split up
the parcel owned by the bank because it has been the desire of the
Commission to work with the owner of a large parcel of land rather
than several owners of small parcels . If the Poppin Fresh Pies
development is approved the remaining portion of property would only
be large enough for another development of the same type .
Mr. Miller stated that what the Plan Commission was doing was
limiting the market and Buffalo Grove could end up with a lot of
`./ office buildings that will have to go higher in order to finance
the property.
Commissioner Goldspiel stated that the purpose of suggesting that
the whole piece be annexed at one time at the October 15 meeting was
related to developing a circulation pattern between the Poppin Fresh
Pies parcel and the parcel immediately east of it . The plan before
the Commission tonight has the parking layout with no provision for
circulation between the two parcels . Mr. Herbst stated that they
have agreed with Mr. Miller that if there is development in the
rear they would open it up but because they do not know who will
develop on the east he couldn' t show anything.
Commissioner Keister suggested that the bank consider a preliminary
plan of development of which Poppin Fresh Pies could be Phase I
in order to give the Plan Commission an idea of what is planned
on this parcel . Then, when the bank has buyers for the remaining
portion show them the preliminary plan and let them come forward
with what they want to do . Commissioner Shields asked if it would
be possible to show on a preliminary plan the maximum size buildings
with proposed parking arrangements with access to and from Dundee
Road. Mr. Miller stated he would be willing to do this if that is
what the Plan Commission wants .
Chairman Genrich stated that the points Commissioner Goldspiel and
Commissioner Keister were making in terms of identifying a plan in
some way,from the Plan Commission' s standpoint offers us more control
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.
Mr. Miller stated that from his standpoint he would rather sell the
entire piece of land. At present it is subdivided into three lots
but he doesn' t like dividing it up.
Commissioner Jacobs stated that he would like to go on record as
being against compelling someone to submit a plan that is meaningless
just for the sake of having a plan. They don ' t know what the rest
of the property will be used for. If they find a buyer he will have
to ask for a variation.
Plan Commission
Page 5 November 19 , 1975
Mr. Seaberg said he could see why this is required. The property
has a lot of limitations with regard to drainage . They have to
know where the retention area will go and stay away from the area
that is subject to flooding . He added he would not buy lot three
because it is a flood area. Lot one and lot two could be approved.
Chairman Genrich asked the commissioners to respond regarding whether
there should be one Public Hearing for the entire parcel or a
Public Hearing for Poppin Fresh Pies and one for the annexation.
Commissioner Goldspiel stated that in subdivision procedures one of
the things you want to avoid is creating unbuildable lots . It is
his opinion that there are two alternatives : 1 . Decide that this
particular type of proposal is not the best use for the land and
leave it as residential or multi-family. 2 . Go with an overall
plan for the entire parcel .
Mr. Seaberg stated that there may be difficulty in subdividing the
three parcels because of engineering limitations .
Commissioner Mendenhall stated that since we have the opportunity
of working with the owner of the entire parcel we should do so .
It was the general feeling of the Plan Commission that there should
be one Public Hearing for the entire parcel . Chairman Genrich
asked that they meet with Mr. Seaberg and Mr. Whited and draw up
a plan including the following parameters :
1 . Setback of buildings
2 . Ingress and egress
3 . Drainage, topography and grading
4 . Buffers
5 . Water line
6 . Revised annexation agreement
Commissioner Goldspiel suggested that they pay particular attention
to the buffer and setback requirements of the ordinance .
Commissioner Harris asked why the Staff sends a developer to the
Appearance Commission prior to them resolving problems with the
Plan Commission. Chairman Genrich stated that this was a good point .
Committee and Liaison Reports
Commissioner Keister stated that his committee has not met yet
on the Capital Improvement Program. At present he is waiting for
copies of the Capital Improvement Program for 1976 and when he
receives these they will meet.
Commissioner Goldspiel stated that the Transportation Committee met
with a representative of the RTA regarding planning for a Buffalo
Grove to Arlington Heights train station bus . If the plan is
completed by December 15 it will be presented to the RTA board
with a recommendation. There is a good possibility that we might
Plan Commission
Page 6 November 19 , 1975
have a six-month demonstration trial of a bus at 100o funding by
the RTA commencing possibly as early as February.
Commissioner Harris stated that he felt something should be done
regarding pedestrian access between Lake and Cook counties . He
asked if it would be possible for the developers who have agreed
to put sidewalks in to go ahead and do so before they develop their
property. Chairman Genrich stated that Commissioner Mendenhall has
been asked to look into the subject of sidewalks in the Village
and he asked Commissioner Harris to talk to him about the specific
ones he had in mind.
Chairman Genrich stated that Commissioner Harris is to write a
reversion clause to the standardized annexation agreement .
Reappointment of Commissioner Jacobs
Commissioner Mendenhall made a motion that the Plan Commission
recommend to the Village Board the reappointment of Rod Jacobs to
the Plan Commission. Commissioner Keister seconded the motion and
upon vote it carried unanimously.
Adjournment
Commissioner Shields made a motion to adjourn. Commissioner Jacobs
seconded the motion. The meeting adjourned at 10 : 30 p.m.
Respectfully submitted ,
nda Iso
nhart
L
Recording Secretary
APPROVED:
II' Carl Genri h, Chairman