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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 . { 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