1975-10-29 - Plan Commission - Minutes WORKSHOP MEETING
BUFFALO GROVE PLAN COMMISSION
Village Center
October 29, 1975
Chairman Genrich called the meeting to order at 8: 15 p.m. , October 29,
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. Edward Fabish, Village President Mr. William Haralson, ERA
Mr. John Marienthal, Trustee Mr. Rick Brubaker
Ms. Dorothy Carroll, Trustee Mr. George Adams
Mr. Dan Larson, Village Manager
Mr. William Whited, Administrative Assistant
Mr. Richard Glauner, Appearance Commission
Mr. Philip Lembo, Appearance Commission
Mr. Ron Helms, Appearance Commission
Mr. Scott Butler, Appearance Commission
Mr. Dennis Gramm, Appearance Commission
Mr. Ralph Swanson, Appearance Commission
Ms. Gail Braband, Prospective Plan Commission Member
Dr. W. Fabian Mr. Tom Dressler
Mr. Albert R. Knuth Mrs. Lucy Dressler
Mr. George Zimmermann Mr. Edward Gerschefske
Mr. Matthew Doetsch
Mr. Frank Meramonti
Mr. John Hoffman
Chairman Genrich opened the meeting by stating that the purpose of
the meeting was to get some input from some public officials on the
conceptual appearance aspect of the Village Center. He then asked
Mr. Haralson from Economics Research Associates to begin the
presentation of their conceptual plan.
Mr. Haralson stated that they were not at the meeting to present
Phase III. The plan being shown was more for the purpose of generating
discussion then for offering something final. The emphasis throughout
the study has been on coming up with something realistic. They are
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Page 2 October 2.9, 1975
not proposing something that they have not already convinced them-
selves is realistic in terms of scale , land use and mix. Mr. Haralson
asked Mr. Rick Brubaker to present the plan.
Mr. Brubaker displayed and described the following exhibits:
1. An aerial view showing the various classifications
and also a close-up of the area showing ownership.
2. Site analysis
3. Exhibit showing existing and proposed sanitary sewer,
water, utilities, etc.
4&5. Exhibits showing traffic arteries around subject property.
6. Concept Plan A
7. Concept Plan B
8. Concept Plan C
9. Exhibit showing tax revenues generated on the various plans
Mr. Brubaker stated that with the input received from the Village
so far they have come up with a compromise plan with the emphasis
on concept plan B. In drawing up this plan they attempted to
control vehicular traffic , identify and control pedestrian circulation
and attempted to identify the backbone system as to how this property
can develop with the various landowners.
Mr. Brubaker showed the conceptual plan he had designed. The
residential area was shown at the intersection of buffalo Grove
Road and Route 83. below that was the parking area with the majority
of the buildings clustered in the center around a green area. He
stated they were suggesting low-profile, one-story construction
with the exception of the library facility and one of the office
buildings which would be two or three stories.
A question was raised about the amount of asphalt parking area.
Mr. Haralson stated that in order to be functional you have to have
parking. In lieu of the parking, you could reduce the total land
area consumed by parking and either stack parking or use less
desirable land area and have remote parking. ne added that both
of these alternatives have serious drawbacks. If you stack parking,
there are high construction costs and customer resistance. Mr. naralson
stated that perhaps the alternative was to make the parking lot more
then an asphalt jungle by the addition of landscaping.
mr. Lembo asked what the identifying feature was that made the
village Center different from the Ranch mart or Plaza Verde.
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Page 3 October 29, 1975
mr. Haralson stated that this center is functional while the others
are commercial centers. In the Village Center plan there are
significant space uses that are not commercial. There is 60,000 square
feet for library and meeting space, plans for a postoffice , office
space , theater, youth center and recreation facility.
Commissioner Goldspiel questioned the placement of the green area.
He stated that it appeared to be more of a circulation area rather
than a public unifying area. Mr. Haralson stated that people in the
f shopping area would want open space. In. the actual design they
could spread the area out a. little more.
Mr. Haralson introduced Mr. George Adams the architect working on
the plan. Mr. Adams showed slides of several different centers and
the type of architecture they used. He then showed a sketch of the
commercial area only of the proposed Village Center plan. Using
the village survey he arrived at a contemporary solution with a
colonial influence achieved through materials used, details, etc.
Commissioner Harris stated that one of the things about the idea of
a. Village Center that appealed to him was the concept of a village
green but he does not consider an acre of grass in the center of
a shopping center a village green. He added that he realized there
are economic restraints but feels the planners should be aware of
the dollars necessary to make something like this feasible. He
suggested they at least open up the shopping center. Mr. Haralson
replied that spreading out the complex would not work to make it
a viable area..
Trustee Carroll stated that at all the meetings in the past the
main thought has been that the Village Center should provide unification
of the Village. The landowners have said they would be willing to
go along if we can come up with a theme. She added that she felt the
planners have ignored the input they have received. The plan presented
tonight was a. conception of what they think should go into Buffalo
Grove and is exactly what the Village has opposed and fought against.
Mr. Haralson stated that the purpose of the meeting tonight was for
input on the architectural theme. He added that he was sorry if his
responses to the comments were argumentative but he was not going to
stand there and give no response.
Mr. Swanson suggested having the type of shops found in Plaza del Lago
in Wilmette and on North Michigan Avenue.
Trustee xech stated she agreed that the village green area was too
small. She added that she would like to see different ethnic back-
grounds expressed.
Mr. Lembo suggested that the architecture be of the prairie square
style which is typical of the Midwest
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Mr. Knuth stated that he has been wanting to develop his property
for two years and has been led to believe his piece of property
could be developed commercially as zoned. However, if the plan
remains as is, he would have to have it rezoned. tie realized that
the plan shown was only a conceptual plan but felt because his
property is shown as residential on it he would have trouble
getting commercial approved.
President . 'abish stated that there would have to be a central theme.
it will probably have to be developed in stages but if there is a
central theme there should be no problem. he asked that the property
owners write their input down in specifics and give it to the
planners. He added that he wanted to stress again that what was
shown tonight was only a plan.
Mr. uramm stated that along with many others at the meeting tonight
he expected something different then what was presented. he feels
that they were mislead because it has been called a village Center
when in actuality it is a coordinated village commercial development.
Mr. uramm suggested that we let the people in the Village know that
this is what it is and not let them go on believing it is a "Village
Center" .
Mr. Knuth suggested that they use his 72 acres and bring the public
use units up to it with a park and open area. ny doing this there
would be less of a problem in accumulating land from several owners.
instead of getting land from others, the Village could get a donation
and use it to help buy his land. rir. Marienthal stated that to
obtain land for a youth center right now is not practical because
we are not sure it can be viable. There is a school vacant now that
could be used if the need exists.
II
rir. Brubaker stated that perhaps the plan shown tonight was too
detailed for the stage we are in. Trustee Carroll asked if it would
be possible for the planners to present an overlay of the roadway
configuration on the existing zoning map. She also asked Mr. Adams
to present a rendering or rough idea of the different types of architecture.
Both Mr. Brubaker and Mr. Adams agreed to do as she asked.
The meeting adjourned at 11:30 p.m.
Respectfully submitted,
i da Isonhart
APPROVPPD: Recording Secretary
r
Carl Gen ' oh, Chairman