1975-04-09 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Simpson Property
April 9, 1975
Chairman Carl Genrich called the meeting to order at 8 :15 p.m. ,
April 9, 1975, in the Municipal Building, 50 Raupp Blvd.
Commissioners Present: Chairman Genrich
Mr. Haarr
Mr. Mendenhall
Mr. Keister
Mr. Shields
Mr. Goldspiel (arrived at 9 :15 p.m. )
Mr. Jacobs
Commissioners Absent: Mr. Harris
Also Present: Mr. Bill Balling
Mr. Arnold Seaberg
Mr. Bill Kiddle
Mr. William Simpson, Developer
Mr. James Ray, Architect
Mr. Neil King, Realtor
Mr. Aaron Goldin, Property Owner
Mr. Karl Mueller, Prospective Member
Approval of Minutes
Commissioner Shields moved to approve the minutes of March 19 ,
1975, and Commissioner Mendenhall seconded. The motion
carried that the minutes be approved subject to the following
changes: Page 2 , paragraph 5, state that the R-1 Special
Use Ordinance had not been discussed when Commissioner Mendenhall
left the meeting; page 4, in line 5 under point number 1,
change "from" to "along" .
Communications
Chairman Genrich stated that the Village had received a
letter from Mr. Arthur Gingold of The Richards Group indicating
that they are in the process of finalizing the next construction
phase of "The Crossings" and would like to set a date for
meeting with the required Village commissions. Mr. Genrich
stated that he would set that up at some future date. Commissioner
Mendenhall stated that he would like to see what was preliminarily
approved before the date of this meeting.
Plan Commission
Page 2 4/9/75
Simpson Property
Previous to the meeting the following exhibits on the Simpson
Property were distributed to the Plan Commission members:
1. Staff review dated March 19 , 1975
2. Engineering review dated March 19 , 1975
3. Letter from the Buffalo Grove Park District dated
March 12 , 1975
4. Letter from Aaron and Helen Goldin dated March 17 , 1975
5. Site layout plan dated March 19 , 1975
6. Letter from William & Elizabeth Simpson dated March 19 , 1975
7. Appearance Commission document dated April 1, 1975
At the meeting Mr. Ray distributed:
A. Final plat of subdivision dated March 20, 1975
B. Revised set of plans dated April 9, 1975
Chairman Genrich stated that the Plan Commission was essentially
concerned with the final plat approval and the site plan approval
for recommendation to the Village Board at this meeting.
Mr. Ray stated that minor revisions had been made on the site
plans since the last set of plans had been distributed. These
revisions consist of the sum total of all the clarifications
requested by the Appearance Commission and some minute details
of sanitary and storm water engineering. He stated that the
most major revision was an easement of 10 feet requested by
Mr. Seaberg on either side of the south line of the property
for the purpose of possible future utility hook-ups from the
Goldin and Park District property.
Mr. Ray stated that the site plan provided for a total of
46, 900 sq. feet of store space which would include 34 ,900 for
Kohl ' s and 12, 000 for the shop area. There are 292 parking
spaces provided. The landscape plan, lighting plan and
architectural studies have been approved by the Appearance
Commission. Mr. Ray also stated that the sanitary, storm water
retention and release and water service have been worked out
with Mr. Seaberg and he has his general approval .
Chairman Genrich asked Mr. Kiddle if he had any comments on
behalf of the Park District. Mr. Kiddle stated that he felt
there are some considerations he would like to call attention
to. He added that because the Park District property is an
ecological reserve it should receive special protection.
Mr. Kiddle inquired about the workability of the plan the
developer has for the removal of water from his property through
the Park District land, through the easement and out to the
area beyond. Mr. Seaberg stated that the retention for the
Simpson Property had to be put on the Simpson Property. The
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Plan Commission
Page 3 4/9/75
developer is providing retention 12 times what is required.
The water would flood the parking lot, drain past the ponds
and into Cambridge. Mr. Seaberg stated that it was his opinion
that there would be absolutely no effect on the ponds. Mr. Kiddle
questioned the possibility of a back-up and Mr. Seaberg replied
that this would not occur in normal situations and if it ever
did occur, pollution would not be a concern at the time.
Mr. Kiddie stated that it appeared that the easement on the
east side of the property had been increased from 12 to 18 feet
and inquired if the developer would be willing to replace trees
in this area if the root systems should be destroyed in putting
the pipe into the ground. Mr. Simpson stated that he had had
an expert out to look at the trees and he was informed by him
that if they stay 12 to 15 feet away from the trees there will
be no effect on the root systems.
Mr. Kiddie inquired about the note on the upper right hand corner
of the site plan stating that park visitors solely visiting the
park will not be permitted to park vehicles in the shopping
center parking lot. He asked whether the Park District would
be responsible for seeing this enforced. Commissioner Jacobs
stated that they could not be.
Mr. Kiddie asked if there were any recommendations with regard
to landscaping around the sled run. He stated that this area
does not have an erosion problem of any kind and he would like
to work out an agreement on this. Mr. King stated that the
Appearance Commission agreed that this area could be left for
further study of the developer and that anything south of that
lot line is the Park District' s concern.
Chairman Genrich asked Mr. Kiddle if he was aware of the letter
to Mr. Ray dated March 12 signed by Mr. Crosland. Mr. Kiddle
said that he was and he is in general agreement with it.
` Mr. Balling stated that as far as the Staff was concerned, there
are no major problems with the preliminary site plan.
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Commissioner Mendenhall stated that anyone approaching the
park from the east would have to cross numerous driveways to
get there. The ideal layout would have had an entrance into
the park without going through the shopping center to get there.
Commissioner Mendenhall inquired if they had considered putting
the sidewalk behind the berming. Mr. Seaberg stated that the
Appearance Commission has already set the requirement on the
mode of landscape. The sidewalk is set just outside of the
right of way. There will be a parkway so it will not be right
next to the curb line. At all driveway entrances there will
be ramps for bicycles so they will ride on the sidewalk rather
than on the street.
Plan Commission
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Commissioner Jacobs stated he feels that the plan should not
be approved unless it be considered along with the annexation.
He added that it should be made clear to the Village Board that
if we are going to act on the plan it be done in such a manner
that this be taken care of and concluded before final plan
approval.
Mr. Goldin stated that he will own a portion of the building
in exchange for his property. Chairman Genrich asked him how
he intended to use the property immediately south of this
area. Mr. Goldin replied that he hoped to put up a commercial
or multiple-family building. The access to this future building
would be from the shopping center.
Chairman Genrich asked that the minutes show that under the
original annexation for this property the B-2 portion was
restricted in terms of automobile uses. The only exclusion
was that a gasoline station could not be put on it.
Commissioner Haarr stated that he was concerned about excessive
ingress and egress on a parcel of this size. Mr. Ray stated
that he had discussed this with Kohl' s and they felt they
needed all four driveways. Mr. Seaberg stated that he did not
think there were too many. The north driveway on Buffalo Grove
Road is going to be right turn only. Commissioner Haarr questioned
the need of the driveway at the east end of the property. Mr. Ray
stated that this will be used primarily as a service drive.
Commissioner Haarr stated that the plans do not show any screening
for the loading berths as required by the subdivision ordinance.
Mr. Ray stated that the berm around that area reaches an elevation
of six feet and higher. It will totally screen the receiving
area.
Commissioner Haarr questioned the size of the parking spaces.
The requirement is for 9 'x19 ' and the plans show 16 ' . Mr. King
stated that they had to make them 16 ' in order to enlarge the
12 ' green area. Commissioner Goldspiel asked if the cars
overhanging unto the landscaped buffer would interfere with
the landscaping. Mr. Ray replied that sod would be planted
in the first 3 ' .
Commissioner Keister inquired about the sidewalk connecting the
shopping center to the Park District land. In the original
plan it was shown extending from the shops to the Park District
land and in the revised plan it is adjoining the sidewalk on
the west end of the property. Mr. Ray stated that when he
talked to Kohl' s about this they stated that they felt it would
not be safe to have the sidewalk crossing near the service area
because of the danger of trucks and he agreed with them on this
point.
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Plan Commission
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Commissioner Jacobs moved to recommend to the Village Board
that the Simpson Site Plan as submitted (revised date April 9 ,
1975) for the proposed shopping center on the southeast corner
of Buffalo Grove Road and Dundee Road for the development of
a Kohl ' s Food Store and adjoining shops be approved subject
to the following conditions :
1. That the portion of the paved area of the one parking
stall shown within the 12 foot buffer strip in the rear
of the site should be eliminated.
2. An occupancy permit should not be issued by the Village
until such time as the 45 feet on the west end of the
subject property is annexed and zoned B-2 by the Village
Board.
Commissioner Mendenhall seconded the motion. The following
vote was taken:
Commissioner Haarr No Commissioner Shields Yes
Commissioner Mendenhall Yes Commissioner Goldspiel Abstained
Commissioner Keister Yes Commissioner Jacobs Yes
Motion carried.
Commissioner Haarr stated his reason for voting against the
motion was only because some of the parking stalls do not
meet the requirement of the Village. Other than that, he feels
it is a good project.
Commissioner Keister stated that he felt the Plan Commission
should make the Village Board aware of the idea of the
connecting sidewalk to the Park District land and some of
the limitations to access to the park. Commissioner Jacobs
stated that he will be at that Board meeting and will do this.
Chairman Genrich stated that the subdivision plat dated March 20 ,
1975, is for this property. The requirements for parking meet
the specification of the Zoning Ordinance. The plat we are
approving and recommending to the Board does not include the
strip of land between this property and Buffalo Grove Road
which is currently an unincorporated area. There will be
steps taken to annex it into the Village and incorporate it
at a later date.
Commissioner Haarr moved to recommend to the Village Board
the approval on the final plat of Willowmere Subdivision,
Lot 1, as presented and dated March 20 , 1975, with the following
conditions:
1. Utility easements be delineated
2. Show two permanent monuments on the northwest corner
and southeast corner.
3. Must present a letter of intent to place concrete monuments
4. The setback line for Dundee Road should be delineated
5. A signature line is needed for the Village Engineer
Plan Commission
Page 6 4/9/75
Commissioner Jacobs seconded the motion. The following vote
was taken:
Commissioner Haarr Yes Commissioner Shields Yes
Commissioner Mendenhall Yes Commissioner Goldspiel Yes
Commissioner Keister Yes Commissioner Jacobs Yes
Motion carried unanimously.
Plan Commission Vacancy
Chairman Genrich stated that Commissioner Gamm has resigned from
the Plan Commission and there is now a vacancy on the Commission.
Adjournment
Commissioner Shields moved to adjourn and Commissioner Goldspiel
seconded the motion. The meeting adjourned at 10:25 p.m.
Respectfully submitted,
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L da Isonhart, Recording Secretary
APPROVED:
Carl Ge rich, Chairman