1975-03-05 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
RANCH MART
March 5, 1975
Chairman Carl Genrich called the meeting to order at 8:30 p.m. ,
March 5, 1975, in the Municipal Building, 50 Raupp Blvd.
Commissioners Present: Chairman Genrich
Mr. Haarr
Mr. Mendenhall
Mr. Harris
Mr. Keister
Mr. Shields
Mr. Goldspiel
Commissioners Absent: Mr. Gamm
Mr. Jacobs
Also Present: Mr. Bill Balling
Mr. Ken Rodack
Representatives from League of Women Voters
Approval of Minutes
Commissioner Shields moved to approve the minutes of February 19, 1975,
and Commissioner Keister seconded. The motion carried that the
minutes be approved subject to the following change: On page 2,
Paragraph 3, the word "preliminary" should be added before "approval "
in line 2. Commissioners Haarr and Harris abstained.
Zoning Map
Mr. Balling presented the Zoning Map which has to be revised by
March 31 . He stated that, basically, the zoning changes that have
occurred in the past year are:
1 . Phoenix Development zoned R-9 special use
2. Ebben Parcel zoned B-1
3. Marquardt Property zoned B-4
4. Village Public Works Garage - The ordinance is
drafted but it is not zoned yet and will be on the
agenda when the ordinance is drawn up. It is dated
for 3/75.
5. Simpson Property zoned B-2 (was incorrectly zoned in 1965)
The Plan Commission asked Ir. Balling to do the following:
1 . At Commissioner Goldspiel 's request he will have a
legend put on the map which stipulates some wordage
on limitation such as "see the Zoning Ordinance
amendment."
Revised and Corrected 3/19/75
Plan Commission
Page 2 March 5, 1975
2. Check on the underlying zoning classification for
Village-owned property.
3. Check the designation of the White Pine strip as
Village property with underlying zoning.
4. Send a copy of the fire station ordinance to
Commissioner Haarr.
5. Check on a reverter clause for B-3 and M-3 property
at Buffalo Grovc Road and : t.
Send a copy of Mr. i;aysa's opinion and Board of
Zoning Appeals minutes to Commissioner Haarr.
official Map
Mr. Balling stated that the Official Map was adopted with the
Comprehensive Plan in "ovember 1B73. It should be reviewed on
an annual basis and it was his opinion that it should Be done at
the time the Zoning Map is revised.
Mr. Balling stated that the revised date had been added in th-e
legend and the following changes or corrections were shown on the
man:
1 . The Buffalo Grove Road realignment
heteeen Bundee any. Hintz Boads is shown as an
existing road and should to changed to a proposed
road.
2. Annexation which occurred last year for Marquardt
3. The street additions as presented in the Capital
Improvement Program:
a. Thompson Boulevard from Arlington Heights Road
to Buffalo Grove Road
L. Arlington Heights Road north to Thompson Boulevard
c. Extension of Buffalo Grove Road should be
shown as an additional major street.
d. Addition of a collector street for Horatio Boulevard
oroposed
e. Addition of a collector street for ' ahogany Boulevard
Proposed
4. The approved sidewalks as defined in the Capital Improvement
Budget are shown.
5. Bike trail along Arlington Heights Road to Twisted Oak.
This is the only bike trail provided for in the Capital
Improvement Budget.
The Plao ro irission asked that t' hi e at he 'xtended to Lake
Coo:. Thad because it is in the FAUS System and would be funded. They
also asked that the sidewalks not be shown unless they are separate
from the streets.
Commissioner foldspiel inquired what the legal effect of having
proposed streets on the official map is. Mr. Balling stated that
the Village can have more negotiation power with developers and also
if it appears on the Official Flap the Village has the right to
purchase the land and make improvements in one year.
Revised and Corrected 3/19/75
Plan Commission
Page 3 March 5, 1975
Chairman Genrich questioned the proposed collector streets in the
area where the Village Center is to be built. Mr. Balling stated
that a traffic analysis is being done of that area and when it is
done the map can be revised, if necessary.
Ranch Mart
Mr. Rodack stated that he was here to discuss an addition to the
Ranch Mart Shopping Center and presented a plan showing this addition
and proposed future additions. He asked that the Plan Commission give
him direction as to what is required of him for approval .
Mr. Balling stated that the Ranch Mart was one of the early projects
and the Village does not have very good records on it. It was built
before the Village had adopted the present zoning ordinance but has
always been zoned for business. He could not locate the exact site
plan but did present the original plan. The plan presented by
Ir. Rodack was in conformance with the original plan in terms of
location and parking.
The addition they propose this year is in the section south of Mark
Drugs. They hope to start building this almost immediately. It
would be a two-story area with the first floor occupied by stores
and the second floor would be for offices. In the future they plan
to build additions to the north of Jewel and also tentatively plan
to put a restaurant across from and to the south of the two-story
addition. They plan to develop the area north of Jewel in 1976.
The legend on the plan presented by Mr. Rodack stated the following
information: Gross Store Area - 142,650 sq. ft. , Retail Floor Space -
88,440 sq. ft. , Parking Area Required - 265,320 sq. ft. , Parking Area
Actual - 280,700 sq. ft. , Total Parking Spaces - 581 . The retail
floor space includes offices, basements, balconies, etc.
Mr. Rodack stated that the bowling alley is not included in their
plans because it is under separate ownership and zoning.
Commissioner Goldspiel asked whether a previous problem with the
setback from Buffalo Grove Road had been resolved.
Mr. Houck stated that they had petitioned the Village to change the
ordinance and it now allows varying setbacks according to parking,
grass, etc.
Commissioner Goldspiel inquired about a loading area for the two-story
building. Mr. Rodack stated that there is a hallway for the store
area and the hallway connects to the back entrance. The second floor rear
access is by stairs and elevator.
Discussion followed on whether to accept the plans for the two-story
addition as a final plan or preliminary plan and just how much of
the Ranch Mart should this plan include.
Revised and Corrected 3/19/75
Plan Commission
Page 4 March 5, 1975
Commissioner Keister stated that without seeing the overall plan
(all proposed buildings plus existing buildings) there was no way
of knowing if they met the parking requirements. In regard to this
Commissioner Haarr questioned the number of employees they anticipate
working in these areas at one time because this is included in
figuring the parking in the ordinance. Mr. Seaberg replied that if
he could have the amount of floor space for the number of employees
in the center as it exists today, he could project the figures.
Mr. Rodack stated that they have lease requirements with Jewel that
require a certain number of parking spaces.
Commissioner Haarr stated that this plan could be approved with the
stipulation that anything that is not developed within two years would
have to come back before the Plan Commission. Mr. Rodack stated that
he would have to do this anyway.
Chairman Genrich stated that he felt B-3 zoning is broad enough that
the developer has a lot of flexibility but the Plan Commission should
look at the minimum requirements and standards in an overall nature.
Commissioner Shields stated that we had three alternatives regarding
what should be included in the plan presented to the Plan Commission.
They are:
1 . Over-all plan
I'I 2. New building alone
3. New building in relationship to the existing buildings only
Chairman Genrich polled the members on the above. The vote went
as follows: Commissioner Haarr - No. 3 with the stipulation that
they include whatever improvements they plan to make on parking
facilities at this time only, Commissioner Mendenhall - No. 3,
Commissioner Harris - No. 3, Commissioner Keister - No. 1 , Commissioner
Shields - No. 3, Commissioner Goldspiel - No. 3 with same stipulation
as Commissioner Haarr and also include sidewalks.
Commissioner Haarr suggested that they write in the area north of Jewel
and the area where the restaurant is proposed "future phases" and don't
dot a building or parking area in. Otherwise, he would be implying
that the Plan Commission agrees with the building layout in these areas.
Chairman Genrich stated that this plan will be labeled by the Plan
Commission as Phase II,
Mr. Rodack will bring in a plan with the new building in relationship
to the existing buildings only on it and also with the stipulations on it
requested by the Plan Commission. He will notify Chairman Genrich when
he is prepared to do this.
Liaison Report
Commissioner Mendenhall reported that the following was among topics
discussed at the Village Board meeting on March 3.
1 . Arlington Heights Road construction to the north - They
resolved that the Village would pay for part, borrow
Revised and Corrected 3/19/75
Plan Commission
Page 5 March 5, 1975
money from Levitt to pay for part and Long Grove
would pay for part. Levitt had agreed to loan money
to Buffalo Grove interest free because they were partly
responsible for the condition of the road due to the
fact that they used it for their construction traffic. .
2. The name of a street in the Sandpiper Apartments was
changed. Commissioner Mendenhall said he was told
the residents had been notified.
3. The wage scale for the Village was approved.
Consideration of Sections 13 and 18 of the Zoning Ordinance
Chairman Genrich stated that this would be discussed at a future
meeting because Commissioner Jacobs was not present and he was to
have supplied some information in regard to this.
Other Discussion
Commissioner Keister questioned the possibility of putting up "walk"
and "don't walk" signs at the intersection of Dundee Road and Arlington
Heights Road. He stated that when Villa Verde is completed it would
be a very busy intersection for pedestrians. Mr. Seaberg stated that
they would request the Highway Department to do this if it proved
necessary.
Commissioner Haarr asked Mr. Seaberg if the contractor had been
contacted regarding sidewalks along Dundee Road. Mr. Seaberg stated
that they have and he has a definite commitment for sidewalks along
Cambridge—on=the—Lake as far as the Cambridge subdivision.
Commissioner Haarr asked him to look into sidewalks for the
Cambridge subdivision and he will.
Commissioner Harris stated that there were no signs or markings on
the new section of Arlington Heights Road as you drive north indicating
that you are approaching a divided road. Commissioner Goldspiel stated
that there was no left turn sign on the left turn bay in this area
either. Mr. Seaberg stated he would look into both of these situations.
Commissioner Harris also asked if the ramps on Rt. 53 coming up on
the north side of Dundee Road could be used as cloverleafs temporarily.
This could correct the problem of cars backed up to turn left off of
Dundee Road onto Rt. 53. Mr. Seaberg stated he would look into this
also.
Attendance of Plan Commission Members
Commissioner Mendenhall stated that he wished to make some points
concerning the attendance of the Commission members. They are:
1 . There should be a percentage of meetings attended as
a requirement for being a member.
_
Han LO mlisslof
Page t, arch ^, 1,75
2. If a member misses a certain number of meetings in a
row it would mean automatic removal .
3. The types of meetings we have had for the past six
{ �. t .e e
months to ayear may have causes. poor attendance.
4 . rayhe we are having too many of these types of meetings
which become monotonous after awhile.
Commissioner heist r suac stet' that here should `r_ a com,iittee
would decide on i; e number of meetings which, can '.ie '',issed
and then the Commission as a whole would act upon it, rather then
automatic dismissal .
Commissioner ;Harr said that he did not think the information needed
for the meetings was available to the Commission members in sufficient
time.
Commissioner Mendenhall suggested that the agenda he stacked so that
if an item has to be dropped because of absence of a key commissioner
there will be something to put in its place.
Commissioner Goldspiel suggested that only official meetings be
held and we cut down on the number of workshop meetings. The
d A .e
C3� 'ii S`i'C)i lets also,S0 S,iou i i a ro v i �'''° "�;i�� �;,i uL i.cSto r'e a r)^ro`J^t
coming to the meeting.
Commissioner Keister suggested that the items on the agenda should
be more detailed so they know what to review on the subject before
coming to the meeting.
There was no further discussion and no action was taken.
Future Agenda
Chairman Genrich asked Commissioner Harris to have the revised
annexation agreement ready for the next meeting, March 19.
Meeting adjourned.
Respectfully submitted,
AaAti
Linda Isonhart, ,ecor id'ng Secretary
APPROVED:
k < d,
Carl Genrich, Chairman