1975-01-15 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Simpson - Goldin Properties
January 15, 1975
The Plan Commission meeting opened informally in a Workshop Session at
8:40 p.m. , January 15, 1975. Upon Mr. Gamm's arrival at 9:00 p.m.
Chairman Genrich said we were then in an official session of a Regular
Meeting of the Plan Commission.
Commissioners Present: Chairman Genrich
Mr. Haarr
Mr. Gamm
Mr. Goldspiel
Mr. Jacobs
Commissioners Absent: Mr. Mendenhall
Mr. Harris
Mr. Keister
Mr. Shields
Also Present: Mr. Bill Balling
Mr. William Simpson, Property Owner
Mr. Neil King, Realtor
Mr. James Ray, Architect
Mr. Arnold Seaberg, Village Engineer
Mr. Bill Kiddie, Commissioner on Park District Board
Mr, Stan Crosland, Park District Director
Mr. John Yost, Resident
Simpson Goldin Properties
Mr. Ray stated that he had met with Stan Crosland of the Park District and
discussed the Simpson development plan adjacent to the Park District
property. The matter of the retention of storm water and use of the
portion of the lake extending into the development property appeared to
be the major question.
Mr. Jacobs asked whether the lakes would be increased in size. Mr. Ray
replied that they probably would increase in depth. They hope to fill all
or a portion of the lake extending into the Simpson property. If this
could not be done they may have to retain the storm water on their site
which would be done by depressing the paving or running large underground
pipes. They would like to avoid this because of the expense. Mr. Goldspiel
inquired as to the depth of the pond before the curbs and gutters were
put in on Dundee Road and what it is now. Mr. Simpson replied that it was
eight feet deep before but he is not sure what the present depth is.
Plan Commission
Page 2 1/15/75
Mr. Crosland stated that the Park District is concerned about the preservation
of water-based passive recreation facilities. If the lake is paved and
used for automobile parking the lake would be cut in half by the time it
is embanked. Mr. Crosland asked if every parking stall is required and
if there is a way of tying both sites in. He thinks the public would
prefer the lake rather than an 8 foot cedar fence. The Park District
entered an objection that parking go to the immediate length of the lot
line and also offered the suggestion to preserve some of the lake
Mr. Ray stated that if there were fewer parking stalls there would have
to be less store space which would result in Mr. Simpson having to lease
the land for less.
Mr. Gamm questioned whether Kohl was firm on the design of the roof.
Could they follow the same criteria as the Jewel on above-the-street
parking on Green Bay Road in Wilmette? Mr. Ray stated that he designed
the first rooftop parking and it was not successful .
Mr. Ray showed a sketch of the proposed Kohl store. He stated he would
suggest colors to Kohl that would be more fitting for this area and also
suggest that it be all glass up to the arch except for the solid panels
where the name is. He would use as many natural materials as possible.
Mr. Gamm inquired what the back of the shopping center would look like.
Mr. Ray stated they would use the same brick in back as in the rest of
the building. There would be service doors in the back and that is all .
They hope to depress the area behind Kohl 's so they could pull trucks up
to the dock area. There would be a 12 foot .burminq- aQa.
Mr. Haarr pointed out that the Zoning Ordinance said that they would need
50 feet before the property line in back if they did not have the proper
screening. If they do have a fence or brick wall then it must be 30 feet.
He added that the Ordinance does not allow a curb cut of over 25 feet and
he is concerned with the number of curb cuts. Mr. Ray stated that they
need four curb cuts for trucks to get in and out.
Mr. King stated that Mr. Goldin was already to trade his land whenever
Mr. Simpson was ready. Mr. Simpson will give Mr. Goldin an arbitrary
piece of land adjacent to their main building in exchange for his land.
1 He will also be allowed the use of the parking easements. Mr. King is
waiting until he has a further statement from the Plan Commission before
discussing it any further with Mr. Goldin.
In reference to the 45 foot strip of property which is not yet annexed into
the Village, Mr. Jacobs stated that he is not willing to entertain a
position on the Simpson property and make a determination without first
having all the formalities of the ordinance met. That is, if this is
a piece of property to be developed in Buffalo Grove as presented, then
the whole thing should be acted on together. Otherwise, there is no way
the Village has any control on it. He thinks the annexation should take
place on it before approval .
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Plan Commission
Page 3 1/15/75
Mr. Balling stated that the statuatory limit before an election prevented
the Village Board from acting on an annexation but it could be filed for.
Mr. Haarr stated he felt if they had proof of ownership, if the trade went
through, and a letter of intent to annex at the earliest possible time,
the Plan Commission could consider some action but he has to agree that
Mr. Goldin should be included in the request for plan approval .
Mr. Genrich asked for the Committee response to some action on this if
ownership of the Goldin property were shown along with the letter of intent
and if Goldin were included in the request for plan approval . Mr. Goldspiel
stated he does not want to be understood as approving the plan as long as
we have the problems with the lake. He does not think we are in any
position to even give any indication of approval until these problems are
resolved.
Mr. Yost, whose house is directly south of the Park District land, stated
that he thinks there should be a retaining wall and thinks they should
look at the possibility of moving the structure some way so the lake can
be left in the natural state. He inquired that if they are going to pave
their end of the lake will they have to make up for that space elsewhere?
Will that water from their end of the lake go elsewhere such as to the
south?
Mr. Seaberg replied that a compensate storage would have to be provided in
some fashion. They could possibly enlarge it on the park side. They
would have to get an agreement from the Park District on this.
Mr. Jacobs felt the following questions should be answered:
1 . Will the remainder of the lake be adequate retention?
2. Will the bottom part of the lake increase in size or depth
should retention become a problem?
Mr. Seaberg stated that should the developer fill in the lake they would
have to do a topographical survey of the park to find out what storage is
left and what is necessary. The Park District would like to see Mr. Simpson
retain a partial lake on his property.
Mr. Genrich asked Mr. Simpson to have his people meet with the Park District
and the Village Engineer and come up with a preliminary engineering plan.
Mr. Genrich feels there are some potential engineering problems that need
to be resolved,especially if they plan to fill in the lake.
Mr. Genrich asked to let the minutes show the following:
1 . We are requesting the developer to meet with the Buffalo
Grove Village Engineer and to meet with the Buffalo Grove
Park District and develop a preliminary engineering plan so we
can see the engineering problem will be resolved.
2. We would like a plan to resolve the loading berth problem
identified on Page 44 of the Zoning Ordinance.
Corrected and Revised
Plan Commission 2/5/75
Page 4 1/15/75
3. We would like them to solve the problem relative to the
Village requirement on 20-25 foot curb cuts eliminating
ingress and egress on Buffalo Grove Road nearest to
Dundee Road.
4. On next revised plan show a dotted line showing where the
45 foot strip of property is.
Mr. Gamm left the meeting at 10:55 p.m.
Board of Zoning Appeals
Mr. Jacobs stated that as to changes as far as giving authorities to the
Zoning Board of Appeals is concerned, the problem for the Plan Commission
is in the area of whether or not those authorities given to the Zoning
Board of Appeals are confined to existing improvements and developments
or if they are broad enough in scope to cover all projects. If it covers
all projects, the Plan Commission would not be in favor of it. It
could create legal problems and problems in the mind of the developer.
Mr. Jacobs feels that before a date is set for a Public Hearing, everybody
on the Plan Commission should have time to look over this ordinance. He
also stated that the Plan Commission should hold a Workshop on the
ordinance as written. If there is a deviation, then we should have a
Workshop with the Zoning Board of Appeals.
Mr. Genrich appointed Mr. Jacobs as a liaison with the Zoning Board of
Appeals.
Chairman's Report
Mr. Genrich stated that he had received a letter dated January 10 from
School District 102 stating that they had voted to accept the ten acre
school site at Winston Square.
Village Board Assignments
Mr. Jacobs will attend the January 20th Village Board meeting for
Mr. Mendenhall. Mr. Mendenhall will be asked to attend March 3 for
Mr. Jacobs.
The meeting adjourned at 11:20 p.m.
Respectfully submitted,
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L nda Isonhart, Recording Secretary
APPROVED:
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Carl Genrich, Chairman