1974-06-19 - Plan Commission - Minutes WORKSHOP SESSION
BUFFALO GROVE PLAN COMMISSION
7-Eleven and Fire Station
June 19, 1974
Chairman Carl Genrich called the meeting to order at 8 :17 p.m. ,
June 19, 1974, in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Mr. Genrich, Chairman
Mr. Harris
Mr. Haarr
Mr. Goldspiel
Mr. Gamm
Mr. Keister
Mr. Mendenhall
Commissioners Absent: Mr. Shields
Also Present : Mr. Bill Balling
Mr. Richard Heinrich, Zoning Board of Appeals
Mr. Scott Davidson, 7-Eleven
Mr. James A. Moroney, 7-Eleven
Fire Chief Winter
Mr. Raymond W. Knoeppel, Fire Station
Mr. James T. Ryan, Fire Station
7-Eleven
Chairman Genrich stated the Plan Commission was not aware of the
developer having problems in getting this project started and
assumed this is not a point of irritation. Mr. Scott Davidson,
Area Construction Coordinator, stated they would like to start
going on the project as soon as possible.
Mr. Davidson passed out site plans to the Commission. He inquired
if they will be able to proceed without talking to Barton-Stull, as
the developer owns the property in the site plan. When this was
originally approved it was approved as a PUD. Chairman Genrich
stated it is a question of what the annexation agreement says.
Mr. Davidson stated the developers had a meeting in April with
Mr. Seaberg, Mr. Balling and Mr. Dettmer. They went over things
they would have to do to come in for a building permit. According
to the MSD survey the sewer and water are 600 ft. away from the
property. The developer would like to go ahead and put the store
up now as they have owned the property for three years and have
been paying taxes on it.
Commissioner Mendenhall inquired how far back off the highway
the store will be. Mr. Davidson replied 90 ft. off the property
line.
Plan Commission
Page 2 6/19/74
Mr. Davidson stated no curb is on the north side of the parking
lot because they wanted two driveways . Commissioner Harris stated
the driveway had to be narrowed to 25 ft. according to Village
ordinance. Commissioner Harris inquired how they would handle
detention of storm water. Mr. Davidson stated their engineer is
working with the MSD people now on plans for this to be done on
site.
Commissioner Mendenhall stated with a center median the driveway
could be approximately 25 ft. on each side. He added the front
of the store could be more attractive with less paving. Mr.
Davidson stated this is needed to meet the parking requirements .
Commissioner Mendenhall added anything that could break up the
massive sea of asphalt would be helpful.
Commissioner Mendenhall stated the south side of the building may
need a fire lane according to the originally based discussions
on this project. He requested the developer to check with Fire
Chief Winter on this.
Mr. Davidson stated a redwood fence would be on the south side
of the property that is 6 ft. high. Commissioner Mendenhall
stated they will need a variance to have a 6 ft. fence.
Commissioner Harris stated they are required to have live screening
according to the new ordinance. A fence could be used in addition
to the screening. This buffer zone is required to be 6 ft. high
when planted.
Commissioner Goldspiel inquired what the distance was from the
southeast corner of the building to the nearest property line.
Mr. Davidson stated 31 feet.
Commissioner Haarr stated according to ordinance, the developer
will need 19 parking spaces . Mr. Davidson stated 8 to 10 spaces
would be adequate for the store itself.
Commissioner Gamm stated this store is only 1-1/2 miles from
the Arlington Heights Road and Dundee Road 7-Eleven Store. Mr.
Davidson stated they do not build their stores closer than
3/4 of a mile together. Mr. James A. Moroney, Real Estate
Representative of 7-Eleven Food Stores stated the density of
this area is expected to increase. He added this business has
a turnover of personnel which has more to do with the store
than just its location.
Commissioner Gamm stated the store may suffer from neglect if
this business is not good. Mr. Moroney stated the owners would
want to keep the image of the store and, also, the Village will
supervise inspections .
Plan Commission
Page 3 6/19/74
Commissioner Goldspiel inquired the height of the building.
Mr. Davidson replied 13 ft. .
Commissioner Harris stated the Plan Commission will require
a plat of survey in accordance with the Subdivision Regulations .
He added the Plan Commission must approve the site plan and
the plat of survey.
Commissioner Keister stated he is interested in how they will
solve the refuse situation as access roads are not available.
Commissioner Mendenhall inquired if the developer would be
willing to enter an agreement so this would not be operated
on a 24-hour basis . Mr. Moroney stated the store would be
operated for the convenience of the customer, and this often
requires 24-hour operation. If there is no requirement for
the 24-hour business, there will be none. Commissioner
Mendenhall stated the residential area would not be happy with
this type of situation. Mr. Moroney added this is an installa-
tion that will be under the Village 's supervision.
Commissioner Keister inquired if this is the only architecture
7-Eleven is putting up today. Mr. Davidson stated it was in
this area, but they could go colonial if needed.
Chairman Genrich stated the Plan Commission has no objection
for this store going ahead with development. They would prefer
in the context of the PUD that there not be a curb where it
joins the rest of the development. The following requests were
given in summarization:
1. Resolve how you will handle flood control. (Meet with Village
Staff) .
2 . The Plan Commission would prefer the Fire Department to review
developer's plans.
3. Review the suggestion for a lower turn-off apron. (Meet with
Village Staff) .
4. Try to resolve the parking space problem and come up with
19 spaces . (Meet with Village Staff) .
5. The curb cut can only be 25 ft. . (Meet with Village Staff) .
6. The ordinance requires adjacent to the residential area 6 ft.
high plantings, l2 ft. wide. (See Ordinance 74-2) .
7. Resolve the trash problem. (Meet with Village Staff) .
8. The Village requires all developers to go to the Appearance
Commission for review of building and landscaping. (Mr.
Davidson stated they are scheduled to meet with them next week) .
9. The Subdivision Control Ordinance identifies what needs to be
on the site plan (lot lines are needed) , and this will be needed
by the Plan Commission 10 days before the developer meets with
them. Also, the Commission will need a plat of survey.
Plan Commission
Page 4 6/19/74
Fire Station
Mr. James Ryan, attorney, stated he represented the Wheeling
Township Rural Fire Protection District. He requested plan
approval of the final plan. The plans have been checked and
approved by Mr. Seaberg. He stated there have been some
revisions which are indicated by insertions on the plans. He
stressed a sense of urgency in this matter as the matter of
the strikes have held up construction. Completion of the
station at this time is expected to be in late January or
February of next year.
Mr. Knoeppel, architect, stated they want to get the building
enclosed before the bad weather sets in. He added the architect
for this project is Hattis Associates, but he is employed in
a supervisory capacity. He added Mr. Seaberg has approved the
plan specifications . The building is set back 189 feet from the
center of Dundee Road. A storm retention pond will be on the
center of the property. Mr. Knoeppel stated they are having
problems finishing the plans because of various elevations on
Dundee Road and the precise locations of the utility easements .
The Workshop Session closed at 9:55 p.m. .
Respectfully submitted,
N reeborn
Recording Secretary
APPROVED:
Carl Genrich, Chairman
PRELIMINARY MINUTES - NOT APPROVED
Corrected and Revised
7/24/74
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Fire Station
June 19, 1974
Chairman Carl Genrich called the Regular Meeting to order at
�.J 9:56 p.m. .
Commissioners Present: Mr. Genrich, Chairman
Mr. Harris
Mr. Haarr
Mr. Goldspiel
Mr. Gamm
Mr. Keister
Mr. Mendenhall
Commissioners Absent: Mr. Shields
Also Present : Mr. Bill Balling
Mr. Richard Heinrich, Zoning Board of Appeals
Mr. Raymond W. Knoeppel, Fire Station
Mr. James T. Ryan, Fire Station
Fire Station
Commissioner Mendenhall moved the Plan Commission approve the
Fire Station site plan as presented dated February 1, 1974 and
revised March 26, 1974 and Commissioner Haarr seconded. Upon
vote, the motion carried. Commissioner Goldspiel abstained.
Commissioner Haarr requested that it be brought to the attention
of the Village Board that a final plat had not been received.
Commissioner Haarr informed Mr. Ryan and Mr. Knoeppel that by
ordinance building permits cannot be issued until final plat has
been approved by the Plan Commission and the Village Board.
Chairman Genrich stated if the developers plan to meet with the
Plan Commission on July 10, the Commission would like final plat
information by the end of the month.
Sharing Responsibilities - Plan Commission and Zoning Board of Appeals
Commissioner Harris moved to recommend to the Board to make the
necessary changes to the existing Village Ordinances to effect
the following report: Commissioner Keister seconded the motion.
The subcommittee appointed from the Zoning Board of Appeals and
Plan Commission
Page 2 6/19/74
the Plan Commission consists of Mr. Stan Haarr, Mr. Burt Harris ,
Mr. Richard Heinrich and Mr. Edward Mashek.
The Committee decided that a recommendation be made to the Village
Board that the following functions become the areas of responsi-
bilities of the Zoning Board of Appeals :
1. All Special Use requests other than Planned Unit Developments .
2. Within residential districts, all rezoning from a less
restrictive to a more restrictive (such as R-7 to R-2) .
3. Any rezoning within the categories of R-1 through R-6,
single family zoning districts (such as R-2 to R-5) .
4. Rezoning from B-2 to B-1.
Upon discussion, Commissioner Mendenhall stated he would be in
favor of giving the ZBA more power. Commissioner Haarr stated
if this was going to happen, this would be the worst he could
live with. Commissioner Goldspiel inquired why take large
segments of the planning function out of the Plan Commission.
Commissioner Mendenhall stated the ZBA did not have enough to
keep them really busy. Further discussion followed.
The following vote was taken:
Commissioner Harris Yes Commissioner Haarr No
Commissioner Keister Yes Commissioner Goldspiel No
Commissioner Gamm Yes Commissioner Mendenhall Yes
Motion carried.
Roll Call Vote
Commissioner Haarr moved that the Plan Commission by policy
take roll call votes in order of seniority and Commissioner
Keister seconded. The correct roll call order is Chairman
Genrich, Commissioners Haarr, Mendenhall, Gamm, Harris, Keister,
Shields and Goldspiel. Upon vote, the motion carried. Commissioner
Goldspiel abstained.
Winston Square - Phase I Plat of Dedication
In reviewing the Winston Square Phase I Plat of Dedication,
Chairman Genrich stated at the meeting of July 10 he would like
someone from the school involved present and a representative
from Centex to be present for further consideration of the document.
Plan Commission
Page 3 6/19/74
Commissioner Haarr brought to the Commission's attention
that things which have been approved by the Plan Commission
have been changed when they leave the Plan Commission and
go to the Village Board. He stated the Plan Commission
representative present at the Village Board meetings should
have copies of approved plats with them when final approval
is being considered. Discussion followed.
The meeting adjourned at 11:00 p.m. .
Respectfully submitted,
N. reeborn
Recording Secretary
APPROVED:
edem" I
Carl Genrich, Chairman