1974-05-01 - Plan Commission - Minutes}
II
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
May 1, 1974
Vice Chairman Stan Haarr called the meeting to order at 8 :30 p.m. ,
May 1, 1974, in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Mr. Keister
Mr. Goldspiel
Mr. Mendenhall
Mr. Haarr
Commissioners Absent : Mr. Genrich
Mr. Shields
Mr. Harris
Mr. Gamm
Commissioner Haarr requested the recording secretary to take
roll call of the Buffalo Grove Plan Commission. Upon doing so,
there was a lack of quorum to continue the meeting.
Commissioner Goldspiel moved to adjourn the meeting and it was
seconded by Commissioner Keister. The meeting was adjourned
at 8 :31 p.m. .
Respectfully submitted,
Nai§c e L. Freeborn
Recording Secretary
APPROVED:
6144ideN
Carl Genrich, Chairman
PRELIMINARY MINUTES - NOT APPROVED
WORKSHOP SESSION
BUFFALO GROVE PLAN COMMISSION
Plaza Verde & Ebben Property
April 24, 1974
Chairman Carl Genrich called the meeting to order at 8:20 p.m. ,
April 24, 1974, in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Mr. Genrich, Chairman
Mr. Keister
Mr. Harris
Mr. Goldspiel
Mr. Mendenhall
Commissioners Absent: Mr. Shields
Mr. Gamm
Mr. Haarr
Also Present: Mr. Bill Balling
Mr. Ronald B. Grais , Plaza Verde
Mr. Joseph Koenen, Plaza Verde
Mr. Wayne Mucci, Plaza Verde
Mr. Sherwin J. Braun, Plaza Verde
Mr. Jerrold L. Brim, Plaza Verde
Mr. Joel S. Chernoff, Attorney, Ebben Prop.
Plaza Verde
Mr. Balling stated he had met with the developer and had discussed
the points of the March 27 and April 3 Plan Commission meetings .
The problems were resolved contingent on the developer bringing
new information to the Plan Commission.
Mr. Wayne Mucci, landscape architect, stated the central court
area had been reworked, and this was designed in a manner to
satisfy pedestrian circulation criteria. The green areas are
bermed up and will have plant materials with evergreen shrubbery
and shade trees . Along with larger planters out front, more
planters are inward for additional planting. A wood sculpture
will be placed in the center of the large paved area. The
retaining wall will be used as a seating area. An area for a
bicycle rack is provided so bicyclers may have a place for parking
when they shop.
Commissioner Harris inquired if the developer was doing any
landscaping near the Eagle Store. Mr. Mucci stated they have
provided a canopy of trees across the street in front of Eagle.
However, the Eagle Store does not allow plant material in front
of their store.
Mr. Grais stated the Appearance Commission has given preliminary
approval to the plans as presented.
Plan Commission
Page 2 4/24/74
Mr. Balling stated the parking calculations require 233, 545 sq.
ft. of parking space and the developer is in excess of this
requirement. The zoning ordinance does not specify requirements
for employee parking. Mr. Balling added he had referred to the
parking of Ranch Mart and Dunnell Shopping Centers, and the
figures Plaza Verde is projecting seem to be realistic in com-
parison.
Commissioner Goldspiel inquired as to the 9 spaces appearing in
Lot E. Mr. Grais stated this will permit services uses , and they
may put short term service tenants in that area.
Mr. Grais stated they will appear on May 15 before the Board of
Zoning Appeals to request variations for the buffer zone and the
loading dock. Chairman Genrich stated a 12 ft. buffer is required
according to ordinance and a 50 ft. setback line from the loading
platform. They have provided 8 ft. from parking to residential
line, and 33.67 from the loading docks to the residential property
line . Chairman Genrich stated if they receive approval from the
Zoning Board of Appeals, this will be in agreement with the Plan
Commission.
Mr. Grais stated at this point he would like to receive plan
approval (contingent to Zoning Board of Appeals approval, if
necessary) . Mr. Grais added he requested these documents get to
the Village Board at the earliest possible time. He stated the
final plat will be available on May 10.
Commissioner Harris inquired if the buffer zone utilized a fence.
Mr. Mucci stated a 5 ft. fence and plantings would be used.
Commissioner Harris stated according to Ordinance 74-2 the developer
must have a solid wall of planting to form a screen 6 ft. in height.
He added plants will be sufficient. A fence could not be substituted
but could be added in addition to the plantings . Mr. Mucci inquired
if the plant material had to be 6 ft. high when planted. He
further added the Appearance Commission thought more interest was
generated with the fencing and plantings mixed, and stated the
developer will need clarification on this ordinance.
Commissioner Keister stated the Appearance Commission approved the
preliminary landscape plan and have yet to get down to specifics .
They did agree with the preliminary plan which had fence alterna-
1 ting with berming and planting material.
Chairman Genrich stated he would talk to Mr. Raysa concerning
interpretation of the ordinance and added the Plan Commission is
agreeable with the landscaping of the buffer zone if there is not
a legal problem.
Mr. Grais stated the Dundee Road sidewalk appears on the plan. He
feels the sidewalk on the west is too dangerous , but when Phase II
comes in they will put one in if the Plan Commission still requests
this .
Plan Commission
Page 3 4/24/74
Commissioner Mendenhall stated the sidewalks will have to be 5 ft.
wide by ordinance. Mr. Grais stated it is 5 ft. wide along
Arlington Heights Road. However, it is 4 ft. wide along Dundee
Road as this is a carriage walk inside the berm.
Commissioner Harris stated the Village calls for a 25 ft.
maximum width entrance onto the street.
Chairman Genrich summarized the discussion as follows :
1. The Plan Commission is in agreement that with the provision
that the Zoning Board of Appeals does, in fact, agree to the
change in the rear setback requirement and the Zoning Board
of Appeals requirements as we identified in the meeting, we
are essentially in agreement that the documents dated April
9, 1974 constitute a final site plan and a preliminary land-
scape plan that the Plan Commission finds generally acceptable.
2 . Chairman Genrich will check with Mr. Raysa about the legality
for requirements for precise adherence to the requirement for
a 6 ft. planted screen (Ordinance 74-2) .
3. The developer has indicated willingness to provide the side-
walks on the western portion of the property in Phase II of
this development, and the Plan Commission has indicated they
will want this at that time.
4. The Plan Commission is in agreement in their interpretation
that a 5 ft. sidewalk is required as stipulated on page 21
of the Subdivision Control Ordinance and will assume that the
Village administration and the developer will adhere to the
5 ft. requirement unless prior to May 15 Mr. Balling indicates
to the Plan Commission that they are in error.
5. Give final site plan approval and final plat approval at the
meeting of May 15 (same night they will appear before Zoning
Board of Appeals) .
Chairman Genrich stated he would like a final plat sent to
Commissioner Haarr's home prior to the May 15 meeting.
Ebben Property
Chairman Genrich stated the Plan Commission feels it is not their
prerogative to say what the property can be used for, and it is
their reaction that a property this size would be used with a
conditional use for the present building instead of a new building.
Mr. Joel S. Chernoff, attorney, stated presently the property is
zoned residential and is an irregular shaped lot. There presently
is existing a two-story residential structure with parking space.
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Plan Commission
Page 4 4/24/74
He added the State is going to come in and take an 8 ft. right-of-
way on Arlington Heights Road and a 10 ft. right-of-way on Rt. 83.
Their client, Mr. Kenneth Ebben, would like a change in zoning
to make it zoning with restrictive uses such as real estate,
accounting office, attorney office, dentist office, or something
along the professional lines . He would like, if the present
structure is destroyed by an act of nature, to have the right of
building the building at another site with an increase of 13
parking spaces from the existing 11. The client would like a
business use , but restricting it as the Plan Commission sees fit,
but hopefully along semi-professional lines .
Mr. Balling stated Mr. Seaberg and he had met with Mr. Beaubien
and took a look at Option B on yard requirements . He stated it
is zoned agricultural in the adjoining property, but the property
is planned commercial. Dentist and doctor offices may need more
parking space and they felt this would generate too much traffic.
Mr. Balling stated it could go B-1 zoning as it is across the
street from B-3.
Commissioner Harris stated this is a tiny lot and the only reason
it may go commercial is because commercial is across the street.
He added it is extremely limited as a piece of commercial property,
and suggested the client go next door and see if the people there
would like to annex and come commercial. Commissioner Harris stated
the property is a useable piece of property as it exists .
Commissioner Goldspiel stated sidewalks will be required since this
is a major intersection and added we are faced with a piece meal
problem. He further stated this parcel could be put together
better for commercial use if it was put with some other property.
Commissioner Mendenhall inquired what the proposed Master Plan
indicates for this area, and Mr. Balling stated commercial, but
not just for this single lot but the entire area. Commissioner
Mendenhall inquired if any thought was being given to gathering
up other pieces of land. Mr. Chernoff stated not by his client.
Commissioner Mendenhall indicated this is the only way this could
be looked on favorably.
Chairman Genrich stated it is the initial impression of the Plan
Commission that there just does not appear to be a justifiable
reason to allow for or rezone for a business use on this property.
The alternatives would be: a. Buy some adjacent land.
b. Use as residence.
Commissioner Harris stated a small building could be put on the
property in proportion to the lot size.
Chairman Genrich stated the Plan Commission is in agreement they
would not like to see a new building. He added Mr. Balling and
Plan Commission
Page 5 4/24/74
he would meet with Mr. Raysa and see about the possibility of
rezoning a new nonconforming use.
Mr. Chernoff stated he would convey the Plan Commission's first
impressions to the owner.
Presidents Round Table
Chairman Genrich stated the Presidents Round Table meets every
5th Mondayof the month and appointed Commissioner Goldspiel
PP P
to represent the Plan Commission.
American Society of Planning Officials Conference
The American Society of Planning Officials will meet in Chicago
this year the week of May 11, it was announced by Chairman Genrich.
He stated the Village would like 11 people to attend and requested
the Commissioners who plan on attending to contact Mr. Balling.
Model Annexation Agreement
The Commission discussed the proposed model annexation agreement.
Commissioner Harris stated he would meet with Commissioner Shields
in the next few days , and they would present this information
at the meeting of May 1. It was decided the May 1 meeting would
be a Workshop Session.
The meeting adjourned at 10:37 p.m. .
Respectfully submitted,
N. Freeborn
APPROVED:
Carl Genrich, Chairman
PRELIMINARY MINUTES - NOT APPROVED
tI'i