Loading...
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. 1 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