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1974-04-10 - Plan Commission - Minutes Corrected 4/17/74 SPECIAL MEETING & WORKSHOP SESSION BUFFALO GROVE PLAN COMMISSION Buffalo Grove National Bank & Winston Square Grand Spaulding Dodge April 10, 1974 Chairman Carl Genrich called the meeting to order at 8:22 p.m. , April 10, 1974, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Mr. Genrich, Chairman Mr. Gamm Mr. Keister Mr. Haarr Mr. Mendenhall Mr. Shields Mr. Goldspiel Mr. Harris Also Present : Mr. Bill Balling Mr. Ronald Helms Mr. Edward Osmon Mr. Ralph Broughton, Jr. , Buf. Gr. Nat. Bank Mr. Frank Wienhoff, Buf. Gr. Nat. Bank Mr. Tom Roth, Buf. Gr. Nat. Bank Mr. Mort Kaplan, Winston Square Mr. Joseph Koenen, Winston Square Mr. Guy Rosebrook, Winston Square Mr. Ronald Schwartz, Grand Spaulding Dodge Mr. Leonard Kruse, Grand Spaulding Dodge Buffalo Grove National Bank Mr. Ralph Broughton, Jr. , architect, submitted the final plat of the Buffalo Grove National Bank for approval by the Plan Commission. Mr. Balling stated Mr. Seaberg could not complete the engineering review because the water and sewage layout had not been submitted, and this final engineering review will be needed. After discussion and reviewing the final plat, changes were executed by the developer in accordance with the Subdivision Control Ordinance in preparing a final plat. Mr. Broughton stated Mr. A. R. Schmidt, surveyor, had informed him that he would be in Mr. Seaberg's office on April 11, 1974 to seal this final plat. Mr. Weinhoff stated he would like a copy of the final plat for his files , and Chairman Genrich also requested a copy for the Plan Commission records . Mr. Balling stated he would handle this . Plan Commission Page 2 4/10/74 Commissioner Haarr moved for final plat approval of the Buffalo Grove National Bank section of the Buffalo Grove Campus subject to final engineering approval by Arnold Seaberg and seal and signature of the licensed surveyor, A. R. Schmidt. Commissioner Mendenhall seconded the motion, and upon vote, motion was unani- mously carried. Commissioner Haarr moved the Plan Commission recommend to the Village Board to allow the Buffalo Grove National Bank to operate out of a prefabricated temporary facility (per site plan submitted at the March 27, 1974 Plan Commission meeting) for a period not to exceed 1 year from issuance of a building permit. At the end of the 1 year period the temporary structure must be removed from the property. Motion was seconded by Commissioner Mendenhall and upon vote, motion carried. Commissioner Goldspiel abstained. Winston Square - Centex Mr. Mort Kaplan presented the final plat of Winston Square Phase I to the Plan Commission for approval. Commissioner Harris stated the plat would need 3 concrete monuments at the outline of the big lot. Mr. Koenen, engineer, had a letter of agreement on the monuments , and this satisfied the requirement. Commissioner Haarr inquired if there were any roads , and Mr. Guy Rosebrook responded they were all private roads . Commissioner Haarr stated a footnote would have to be inserted in the 9 boxes involving condominium lots stating these 9 areas are not included for final plat approval at this time. Commissioner Harris stated the lower part of Weiland Road is scaled to 33 feet instead of the correct 40 feet. After further discussion and some changes on the final plat by the developer, the plat was checked with pages 15 through 17 of the Subdivision Control Ordinance and was found to meet all of the requirements . Commissioner Haarr moved the Plan Commission recommend to the Village Board to approve final plat of Winston Square Phase I as submitted, subject to Village Engineering approval by Arnold Seaberg. Commissioner Harris seconded the motion, and upon vote motion carried. Commissioner Goldspiel abstained. Mr. Kaplan stated they will prepare a covenant for maintenance of 1 linden tree and 3 walnut trees on the property. A temporary fence will be built around each tree that is to be saved during the construction period. Plan Commission Page 3 4/10/74 Chairman Genrich commended Centex for being most receptive to the Plan Commission's suggestions as to how the project looked and expressed his appreciation for their cooperation and citizen responsibility shown throughout the project. Commissioner Keister moved to adjourn the special meeting at 9:32 p.m. , Commissioner Haarr seconded and upon vote the motion unanimously carried. Respectfully submitted, 7 N. Freeborn, Recording Secretary Approved: Carl Genr ch, Chairman BUFFALO GROVE PLAN COMMISSION WORKSHOP SESSION April 10, 1974 Grand Spaulding Dodge Chairman Genrich reconvened the meeting at 9:46 p.m. and stated the Grand Spaulding Dodge annexation agreement required approval of the Appearance Commission and the Plan Commission before a building permit would be issued. Commissioner Keister reported there was approval by the Appearance Commission by a 3 to 2 vote on March 28, 1974. Mr. Ron Schwartz, architect, stated they had completed all the engineering plans and they had been submitted to Mr. Arnold Seaberg. Five copies are with Mr. Bill Dettmer for plan review and issuance of a building permit. Mr. Schwartz showed the Plan Commission a rendering of the building, and he stated the building was approved by the Appearance Commission. A 35 foot pylon stationary sign will be put on the property. The building will be lighted with flood lights from the outside. Mr. Schwartz passed out prints of the plat of survey. Mr. Ron Helms stated he was one of the dissenting voters at the Appearance Commission meeting for approval of Grand Spaulding's landscape plan. He stated the building and signs are fine, but 4 big trees already on the property could be kept with some imagination and concession on the developer's part. He stated the developer would like to cut down these trees and replace them with 3-1/2" locust trees. He further stated the developer objects to the maintenance factor involved. Mr. Helms said the trees could be sprayed to prevent insect problems. Some of the trees are located on State property and the State said they would not let the developer cut down the trees if the Village did not agree. Commissioner Haarr inquired as to the life expectancy of the trees involved, and Mr. Helms stated the trees could live 50 years or more if they remain as healthy as they presently are. Mr. Schwartz stated the catalpa is not a good street tree, and it is a dirty tree. Mr. Helms stated the trees along Arlington Heights Road are spaced too far apart on the landscape plan. At the east side of the building the view from the residential areas into the car bays should be broken up with shade trees. Also, on the south side the hedging should be added when the cars are put in to avoid seeing the cars as you come up Arlington Heights Road. Mr. Kruse stated the catalpas involved are in a raised section of the property, and they are dirty trees and will only be a problem for his dealership. He further added they had already agreed to put more trees in front of the agency because the large trees would be cut down. Mr. Kruse added he wants the dealership done to his taste and would like something green all year. He would Plan Commission Page 2 4/10/74 like to make this area beautiful to merchandise cars, and the cars need to be seen to be sold. Mr. Kruse stated he wants evergreens where the catalpas are , as the catalpas put sap on cars . He further added he has made several concessions thus far concerning the landscaping. Chairman Genrich stated it is not the Plan Commission's role to negotiate landscape plans, but definite suggestions could be sent to the Village Board if the Plan Commission desired. Commissioner Harris stated so few trees exist in Buffalo Grove that it would be nice to save what we can. Commissioner Keister stated the two categories--landscape plan and site plan--should be considered separately. He added the landscape plan had been reviewed at length by the Appearance Commission and approved. This should not be considered with the site plan at this time. Commissioner Mendenhall stated the Village has few physical assets and the big trees along Dundee Road are one of them. He further stated we are willing to cut them down with no justification. Commissioner Goldspiel stated no reference to sidewalks was made on the site plan. Trustee Osmon inquired if the landscape plan had already been approved by the Appearance Commission, and Mr. Helms stated yes . The Plan Commission asked the developer to note the following considerations : 1 . Article 9, Section 3.6-4 of the zoning ordinance requires a maximum of 25 ft. ingress and egress and the developer's are 30 ft. and will have to be reduced. 2. The following requirements are needed to meet final plat approval: a. Name of subdivision b. Name of owners (certified) c. Agreement that permanent monuments will be placed at all 5 outer corners. (A letter from the owner will satisfy this) . 3. It should be determined by the Village Attorney whether or not public easements will be needed for the Village utilities that are going to be provided. (Mr. Balling will check this) . 4. Sidewalks are requested by the Plan Commission on Dundee Road and Arlington Heights Road. Commissioner Mendenhall stated tall signs are being discouraged by the Village and he is meeting with the Appearance Commission to discuss ground level signs in a few weeks . He added he would like to see the big trees saved. Mr. Kruse responded he has tried for 6 weeks to work this out, but it is not good for merchandising cars as they give off sap. They will be replaced by evergreens. Plan Commission Page 3 4/10/74 Commissioner Goldspiel stated the omission of sidewalks on the site plan may cause the Appearance Commission to reconsider this in view of the landscaping plan. Commissioner Keister will check on this item. Commissioner Haarr stated he understands the developer's dilemma but wishes we could save at least 1 tree. He inquired of Mr. Helms how much surface area would have to be left to keep from destroying the ash tree. Mr. Helms stated 15 feet. Commissioner Harris inquired what the 3-1/2" replacement trees would be in lieu of the larger trees . Mr. Schwartz stated honey locust. Mr. Harris stated the high ground is beautiful and some compromise should be made . He suggested a parklike setting could be made with grass underneath the trees to prevent the cars from getting dirty. He added the trees are one of the few features the Village has along Dundee Road, and he would hate to see them torn down. Commissioner Keister stated all efforts should be made to save the trees . Mr. Helms stated he had no objections if they wanted to add more evergreens to the big tree area. He stated several of the ever- greens proposed are small in height, and Mr. Schwartz responded 5 ft. junipers and other evergreens are proposed and the developer has satisfied the Appearance Commission 's request concerning this . Mr. Kruse stated a sidewalk on Dundee Road across from the high school will be dangerous and an insurance risk for him. He added he would not like to draw teenagers in front of his operation. He will put it in if it is required and other developers are putting sidewalks in. Commissioner Mendenhall stated Section VIII, Article D, Item 2 of the Subdivision Regulations states the requirements of sidewalks . Ebben Property Mr. Balling discussed a parcel commonly known as the Ebben Property. He made a request that the Plan Commission review potential uses for the purpose of making a recommendation to the property owner as far as what commercial uses would be acceptable on that site. The basis for the request was a result of additional HOW acqui- sition for the widening signalization improvement of the inter- sections at Arlington Heights Road and Rt. 83, and Rt. 83 and Rt. S3. The subject improvement is scheduled for construction in July of this year. Additional ROW acquisition on the Ebben Property is a requirement for the improvement of the intersection. As it is currently proposed, the Village is not required to parti- cipate financially in the improvement. If an acceptable Plan Commission Page 4 4/10/74 commercial use is not determined by the Village, the additional ROW will not be donated by the property owner for the improvement. Condemnation proceedings will be required causing a time delay and additional costs for the improvement. There was some question by the members of the Plan Commission relative to this request being in the perview of their authority and responsibility. Chairman Genrich stated the property owner made a formal request to consider some limited commercial use, and the Plan Commission has a responsibility to consider it. Chairman Genrich stated the Ebben Property would be put on the agenda for April 17, 1974. The meeting adjourned at 11:29 p.m. . Respectfully submitted, N. Freeborn, Recording Secretary Approved: Carl Genrich, Chairman PRELIMINARY MINUTES - NOT APPROVED