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