1974-04-03 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Brozio & Plaza Verde
Winston Square
April 3, 1974
Chairman Carl Genrich called the meeting to order at 8:12 p.m. ,
April 3, 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. Arnold Seaberg
Mr. Raymond Brozio
Mr. Ronald B. Grais - Plaza Verde
Mr. Serwin Braun - Plaza Verde
Mr. Jerrold Brim - Plaza Verde
Mr. Wayne Mucci - Plaza Verde
Mr. Joseph Koenen - Plaza Verde & Win. Sq.
Mr. Mort Kaplan - Winston Square
Brozio Commercial Building
Mr. Ray Brozio submitted the final plat for the Buffalo Court
Building, as well as a letter dated April 3, 1974 to the Plan
Commission stating he was the sole beneficiary of the property
involved.
Commissioner Mendenhall motioned the Plan Commission approve
the final plat of Buffalo Court (Brozio/Hinze Property) subject
to approval by the Village Engineer. Mr. Brozio has agreed to
install sidewalks on Betty Drive and Dundee Road, and will
narrow down drive from 30 ft. to 25 ft. . Commissioner Shields
seconded the motion and upon vote , motion carried. Commissioner
Goldspiel abstained.
Chairman Genrich stated the Plan Commission is amenable to go
along with the Appearance Commission. Mr. Brozio stated he
will meet with the Appearance Commission again next Thursday.
The Plan Commission assumes that the Board will not act until
they receive a report from the Appearance Control Commission.
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Approval of Minutes
Commissioner Haarr motioned to approve the minutes of March
20, 1974. Commissioner Shields seconded the motion. The
motion carried that the minutes be approved subject to the
following changes : Page 1, paragraph 3, line 3 change added
to constructed; Page 2, number 3, line 2 change added to
constructed; Page 2 , paragraph 5, line 7 delete and he would
like better representation by the Plan Commission before
voting. Commissioner Goldspiel abstained.
Plaza Verde
Chairman Genrich stated the original annexation agreement for
Villa Verde provided for a filling station on the corner, and
the Plan Commission could make a motion to suggest to the
Village Board that the Commission thinks it is desirable to
hold a public hearing to amend the annexation agreement.
Commissioner Mendenhall motioned the Plan Commission request
the Village Board to hold a public hearing for the purpose of
modifying the Villa Verde and Greta Lederer Annexation Agreement
for the purpose of eliminating the provision for a service station.
Commissioner Haarr seconded the motion and upon vote , motion
unanimously carried.
Chairman Genrich discussed the Plan Commission minutes of March
27 , 1974 with the developer and reviewed several considerations
the Plan Commission discussed at that meeting. He stated the
parking in front of the court area could become a problem. Mr.
Balling said this parking area would be determined a fire lane
according to his conversation with Mr. William Dettmer. Mr.
Grais said this area could be reworked to allow for a fire lane
and further added he would meet with Mr. Dettmer in terms of
fire protection.
Chairman Genrich stated the Plan Commission would like as much
of a pedestrian court as possible in the plaza area. Mr. Grais
stated there is value in having parking as close as possible for
merchants . Mr. Grais added they could take parking out and
the island to the north out, and this would provide a larger
plaza with the required fire lane. Instead of 2 traffic movements ,
this would have 1 traffic movement and curve the road in front of
the plaza area. Mr. Grais further added they can create a
resting area the Plan Commission would be interested in, and their
architects will meet with Mr. Dettmer. Mr. Grais said the plaza
would be green area with plants , and that total grass would not
be desirable, but the planters could be moved around to create
some areas to provide relaxation.
Commissioner Keister stated the Commission should keep in mind
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the Appearance Control Commission has some thoughts on this , also.
Commissioner Harris stated brick paver should be added to provide
interest to the plaza area. Mr. Brim stated ground cover may
be considered in lieu of grass and other types of green.
Mr. Jerrold Brim, architect, reviewed the site plan. He stated
the area involves 10. 9 acres . Basically, the major stores are on
the west area, gallery and plaza stores are on the easterly end,
and the restaurant is on the southwest corner with additional
boutique shops . The south boundary will have refuse collection
and the loading area. The plaza includes 34, 000 sq. ft. of
paved and landscaped facility. Mr. Brim stated the parking
includes 253,000 sq. ft. paved, which is in excess of what is
required.
Mr. Serwin Braun, architect, stated boutique stores will be around
the main tenant area. Shoppers will enter under the canopy and
can go from store to store without going out into the elements .
Canopy lights will be used at all inside and outside corners to
provide a dramatic effect. Masonry has been added to the shopping
center to give warmth. Tree planters will be provided and a
number will be raised to allow the shoppers to sit down.
Mr. Brim stated they have taken pains not to fall in the trap
where there is no interest pertaining to elevation. He noted
the significant difference in scales and masses and the three
dimensional effect of the buildings.
Mr. Wayne Mucci, landscape architect, reviewed the landscape
plan. He stated the development of the landscape plan was based
on criteria in relationship to the location of the shopping center
to the Village. On Dundee Road earth berming (visual screen) will
allow the developer to place plant materials at a higher eleva-
tion. There will be berming at the intersection of Arlington
Heights Road and Dundee Road. The physical screen fence between
Villa Verde and Plaza Verde will be broken up to generate interest.
Where this screen is broken, it will be supplemented with earth
berming and plant material. The developer will provide shade
trees where vehicular patterns occur within the shopping center
itself. The plant materials selected are hardy to a project of
this nature. Mr. Mucci indicated the plant list on the Landscape
Plan could be changeiif necessary, as it is flexible .
Mr. Joseph F. Koenen, consulting engineer, reviewed the engineering
plans with the Commission . He stated the sanitary sewer was
designed with the purpose of servicing both the commercial develop-
ment and the Villa Verde apartments . The detention basin used
for Villa Verde apartments will also be used for the commercial
area. Site lighting will be provided on single steel poles
approximately 30 ft. in height. The light will be thrown out in
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circular patterns. A series of down lights on the south wall
of the major commercial building will light the service area
and will be mounted on the wall. The closest building to the
service drive is 60 feet away and should not be bothered by
lights , and this building faces east/west.
Commissioner Haarr reviewed the parking requirements . Mr. Grais
stated they will have to do some calculations because all green
areas have been excluded from parking--62, 000 sq. ft. total green
area ( including buffer strips and parking lot islands ) . Chairman
Genrich stated there appears to be a problem and the developer
should meet with Mr. Bill Balling. The Plan Commission can
pick this point up later.
Commissioner Haarr reviewed the loading berths . The ordinance
stated no loading berth can be within 50 feet of the property
line and here it is 32 feet. Mr. Haarr further stated the
loading berth near the restaurant on the east side should be
designated as such.
Mr. Grais stated the development of Villa Verde and Plaza Verde
were planned together. By planning total area as a unit you
can make use of the area by adding green space and providing a
planned flow of commercial and residential and this departs
from pure code requirements to allow it to be developed.
Commissioner Haarr stated the development is governed by two
sections of the zoning ordinance : R-9 and B-3. Plaza Verde
has to conform to B-3 loading berths. The developments are
two separate special uses.
Commissioner Haarr stated the canopy discussed at the previous
presentation is an interesting effect and possibly the developer
should reinclude it in the plans . Mr. Grais stated it serves
as a blinder in that area. Mr. Braun stated because of the
structure of the building it was rather awkward and so it was
eliminated because it did not look aesthetically pleasing.
Commissioner Haarr stated the Plan Commission is interested in
sidewalks along Arlington Heights Road and Dundee Road. Mr.
Braun replied a sidewalk is already planned along Arlington Heights
Road. He added traffic is dangerous on Dundee Road, and he would
like to discourage it. Commissioner Mendenhall stated it had been
suggested to put the sidewalk inside the berms along Dundee Road.
`./ Mr. Brim replied this would create a snow removal problem as there
would be no place for snow and this could also kill trees planted
there. Commissioner Haarr stated all developers to date have put
sidewalks on Dundee Road. Mr. Grais stated he opposes this
from a planning standpoint, but if the Plan Commission feels this
is necessary, they will do it. He feels it is a traffic hazard
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and will encourage people to walk through the shopping center
to get to the Dundee Road sidewalk. Mr. Koenen stated they
will put a sidewalk on Dundee Road if the State of Illinois
will give a permit to construct a sidewalk in the right-of-way.
The Village will also need to sign an agreement with the state
pertaining to this. Mr. Brim stated the state will only allow
berming a certain distance from the curb line. The general
area involved is 12 feet. Chairman Genrich stated this will
be worked out with the Appearance Commission as far as the
berming is concerned.
Commissioner Mendenhall inquired what the developer will do along
the east end as far as a brick wall. Chairman Genrich requested
Commissioner Mendenhall to discuss this with Howard Keister
for him to relate to the Appearance Control Commission.
Commissioner Harris inquired if the roadway leading back into
the apartment area is dedicated. Mr. Grais replied no and
indicated it is 27 feet wide. Mr. Mucci stated this street
would not be termed a collective street. Mr. Grais stated this
street will be fully curbed.
Commissioner Harris stated the Village will be landscaping the
median strip down Dundee Road and asked the developers ' help
in this landscaping. The developer stated if the Plan Commission
would like to move the berm trees they could, but the developer
is otherwise not prepared to do this.
In reviewing the discussion, Chairman Genrich summarized the
following points :
1. The developer agreed to revise the court plan.
2 . The parking problem needs to be resolved. (Developer
will meet with Mr. Balling) .
3. Residential property line problem as it relates to the
residential property needs to be resolved. (Developer
will meet with Mr. Balling) .
4. Loading berth problems need to be resolved. (Developer
will meet with Mr. Balling) .
5. The developer agreed to sidewalks
a. along Dundee Road.
b. The developer will study the possibility of establishing
a pathway along the western side of the roadway along
the western portion of Phase I . (This pathway may
or may not be located in what is now called the Phase
II area) .
6 . The Commission registered its concern relative to the
appearance of the building along Arlington Heights Road.
(Points 5a and 6 will require further dialogue between
the Appearance Commission and the developer) .
Plan Commission
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7. The Commission is agreeable to the elimination of the canopy.
8. As a technical matter the developer will be moving the western
boundary of what is called Phase I so that the entire roadway
(regardless of ownership) will be found in Phase I .
9. The Chairman asked the developer to be aware of the requirements
for a final plat as described on pages 15 through 17 of the
Subdivision Control Ordinance .
The Commission agreed to meet with the developer again at its
April 24, 1974 meeting.
Centex-Winston Square
Mr. Joseph Koenen, consulting engineer, presented the Plan
Commission with the plat of survey of Phase I of Winston Square.
This area includes the model homes. He also presented a plat of
dedication in accordance with what the county requested. After
discussion, Mr. Mort Kaplan stated the plat of dedication will
be dedicated to the Village if it is agreeable with the county.
Chairman Genrich stated the plat of survey is needed in
accordance with pages 15 through 17 of the Subdivision Control
Ordinance. Mr. Koenen stated he was familiar with this and
would have it ready in a few days .
Mr. Mort Kaplan presented the Plan Commission with letters from
the Arlington Heights Postmaster and the Wheeling Postmaster
stating the street names for Phase I had been approved.
Special Meeting
Commissioner Harris motioned that the Plan Commission hold a
special meeting next week to consider approval of the final
plat of Phase I of Winston Square and the final plat of First
National Bank (Buffalo Grove Campus) . Commissioner Keister
seconded the motion. Upon vote being taken, motion was
unanimously carried.
Plan Commission Secretary
Commissioner Haarr motioned that Howard Mendenhall be named
official secretary of the Plan Commission. Commissioner Gamm
seconded the motion, and upon vote being taken the motion
unanimously carried.
Plan Commission
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The meeting adjourned at 11:25 p.m. .
Respectfully submitted
N. ieeborn, Recording Secretary
Approved:
6,11
Carl Gen ich, Chairman
PRELIMINARY MINUTES - NOT APPROVED
`.i