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2011-04-06 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 04/06/2011 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 6, 2011 Chairman Ottenheimer called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Ottenheimer Mr. Khan Mr. Stark Mr. Cohn Ms. Myer Mr. Weinstein Commissioners absent: Ms. Bocek Also present: Ms. Beverly Sussman, Village Trustee Ms. DeAnn Glover, Village Trustee Mr. David Mangurten, KMA& Associates Architects Mr. Martin Sussman Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Weinstein, seconded by Commissioner Khan to approve the regular meeting minutes of February 16, 2011. The motion passed unanimously with Commissioners Cohn and Myer abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Stark attended the April 4, 2011 Village Board meeting. He noted that a special use petition by Xtreme Trampolines to operate a recreation facility at 900 Busch Parkway was referred to the Plan Commission for review and public hearing. Commissioner Khan attended the March 21, 2011 Village Board meeting, when the proposed redevelopment of the restaurant pad at Plaza Verde East was referred to the Plan Commission for review of the amended site plan and planned unit development. PLAZA VERDE EAST SHOPPING CENTER—AMENDMENT OF PLANNED UNIT DEVELOPMENT AND SITE PLAN AND APPEARANCE REVIEW CONCERNING NEW BUILDING AT 1205 DUNDEE ROAD IN THE B-3 PLANNED BUSINESS CENTER DISTRICT—WORKSHOP 91 Mr. David Mangurten explained that the proposed plan is a redevelopment of the corner parcel occupied by the Melting Pot restaurant, 1205 Dundee Road. The trash enclosure for the new building would be moved to the east side of parking lot adjacent to Arlington Heights Road. The enclosure will have walls constructed of the materials on the building. Mr. Mangurten noted that three tenant spaces are being planned for the building. Two tenants are committed. These are national and regional scale businesses. The building is designed with customer entrances on south as well as north side. He pointed out that most tenants do not want two customer entrances, but an existing parking area south of the proposed building could be more fully utilized if there are customer entrances on the south side of the building. So far, the tenant for the west tenant space has indicated interest in having a south entrance. Mr. Mangurten said that the roof top mechanical equipment will be screened. He noted that the site plan includes an outdoor patio area enclosed by an ornamental fence. He indicated that an accessible parking space will be provided in the parking row along the south side of the building. Mr. Mangurten said that the current "Plaza Verde" ground sign north of the restaurant building, and the ground sign for the Melting Pot would be removed. In addition to the plantings adjacent to the Plaza Verde ground sign, one tree at the southeast corner of the building pad would be removed. A landscaping plan will be submitted for Village review. Mr. Mangurten indicated that two new ground signs are proposed — one along Dundee Road and one along Arlington Heights Road. The signs will have brick on the sides as well as the base. Mr. Mangurten presented the proposed exterior elevations for the proposed building. Samples of the exterior materials were also presented. Mr. Mangurten explained that the materials include brick as the primary material; stone elements will used for accents. He noted that the Plaza Verde East shopping center uses cement stucco as the primary wall material. Mr. Mangurten also provided alternate elevations proposing some curved elements to the roof and walls, and varied color packages using green and red. The curved feature on one of the alternate elevations is similar to the "eyebrow" used on the renovated facade of the Discovery Clothing in one of the main buildings in the shopping center. The alternate elevations were labeled 3A, 313, 3C, 3D, 3E and 3F. Basically three concepts are presented: an elevation with the middle portion of the building taller than the left and right sides (3A-C); an elevation with a curved roof element (3D-E); and an elevation with a curved element on the wall over the three tenant spaces (317). Mr. Mangurten said that he had reviewed the written comments provided by Commissioner Denice Bocek in her email of April 3, 2011. Commissioner Cohn pointed out noted that Buffalo Grove High School is at the northeast corner of the Dundee Rd/Arlington Heights Rd intersection, and he noted concern with the safety of students crossing these streets since there is a high level of motor vehicle traffic. Mr. Mangurten noted that the intersection has pedestrian crossing traffic signals. Mr. Pfeil indicated that the improvements being planned for the Dundee Road sidewalks and streetscape include possible enhancements to the pedestrian signals at this intersection. Commissioner Stark inquired if the project would proceed if there aren't tenants committed to all three of the proposed spaces. He also asked if a drive-through facility is being considered for any of the tenants. Mr. Mangurten indicated that it is his understanding the developer will construct the building based on commitments for two tenants. He said that the site plan can't accommodate a drive-through facility. Commissioner Stark asked if signs are proposed for the east wall of the building. Mr. Mangurten replied that signs are not proposed for the east wall. The signs on the south wall and the ground sign along Arlington Heights will be used to identify the tenants for customers traveling west Dundee Road and north on Arlington Heights Road. Mr. Stark noted that one tenant space is 2,078 square feet, and he inquired if this is large enough to be attractive to potential users. Mr. Mangurten said the proposed tenant spaces are sized for use by a range of businesses. He noted that there are numerous businesses, including food uses, which use spaces of the proposed sizes. Commissioner Weinstein asked if the Melting Pot restaurant is voluntarily vacating building. Mr. Mangurten indicated that the operator of the Melting Pot has been negotiating termination of the lease with the shopping center owner. Commissioner Weinstein inquired if fencing is proposed around the entire patio area, and he asked for details about the type of fencing and landscaping that would be used to screen the patio area. Mr. Mangurten replied that the existing trees on the north side of the building can be retained, and additional landscaping will be provided on the outside of the fence. An ornamental fence will be used. He said the patio area would be completed fenced. A travel aisle will be provided on the north side of the building by shifting the south line of the fence away from the building. He noted that it may be necessary to provide individual fenced areas for tenants serving liquor. Commissioner Weinstein asked if umbrellas would be used in the patio area, and if colors would be coordinated, with no product or service advertising. Mr. Mangurten acknowledged that the Village's design intent for the patio area is a uniform appearance and no advertising, and the developer and tenants will comply with the Village's restrictions. Commissioner Weinstein inquired about the gates that would be used for the trash enclosure. Mr. Mangurten said that he thinks cedar would be a good material for the gate, which would have a spring closure. Commissioner Myer asked if the developer has letters of intent from users interested in the tenant spaces, and she inquired if any tenants would request a liquor license. Mr. Mangurten indicated that the developer is negotiating with one interested tenant and a second tenant is also very interested in leasing a space. He said that the tenant currently discussing a lease will request permission to serve alcohol. Commissioner Myer noted that tenants serving alcohol will need to carefully manage their operations, since some of the customers will probably be high school students. She inquired if the potential foot traffic to the building has been considered in the design of access and walkways. Mr. Mangurten said that he has given a lot of attention to the building entrances in relation to serving customer needs, and sidewalks will be provided along the west and east sides of the building as well as the north and south entrances. He indicated that a bicycle rack could be provided. Commissioner Myer asked about the screening that would be provided for roof top mechanical equipment. Mr. Mangurten said roof top equipment will be screened by the parapet portion of the walls and roof. Commissioner Myer commented that the colors for the awnings should be coordinated among the tenants to achieve an attractive overall appearance for the building. Mr. Mangurten indicated that the colors would be controlled by the developer. Trustee Sussman commented that the Melting Pot building is unique, while the proposed building will have a standard appearance that will not enhance the Plaza Verde shopping center or beautify the Village. She said that there are examples of new buildings in Arlington Heights and Wheeling that have attractive architectural designs. Trustee Glover said she is concerned that if students are a substantial part of the customer base at lunch time, it may discourage working adults from coming to the businesses. She commented that the relatively small tenant spaces will be attractive to tenants offering "grab and run" menu items rather than appealing to customers want a sit down lunch. Trustee Glover said the building design is an unexciting square box, and she asked if a design for two tenants had been considered. She suggested that additional accessible parking be provided adjacent to the building. Mr. Mangurten said that the proposed project is a response to the market conditions. The developer has not been able to find a restaurant operator interested in using the Melting Pot building. The proposed building is based on the strong interest by national restaurant operators, and the proposed tenant spaces are suitable for a range of operators. Trustee Glover said she wants a more attractive building with tenants that will appeal to business professionals and other adults who are interested in restaurants offering a sit down lunch menu. She noted her concern that the first round of tenants may leave if there isn't strong customer traffic for lunch. Then the building might remain vacant. Commissioner Cohn commented that the site is a corner lot at a large shopping center that lacks pizzazz. The Village has to decide if it is better to proceed with the current redevelopment proposal for the restaurant building or wait for something better and perhaps more exciting. If the current proposal proceeds, the Village should try to achieve the best possible building to position the shopping center for future redevelopment. Chairman Ottenheimer said that he doesn't think the Plan Commission has adequate information to make a final recommendation. He requested that the developer provide more detailed plans for the building elevations, the fencing and landscaping for the patio area, and the screening for the roof top mechanical units. He commented that the proposed building looks like a box, and he inquired if other design concepts such as more than one building have been considered. He said that of the various alternate elevations that have been presented, 3D is his preference since it introduces architectural elements such as a curved roof feature. Commissioners Cohn and Myer and Trustee Sussman concurred that elevation 3D is an improvement over the basic elevation that initially presented. Commissioner Cohn said that the multiple building concept should be considered by the developer. Commission Myer noted that enhancements are needed for the south elevation as well as the north elevation. Mr. Mangurten said that the multiple building concept is not practical in terms of parking and traffic circulation. Chairman Ottenheimer said his preference is a one-user building, but if the proposed building has to have several tenants, perhaps the appearance could like more like multiple buildings instead of a box. Commissioner Khan commented that he has observed the parking area west of the Walgreens store over several years, and this area is never used by customers at the shopping center. He noted that this parking area is in poor condition. He inquired if re-use of the parking area could be considered, perhaps for a building. Mr. Mangurten noted that the Discovery Clothing store has recently been upgraded, including facade improvements, and the operator would not want the view to the store from Dundee Road to be obstructed by a new building closer to the road. Chairman Ottenheimer directed Mr. Mangurten to coordinate with Village staff concerning scheduling a second workshop to review revised plans for the redevelopment. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil indicated that he would coordinate with Mr. Mangurten to confirm if April 20 would be feasible for the second workshop concerning the Plaza Verde East proposal. He noted that the public hearing for the special use request for Xtreme Trampolines would probably be scheduled for May 4. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Myer, seconded by Commissioner Khan, and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:00 p.m. Respectfully submitted, Robert Pfeil, Village Planner APPROVED BY: LESTER OTTENHEIMER, Chair