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2010-11-17 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 11/17/2010 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 17, 2010 PrimeSource Healthcare, 2100 Lake Cook Road—Amendment of Planned Unit Development ordinance for Riverwalk concerning proposed exterior Wall sign Alternative/Renewable energy systems —zoning regulations Chairman Ottenheimer called the meeting to order at 7:30 pm in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Smith Ms. Bocek Mr. Stark Mr. Cohn Ms. Myer Mr. Weinstein Commissioners absent: Mr. Khan Mr. Teplinsky Also present: Ms. Beverly Sussman, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Tim Beechick, Hamilton Partners Ms. Denice Joyce-Bronis, White Way Sign Company Mr. Brian Lunt, Hamilton Partners Mr. David Fleming, CEO of PrimeSource Healthcare APPROVAL OF MINUTES Moved by Commissioner Smith, seconded by Commissioner Bocek to approve the minutes of the public hearing of October 20, 2010. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Smith, seconded by Commissioner Bocek to approve the minutes of the regular meeting of October 20, 2010. Commissioner Cohn noted some minor corrections necessary on page 2, line 5 and line 7. On page 3, lines 3 and 4 and 6 there were some further minor corrections necessary. On line 8 there were some more corrections noted. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Bocek attended the Village Board meeting on November 1, 2010 noting that an ordinance was passed approving a special use for the recreational facility in the Industrial District named Jump Zone. An ordinance was also passed approving an amendment of the PUD for Riverwalk concerning the proposed wall sign for PrimeSource Healthcare. Mr. Pfeil noted the ordinance for the PrimeSource sign was referred to the Plan Commission but not approved. PRIMESOURCE HEALTHCARE, 2100 LAKE COOK ROAD — AMENDMENT OF PLANNED UNIT DEVELOPMENT ORDINANCE FOR RIVERWALK CONCERNING PROPOSED EXTERIOR WALL SIGN Mr. Tim Beechick noted that PrimeSource is requesting a wall sign that will require modification of the PUD ordinance for the property. He noted that the Riverwalk development is about 25 years old, and the second office building was completed in 1998. Conditions in the area around the site have changed and the current business climate is very challenging for companies managing real estate. It is very important for real estate managers to maintain the competitiveness of their properties so that the buildings maintain a good tenant base. Productive business sites benefit the community as well as the real estate managers and tenants. Mr. Beechick noted that the Riverwalk development has been a partnership between the Village and Hamilton Partners. He noted that when the original plans were reviewed, the area was not built up and both the Village and developer were very cautious concerning elements such as exterior signage. The Riverwalk buildings are now a major competitor in the marketplace, but Hamilton Partners has to continue working hard to keep the buildings attractive to high—quality tenants. Signage for tenants is extremely important to keep the development competitive in the office market. Mr. David Fleming, CEO of PrimeSource Healthcare, explained that the company is a deliverer of health care services to long term care facilities. They have about 300 employees, and for the past four years have been growing at a rate of 25 to 30 percent. He noted that the business is evolving and they continue to invest in new technology, including IT development. They are positioned to receive federal American Recovery and Reinvestment Act funds next year as they sign up doctors as clients. He noted they are planning to add about 200 physicians to their practice management group next year and another 500 the year after. He said they expect PrimeSource to be the preeminent provider of medical billing services to small practices in the US. Their visibility is critical to their business model going forward. He stated they have made a commitment for 15 years to the Rivewalk development in Buffalo Grove. He said the company is leasing 77,000 square feet with options to take additional square footage as they company grows. He noted that the company is bringing jobs to Buffalo Grove, and this helps to support the local business environment. He said that PrimeSource believes that Buffalo Grove is the right community for the business, and he thinks that Riverwalk is an excellent location with great visibility the company. Mr. Fleming commented that he the Rivewalk development is not only a location with high visibility, but it is also one of the top 10 signature suburban office buildings in metropolitan Chicago. It was built and is maintained by one of the finest development companies in the Chicagoland area. Mr. Fleming noted that they understand that exterior wall signage has not been something Hamilton Partners has been advocating or even offering at this site. But they believe in their business and want to see the business name on the building. They are hoping to stay in Buffalo Grove for the next 15 years, and expect it to be their long term corporate headquarters. Ms. Joyce-Bronis reviewed the signage package showing various elevation looks as well as day and evening looks. She noted the actual logo would be 8 feet tall and width of 8 feet. She noted the property would be allowed 382 square feet of wall signage, which is exactly the size of the proposed sign. She indicated that the illumination of the sign would be the same as the sign on the Westin Hotel. Chairman Ottenheimer asked how the sign would be affixed to the building. Mr. Fleming sated there is a parapet there for the mechanicals. Commissioner Bocek asked what this may do as far as other tenants and buildings who may want signage at the top of the building. Mr. Beechick stated in rare instances you may see other buildings that have more than one tenant at the top of the building, but not very often. He stated they have no intention of introducing more signage at the top of the building for this property because it does not make practical sense. Commissioner Bocek noted there are three other sides on the building and she wants to look at this from a perspective of the whole site versus just this one elevation. Mr. Beechick stated they are concerned about that as well. He stated Hamilton Partners has always believed that if you are going to do it, it has to be done tastefully. Typically this type of sign is limited to one anchor tenant of the property. He stated they have no desire to see four different names all around the building. He also noted that on two of the elevations there are some limitations in terms of what could be attached to the exterior walls. Commissioner Bocek asked what kind of material the sign was being mounted on and how it was actually being attached. Ms. Joyce-Bronis stated it would be attached by stringers. Commissioner Cohn asked why the original PUD ordinance had a restriction on signs about the first floor. Mr. Pfeil commented that the Riverwalk development was much larger in scale that any other project ever proposed to the Village, and the location was very prominent in the Milwaukee Ave/Lake Cook Road area. Both the Village and the developer wanted to be very cautious in terms of impact, and the objective was to have excellent architecture for the office buildings. Extensive wall signage was an element that did seem appropriate at the time when the original zoning was under review. Conditions in the corridor have changed, and large buildings such as the Westin hotel in Wheeling have wall signage and ground signs with digital displays. The current economic conditions are very challenging for building owners and tenants, and municipalities are looking for appropriate ways to accommodate business needs. Mr. Beechick noted they were sensitive as well at the time to signage. This was a unique project for the community and Hamilton Partners. He stated as markets and conditions and circumstances change which changes the vista of the building it is now a much more promotional feel to it now than it did before. Because of that he feels they are in a position and the market dictates for changes in thinking in order to keep the building full. Commissioner Stark asked if the sign here will be different from the current PrimeSource sign in Deerfield, particularly the brightness. Ms. Joyce-Bronis stated the proposal today is for LED illumination which has no neon. Commissioner Stark asked if the LED technology will prevent fading and spread Ms. Joyce-Bronis stated yes. Commissioner Weinstein asked if there are any plans for signage for the other building which is something a tenant might eventually ask for. Mr. Beechick stated they will have to deal with that if a request is made by a tenant. He noted that Hamilton Partners has traditionally been very conservative in terms the signage allowed for tenants. However, they feel very strongly about PrimeSource because it's a growing and successful company that wants to have its name on the building, and Hamilton Partners understands that partnering with an anchor tenant of this quality will be a good thing for the Riverwalk development and the community. Commissioner Weinstein noted he would definitely not be in favor of signage facing the residential area to the west. Commissioner Bocek stated she feels the sign is very tasteful and the scale seems right. She asked about a restriction based on square footage of the lease space. If the tenant were to downsize below a certain amount of footage they would then lose their right to have the sign. She stated there should be some parameters so that for example a 10,000 square foot user would not be allowed to have a wall sign. Mr. Beechick and Mr. Fleming agreed that a stipulation linking the right to a wall sign based on lease space would be acceptable. Trustee Sussman noted she supports Commissioner Bocek's suggestion. Moved by Commissioner Bocek, seconded by Commissioner Myer to recommend approval of the wall sign and the amendment of the Planned Unit Development ordinance for Riverwalk to the Village Board with the condition that in the event the leased square footage should for any reason be reduced below the current square footage of 54,237, then PrimeSource would lose their right to have the wall sign at the parapet/roofline and the sign would need to be removed. The reason is to set a benchmark so that a tenant must be a minimum size to be considered for a wall sign of this type to avoid excessive signage on the buildings. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Smith, Bocek, Stark, Cohn, Myer, Weinstein, Ottenheimer NAYS: None ABSENT: Khan, Teplinsky ABSTAIN: None The motion passed 7 to 0. ALTERNATIVE/RENEWABLE ENERGY SYSTEMS—ZONING REGULATIONS Mr. Pfeil distributed the Gurnee ordinance which is still a mark up of the ordinance they approved but not their final format. Some of the Gurnee staff were very involved with the Lake County alternative energy taskforce so it makes this a good document for us to study as we contemplate possible amendments to our zoning regulations. Chairman Ottenheimer stated he was impressed by the comprehensive nature of the Gurnee document. This along with some of the other ordinances is a good base for us. Commissioner Weinstein noted there were some enforcement procedures in this document and so he was impressed. He noted that in Gurnee this went to a joint commission and their zoning board of appeals and wonders if that is something Village would want to consider. Mr. Pfeil agreed that a joint review process with the Plan Commission and Zoning Board of Appeals may be a good way to approach the ordinance amendments. Commissioner Cohn noted the only thing he did not see in the ordinance was reference to the Illinois Pollution Control Board which has the authority to promulgate environmental regulations and within their purview they have adopted noise regulations. He stated no reference in here of the noise ordinances or the Illinois administrative code. Mr. Pfeil said he will check into the research that was done by the Lake County Task Force concerning noise regulations. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil said there are no developer projects for December Is' so the next meeting will probably be scheduled for December 15, 2010. STAFF REPORT Mr. Pfeil noted that on December 7, 2010 from 4 to 6 p.m. in Village Hall there will be a public input meeting concerning the Dundee Road corridor streetscape plan. NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Weinstein and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:16 pm. Respectfully submitted, Fay Rubin, Recording Secretary Approved by: LESTER OTTENHEIMER, Chair