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2002-12-18 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 12/18/2002 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 18, 2002 Riverwalk North, east of Milwaukee Avenue north of Riverwalk Drive—Amendment of a Planned Unit Development and Preliminary Plan in the B-3 District Riverwalk North, proposed restaurant, 913 Milwaukee Avenue Annexation with B-3 zoning and approval of a Preliminary Plan Emmerich Park East,Amendment of Special Use concerning Use of a public address system in the R-3 District—Workshop #2 Chairman Ottenheimer called the meeting to order at 8:25 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Billiter Mr. Stark Commissioners absent: None Also present: Mr. Timothy Beechick, Hamilton Partners Mr. Michael Werthmann, KLOA Mr. Hubert Loftus, Cowhey Gudmundson Leder, Ltd. Mr. David Olson, The Jenkins Group Mr. Richard Mallory, The Brickman Group, Ltd. Mr. Mike Rylko, Buffalo Grove Park District Mr. William Raysa, Village Attorney Ms. DeAnn Glover, Village Trustee Mr. Jeffrey Berman, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Stark, seconded by Commissioner Kenski-Sroka to approve the minutes of the Regular Meeting of November 6, 2002. Commissioner Khan noted he attended the Board meeting on October 18, 2002, not the October 4th meeting. 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 December 12, 2002 and nothing of significance occurred for the Plan Commission. RIVERWALK NORTH, EAST OF MILWAUKEE AVENUE NORTH OF RIVERWALK DRIVE — AMENDMENT OF A PLANNED UNIT DEVELOPMENT (P.U.D.) AND PRELIMINARY PLAN IN THE B-3 DISTRICT RIVERWALK NORTH, PROPOSED RESTAURANT, 931 MILWAUKEE AVENUE — ANNEXATION WITH B-3 ZONING AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioners Samuels, seconded by Commissioner Kenski-Sroka to recommend a favorable recommendation to the Village Board with regard of the subject petition for an amendment of the Planned Unit Development and Preliminary Plan in the B-3 Planned Business Center District with the following variations: ZONING ORDINANCE - Section 17.36.030.F.1. (to allow parking stall dimensions in parking structures and within buildings to be 8.5 feet in width by 18 feet in length with 24 foot wide aisles, instead of stall dimensions of 9 feet in width by 18.5 feet in length with 26 foot wide aisles); Section 17.44.040.D.4. (to allow a building or structure set back of 25 feet from the Riverwalk Drive right-of-way and the proposed north/south right of way ("North Riverwalk Drive") with not less than 15 feet of the setback to be landscaped); DEVELOPMENT ORDINANCE - Section 16.20.060.A.2 (to allow a conceptual grading plan at the time of Preliminary Plan approval with detailed grading plans to be provided at the time of individual building permit applications); Sections 16.30.030.F. and 16.50.080.A.1. (to allow a sidewalk on only one side of the street, one foot from the property line;) Section 16.50.040.C.3. (to allow a natural "wetland type" stormwater detention facility with no cross slope or underdrains;) Section 16.50.070.D.2. (to allow a back-to-back street pavement width of 40-feet and a right of way width of 66 feet;) Section 16.50.100.13.2. (to allow a customized light pole meeting Village performance standards;) Section 16.50.120.I.1.e. (to allow parkway trees to be clustered instead of being spaced at 40 foot intervals.), so that the petitioner can construct its proposed office building of 8-stories, 158,000 square feet, a parking structure, multi-family residential building and a hotel on the subject property commonly known as the approximately 15-acre tract on Milwaukee Avenue and North Riverwalk Drive and a restaurant on the second parcel and The Petition to the Village Board for annexation with zoning in the B-3 Planned Business Center District and approval of a Preliminary Plan with the following variation: ZONING ORDINANCE — Section 17.16.060 (to allow an area of 1.88 acres for a B-3 District instead of five (5) acres) so that the Petitioner can construction a restaurant of approximately 8.600 square feet. Chairman Ottenheimer thanked the petitioner's team and noted he was impressed with the fact that many variations were eliminated or included based on testimony that they are indeed necessary. He will therefore be voting in support of this project. Commissioner Samuels stated he would not support the project. He stated this project was given a negative recommendation because several members of the board did not like the mix of uses and others as well as myself did not like the density and the effect this project would have on traffic. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Billiter, Stark, Ottenheimer NAPES: Samuels ABSENT: None ABSTAIN: None The motion passed 8 to 1. EMMERICH PARK EAST, AMENDMENT OF SPECIAL USE CONCERNING USE OF A PUBLIC ADDRESS SYSTEM IN THE R-3 DISTRICT—WORKSHOP#2 Mr. Rylko stated the Village Board referred this Special Use expansion on September 23, 2002 and noted he would like to open the floor to any questions the Commission may have. They analyzed the cost of the relocation of the field as requested by the Commission. A survey was done of the other 14 communities and the results were included in the packet. They have also included a copy of the by-laws of the Bill George Youth Football Association. Chairman Ottenheimer asked if there are any specific objections to the relocation of the field if cost were not a consideration. Mr. Rylko noted they do not have a location for a field and a site would have to be found. Also, relocation would not solve the problem because the field is irrigated and underdrained so it would be used for soccer and would probably get more use at the facility than at the present time. Chairman Ottenheimer noted they do not use a PA system in soccer and asked if there are really any specific general objections to relocation of the field assuming that cost is not the issue and there is a suitable site to be found. Mr. Rylko stated if it did not cost the park district money and if there was a suitable site, they would take the matter under consideration. Commissioner Teplinsky noted one of the key issues here is the number of weekends that the PA system can be used. Mr. Rylko stated the ordinance now exists for homecoming weekend and two weekends of playoffs. They are looking for an expansion to 7 or 8 regular season plus two playoff weekends. Commissioner Teplinsky asked why the municipalities that were surveyed were not asked if there were restrictions on the number of weekends they could use a PA. Mr. Rylko stated they get to use a PA every weekend. Commissioner Teplinsky asked if he could also safely assume that all of these municipalities allow the use of the PA every weekend that they have games. Commissioner Teplinsky noted if there were objections from the neighbors you look for a compromise. It seems the way the ordinance was drafted was a compromise. If that is the case, he asked what has changed between then and now. Mr. Rylko stated in 1992 there was some political pressure for limitation and since that time the program has grown tremendously. It has gone from less than 100 children to close to 300. Commissioner Samuels noted that back in 1992 it was represented that if the PA system was not allowed at the playoff games, then Buffalo Grove could not host playoff games and all of our games would have to be played away. They did ask for all the games at the time and that is where the compromise came from. Commissioner Smith asked if there has been any discussion with the neighbors. Mr. Rylko stated he has spoken to Mr. Gillmeister and Mr. Teckorius and they had a meeting with President Hartstein. Basically their stand is they would like to keep the ordinance exists today. He noted it is not play by play description that is going on during PA usage, rather introduction of players, national anthem, score at the end of the quarter, some concession announcements, and safety announcements. This is about 6-8 minutes per game and each game is about 1-'/z hours. Chairman Ottenheimer asked if that is 6-8 minutes total time or per time the system is used. Mr. Rylko stated it is 6-8 minutes per game and each game is approximately 1-'/z hours. That is not every single weekend. There are some weekends where there are only 2-3 games. It is not all day long for 8 hours. Mr. Gary Gillmeister, 196 Raupp Blvd., stated that all they are trying to avoid is PA usage at every game. Between the football games, baseball games and all the other activities it is severely overcrowding the neighborhood. It has grown immensely in the number of children playing but that does not include the rapid growth on the west side with the BGRA. He stated they have gone from about 600 kids ten years ago to 2700 kids now. That is about 2000-3000 cars a week coming through the neighborhood fighting for parking spaces. It is not governed property in respect to scheduling as there are big overlaps and people diving in and out of parking spots. There are lot of small kids in the area. All they are asking for is for the compromise of ten years ago to be kept in force and kept in place. Commissioner Smith asked for information on the specifics of the noise from the PA system and what burden this is on the neighbors. Mr. Gillmeister stated the PA system adds to the noise of crowds cheering, yelling, car horns and car alarms. It is basically turning into a sports complex at the corner of a residential neighborhood and it is too overwhelming. The ordinances are in place in order to provide some sanity or sanctuary or peace of living in the neighborhood. There are hundreds of acres of parks in Buffalo Grove and he cannot see why it must all be packed into these little areas. The master plan must work for the growth span and it must be moved or scheduled better so that it spread out thinner across these areas. Chairman Ottenheimer asked if they hear crowd noise as well. Mr. Gillmeister stated yes, absolutely. Chairman Ottenheimer asked if they are bothered by any of the practices. Mr. Gillmeister stated no. He stated he is not bothered by any of the activity, only the overburdening of the activity and the noise it produces. Chairman Ottenheimer asked if the Buffalo Grove Recreation Association and the baseball league use the PA system. Mr. Pfeil stated he couldn't state how much the system is used. To his knowledge there is no special use ordinance that directly regulates the PA system in the Emmerich Park west property. Mr. Rylko stated the BGRA usage is basically five days in the summer and is used for the homerun derby and an all star game. Commissioner Samuels asked if the PA system could be heard when Mr. Gillmeister is in his house with all windows closed. Mr. Gillmeister stated no. Chairman Ottenheimer asked why Busch Grove Park was not a suitable site as a possible alternative. Mr. Rylko stated it was not part of the master plan. All Commissioners agreed this project was ready for a public hearing. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there would be a special meeting on January 8, 2003. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Ottenehimer adjourned the meeting at 9:02 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 12/18/2002 Type of Meeting: PUBLIC HEARING (Continued from December 4, 2002) BUFFALO GROVE PLAN COMMISSION December 18, 2002 Riverwalk North, east of Milwaukee Avenue north of Riverwalk Drive—Amendment of a Planned Unit Development (P.U.D.) and Preliminary Plan in the B-3 District Riverwalk North, proposed restaurant, 931 Milwaukee Avenue Annexation with B-3 zoning and approval of a Preliminary Plan Emmerich Park East,Amendment of Special Use concerning use of a Public address system in the R-3 District—Workshop #2 Chairman Ottenheimer called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Billiter Mr. Stark Commissioners absent: None Also present: Mr. Timothy Beechick, Hamilton Partners Mr. Michael Werthmann, KLOA Mr. Hubert Loftus, Cowhey Gudmundson Leder, Ltd. Mr. David Olson, The Jenkins Group Mr. Richard Mallory, The Brickman Group, Ltd. Ms. William Raysa, Village Attorney Ms. DeAnn Glover, Village Trustee Mr. Jeffrey Berman, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 11: Preliminary Site Plan dated December 13, 2002 Exhibit 12: Illustrative Landscape Plan dated December 12, 2002 Exhibit 13: Planned View Central Pathway dated December 12, 2002 Exhibit 14: Illustrative Perspective Details dated December 12, 2002 Mr. Timothy Beechick reviewed both the old and new plan and noted the changes they had made. He stated the biggest concern by staff and the Plan Commission was the plan not having continuity with the various phases. The biggest obstacle they faced with that was the parking structure. Given its location nearly in the center of the development, it caused a major blockage in trying to have the different phases of the project relate to one another. In an effort to resolve that issue and try to tie these various phases together, they have presented a new plan, which allows for integration between the different phases of the development. One side of the office building has access from the building itself directly to the property adjacent to the hotel and multi-residential via pedestrian trail systems. There are now opportunities for pedestrian plaza areas and gathering places for people to be able to congregate and enjoy some of the green spaces provided. Because of the additional area they have, they have created a wide span of area that can be utilized to create a nice landscape boulevard. Mr. Beechick noted this change in plan comes with some marketing cost to the petitioner in that the deck is now four levels and orientated broadside to the forest preserve. As a result the office building has been moved slightly away from the forest preserve in order to make this work. However, this condition also exits in Phase I of the Riverwalk project. They have been able to work with that condition and lease that building. It does impair views on the first three levels, but they have worked with that in the past and feel up to the challenge to be able to create this particular positioning of the office building in relation to the parking structure. Mr. Beechick stated the plan goes a long way in addressing many concerns heard at the last meeting. One of those concerns was tying the properties together in some fashion. One other advantage of this plan is that each property, which relates from a pedestrian standpoint and viewpoint and still has private access. The hotel has its own access into the parking lot. The office building has its own access to the very south end of the project and the multi-family has its own access with the scenic drive along the open space basin. Mr. Richard Mallory reviewed the landscape plans and stated the pedestrian pathways and connections have become a feature of the project. The width of the walkways can be on the larger side to allow plenty of room to circulate. In addition to the serpentine nature of the walkway, they have room to raise grades and greatly mitigate the effect of the parking garage as well as parking structures. They also now have the room to create paved pedestrian plaza areas with benches and heavy plantings. He noted they would detail the area and work with the architectural elements and plant heavily with lots of color. Mr. Beechick noted that the memo mentioned the main entry to the office building facing the hotel. That is not the case, as the main entry to the office building would be facing the visitor parking off of North Riverwalk Drive. However, the building would have a first floor full lobby access connection via corridor through the elevator bank to the entry area on the north side so that someone could actually go right through the first floor to get out the north side of the building and experience the walkway system. Mr. Hubert Loftus stated by shifting the parking deck and the office building and creating the screened corridor, the hotel has shifted to the south and that has opened the stormwater area up. In the previous plan they were proposing a straight line parking curb line at the hotel with a 2-3 foot retaining wall to maintain the storage north of the curb line and that would drop down to one level where they would have the pedestrian path and then it would slope down to a detention basin which would be north of the path. The path has a little more opportunity to meander now and the entrance to the apartments creates a meander, which actually pulls the paving south and eliminates the need for more than half of the retaining wall. He noted that any other engineering issues are just a matter of shifting the pipes, sanitary and water main around. Mr. Beechick stated there is an access point that comes out of the south edge of the multi-level parking deck feeding onto Riverwalk Drive that was not depicted on the landscape plan but will be present. Mr. Beechick stated they might put in a left turn lane in the right of way in order to gain access into the parking structure right off of Riverwalk Drive. This lines up with the access to the other parking structure. Mr. Beechick summarized the points made at the last meeting. From a tax standpoint they believe this project with the multi-phase approach provides very strong financial benefit to the community and many taxing districts in the area. They believe the school districts are supportive of the plan and in support of the alternate proposal of giving the Village board the option to convert the office building site to multi-family in five years if the project is not built out. This gives the Village ultimate flexibility, in unforeseen circumstances, to see that this development is fully executed. Chairman Ottenheimer asked for some testimony on the restaurant parcel. Mr. Beechick noted Hamilton Partners does not own the property and do not have permission to market it as a restaurant site. Mr. Johnson, the owner, gets unsolicited calls on a periodic basis from people interested in the property for restaurant development. He stated they believe the restaurant would not be any kind of fast food establishment but rather a lunch and dinner type of place at this location. He stated the site is sized for up to 8,600 square feet. Milwaukee Avenue is perceived to be one of the better locations for restaurant activity in the entire area. This should be a very strong particularly as it ties in with what is going on with the balance of Riverwalk and they will be able to tie in to phases I and II of Riverwalk so that internally you can get from the existing project all the way over to the restaurant without having to get onto Milwaukee Avenue which is a very strong plus. Mr. Douglas Parks, Superintendent of school District 102, stated this project offers $500,000 plus dollars in tax revenue, which would certainly be helpful to the school district. If this project were fully developed the amount would be closer to $800,000, which is indeed significant revenue. Dr. Kanold of the Stevenson high school district is also supportive of the project. Commissioner Samuels noted the Village Engineer has commented about the revised engineering plan shifting the pedestrian path to a high water level within the flood plain and asks that the petitioner comment concerning the projected number of days per year that the path would be inaccessible to the stormwater coverage. Mr. Loftus stated the path would be at a 10-year high water level of the river, which is approximately 8 feet above the normal water level of the Des Plaines River. If the path were about 1 foot underwater, the trail system that it leads to in the forest preserve would be about 4-5 feet under water. In a 100-year storm it could be underwater by as much as 2 feet. Commissioner Samuels asked how much more often the path would be underwater due to this due to this relocation. Mr. Loftus noted it has a 10 percent chance of being flooded in any given year if it is at the 10-year elevation. Commissioner Bocek asked if the petitioner has made any modifications to the alternate plan since the last public hearing. Mr. Beechick stated no because they are very focused on the proposed plan. Commissioner Bocek asked if the levels of the office building that will be facing the parking structure would be the elevator banks or something else. Mr. Beechick stated they would have leasable area just as they do in the first four floors of phase I of Riverwalk. It is tougher space to lease but they have the experience in doing this. Commissioner Bocek stated the petitioner has done a great job and there is substantially more landscaping between the office building and the hotel and flows better with separate access road to the multi-family. Commissioner Billiter asked how much of these improvements would be developed once the multi-family is up. Mr. Beechick stated what should be provided for the multi-family building is a pedestrian system, using the bike trail, to get people from the multi-family to North Riverwalk Drive and ultimately to Milwaukee Avenue. When the hotel comes in the pedestrian system can be developed in a greater way around the hotel property linking the multi-family. The landscaped boulevard corridor would likely go in when the office building goes in because it is a critical part of dressing the office building. There may be several shifts done and he would hate to put in a lot of hardscape surfacing not knowing if it will line up right with the entry to the office building. Commissioner Billiter asked how much enforcement could be put in place to insure that the premise of this project will stay in place. Mr. Pfeil stated the annexation agreement will need to be amended and the Board would do this with the recommendation of the Plan Commission. That agreement will need to specifically address those phasing type developments and the expectations of what would be done within each phase. He stated the Village would try to address those things to make sure the site is basically livable and looks attractive even if it is not being built on a continuous basis. Commissioner Billiter stated this is a significant move that he had personally hoped it would follow and can support this project now. Mr. Beechick noted that each phase of this proposal will have to come back to the Plan Commission for approval which the Village will be assured that all things represented will actually be happening. Commissioner Kenski-Sroka stated she also likes the changes. However, she hopes there is some area for retail in the plan so that the multi-family has some source of shopping. Mr. Beechick stated if there is any type of convenience or support retail amenity that would make sense, there is that possibility on the ground floor of the office building. They cannot make a commitment that that would happen but they are open to it. The problem in their experience is that you have to have a certain amount of overall density to make it work. A building this size would be a push to have a convenience type of operation on the first floor that would stay in business long term. There are, however, convenience places at the Speedway gas station and a convenience store in Phase I of Riverwalk and another strip shopping center across on Milwaukee Avenue. Commissioner Khan asked what the status of the approval necessary for FEMA. Mr. Loftus stated the application is through the public notice period with the DNR and the initial comments were that they should be able to send that on to FEMA now. Commissioner Khan pointed out that getting permission to build something in the flood plain is another process and will be necessary for the bike paths. Mr. Loftus stated they would anticipate building the bike path in conjunction with the final grading and planting of the stormwater management facility which will all be covered under one permit for construction in the floodway. Commissioner Khan asked if the existing water main in this area could serve a development of this magnitude. Mr. Loftus stated they have not done a model for this specific development but if the Village Engineer deems it necessary they can do so. They have put in a 12-inch water main up future Riverwalk Drive and back and it runs through Phase I and 11, which supports the fire protection systems. They feel confident the water system can provide service to this development. Commissioner Khan stated he would like to have someone looking at the water distribution system here. Mr. Loftus noted it was looked at originally as it was proposed for office building originally. Both the sanitary sewer and water system that were constructed were constructed with the development of this property in mind. Commissioner Khan asked who would ultimately own the water and sewer lines on site. Mr. Loftus stated the sanitary sewer would be a Village sewer. The water main will be looped so any of the looped sections of the water main and any fire hydrant leads would be the Village system. The private services to the individual buildings are typically the cut off point. Commissioner Stark asked if over time any of the flood plain/detention storage areas erode and lose their effectiveness to drain back into the river. Mr. Loftus stated the flood plain of the river itself over time tends to cut different paths. This is not the conveyance portion of the Des Plaines River floodway. The section on this parcel is really a storage component of the floodway and flood plain and is more stable. Commissioner Stark asked if the parking garage, which is going to 4 stories and a smaller footprint would have the same number of parking spaces. Mr. Beechick stated it would be a larger footprint. Commissioner Teplinsky noted he likes the new design. He asked how the entrance and exit to the parking lot over Riverwalk Drive would impact traffic. Mr. Werthmann noted it should improve the traffic issue at that point. On the old plan the garage emptied out onto Riverwalk North. Now more of the traffic comes out further back and should improve the situation and eliminate some of the backups they would have on North Riverwalk. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 8:25 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair