2002-12-04 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 12/04/2002
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
December 4, 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
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.
Chairman Ottenheimer noted it was appropriate to hold both public hearings, as they are both the
same project and the same parcel
Commissioners present: Chairman Ottenheimer
Mr. Smith
Ms. Bocek
Ms. Kenski-Sroka
Mr. Teplinsky
Mr. Billiter
Mr. Stark
Commissioners absent: Mr. Samuels
Mr. Khan
Also present: Mr. Timothy Beechick, Hamilton Partners
Mr. Michael Werthmann, KLOA
Mr. Hubert Loftus, Cowhey Gudmundson Leder, Ltd.
Mr. Richard Mallory, The Brickman Group, Ltd.
Mr. David Olson, The Jenkins Group
Mr. William Raysa, Village Attorney
Ms. DeAnn Glover, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
Mr. Greg Summers, Associate Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Overall Site Plan dated November 18, 2002
Exhibit 2: Enlarged Site Plan for Riverwalk North dated November 18, 2002
Exhibit 3: Pedestrian Pathways dated November 18, 2002
Exhibit 4: Riverwalk North Alternative Site Plan, Multi-Family Option
Exhibit 5: Aerial Photo dated October 10, 2002
Exhibit 6: Landscape Plan dated December 2, 2002
Exhibit 7: Alignment Option at Milwaukee Avenue Multi-family Entry Drive dated
December 2, 2002
Exhibit 8: Section at Multi-family Entry Drive dated December 2, 2002
Exhibit 9: Open Space Comparison , undated
Exhibit 10: Preliminary Engineering Plan dated December 4, 2002
Exhibit 11: Tax Comparison dated December 4, 2002
Mr. Timothy Beechick stated they have re-submitted the plans with subtle changes. One of the
major issues they received from the Plan Commissioners was concern about how mixed-use
really works and the staging of this development. Consequently a major part of tonight's
proposal will be the two-plan approach they are submitting for consideration. The proposed plan
includes all the elements they had in the original proposal, which includes an 8-story office
building, 6-story hotel, 90 unit, six-story residential apartment dwelling unit and a restaurant.
The alternate plan they have prepared addresses the issue about staging and what happens if it
does not go quite this way.
Mr. Beechick stated the proposed site plan shows a five-story parking structure connected to a
12-story office building and a 7 story parking structure connected to an 11-story office building.
This building is 11 stories but is the same height due to higher ceiling heights on each floor. The
importance is the density issue with this initial phase. This plan still contains the same amount
of office space but also includes some alternative uses. The reason for these alternative uses is
the fact they feel that the hotel and restaurant would be strong amenities that would service the
proposed apartment complex as well as the existing office development as well as the new office
building they have proposed at this project. The apartment complex also is located in an area
that is a truly unique setting adjacent to the forest preserve with thousands of acres of property
overlooking the Des Plaines River. Because of its high end nature more than likely there will be
people that will rent apartments in this location and potentially work in the office environment.
There will also be interplay between hotel guests, apartment dwellers and office building
employees. Therefore, they see the nature of the project being something where each element of
the project serves the other element and hence the mixed use nature. When one thinks of mixed
use one thinks more of a town center approach with retail mixed with office and other alternative
uses. However, those locations are usually surrounded by residential development. This is a
very unique site and although they are mixed use they are located adjacent to the forest preserve
and a high end commercial development, along with a lot of commercial and retail strip zoning
along Milwaukee Avenue. He noted they are mixed use but in a unique location. The primary
driver of this plan is the location of the stormwater detention basin. It is a dry basin with a
specific function other than handling the stormwater detention. It also serves to handle overflow
from the Des Plaines River at unique circumstances. As a result the location, size and length of
the detention basin are very well engineered and must be where they are.
Mr. Beechick noted they have increased the amount of green space on the site. They have
removed one curb cut along North Riverwalk Drive and therefore created a larger area of
landscaping at the entry to the hotel and multi-family site. They have also increased the amount
of landscaping on the private drive that feeds down to the multi-family residential. In order to do
that they shifted the hotel site and multi-family site to the north. This means they have to
include some landscaped retaining walls in certain areas of the project.
Mr. Beechick noted the pedestrian paths and bikepaths have been upgraded and they have
incorporated additional sidewalk connections from the multi-family onto the trail system. They
have also included sidewalks that lead all the way out to Milwaukee Avenue from the project
along the edge of the proposed restaurant parking lot.
Mr. Beechick reviewed the proposed alternative site plan is in response to the concern by the
commissioners regarding a failure of execution of the project. This plan provides a second look
at the project if for some reason the office plan does not move forward. He stated they could put
another duplicate residential unit on the site. It has some shortcomings economically as taxes
would be less, but it does provide an alternative. However, they feel relatively optimistic that
they will execute the proposed plan. He suggested the Village Board consider this alternate plan
after five years of zoning approval if they are not able to commence with the development of the
office building. He noted it would be the option of the Board to determine if they want to wait
until the market heals or go with the alternative plan.
Mr. Beechick stated this site has elements that relate to retail and they have proven the location
to be a strong office site. The hotel would be a terrific amenity for the entire project and
surrounding area and the multi-family provides the necessary balance to offset the counterflow
traffic to make this project work.
Mr. Richard Mallory of The Brickman Group stated this plan is entirely rendered to show where
the green space really is. He noted the plan is substantial in sheer quantity. He stated that with
the room they now have, it offers flexibility in terms of the articulation and the alignment of
roadways and parking. It also now allows for a greater variety of landforms, groups of trees,
different species of trees, and serpentine walkways. Also with subtle manipulations of parking
they can bring the parking away from the building.
Mr. Beechick stated they did a green space calculation, which includes detention basins and
compared this plan to what was approved in 1990. Currently the proposed plan is 50.6 percent
of green space and the approved plan is 40.5 percent. He stated they have done a good job in
getting as much relief on the plan as possible, integrated within the different uses, given the
confined area they have to work with.
Mr. Hugh Loftus of Cowhey Gudmundson Leder, Ltd. reviewed the FEMA status, which relates
to the modification of the flood plain maps for the project. He noted it is moving slowly and
steadily forward. It has been through the DNR and it is being reviewed by FEMA now.
Mr. Loftus noted the memo to the Commission referenced the bikepath and its location.
Originally the bikepath at the north end was running along the north property line. Subsequent
to that they relocated it adjacent to the hotel parking lot and it was above the 100-year flood
plain. With the efforts to try to gain more green space in the main site, they have lost the plateau
north of the parking lot so they now propose to bring that bikepath back down, still on the south
end, but at an elevation which is just about at or just below the 10 year high water level of the
Des Plaines River.
Mr. Michael Werthmann of KLOA stated the parcel has already been approved for the same size
office building that they are proposing and the restaurant is just going to replace an existing
restaurant. As such, the only additional density to this area is the hotel and the multi-family
complex. The mixed use development helps to reduce the volume of traffic that is generated and
the type of traffic that is generated. Mixed-use development has a captive market effect in the
fact that it will generate multi-purpose trips. The apartment and hotel generate a reverse trip rate
or volume of traffic than that of the office. In the mornings the office generates a high volume of
inbound traffic and the multi-family and hotel is generating a high volume of outbound traffic.
They are not generating the same type of traffic. He noted the additional density is not that
significant? It is in the context of a multi-use development and all of the other improvements
that have taken place since the original development was approved must be taken into
consideration.
Mr. Werthmann stated the main intersection serving the site at Riverwalk Drive and Milwaukee
Avenue has sufficient reserve capacity to accommodate the traffic that will be generated by the
development. It will operate at the same level of service that it is operating at now with minimal
delay. The Milwaukee Avenue/Deerfield Road intersection is an existing problem. It is a
regional problem and will take more than one developer or one municipality to rectify the
situation. However, there are some circumstances that help reduce the impact on this
intersection. One is the fact that only 25 percent of the traffic generated by the development will
travel from the north through this intersection. As such, they project increasing the traffic at this
intersection by only 1-2 percent. Second, IDOT has a significant traffic signal system
improvement that will be implemented in 2003 along Milwaukee Avenue. This improvement
consists of the interconnection of the traffic signals from Riverwalk Drive all the way to Busch
Parkway. This system will become part of the existing system that extends from Wolf through
Riverwalk Drive. As part of this improvement all of the signals along here will be optimized by
retiming. This will result in greater progression of traffic. More importantly it will re-optimize
and make each of the signalized intersections operate more efficiently.
Mr. Werthmann noted Illinois 22 improvement through Lincolnshire will go through and
construction will start next year. Once this done capacity on Illinois 22 will be doubled
providing some relief to Deerfield Road and that intersection.
Mr. Werthmann further noted that the Village's traffic engineer has concurred with the findings
of this study and basically agreed with all of their findings. He recommended two improvements
to the plan, which they have implemented. One is the establishment of a channeled right in, right
out drive with a pork chop median. Secondly, they recommend some widening along Riverwalk
Drive to extend the left turn lanes and to provide two westbound lanes through the North
Riverwalk Drive intersection.
Mr. Beechick stated the revision to the access drive leading to the multi-family is something they
would definitely move forward with if the commission were comfortable with that approach. He
further noted the inclusion of letters from the school districts and noted they have had
discussions with them about this project. He noted they were informed about the revised
proposal, which includes the alternative plan option to additional multi-family. In this instance
and with the balance of what they are providing, they have both agreed to support the project
including the potential alternative plan option for additional multi-family. Secondly, the tax
impact of this plan is substantial. The plan that is currently approved has a total tax benefit to all
the taxing bodies combined of$375,000 annually compared to the proposed plan which would
bring in a total of$1,053,444 in tax revenue, of which the Village of Buffalo Grove would get a
direct annual benefit of$245,000. This is something that needs to be recognized.
Commissioner Billiter stated the project has not changed significantly from the way it was
before. There were two main considerations. The first is this is really an island approach with
four individual uses that are very isolated from one another. Secondly, the multi-family is buried
to the back part of this site. This is good in its relation to the forest preserve background. On the
other hand, it is very cut off from any other residences in the area. The problem would appear to
be the interrelationships of all the buildings with a totally vehicular orientation. Perhaps more
pedestrian walkways and paths would be better than relying solely on vehicular traffic. He noted
it is the relationship from the buildings to one another that is the major obstacle in this project.
Commissioner Bocek asked how this development would be a multi-use and not four individual
development. She also asked if the hotel would be the next phase in construction. She noted it
might be useful to put the hotel where the second multi-family building is on the alternate plan,
which would alleviate all the hotel traffic from cutting through the middle of the development
and then put the two multi-family buildings together for a more cohesive development.
Mr. Beechick stated they did give that some thought. One of the things is the integration of the
hotel site to the restaurant and the other retail along Milwaukee Avenue within walking distance
which makes it advantageous to keep the hotel where it is so that there is that much more
cohesiveness with those two elements of the mixed use plan.
Commissioner Bocek asked what happens if the hotel falls through.
Mr. Beechick stated they are bound by that particular parcel according to the proposed
mixed-use zoning ordinance to keep that site for hotel use.
Commissioner Bocek noted that part of the pedestrian walkway is in the flood plain and asked
how many days that will be under water.
Mr. Loftus noted the walkway within the detention area at the north end is at about the 10-year
high water level of the Des Plaines River, which is about 7-8 feet above what the normal water
level is. If the pedestrian walkway or bikepath is flooded on this site about one foot, it will be
about 4-5 feet under water on the forest preserve. In a 10 year storm he would anticipate there
would be flooding at less than a foot for about a day or two before receding.
Commissioner Bocek asked what makes this a multi-use development versus four individual
parcels.
Mr. Beechick stated it is four individual parcels in a sense. By bringing in the restaurant site and
by establishing lodging on the site you are helping the office market at this development. Then
by bringing in the multi-family use as an additional supplement to provide the necessary
counterflow traffic you are completing the multi-use function. You have a unique opportunity to
have these different uses feed off of one another. What they are trying to do is create a plan that
is driven by what already works at the corner and then provide some amenities that can support
that and round out the development with multi-family that will help the counterflow traffic issue.
Commissioner Bocek noted there could be more cohesiveness or more multi-use scenario on the
alternate plan.
Mr. Beechick stated there is no question that whatever plan they come up with as an alternative
ultimately would be refined through the Plan Commission and the Village Board. What they
tried to accomplish with the alternate plan was just to show that it fit. It is merely a preliminary
plan for establishing of zoning use.
Commissioner Teplinsky asked what the residents in the apartment building would be looking at
to the south during whatever phase or process before another apartment building or office
building goes up.
Mr. Beechick they would agree to seeding and manicuring the area as a green field area.
Commissioner Teplinsky asked if going to the alternative plan would effect the viability of the
hotel.
Mr. Beechick stated no. He stated the hotel would not only rely on this project but on the entire
business and office market community surrounding it within a certain radius.
Commissioner Teplinsky asked if the traffic analysis has taken into effect development that is
currently going on along Milwaukee Avenue north of this site and north of Deerfield Road.
Mr. Werthman stated the analysis did not take into account specific developments. However,
they projected out for 5 years based on 1-percent background growth per year. They took the
existing volumes and multiplied that by 5 percent and added on the proposed traffic.
Chairman Ottenheimer recessed the public hearing until there is an opportunity for discussion at
the regular meeting in order to give some feedback to the petitioner.
The hearing was recessed at 9:00 p.m. and reconvened at 9:15 p.m.
Mr. Beechick stated he would like to make some comments and then it would be in their best
interests to come back at another time. He noted the only thing that makes this multi-use or
mixed-use is that it has a common access point off of Milwaukee Avenue for all of its traffic.
Once you are on the campus you can get from one building to another via the interconnected
roadway system. The only reason use that did not conform to the B-3 zoning district was the
apartment complex. The vast majority of this project conforms to the B-3 zoning district with
different types of uses that are allowable in the B-3 zoning district. He stated they will try to
find some subtle things they can do in increasing pedestrian linkage that will help tie some of
this together.
Commissioner Billiter stated the site acts like a college campus and that is the character of the
site. On this site the campus is in the middle with the parking around the perimeter.
Chairman Ottenheimer stated the public hearings would not be closed in order for the
Commission to discuss various issues and procedural alternatives in the Regular Meeting.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair
Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 12/04/2002
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
December 4, 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
Prestige Leasing, 313 Dundee Road and 936 Betty Drive,
Rezoning to the B-4 District and approval of a
Preliminary Plan—Workshop #3
Chairman Ottenheimer called the meeting to order at 9:25 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Ottenheimer
Mr. Smith
Ms. Bocek
Ms. Kenski-Sroka
Mr. Teplinsky
Mr. Billiter
Mr. Stark
Commissioners absent: Mr. Samuels
Mr. Khan
Also present: Mr. John Schiess, Metropolis Architects/Builders
Mr. Jamil Bou-Saab, Terra Engineering, Ltd.
Ms. Josephine Bellalta, Altamanu
Mr. Timothy Beechick, Hamilton Partners
Mr. Hubert Loftus, Cowhey Gudmundson Leder, Ltd.
Mr. David Olson, The Jenkins Group
Mr. Michael Werthmann, KLOA
Mr. Richard Mallory, The Brickman Group, Ltd.
Mr. William Raysa, Village Attorney
Ms. DeAnn Glover, Village Trustee
Mr. Robert Pfeil, Village Planner
Mr. Greg Summers, Associate Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Smith, seconded by Commissioner Billiter to approve the minutes of
the public hearing of October 16, 2002. All Commissioners were in favor of the motion and the
motion passed unanimously with Commissioners Teplinsky and Stark abstaining.
Moved by Commissioner Kenski-Sroka, seconded by Commissioner Bocek to approve the
minutes of the second public hearing of October 16, 2002. All Commissioners were in favor of
the motion and the motion passed unanimously with Commissioners Teplinsky and Stark
abstaining.
Moved by Commissioner Billiter, seconded by Commissioner Smith to approve the minutes of
the regular meeting of October 16, 2002. All Commissioners were in favor of the motion and the
motion passed unanimously with Commissioners Teplinsky and Stark abstaining.
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 Commissioner Kenski-Sroka, seconded by Commissioner Smith to recommend
approval of the Riverwalk North projects as outlined on the agenda for purposes of discussion.
Commissioner Kenski-Sroka stated she is not against the buildings at all but they seem to be
dropped in the middle of a parking lot with no relationship. Buildings are disjoined and have no
relationships. She is still concerned about the density of the project and she is not convinced
there is the right mixture here. She noted she would like to see some kind of other uses married
into the whole project and therefore cannot approve the project as is.
Commissioner Teplinsky stated there really does seem to be a need for some transition in order
to make this a true mixed use. He stated he would like to see some sort of cohesive transition
among all of the parcels.
Chairman Ottenheimer stated there is no dispute about the quality and reputation of Hamilton
Partners. He stated he sees this as a multi-use rather than a mixed-use. A mixed use blends
together. There is no problem with the types of uses proposed for this parcel. Something is
needed to tie all the uses together with some kind of ancillary services and uses.
Commissioner Kenski-Sroka moved to table the Riverwalk North matter to give the petitioner an
opportunity to address the planning issues raised by the Commission.
Commissioner Billiter seconded the motion and it passed unanimously.
Chairman Ottenheimer indicated that the public hearings would be continued to December 18,
2002 at 7:30 PM in the Council Chambers, Village Hall, 50 Raupp Boulevard.
PRESTIGE LEASING, 313 DUNDEE ROAD AND 936 BETTY DRIVE, REZONING TO THE
B-4 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN—WORKSHOP#3
Mr. Schiess stated they have submitted amendments to their earlier application. They were
asked to look at the design of the building. The previous design had a rectilinear building with a
hard corner. This was reflective of an earlier design they had submitted which had a curve
addressing the general nature of that corner and the orientation they were favoring toward the
northwest. He stated they have re-incorporated that idea into their design. The components of
the building remain the same but they have just incorporated that corner. They have also
reduced the grasscrete along the front in response to one of the Commissioner's concerns about
having too many cars parked in the front. They have also relocated the driveway from Betty
Drive to Golfview Terrace. They located it in such a fashion as to minimize the disruption to the
detention pond there. He noted they were asked by staff to consider aligning the two driveways
at the detention pond. However, they feel it is a much better solution not to align them as it will
minimize the disruption to the detention pond and it also places it farther away from the
intersection thereby not disrupting any traffic along the corridor. He further noted another
design change incorporated since the last workshop is the driveway onto Golfview Terrace.
They have made that a restricted right turn in and right turn out only. They were also asked to
consider extending the proposed fence along the south property line to the east property to shield
the view. They have considered taking into account police security so the fence allows site lines
in various spots.
Mr. Schiess noted they were asked to look at the view from the neighbors' driveway and he
showed the view from 3340 Betty Drive looking northwest toward the building with the
proposed trees. From 3409 Betty Drive to the east and slightly south toward the property, you
can see the neighboring building and the proposed facility with either existing trees or new
plantings and the fence.
Mr. Schiess reviewed their responses to questions and issues raised at the previous workshop
meeting. He noted there was a concern that the second driveway from Prestige if placed on
Golfview Terrace would be blocked by cars that backup from the intersection of Golfview
Terrace and Dundee Road. He noted that placing the driveway on Golfview Terrace takes that
into account and the traffic report shows that the traffic generation would have a nominal impact
and thereby cars that backup would not prohibit a right turn out of the facility.
Mr. Schiess noted there was a concern about the turning radii for trucks and the design of the
driveways. The engineer has looked at that and grafted the pattern the trucks would take on the
property to show they have provided for adequate ingress and egress. There was also a concern
about the angle of approach of the driveway from Dundee Road. The concern was that these
trucks ride so low to the pavement that if they go up the steep slope they would continue to mar
and scrape along the pavement. Terra Engineering has calculated that the slope based on the
grade elevations would be no more than 5 percent where the recommended is actually 8 percent.
He noted that Commissioner Samuels recommended the exit onto Golfview Terrace have a
restricted right in, right out and they have now done so. There was concern about parking lot
lights being on all the time and they will work with the police department to provide just enough
adequate lighting for security. There was also concern about the light diffusion from the
neighbors. He stated they have looked at that issue and determined with their photometric study
shows that all of the light diffusion will remain on the property and will not spill over. He stated
they were asked to look at the setback on Dundee and stated they believe the setback they are
showing is allowed by the zoning ordinance. With regard to parking of delivery trucks, they
submit that any trucks making deliveries to Prestige will not park on public streets. All staging
operations will be done on Prestige property. There was also some concern about devaluation of
properties. He stated they believe the development of this property will not have a detrimental
effect on property values. The proposed development is in keeping with the character of other
properties along Dundee. The setbacks and easements are adhered to. The height and area
limitations are not exceeded and they are, in fact, well below the allowed FAR for the property.
Another development within the current zoning could propose a much larger building. The
materials used for the building are attractive, long lasting, well designed and in keeping with the
materials on other properties along Dundee Road. Further, the design facility, its location
relative to neighbors' properties and the extensive landscaping buffers incorporated into the
design, minimizes the impact of this proposed facility. He noted there had been a question about
whether Prestige would sell new or used cars and states that Prestige would sell both. He noted
the concern about test-drives and stated Prestige would do everything reasonable to control the
test drives on neighborhood roads. He further stated they do not believe this facility will create
any more noise than a typical business. There will be no outdoor activities other than the
movement of cars, which is typical in a parking lot whether it is a bank or office building. There
will be no public address system or music piped to the outside.
Mr. Schiess noted the questions keeps coming up as to whether Prestige has considered alternate
sites. He stated they have considered quite a few other sites and this site fits the operations and
the goals of Prestige best. He stated the owners of Prestige had quite a few conversations with
the owners of the old Dominicks property. It was a facility designed for a food retailer and not
as an auto showroom and because of that there was a great deal of square footage that could not
be used by them. Furthermore the retrofit of the existing building would be such that it would
not be feasible. There was also a question about IDOT's position on the restrictions on
driveways. In preliminary talks they have not filed for an IDOT permit, as it is very premature
to do so and that is the point where IDOT actually raises any concerns. However, preliminary
reviews seem to indicate the driveway will meet IDOT's approval. He further noted only minor
auto repairs and tune-ups will be performed. He also noted there will be no off hour deliveries
as there would not be anyone there to receive the cars.
Mr. Schiess responded to the question about what protection there was for the subdivision of the
parcel once rezoned, by stating it is a question for the Board. If the rezoning is approved and if
the parcel needs to be sub-divided or some subsequent owner requests for it to be sub-divided,
they would need to come before the Plan Commission and the Village board. Mr. Schiess stated
that cars are disposed of by being removed from the lot via a flatbed tow truck and either sold at
auction or traded.
Mr. Bou-Saab stated they looked at the full access from the property onto Golfview Terrace and
noted the detention has been designed with a high water elevation and other utilities. They
thought it would not be a good idea to align the driveways there because to do so they would
lose some of the detention volume that exists in the pond and they would have to compensate for
that. Secondly they would increase the length of the driveway which means they would have
more impervious area to deal with.
Mr. Bou-Saab responded to the memo from Troy Shannon regarding the access for fire
department trucks. He noted they provided a simulation of the truck access onto the site from
both Dundee and Golfview. He further noted the fire department requested a fire lane and access
to the hydrant within 100 feet from the building connection. This has now been addressed. He
further noted the fire department asked what is going on with the pipes for the underground
detention. He stated the pipes are reinforced concrete pipes, class III that can sustain a heavy
load with only two feet of cover on them. In this case there will be three feet of cover.
Ms. Josephine Bellalta stated the original plan showed a 6 foot high solid wood fence along the
south side of the property which has now been added along the east side on Betty Drive. There
have been some changes to the landscape. Previously they had a single of row of trees with a
hedge. They have taken the tree line and the hedge line and broken it up so that it is not just a
straight line. It now has more variety on both sides of the fence. She noted there have been no
more trees slated for removal as they have merely shifted the ones they intend to plant. Because
of the new shape of the curved building they have managed to save one more tree on the corner.
Mr. Schiess stated they were asked to look at the westernmost overhead door which is a door that
allows them to bring vehicles in for washing and prepping thereby taking up as little space as
possible. The door is important to their operations and they would like to paint it a color that
blends in better with the brick color so it will not call attention to itself. Mr. Summers also asked
that they look at the east elevation and the difference in the treatment of the doors between the
west elevation and the east elevation. They have provided an awning on the door, which will be
a secondary customer entrance point. They have not provided such an awning on the other door
and the reason is that they saw this side of the building more of a service area and the fire
department has asked them to actually create a fire lane there. They actually back up to a
neighbor on the east and did not feel they wanted to highlight the area.
Mr. Schiess stated they were asked to look at the relationship between the windows shown on an
elevation and the plan as shown. They do not match up on the overhead but will do so before
they build.
Commissioner Kenski-Sroka stated she likes the curved wall much better. There has been
substantial improvement with the elimination of the access on Betty Drive and the rationale of
the misalignment on Golfview Terrace and the landscaping is very nice. However, she cannot
see a 40-foot truck making its way around the site and that is her only concern with the project at
this point.
Mr. Bou-Saab stated he is very confident of the scale used in the simulation for truck maneuvers.
Commissioner Bocek stated approximately 168 cars coming in and out at this intersection seems
to be very significant instead of the minimal as suggested.
Commissioner Bocek asked if they have looked into acquiring the existing commercial building
to the east.
Mr. Schiess stated the owner has noted the property is not for sale.
Commissioner Bocek asked if it would be possible for a visual display of the impact of the
removal of trees on the western edge of the property.
Ms. Bellalta stated the tree line that is there now will have about 11 large trees left on the site
and will provide some thickness there. They have also left and added quite a few trees on their
property. They have taken out only anything that is weedy and will begin to become
maintenance issues on the site. What is left will still be essentially a screen for the building. It
won't be a solid screen as is now but it will be partial.
Commissioner Teplinsky asked if there are restrictions in place at Prestige's current facility as to
where customers can test-drive cars.
Mr. Schiess stated there are no restrictions, although most test drives are done on Waukegan
Road.
Commissioner Teplinsky asked what Prestige has in mind to stop test drives in the
neighborhood. What exactly does "reasonable control" mean.
Mr. Schiess stated "reasonable control" means there is a sales person along on the test drive.
They will direct the customer to certain roads. Also customers would be advised that residential
roads are off limits.
Commissioner Teplinsky asked if Prestige could guarantee there would be loading and unloading
only on site.
Mr. Schiess stated yes.
Commissioner Billiter asked what percentage of time would cars be parked on the grasscrete.
Mr. Schiess stated only during business hours.
Commissioner Billiter asked how the grasscrete would be maintained.
Ms. Bellalta stated they would be using shade tolerant lawns as long as they get 4 hours of
sunlight during the day. If cars are shifted off and on so they are not parked in the exact same
spot all the time.
Commissioner Billiter asked what enforcement the Village has to prevent bad looking lawns.
Mr. Pfeil stated it would initially be part of the approved landscaping plan so there would have to
be some understanding of what the exact intent is for maintenance. It would then have to be
monitored by Village Forester and the Building and Zoning Department to discuss any problems
that may occur. In the event that voluntary compliance is not achieved, additional enforcement
action would be taken to ensure adequate maintenance.
Mr. Schiess stated you could think of the Village's enforcement as a safety net. He commented
that it is not in Prestige's best interests to show even minor disrepair in the building and
surroundings since the business is focused on the sale of upscale automobiles.
Commissioner Billiter asked where all the water from the parking lots goes.
Mr. Bou-Saab stated they are storing for a 100-storm event. There are catch basins and the main
line comes in and there is a restrictor value. Whatever is allowable to release drains into the
54-inch stormsewer system on the IDOT right-of-way on Dundee Road.
Commissioner Smith stated he has not liked this use from day one and he still does not like the
use here. Test-drives and truck deliveries do not fit in here and the benefits do not outweigh the
negatives of this property. This does not blend in with the community at all.
Mr. Gerald Scott, 508 Parkview Terrace, the residents are opposed to this variation of use due to
the fact there are three condo units and two commercial uses using this access. He asked if the
Village could have an ordinance prohibiting the parking of delivery trucks on Golfview Terrace.
Also how will trucks exit the property onto Dundee Road as they can only turn around by going
through the subdivision, which is on big cul-de-sac. He further asked why the proposed project
appears to stick out from the adjacent property to the east. Lastly, he noted the grass on the
north side of the building would not work, as the north side sees no sun.
Ms. Ruth Reynolds, 357 Parkview Terrace, noted that the gravel trucks now being used in the
construction of the 11 new townhomes use up the entire street and she wonders how a flatbed
will make it through on the street delivering cars. She further noted there has been a great deal
of new construction in this subdivision and traffic is bad and will be a nightmare with even more
traffic. She asked what kind of white building material is being used for the proposed building.
She also noted that overnight lighting disturbs her greatly and wonders what it will look like
from the back of the new townhomes.
Ms. Sharon Sims, Remax Suburban, 1808 Arlington Heights Road, stated that no matter how
beautiful this building will be it will hurt the value of the homes in this area.
Ms. Maya Anderson, 3211 Betty Drive, stated it is inevitable for this parcel to change and she
encourages the commission to take the time and find an appropriate proposal and solution for
this site.
In response to the questions asked by the public, Mr. Schiess stated they have repeatedly noted
there will be no trucks parked on either Golfview Terrace, Dundee or Betty Drive. The last
place one of these trucks would turn is south into the neighborhood. A truck driver would seek
the nearest road to get back to Dundee. The setback onto Dundee is allowed under the ordinance
and he stated he would actually site the chapter of the zoning ordinance that allows it at the next
meeting.
Mr. Schiess noted that all of the different uses under construction on the east side of Golfview
were taken into account in the traffic analysis and the numbers have been provided. He did,
however, noted he will have to check out the drives coming too close to the back yards of the
new townhomes. He noted they are willing to work with the police department regarding
leaving on only the amount of lights required for adequate safety. He noted the white material
proposed for the building is pre-finished aluminum panels that will wear very well.
Mr. Schiess stated he would like to see a substantiation of the realtor's statements on
homeowner's values.
In summary Mr. Schiess stated the use, while not specifically mentioned in the Master Plan for
this location is a compatible use. The design, materials, setbacks, and height all support their
contention that this is a compatible use with the Master Plan. Secondly, the design is consistent
with the character of buildings along Dundee Road. This building may actually assist in
bringing up the level of design along Dundee Road. The design employs certain elements of
fencing and landscaping so as to be a good neighbor. He noted they have a reduced FAR and
lastly, this is a viable business that will generate tax revenues to the Village of Buffalo Grove as
it does in Glenview now in the amount of approximately $100,000. He noted that in a time when
many villages are having to tighten their belts, the Village should support a zoning change,
which will have such a positive effect.
The Commission agreed that the next step for the petitioner is a public hearing.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting is scheduled for December 18, 2002.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Teplinsky, seconded by Commissioner Kenski-Sroka and carried
unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 10:55 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair