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1981-04-01 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Business Park • April 1, 1981 Chairman Shields called the Public Hearing to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:32 P.M Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Shifrin - arrived at 8:00 P.M. Mr. Glover Mrs. Reid III Mrs. Kaszubowski Commissioners Absent: Mr. Button Mr. Davis Also Present: Mr. R. Lunt, Developer, Buffalo Grove Business Park Mr. C. Fiorito, Developer, Buffalo Grove Business Park Mr. R. Gudmundson, Engineer, Buffalo Grove Business Park Mr. K. Prins low, Landscape Architect, Buffalo Grove Bus. Pk. Mr. B. Harris, Local Developer Mr. Schweinebraten, Resident, Buffalo Grove Mrs. P. Melp, Resident, Buffalo Grove Mrs. C. Rogers, District 96 Mr. J. Marienthal, Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Shields read the notice of the Public Hearing as published in the local newspaper. He then swore in Messrs. Fiorito, Lunt, Prinslow and Gudmundson. Mr. Lunt gave Chairman Shields the returned receipts of the notices that were mailed to the residents living within 250' of this site. Mr. Lunt then introduced himself and explained his association with Mr. Fiorito regarding this piece of property. He went through his preliminary plan which included renderings of the office buildings he had built elsewhere. Mr. Truesdell stated that he had received a call from Long Grove's Village Manager who said that he felt this is an appropriate location to use the 100' scenic setback. - 2 - Mr. Fiorito then explained the commercial section. He stated that his center will compliment the office portion. The shopping center will be a neighborhood center of residential quality similar to the one located in Glenview at Waukegan and Lake Street. Mr. Lunt stated he would like to start the and 3 story office buildings on Lake-Cook Road this season Connie Rogers wanted to thank the Plan Commission for encouraging commercial development in District 96. Mr. Harris asked to see a rendering of the 3 story building which Mr. Lunt did not have with him. Mr. Harris asked why the building was of contemporary design. rather than colonial. Mr. Lunt stated it was a matter of personal preference. Mr. Harris is very concerned that this will not fit in with his office building across the street. He then distributed a sketch of his building in relation to Mr. Lunt's building. He felt Mr. Lunt's building of 3 stories should be set back further. Mr. Lunt stated that these comments had been addressed at previous Plan • Commission meetings. He felt that with the slope in the land his building would not be higher than Mr. Harris's building. Mr. Lunt stated that his building's setback has to meet Buffalo Grove's ordinance and he has to live by that setback. He then explained the reasons for the building's present location. Mr. Schweinebraten, who lives on Lake Cook Road just to the east of Mr. Harris's property, stated he was in total agreement with Mr. Harris. He felt that Mr. Harris's building blended in with what is existing and is pleasing to the eye. Mrs. Melp also agreed with Mr. Schweinebraten. Mr. Truesdell stated that after a period of time, if this property remains • undeveloped, it will revert back to the original zoning. The service drive behind the commercial area on the north side feeds off the drive on Arlington Heights Road. If that would revert back and is developed multi-family, how would you handle that? Mr. Lunt - With what I would hope to build here first, that would not be required. When Mr. Fiorito starts his building, I am obligated by a partner- ship agreement to put that road in. Even if it did revert back that would be existing at that time and the development would have to work with the existing situation. II, Buffalo Grove Plan Commission Public Hearing April 1, 1981 - 3 Mr. Truesdell - You mentioned in the design of the commercial and office you are in agreement to some type of breakage between the buildings so that people will be able to walk back and forth. Mr. Fiorito - We would want to encourage the movement of people from within the office into the shopping center. Mr. Schweinebraten asked Mr. Lunt if the green area on the south side of the 3 story office building indicates that he was going to plant grass. Mr. Lunt stated that there will be berming along that section. In answer to a question from Mr. Schweinebraten Mr. Lunt stated that the dumpsters will be shielded from view. Mr. Marienthal - Regarding your main road, you do not show that as a de- dicated road. Would that be a private road? Mr. Lunt - Yes. Mr. Marienthal - Regarding that road, at previous meetings we discussed narrowing it from 35' back to back to make up the difference so that you did not need a variance on the north of your property. It is not reflected on this plan. Mr. Lunt - That should be reflected if it is not. It was to be cut back to 30' and the other 5' was to accrue to the north of the property. Mr. Truesdell - The drive was originally 40' and was reduced to 35' and increased the distance on the back of the property. On the landscaping plan the berm on the north end of the site should be carried through on the east end of the site because that is future residential. The bike path will not come all the way down. Mr. Harris asked where the sewer was going to be located. Mr. Gudmundson then explained the sewer system. Commissioner Goldspiel - Regarding sewer and water, you were indefinite. You said that you will leave as much capacity as you could for the surround- ing developments. Mr. Gudmundson - We are working on that with your engineering department now. It will not be a capacity problem as such. We will physically lay it as low as it can get. Mr. Kuenkler - We feel we can service all the remaining property in Lake County. Buffalo Grove Plan Commission Public Hearing April 1, 1981 - 4 - Commissioner Goldspiel - The property immediately to the north, there were concerns about constraints of water capacity, particularly off-site, are there problems here with that? Mr. Kuenkler - There is enough water capacity to service the property on the north and west. Mr. Gudmundson in answer to a question from Commission Goldspiel stated that the detention area is intended to be dry rather than wet. Commissioner Goldspiel - Regarding the architectual incompatibility that Mr. Harris mentioned, you said that this would visually be the bottom 3 stories of the building on Route 53. I like the location of the building along the road, however you have to move that back another 4+'. Could you do something to make that more compatible with the building across the street? Mr. Lunt - I feel that is a matter of taste and design. The market has accepted my type of building. I feel that there is room for variety. Colonial is not the type of building that I would care to design. I believe what we do will be compatible with the area. Commissioner Goldspiel - Regarding the restaurant in the shopping center, are you planning to have grass on both sides of the building? Mr. Fiorito - Not only grass but berming. Commissioner Glover - I have a concern regarding the 20' variance if we increase the building from 3 stories. Commissioner Glover asked the location of the service doors which Mr. Lunt pointed out on the drawing. He explained the loading doors are all ground level. Commissioner Glover did not like the idea of a stockade fence. Mr. Truesdell,in answer to a question from Commissioner_Glover, stated the bike path would only come down to the southern end of the golf course. . Harris took excepti9n to the garage doors shich would be all along the back of each single story building. Mr. Truesdell stated that under the 0/R district you are allowed that type of use under the special use of the PUD. Commissioner Goldspiel was concerned about the building next to the golf course with the 30' as to the 35'. He did not see why we should treat a golf course any different than privately owned land. Buffalo Grove Plan Commission Public Hearing April 1, 1981 - 5 - Mr. Prinslow stated that the reason for the landscaping was to give a screen- ing ing effect and that there was plenty of room to get the screening as well as the bike path. Commissioner Sheldon asked what the setback of the building along Arlington Heights Road was. Mr. Lunt stated it was 100' and that it will comply with whatever is required. Mr. Truesdell - Under the B 2 district it is required to have 25' of land- scaped area which can be decreased 1' for every 3' the building is setback not to be anything less than 12'. Commissioner Sheldon - I have concern about this being compatible with the existing buildings. Commissioner Shifrin moved to close the Public Hearing with Commissioner Kaszubowski seconding. Chairman Shields closed the Public Hearing at 8:53 P.M. Respectfully submitted, Kathleen Comer APPROVED BY: Recording Secretary '�C� Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing April 1, 1981 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Business Park Steepleview Plaza April 1, 1981 Chairman Shields called the Regular Meeting to order in the Municipal Build- L/ ing, 50 Raupp Boulevard, Buffalo Grove at 9:05 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Shifrin Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mr. Button Mr. Davis Also Present: Mr. R. Lunt, Developer, Buffalo Grove Business Park Mr. C. Fiorito, Developer, Buffalo Grove Business Park Mr. R. Gudmundson, Engineer, Buffalo Grove Business Park Mr. K. Prinslow, Landscape Architect, Buffalo Grove Bus. Pk. Mr. D. Miller, Traffic Analyst, Steepleview Plaza Mr. J. Holland, Investor, Steepleview Plaza Mr. A. Putrenieks, Investor, Steepleview Plaza Mr. J. Marienthal, Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Commissioner Goldspiel moved approval of the March 11, 1981 Public Hearing • minutes with Commissioner Glover seconding. Approval was unanimous. Commissioner Goldspiel moved approval of the March 11, 1981 Regular Meeting minutes with Commissioner Kaszubowski seconding. Page 3, paragraph 10, change Goldspiel to Glover; page 8, paragraph 1 change effect to affect. Approval was unanimous. v Commissioner Goldspiel moved approval of the March 18, 1981 Public Hearing minutes with Commissioner Glover seconding. Approval was unanimous. Commissioner Reid moved approval of the March 18, 1981 Regular Meeting minutes with Commissioner Sheldon seconding. Page 2, paragraph 7 change Goldspiel to Glover; Page 5, paragraph 7 change Ottis to Otis, Page 6, paragraph 4, change did to does, into to to and center after added after 1 shopping. Approval was unanimous. 1 - 2 - BUFFALO GROVE BUSINESS PARK Commissioner Goldspiel wanted input from the Commission regarding the architec- ture of the 3 story office building. Commissioner Shifrin felt that this was the duty of the Appearance Commission. Mr. Lunt stated that his time was limited. He had until June 1, 1981 or the property would revert back to the owner and wanted to get this question cleared up. The Plan Commission was polled as to whether they thought the proposal was compatible with the surrounding area. AYES: Commissioners Shifrin, Glover, Reid, Kaszubowski NAYES: Commissioner Goldspiel, Sheldon ABSTAIN: None ABSENT: Commissioners Button, Davis The poll was positive 5 - 1. Commissioner Shifrin - Regarding the rear, you are planning to berm and land- scape? Mr. Lunt - Yes. Commissioner Sheldon - What is the variance Mr. Lunt is asking for? Mr. Truesdell - The O/R district requires 30'. He is asking for a 10' departure. II' Commissioner Sheldon - When we discussed this previously we said you are looking north and you are looking down. We said that if there was proper berming and landscaping it would be no problem. I do not feel the 10' is a problem. Mr. Prinslow then explained the landscaping plan regarding the view from the second floor of the proposed Wynnedale development looking at this site. He also explained the view coming up Arlington Heights Road looking south. Mr. Lunt - Myfeelingon thegolf course is that we are trying to maximize n g the green space to the greatest number of people possible. The Plan Commission was polled as to whether they agreed to the variance to allow development within 35' of a R-4 district rather than 60'. Buffalo Grove Plan Commission Regular Meeting April 1, 1981 _ 3 _ AYES: Commissioners Sheldon, Shifrin, Glover, Reid, Kaszubowski NAVES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioners Button, Davis The poll was positive 5 - 0. The Plan Commission was polled as to whether they agreed to a variance for the need to allow a 20' setback rather than 30' and a berm rather than a stockade fence at the north and east property lines. AYES: Commissioners Sheldon, Shifrin, Reid, Kaszubowski NAYES: Commissioners Goldspiel, Glover ABSTAIN: None ABSENT: Commissioners Button, Davis The poll was positive 4 - 2. Commissioner Sheldon asked for an explanation of Mr. Kuenkler's memo regard- ing the easements. Mr. Kuenkler - There are no easements of record for the easements that are proposed. Commissioner Shifrin moved to recommend to the Village Board approval of the Buffalo Grove Business Park Preliminary Plan dated January 28, 1981, revised March 24, 1981 subject to: 1. Moving the 3 story building on Lake Cook Road back to 35' rather than 31'. 2. Locating the asphalt bike path from the Wynnedale development along the eastern edge of the parcel to the southern edge of the golf course. 3. Storm water easements final alignment of water and sewer service along the general lines indicated in Off-Site Sanitary Sewer Plan dated January 28, 1981. 4. Acquisition of the necessary easements for storm water management. 5. That the commercial portion will be returned to the Plan Commission for approval of final plans within the general outlines as described on the plan. Buffalo Grove Plan Commission Regular Meeting Ap ril 1, 1981 L _ - 4 - Mr. Raysa stated that under B 2 zoning a fast food restaurant could be developed on the site and asked if the Plan Commission wanted to tie that down. Mr. Fiorito - I will come back before the Plan Commission for approval of design. I would be very much opposed to restricting the B2 zoning. AYES: Commissioners Goldspiel, Sheldon, Shifrin, Glover, Reid, Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioner Button, Davis The motion passed 6 - 0. Commissioner Shifrin - When do you plan to break ground? Mr. Lunt - Subject to getting financing I would hope to break ground in August, 1981. STEEPLEVIEW PLAZA Mr. Truesdell - I believe the developer is agreeable to the points in my memo of March 27, 1981 to the Plan Commission titled Steepleview Plaza (Henderson Commercial). Tonight we would like to work out the details of the changes in the plan. Mr. Miller briefly explained the Traffic Impact Study. Commissioner Glover - How frequently should major access points be? Mr. Miller - In general the county likes to have signals one quarter of a mile which is about 1,300'. The next one there may be north of here depending on the development. We are looking at the possibility of 2 more before you get to Buffalo Grove Road along Route 83 coming from Lake Cook Road. Commissioner Goldspiel - The designof the financial facilitywith the employee mm P parking backing up on the stacking lane is totally unacceptable. Mr. Miller - I would turn it 90° so that you would form a "U". This needs to be worked out. In answer to a question from Commissioner Goldspiel,Mr. Putrenieks stated that outlots B and C are not specifically committed. This is what we think can be done there. We are interested in moving on the 3 story building site. The restaurant and the financial institution will be built according to the needs of the occupier. Buffalo Grove Plan Commission Regular Meeting April 1, 1981 - 5 - Commissioner Goldspiel - You mentioned stacking space, how much do you need on Lake Cook Road? Mr. Miller stated 100', about 5 cars. Commissioner Goldspiel - Why are we doing this as a roll over medium instead of a turn bay? Mr. Miller - We have to check the geometrics to see if we can do it as a turn bay. The county does not allow a separate turn lane unless it is a dedicated street. This is not a dedicated street. Commissioner Goldspiel - If you are going to build the office first, you are not putting in the drive on Route 83. Mr. Putrenieks - We would put in a sufficient temporary route at Route 83 until we know what the internal traffic would be. Commissioner Sheldon - I cannot approve this without knowing what you are going to do with Outlots B and C. Mr. Truesdell - When the Village Board referred this it was very much in favor of the restaurant. They definitely showed a desire to have that corner approved as a restaurant. The desire for a savings and loan was not as great. I would like to talk to the Village Attorney and Village Manager about this. One suggestion I can make is the possibility that the office circulation remain as shown and use could be designated for Outlots B and C subject to future site approval of the land. Commissioner Sheldon - If we are going to restrict Outlots B and C to a specific plan would that make it more difficult for you to interest someone in this site? Mr. Holland - Yes. After some discussion it was determined that Mr. Truesdell would review the poss- ibility of designating Outlots B, C and D as outlots and not specify a use for them. Chairman Shields - Why isn't there more green around the office building? Mr. Putrenieks - The greenery that exists is in compliance with the code. Commissioner Sheldon - You have more than the required parking for the office. Why: Mr. Putrenieks - We have found that after 4 or 5 years, contrary to public opinion, in the long haul you have a peak parking generation. New tenants move in with more parking needs. We would like to be in excess of the require- Buffalo Grove Plan Commission Regular Meeting April 1, 1981 II - 6 - ments. We feel we can better serve ourselves and the Village with more parking. Commissioner Goldspiel - Regarding Mr. Truesdell's memo of March 27, 1981 to the Plan Commission titled Steepleview Plaza (Henderson Commercial), when you come back to us with your plan you would have to be in compliance with the points raised in that memo. Commissioner Kaszubowski moved to recommend to the Village Board reappointment of Commissioners Goldspiel, Sheldon and Reid for 3 year terms to expire on April 30, 1984. Commissioner Glover seconded the motion. AYES: Commissioners Glover, Reid, Kaszubowski • NAYES: None ABSTAIN: Goldspiel, Sheldon, Shifrin ABSENT: Commissioners Button, Davis. The motion passed 6 - 0. Commissioner Kaszubowski recommended to the Village Board reappointment of Commissioner Shifrin for a one year term to expire on April 30, 1982. Commissioner Sheldon seconded the motion. AYES: Commissioners Glover, Reid, Kaszubowski NAYES: None ABSTAIN: Commissioner Shifrin, Goldspiel, Sheldon ABSENT: Commissioners Button, Davis The motion passed 5 - 0. FUTURE AGENDA After some discussion it was determined that there will be a Public Hearing for the Steepleview Plaza site on April 29, 1981. It was also determined that there would be a meeting on the Comprehensive Plan on April 22, 1981. ADJOURNMENT Commissioner Shifrin moved adjournment with Commissioner Glover seconding. Chairman Shields adjourned the meeting at 11:20 P.M. 1 Buffalo Grove Plan Commission Regular Meeting April 1, 1981 - 7 - Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: ---`Li L L C'/L -/i L t c c Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting April 1, 1981 Li