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1981-12-09 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Final Plat - Chatham Subdivision, Unit No. 2 Buffalo Grove Plaza II December 9, 1981 Chairman Shields called the Special Meeting to order in the Pt*blic: Service Canter, 51 Raupp Boulevard, Buffalo Grove at 7.34 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon (arrived at 8:25 P.M. ) Mr. Davis Mrs. Reid Mr. Glover (arrived at 8:30 P.M. ) Mrs. Kaszubowski Mr. Krug Commissioners Absent: Mr. Button Also Present: Mr. J. Mastandrea, Developer, Chatham Subdivision Mr. K. Tucker, Developer, Buffalo Grove Plaza Mr. H. Eisenberg, Developer, Buffalo Grove Plaza Mr. M. Gitlitz, Attorney, Buffalo Grove Plaza Mr. Howland, Owner, Henderson Property Mr. J. Schudt, Engineer, Buffalo Grove Plaza Mr. J. Lindgren, Traffic Analyst, Buffalo Grove Plaza Mr. R. Moses, Architect, Buffalo Grove Plaza Mr. M. Wehler, Landscape Architect, Buffalo Grove Plaza Mr. J. Marienthal, Village Trustee Mr. R. Kuenkler, Village Engineer Mrs. I. Park, Village Staff Planner APPROVAL OF MINUTES Commissioner Goldspiel moved approval of the November 18, 1981 Public Information Meeting and Regular Meeting Minutes with Commissioner Kaszubowski seconding. Page 2, paragraph 4 add "There would be 100 Jewel employees. " Page 5, Paragraph 1 change "up" to "north" and add after "10" "resulting in a larger setback from Lake Cook Road. " COMMITTEE AND LIAISON REPORTS Chairman Shields attended a special meeting for Commission Chairmen,on the Open Meetings Act. He distributed copies of the act to the Plan Commission. He stated that if there is a Special Meeting only the topics on the published agenda can be discussed. - 2 - Commissioner Kaszubowski attended the Village Board meeting on December 7, 1981. The Master Plan was tabled because of a dispute over whether a particular piece of property should be shown as multi-family or commercial. Commissioner Kaszubowski felt this item should be on the agenda of the next Plan Commission meeting so that their position can be reaffirmed on this parcel. Commissioner Goldspiel stated the Transportation Commission is preparing for the Nortran Board of Trustees meeting in Buffalo Grove tentatively scheduled for January 28, 1982. Commissioner Goldspiel was asked to represent the Village by President Clayton at a meeting of District 214 regarding school closings. Specific criteria have been developed. Buffalo Grove High School is the most expen- sive to operate in terms of heating and cooling. This is second on their list of criteria. Commissioner Davis talked to the superintendent of District 214 about taking Stevenson High School students. He felt the Plan Commission should recommend to District 125 that all students that live shouth of Route 85, in District 125, be sent to Buffalo Grove High School, in District 214. There is a precedent for this within the State of Illinois. The difference is District 214 has a higher tax rate than District 124. There is no reason that District 125 cannot pay on a per student basis until such time that they have found a way to accommodate all students within their district. It does not have to mean they will lose tax dollars for students south of Route 83. Commissioner Goldspiel suggested this topic be placed on the agenda for the next Plan Commission meeting. Commissioner Reid also suggested including the topic of elementary school closings. CHATHAM SUBDIVISION, UNIT NO. 2 In response to a question from Commissioner Goldspiel, Mr. Kuenkler stated that the Village does not have the capability to review the plat for closure. They do rely on the signature and seal of the land surveyor. Mr. Kvrnkler said that the staff had reviewed the plat and found it in order and outlot A will be deeded to the Park District later. In response to a question from Commissioner Davis, Mr. Mastandrea stated they will start construction as soon as the weather breaks in the spring of 1982. Commissioner Goldspiel moved to recommend approval of the final plat of subdivision for Chatham Subdivision, Unit No. 2 with Commissioner Kaszubowski seconding. Buffalo Grove Plan Commission Special Meeting December 9, 1981 f 1 - 3 - AYES: Commissioners Goldspiel, Davis, Reid, Kaszubowski, Krug NAYES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Glover, Button The motionpassed - 0. 5 BUFFALO GROVE PLAZA Mrs. Park stated all the concerns of the staff are outlined in Mr. Truesdell's memo to the Plan Commission of December 4, 1982 titled Buffalo Grove Plaza. Mr. Gitlitz stated that they were unable to purchase the Glauner property and therefore did not buy the Gerchefske property, therefore the plan the Commission is reviewing this evening is only on the Henderson property. Mr. Moses stated the plan encompases 6. 5 acres. The major constraint was to get the main entrance as far away from Route 83 as possible. It is in generally the same location as it was on the 10 acre plan. The Jewel/Osco will have an .expansion area which will be built with separate shops until the time it is needed. The entire Jewel/Osco building will be 7,200 square feet. They have provided 329 parking spaces. Mr. Moses then briefly continued explaining the plan. Mr. Lindgren pointed out that regarding the entrance off of Lake Cook Road the Traffic Analysis stated that at peak hours there are 90 inbound cars and 60 outbound cars. He did not perceive a problem with that. In response to a question from Commissioner Goldspiel, Mr. Lindgren stated that the reduced size of the plan would help to get the traffic signal on Route 83. The extra entrance/exit land was eliminated because of the parking requirements of the Village and the additional lane is not needed with this size development because there is to be a traffic signal. In response to a question from Commissioner Goldspiel, Mr. Gitlitz stated they had not worked out how the traffic signal would be paid for. The cost would be 70,000. In response to a question from Commissioner Reid, Mr. Moses stated the first row of parking off of the Lake Cook Road entrance would be outbound. In response to a question from Commissioner Kaszubowski, Mr. Lindgren stated they have taken several counts on Lake Cook Road during the week. The nature of the store is the reason they took a count on Saturday. Buffalo Grove Plan Commission Special Meeting December 9, 1981 • In response to a question from Commissioner Goldspiel, Mr. Lindgren stated that 100 Jewel/Osco employees will be parking at the outer ends of the isles along Route 83. • Mr. Moses then showed sketches of the plan for future development if the two parcels to the north can be acquired, an elevation of the food tore and a aerial photo of the site showing the relation of this plan to he surrounding and use. In response to a question from Commissioner Kaszubowski, Mr. Moses stated that some of the shops will be eliminated if the Jewel expands. Mr. Eisenberg stated that would be in about 8 or 10 years. 1 In response to a question from Commissioner Davis, Mr. Gitlitz stated that they will be able to finance this project. In response to a question from Commissioner Davis, Mr. Gitlitz stated that at this time the possibility of acquiring the property to the north does not look too hopeful. Commissioner Davis felt this is not the best use of this land. Commissioner Goldspiel felt this is an ideal location for this use. In response to a question from Commissioner Sheldon, Mr. Gitlitz stated that therevenues generated for the Village of Buffalo Grove from the 'j eieelloscaenrerthe same_ as would have been generated by a Jewel store in In response to a question from Commissioner Goldspiel, Mr. Eisenberg stated that the outbuildings will be brought back at another time for the Plan Commission's review. Trustee Marienthal stated that the Village Board does not want to see a fast food shop or a financial institution on the corner of Route 83 and Lake Cook Road. In response to a question from Commissioner Goldspiel, Mr. Eisenberg stated the entire building will be built including the expansion area for the Jewel. Until the expansion area is needed it will be small shops. Trustee Marienthal voiced his concern over the fact that the plan currently under review by the Plan Commission represented "substantial non-conformance" with the plan referred to them earlier by the Village Board. He felt that the Board would prefer that neither the staff nor the Plan Commission spend additional time reviewing this plan proposal when there was a chance that the Board might ultimately reject this project. Mr. Marienthal felt that in light of this possibility, the plan should be sent back to the Village Board for concept approval before continuing with the review process at the Plan Commission level. Mrs. Park stated stated that a preliminary engineering plan has been reviewed by the Village-Engineer. In_ addition, the staff has reviewed the plan. The staff feels this is a better plan than the previous plan. Buffalo Grove Plan Commission Regular Meeting December 9, 1981 - 5 - Mr. Tucker stated that Mr. Marienthal was the only Village Trustee that voted negatively on the previous plan. He did not feel Mr. Marienthal represented the feelings of the entire Board regarding this new P g Village plan. Commissioner Sheldon suggested that the Plan Commission Chairman inform the Village Board that the additional property was not acquired. Mr. Schudt then explained the engineering for the site. In response to a question from Commissioner Reid, Mr. Schudt stated that if the property to the north is developed it will require another detention basin which is not shown on this plan. In response to a question from Commissioner Kaszubowski, Mr. Kuenkler stated that from an engineering standpoint this plan is not a lot different from similar plans for this site. He does not have a problem regarding the stacking on Lake/Cook Road. He has not finished his review, but he will forward it to the Plan Commission upon completion. Mr. Eisenberg stated that their intention was to put a fast food facility in the outlot to the north. However, if the Village does not want that he would not put it in. Mr. Gitlitz stated that there would be no additional curb cuts necessary for a fast food facility at that location. There would not be any additional impact on the roadway system. Mr. Eisenberg stated that the problem of litter was almost nonexistent with fast food facilities. Most people either eat inside or take their purchases home. In response to a question from Commissioner Glover, Mr. Eisenberg stated that from an economic standpoint the saleability of two smaller parcels will generate more revenue and a higher volume per square foot. We are going to keep the amount of food to a minimum. Mr. Wehler then briefly presented the landscape plan. He stated that at the Lake Cook Road entrance there would be some pine trees with benches to give a pedestrain setting. He said that they did not put planters at the isle ends because of the problem of snow removal. Mr. Tucker stated that they had eliminated the plantings in the parking area because of two major problems 1) the size of the parking lot and 2) snow removal. Buffalo Grove Plan Commission Special Meeting December 9, 1981 - 6 - I Commissioner Goldspiel expressed his displeasure at the removal of plantings in the parking isles. Commissioner Glover felt that some delineation was necessary at the ends of the parking isles. He felt they could be made of concrete or some other material. Trees could survive there. Mr. Tucker suggested that they would bring in a design for the Plan Commission to review. In response to a question from Commissioner Glover, Mr. Gitlitz stated the storage of carts for the Jewel will be inside the store. In response to a question from Commissioner Goldspiel, Mr. Wehler stated that the people in the adjacent condominiums will see a stockade fence and trees. The back of the building will be brick. Mrs. Park stated that within the B-3 Zoning District there is a requirement that a written statement as to the type of businesses proposed be submitted. In -response to a question from Commissioner Goldspiel, Mr. Wehler stated that the 1.' deep detention area will be seeded in August. Commissioner Sheldon stated that when this petition was presented to the Village of Buffalo Grove there were two names on the petition. Now there is only one. It is a technicality that needs to be clarified. Mr. Gitlitz stated they would amend the petition. Commissioner Goldspiel stated that the plan distributed at the meeting tonight with an L shapped building was no longer under consideration. Mr. Gitlitz agreed. ADJOURNMENT Commissioner Kaszubowski moved adjournment with Commissioner Glover seconding. Chairman Shields adjourned the meeting at 10:15 P.M. Respectfully submitted, Kathleen Comer, Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Special Meeting December 9, 1981