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1981-11-18 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Zoning Ordinance Review Article VII and Articles XII through XIX Buffalo Grove Plaza November 18, 1981 Chairman Shields called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:38 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Button Mrs. Reid Mrs. Kaszubowski - arrived at 7:56 P.M. Mr. Krug Commissioners Absent: Mr. Davis Mr. Glover Also Present: Mr. H. Eisenberg, Developer, Buffalo Grove Plaza Mr. M. Gitlitz, Developer, Buffalo Grove Plaza Mr. R. Moses, Architect, Buffalo Grove Plaza Mr. J. Lindgren, Traffic Analyst, Buffalo Grove Plaza Mr. T. Henderson, Land Owner Mr. T. Schwaurtz, Planner, Jewel/Osco Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Commissioner Button moved approval of the Regular Meeting minutes of October 21, 1981 subject to correction with Commissioner Sheldon seconding. Page 1, paragraph 5 change October 21, 1981 to September 16, 1981; Page 1, paragraph 8 after flood add plain ordinance for the new park on Lake Cook Road. The vote was unanimous. COMMITTEE AND LIAISON REPORTS Commissioner Reid attended the October 26, 1981 Village Board meeting at which the Village Board considered a development ordinance and reviewed a staff proposal for a comprehensive ordinance combining municipal subdivision regulations and the manual of practice . Commissioner Goldspiel attended a meeting on Monday, November 16, 1981 at Prospect High School at which closing a school in District 214 was discussed. District 214 has 8 schools. The board has projected to close o ie of the schools in the near future and another school in possibly 3 or 4 years. They met to go over what criteria they should use in making their decision. - 2 - At that meeting they received input from staff, student, parents, citizens and community groups. Each group represented each of the 8 high schools. Depending on what criteria is used, any one of the 8 schools could be closed. Buffalo Grove has one of those 8 in this community and Commissioner Goldspiel felt the Plan Commission should be concerned about this issue. Commissioner Kaszubowski reported that Commissioner Glover had attended the November 16, 1981 Village Board meeting at which the Open Meeting Act was discussed. The clerk is going to prepare a transcript of the attorney's view and it will be distributed to the various commissions. There are new operators for the golf course and it should be open soon. BUFFALO GROVE PLAZA Mr. Eisenberg stated that their plan encompasses approximately 10 acres at the north/east corner of Lake/Cook Road and Route 83. They have under contract approximately 6.5 acres of property which is presently owned by Mr. T. Henderson. Their plan includes approximately 3. 5 acres of property which is occupied by the Seidel Nursery and owned in a blind trust by Messrs, Harms and Glauner. They have a verbal agreement with those owners to ac- quire the property. They are in negotiations with a trust that owns approximately 1.3 acres (the Gerchefske property). They have an agreement in principle with the beneficiary of that trust. If those negotiations proceed they would include that piece of property in the development. They submitted the plan to the Village Board without having an agreement on this piece. Mr. Moses briefly explained the site plan. There is parking on this plan in the back for employees of the shops and the food/drug store. There would be 100 Jewel employees at one time. They conform with the zoning regarding the 12' buffer. Mr. Moses briefly answered the staff comments as submitted in a letter by Mr. J. Truesdell to the Plan Commission dated November 13, 1981 titled Buffalo Grove Plaza-Ken Tucker and Associates. They will provide 10 handi- capped parking spaces. They have noted loading zones on the plan. There are two more loading zones not noted on the plan located behind the Jewel. They have provided on site detention. The 4,000 square foot outlot will be planned as they get offers on them. The height of the food/drug store is now noted. They have stepped down the height of the buildings on the sides 20' to 18'. The pick up zone in front of the food store is defined at the Lake Cook Road entrance. Typical parking stalls are 9'wide by 19' long. The main entrance on Route 83 was 36'. They have brought it back to.3S'. The percentage of building cover is .24. There is an 8' bike path on Lake Cook Road. A 5' walkway is along Route 83. The lane improvements are a 12' deceleration lane on Route 83 and two 16' right-in and right out lanes on Lake/Cook Road. They have also noted the 50' right-of-way for Route 83. The food store requires 40' for unloading. If they add any more Buffalo Grove Plan Commission Regular Meeting November 18, 1981 - 3 - i green area it would create a problem for service for the food store. Regarding pedestrian traffic through the landscaped area to the shopping center from the Steepleview development, Mr. Eisenberg was concerned about the customers using that path. Some area could be left for a little path. They are trying to acquire the 1.3 acre Gerschefske property to solve the parking problem. However, the parking behind the center is employee parking and the developer saw no problem with it. In response to a question from Commissioner Goldspiel, Mr. Moses replied the trucks that come into the service area for the Jewel would come in through Lake/Cook Road. In response to a question from Commissioner Sheldon, Mr. Moses stated the Jewel building is 52' from its location to the property line and then another 75' until you reach the buildings on the Henderson property. In response to a question from Commissioner Reid, Mr. Henderson stated the Steepleview property is buffered from the bike path. Commissioner Sheldon brought up the point that employee parking could cause a security problem. Mr. Lindgren briefly reviewed the traffic analysis. He stated that they anticipate one of the outlots to be a drive-in facility and they have added the traffic that would generate into their study. In response to a question from Commissioner Krug, Mr. Lindgren replied that they do not have a restriction for the service entrance. The service vehicles will not be present during peak hours. They usually drop off in the morning hours. If a customer turns into the service area, they will only do it once. It will be inconvenient and the employee parking lot will be full. II In response to a question from Commissioner Kaszubowski regarding the motion of the Village Board's concern with the traffic pattern and a third driveway, Mr. Truesdell replied that they felt it would create another situation similar to Dundee Road. They felt that entrance should not be there. Mr. Lindgren stated they were concerned with the pork chop. They have an extremely wide island. They feel that it is appropriate the signing indicate that this is west bound Lake/Cook Road only. Mr. Lindgren feels it is very important to have the extra drive. In response to a question from Chairman Shields, Mr. Lindgren stated that the pork chop is 100' wide. It is 70' wider than the driveway itself. It will be concrete. Buffalo Grove Plan Commission Regular Meeting November 18, 1981 - 4 - Mr. Lindgren stated that a signal on Route 83 is within the commercial warrants in the State of Illinois. Under normal circumstances the State and County agencies have wanted to wait until warrants were needed. If the whole development goes in at one time they would suggest to these agencies the signal go in at the beginning. They see the volume of traffic generated from this center similar to that generated from the Buffalo Grove Mall. Commissioner Goldspiel stated there is a problem with the Buffalo Grove Mall now with cars getting hit coming out of the Arlington Heights Road exit. He felt this is almost exactly the same set up as the Mall. Mr. Lindgren stated the Buffal, Grove Mall drive is not restricted in terms of movement as it is here. In response to Commissioner Goldspiel's question of higher volume of traffic when Lake Cook Road is hooked up east and west through to Barrington, Mr. Lindgren replied that this plan will work with the additional traffic on Lake Cook Road. In response to a question of visability in the loading area from Commissioner Goldspiel, Mr. Noses responded that there is no problem. The speed of traffic in a loading/service area is very slow. In response to a question from Commissioner Goldspiel regarding the outlots, Mr. Moses replied that they have not planned those areas yet. They are waiting until they have tennants for them. In response to a question from Commissioner Goldspiel, Mr. Moses stated that the engineering on the detention has not been fully worked out but will be ready for the next meeting. In response to a question from Commissioner Sheldon, Mr. Eisenberg stated the center will be built all at one time. They hope to break ground as soon as it is soft enough in the spring and open up the shopping center next fall. They are confident it will be leased by that time. They do not ancitipate the outlots to be completed at that time. Mr. Moses then presented a sketch of a concept plan including the Gerschefske property. In response to a question from Commissioner Sheldon, Mr. Schwuartz replied that Jewel feels the location of the store is more beneficial at its present location from the standpoint of Jewel as well as the developer. In response to a question from Commissioner Sheldon, Mr. Truesdell stated that north of the site there is some additional B-2 zoned property in the Village which is vacant at present. Mr. Moses showed a sketch of the architecture. Buffalo Grove Plan Commission Regular Meeting November 18, 1981 - 5 - Commissioner Reid stated her preference for the 11 acre plan. If they adopt the 11 acre plan she would like to see the Jewel/Osco moved up north 5' to 10'resulting in a major setback from Lake Cook Road. After some discussion it was determined that the Buffalo Grove Plaza would come back to the Plan Commission on December 9, 1981. Chairman Shields called a recess at 9:40 P.M. The meeting was resummed at 9:52 P.M. ZONING ORDINANCE REVIEW Article VII Section 2, 2.2 Mr. Truesdell stated that "not nearer than five (5) feet of" was changed to "feet from". Section 3, 3.2 Mr. Truesdell stated this section was added. Commissioner Goldspiel felt the height of 60' should be a special use. Article XII Section 4 Mr. Truesdell stated the Zoning Board of Appeals would like to vary the front yards, the driveways and parking sections. They would like to be able to vary Article VII. They want to leave A, B, C, and D, as is in Section 4. They feel if you get out of some of these areas in Section 4 that someone making a request should be allowed to be heard to see if it is a reasonable request. They want to be the body to recommend to the Board and have the Board rule on it. Section 5 Mr. Truesdell stated the Zoning Board of Appeals does not want to be the one to rule on this section. They are the body to hear a request and make a recommendation on it. They want the corporate authorities to be the one to rule on it. Mr. Truesdell stated that the Zoning Ordinance will be put together as a whole and staff will review it with the Village Attorney, get his comments and bring it back to the Plan Commission in January. Buffalo Grove Plan Commission Regular Meeting November 18, 1981 - 6 - Section 6 In response to a question from Commissioner Kaszubowski, Mr. Truesdell replied that this section was taken from the State Statutes. Regarding B it is saying it is not a general condition throughout the district. Referring to A "except in the case of residential zoning districts, and" that was at the request of the Village Attorney. In response to a question from Commissioner Goldspiel, Mr. Truesdell stated we are very much in line with other zoning ordinances even with the varia- tions. FUTURE AGENDA Mr. Truesdell stated that at the December 9, 1981 meeting the Final Plat for the Chatham Manor II would be presented. Chairman Shields requested that Commissioners Davis and Glover be notified that there will not be a regular meeting on December 2, 1981. ADJOURNMENT Moved by Commissioner Sheldon, seconded by Commissioner Button to adjourn the meeting. Chairman Shields adjourned the meeting at 10:13 P.M. Respectfully submitted, 2zhi� Gl Kathleen Comer Recording Secretary APPROVED BY: • &ia. l!, ///ct. errli//1m yc, Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting November 18, 1981 I PUBLIC INFORMATION MEETING BUFFALO GROVE PLAN COMMISSION Comprehensive Plan November 18, 1981 Chairman Shields called the Public Information Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:55 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Button Mrs. Reid Mrs. Kaszubowski - arrived at 7:56 P.M. Mr. Krug Commissioners Absent: Mr. Davis Mr. Glover Also Present: Mr. J. Truesdell, Village Planner Chairman Shields cancelled the Public Information Meeting as there were no members of the public present. The meeting was closed at 8:00 P.M. Respectfully submitted, /4i/ Altitiedgd460- e000,044,-/' Kathleen Comer Recording Secretary APPROVED BY: v_'"�?b"k.(-- //<4,c/rmm:2, eiifk irrlyc. Patrick Shields Chairman