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1981-06-24 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Town Center June 24, 1981 Commissioner Goldspiel called the Public Hearing to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:38 P.M. Commissioners Present: Mr. Goldspiel Mr. Shifrin Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mr. Shields Mrs. Sheldon it Mr. Button Mr. Davis Also Present: Mr. Gitlitz, Attorney, Town Center Mr. H. Eisenberg, Developer, Town Center Mr. P. Flotz, Traffic Analysis, Town Center Mr. J. Yaeger, Landscape Architect, Town Center Mr. J. Schudt, Engineer, Town Center Mr. R. Moses, Architect, Town Center Mr. C. Knoche, Construction Director, Jewel Mr. Brown, Jewel Mr. J. Brim, Consultant, Town Center Mr. J. Marienthal, Village Trustee Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Commissioner Glover moved that Commissioner Goldspiel assume the chair with Commissioner Kaszubowski seconding the motion. The vote was unanimous. Commissioner Goldspiel assumed the Chairmanship and resumed the Public Hearing continued from the meeting of June 17, 1981. He reminded the witnesses that they were sworn in from the last meeting and swore in Messrs. Flotz and Yaeger. Mr. Gitlitz informed the Commission that the material that they received at this meeting contained modifications to the plan. Mr. Yaeger then briefly reviewed the landscape plan modifications. In response to a question from Commissioner Reid, Mr. Yaeger replied that willow trees on the north side of the property will fill in the site. They will be on the low side of the mound and there will be no water problem for them. If you decrease the willows you will have to add another planting which will cost more. 1 - 2 - Mr. Truesdell - We discussed that and came to the conclusion that in those locations there would be sufficient water. Those willows were at the sugges- tion of the staff. Mr. Brim - They are on the down hill side of the berm and there should be drainage for them there. They will grow well and serve the purpose for which they were intended. Commissioner Kaszubowski - Behind the buildings next to the Jewel there is no land- scaping shown. The Zoning Board said there had to be landscaping in order for the variation. Mr. Yaeger - That is paved for a service area. Mr. Eisenberg - We are talking about a strip of green back there. The consultant said that it was requested that something small be planted back there. Mr. Schudt then briefly explained the modifications in the engineering. He further stated that there would be a finger of the pond at the corner of Lake Cook Road and Route 83 which would run along Route 83 and only be used when there was a 100 year storm. The bike path and the landscaping would go outside the depressed area around there. It is an extension to the main basin. The permanent water is 675' and the bottom of this depressed area would be 677' We met with your staff engineer yesterday and made some changes per his suggestion but they are not of any substantive nature and therefore I will not go into them now. Mr. Moses briefly explained the changes to the plan which were recommended at the June 17, 1981 meeting. He further stated that one of the major concerns of the rear and side elevations were that the theme be carried around the buildings. We have created pylasters and the moldings have been carried around the sides and backs of the buildings. In response to a question from Chairman Goldspiel, Mr. Moses stated that they will have back doors to the buildings but they are not shown on the sketches because they do not know how many tenants they are going to have at this point. Mr. Moses then showed a sketch of the Jewel stating that they have changed the material to be used behind the sign. Instead of stucco they will use a lighter colored brick which will match the brick to be used throughout the site. Mr. Truesdell - We would like to see the same color brick carried around the entire Jewel building as was done to the Jewel at the Plaza Del Prado. Mr. Gitlitz - Jewel is not very happy with their building color at that location and they really wanted stucco here. Chairman Goldspiel - I feel the two colors of brick make it more interesting, brakes it up and accomplishes more of what we want. Commissioner Glover agreed. Buffalo Grove Plan Commission Public Hearing June 24, 1981 - 3 - Mr. Truesdell - Mr. Don Hardt of the Appearance Commission asked me to interject a couple of questions tonight. 1) Does the Jewel have provision for storage of shopping carts inside the store? Mr. Gitlitz stated they will not be stacked outside the store. �-/ 2) Would there be any wood structures at the entrance to block the wind? Mr. Moses stated there would be no wood structures hanging out of their building. In response to a question from Chairman Goldspiel, Mr. Moses stated that there will be windows in the two story building on the side. We have offices on the second floor in this building and we have windows in the two story building on the sides and back. There was a comment made that we should do this on the first floor. There will be trucks in this location and it will be used as a storage area. Mr. Brim - We suggest that you could put a shutter on there. Mr. Truesdell - What about, on the north elevation,where the building looks onto the landscaped area? Mr. Eisenberg - The people are going to merchandise on those walls. It would probably be tough to merchandise around those windows. Mr. Brim - What about building out a window and adding a shutter? Mr. Moses - We can put them on there, however, it is my feeling that if a window has a purpose it should be there otherwise leave it out. Chairman Goldspiel - Sometimes shutters are closed. Mr. Eisenberg - We will put a couple of artificial closed shutters on the north and west elevation. SCREENING Mr. Moses - We have shown the screen walls were we think we are going to need them. There will be sufficient area to add the trash in all of the notched areas. There is a wall that goes 10' straight across the buildings which will hide the trash. In areas where we have higher garbage production we will have 2 walls. Mr. Brim - The elevations of Building C, the rear on the left hand of the east I elevation and the lower side of the north elevation, we thought it would be appropriate to carry the detail through. The developer agreed to do this. Buffalo Grove Plan Commission Public Hearing June 24, 1981 - 4 - LIGHTING Mr. Moses - There was concern about lighting along Checker Road and at the entrance to the site. We have added light poles in these areas. PAVING Mr. Moses - I have been looking at different ways to pave the plaza. There is another type of concrete block which is colored and textured to look like a big brick. It is put in place with a gravel bed,next sand is added and the brick is put on it. It will go throughout the walking area. Mr. Moses then explained the plantings to be placed on the plaza. Commissioner Glover - I would recommend going with the bomanite. Mr. Moses - What happens with the bomanite is that it is a monolithic system and tends to have cracks in it. The brick can shift a little but it will not have cracks in it and it will last longer. In response to a question from Commissioner Reid, Mr. Moses stated that the blocks are beveled so when the snow plow comes through there will not be a problem. It was decided that either of the two would be acceptable. SIGNS Mr. Moses briefly explained the sign program. In response to a question from Chairman Goldspiel he stated they would not allow logo's or things of that nature. Mr. Shifrin stated his preference for old english block lettering to which Mr. Moses stated that this type face was hard to read. Chairman Goldspiel - You have type faces that did not exist 20 years ago. By using this you would date the center. Mr. Moses stated that he did not know how long the type faces they plan to use were in use. Commissioner Glover felt that there will be another opportunity to look at this through the Appearance Commission and he would like to have their input. Mr. Brim stated that old english was hard to read but felt most people would use the traditional choice of type face. Mr. Truesdell stated the ordinance requires the signs have to go through the Appearance Commission and then back to the Plan Commission Commissioner Glover felt that unless one of the Commissioners had a strong objection to the 3 selections all 3 should be sent to the Appearance Commission and let them make the decision. Buffalo Grove Plan Commission Public Hearing June 24, 1981 - 5 - Commissioner Reid felt there were 3 good choices. There are 3 very different type styles. Commissioner Shifrin - I think if you want to run with the 3 types that is fine but I think you should add 1 or 2 more choices. Mr. Moses then explained how the signs would be installed and lighted. ENVIRONS PHOTOS Mr. Moses presented environs photos for the Commission to view. In response to a question from Commissioner Shifrin, Mr. Eisenberg stated the buildings along Route 83 will be destroyed within a certain time limit after they have taken possession of them. There are leases that have to expire before they can be destroyed. SIGN PYLONS Mr. Moses then explained the sign pylons. Mr. Eisenberg stated they have a proposal for 4 pylons and the locations are indicated on the landscape plan. These signs are not inexpensive. We are proposing that there be 4 signs. The signs will be paid for partially by Jewel/Osco and partially by Ken Tucker and Associates. In response to a question from Commissioner Glover, Mr. Brown stated that they need 5 signs. It is important that we have identity from the major access points and because the Jewel/Osco is not where we wanted it to be. Mr. Eisenberg - I would like to have some kind of recommendation from the Plan Commission in terms of how they feel about the signs. Commissioner Glover - The Plan Commission should have a joint meeting with the Appearance Commission to handle this. Chairman Goldspiel - Would you be able to identify any other tenants on these signs other than the Jewel/Osco? Mr. Eisenberg - On the Lake Cook Road side I would like to list out the restaurants, it would probably be a good idea if the theater was on there. It is my understanding that the Village would like a theater in the Town Center. The Commission was polled on their approval of the number of signs and how many would include the Jewel/Osco. Buffalo Grove Plan Commission Public Hearing June 24, 1981 - 6 - 3 pylons 4 pylons 2 pylons to include Jewel/Osco Commissioners Shifrin, Commissioners Glover, Commissioners Shifrin, Glover Reid, Goldppiel Kaszubowski Reid, Kaszubowski, Goldspiel The vote was positive for 3 pylons, 2 to include the Jewel/Osco Mr. Brown - This leaves us without adequate identification. Until 2 years ago when we put a sign at our Ranchmart location we had an identification problem. Until that time, unless you were right on top of that center you did not know we were there. That is the reason we feel we have not done the type of business we should have in'Buffalo Grove. Mr. Gitlitz - I do not understand the adverse impact on the Village if yaz put a sign less than 100 square feet at the intersection. Chairman Goldspiel - That is a big structure on a little piece of land. I Mr. Brim - Another possibility would be to reduce the Jewel/Osco sign somewhat and make the Buffalo Grove Town Center portion the identification for the center. Possibly the sign could be blocked into 3 sections. The sign at Buffalo Grove Road and Checker Road could combine with the Callaghan office identification sign. Commissioner Reid - Would the Commission agree with limiting the recommendation to 3 signs and not limiting the Jewel signs. One of the signs could be com- bined with the Callaghan office sign and the Jewel/Osco letters could be a little bit smaller than the Buffalo Grove Town Center letters? Mr. Moses - I suggest you recommend 3 pylon signs but do not limit them. The changes and materials that I have shown you is what we want to use. However, if a brick is not available I will pick something close to it, but I need some room. 6. 4.7 MISCELLANEOUS STRUCTURES AND STREET FURNATURE Mr. Moses - We will have benches placed on the plaza. In answer to a question from Commissioner Kaszubowski, Mr. Moses stated that there will be waste receptacles on the plaza. There will also be bike racks. LANDSCAPING In response to a question from Commissioner Glover, Mr. Yaeger stated the trees along Checker Road have been increased to 4" width. In answer to a question from Commissioner Glover regarding sodding of the front door, Mr. Eisenberg stated that he is far over budget on this project. That sod would cost 2. 5 times more than hydroseeding and he would be willing to Buffalo Grove Plan Commission Public Hearing June 24, 1981 - 7 - guarantee that the hydroseeding will take. For the first couple of years the traffic coming into the entrance of the center will be light until the develop- ment takes place further up in that area. Commissioner Glover - It is my recommendation that the entrance to the center, in accordance with the Village Forester's recommendation, be sodded. Mr. Eisenberg - The Village Forester also recommends that the bike path be eliminated along Route 83. I will do that and sod along Checker Road. Commissioner Kaszubowski suggested that there be a provision that if the hydroseeding did not take the developer sod the site. Mr. Eisenberg stated that if the hydroseeding did not take they would sod. Mr. Brim stated that the hydroseeding should come up within 3 weeks to a month. In response to a question from Commissioner Glover, Mr. Brim stated that regarding the control of tenant architectural design he had reviewed the criteria on the store front design. We have agreed on an approach. We would take the document that was issued this evening which deals with signs and the materials for each building along with the 3 photos of the character sketches as well as the photograph of the material board and make that the document by which the staff and the consultant will judge any installation. That will in fact be the criteria. Mr. Truesdell - Any of the buildings noted as outlot buildings along with major tenant areas would be subject to further detail review because at this time we do not know what type of users will be coming in. In response to several questions from Chairman Goldspiel, Mr. Truesdell stated that there would be no problem with the 27' width of Checker Road and that it will be a private street. The developer will not put in the Church Street extension but will leave the necessary easements. The driveways on Route 83 and the Henderson property will line up. Chairman Goldspiel also stated he would like to see a foot path to Buffalo Grove Road through the green area. Commissioner Reid stated that it would be encouraging a crossing there which was a rather dangerous spot. Chairman Goldspiel felt that the foot path should be shown on a later phase plan. Buffalo Grove Plan Commission Public Hearing June 24+, 1981 - 8 - Mr. Eisenberg - We want the right to develop that piece or sell it at a later date. We are not planning to do anything on it right now. In answer to a question from Chairman Goldspiel, Mr. Truesdell stated the staff recommends a concrete bike path although asphalt is the consultant's recommendation. The Plan Commission was polled as to whether they preferred concrete or asphalt for the bike path. Concrete Asphalt Commissioners Shifrin, Glover, Reid, Kaszubowski The poll favored asphalt 4 - 0. TRAFFIC In response to a question from Commissioner Glover, Mr. Flotz stated that at peak hours the Checker Road Exit would handle from 900 to 1,000 vehicles. With a traffic signal at that location you can still handle that number of cars but it will be bumper to bumper at 10 miles per hour. An acceptable level would be 500 or 600 vehicles. The 27' width discourages people from using that as a short cut. If you add the Callaghan office site traffic you will still be operating it at an acceptable level of service. In response to a question from Commissioner Shifrin, Mr. Flotz stated they have not recommended any type of median prohibiting left hand turns into the gas station. The gas station owner might not look favorably toward that. Mr. Truesdell - The state is not allowing, in a turn bay area, raised medians. Mr. Truesdell briefly went over his report to the Plan Commission dated June 23, 1981 titled Town Center Continued Public Hearing Ken Tucker and Associates. Mr. Marienthal - In regard to the Forsythe house, Monday June 15, 1981 the Village Board went through the developer donation ordinance. Indian Trails Library had indicated they would be interested in using this house as a branch for partial service with the developer funds that we would be ^ollecting. They were going to talk to the other library district to see if they would like to use the facility jointly. Mr. Brim - In general most of our concerns have been taken care of. Regard- ing the lighting of the rear doors, we would like to see those lights in Buffalo Grove Plan Commission Public Hearing June 24+, 1981 - 9 - concert with the pedestrain lighting. If the Village elects to take the Forsythe house there should be a great deal of thought given to landscaping. That is another front door to the center. In response to a question from Commissioner Shifrin, Mr. Brim stated that at this point we probably have the best use of the land that we are going to get. The changes have been a great improvement from the original plan. Commissioner Shifrin moved closing the Public Hearing with Commissioner Glover seconding the motion. The vote was unanimous. Chairman Goldspiel closed the hearing at 9:47 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing June 24+, 1981 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Town Center B-5 Ordinance Amendment June 24, 1981 Chairman Goldspiel called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 10:03 P.M. Commissioners Present: Chairman Goldspiel Mr. Shifrin Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mr. Shields Mrs. Sheldon Mr. Button Mr. Davis Also Present: Mr. Gitlitz, Attorney, Town Center Mr. H. Eisenberg, Developer, Town Center Mr. P. Flotz, Traffic Analysis, Town Center Mr. J. Yaeger, Landscape Architect, Town Center Mr. J. Schudt, Engineer, Town Center Mr. R. Moses, Architect, Town Center Mr. C. Knoche, Construction Director, Jewel Mr. Brown, Jewel Mr. J. Brim, Consultant, Town Center Mr. J. Marienthal, Village Trustee Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Commissioner Kaszubowski moved approval of the minutes of the June 17, 1981 Regular Meeting with Commissioner Shifrin seconding. Approval was unanimous Commissioner Kaszubowski moved approval of the June 17, 1981 Public Hearing for the Town Center with Commissioner Reid seconding. Page 3, paragraph 9 change Goldspiel to Glover; Page 4 paragraph 10 change Goldspiel to Glover; Page 5 paragraph 2 change plaines to planes and paragraph 3 change Goldspiel to Glover, paragraph 7 change We to The consultants. Approval was unanimous. Commissioner Kaszubowski moved approval of the June 17, 1981 Public Hearing minutes for the Buffalo Grove Water Reservoir with Commissioner Reid seconding. Page 2 paragraph 5 change well to will and paragraph 6 change 0,000,000,000 to 4p3,000,000; Page 3 paragraph 4 add the length of construction to be 18 months. • • - 2 COMMUNICATIONS None LIAISON REPORTS Chairman Goldspiel attended the Village Board meeting on June 15, 1981. The Board discussed amendments to the donation ordinance. They were: 1) Request for additional donations of land for schools. 2) Request from the Park District for changes in the ordinance for more park sites. Mr. Marienthal stated they wanted more active use property with specific guidelines as to what was considered active and what was not active. Specifically from the standpoint of retention/detention areas they wanted a minimum of 5. 5 acres open space per 1,000 population. 3) The Park District thought they should have approval of certain matters. They were interested in having the ability to have their own appraisal for land donation. We should be concerned that at some point if it gets too complicated we would have more pressures. Mr. Marienthal - The donation request was approved in regard to the size of the grade and junior high schools but not for the high school regarding acreage. The 35,000 per acre was acceptable. All of the taxing bodies present were in agreement with what is presently being utilized. The Park District basically is more of a cry of wolf. They do receive both the Village Board and the Plan Commission agendas. They do have liaison individuals for both the Village Board and the Plan Commission. TOWN CENTER Commissioner Kaszubowski moved to recommend to the Village Board rezoning of the B-5 Town Center Planned Business District for approval of the preliminary plan SP 1 and SP 1-A dated June 23, 1981 along with the building elevations Al through A5, the landscape plan LD 1 and 2 dated June 15, 1981 providing that: 1. The 3 outlot'buildings and major restaurant in Building A be subject to further review of details. 2. The material and color store front criteria documents as presented on June 24, 1981 be incorporated as Exhibit A along with the photos recommended by the consultant, Exhibits B 1, 2, and 3. Buffalo Grove Plan Commission Regular Meeting June 24+, 1981 - 3 - 3. There should be an agreement that sodding will be done if the hydroseeding does not work within a specific period of time. 4. A green landscaped area behind Building D should be shown where the ZBA variation was granted. 5. There should be a committment to a larger trash area if needed. 6. A lower level shutter effect should be added to the north and west side of the two story elevation of Building B. 7. The decorative details on the north and east elevations of Building C should be carried all the way around. 8. Lighting on the rear of the buildings should conform with the pedistrain lighting. 9. The Forsythe house and areas designated as Village Green be donated for public use. 10. Three pylon signs be allowed subject to Appearance Commission recommenda- tions as to specifications. 11. Eight foot bike path should be constructed of asphalt. 12. Subject to review comments of the Village Engineer dated June 22, 1981 Exhibit C. 13. Building signs be subject to further review by the Appearance Commission and the consultant. Commissioner Glover seconded the motion. DISCUSSION Commissioner Reid felt in referring to the outlot buildings we should state them as the 3 outlot buildings. Chairman Goldspiel - The restaurant would also come back for detail approval. I think there are really 4 buildings. Mr. Gitlitz - It should be a restaurant and 3 outlot buildings. The restaurant as part of Building A and the 3 outlot buildings. AYES: Commissioners Shifrin, Glover, Reid, Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Shields, Sheldon, Button, Davis The vote was 4 - 0 approval. Buffalo Grove Plan Commission Regular Meeting June 24, 1981 - 4 _ B-5 ORDINANCE Chairman Goldspiel - Do we need to change anything in the B-5 Ordinance to allow a library. Mr. Truesdell - That is a permitted use. Commissioner Glover - It is under D Section 6. 2. 1 and would fall under the public use catagory. Mr. Brim - Regarding the food store use you might want to consider limiting it to the particular parcel you are dealing with. You could open up the question of a food store use in other areas. Mr. Truesdell - We could have a Commercial District A and B with one to include a food store and one not including a food store. I will consult with the Village Attorney and come up with the appropriate language. FUTURE AGENDA Mr. Truesdell stated that: July 1, 1981 is the Public Hearing on the Comprehensive Plan. July 8, 1981 there will be no meeting. July 15, 1981 there will be a Public Hearing on the B-5 Ordinance There will also be a workshop on the Callaghan/Ross site. There will be a review of minor changes on the Schwaben Center. There will be some discussion of the Wheeling/Buffalo Grove boundary agree- ments. Commissioner Glover moved adjournment with Commissioner Reid seconding. The vote was unanimous. Chairman Goldspiel adjourned the meeting at 10:35 P.M. Respectfully submitted, thleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting June 24, 1981