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1981-06-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Town Center June 17, 1981 Chairman Sheldon called the Public Hearing to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 8:37 P.M. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Shifrin Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mr. Shields Mr. Button Also Present: Mr. M. Gitlitz, Attorney, Town Center Mr. H. Eisenberg, Developer, Town Center Mr. J. Schudt, Engineer, Town Center Mr. R. Moses, Architect, Town Center Mr. M. Wehler, Landscaper, Town Center Mr. C. Knoche, Jewel, Town Center Mr. D. O'Hara, Traffic Town Center Mr. J. Brim, Consultant, Town Center Mr. R. Katz, Consultant, Town Center Mr. g M J. Marienthal, Village Trustee J: 'trues efi,ViiNgeEP annex Chairman Sheldon read the notice of the public hearing as published in the newspaper. She then swore in Messrs. Gitlitz, Eisenberg, Schudt, Moses, Wehler, Knoche and O'Hara. Mr. Moses briefly reviewed the plan stating that there are 2. 5 acres on the Village Green which does not include the Forsythe house. There are 3 outlet parcels across the front of the development. There is a total of 167,000 square feet and the total property is 22 acres. Mr. Wehler briefly reviewed the landscape plan. Mr. O'Hara briefly reviewed a memo to Mr. H. Eisenberg from Messrs. G. Lindgren and P. Flotz dated June 15, 1981 titled Traffic Analysis Update February, 1981 Site Traffic Analysis Proposed Buffalo Grove Town Center. Mr. Schudt briefly reviewed the basic engineering of the site. Mr. Moses briefly reviewed the preliminary architectural design stating that they are trying to create an old street scene. He then presented - 2 - examples of the brick, roofing and siding materials to be used. He also presented individual sketches of the buildings showing the front, sides and back views. Next he presented examples of the signage. Mr. Brim then briefly reviewed his memo to Mr. Truesdell dated June 17, 1981 titled Town Center Retail Development, Ken Tucker and Associates. Commissioner Glover felt the Commission's discussion of this plan should follow the B-5 Ordinance format. Mr. Truesdell stated that Messrs Brim and Katz had covered most of the points he wanted the Commission to consider tonight but there was some information that they did not have access to. The staff met with the developer on Monday June 15, 1981. The developer has satisfied the parking requirements with regard to the restaurants. There will be no problem on the parking requirements for this center in terms of the loading dock. It will not require a variance because the buildings are broken up into separate pods. In terms of a 12' variance for the buffer zone, the Zoning.Board of Appeals recommended that the variance be approved. We are in discussions with the developer regarding handling of the financial elements of the Village Green. We have received the engineering plan, legal descriptions but the illumination specifics have not been verified. Materials and buildings have been verified. We have not seen the site and surrounding enviorns photographs tonight although they have been presented in the past. Items 12-15, 17 and 18 have been previously submitted. Mr. Brim - There is a question tonight before the Commission of the Forsythe house site. We saw it as a private use building but heavily landscaped and the developer would maintain the rentability of the building. There is a lack of site lighting on the approach of Checker Road onto Buffalo Grove Drive. 7.3 Bulk Requirements In response to a question from Commissioner Glover, Mr. Truesdell stated "we anticipated a maximum of 20,000 square feet of restaurant space. We calculated that the parking will meet the ordinance. They are 17 spaces short but that can be made up with the outlot buildings development. The Village Green has to be resolved. " Mr. Marienthal - The Village Board's feelings were that there would be no private enterprise within the Village Green itself. Mr. Eisenberg - The plan indicates the area for the Forsythe house as not being a part of the Village Green. Mr. Marienthal - That particular house was never represented to the Village Board as being held by the developer for private enterprise. The Village Board was under the impression that building could be made available to the Village for their use. Buffalo Grove Plan Commission Public Hearing June 17, 1981 - 3 - Mr. Eisenberg - If the Village would like the house, we will hand it over to them. Mr. Truesdell - The Indian Trails Library district has turned it down. The Vernon Township turned it down stating it is not in their district. Mr. Eisenberg - What we had in mind for the building was a small ice cream parlor and knickknack gift shop area. Commissioner Glover - There are several possible uses that come to mind. I am sure staff could come up with a list of the permitted uses for this. Mr. Kuenkler, in answer to a question from Chairman Sheldon, stated that the Village Green is relatively flat. ,I In answer to a question from Commissioner Goldspiel, Mr. Wehler stated that the median area between Checker Drive and the Parking lot is not wide enough to create a berm to screen the parking lot from the Village Green. You would also block the view from the parking lot of the Village Green Mr. Eisenberg - Some berming along the north end could create some screening from the parking lot. Mr. Truesdell - Our intention in the Village Green is to develop a capital improvement program and landscaping plan at a later date. This would receive Plan Commission review. It is anticipated that any landscaping for the final site would not be approved at this time. We are talking with the developer at this time to find out what the best arrangements are for site acquisition. That determination will be made by the Village Board. 7. 4.3 Landscape and Site Treatment Comm..issioner Glover - The landscaping plan needs to be reviewed by our forester. The north side of the Jewel is a big concern of mine. We are Jooking at the building first without the expansion and then second with the expansion. What do we have left and how do we screen it at that point? Mr. Wehler - There is a limited amount of space and we do not know what the building looks like. You cannot put in permanent plantings now for the expansion because when it takes place they will be destroyed. Commissioner Glover - I would like to have the landscaping treated-so as to identify Checker Road as the front door to the center. I would like to see that sodded rather than hydroseeded. Commissioner Kaszubowski agreed. In response to a question from Commissioner Glover, Mr. Eisenberg stated that Mr. Wehler had previously said that there is not enough room in front of Building C to do the same type of thing as in front of Building D. If we put in large trees it will block traffic coming into the stores. I am concern- ed with the feasibility of it and pedestrain access. Buffalo Grove Plan Commission Public Hearing June 17, 1981 - 4 - Chairman Sheldon expressed her concern with the tile material as a slippery surface when wet and the color chosen for it. Mr. Moses stated the tile was going to be used in the plaza areas and if properly treated it will not be slippery. He chose the color to blend with the two different brick colors used on the buildings. 7. 4. 4 Lighting Commissioner Glover - I feel the design of the fixture for the parking lot is contemporary and not in keeping with the overall design. Mr. Brim - The lighting fixture is a small unincumbered type that can be used throughout the 80 acres. We think that with all the detail in the site it will not be noticed. Commissioner Goldspiel expressed his concern for the 30' height of the lighting poles. Mr. Truesdell stated that 30' was what was approved in the B-5 Ordinance. In response to a qu=!s+.ion from Commissioner Goldspiel, Mr. Moses stated that in a large an area as we have here, if you mix the type of lights you will have a distortion in the color of the buildings. These poles are to light the parking lot, not the buildings themselves. In response to a question from Commissioner Kaszubowski, Mr. Truesdell stated that he would send the landscaping plan to the village forester In response to a question from Mr. Truesdell, Mr. Moses stated that the brightest range of the parking lot lighting fixture will be about 20 ' out from it. If we go to a smaller wattage bulb you would have to have more poles ox possibly 2 heads on the pole. 7.4. 5 Building Design Commissioner Glover - We need to address ourselves to the architectural design that the tenants will place on this. Mr. Moses referred to his handout for the evening stating that Items 7 and 8 under Non Food Store Tenant Storefront Criteria would cover that. Mr. Eisenberg - We will limit the type of materials that will be incorporated. We will incorporate some of the tenants design concepts but it will have to be compatible with the other buildings. We plan on building the entire center at one time with the exception of the outlots. We also want something that is architectually compatible. Buffalo Grove Plan Commission Public Hearing June 17, 1981 - 5 - I Commissioner Shifrin - I have a concern about the Jewel. We do not have an artist rendering. I feel even with the building materials proposed you still have a Jewel. Mr. Eisenberg - We have incorporated the colors, the type of materials, the geometric shapes. We are bringing an esthetic quality here. Jewel has a prototype store. We have to take into account that it is a large building. There are 3 vertical and 3 horizontal changes in the building. You are looking at different colors and different planes They are hidden from Lake Cook Road and I hate to push them any further. Commissioner Glover - The relief of the back wall, what can be done about that? Mr. Eisenberg - You can break it up with brick. Mr. Moses - We could also do the same type of thing we have done on the sides. Commissioner Glover - Upon completion of the building design discussion I move for a continuance of this public hearing to June 24+, 1981. Commissioner Goldspiel seconded and the vote was unanimous. In response to a question from Commissioner Kaszubowski, Mr. Brim stated that it would not appear that double faced stores would be very practical. The consultants asked that some detail be placed along the back of those buildings. It is difficult to manage double faced stores. Commissioner Kaszubowski agreed that some type of treatment should be done to the back of the stores so that it is not such a big expanse. In response to a question from Chairman Sheldon, Mr. Moses stated that the utilities will be screened on top of the buildings with parapet walls. The trazd will be hidden behind the wall extensions and notched areas of the ui ings. Chairman Sheldon closed the public hearing at 11:15 P.M. Respectfully submitted, /;1; Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Public Hearing June 17, 1981 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Water Reservoir Facility June 17, 1981 Chairman Sheldon called the Public Hearing to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:50 P.M. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Shifrin Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mr. Shields Mr. Button Also Present: Mr. Rudick, Buffalo Grove Resident Mrs. Rudick, Buffalo Grove Resident Mr. Wolfson, Buffalo Grove Resident Mr. W. Balling, Village Manager Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the newspapers and instructed the audience as to the order the meeting would proceed. She then swore in Mr. William Balling , Village Manager, Mr. Balling - I have before you a petition for annexation and subsequent zoning to the R-1 classification with a special use for a piece of property located just south of Aptakisic Road in Vernon Township immediately east of LaSalle Lane extended. It is approximately 7. 4 acres in size. The site was acquired by the Village of Buffalo Grove for the purpose of developing a major water pumping station and reservoir facility to be attached to our municipal utility. The water system improvement on the site will be our central receiving facility for Lake Michigan water. There is a secondary site, which is Well No. 6 located at Horatio Boulevard, north of Armstrong Drive. Mr. Balling then presented the Chairman certificates of notification for residents located within 250' of the site. He further stated that they are seeking the lowest density residential class- ification, pursuant to the Master plan guidelines, with a designation for a special use for development of a municipal facility site. He then went over the development of the site. He stated that they would like to develop the surface of the site into a recreational site. The Village has proposed to the Park District developing two tennis courts. The Park District has not committed to participate in the development of the site. Eight tennis courts can be accommodated on top of the facility. Shuffle board or basketball courts which can be developed - 2 - at a lower cost are also being considered. There is also a plan for development of a production well facility, though not in the construction plan now, if the Lake Michigan water implementation timetable misses its development by several years. The Village chose this site after looking at 6 different sites in the area. In response to a question from Commissioner Davis, Mr. Balling stated that they have designed the site to be well behind the established flood plain. There is a 50' setback before you get to any flood plain. It will be de- signed to meet all federal and state guidelines In response to a question from Commissioner Goldspiel, Mr. Balling stated that the property is contiguous with the Village on the south with Strathmore Grove East and the entire east/western line is contiguous to the Villas of Buffalo Creek. In response to a question from Commissioner Goldspiel, Mr. Balling stated that Buffalo Grove received 100/ of its water allocation from Lake Michigan so there will not be comingling of well water and lake water. Other than a breakdown in the North West Water Commission line we will not be comingling water. This reservoir will be large enough for comingling if necessary. In response to a question from Commissioner Goldspiel, Mr. Balling stated that they have to put additional weight on top of the reservoir when it is put underground. At Well No. 6 we put sod and top soil. We feel we will have a more durable top with asphalt. We could convert this into a recrea- tional facility. It would be about a 2" thickness. The entire area of each reservoir would accommodate 2 full tennis courts. The detention area is needed to accommodate the water run off from the surface. We will probably do moderate landscaping on the site until the extension of Buffalo Grove Road proceeds. We will plant the site with grass. We are committed to proper maintenance and landscaping. We are planning a toilet facility and a drinking facility. It would eventually accommodate 8 tennis courts. We would not put in the parking unless the tennis courts are built. This project will cost the Village over 3,000,000. The tennis courts will cost : 1.0,000 for two full courts. - In response to a question from Commissioner Davis, Mr. Balling stated that this development will not increase water bills. This will have no immediate impact due to the reserve in the water system. The first increase will be in 1985 when the Lake Michigan water is received. In response to a question from Commissioner Davis, Mr. Balling stated that they have not, at this point, given consideration to berming. We have a 65' setback from the far side of the right-of-way to the edge of the underground reservoir and another 15' until you get to the pump house. Berming is a possibility. Buffalo Grove Plan Commission Public Hearing June 17, 1981 _ 3 _ Mr. Rudick, 1+00 Thompson, Buffalo Grove asked if there would be anynoise • P , generated from the pumps. whBall' stated there would not be unless a site generator is necessary ich would only be used in the case of power failures. Mrs. Rudick, 400 Thompson, Buffalo Grove asked when the building construction would start. Mr. Balling stated it will be started in the fall the length of construction will be l8 months. Mr. Wolfson, 360 Thompson, Buffalo Grove asked what the size of the building would be. Mr. Balling said he did not have the exact dimensions of the building. The closest property line would be the south property line which is about 200'. It will be a one story facility with a full basement. Mr. Rudick asked the location of the parking lot. Mr. Balling replied the parking lot will be on the south side of LaSalle Lane extended and it would contain 16 spaces. There would be a setback of 35' from the property line. It would be enclosed with a fence. Chairman Sheldon closed the public hearing at 8:15 P.M. Respectfully submitted, #712.1' Ka leen Comer Recording Secretary APPROVED BY: trick Shields Chairman Buffalo Grove Plan Commission Public Hearing June 17, 1981 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Water Reservoir Facility Buffalo Grove Town Center B-5 Ordinance Review June 17, 1981 Chairman Sheldon called the Regular Meeting to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:40 P.M. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Shifrin - Arrived at 7:50 P.M. Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mr. Shields Mr. Button Also Present: Mr. M. Gitlitz, Attorney, Town Center Mr. H. Eisenberg, Developer, Town Center Mr. J. Schudt, Engineer, Town Center Mr. R Moses, Architect, Town Center Mr. M. Wehler, Landscaper, Town Center Mr. C. Knoche, Jewel, Town Center Mr. D. O'Hara, Traffic, Town Center Mr. J. Brim, Consultant, Town Center Mr. R. Katz, Consultant, Town Center Mr. & Mrs. Rudick, Residents, Buffalo Grove Mr. Wolfson, Resident, Buffalo Grove Mr. J. Marienthal, Village Trustee Mr. W. Balling, Village Manager Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner COMMITTEE AND LIAISON REPOE S None APPROVAL OF MINUTES Commissioner Glover moved approval of the minutes of the Regular Meeting on May 27, 1981 with Commissioner Kaszubowski seconding. Approval was unanimous. Commissioners 1aszubowski, Davis, Goldspiel abstained. Commissioner Goldspiel moved approval of the Regular Meeting minutes of May 20, 1981 subject to correction with Commissioner Glover seconding. Page 2, paragraph 6, change stie to site and Pinzer to Pinzur; Page 2 paragraph 8 add conceptually after Town Center; Page 3 paragraph 9 after evening add In that case trains could be handled on a single track. Page 4, paragraph 5 change guidlines to guidelines; Page 4 paragraph 10 change public housing to multi-family housing; Page 5 paragraph 2 delete last two sentences and add - 2 - A public hearing provides a vehicle for advisory input from other villages. I do not feel outside agencies should receive more ability to critize our plan than our own residents. ; Page 6 paragraph 2 add and after Commission; Page 8 paragraph 3 add height after what; Page 9 paragraph 2 change in to a and formal to former; Page 9 paragraph 5 and 6 change poll to pole; Page 9 paragraph 12 change track to trash; Page 10 paragraph 1 add after idea-further explored; Page 10 paragraph 8 change focul to focal; Page 14 paragraph 3 change indicated to sought; Approval was unanimous Chairman Sheldon closed the Regular Meeting at 7:49 P.M. Chairman Sheldon reconvened the meeting at 8:19 P.M. - BUFFALO GROVE WATER RESERVOIR FACILITY Commissioner Kaszubowski moved that the Plan Commission recommend to the Village Board approval of the petition for annexation and R-1 Zoning with a special use zoning for a water reservoir facility. Commissioner Davis seconded the motion. Discussion Commissioner Goldspiel expressed his concern regarding the large expanse of asphalt in that pit may become a maintenance problem and a nuisance Mr. Balling assured the Commission that the Village is committed to Proper maintainence of the site AYES: Commissioners Davis, Shifrin, Glover, Reid, Kaszubowski NAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioners Shields, Button The motion passed 5 - 1 Chairman Sheldon called a recess at 8:25 P.M. Ij Chairman Sheldon reconvened the regular meeting at 11:16 P.M. B-5 ORDINANCE REVIEW Buffalo Grove Plan Commission Regular Meeting June 17, 1981 - 3 - Commissioner Kaszubowski moved that the discussion of the B-5 Ordinance be continued to June 24, 1981 with Commissioner Shifrin seconding. The vote was unanimous. ADJOURNMENT Commissioner Davis moved adjournment with Commissioner Kaszubowski seconding. Chairman Sheldon adjourned the meeting at 11:20 P.M. Respectfully submitted, thleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting June 17, 1981