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1981-05-20 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Town Center Comprehensive Plan Update VAGA May 20, 1981 Chairman Shields called the Regular Meeting to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:37 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Davis Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mrs. Sheldon Mr. Button Mr. Shifrin Also Present: Mr. M. Becker, Attorney, Town Center Mr. R. Moses, Architect, Town Center II' Mr. J. Lindgren, Traffic Analyst, Town Center Mr. H. Eisenberg, Developer, Town Center Mr. Brim, Consultant, Town Center Mr. Katz, Consultant, Town Center Mr. Callaghan, Local Developer Mr. G Ahrenholz, Transportation Commission Mr. S. Stone, Village Trustee Mrs. I. Park, Staff Planner Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Commissioner Kaszubowski moved approval of the Regular Meeting minutes of April 29, 1981 subject to correction with Commissioner Glover seconding. Page 1 paragraph 5 change Braun to Katz; Page 3 paragraph 5 and 7 change Glover to Goldspiel; Page 4 paragraph 3 add"He assured that the plat closed. " ; Page 4 paragraph 14 change Glover to Button; Page 5 paragraph 4 change Glover to Button; Page 7 paragraph 10 change call to could; page 8 paragraph 7 state Plan 1 - Buffalo Grove entrance opposite Church closed, Plan 2 Jewel to the southern Portion. Commissioner Goldspiel suggested a copy of the resolution regarding the Milwaukee Avenue Corridor Study be attached to the minutes. AYES: Commissioners Goldspiel, Glover, Reid, Kaszubowski; NAPES: None; ABSTAIN: Commissioner Davis. Commissioner Reid moved approval of the April 29, 1981 Public Hearing minutes subject to correction with Commissioner Glover seconding the motion. - 2 - Page 2, paragraph 2 lines 1 and 3 change retention to detention add Drainage from before any property to the North; Page 3, paragraph 3 change well to need; Page 4 paragraph 8 change Town Center Representative to Mr. Lindgren delete the and add Lake Cook Road. AYES: Goldspiel, Glover, Reid, Kaszubowski NAPES: None; ABSTAIN: Commissioner Davis. COMMITTEE AND LIAISON REPORTS Transportation Commission Mr. Ahrenholz stated that regarding alternative stations for the commuter line being reserved in the Comprehensive flan, they have proposed two Soo Line sites. 1) Lake/Cook Road intersection with the Soo Line. 2) Busch/Deerfield Road and the Soo Line. The Lake/Cook Road site looks to be the most optimum based upon present conditions. We would like to have a joint memo from the Transportation Commission and the Plan Commission presented to the Village Board requesting that the Board of Trustees pass this on to Nortran. Bob Pinzur was at the last Nortran meeting and has informed us that Nortran is very wholeheartedly looking at this. Village Board Meeting Commissioner Kaszubowski attended the meeting Monday, May 18, 1981. At that meeting they annexed the Henderson property and zoned it. However, the provision that was in the motion regarding the 2/3 majority vote by the Plan Commission in regard to use of Out Lots C and D was stricken. The Trammel Crow property was approved and they reviewed the Town Center conceptually. Trustee Stone was adamant in his opposition of the food store. The Trustees felt the revised plan was a better plan. Mr. Goldspiel moved changing the order of the Agenda and start with Item B- Comprehensive Plan Update, proceed to Item C-VAGA Boundary and Land Use Agreements and then go to Item A-Town Center. His motion was seconded by Commissioner Glover and unanimously approved. COMPREHENSIVE PLAN Mr. Truesdell briefly reviewed his memo of May 14, 1981 to the Plan Commission l / titled Comprehensive Plan and what had transpired up to this time. Mrs. Park - At the last Transportation Commission Meeting they decided to recommend two sites for the commuter rail station: Buffalo Grove Plan Commission Regular Meeting May 20, 1981 3 1) Lake/Cook Road and the Soo Line. 2) Busch/Deerfield Road and the Soo Line. The reason for showing the two was Lake/Cook Road seems to be the best due to present conditions. The Transportation Commission felt that if the Busch/Deerfield Road connection comes to pass and there is additional develop- ment in the area, it might be a better location. Because there are several if's in this situation they would recommend showing both locations at this point. Commissioner Goldspiel - Regarding the location of stations, how do these work out in distance from stations in Vernon Hills and Wheeling. Mr. Ahrenholz- That is something that we want to look over with Nortran. Commissioner Kaszubowski - There seems to be one track at Lake Cook Road and the Soo Line tracks. If it is going to be a commuter line, they will have to double track. Mr. Ahrenholz- There is a possibility they will have to double track.portions. Commissioner Kaszubowski - Where do they go back to double track? Mr. Ahrenholz- They have some sites up at Half Day. Commissioner Goldspiel - It looks to me as if the right-of-way could accommodate double track. I think we are probably looking at something like 4 trains in the morning and 4 trains back out in the evening. In that case trains could be handled on a single track. When this is built the Soo Line may be running their freight on the Milwaukee lines. Mr. Ahrenholz- Nortran's Planning Committee is going to start getting into the more technical aspects of this. Commissioner Goldspiel moved that the Plan Commission incorporate into the Comprehensive Plan for Buffalo Grove alternate locations on the Soo Line. 1) Lake/Cook Road and the Soo Line. 2) Busch/Deerfield Road and the Soo Line. The final site to be determined on the basis of future study at a later date. Commissioner Davis seconded the motion. AYES: Commissioners Goldspiel, Davis, Glover, Reid, Kaszubowski NAPES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Button, Shifrin The motion passed 5 - 0 Buffalo Grove Plan Commission Regular Meeting May 20, 1981 - 4 - Mrs. Park - The Transportation Commission decided that the station did not have to be in Buffalo Grove. They looked at it as a more regional location. Mrs. Park then briefly discussed her memo titled Housing. She stated that she looked at some research that had been done and pulled from it material that she felt was pertinent to Buffalo Grove. Commissioner Davis - I am not so sure that these are things that we have to consider in the plan. Government is not supposed to provide everything for everyone. You will be creating hardships on the developers. Commissioner Goldspiel - The point is that if someone is going to build this type of housing here, where should it be built. There are criteria. Mrs. Park - What we are trying to say is that we do not want to see a sit- uation where the developer builds subsidized housing in the middle of nowhere where people cannot get around and do not have access to necessary employment and services. Then the Village might have to provide for some of those needs. Commissioner Goldspiel - We are trying to give some guidelines as to where this type of housing should be built. I do not think this is going to be a disadvantage to someone who is going to build this. Commissioner Reid - The report is very good, however, some of the information is redundant. I wonder if we could incorporate this as a short statement and leave it at that. There are too many variables and you cannot keep them all. Mr. Truesdell - These are really not specifics. They are somewhat general. My feeling is to come out with a useful criteria in one short statement would not be possible. Commissioner Goldspiel moved that the Plan Commission recommend Housing Section B to be included in the Comprehensive Plan. Commissioner Glover seconded the motion. AYES: Commissioners Goldspiel, Glover, Reid, Kaszubowski NAPES: Commissioner Davis ABSTAIN: None ABSENT: Commissioners Sheldon, Button, Shif in The motion passed 4 - 1. Commissioner Goldspiel asked Mr. Truesdell to define exactly what kind of multifamily housing that will be dealt with here in the Housing Section B. Mr. Truesdell - I would like to schedule a public hearing on June 17, 1981 on the Comprehensive Plan. Mr. Marienthal - There was a developer in with a subsidized housing plan that was opposed by the Village Board. He had made application to the Federal Government and the Trustees opposed his plan because of its location. I feel we should have criteria in the plan for that purpose. It was to be located adjacent to the Mill Creek Condominiums. Buffalo Grove Plan Commission Regular Meeting May 20, 1981 - 5 - VAGA Mr. Truesdell - The Lake County Government Association through VAGA has drafted certain boundary and use agreements based on Alternative III B which the Village Board and the Plan Commission recommended against earlier. Now we have been given agreements to sign on land use and boundary agreements. Mr. Truesdell then briefly went over his memo to Mr. Balling of April 14, 1981 titled VAGA Intergovernmental Agreement, and Mr. Raysa's memo of April 24, 1981 to Mr. Balling titled VAGA Intergovernmental Agreement. He stated that Staff's recommendation is not to sign this agreement. Commissioner Kaszubowski -I_feel that agreeing to something like this is forming another layer of government. 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. Commissioner Davis moved that the Plan Commission recommend that the Village of Buffalo Grove not participate in the VAGA Intergovernmental Agreement as submitted to them. Commissioner Kaszubowski seconded the motion. Discussion followed: Mr. Marienthal - The Village Board has stated catagorically that they do not wish to be a signatory to a boundary agreement. Commissioner Goldspiel - I think we should keep the door open to boundary agreements with other villages. Mr. Marienthal - The original idea of VAGA was an exchange of plans in order to solicit the input from existing surrounding communities. Now VAGA has tried to become another layer of government. AYES: Commissioners _Goldspiel, Davis, Glover, Reid, Kaszubowski NAPES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Button, Shifrin The motion passed 5 - 0. Chairman Shields recessed the meeting at 8:37 P.M. Chairman Shields reconvened the meeting at 8:47 P.M. Buffalo Grove Plan Commission Regular Meeting May 20, 1981 - 6 - Mr. Moses briefly reviewed the plan previously Presented to the Plan Commission and stated that the problems with it were: 1) location of the Jewel store, 2) concern about the number of curb cuts on Route 83, 3) the shape of the Village Green i. e. , that it would be more useful as a more compact shape. The plan to be presented tonight moves the food store up to where the Village Green was. The site is no longer divided into two parts. The Village Green is shown a bit largerpand is in a more compact shape. We only have two durb cuts on Route 83. There was concern with the internal circulation throughout the whole plan. This plan solves that problem. The green area behind the Jewel will help to screen it and you have another two acres of additional green space. Mr. Moses then showed the landscape plan and explained it. Mr. Callaghan has proposed a project that fits very well with ours. He has left another 40' green strip along the south side of his property. You get a nice green entrance into the Town Center. The Henderson property will align with ours in his second phase. Commissioner Glover suggested that the B-5 Ordinance be used as a guide line for discussion. Commissioner Goldspiel - The point on the house located in the Village Green is would it be public or privately owned? ill Mr. Moses - It would be privately owned. 6. 2. 1 Permitted Uses Commissioner Kaszubowski - We are now working with the food store in this section. Is there a consensus on this? Commissioner Davis - We had a consensus. Mr. Brim - The proposed financial facility with a drive-in facility would require granting of a special use on the B-5 Ordinance. Mr. Moses - I do not know if they have a tenant for that yet. Commissioner Davis - I do not think we have to consider it until they come to us with it. Commissioner Glover - I would oppose any drive up facility. It opposes one of the concepts of the Town Center. Buffalo Grove Plan Commission Regular Meeting May 20, 1981 - 7 - Mr. Becker - That is long range planning. g P g Mr. Truesdell - Do you want to show it as an Out Lot with no use on it or do you want to show it as a facility without a drive-up? Commissioner Glover - I oppose a drive_up facility as a permitted use. I would prefer this to be shown as a facility without a drive-up provision. 6.3 Bulk Requirements 63. . l A Commissioner Goldspiel - I have a concern with a commercial facility on the Village Green. Commissioner Glover - I would like to see a walk up facility, not drive up or parking there. Commissioner Goldspiel - If you get that kind of facility, it would create litter, you would be adding maintenance responsibilities to the Village. You cut down the useability of the Village Green with walkways. Mr. Moses - It could add to the Village Green. It is an historic house. Regarding the problems of litter, it is only 2,200 square feet. It would have to be policed. Mr. Marienthal - The Board never opinionated on this. The staff has said they do rot want the building. I think the board was unaware that this would be private ownership. The Board would like to opinionate on that. Mr. Truesdell - Generally the staff's position is that there seem to be very few uses that people could really identify for a house that size. In our discussions, we agreed a functional use for that house on the Village Green could be an ice cream shop while giving the developer some additional commercial space. He did loose some of his space as allotted on his original plan. Chairman Shields - The question is, should the permitted use for a concession type of use on the Village Green be permitted. Mr. Brim - It could be a kind of identity unit as well as serve some small commercial type of use. We would look favorably upon that type of use. There has to be some plan to serve the number of people that would be using the Village Green. Mr. Katz - That plan requires a 12' setback on the structures adjacent to the food store. Buffalo Grove Plan Commission Regular Meeting May 20, 1981 - 8 - 6. 1E Criteria of Appearance Chairman Shields - Commissioner Shifrin called me today and asked me to make some comments for him tonight. He indicated that he would like to see some kind of break within the parking lot. He would like to see a more complete break between one section and another. Mr. Moses - We have two 10T side green landscaped areas. Commissioner Davis - The height of the berm, behind the Jewel, what heighth is that? Mr. Moses - That would be 6'. Commissioner Davis - Would you consider an additional wall there? Mr. Moses - That is a possibility but it would be more attractive with land- scaping. Commissioner Goldspiel - I would like to point out that the back of Kohl's food store in Buffalo Grove has come out quite well. The back of a supermarket can be treated well with landscaping. Commissioner Glover - On the May 13, 1981 Lighting and Landscaping Plan, what are the cross hatch areas around the building. Mr. Moses - That is a berm. Commissioner Glover - There was a section of the plan along Lake/Cook Road which slopes down and looks like a 3 to 1 slope. It will not be a L ' berm as shown. I suggest that the plan reflect that. 6. 4. 2 A Land Relationships of Buildings to Side and Adjoining Areas Commissioner Goldspiel - I would like to see integral pedestrian movement on the plan. I would like to see the bike path. Mr. Moses - It is shown but not labeled. There is another bike 1 path that is on Mr. Callahan's property. Mr. Truesdell - We are looking for a pedestrain bike path along the major roads to go through there. We would like to see one on the south and west sides of the Village Green. Commissioner Kaszubowski - I feel there should be a bike path from the Village Green moving down to Route 83. Buffalo Grove Plan Commission Regular Meeting May 20, 1981 - 9 - Mr. Eisenberg - We did talk about winding the bike path around the Village Green from Route 83 and continuing it around the internal shops to Buffalo Grove Road, but those things are not finalized. We would like to consider a bike path going through the site. Commissioner Goldspiel - The place that I see a need is a point in the former access to Buffalo Grove Road. We need some kind of a path from Buffalo Grove Road into the center at that point. Mr. Brim - The concept might be to consider a path on Route 83 and an east/west path on Checker Road. Commissioner Goldspiel - Regarding the bike path, I am concerned that we are going to have a bike path on the north side of Checker Road or do we want one on the south side. now. We should have an understanding of whether we are going to have it on one side or another. Mr. Eisenberg-Mr. Callaghan has shown a path on the north side of Checker Road. 6. 4. 4+ Lighting Commissioner Glover - We do not have anything on lighting. We need to know the pole height and design. Mr. Moses - The pole height is 30' in the parking lots and 12' in the pedestrain areas. 6. 4. 5 Building Design Mr. Brim - We would like to see the Plan Commission along with the builder consider the possibility of a bike path to weave in and out on Route 83. Mr. Truesdell - I talked about that with our engineer and he cautioned that you have to be careful about the drainage. Mr. Moses - A possibility of a problem may be caused by people walking on the grass and through the landscaped areas. Commissioner Glover - Regarding Section 6. 4. 5 E I take it you are going to screen any hardware on the roofs. Mr. Moses - It will be hidden behind the front of the store. We can put the location towards the front so that it cannot be seen or use a paraphet. Section F Commissioner Glover - You will want to screen the trash storage areas. Mr. Moses - We have the Jewel building notched in such a way that those can be hidden. The fence will be either wood or brick. Buffalo Grove Plan Commission Regular Meeting May 20, 1981 - 10 - Commissioner Kaszubowski - Monday night at the Village Board Meeting Trustee Marienthal made the point that there might be a possibility of double facing those stores. I like that idea further explored. Mr. Moses - I think this particular situation does not lend itself to that. It is hard to design a double face building when there is nothing on the back sides right now. Mr. Eisenberg - Merchants cannot operate stores with two openings. What we can do is to develop the stores so that they can be serviced in the middle. That problem can be overcome. I can see more single purpose users going into the area on the west side of the site. Mr. Truesdell - Does the Commission agree on the concept of the street scene? Commissioner Glover - I like the street scene. 6. 4.6 Signs Chairman Shields - I do not think we are going to concern ourselves with the signage. 6. 5.7 Miscellaneous Structures and Street Furniture Commissioner Kaszubowski - I think Commissioner Glover has already expressed the idea that we have some desire to see that. Mr. Eisenberg - Originally we talked about leaving the Forsythe building in with the shops. It was at the request of the staff and the consultant that we tried to incorporate it into the Village Green. We have tried to work out how to handle it. I think we should be allowed to retain ownership of that property. We could notch out a piece of property on the Village Green. We could rehabilitate the house and maintain it. It will be a focal point for the Village Green. Commissioner Goldspiel - I feel that it does not belong there. It is a focal point but I do not think it is desirable there. Mr. Eisenberg - How would you feel about us incorporating it into the shops? Commissioner Davis - Until we hear from the Village Board we should wait. Commissioner Goldspiel - We need to review and gather the facts. I would like to see some photos. We should be considering pros and cons of private versus public ownership. Buffalo Grove Plan Commission Regular Meeting May 20, 1981 _ II - 11 6. 4. 8 Maintenance Planning and Design Furniture No comment 6. 5 Development Procedures 6. 5. 1 Preliminary Development Plans Mr. Truesdell - We have received a formal application for this site but we have not received all the required fees. 6. 5.3 Preliminary Plan Development Commissioner Davis - Within the time this plan was referred to us we have 30 days before we have to have a public hearing on it. We cannot go to the public hearing without everything that has to be in on this. Commissioner Glover - Why have the fees not been paid? Mr. Truesdell - There was some concern over the amount of the Town Center fees. Mr. Eisenberg - With the B 5 Ordinance there is a very heafty fee for review to be paid on a per acre basis. Mr. Truesdell - It is 0_75 per acre. Mr. Eisenberg - So that what you are talking about is approximately p1+,000 before a preliminary plan is approved and there are other fees involved. We have requested of the Village that some reasonable fee be established for the initial review of the plan and if we proceed when we get our zoning, we will be more than happy to cooperate in terms of the total fee. But we do not think it is fair and equitable that we pay the total fees which are between 458,000 and $15,000 to see whether or not we are going to get approval of a preliminary plan. Chairman Shields - How can we have a public hearing without that being resolved. Will the Village Manager make the decision? Mr. Truesdell - The Village Manager may refer it to the Village Board. Buffalo Grove Plan Commission Regular Meeting May 20, 1981 - 12 - 6. 5.3 A Commissioner Glover Point 1) We do not have an accurate topographic plan. Point 6) We have not seen the design or height of on site lighting. Point 8) We do not have the fees resolved. The developer has continually tried to rush our schedule on this plan. I would like to see this food store compatible with the other street scape. The only sketches we have seen seem to be a carbon copy of other Jewel stores. Mr. Moses - It is really not a carbon copy of other Jewel stores. We showed the building stepped, the roof stepped down. We wanted the front portion of the building stepped back so that it does not look like one long face on the building. The brick on the building will be the same type as the rest of the buildings. Commissioner Glover - I am concerned about the expansion of the Jewel. Mr. Moses - Jewel has determined that what we draw and is agreed upon by the Plan Commission they will live with. After some discussion it was determined that the Public Hearing on the Town Center will be in two sessions so that all necessary materials will be received. Commissioner Goldspiel - I think the preliminaryplanshould show ommthe Church P Street exit and the possibility of connecting the driveway behind the Jewel and the Church Street exit. What is the width of Checker Road? How do we resolve that. Mr. Brim - We feel that will be taken care of through engineering. Mr. Truesdell - The Village states 27 feet for a residential street. This will be a bit more than a residential street. My feeling is the developer will give us a recommendation for an appropriate width that the street should have. Mr. Brim - Regarding Church Street, sufficient room should be left for the Church Street extension. Commissioner Glover - Regarding width of Checker Road, once the Jewel is ex- panded how will it sit in relation to the roadway. Commissioner Goldspiel - The problem there is not to create a blind curve. Buffalo Grove Plan Commission Regular Meeting May 20, 1981 • - 13 - Ii Mr. Moses - You could curve the road slightly more to the north to get more green space. You could take a corner off of the Jewel. We already have a corner off the building and we could turn the building around. Mr. Lindgren - What do you intend this road to do? Commissioner Davis - We want it to be a main entrance from the west side into the Town Center. It is also going to come out on Route 83. You will have control stop signs within the area. Mr. Lindgren - If it is a dedicated street you may put a stop sign on it but that requires a safety study and passage of an ordinance by the Village. If it is a private street the developer may put up a sign at his own discretion. Mr. Truesdell - We have talked about that, and from the staff standpoint, it would be preferable that it would be a private street. What we want isfor it to be a major entrance from Buffalo Grove Road and a secondary entrance from Route 83 into the Town Center. Mr. Marienthal - I think it is going to be a main entrance from Route 83 rather than secondary. Mr. Eisenberg - I suggest that we sit down with staff and discuss the pros and cons of public versus private on that street. Mr. Lindgren - I thought the Town Center was an 80 acre concept. Why divide it with a roadway? Commissioner Goldspiel - I am concerned about our access to the Village Green P g being on private property. Commissioner Reid - Regarding Item 14, the development schedule is next according to the ordinance. Mr. Truesdell - Mr. Gitlitz submitted a letter regarding this that meets the requirements. It was distributed at an earlier meeting. Commissioner Glover - Are we saying we want all 19 items to be taken care of before the public hearing? Commissioner Davis - I want photos of the whole area and of the Forsythe house. Mr. Eisenberg - We have that and Item 18 was submitted before. Commissioner Reid - Item 10 needs to be resolved by the developer and staff. Buffalo Grove Plan Commission Regular Meeting May 20, 1981 • - 14 - Mr. Eisenberg - When I talk about marketability and a total Town Center, I indicated we needed an anchor. I would like the people that come to the Town Center to be able to conduct all their business. If we have all the facilities at the Town Center, I think it will prosper. Chairman Shields - Regarding the drive-up facility, the feeling was that you do • not now have a specific tenant which would require a special use. At this meet- ing you were not asking for a special use for a drive-up facility but we do not want to say you could do it without a special use and thereby want you to show this facility as a block similar to the others. • After some discussion it was determined that a special use should be sought when a specific tenant was obtained. The Plan Commission was polled as to whether they were opposed to a special use for auxiliary drive-in facility for a bank or savings and loan. Yes indicates support for the proposal. AYES: Commissioners Davis, Reid, Kaszubowski NAYES: Commissioners Goldspiel, Glover ABSTAIN: None ABSENT: Commissioners Sheldon, Button, Shifrin The poll was 3 - 2 • The Plan Commission was polled as to whether this plan is better than the previous plan, providing there are no new hitches at the public hearing and all things are followed in the B-5 Ordinance. Yes indicating acceptance to • proceed to the public hearing. Commissirn er Glover - The plan we are looking at now dated May 13, 1981 has changed, the total lease area has changed, the parking lot and the gross site • area has increased. • Mr. Eisenberg - There were 4 acres that were going to be used for expansion • which not are included in the plan. It is a very inefficient use of the acreage we have here. • • AYES: Commissioners Goldspiel, Davis, Glover, Reid, Kaszubowski NAYES: None • ABSTAIN: None ABSENT: Commissioners Sheldon, Button, Shifrin • The poll was favorable 5 - 0. Mr. Truesdell - We are not going to get everything in by Friday. If we did receive it on Tuesday and delivered the material that day would it be acceptable to the Commission: i Buffalo Grove Plan Commission • • Regular Meeting May 20, 1981 • - 15 - It was decided that at the public hearing on the 27th the Commission would deal only with those items for which the material was available. In addition, no recommendation would be made, but rather the public hearing would be continued to another date. Commissioner Davis moved adjournment with Commissioner Glover seconding. Chairman Shields adjourned the meeting at 11:10 P.M. Respectfully submitted, Ka hleen Comer Recording Secretary APPROVED BY: 7-, _44 . g Patrick Shields Chairman Buffalo Grove Plan Commission Regular Me eting r May 20, 1981 L .