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1982-06-02 - Plan Commission - Minutes REGULAR MEETI=G BUFFALO GROVE PLAN COMMISSION Wynnedale Buffalo Grove National Bank Addition Buffalo Grove Mall Renovation June 2, 1982 Chairman Shields called the Regular Meeting to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:34 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Davis Mr. Glover Mrs. Kaszuboi ski Mr. Krug Mr. Goldberg Commissioners Absent: Mrs. Reid Also Present: Mr. R. Olson, Architect, Wynnedale Mr. R. Piggott, Planner, Wynnedale Mr. P. Bianchini, Developer, Wynned.ale Mr. L. Freedman, Attorney, Wynnedale Mr. S. Roake, Engineer, Buffalo National Bank Mr. J. Lentz, Attorney, Buffalo Grove National Bank Mr. G. Lindgren, Traffic Analyst, Buffalo Grove National Bank Mr. G. Stern, Planner, Buffalo Grove National Bank Ms. E. Antonopoulos, Project Manager, Buffalo Grove Nat._ Bank Mr. F. Morelli, Developer, Buffalo Grove Mall Mr. J. Devine, Buffalo Grove Mall, Attorney Mr. J. Green, Architect, Buffalo Grove Mall Mr. W. Raysa, Village Attorney Mr. R. Stone, Village Trustee Mr. D. DeLance, Director Park District Mr. R. Kuenkler, Village Engineer Mrs. I. Park, Staff Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Kaszubowski to approve the May 19, 1982 Public Hearing Wynnedale Minutes. Approval was unanimous. Moved by Commissioner Goldspiel, seconded by Commissioner Glover to approve the May 19, 1982 Town Center Public Hearing Minutes. Page 2, paragraph 3 change is "will well be"; paragraph 5 change successfully done" to "an effec- tive village green area in its downtown section". Approval was unanimous Moved by Commissioner Kaszubowski, seconded by Commissioner Goldspiel to approve the May 19, 1982 Regular Meeting Minutes. Page 2, paragraph 2 change "pedestraan" to "pedestrian"; paragraph 9 after "regarding" add excessive" lighting in Emmerich Park North and delete the rest of the sentence. 1 - 2 - COIF IIITTEE REPORTS Commissioner Sheldon complimented the party responsible for seeing to it that an article was run in the newspapers regarding the construction of the reservoir/forest preserve across from the Wynnedale development. Chairman Shields closed the Regular Meeting at 7:35 P.M. Chairman Shields reconveniened the Regular Meeting at 9:30 P.M. A recess was called between �•/ 9:20 P.M. and 9:30 P.M Moved by Commissioner Goldspiel, seconded by Commissioner Glover to continue the discussion of the Wynnedale development. The vote was unanimous. Some discussion then took place regarding a motion for approval by Co asioner Goldspiel which Was later withdrawn. Moved by Commissioner Goldspiel, seconded by Commissioner Davis to table the discussion of the Wynnedale site until finishing the other two items on the agenda. AYES: Commissioners Goldspiel, Sheldon, Davis, Kaszubowski, Krug, Goldberg NAYES: Commissioner Glover ABSTAIN: None ABSENT: Commissioner Reid The motion passed 6 -l . BUFFALO GROVE NATIONAL BANK Mr. Lentz stated this plan is to build an addition to the existing bank facility for storage and commercial banking. Ms. Antonopoulous explained that Continental Bank has entered into an agreement to purchase the bank which will take place the end of July. Continen- tal will develop the addition on this site. The Bank of Buffalo Grove had to make the application because they are currently the official owner Mr. Stern briefly explained the plan. The addition will primarily be a commer- cial banking facility with bank storage. The four handicap parking spaces will remain. The parking in the rear of the lot will be primarily for employee's and the spill over parking for customers. They are providing a total of fifty-seven car spaces for stacking or eleven cars each for the drive up lanes. They do not plan to develop the land at the back of the site. Mr. Lentz then referred to Mr. Truesdell's memo of May 27, 1982 to the Plan Commission titled Buffalo Grove National Bank Addition - Staff Review . Under Department of Building and Zoning. Point 1 Addressed under the Planning Department section of the memo. Buffalo Grove Plan Commission Regular Meeting n g June 2, 1982 - 3 - i Point 2 They have these spaces now. Mr. Lentz then referred to Mr. Kuenkler's memo to Mr. Truesdell of May 27, 1982 titled Buffalo Grove National Bank Addition. Point 1 Mr. Roake stated he was not certain the water main being looped would provide any improvement in fire flow. He felt the two hydrants already present were sufficient. Point 2 Mr. Roake stated their study indicated that the percentage of impervious area has not changed. Therefore, they did not sutdy the water management area. Point 3 Mr. Stern stated they will provide a mirrored reflector across from the drive up windows so that motorists will be able to determine if cars are exiting from the parking area. Point 4 Mr. Lentz stated the south property is scheduled for an office development. They do not know for sure whether that will go through. Commissioner Goldspiel stated that that piece should not be land locked. Mr. Lindgren briefly reviewed his traffic study to Mr. Stern of May 18, 1982 titled Traffic Impact Study, Proposed Expansion, Buffalo Grove National Bank, Buffalo Grove, Illinois. He suggested the current access and egress should be maintained. Regarding the accidents on Dundee Road the number of accidents going back to 1979 were; 1979 - eleven, 1980 - six, 1981 - two, 1982 one maybe two to date. This suggests a decreasing situation. As development increased on Dundee Road speeds have come down somewhat. 1978/79 was the year of the big snow. The fatality was due to a motorist jumping over the median and hitting a car in the bank lot. They took their observations on a Friday which was the thirtieth of the month and on a Saturday which was the first of the month. These are the two busiest days in banking. They do not meet the warrants for a traffic signal. If a traffic sig- nal should be erected across from the site, then it would be to the bank's advantage to combine the exit and entrance lanes. In response to Commissioner Davis's question, Mr. Lindgren stated the Cedar View Office Development would increase the traffic on Dundee Road somewhat. Commissioner Glover felt the traffic problem was the most severe problem for this entire development. He felt the site was overdeveloped for this location. Moved by Commissioner Goldspiel, seconded by Commissioner Krug, to recommend to the Village Board approval of the addition to the Bank of Buffalo Grove Buffalo Grove Plan Commission Regular Meeting June 2, 1982 III Preliminary Plan SP-1 dated May 13, 1982. Discussion: The motion was amended to include that it was suggested that the Bank be re- quired to participate in the cost of a traffic signal for that location when it meets the warrants. AYES: Commissioners Goldspiel, Sheldon, Davis, Kaszubowski, Krug, Goldberg NAYES: Commissioner Glover ABSTAIN: None ABSENT: Commissioner Reid The motion passed 6 - 1. Commissioner Glover felt there was not sufficient investigation done on the traffic problems and the proposed expansion will only increase the traffic problem. BUFFALO GROVE MALL Mr. Green briefly reviewed the site plan. The site is located at the north west corner of Dundee Road and Arlington Heights Road. The reason for the renovaticu is the problems occurring with children in the enclosed mall and the small stores identification. At present the stores open into the mall. They are going to create a strip shopping center. The new center has about the same retail area as the present mall. Mr. Green then briefly reviewed the Quantitative Summary of Rabin-LeNoble Associates Commission Number 8206. Mr. Devine then briefly reviewed Mr. Truesdell's memo to the Plan Commission of May 27, 1982 titled Buffalo Grove Mall Renovation - Staff Review. They have no problem with any of the points raised in this memo. MI. Devine briefly reviewed Mr. Kuenkler's memo to Mr. Truesdell of May 27, 1982 titled Buffalo Grove Mall Renovation. They have completed the two items listed on this memo. Chairman Shields questioned the concourse in the front of the building. Mr. Green stated that they are constrained by a major support wall, the square footage requirements, exposure for the stores and cost effectiveness. Commissioner Kaszubowski suggested landscaping the triangles in the parking lot by the Good Will box as that area presents a traffic problem now. Buffalo Grove Plan Commission Regular Meeting June 2, 1982 - 5 - In response to Commissioner Sheldon's question, Mr. Morelle stated they are signing contracts for leasing in September. Commissioner Krug pointed out that the entrance corridor, providing access to the athletic club, was narrow. He also stated that a corridor of five feet six inches is too small for handicap access. Commissioner Krug pointed out that the two hundred sixteen foot long hallway should have a fire door and possibly be shortened or closed off in sections. Mr. Devine stated they would look into that. Mrs. Park stated the corridor meets the fire department's requirements. Commissioner Goldspiel stated his concerns which were: 1. Parking lot entrance and exit from Arlington Heights Road. 2. He agreed with the comments regarding the access corridor for the athletic and office area. 3. The parking isle near Walgreens should be looked at. 4. He felt that if the ice cream store is in the new center, it should have a place for the customers to wait to make..their purchase. One of the petitioners said he could add three feet to the sidewalk to the building. Moved by Commissioner Kaszubowski to recommend to the Village Board approval of the modifications to the Buffalo Grove Mall as per preliminary plan of May 13, 1982. Seconded by Commissioner Sheldon. Discussion: Commissioner Goldspiel felt the traffic problem should be addressed. THE VOTE: AYES: Commissioners Sheldon, Davis, Glover, Kaszubowski, Krug, Goldberg i iAYES: Commissioner Goldspiel ABSTAIN: None ABSENT: Commissioner Reid The motion passed 6 - 1. WY:yNEDALE The Commission was polled as to the fifty-four foot right-of-way up to the recreation building, required is sixty feet. Buffalo Grove Plan Commission Regular Meeting June 2, 1982 - 6 - AYES: Commissioners Davis, Kaszubowski, Krug, Goldberg NAYES: Commissioners Goldspiel, Sheldon, Glover ABSTAIN: None ABSENT: Commissioer Reid The poll was positive 4 - 3. The Commission was polled regarding the twenty-seven foot right-of-way in all other areas except in the turn around portion of the cul-de-sacs which would be twenty-four feet. AYES: Commissioners Sheldon, Davis, Kaszubowski, Krug iAYES: Commissioners Goldspiel, Krug , Goldberg ABSTAIN: Commissioner Kaszubowski, Glover ABSENT: Commissioner Reid The poll was positive 4 - 3. The Commission was polled regarding the twenty-two foot front yard setback versus a twenty-five foot setback. AYES: None NAYES: Commissioners Goldspiel, Sheldon, Davis, Glover, Kaszubowski Krug, Goldberg ABSTAIN: None ABSENT: Commissioner Reid The poll was negative 7 - 0. Moved by Commissioner Glover, seconded by Commissioner Kaszubowski to recommend to the Village Board approval of the preliminary plan for Wynnedale Exhibit One dated June 2, 1982 subject to: 1. The eight foot wide bike path in the southern branch of the east/west bike path system 2. All the items of Mr. Kuenkler's memo of May 11, 1982, except the 27 foot right-of-way and pavement width for the cul-de-sac turn-arounds. Discussion: Commissioner Goldspiel stated the cul-de-sac is too long, we need to address the emergency via the bike path:. --- THE VOTE: AYES: Commissioners Sheldon, Davis, Glover, Kaszubowski, Krug NAYES: Commissioners Goldspiel, Goldberg ABSTAIN: None ABSENT: Commissioner Reid Buffalo Grove Plan Commission Regular Meeting June 2, 1982 - 7 - The motion passed 5 - 2. FUTURE AGE1 DA Commissioner Goldspiel suggested reviewing the Donation Ordinance requirements specifically to restudy the Library Donation portion. v ADJOURMviENT Moved by Commissioner Krug, seconded by Commissioner Glover to adjourn the meeting. Chairman Shields adjourned the meeting at 12:46 A,M. Respectfully submitted, thleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting June 2, 1982 PUBLIC hlf,ARING BUFFALO GROVE PLAN COMMISSION • Wynnedale June 2, 1982 Chairman Shields called the Public Hearing to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:36 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Davis Mr. Glover Mrs. Kaszubowski Mr. Krug Mr. Goldberg Commissioners Absent: Mrs. Reid Also Present: Mr. R. Olson, Architect, Wynnedale Mr. L. Freedman, Attorney, Wynnedale Mr. P. Bianchini, Developer, Wynnedale Mr. R. Piggott, Planner, Wynnedale Mr. D. Trach, Buffalo Grove Resident Mr. P. Morrissey, Buffalo Grove Resident Mr. T. Nelson, Buffalo Grove Resident Mr. K. Bielawa, Buffalo Grove Resident Ms. M. Bonninier, Buffalo Grove Resident Mr. D. Brown, Buffalo Grove Resident Mr. R. Stone, Village Trustee Mr. F. DeLance, Director Park District Mr. W. Raysa, Village Attorney Mr. Kuenkler, Village Engineer Mrs. I. Park, Staff Planner Mr. W. O'Reilly, Park District Commissioner Chairman Shields read the notice of the Public Hearing as published in the newspapers. He then had the petitioners introduce themselves and swore them in. Mr. Freedman gave the certified Report of Notice and the receipts of certif- ied mail which were sent to the residents living within two hundred fifty feet of the development to Chairman Shields. Mr. Freedman then briefly reviewed the history of the site stating that it is owned by Bass Financial Corporation. Lexington Development Corporation has acquired an interest in the property and will develop and purchase it if the plan is approved. Mr. Olson briefly reviewed the changes in the present plan compared to the previously approved plan of another developer. • - 2 - Mr. Freedman reviewed Mr. Kuenkler's memo to Mr. Truesdell of May 11, 1982 titled Wynnedale Preliminary Plan Review. Under Review Comments he stated: Point 1 They have completed. Point 2 They have completed. Point 3 They have completed. Point to They agree to take care of the erosion problem in the area where the Aspin Ditch meets Buffalo Creek (northeast corner)... Point 5 They have corrected this. Point 6 They have no problem with this. Point 7 They have completed. Point 8 They have completed. Point 9 They understood that the Park District had agreed to a four foot width which would be an interpretive trail. They have provided a connection between the north/south bike path and this inter- pretive trail and the Arlington Heights system. Point 10 They have completed. Point 11 They have completed. Point 12 They have completed. Point 13 They are aware of the requirement. Point 14 They are aware of that and that is one of the areas they are seeking a variance. Point 15 They have completed this and will file one with the Village. Point 16 They indicated they felt it was not appropriate to provide this. They had the impression from staff that this needs to be address- ed because of the ordinance but it is not necessary on this site. Point 17 They have completed. Point 18 These will be maintained by the condominium association. They have, in the past, dedicated them and maintained them, Point 19 They have no problem with this. Point 20 They have no problem with this. Buffalo Grove Plan Commission Public Hearing June 2, 1982 - 3 - Point 21 They recognize this. He then reviewed the variations as stated in the memo. They are still re- questing the cul-de-sac variation. They would reduce the pavement from twenty- seven feet to twenty-four feet in the turn around area. They have increased the landscaping in the island and maintained the ability to make the turning • movement around the cul-de-sac area. Mr. Freedman then reviewed the Flood Plain Ordinance Variation as noted in the memo and stated that they concur. He briefly reviewed Mr. Truesdell's memo to the Plan Commission of May 14, 1982 titled Wynnedale Preliminary Plan Review Second Section Point 1 Already addressed in review of Mr. Kuenkler's memo. Point 2 They will have no difficulty with this. Point 3 They can do this. Point 4 Previously addressed in Mr. Kuenkler's memo review. Point 5 They would like a variance on these setbacks and the frontages on the buildings within the cul-de-sac's. All they are doing is adding an additional three feet of paving which increases the storm runoff and a lesser setback in the back of the units or living area. It gives more rear yard space. Point 6 Previously addressed in Mr, Kuenkler's memo review. Section Three Point 1 Previously addressed in Mr. Kuenkler's memo review Point 2 Previously addressed in Mr. Kuenkler's memo review. Mr. DeLance briefly stated his concerns with the plan which were: 1. The proposed decrease to the property which is one hundred foot wide strip of property south of the creek. 2. The width of the bridge to get maintenance vehicles in there should be ten feet up to fourteen feet. Mr. Piggott stated it is a bike path and they would not want any Buffalo Grove Plan Commission Public Hearing June 2, 1982 - 4 - vehicular traffic on it. Access has been provided to the area within the streets and driveways for maintenance vehicles. 3 Park District would like to see access across the bridge, and would like an eight foot bike path, a requirement of the Village, to connect the two east/west bike paths. Mr. Freedman stated they had agreed to a four foot bike path and objected to the increased size of the bridge. 4. Mr. DeLance recommended to the Commission that a performance bond be required to cover the prairie area. 5. There is very little active area for this site and a great deal of passive area. This is a variation from the current Parkland Donation Ordinance. In responce to Commissioner Goldspiel's question regarding the active/passive area Mr. DeLance stated there is going to be considerable excavation on the north side of the site for compensatory storage which will leave the area marshy. This is a water management area and we are still going to have a wet area no matter what is done. Commissioner Goldspiel suggested entrance points for emergency vehicles to which Mr. Piggott replied that they have provided for emergency access through the office park. If that is not built, then emergency access will be along the bike path. In response to Commissioner Goldspiel's questioning the variance of twenty- four foot width, cul-de-sacs Mr. Kuenkler stated the ordinance establishes twenth-seven feet for a reason. Piggottstated theydo not allow parkingon their cul-de-sacs. Mr. Kuenkler Mr. replied that twenty-seven foot streets are not made to accommodate parking but for two travel lanes. Mr. Piggott referred to his April 28, 1982 letter to Mr. Truesdell regarding variations. Point 1 The ordinance calls for a sixty foot right-of-way. They will provide that width with a fifty-four foot dedicated right-of-way and a six foot sidewalk on one side of the street Point 2 They would provide this instead of a sixty foot requirement. Point 3 Twenty-five feet is required. They feel twenty feet is sufficient to handle landscaping. Point 4 Previously addressed. Buffalo Grove Plan Commission Public Hearing June 2, 1982 - 5 - In response to a question from Commissioner Glover, Mr. O'Reilly explained the Park District's position in agreeing to a passive use to the lane north of the creek. In response to a question from Commissioner Glover, Mrs. Park stated Staff has left the issue of active versus passive land on this site to be worked out between the developer and the Park District. Staff feels the land should be donated to the Park District and it is a very large area being donated. In response to a question from Commissioner Glover, Mr. Kuenkler stated that there is no variation authority in the Donation Ordinance. It is possible this might fall into one of the possible exceptions. In response to a question from Commissioner Sheldon, Mr. Raysa stated the Village has the authority to enforce their Donation Ordinance. It is up to the developer to comply with the requirements. In response to Commissioner Sheldon's question, Mr. Piggott stated they have contacted the Division of Waterways, the State of Illinois,who will allow them to put in a bridge that spans the creek (thirty to fourty feet). They do have to provide calculations showing that they will not disturb the water flows. They are possibly looking at a wood laminated bridge, although it has not been finalized yet. In response to Commissioner Sheldon's question, Mr. Kuenkler stated there will probably be a little bit more of a maintenance problem with a bike path going over a marshy area. Commissioner Goldberg asked the Park District to explain their requirements determining active or passive land. Mr. Delance explained the standards as established for Buffalo Grove. Mr. Tracy stated he felt there should be more active land use. Mr. Morrissey stated there would be a parking problem with active use and would prefer passive use. Mr. Nelson asked if: 1 1. A traffic study had been done. Mr. Kuenkler stated it had. 2. Why the flood plain was being lowered. Mr. Kuenkler stated to provide for compensatory storage. 3, How the development will affect the sewer system in the surrounding developments. Mr, Kuenkler stated the sewer system is oversized and this project does not go into the system Mr. Nelson is on. Buffalo Grove Plan Commission Public Hearing June 2, 1982 - 6 4. He was confused about the density issue, Commissioner Goldspiel explained that the old plan allowed for more density and this plan was an improvement over that one. 5. If there was a Comprehensive Plan for Buffalo Grove and if this site conforms. Mrs. Park stated there was a Comprehensive Plan and this site is consistent with it. Mr. Bielawa felt the developer should donate cash instead of worrying about the land donation. Ms. Bonninier was concerned about the children generated from this project. Mr. Piggott stated there would be very few children. Mx. Brown wanted to know what would happen if the Park District did not accept the land. Ms. Park stated it would either remain with the Village or the site could be developed by another party. Chairman Shields stated he had received a letter from Hope Luthern Church req,esting that consideration of a traffic signal at Arlington Heights and Checker Road be addressed. Chairman Shields closed the Public Hearing at 9:20 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing June 2, 1982