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1982-04-21 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLATY COMMISSION Town Center Development Plan Buffalo Grove Office Center April 21, 1982 Chairman Shields called the Regular Meeting to order in the municipal building, 50 Raupp Boulevard, Buffalo Grove at 7:35 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Davis Mrs. Reid - arrived at 8:19 P.M. Mrs. Kaszubowski Mr. Krug Commissioners Absent: Mr. Glover Also Present: Mr. F. Callaghan, Developer Buffalo Grove Office Center Mr. R. Boehm, Developer, Buffalo Grove Office Center Mr. R. Chocholek, Architect, Buffalo Grove Office Center Mr. J. Truesdell, Village Planner Mr. A. Goldberg, Prospective Plan Commissioner APPROVAL OF MINUTES Moved by Commissioner Kaszubowski, seconded by Commissioner Goldspiel to approve the Public Hearing Minutes of April 7, 1982. The vote was unan- imous with Commissioner Davis abstaining. Commissioner Sheldon moved, with Commissioner Kaszubowski seconding to approve the Regular Meeting Minutes of !.April 7, 1982 subject to correction. Page 1, paragraph 5 change "when" to "or"; Page 3, paragraph 3 change "tandem" to "tandem"; Page I+, paragraph 12 change "pedestrain" to "pedestrian"; Page 5, paragraph 7 change "they would be providing approximately two poi:it five people per unit and the most favorable projections for the Village would be one point eighty-eight. " to "estimate that these would 1. 88 people per unit while the Illinois School Consulting Service would yield 2. 5 per unit. They propose to use their own projections. "; Page 6, paragraph 6 after "cul-de- sac" add and"-suggested tying the two north cul-de-sacs for emergency access along the path". L Commissioner Davis stated that he was under the impression that the nineteen acres located on Wynnedale site was to remain passive. Commissioner Goldspiel replied that that was under discussion on a previous proposal which did not take place. - 2 - Commissioner Davis felt the voters of Buffalo Grove did not want to spend the money to purchase that site. He felt the people would prefer to keep this piece passive land. COIvM'MIITTEE REPORTS Commissioner Kaszubowski attended the Village Board Meeting on Monday, April 19, 1982. They did not refer anything to the Plan Commission at that meeting. Chairman Shields introduced Mr. Al Goldberg of Cambridge-on-the-Lake who is a prospective plan commissioner. He previously lived in Morton Grove and was a member of their plan commission and zoning board. He has lived in Buffalo Grove for one year. Chairman Shields attended a Village Board meeting a couple of weeks ago where the Village Green was discussed and also the plan for the northeast corner of Arlington Heights Road and Route 83. This plan was again turned down by the Village Board and not referred to the Plan Commission. On Wednesday, April 14th Chairman Shields attended Arlington Heights Plan Commission meeting at which they voted seven to zero to deny permission for McDonalds to build at Arlington Heights and Whitehall Drive. He felt it is unlikely the Village Board would over rule the Plan Commission in this case. In response to a question from Commissioner Sheldon, Chairman Shields replied he did not think the Village had approached McDonalds about building in Buffalo Grove. He felt this plan will probably go before the Village Board of Arlington Heights in May. They may revise their proposal and go back before the Arlington Heights Plan Commission. TOWN CENTER DEVELOPMENT PLAN Mr. Truesdell briefly reviewed his memo to the Town Center Committee dated April 7, 1982 titled Village Green Acquisition and Financing Strategy, Village Board Recommendation. The plan proposed by the Town Center Committee was pre- sented to the Village Board and the Board unanimously endorsed it. The reason for moving the Village Green into an area more toward Buffalo Grove road is: 1) it would relate better to the village hall complex activities in that area, 2) it would move the Village Green from the direct path of the current develop- able property. In this location it could be phased. The reason for the stipulation that the cash donation be paid up front is: 1) the Village could invest the money until it is needed and 2) try to negotiate options with the property owners. Mr. Truesdell then briefly reviewed his memo to Mr. Balling of April 13, 1982 titled Town Center Village Green Development Strategy. Buffalo Grove Plan Commission Regular Meeting April 21, 1982 - 3 - Commissioner Goldspiel felt that the Village Green could be better placed. It will be surrounded by parking lots in its present location. He felt that it could be placed at Buffalo Grove and Lake Cook Roads. I Mr. Truesdell stated this was originally considered but the Village Board turned it down. In response to a question from Commissioner Sheldon, Mr. Truesdell replied that not all of the land for the Town Center development is available for sale at this time. Some discussion then ensued regarding the placement of the Village Green. Commissioner Kaszubowski felt this plan gives prospective developers an idea of what Buffalo Grove wants. If a developer came up with a good plan and he wanted to move the Village Green, they could work with him on it. After some discussion it was determined that the public hearing on this pro- posed Town Center Village Green development would be held on May 19, 1982. BUFFALO GROVE OFFICE CENTER Mr. Callaghan stated that he has worked on several plans for this piece of property. Originally they had considered commercial and now they are look- ing at office buildings. They have done considerable research on what is hap- pening in the downtown Chicago area, Schaumburg, the Edens corridor and south- ern Lake County regarding office development. They are aware of the problems of cost, security, availability of qualified help and transportation problems related to office developments in the Chicago loop. Because of these problems they are convinced that business will be looking to the suburbs for locations. They feel that Buffalo Grove is a good location. There are many small users who can use 20,000, 30,000 and 40,000 square feet of space. They are confident they will make this development successful within a reasonable amount of time. They prefer starting with two midrise buildings and continuing on to two build- ings of various levels. They are hoping to have occupancy early in 1983. They also plan to have a small athletic facility in one of the buildings which would work in conjunction with the golf course. Mr. Boehm, Mr. Callaghan's associate, has managed many office buildings in the Chicago downtown area and is well aware of their problems. Mr. Chocholdk stated that his firm has been in business for over ten years. They have developed half a million square feet of office space. They basically have designed buildings in the one to five story category. Their practice has primarily been in the suburbs. He then briefly explained the engineering plan. The property is on ten acres and it is on high land. Because of the density in the detention in the south west corner they are locating a low two Buffalo Grove Plan Commission Regular Meeting April 21, 1982 story building there. Another building is placed to the east as you come into the office area. They are trying to create a feeling of more open space. Mr. Chocholek then briefly explained the preliminary plan. The cars will be located behind the office buildings. They feel they have a great deal of flex- ibility with this plan. Mr. Chocholek then briefly explained the landscaping plan. He stated that to the north of the property they will buffer with ornamental trees. On Checker rkoad there will be shade trees and green. In the parking areas there will be ornamental trees. Where the cars are close to the buildings there will be shrubery. He then showed renderings of the buildings and samples of the mat- erials to be used. They would prefer to use masonry instead of glass. Commissioner Sheldon expressed her concern for the location of the sign for the office park. Mr. Callaghan stated they have not determined what kind or where they are going to locate the sign. In response to a question from Commissioner Kaszubowski, Mr. Truesdell stated that four loading berths are required and they are on the plan. Commissioner Krug stated that the hashed "no parking" areas referred to by the Police Department should not be curbed because it is difficult to plow. Mr. Chocholek stated, in response to a question regarding mechanical systems on the roof, that they would be hidden. They would not want to spoil the appearance of their buildings by having an eyesore up there. Mr. Callaghan stated they have met with the Buffalo Grove disposal people and have gotten input regarding the dumpsters so that they can come up with an acceptable enclosure for them. In response to a question from Commissioner Goldspiel, Mr. Chocholek replied there will be retention at the south west corner and detention at the north west corner of the site. In response to a question from Commissioner Goldspiel regarding reorientating parking between buildings A and C, Mr. Chocholek stated they could be reorien- tated if the requirements were changed from one car per 250 square feet of office space to 300 square feet. However, if that is done you get into smaller parking segments and they feel that it would be a poorer design. Commissioner Goldspiel stated that if reorientating the parking caused less green space he would be against it. He then expressed his concern for the Buffalo Grove Plan Commission Regular Meeting April 21, 1982 - 5 - • type of architecture, materials and color to be used for this development. Mr. Truesdell stated that when the plan proceeds further all the materials, i. e. landscaping, lighting, engineering, preliminary plans etc, will be given to Brim/Braun Associates and at that time they will do a detailed review which the Plan Commission will receive a copy of. Mr. Chocholek stated they wanted to stay with a brick material as far as the number of and placement of windows that is not cast in stone. Mr. Truesdell asked if the Plan Commission was comfortable with the parking ratio of one car per 300 gross square feet of office space. The Commission concurred. He then stated that one of the things the B-5 Ordinance requires is a traffic study and an impact analysis. The staff feels these two studies can be waived as the development will definitely have a positive impact and the traffic study done by Ken Tucker and Associates for the Town Center, which did take into account an office development, was sufficient. Commissioner Goldspiel expressed his concern for the traffic that will be generated on Checker Road. Mr. Callaghan pointed out that the section of Checker Road that will go through the Town Center will be broken up by several corners. He felt it would be unlikely that people will go down Checker Road to get through the Town Center as a short cut. After some discussion it was determined to proceed with this plan to the public hearing stage. FUTURE AGENDA ter nothingplanned for the May1982meeting. Mr. Truesdell stated that there is 5, meeting. At the May 19, 1982 meeting there will be a public hearing on Wynnedale and a public hearing on the Official Map for the Town Center. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Krug to adjourn. The vote was unanimous. Chairman Shields adjourned the meeting at 9:15 P.M. Buffalo Grove Plan Commission Regular Meeting April 21, 1982 - 6 - i, Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting April 21, 1982