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1986-05-21 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Petition to the Village of Buffalo for Preliminary Plan approval and an amendment to a Planned Business Center (Buffalo Grove Nissan) May 21, 1986 Chairman Sheldon called the public hearing to order at 7:39 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Musfeldt Mr. Laskie Ms. Kaszubowski Mr. Rhodes Commissioners Absent: Mr. Goldspiel Mr. Davis Mr. Krug Mr. Gal Also Present: Mr. R. Anasticio, Architect, Buffalo Grove Nissan Mr. D. Hahn, Engineer, Buffalo Grove Nissan Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney 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 informed the audience of the format the meeting would take. She then swore in Messrs. Anasticio and Hahn. Mr. Anasticio passed out a new architectural plan for review which the Commission dated May 21, 1986. He briefly reviewed the site plan. They propose an addition to the present structure on the east, west and south sides of the building to make a wider showroom and an office. There will be no parking layout at this time as the area is designated as future parking. He reviewed a rendering of the remodeled outside of the building. The building will increase approximately 65% and the parking will almost double. They will move the dry retention which will also be increased. The building will still be one story at the same height. The present detention will become future parking for storing of new cars. There will be no additional signage. The area around the detention will be graded. They are not planning on putting in new trees or bushes. Commissioner Kaszubowski was concerned that the grass area would not be carried across the new detention and the entire west end. Mr. Kuenkler stated the area allocated for detention is in accordance with the Village ordinance. Mr. Hahn stated they will comply with the manhole requirement in Mr. Boysen's memo to Mr. Truesdell of April 16, 1986 titled Buffalo Grove Nissan Project. They are asking that the present detention be converted into parking in the future. It will be filled and landscaped for the present. Mr. Truesdell explained that a citation had been issued to Nissan and the Village has talked to the owner regarding the parking in the median of new cars. After some discussion is was determined that the engineering plan shows the phasing and the new plan shows Phase II. Phase I contains two new parking areas and Phase II is the present detention that will be future parking. The retaining wall and parking lot is in Phase II. Phase I will be filled and landscaped over the present detention. There will be no parking lot detention. The new detention is compensatory storage created by filling the ditch and making it a parking lot. There are no variations on the plan either for the zoning or development ordinance. Chairman Sheldon closed the public hearing at 8:09 P.M. Respectfully submitted, p� Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing May 21, 1986 - Page 2 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Nissan Town Center - Lieberman Group Ltd. May 21, 1986 Chairman Sheldon called the regular meeting to order at 8:10 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel - arrived at 8:40 P.M. Mr. Musfeldt Mr. Laskie Ms. Kaszubowski Mr. Rhodes Commissioners Absent: Mr. Davis Mr. Krug Mr. Gal Also Present: Mr. R. Anasticio, Architect, Buffalo Grove Nissan Mr. D. Hahn, Engineer, Buffalo Grove Nissan Mr. S. Lieberman, Developer, Town Center Mr. M. Schwartz, Attorney, Town Center Mr. P. Kupritz, Architect, Town Center Mr. W. Brim, Architect, Town center Mr. G. Winkler, 303 Gardenia Lane, Buffalo Grove Mr. J. Dunn, Buffalo Grove Resident Mr. W. Raysa, Village Attorney Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Kaszubowski, seconded by Commissioner Laskie, to approve the Special Meeting minutes of April 30, 1986 as amended. Approval was unanimous in favor with Commissioner Musfeldt abstaining and the motion passed. Moved by Commissioner Kaszubowski, seconded by Commissioner Laskie, to approve the Public Hearing Meeting minutes of April 30, 1986 as amended. Approval was unanimous in favor with Commissioner Musfeldt abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Laskie, to approve the Regular Meeting minutes of May 7, 1986 as amended. Approval was unanimous in favor with Commissioner Musfeldt abstaining and the motion passed. Chairman Sheldon welcomed Mr. Dusty Rhodes the new Plan Commissioner. COMMITTEE & LIAISON REPORTS Commissioner Laskie attended the May 19, 1986 Village Board meeting at which the Lincoln Club PUD Ordinance was approved. There was a pre-application conference for the property east of the golf course south of Checker Road near Buffalo Grove Road consisting of 300 rental units at 20 units per acre in five 60 unit buildings. Under a special arrangement there will be no detention on the site but the water will be carried to a wet area on the golf course. Trustee Glover noted that 16 dwelling units per acre were approved for the area around the golf course. The tax increment financing district for the Town Center was discussed. Mr. Lieberman is looking for a $7,000,000.00 bond referendum to pay for any public improvements in the Town Center area. It was predicted that the bond could be paid off in 6 years. The Village would have a deficit of a quarter of a million dollars because of this. It was suggested that Mr. Lieberman would make sure that that amount of money would be picked up by himself. That the Village would not be running a deficit. District 102 was concerned. The Trustees were polled as to if they wanted to pursue the financing plan and the poll was positive. Commissioner Laskie felt that if Mr. Lieberman is getting a $7,000,000.00 benefit from the Village he hopefully will be putting some of that money into the buildings. BUFFALO GROVE NISSAN Moved by Commissioner Kaszubowski, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of Buffalo Grove Nissan Architectural Site Plan dated May 21, 1986, Phase II subject to: the pavement being corrected, landscaping continuing on the west, that the phasing is as shown on the Engineering Drawing of March 31, 1986. Discussion: Commissioner Kaszubowski did not care to see the whole old detention area left as a hole for very long. Mr. Hahn stated the basin will be filled depth wise. Commissioner Musfeldt amended the motion with Commissioner Kaszubowski concurring to read that the current detention area be properly filled and landscaped in Phase I. Mr. Hahn stated the retaining wall is 10' high exposed at the deepest point and has a 4' deep foundation underneath it. AYES: Musfeldt, Kaszubowski, Laskie, Rhodes NAYES: None ABSTAIN: None ABSENT: Goldspiel, Davis, Krug and Gal Buffalo Grove Plan Commission Regular Meeting May 21, 1986 - Page 2 The motion 4 - 0. Chairman Sheldon called a recess at 8:28 P.M. and reconvened the meeting at 8:40 P.M. Commissioner Goldspiel arrived. TOWN CENTER (Lieberman Proposal) Mr. Raysa noted Commissioner Kaszubowski would not participate in the Town Center discussion. Mr. Lieberman briefly updated the Commission as to what had taken place on their plan. In the last 90 days they have contracted on additional land, a parcel commonly known as the Henderson property and on a parcel with an entrance on Lake Cook Road that wraps around on Route 83. They now either have closed on or have options on 51.5 acres. They are negotiating on two smaller parcels. They control the land from Lake Cook Road all the way through up to the back of the Standard Station where Route 83 and Buffalo Grove Road come together at a point. Mr. Schwartz stated they were before the Commission in February when they presented a concept plan. The acquisition of the parcels have delayed their coming back to the Commission up until now. They are presenting an updated concept plan to meet the concerns of the Commission and the Village Board. Mr. Brim stated they were concerned with the limited amount of egress, the linear park, relationship and screening of the residential specifications to the church property and steeple, internal circulation and environment of neighboring park focal points, screening of parking along Route 83 and internal means of access and church elevations and screening the commercial from the residential. There are 3 points of egress on Route 83 with limited access on Lake Cook Road and 2 points of egress on Buffalo Grove Road. They feel they have accommodated the staff comments recently published. They will have the screening bermed along Route 83. The office units will have a 2 or 3 story building with a single story. The five story curvelinear building will be residential with a wet focal point which will be a retention area. There will be a five story elderly housing building. The five story buildings will be approximately 55' high and the church steeple is 85' high. The retention area depth could be made deeper than they had done in the past and kept wet. The expansion of the detention area is allocated in the green area around them. The area to the north probably will be used as some type of entertainment facility. They will be able to leave a considerable amount of space along Buffalo Grove Road as open space. Mr. Kupritz stated they have worked with a very strong pedestrian access. They see the residential area a very strong center of interest with the water fountains. They are concerned with their buildings and those across Buffalo Grove Road. The basic difference between the height of the residential and those across the street from it is basically 20' and they feel their landscaping will allow for that. They have created a buffer along Route 83 Buffalo Grove Plan Commission Regular Meeting May 21, 1986 - Page 3 to screen the parking from the road. They do not see their internal Town Center Road being used from one end of the site to the other. They feel this road could be deleted and the area used for a park. With the elimination of the extra building the land will be freed up for more open space. Their buildings are more expensive just from the point of their geometric shape. They are putting money back into the project with this. Mr. Brim reviewed the memo to the Commission from Mr. Truesdell dated May 15, 1986 titled Town Center Lieberman Group Ltd. A. This was previously discussed. They feel that in providing the concept of the five story building it opens up the space. They feel that in changing the 25 dwelling units to 22 you would not change any of the plan concepts and make the buildings smaller but this did not improve the project. From a planning point of view the five story buildings system would have no more impact than the 4 story building. It gives more open space and allows the developer an economic value. B. The depths of the ponds will be handling substantially larger volume of water than indicated on the original 7.5 acres. They will have to look into this in detail. C.1 They have not had an opportunity to talk to the village traffic consultant nor have they done their own investigation. Based on Mr. Brim's experience the potential intersection has been planned for this area. They do not see any apparent problems there. C.2 They feel that both the Village and staff were agreeable that the Lake Cook Road point of ingress/egress was possible from a controlled situation. It is of value to the retail area. C.3 They agree, that intersection needs to be restudied. 4. They understand the impact of that particular problem. They will review this problem. Mr. Truesdell noted that: C.1 There was a difference that in the previous 7.5 acre plan the main intersection pointed off on Route 83. At that time Buffalo Grove Road was a secondary entrance. In this instance the road access will become the major access and he felt it needed more stacking space. C.2 The consultant stated the right in and right out would be hard to do. He did not have a problem with this eccept as to how this can be effective. The County has objected to a median whenever the Village has approached them for one near an intersection. C.3 He felt that parking could be pulled down a little bit. Mr. Schwartz stated they have seriously addressed the concerns from the previous workshops and staff. There is still some concern. Buffalo Grove Plan Commission Regular Meeting May 21, 1986 - Page 4 Mr. Truesdell stated whenever the Village has requested a mountable median the County has not been favorable. Even when it is close to an intersection. It is a maintenance problem for them. Mr. Brim stated the elevation of the site is approximately 5' lower at one end below the steeple site and five feet at the end of the property opposite the church steeple. They will maintain that contour. Coming across the site from Route 83 to Buffalo Grove Road there is a 5' difference lower elevation. Mr. Kupritz stated they meet the ordinance regarding the parking. The parking underneath the buildings takes care of the single car parking per unit. For every 350 square feet of space, a single 9' wide parking space is provided. Their numbers are based on a 10' space but they know they are going to be putting in plantings. In addition, they have parking around the office buildings and there is a drive through the first building to gain access to the second office building. The plan operates at 25 dwelling units per acre. There are 325 units in the circular buildings and 225 in the senior housing building. The office buildings are single story buildings. They are providing one space per unit for the elderly building. Commissioner Goldspiel felt the plan was better without the Town Center Road. Mr. Kupritz stated the office buildings are single access buildings and they are flexible. There will be a service drive behind the stores and will have access at that point. There is potential for parking in the back of the office retail area if that should be developed office. The largest type of tenant would be a 40,000square foot user. They will be providing at least 2 better type of restaurants. They will start out with a 100 unit building in the residential, a 25,000 square foot office building in the retail area approximately 75,000 to 80,000 square foot buildings. The Lake/Cook Road entrance is critical for their merchants. They will start the senior housing in the middle of 1987. If they obtain the residential home along Buffalo Grove Road it would be a recreational area. Mr. Truesdell stated the music store area is nine tenths of an acre and scheduled for demolition and would become park area. Commissioner Laskie felt there is a big difference between 4 and 5 story buildings. He did not like them. He wants to see things a little lower scaled in the suburbs. Mr. Truesdell stated Cambridge-On-The-Lake is a 4 story buildings 48' over parking. Mr. Lieberman stated the average overall one bedroom and 2 bedroom apartments are approximately 1,050 square feet to 1,250 square feet. The smallest two bedroom would be 1,000 and the 1 bedroom would be from 750 to 850 square feet. All buildings will be all brick with thermopane windows. These buildings will have to command a higher rental just because of their construction. Mr. Brim stated, in the circular retail area, they plan to have 600 square feet specialty shops which could be entered from both sides of the building. They see the inner and outer circle of the buildings active. Buffalo Grove Plan Commission Regular Meeting May 21, 1986 - Page 5 Commissioner Musfeldt preferred Scheme A with the elimination of the Town Center Road. There is an area opposite the music store that the developer suggested the Village use as the open green space for the Town Center. Commissioner Goldspiel was disappointed with the deletion of the Village Green area that remains hemmed in by 5 story buildings and is not green area. He feels the density is too high. This is a strip center with high rise buildings. He was concerned that the street on the north is too close to the circular building The Commission was polled and unanimously preferred Plan A with the elimination of Town Center Road, a building and the green in front of the southern commercial. It was noted that the density in this plan would be higher than anything in the Village but the building height would not be. The Commission was polled as to whether it would remain firm on 22 units per acre. The Commissioner unanimously voted that they preferred the density at 22 units per acre. Mr. Glen Winkler opposed the 5 story buildings across from his home. He could see the value of his property dropping with this site. Mr. Jeff Dunn concurred with Mr. Winkler CHAIRMAN'S REPORT It was determined that at least 2 Commissioners would attend the meetings in the community on the Comprehensive Plan. FUTURE AGENDA On June 4, 1986 there will be a public hearing on the Klefstad Industrial Park and a workshop on the Cotey Necher parcel. ADJOURNMENT Moved by Commissioner Laskie, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:20 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Ii, eg,uz Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting May 21, 1986 - Page 6