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1988-02-17 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION The Crossings Center February 17, 1988 Chairman Sheldon called the public hearing to order at 7:34 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Musfeldt Mr. Rhodes Ms. Silz Mr. Lundine Commissioners Absent: Mr. Davis Mr. Krug Mr. Katz Also Present: Mr. J. Otis, Developer Mr. T. Vucinic, Vice President Otis Corp. Mr. J. Sturgeon, Architect Mr. T. Swarthout, Construction Ms. S. Shepard-Whealy, Marketing Mr. R. Hamilton, Engineer Mr. T. Cross, Marketing Mr. D. Mattis, 1463 Chase Court Mr. J. Wakeman, 1500 Anderson Lane Mr. E. Hartstein, 908 Providence Lane Mr. B. Lenten, 849 Chaucer Mr. L. Silz, Newport Court Mr. J. Goodman, 964 Cooper Court Mr. D. Graham, Crossings Resident Mr. M. Belger, 1044 Providence Lane Ms. C. Stops, 1002 Fremont Way Mr. A. Furlow, 901 Bedford Court Mr. B. Abrams, 1023 Providence Lane Mr. R. Pinzer, 997 Providence Mr. R. Scharlotte, 962 Burgis Circle Mr. D. Rubenstein, Highland Point Drive Mr. H. Watson, Crossings Resident Mr. F. Krause, 941 Schamblis Ms. M. Segal, 1476 Chase Court Ms. B. Linzeman, 1122 Franklin Ms. P. Mittendorf, 1017 Schamblis Mr. W. Lange, 945 Burgis Circle Ms. M. Kowalski, Village Trustee Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Chairman Sheldon read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. She then swore in Messrs. Otis, Vucinic, Sturgeon, Swarthout, Hamilton, Cross and Ms. Shepard-Whealy. The exhibits were those contained Mr. Pfeil's February 12, 1988 memo to the Plan Commission titled The Crossings Center and Petitioner's Exhibits 1 through 8. Mr. Otis stated they would try to answer the critical questions with expert testimony by professionals in their fields. After the audience had addressed their concerns he requested time to summarize their feelings. He then briefly reviewed the history of the site. Mr. Otis designed the current Crossings development and the Crossings Center is a balance of a residential community within a community. The plan has had many changes but they feel it still is a very viable plan. They have eliminated the food store, addressed ingress/egress, landscaping and buffering questions. Ms. Shepard-Whealy noted that in most instances the developer is concerned with the financial outcome of a project which usually makes for an uncreative setting. The site plan is intended to be unique and upscale. She then reviewed existing multi-family developments with commercial and office near them. They formed their plan with aid from the Urban Land Institute. They have created a community atmosphere in their site. She then reviewed a slide presentation depicting the areas of multi-family and commercial uses in the Village, two sites in Danville, California and Flemington, New Jersey that have development similar to the one they propose. They feel that this center provides a unique shopping experience that residents now travel out of the Village to use. She then gave Chairman Sheldon a complete list of possible retailers for the site. Mr. Sturgeon briefly reviewed the site plan, buildings in the center, distances from the single family to the site's buildings and the buffer. They will use brick and clapboard with asphalt shingle. All the mechanical equipment will be concealed either within the roofs or screened on top. Mr. Hamilton noted the major access to the center is off of Arlington Heights Road and the secondary access is on Fremont Way. He reviewed the trip generations contained in his report. In determining their figures they used guidelines set up by Chicago Area Institute of Engineers, of which he is a member. They do not feel a traffic signal will be warranted in front of or near this site. There might be some increase in traffic along Fremont Way to Route 53 outbound, but he felt there would not be an increase in inbound traffic through this route. The population in the north direction is very low. He noted that the River Tree and Hawthorn Centers, both retail and similar, are very successful. Mr. Cross sited their marketing study projecting about 300,000 square feet of retail space that can be absorbed annually in the Buffalo Grove area. There is presently 17. 5 vacancies of which a portion are in the process of relocating, which brings this figure down to 3 or 4. They feel they will have market support from outside the potential market area. Buffalo Grove Plan Commission Public Hearing February 17, 1988 Page 2 Mr. Vucinic briefly reviewed the tax impact study for this project, copies of which he submitted to the Chairman. Mr. Otis noted this was designed as B-3 originally when the Crossings homes were developed. They feel this is an integral part of the Crossings. It is an important part of making the development a totality. They feel R-1 is not the highest and best use for this site. ./ Mr. Mattis then reviewed his presentation as presented to the Commission dated February17, 1988 received at 11:00 A.M. opposing the development. He PP g P further stated there are 125 stores within 1. 5 mile radius of this site adding Terrimere and Long Grove that comes to 250 stores. Thirty-four percent of all the stores in Buffalo Grove are located within a 1.5 mile radius of the Crossings a significant percentage of which are currently vacant. The group he represents would support the Village if Mr. Otis takes this plan to court. He felt the additional retail space was neither needed or supported by the group he represented. Chairman Sheldon gave Mr. Mattis a copy of the potential uses for the site and Mr. Otis a copy of Mr. Mattis' presentation. Mr. Otis noted the restaurant could be open up to midnight. The lighting will be according to Village standards. Mr. Sturgeon noted that they are requesting variations to the pond and side treatments in order to make a more pleasing appearance. They would like the water to come up to the patio areas. Mr. Otis noted there will be bike racks. The stores will rent from $11 and $16 to $18 per square foot. The smallest size store will be 1,000 square feet. There will be very little shipment of goods in the off hours. The earliest shipment of goods would be between 5:00 and 6:00 A.M. Most of the stores will receive shipments by UPS, small vans and trucks during the day. Mr. Sturgeon stated the restaurant odors would be taken out of the roof and upward. Mr. Otis noted they will try to regulate the hours of operation. They would be asking for a liquor license for the restaurant and may have a wine and cheese shop but was not sure if he would have a package liquor store. Mr. Hamilton replied that their first choice for an entrance was on Heritage Place in terms of the high velocity traffic coming around the corner of Arlington. Heights Road and Route 53. The main entrance is on Arlington Heights Road and that was their second choice. There is no conflict with Alden Lane. Mr. Otis felt the project should be built in 2 years. They will start at the south end and work north. Mr. Sturgeon pointed out they would dig out the pond and do the berming first. They would put in the roads. The construction traffic would be contained within the site. They could do some of the landscaping at that time. There will be an aerator in the lake eventually. Buffalo Grove Plan Commission Public Hearing February 17, 1988 Page 3 Mr. Wakeman, who had 15 residents with him supporting the project, made the following statement: Madame Chairman, my name is John Wakeman, and I live at 1500 Anderson Lane. I have been appointed spokesman for the residents you see standing with me. As residents of Buffalo Grove and neighbors of the proposed "Crossings Center", we would like to enter our opinion of the planned development into the record of this public hearing. We have discussed the merits and feasibility of this development. All of us enjoy the unique luxury we have been granted since living in the Crossings, of being buffered from our urban surroundings by open lands, but we realize that the 12 acres is destined to be developed. We feel the Otis design goes beyond what has typically been built in the Village. The elaborate landscaping and placement of the buildings shows careful attention and sensitivity to the surrounding residential areas. To our knowledge, no other developer has offered such a plan which addresses these concerns for any other area of the Village. We collectively agree that this residential area of Buffalo Grove is indeed fortunate to have found a developer who has repeatedly addressed our concerns and has offered to change the plans to provide us with the best plan possible. Therefore, let the record show that we are in favor of the plan that has been presented this evening by Otis Company. Thank you. Mr. Watson then submitted 32 signed statements, as read above, of residents that could not attend this meeting, who supported the project. Mr. Hartstein gave a presentation regarding a survey he took. He submitted a copy of his report to the Chairman. He felt that both the developer's and Mr. Mattis' presentation pointed out this particular proposal should be rejected. He felt the comprehensive plan should serve as a guide and the Commission should consider this guide in their decision on this site. He felt that this plan does not reduce conflict with adjacent developments, does not insure harmonious development and it is turning a residential street into acommercialFremont driveway i.e. Way. Mr. Lenten was concerned with all the commercial in the Village and felt this development would fail. He was also concerned with traffic in terms as its effect on Children's Park behind the site and contained in the residential portion. Mr. Silz was concerned with traffic from this center in his back yard. Mr. Goodman commended the Village for its efforts to improve the plan. He was concerned with Children's Park and the effec t th e e development will have on it. The developer was agreeable to prohibit left turns out of the site on Fremont Way. Buffalo Grove Plan Commission Public Hearing Febru ary 17, 1988 Page 4 Mr. Cross stated the tenants of this site would be in competition with the Town Center but they would be a different tenant. They will draw from different areas. Ms. Stops, who represented the Crossings Homeowners, was concerned with the stacking on Arlington Heights Road for this site. She felt the commercial was unsupportable. Mr. Hamilton pointed out that there is twice as much stacking as is needed. Mr. Graham felt that there was enough commercial in the Village and would like to see townhomes on the site. Mr. Belger felt the site would be in competition with the Town Center. He was concerned with decrease in property values, financial impact and traffic. He felt this plan is no different that the one presented last year. Without stipulations in the annexation agreement, the large store could be converted into a food store. Mr. Furlow was concerned with the parking for the site spilling over into the residential and added traffic in the Crossings. Mr. Abrams was concerned with the amount of retail in the Village as it effects this site. Mr. Pinzer was concerned with truck traffic, tax impact and cost of the increased police and fire protection. Mr. Charlotte was concerned that during the winter these shops would fail because of the weather. Mr. Rubenstein noted that all of the new residential development in the Village is north of this site and felt it will be in need of this center for shopping. Ms. Krause was concerned with traffic and being able to get to her home in the evening. Mr. Sturgeon reviewed the changes to the plan since the Trustee's had looked at the plan it. Ms. Segal was concerned with the 4 acres to be developed in Long Grove adjacent to this,7 site and access for the Long Grove site. Ms. Linzeman was concerned with vandalism in the park being increased with this development. Ms. Mittendorf was concerned with traffic and its effect on the safety of school children and school buses. Mr. Lang was concerned with the lighting. Buffalo Grove Plan Commission Public Hearing February 17, 1988 Page 5 Chairman Sheldon closed the public hearing at 12:37 A.M. Ili Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman I �J Buffalo Grove Plan Commission Public Hearing February 17, 1988 Page 6