1988-01-06 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Lake County Transportation Study
The Plaza at Buffalo Grove (Ranch Mart)
January 6, 1988
Chairman Sheldon called the regular meeting to order at 7: 33 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Lundine
Commissioners Absent: Mr. Goldspiel
Mr. Davis
Mr. Katz
Ms. Silz
Also Present: Mr. M. Buehler, Dir. of Transportation, Lake County
Mr. E. Sabes, Transportation Committee
Mr. D. Rosenthal, Planner, Developer
Mr. S. Wexler, Planner, Ranch Mart
Mr. W. Reid, Village Trustee
Mr. R. Pfeil, Village Planner
APPROVAL OF MINUTES
None
COMMITTEE & LIAISON REPORTS
Commissioner Musfeldt attended the December 21, 1987 Village Board meeting at
which the Glauner, Amil 50 and 88 sites public hearing was continued. There
was a preapplication conference for the Archdiocese Property, the Steepleview
condominium project was reviewed and will be coming to the Plan Commission,
and the maintenance building for Emmerick Park was discussed.
LAKE COUNTY TRANSPORTATION STUDY
Mr. Buehler gave a brief overview of the transportation study noting it was a
cooperative venture of Lake County, the Illinois Department of
Transportation, the Chicago Area Transportation Study and two Council of
Mayor's groups in Lake County. Congested roads in Lake County will increase
from 15% which occurred in 1980 to over 32% in the Year 2005 if further
improvements are not made to the transportation system.
These improvements cover only widening of roads or building new ones. They
are looking for suggestions from the communities they are speaking to along
these lines.
In the end they will come up with 4 different sets of alternatives and pick
the one that is most feasible. He suggested that planners keep in mind when
reviewing projects, that a 60' right-of-way has been left for State roads and
an 80' right-of-way for County roads in order to accommodate 4 lanes of
traffic.
Commissioner Krug suggested that the congestion on Lake/Cook and Dundee Roads
could be relieved if these roads were made one way in opposite directions.
Mr. Sabes commented on the current traffic problems and suggested a dedicated
transit system on Lake/Cook Road.
Mr. Buehler stated that, regarding the extension of Buffalo Grove Road, they
are not too concerned about where facilities end up. They are just looking
at connections in a general area. When this gets into the design and actual
construction, specific issues will be addressed.
Regarding the new legislation effective January 1, 1988, he suggested that
final plats with curb cuts shown on County sites be signed off by the County,
to insure access permits, before the individual village's sign off on them.
THE PLAZA AT BUFFALO GROVE (RANCH MART)
Mr. Wexler stated they are planning to change the entire image of the
shopping center. There is a 100' right-of-way on Buffalo Grove Road. The
entrance on Buffalo Grove Road will be moved south to align with the drive
across the street. An access drive will be constructed for service traffic
behind the new building and extending behind the old buildings. They are
adding a number of green islands and landscaping in the parking lot. There
will be awnings and signage on the buildings. There will be a canopy where
the new and old buildings intersect for an interest point. The parking will
be one way, angled to direct traffic. The identity ground sign will be off
of Buffalo Grove Road. They would like to start construction immediately.
The new building will have service oriented or business similar to the
existing F & M store. They are anticipating a sit down type restaurant in
the new building.
Mr. Carmignani, according to Mr. Pfeil, did not have any major concerns with
the plan. Mr. Pfeil was directed to have Mr. Carmignani give a full review
of the plan and report back to the Commission. No traffic signal is required
for this site. The traffic flow of the bank on the corner across the street
should be taken into consideration.
Mr. Wexler reviewed the landscaping plan. HVAC units will be on the roof and
screened on all 4 sides. They will also screen the top of the units from the
residential.
The developer was directed to meet with the condominium association for the
residential adjacent to the property to review their plan before the public
Buffalo Grove Plan Commission Regular Meeting Page 2 January 6, 1988
hearing. The sidewalk would have to be completed along the frontage on
Buffalo Grove. The quick right turn when entering the center should be moved
down further for traffic safety.
Mr. Wexler noted the roof, fence and cedar shake will be removed. They will
apply a stucco material on the front of the building and on front and back of
the new building. The green space on Buffalo Grove Road will remain. The
wooden hitching post and rails will be removed. The office space is 96%
leased and the retail is about 82% leased. There will be access in the rear
of the building near the new store for residents of the residential.
Commissioner Krug would like to see the southern entrance right in/right out
with no left turn. The existing entrance on Dundee Road should be right in
only. The green space will be necessary for snow storage.
Mr. Wexler noted the trash containers will be recessed into the buildings.
There is no on site retention required. There are storm sewers behind the new
buildings that will carry the water across the street into the detention
there.
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Lundine, and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 9:23 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission Regular Meeting Page 3 January 6, 1988