1988-07-13 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
Lexington Homes - Archdiocese Property, #1
Seigel Development, #1
Wednesday, July 13, 1987
Chairman Sheldon called the regular meeting to order at 7:25 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Braiman
Mr. Rubin
Mr. Rosenston
Commissioners Absent: Mr. Case
Also Present: Mr. R. Piggott, Developer, Lexington Homes
Mr. G. Lindgren, Architect, Lexington Homes
Mr. J. Nelson, Land. Arch. , Lexington Homes
Mr. S. Attenberg, Resident (594 Patton Drive)
Mr. E. Jacathy, Resident ( Patton Drive)
Mr. L. Haliteh
Mrs. T. Lundgren, Resident
Mr. H. Seigle, President Seigle's Centers
Mr. J. De Mercurio, Architect, Seigle's
Mr. Klatt, Traffic Control, Seigle's
Mr. M. Schwartz, Attorney, Seigle's
Mr. P. Lindon, Resident, 157 Fox Hill Drive
Mr. K. Carmignani, Village Traffic Analyst
Mr. W. Reid, Village Trustee
Mr. R. Pfeil, Village Planner
L . v1L
1 MIN
HIM!!
None
COMMITTEE AND LIAISON REPORTS
Mr. Pfeil reported that the BCS Properties Annexation Agreement, on
Buffalo Grove Road, was approved by the Board. Concerning the list of
permitted uses for the property, the restaurant was satisfactory, only
as a sit-down restuarant, with no carry-out or drive-thru type of
facilities. The other businesses were approved.
The Billings Property ( Dartmoor Homes ) was deferred for another week.
After the Plan Commission hearing, the Village Engineer determined that
a detention area should be added at the Northeast corner of the site,
making two detention areas on the North end of the site, and decreasing
the lot count by two. The developer agreed to dedicate the equivalent of
three lots, instead of five, or six lots. The Board will decide what the
amount of park land vs. cash contribution would be.
Mr. Goldspiel attended the July 7, 1988 meeting of the Wisconsin' Central
Task Force where, under Nortran's leadership, the commuter rail service
was discussed. Most of the communities along the line mere represented.
Metra will need a new source of capital funds to pay for locomotives and
cars. The communities along the line will have to cooperate by providing
land for stations and parking; construction and maintenance for the
stations, parking areas, etc. Exclusive of land acquisition, the
estimated cost for Buffalo Grove, for a station and parking, would be
$777,000. B. G. could possibly make about 1/3 of that figure back through
parking fees.
Industrial zoning around the station is appropriate and B.G. has already
planned this type of development for the area. Buffalo Grove has been
asked to make a presentation at the next workshop, in August, so other
communities can follow our example of setting aside land for a station.
Mr. Pfeil was advised to include some available Metra information to the
Plan Commission as soon as possible.
WORKSHOP MATTERS FOR DISCUSSION:
LEXINGTON HOMES - ARCHDIOCESE PROPERTY (DUNDEE ROAD EAST OF CHATHAM) - #1
Commissioner Rubin excused himself from all discussion and voting in
regard to the matter because his law firm is rendering legal services to
the developer, Lexington Development Corporation. (Memo submitted. )
Mr. Richard Piggott is Director of Planning for Lexington Development
Corporation, contract purchasers of the Archdiocese Property.
Mr. Jon Nelson described the proposed development of the 49 acre site, as
it has been recommended by the Village Board of Trustees. The property
lies north of Dundee Road. The area to the south (across Dundee Road) is
non-residential, with the Fire Station, Church, Bank, and other uses.
East of the subject property is a small commercial area and single family.
To the West is the Chatham Manor multi-family development.
The Village Board has requested larger single family lots. The proposed
lots are zoned R - 4� with the smallest size being 8,750 square feet and
e average size Bing over ' , II square ee .
Three access roads terminate on the property - Hawthorne Rd. , Bradley Rd.
and Sycamore Rd. The site is divided into three water sheds, with 1/3
draining to the extreme Northwest and the South 2/3 draining into two
locations with 1/2 draining West, toward Hapsfield Lane, and 1/2 draining
East toward Bradley Road. The Army Corps of Engineers map shows four (4)
small areas of wetland. The section to the North cannot be changed, but
the Southern portions can be consolidated into the Southwest quadrant
where the park site will be located.
Mr. Nelson described the street system. Hawthorne Road will be constructed
with no interruptions. Sycamore will be extended. Bradley will remain a
stub road. The site is a difficult one and does not allow a parallel road
system to be planned. Some cul-de-sacs have been used to give variety to
the streetscape.
Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 2
The 49 acres have been divided with approximately 6.2 acres of open space.
There mill be 1 acre of detention area at the Northwest corner and 5.2 1
acres for detention and park land at the Southwest corner.
Mr. Piggott added information about the Corps of Engineer's new policy.
Consultants are now hired to give recommendations, and a written report
will be completed next week. The study indicated 4 wetland areas ranging
in size from .2 of an acre in the upper middle section to 1-1/2 acres to
the North, totaling approximately 3 acres of low grade, low quality
wetland.
The written report will indicate that this low grade wetland can be
removed from wetland specification and mitigated into one general location
of a higher quality wetland, which can be combined with the active park
land to the Southwest.
There mill be 134 single family lots; and the homes will range in size
from just under 2,100 sf. to just under 2,700 sf. They will have 3 or 4
bedrooms, with 2-1/2 baths and 2-car garages. Sale prices mill be from
$200,000 to $235,000, the average base price being $215,000 to $220.000
with up-grading, options, etc. being added. They are calling this product
their Signature Series. It will be upgraded from Old Farm Village, but the
architecture mill be compatible with Old Farm Village.
Mr. Lindgren gave a traffic review. The access road into the subdivision
mill line up directly with the inbound driveway at the bank. A separate
left turn lane can be provided in the median, if necessary. There mill
not be a lot of traffic at the intersection. During AM and PH rush hours,
75 - 85 cars mould be turning in and out. Less traffic will be leaving
during the PM rush hour. Most of the AM exiting traffic will be going
East, North, and Southeast. 50% mill go East; 15% will go Northeast;
10% mill go Northwest and 25% mill go Southwest. These figures will
change some when connector streets open to Lake/Cook Road.
Mr. Lindgren has consulted the State about turning out onto Dundee Road
and it is not a problem with them. They do not anticipate an additional
traffic signal at this location: Mr. Lindgren mould hesitate forcing 75%
of the traffic over to Hawthorne.
The Fire Station is also a factor. The Dundee Road entrance mill provide
better access to the surrounding neighborhood. It is difficult to get
back into the area, and trucks must go left to Weidner or right to
Golfview to reach Bernard.
Mr. Lindgren concluded with the statement that Lexington feels access to
Dundee Road is very important to the development. Homes are going to be
high-priced, single family, and the last to be located in Cook County.
Lot sizes have been increased to meet Village criteria. The Dundee Road
access mill give the development its own identity. Elimination of this
access would force traffic along existing minor streets in residential
areas, at all times during the day. The potential for accidents,
expecially in the school area, mould be also be increased. Conversations
with the residents have indicated that they do not want narrow streets,
such as Chenault and Patton, to be used as collectors.
Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 3
it
.Mr. Ken Carmignani, with James J. Benes, and Associates, Traffic Analyst.
It is his opinion that an intersection at Dundee Road is unnecessary, and
would create conflicts in traffic. Volume from this subdivision would be
very low, with an estimated 85 vehicles entering, from all directions,
during the peak hour of PM traffic. 25X of the vehicles will approach
from the North, and about 40 vehicles will approach from the East.
It is true that an intersection opposite the bank can be developed that
mill meet the IL Dept. of Transportation standards, but why introduce a
third point of conflict. There are two signalized intersections within
400 feet, in either direction. It would be normal for drivers to use
these intersections at AM/PM peak periods.
As proposed, Hawthorne will provide for traffic through the Northern
portion of the development. The Sycamore connection is questionable.
A connection at Hapsfield and Bradley would provide more direct access
past the multi-family development. Two connections would not be
unfeasible.
Mr. Piggott responded to Mr. Carmignani's statement regarding the
Hapsfield/Bradley connection. From the planning standpoint, it mould
not be satisfactory for several reasons:
1 . The Park District wants to have combined detention and park
areas.
2. It is better not to combine multi-family, high density use,
with single-family, low density use.
3. They do not Kant to create a loop that would encourage
traffic to be used as a frontage road through to Golfview.
Why penalize ALL the residents 24 hours a day just because of a total of
85 peak hour movements through the intersection? During the normal course
of the day, there will be no turning problem. He agreed that drivers will
use the signalized intersections during the peak hours. The Lexington
planners have considered all the aspects of the traffic situation-.
Chairman Sheldon addressed the residents in attendance and informed them
of the usual Plan Commission procedures. After the Commissioners have
completed their questions and comments, residents will be permitted to
speak, even though it is not customary. The Plan Commission will hold a
Public Hearing after the development has been approved by the Village
Trustees. It is the goal of the Plan Commission to work together toward
the creation of a single family subdivision that satisfactory and
beneficial for all.
Commissioners Comments:
Com. Krug: At the time the surrounding property was developed, it was
fashionable to have frontage roads along major highways. Golf View has
not been the solution for access to Dundee Road_ Traffic on Arlington
Heights Rd. , Buffalo Grove Rd. and Dundee Rd. have all increased greatly.
He would only support a Right In, Right Out curb cut out on to Dundee Rd.
Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 4
Com. Goldspiel: Complimented the developer on making the best use of the
property and suggested the grading be done similar to Cook County Strath-
more. It is important to have good pedestrian access to all the schools
in the area. Bike trail access to the schools and park mould be an
important safety addition and mould give relief to parents.
Com. Goldspiel was informed by Hr. Piggott that there mould be 3 to 3-1/2
acres of active park space which could be used for soccer and/or baseball.
They should not have to provide more than the ordinance requires, but they
could expand the park area by a lot or two.
Hr. Pfeil estimated that based upon an even ratio of 3 and 4 bedroom
homes, a total of 4.5 acres mould be required, with 2.5 acres for active
use. At this time, the plan apparently meets the ordinance.
Chairman Sheldon suggested that the Village Engineer be present at the
next workshop to clarify the issue of flooding in the White Pine area.
Com. Goldspiel asked that consideration be given to moving the Northwest
corner detention area to the White Pine strip; and opening up more active
use in the park area.
Can. Goldspiel proposed a temporary marketing access to Dundee Road for
the model area, etc. When the development is sold out, the intersection
could be closed off. It is much better to have traffic go to the lights.
Mr. Steve Attenberg, a resident on Patton Drive, expressed great concern
about emergency vehicles being inhibited, by not having access to the
Lexington subdivision.
Chairman Sheldon informed Mr. Attenberg that it is a requirement for the
next workshop to have Police and Fire Department review the proposed
project and to submit a written report.
Com. Braiman: Concurs with the previous comments; and favors Right In/
Right Out access to Dundee Road. The park mill increase traffic into the
subdivision. He would like to see more park area; and some connection
from Hapsfield to Bradly. The plan is good. .
Chairman Sheldon commented that it is essential to equally distribute
traffic, so that it will not distrub the quiet neighborhood enviornment.
Developers are required to stub streets so there are no isoalated areas.
Com. Rosenston: Said it is important to have Bradley interconnect in some
way to offset the effect the Hawthorne "racetrack' will have. Also,
the Hapsfield stub could be improved by creating a turn around with some
landscaping. Agrees with the need for bike paths through the park area.
Regarding the access to Dundee, it is difficult to enforce Right In/Out.
Com. Rhodes: Happy to have the development in Cook County. Traffic is a
problem. People in other subdivisions (Hill Creek, Cambridge, Arlington
Club) tend to try to exit onto Dundee Road instead of going to the nearest
lights. It mould be very difficult to enter the park area without Dundee
Road access, but safety should be the first consideration. There could be
an emergency vehicle access. This has been done in the past.
Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 5
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About the exsiting trees, Mr. Nelson said they would like to same as many
as they can. They will lose some in the low areas.
Mr. Pfeil said the developer should do a tree-preservtion survey for the
Village Forester's review. This could be presented at the next workshop.
The main issue discussed was the Dundee Road access. Mr. Nelson described
the proposed sales program, with a construction entrance, model area and
sales traffic. They would build their way out of the subdivision and
minimize the effect of construction distrubance on the neighborhood.
Mr. Piggott indicated that they could probably market and sell without a
Dundee Road access; but to expect this quality of a subdivision to be
denied direct access would be a travesty
to the purchasers. He would
prefer to restrict Left turns at rush hours, between 7-9 AN and 4-6 PM.
This would provide full access to the project most of the day.
Com. Howard: Undecided about the Dundee Road access.
Com. Goldspiel: Commented that Right In/Right Out intersections do not
work well. There should either be a full intersection or none at all.
Comments from Residents:
Mr. Steve Attenberg, 594 Patton Drive: Favors full access to Dundee Road.
Was an original purchaser, and has seen children grow up and leave. Homes
were sold and, once again, there are many small children. Parking at the
school playground is hazardous now. Emergency vehicles must have access.
He expressed concern for the trees and wildlife that live on the property.
The field is a wetland and there has been flooding. Some people keep
sandbags to use because when the swales fill up the water runs into yards.
Mr. Piggott said the flooding problems should be alleviated by the sewer
system that will be used. It is designed to have normal intake from all
neighboring lots.
Mr. Pfeil was asked to speak to the Village Health Officer about the
wildlife situation.
Mr. Ed Jacathy, Patton: They were the first residents on Patton Dr.
He has been actively involved in the various attempts to develop the
property, and he will accept its development. He has mowed approximately
1/2 acre of the land behind his house, and has use of this land for 20
years. There are some valuable Black Walnut and Russian Olive trees on
the property. He pointed out some of the good factors about the proposed
development. The bike path is good, but his children did not get busing
and walked to the schools. Flooding along Bradley Court is common, but he
has graded and added topsoil to his property and it does not flood.
Dundee Road access is not only reasonable, but necessary to the residents.
He is concerned about the lack of parking for the park area. People come
to the parks from all over the Village and are only there a short time.
Chairman Sheldon informed Mr. Jacathy that it is up to the Park District
to develop the park areas and they are aware of the parking situation.
Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 6
Mr. Lee Halith, 398 Hawthorne: Lived at Patton and Hawthorne for 10 yrs.
He agrees with his neighbor's concerns about traffic, especially on Haw-
thorne. Hawthorne could become an artery to and from the Town Center, the
parks, schools, etc. because it would be the only way out to the East and
West. There are many children in the neighborhood. The speed limit is
now restricted to 25 MPH, but people drive 45 and 50 MPH. The street is
narow and people park on both sides. Busing to the High School would be
effected if there are sidewalks. For safety reasons, the Dundee Road
access should be permitted.
Mrs. Jacathy added that most of the High School students do not ride the
bus. They drive cars and there have been accidents, as close as their
driveway.
Mrs. Tamara Lundgren: Lives one house away from Hawthorne and is very
concerned with the traffic situation. Favors the Dundee Road access.
Com. Krug responded to the resident's urgency by informing them of the
Plan Commission's usual procedures. The traffic reports are studied. They
listen to the developers, consultants, residents, etc. with open minds.
Chairman Sheldon added that the residents have been granted the privilege
of speaking at this meeting, which is not a Public Hearing. There will be
several other Workshops before any recommendations are made to the Village
Board. The impact on the neighborhood, without the Dundee Road access,
will be studied; but is a fact that people take the shortest distance
between two points. The question is, "Would they use Dundee Road?"
Mr. Carmignani commented that in studying this question, some parameters
would be established. Would they be considering a corner at Bradley and
Hapsfield? It is his opinion that people would be using this connection
during the AM and PM peak hours. The Dundee Road would operate as Right
In, Right Out, whether or not, it is so designated. It is important to
remember the relatively small number of cars that would be using the
intersection during the peaks. People wanting to go Northeast will go
across Hawthorne, up to Lake/Cook Rd. People wanting to go Northwest will
go out Bernard to Arlington Heights Rd.
Mr. Carmignani was asked to submit a written report for the next Workshop.
It will be made available to the residents. There will be same traffic
going through the neighborhood with or without the Dundee Road access.
He was asked to measure the gaps and include thss in the report.
Chairman Sheldon asked that the Engineering Department research and submit
a report on the flooding situation. They do not want to create any more
problems. She requested Dick Kuenkler to be present to answer questions.
Buffalo Grove Plan Commission - Special Meeting -- July 13, 1988 - Page 7
Chairman Sheldon listed the following reports to be prepared for the next
Workshop:
1 . Traffic Study ( Impact on neighborhood/Gap analysis)
2. Engineering Study (Flooding situation)
3. Wildlife concern 1
4. Fire Department Review (Emergency access to property)
5. Police Department Review (Emergency access to property)
6. Tree Preservation - Developer's/Forester's Reports
7. Water Management
8. Bike Path Access
9. Hapsfield Connection ( Impact on Chatham)
10. Design of Park Area (Park District report)
11 . School District - (Transportation of students)
Chairman Sheldon suggested that the residents be permitted to review
whatever traffic studies have already been done. If the residents want
to submit any information, it will be accepted by the Plan Commission.
Directions were given for the the residents to be notified of the next
Workshop.
Mr. Piggott asked that the next Workshop as soon as possible.
Chairman Sheldon stated that there is a long list of reports to be
complied. The Plan Commission does not want to delay the process,
but there are a lot of Agenda items waiting to be considered. She will
work with Mr. Pfeil to schedule Workshop *2 as soon as possible.
A recess was called at 9:50 P.M.
Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 8
SPECIAL MEETING
• BUFFALO GROVE PLAN COMMISSION
• Seigle Development, Workshop *1
Wednesday. July 13, 1988
Chairman Barbara Sheldon recalled the meeting to order at 10:00 P.K.
on July 13, 1988 to continue with second agenda item, Workshop *1 for:
-EIGLE DEVELOPMENT (north of Grove Point Shopping Center, Route 83
Mr. Marc Schwartz, Attorney with Batler, Capitel and Schwartz, introduced
the petitioner, Mr. Harry J. Seigle. -The Village Board of Trustees
referred the Seigle's Home and Building Center to the Plan Commission on
June 6, 1988. The- proposed development will consist of three different
uses on the site, located on Rt. 83, directly East of the Town Center.
- Mr. Seigle is President of the 106 year old company, which was founded by
the family in Elgin in 1881 . After a brief profile of the history of the
company, Mr. Seigle said about 40% of their business is done with profes-
sional builders, with 60% of their sales going to consumers doing home
improvements, etc. The site was chosen after a search of the area was
made. Other Seigle's Centers are located in Aurora, Geneva, St. Charles,
2 in Elgin and most recently in Barrington. - Renderings were presented.
The Buffalo Grove building will be steel-sided surrounded with masonry.
Long range plans call for development of two-story office building that
will fit into the current zoning for the area. The third use would be a
fast food restaurant, most likely a Burger King, but possibly Mc Donald 's
or Wendy's.
The concerns of the Village Board were addressed:
1 . Traffic - The internal traffic pattern was described. They will
tie directly into Bank Lane for traffic entering the site from
the North. Easements, through the Grove Point Shopping Center
are already dedicated so they can integrate the two properties.
2. Trucks will be delivering building materials. They will enter
the property from Bank Lane and proceed to the rear of the
property. There will be no deliveries on weekends or at night.
Noise should not be a problem, because deliveries are only taken
during business hours. Trucks will exit at the South driveway, •
past The Grove.
3. Pedestrian traffic will not be heavy, and the sidewalk from the
Bank will be continued, or people could enter at the Right-In/
Right Out driveway and proceed to Seigle's or the fast food
restaurant.
1
4'. Internal traffic was a concern. For this reason the entrance was
moved from the center of the property nearer to The Grove. The
fast food restaurant patrons must enter from Bank Lane through
an ideal stacking lane and exit Bank Lane.
Hr. Seigle said the fast food restaurant will be a Mc Donald's, Burger
King or Wendy's. No leases have been signed, but the restaurant will
have a tasteful appearance. There are many trees, some old oaks , on
the site and they will preserve as many possible.
5. Access to Route 83 is very important. There is an existing curb
cut on the site, and they propose to make it a Right In/Right Out
for Northbound traffic only. This is essential because much of
the Seigle's business as well as the fast food business is done
by impulse buyers. Southbound traffic will enter from Bank Lane.
Mr. Klatt, Traffic Analyst, spoke on the safety aspects the proposed
traffic patterns. The Blockbuster Video Store at The Grove blocks the
view of Northbound traffic and the Right In/Right Out driveway will be
a safe entrance to the property. The internal traffic pattern is very
good.
Mr. Seigle mentioned that a "pork chop" intersection barrier would be
built in such a way as to minimize the risk of having Left turning •
traffic at the Right In/Right Out driveway.
Mr. Seigle described the architecture of the perimeter warehouse. It
will totally screen the Seigle's Home Center from the residential
area. The building will look like a townhouse, all masonry with
windows and closed shutters. It will be 26-1/2 feet high set back
30 - 35 feet from the property line. Planted berms will enhance the
elevation and will help screen the lumber yard. A bike path is also
planned.
The roof of the warehouse will be standing seam steel with no AC.
There will be a sprinkler system. The windows are not necessary for
ventilation, and could be eliminated, if the Commission prefers only
the shutters.
Mr. Seigle concluded his presentation with the statement that they
do want to be in Buffalo Grove and they believe the proposal is
better than another strip center. Access is critical. He described
the three buildings of the Seigle Center. The Seigle Center will be
an all masonry building. The perimeter building as described and
the 60' x 80' foot umbrella building which is used for outdoor
storage of wood. It will be equipped with a dry sprinkler system.
The question arose about the zoning of the outdoor storage warehouse.
It would fall under a different zone than the Seigle Center. The
public will not see this part of the operation. The area will be
fenced for security.
Mr. Pfeil said there is a Fire Code and the Fire Department would
review the proposed use.
Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 2
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The future office building has been planned for possible use as a
financial institution but there is adequate parking for retail use.
In order for the commercial building to be viable, the Seigle Center
must be aesthetically pleasing. The front parking spaces could be
used for Seigle's They hope to reclaim some of the detention area.
Mr. Carmignani, B. G_ . Traffic Analyst, commented about the fast food
restaurant being the major generator of traffic for the development.
He referred to the June 17, 1988 memorandum, attached to the packet.
The petitioner has minimized the potential traffic problems with the
Right In/Right Out driveway to the South end. In his opinion, there
would be an interruption of traffic on Rt. 83 and he advised that it
be eliminated. It was Mr. Carmignani 's opinion that access to the
property through Grove Square could be accomplished successfully.
The children's play area next to the fast food restaurant is well
protected with a secure fence.
There is a service drive behind the Blockbuster's Video store that
could be closed or made Right turn only. Mr. Carmignani suggested
combining this driveway with the proposed Seigle's driveway.
The parking area on the East side of Blockbuster's is a problem now.
It could be removed if the two centers are to connect. There is a
State Farm office to be considered. Additional signage would help.
Com. Goldspiel recalled that when the Bank was developed, it was the
intention of the Plan Commission to have an internal access between
the three parcels (shopping center, proposed package and bank), with
access to the traffic lights on the North and South. The plan being
presented thwarts that purpose.
The problem of traffic flow discussed at length. With the Block-
buster building, it would not be possible to have a straight drive
through to the bank.
Chairman Sheldon noted that the parking at The Grove was not laid out
properly. She suggested that there could be the same problem rith
hhe Seigle Center.
Mr. Seigle disagreed. He described the proposed traffic flow
through to Blockbuster's and how the parking would operate. The
lanes would be two-way and this would help the situation. More
stacking space is needed for coming in off of Route 83.
Trucks making deliveries to Jewel use the service road to the East.
When exiting, traffic can make right or left turns out on to Lake/Cook
Road.
Mr. Chuck De Reveria, Executive Vice-President of First American Bank,
was present and said they welcome development of the property around
the bank. However, they are concerned with traffic on Bank Lane
which is a single lane street. Semi-trucks would not be able to exit
from the bank. It is difficult for two cars to pass. Lee Leikam,
the property owner to the North has indicated that he has no intention
of selling, so there is no possibility of widening Bank Lane.
Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 3
The original plan was for Bank Lane to connect with Weiland Road, via
Woodstone; but this is not reflected on the plan.
The lot lines on the plat do not appear to be accurate. The Bank's
property is sodded.
Trucks exiting through the rear of Seigle's through Grove Point is
another concern. There are trucks that block the traffic now. There
is also a problem with traffic exiting from The Grove on to Route 83.
Mr. De Reveria said they like the concept but some minor issues to be
addressed and corrected through proper planning. Another concern is
with the fast food location. It would be more appropriate for it to
be closer to the shopping center, or it should be moved back so it is
even with the bank building. The trees make it difficult to see the
bank now.
Mr. Schwartz responded to Mr. De Reveria. There is a contract for
the sale of the Lichen property. After discussion with the Village
Manager. the Seigles were told they do not have to consider the
extension of Bank Lane, East to Weiland. Surveys will determine the
proper lot lines. Concerning the trucks exiting from Bank Drive, it
is understood by the developer that Bank Drive must be finished to its
entirety with easements to the North. If the fast food facility is
developed to the South, all visibility would be lost from the South.
Mr. Schwartz discussed the signage for the property. The fast food
restaurant will have the major signage. Visibility is important.
Chairman Sheldon advised that the position of the fast food restaurant
would have to be considered because the Bank has a beautiful build-
ing and it is important not to block any of the buildings.
Relative to traffic, Mr. Schwartz asked the Plan Commission if the
Right In/Right Out is a viable access point, because if it isn't the
question of parking is a mute issue.
Cam. Goldspiel responded that to him the Right In/Right Out entrance
is too close to the other driveway. He suggested combining the drive-
way with the driveway at the North side of Grove Square into a full
Right In/Right Out instead of a Right Out Only.
Chairman Sheldon suggested letting he traffic experts do the planning,
including parking, traffic flow for parking, stacking on Rt. 83,
and Lake/Cook. She also asked them to consider a shared roadway.
Chairman Sheldon observed that if people are shopping, they will go to
the grocery, cleaners, drug store, etc. before they go to pick up
lumber and paint. It is important to have the good access through the
centers because it is necessary to drive, not walk to Seigles
Mr. Seigle explained that Grove Point is being purchased by Mutual
of New York and they will have to be convinced that shared access is
necessary. He will pursue the option, but he is denied, he asked for
some indication of the Plan Commission's willingness to permit the
• development, considering the other reservations that have been stated.
Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 4
Com. Goldspiel responded that when the Town Center was developed,
much time was spent in lining up the access drives and if Seigle's
cannot work with Grove Point to use the same curb cuts, he would not
support the proposal.
Mr. Schwartz recalled that the planning for the Town Center included
no fast food restaurant, one was to be located across the street in
the proposed location.
Com. Goldspiel said a fast food restaurant had been approved on the
East side of Route 83.
Discussion continued and a poll was taken.
YES indicates: If the developer is unable to secure a common
driveway with the Grove properties, the Commissioners would
entertain a separate Right In/Right Out access to the property.
NO indicates the Commissioners would not entertain a separate
Right In/Right Out access to the property.
YES - Krug, Rhodes, Howard, Rubin, Rosenston
NO - Goldspiel, Braiman (could possibly change his mind)
Poll indicated - 5 to 2, to entertain Right In/Right Out.
Mr. Schwartz reminded the Commission that the first step would be to
try to reach agreement with Mutual of New York.
Mr. Seigle asked further discussion about the warehouse building. It
will be the first of its type. It will be 250 feet long, and meets
the Village set back requirements.
Coln. Goldspiel expressed the opinion that the proposal is the wrong
use of the parcel, considering the Town Center and surrounding condos.
This is a lower type of use, not compatible with the Master Plan.
The length of the building is excessive and there are other ways to
screen, such as berming, landscaping and fencing.
Mr. Seigle invited the Plan Commissioners to visit the other Seigle
Center locations and listed them: 1600 W. Big Timber - Elgin;
1500 E. New York, Aurora; 530 S. 3rd St. , Geneva; 300 N. Randall,
St. Charles; and the headquarters are located 1331 Davis, Elgin,
near I-90 and Route 31 .
Com. Goldspiel mentioned that Bank Lane and Woodstone Dr. connection
needs to be maintained. If the piece of property to the North is
under contract, the problem of access would be more immediate. The
right-of-way was originally planned to connect Rt. 83 with Woodstone.
Paul Lindon, a neighboring resident, said that Pauline Avenue, just
North of the site, goes straight through. A drive through the
residential/townhome area would be inferior. He would not want to
have trucks running through the residential development.
Mr. Schwartz said the developer would be most happy to provide 1/2 of
the right-of-way through to the stub and would welcome traffic from
the residential center.
Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 5
Hr. Goldspiel added a suggestion to consider a better parking line-up.
The lots should be linked up.
Chairman Sheldon agreed and commented that the parking does not seem
to be sufficient for 30 employees. Will the parking lots be shared?
Mr. Schwartz said the Zoning Ordinance calls for 130 spaces and 156
have been provided. The office building required 80 spaces and there
will be 90; the fast food site required 33 and 45 are being provided.
Coca. Rhodes commented that it is almost impossible to exit the Jewel
parking lot. He was hesitant to recommend a similar plan.
Hr. Schwartz repeated their insistence to have the separate Right In/
Right Out entrance. Assuming they can satisfactorily resolve the
parking and traffic problems, will the Commission support the proposed
uses for a Seigle's Home Center and fast food restaurant?
Chairman Sheldon said the uses are very diverse, but Hr. Seigle said
this
was a package deal and would not be economically viable separately.
A Poll was taken to determine if the proposed concept should have
further review as a package:
YES - Howard
Rubin, but not sold on it
Rosenston
. NO - Goldspiel, not compatible with adjacent uses;
Krug
Rhodes
Braiman but not sure
Poll indicated 4 - 3 against further review, but open for possibility.
Chairman Sheldon thanked the developers for the presentation.
PUBLIC COMMENTS AND QUESTIONS:
Hr. Paul Lindon, 157 Fox Hill Drive, said that about 6 months ago
he approached the Plan Commission to request a park be located in
the buffalo Grove Park District's Planning Area #6, so that children
will have closer place to play ball, etc.
Area #6 has the least amount of park area, and land is being used up.
They have to cross Weiland, Lake/Cook, and Rt. 83 to get to a park.
�/ He has been talking with the Park District for the past 6 to 10 months
and has learned that cash has been awarded for this neighborhood, but
there is only a small 2-acre space, that prohibits ball playing.
Hr. Lindon said the only area left is south of Pauline and requested
5 acres of land be included on the Master Plan. He was told that
5 acres is the minimum amount of space for active use. He asked for
• an area north of the Seigle property, and south of Pauline.
_ Buffalo Grove Plan Commission - Special Meeting - July 13, 1988 - Page 6
' Cherbourg has a 1 .7 acre connected to the retention area and it will
only be used for a basketball court. ttr. Lindon was cautioned about
playing baseball without enough space. A park could be planned as
part of the Schwaben property.
Chairman Sheldon suggested asking the Park District for a neighborhood
review. When this has been done, the matter will be placed on the
Agenda and a representative from the Park District will be present.
tir. Lindon said the matter is urgent because there mill only be 15
acres left to be developed after the Seigle property is used. The
other problem is the present cost of land. The money collected has
not been used, and the Park District said they were willing to spend
the money necessary to develop a park. Be mentioned that this
is the reason he does not want to see the road go through.
Chairman Sheldon said it was possible to work with Seigle's to get
some area for a park. She advised hr. Lindon to contact Mr. Pfeil
about an Agenda date. The necessary neighborhood review will be
done.
•
Com. Krug made a motion to adjourn. Com. Goldspeil seconded.
Voice Vote - AYE Unanimously.
•
Chairman Sheldon adjourned the meeting at 12:25 A.K.
Respectfully submitted, r
Shirley Bates, Acting Secretary .
sb
Approved:
ill L
Barbara Sheldon, Chairman
Plan Commission
Buffalo Grove Plan Commission - Special fleeting - July 13, 1988 - Page 7
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