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1994-11-16 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION November 16, 1994 St. Paul Federal Bank, west side of Buffalo Grove Road South of Dundee Road - Variation of the Development Ordinance concerning a stormwater detention basin Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois, read the notice of public hearing as published in the Buffalo Grove Daily Herald, explained the procedure for the hearing and swore in those giving testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Mr. Rosenston Also present: Mr. Jim Butler, St. Paul Federal Bank Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Plan dated October 27, 1994 Mr. Jim Butler of St. Paul Federal Bank stated that the bank is proposing to construct a parking lot on the vacant parcel ( 100 feet by 233 feet) adjoining the existing bank because there is a definite need for more parking spaces for employees now that the second floor of the building is occupied. He stated that they are proposing a detention basin along Buffalo Grove Road with vertical sides instead of 4: 1 side slopes as required by the Development Ordinance. This design will allow more parking to be provided, and it is consistent with the design of basins on the St. Paul property to the north and the Schwinn property to the south. He noted that the basin will be completely screened by landscaping so it will not be visible from Buffalo Grove Road. Li Commissioner Krug asked if the Village Engineer has reviewed the plan. Mr. Kuenkler stated that he has reviewed the plan and it will Buffalo Grove Plan Comm-Public Hearing-November 16, 1994-Page 1 function adequately. Commissioner Krug asked if the proposed basin will be connected to the basin on the St. Paul property to the north. Mr. Kuenkler stated both basins will discharge into the existing storm sewer system. Commissioner Krug stated that he does not think that a wood split rail fence should be used around the basin because it prone to rotting, and is then not safe or attractive. He suggested that cast iron, aluminum or concrete be used as a fencing material around the basin. He indicated that the variation to use vertical walls is acceptable, and the proposed concrete material for the walls is a better than design than wood walls. He noted that more parking is definitely needed at the facility even without the use of the second floor of the building. Commissioner Howard asked if a new hedge will be planted around the basin. Mr. Butler stated that the new basin will be completely surrounded by landscaping and will not be visible from the street. He indicated that the landscaping plan proposes new plantings around the basin. Commissioner Berman asked why a standard detention facility could not be used. Mr. Butler stated this plan will provide more parking spaces not only for the customers but also for employees. The proposed design will yield 6 or 7 more spaces than a design with a standard basin. Commissioner Berman asked if there is a reason for the basin to be along Buffalo Grove Road instead of at the western edge of the site. Mr. Butler stated that the drainage flow on the site is from west to east. Commissioner Moons asked if this basin will connect to the basin on the Schwinn bike shop property. Mr. Butler said that the basins will not connect. He said that the proposed basin will connect to the existing basin on the St. Paul property and then flow to the storm sewer on Dundee Road. Commissioner Moons asked if there are concerns with safety concerning pedestrians or bicyclists, particularly children, falling into the basin. Mr. Kuenkler said the basin will not be close enough to the Buffalo Grove Plan Comm-Public Hearing-November 16, 1994-Page 2 sidewalk to be a hazard. He noted that this type of design has been used in the Village before, and no problems have occurred concerning safety. Chairman Goldspiel asked if the depth of water in the basin would be 3.2 feet. Mr. Kuenkler stated yes. Chairman Goldspiel asked how long it would take to empty the basin following a 100 year storm. Li Mr. Kuenkler stated it would take approximately 24 hours. Chairman Goldspiel asked how long the water would be deeper than one foot. Mr. Kuenkler stated that the water depth would be greater than one foot for most of the 24-hour drainage period. Chairman Goldspiel asked if there is any kind of by-pass so that a small storm would not cause a buildup of water. Mr. Kuenkler said the design as proposed works adequately, and water from smaller rain events will drain out quickly. Chairman Goldspiel asked for an explanation of the reconfiguration of the existing parking lot. Mr. Butler said that they are trying to add two lanes to the existing drive-through as well as a cash station lane in order to get traffic off of Dundee Road which tends to back up on Saturdays. Commissioner Krug asked what the net gain of the parking spaces would be by putting in a cash station lane and losing some parking on the western edge of the lot. Mr. Butler stated the net gain would be 43 parking spaces. Commissioner Berman asked how many employees would occupy the second floor space. Mr. Butler stated there would be approximately 15 new employees. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 7 :55 p.m. L Buffalo Grove Plan Comm-Public Hearing-November 16, 1994-Page 3 Rest tfully u mitted, Fa Rubi , ecording Secretary APP OVED BY: S P N GOLDSPIEL, C airman Buffalo Grove Plan Comm-Public Hearing-November 16, 1994-Page 4 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 16, 1994 St. Paul Federal Bank, West Side of Buffalo Grove Road South of Dundee Road - Variation of the Development Ordinance concerning a stormwater detention basin Relics of Olde, 940 Old McHenry Rd. - Rezoning to the R-4A District and Approval of a Preliminary Plan -- Workshop #1 Indeck Office and Bank Building, Stone Creek 0 & R parcel, Buffalo Grove Road/Route 83 - Approval of a Preliminary Plan -- Workshop #1 Binny' s Beverage Depot, Town Center - Special Use for a liquor store in the B-5 District -- Workshop #1 Manchester Greens, Phase II Condo -- Final Plat Chairman Goldspiel called the meeting to order at 7:55 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Mr. Rosenston Also present: Mr. Jim Butler, St. Paul Federal Bank Mr. John Gilmore, Bank One Mr. Scott Simon, Land Technology, Inc. Mr. Tim McParlan, Indeck Energy Services, Inc. Mr. Mark Hopkins, Otis Associates Ms. Frances Fazio, Manhard Consulting Mr. Donald Jorgenson, The Brickman Group, Ltd. Mr. Marc Schwartz, Batler & Schwartz Mr. Harold Binstein, Gold Standard Enterprises Mr. Walter Fornek, Gold Standard Enterprises Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 1 APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Howard to approve the minutes of the regular meeting of November 2 , 1994. Commissioner Krug noted a typing error on page 2, paragraph 1. Commissioner Moons noted a required wording change to the last sentence of the first paragraph on page 2 . All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioner Howard abstaining. COMMITTEE AND LIAISON REPORT Commissioner Moons attended the Village Board meeting on November 7 , 1994 and noted the following items were discussed: 1. Appointment of Stephen Goldspiel as Chairman of the Plan Commission 2. Preliminary Plan approval of the Northwest Child Care Center at Aptakisic and Weiland Road 3. Preliminary Plan approval of the Metra train station at Commerce Court 4. Referral of the proposed office building and bank at Buffalo Grove and Route 83 by Indeck Energy Services ST. PAUL FEDERAL BANK, WEST SIDE OF BUFFALO GROVE ROAD SOUTH OF DUNDEE ROAD -VARIATION OF THE DEVELOPMENT ORDINANCE CONCERNING A STORMWATER DETENTION BASIN Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend to the Village Board approval of a variation to the Village' s Development Ordinance - Section 16.50. 040.C. (to allow a vertical wall instead of a side slope of 4: 1 for a stormwater detention basin) in conjunction with the building of a parking lot with 43 spaces south of the existing St. Paul Federal Bank at 1 West Dundee Road, Buffalo Grove, Illinois, pursuant to the notice of public hearing and as depicted on petitioner' s Exhibit A. Commissioner Krug asked when the project would be started. Mr. Butler said that construction is scheduled for Spring 1995. Commissioner Berman stated that he opposes the motion because the petitioner has not made the necessary showing of hardship Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 2 in order to justify granting of the variation. He said that an alternate design meeting Village ordinance is possible, and the proposed design basically creates a pit. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Moons, Goldspiel NAYES: Samuels, Berman ABSENT: Rosenston ABSTAIN: None Li The motion passed 4 to 2. Commissioner Krug, in support of the recommendation to approve the variation, stated the additional parking spaces are sorely needed at the bank facility and a standard size detention basin would not allow for enough additional parking spaces. He further noted that the existing basins on adjoining sites are similar in design, and the basin on the St. Paul property is very nicely landscaped and barely noticeable. He did, however, note that the fencing around the existing detention area needs to be repaired and a better material should be used for the new basin. Commissioner Howard noted agreement with Commissioner Krug and stated there is clearly a hardship issue. She noted the overcrowded conditions in the parking lot at peak times, and the need to provide more parking and better traffic flow on the site. She said that a vertical wall in this instance is justified due to the need for more parking, and the use of a similar design for basins on adjoining properties. RELICS OF OLDE, 940 OLD MCHENRY RD - REZONING TO THE R- 4A DISTRICT AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #1 Mr. John Gilmore of J.P.W. Development stated the plan for this site proposes 11 new single family homes and a lot for the existing home, which would be on lot 1. Mr. Gilmore stated he had met with the Illinois Department of Transportation (IDOT) and they have indicated that the north access to Route 83 will be restricted to right-in, right-out. The south connection to Route 83 will be a full-access design, and IDOT may require a left turn lane to be provided on Route for traffic entering the site. Mr. Gilmore stated that R-4A zoning is requested, and this is consistent with the adjoining area west of the site. He indicated that the existing fencing and outdoor swimming pool Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 3 adjacent to the existing house on lot 1 will be removed. Mr. Gilmore noted that the homes built on lots 2 and 3 will be smaller, with areas of approximately 2,400 square feet; homes on the other lots would be approximately 3,000 square feet. He noted that the frontage of lot 2 will parallel the lines of the existing home. The rear yard of lot 3 will be facing Old McHenry Road. Mr. Gilmore stated detention and water supply are still being worked on. Drainage from Lots 1, 11, and 12 flows southeast and the flow from the other lots is to the southwest. Commissioner Krug asked if the deck on the existing residence will come out. Mr. Gilmore replied affirmatively, and indicated that a variation of the side yard requirement will be requested in order to construct a garage on the east side of the home. Chairman Goldspiel commented that an accessory structure is not allowed in a front yard or a corner side yard. Commissioner Krug asked where the connection to the Village's water system will be made. Mr. Gilmore said he thinks a water main would have to be brought from Busch Road to the site. Commissioner Howard inquired if all 12 lots are necessary in order for the project to be feasible. Mr. Gilmore said that based on the present asking price for the land and the improvements that have to be made, a minimum of 11 lots would be needed to make the project economically feasible. Commissioner Howard noted the existing home appears to be crowded by the two lots being proposed next to Lot 1. Mr. Gilmore said that if a garage can't be built on the east side of the existing house, there is no choice but to put it to the west side of the lot and eliminate Lot 2 . This would allow a larger area for Lot 3. Commissioner Howard asked about the IDOT requirement for a left turn lane going north on Route 83. Mr. Gilmore stated there is a grass median there now and he would be required to modify the median to provide a left turn lane. Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 4 Commissioner Samuels asked if IDOT has a problem with two curb cuts to Route 83. Mr. Gilmore stated he had met with IDOT and they have no problem with two curb cuts, but one will be restricted to right-in, right-out. Commissioner Samuels asked how stormwater detention would be provided. Mr. Gilmore said there are two existing storm sewers to the northwest of the property and three which back up to the property. He noted he would like to explore the possibility of berming the back edge of the site and directing stormwater into the closest storm sewer. Chairman Goldspiel explained that the Development Ordinance requires on-site detention for newly created impervious surface, not just connection to the storm sewer system. The purpose of the detention requirement is to ensure that 1 storm water will not leave at a rate that would overtax the capacity of the storm water system or affect downstream properties with flooding. Mr. Scott Simon of Land Technology stated the only way to handle stormwater on the site is to provide rear yard detention. Commissioner Samuels noted his concern and dislike of rear yard detention. Chairman Goldspiel noted these are not huge lots and constricting these small lots even further with water detention is not a good design. Mr. Gilmore said that he may be able to meet R-4 standards on most of the lots, but Lots 2 and 3 would need to be reconfigured to meet R-4 standards. He said the R-4A is requested because it requires a rear yard of 30 feet rather than the 40 feet required in the R-4 District. Commissioner Samuels stated he would be inclined to grant a yard variation for a single lot for an infill piece if the zoning is R-4 rather than R-4A for the entire parcel. Commissioner Berman agreed with Commissioner Samuels regarding the R-4A zoning issue. He stated he would also be more inclined to grant a variation on a single lot if the entire parcel were zoned R-4. He said one avenue to explore would be two cul-de-sacs which might give some flexibility in lot design and enable the accommodation of on-site stormwater storage. Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 5 Mr. Gilmore said that the two cul-de-d-sac design was explored, but it doesn't work very well, particularly with the existing home on the site. Three lots would be eliminated and this makes the project economically unfeasible. Commissioner Berman said he would be hesitant to agree to rear yard detention because it would put a stormwater storage facility adjoining existing residential lots where homeowners never expected this type of use. Mr. Simon stated that stormwater storage will end up along the west edge of the property in any case because this is the natural drainage pattern for the site. Commissioner Berman said he doesn't see how the detention facility can be accommodated in rear yard areas and still have room for usable rear yards. Mr. Simon asked if it would make a difference if they concentrated on storing on lots 8 and 9 as they are bigger lots and would provide a feasible engineering plan conforming to the Lake County Stormwater Management Commission guidelines. He noted these guidelines concern the slope at the bottom of the basin which ensures that soggy wetland areas are not created, and that drainage flows properly to a designated outlet. Commissioner Samuels stated he would have no problem with that. He further stated it would need to be a fully designated and properly engineered stormwater detention area as opposed to just an overgrown swale. He stated that whether it be on an outlot or as an easement on those lots would not make a difference. Chairman Goldspiel stated there would also need to be access for maintenance and if it were possible to pull it up toward Old McHenry Road two things would be accomplished. First, the backyard problem would be solved and secondly, the houses would be set back from traffic. Commissioner Moons asked what kind of variance would be required on lot 3 in order to stay within the 30 foot building line. Mr. Gilmore stated there is no problem building a house on 30 feet. However, if 40 feet is to be required, there would be a problem. He noted that the general concensus seems to be that if the property is zoned R-4 and only lot 3 requires a variance, it would probably work. Commissioner Moons asked what kind of homes are being planned and in what price range. Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 6 Mr. Gilmore stated the homes would come in the range of $275,000 to $350,000 with an option for a 3 car garage on certain lots. Commissioner Krug stated he will not support the stormwater detention on an easement and would rather see an outlot that would be maintained by the Village. Commissioner Krug asked if there would be sidewalks on both sides of the street. Mr. Gilmore stated the parkway is already included in the dimensions and will include sidewalks on both sides. Chairman Goldspiel noted the following matters which need to be addressed at the next meeting: 1. Meeting an existing zoning category instead of R-4A, which is not used for new developments 2. An engineering plan verifying the size and location of the stormwater detention area INDECK OFFICE AND BANK BUILDING, STONE CREEK 0 & R PARCEL, BUFFALO GROVE ROAD/ROUTE 83 - APPROVAL OF A PRELIMINARY PLAN WORKSHOP #1 Mr. Tim McParlan of Indeck Energy Services stated the company is a subsidiary of Indeck Power and was established in the mid 1980 ' s. He said they now employ 200 people and are a locally owned and operated company doing business worldwide. He said Indeck is proposing to build its corporate headquarters on the four-acre tract at Buffalo Grove Road and Route 83 . He noted that the plans also call for a locally owned and operated bank with a drive-through facility. He said Indeck will probably occupy all of the available space within the building in two to three years. Mr. Mark Hopkins of Otis Associates reviewed the proposed plans for the site stating they are submitting two plans. The first one is for a temporary banking facility intended to operate during the construction period of the permanent three-story building. The temporary bank would be a 2,000 square foot facility utilizing the curb cuts that exist on the site. Nine parking spaces and a by-pass lane with a single drive through lane would be provided. Li Mr. Hopkins noted that the plan shows four accesses for the site, two on Buffalo Grove Road and two on Route 83. One of the accesses to each road is a full access and one access to each road is right-in, right- out. The right-in, right-out on Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 7 Buffalo Grove Road is aligned with the throat of the drive through banking lanes in the permanent building. Mr. Hopkins reviewed the three-story building. The interior atrium extends from the first floor to the top of the third story, and the interior is split with bridges and corridor spaces. There will be a basement in the building and 36 parking spaces in the basement level. There will also be some tenant space in the basement which will also provide some future expansion space for the banking facility. All mechanical equipment will be located in the basement. Mr. Hopkins stated the first floor will be used by the bank, including the drive- up facility and some space will be available for other tenant spaces on the north and west side and a loading area on the northwest side. The second floor is the tenant floor with a cut out for the atrium. The third floor is the main floor for the Indeck executive area with an atrium area. Mr. Hopkins stated there will be a plantings in the atrium in the center of the building and the glass elevators will be within the atrium. The atrium area in the first floor approximately 28 X 56 feet, and the atrium area expands as goes through the second and third stories. The entire building is approximately 75,000 square feet. Mr. Hopkins stated that the building will have an exterior of sandstone or limestone, and is being designed as a corporate headquarters with a substantial investment in first-class materials. He showed a rendering of the proposed building depicting exterior stone materials and landscaping. Mr. Hopkins stated they are requesting one variation concerning calculation of required parking. The plan provides 234 parking spaces calculated by subtracting the atrium area from the gross area of the building. He noted the plan also deviates from the Stone Creek annexation ordinance in a number of ways: 1. The plan shows four curb cuts instead of two 2 . The building is three stories instead of two stories 3 . The building floor area is 75,000 square feet, and the agreement stipulates a maximum of 50,000 square feet 4. The building is 50 feet in height instead of 36 feet as allowed in the agreement Ms. Frances Fazio of Manhard Consulting reviewed the engineering plans for water and sewer service. She noted that Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 8 a looped water main would be provided on the site with connections to a water main along Buffalo Grove Road and a main at the corner of Route 83. Sanitary sewer is available by connecting to the Lake County interceptor along Route 83. Stormwater detention will be provided in conjunction with development of the Buffalo Grove Park District property north of the site. She indicated that the detention requirements of the site will be included in the design of the Park District' s detention area. Ms. Fazio said that Buffalo Grove Road will be improved adjacent to the site as part of the development. The Village' s plan for Buffalo Grove Road from Busch Road to Route 83 is a four-lane section a landscaped median. Mr. Donald Jorgenson of The Brickman Group discussed the landscaping for the proposed parcel. He stated the trees along Route 83 will be saved. He stated that although some of the trees in the center of the site will be removed, the trees on the north side of the property adjacent to the Park District property will be retained. Mr. McParlan noted two officers of the Cherbourg Townhomes association were present, and Indeck has informed the Cherbourg association of the proposed plan. He said that Indeck is very interested in working with the Cherbourg community to address any concerns about the project. Commissioner Moons asked why this spot would be chosen for a corporate building. Mr. McParlan stated part of the corporate structure calls for the development of a bank and this particular piece of property was bought with the bank in mind. The bank is an integral part of the growth of the company. He said that the bank is being reviewed by the FDIC and it will be named the American Enterprise Bank. Commissioner Moons stated he is concerned with having a corporate structure such as this in a basically residential and relatively low level retail area of the Village. Mr. Hopkins noted that only land directly abutting the site is the Park District property, and two acres of the District's property is zoned 0 & R. Mr. McParlan commented that the site is zoned for office and bank use by the Stone Creek annexation agreement, and the project is consistent with the zoning. Commissioner Moons asked if there have been any discussions with the proper authorities relative to the proposed access Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 9 points to Route 83 and Buffalo Grove Road. Ms. Fazio stated they have been working with IDOT and the Village regarding the design for the accesses. Commissioner Moons asked for further information concerning proposed improvements to Buffalo Grove Road. Ms. Fazio stated Buffalo Grove Road will be widened to four lanes. She said it will be built to the same design as Buffalo Grove Road from Route 83 southward. This design is four lanes, with two lanes in each direction and a 16-foot wide planted median. Commissioner Berman asked about the time frame for construction of the permanent building. Mr. McParlan stated they hope to get the bank permit by this spring and they would like to have the temporary facility ready by April of 1995 which would correspond with the start of construction of the main building. The total buildout would be approximately one year. Commissioner Berman asked what kind of structure would be built for the temporary bank. Mr. McParlan stated the temporary facility would essentially be a double wide modular facility. The exterior materials would be attractive, and landscaping would be used to enhance the appearance. Commissioner Berman asked how many employees are anticipated at Indeck. Mr. McParlan stated they expect approximately 100 to 125 employee for Indeck alone plus another 50 for subsidiaries. Commissioner Berman how many employees are anticipated for the bank. Mr. McParlan stated the bank would be one of the subsidiaries and would have about 5 to 6 employees. Commissioner Berman if there is any possibility of building this project without the temporary bank. Mr. McParlan stated that the bank starts with a needs demonstration that is site specific and time specific. Therefore, with this needs demonstration makes a spring start for this bank imperative. Commissioner Berman noted concern with sufficient parking Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 10 spaces for the temporary bank. Commissioner Berman asked if there had been discussions with the Park District regarding the stormwater detention system. Mr. Hopkins stated there have been extensive discussions. Mr. Hopkins further noted the temporary bank facility is not a high traffic facility but if parking becomes an issue they would be very flexible with the number of spaces or amount of asphalt that would be needed. Commissioner Berman noted concern with the oval shape in front of the bank in terms of getting emergency vehicles in and out of the site. Mr. Hopkins noted the existing home has the asphalt already there and they are trying to utilize this asphalt. He suggested that the Village's Fire Department could park fire- fighting equipment along Route 83, rather than bring large vehicles onto the site adjacent to the temporary facility. Commissioner Samuels suggested operating the temporary bank facility at Town Center. Mr. McParlan noted the needs demonstration is site specific, however, he will inquire if this would be possible. Mr. Pfeil noted that this temporary facility includes a drive through facility which is not a permitted use in the Town Center B-5 District. Commissioner Samuels stated he does not see a need for the curb cut at the southern end of Buffalo Grove Road nor the need for a right-in at that point. Mr. McParlan said this design is an attempt to separate the bank traffic from the circulation pattern for the rest of the parking lot and access points. Commissioner Samuels stated he would like to see some comments from the traffic engineer regarding the flow of traffic to and from the site. He commented that the basic proposal for the office building is appropriate for the site, a the single-user building integrates well with the site. He said the exterior design of the building is very attractive. Commissioner Howard asked what the employee hours would be. Mr. McParlan noted the hours would be 8:00 a.m. to 5:00 p.m. Commissioner Howard asked if there would be a left turn lane Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 11 for the southern access on Route 83. Ms. Fazio stated the left turn lane would be at the northernmost access on Route 83. Commissioner Howard noted she would like to see a line of site drawing showing how the building will look from the residential area across the street. She said the proposed building appears to be a aesthetically pleasing design. Mr. Hopkins stated they are in the process of preparing this study for the next workshop meeting and it will include improvements to the roadway and proposed trees on the site. Commissioner Krug concurred with the other Commissioners regarding a right-in only at the southern access on Buffalo Grove Road. He asked if reflective glass is proposed for the building. Mr. Hopkins noted they are contemplating reflective glass on the northwest side of the building and all other sides would probably be tinted glass. Chairman Goldspiel noted his concern with the amount of parking which takes into consideration the parts exempted by the atrium. However, he noted that the first floor exemption for the atrium is not correct. Mr. Hopkins noted that the parking space count requires 234 spaces to handle the area and even without the first floor exemption there is sufficient parking spaces. Chairman Goldspiel asked what other uses are contemplated for the building. Mr. McParlan stated there are various support services that go along with the business. In addition there are several subsidiaries to be housed in the building such as Indeck capital which is the financial entity, Indeck operations which operates all their plants and Faucett Insurance Company as well as the law firm which is associated with the insurance company. Chairman Goldspiel asked if the loading facility would be adequate. Mr. McParlan stated only supplies and paper deliveries would be made. Chairman Goldspiel asked if there would be any buffering between this site and the Park District property. Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 12 Mr. Jorgenson stated they are hoping to leave a more natural transition area similar to the existing area which abuts the site. Chairman Goldspiel said that the believes that the accesses to Buffalo Grove Road and Route 83 need to be combined to create only one access connections to each of the two roads. Chairman Goldspiel noted the following items needed to be addressed at the next meeting: 1. Stormwater detention plans for the Park District property that will serve this site 2. Line of sight view from adjacent residential area 3. Traffic impact report from the Village's consultant 4. Possibility of using a different site for the temporary bank facility Mr. Burt Yablon, 602 Marseilles Circle, stated that he represents the Cherbourg homeowner' s association and noted his concern with lighting for the parking lot and car headlights reflecting into the Cherbourg homes from the right out access on Buffalo Grove Road. He suggested that berming be used to reduce glare from car headlights, so adjacent residents won't be affected. He indicated that the Cherbourg development is very concerned about stormwater management in the area, and he will want more information about the flow of water from this site. BINNY' S BEVERAGE DEPOT, TOWN CENTER - SPECIAL USE FOR A LIQUOR STORE IN THE B-5 DISTRICT -- WORKSHOP #1 Mr. Marc Schwartz of Batler & Schwartz said he represents Buffalo Grove Joint Venture, the entity of Simon Development that owns the Buffalo Grove Town Center. The owner is requesting the Special Use since the Village has indicated that a liquor store is not a permitted use in the B-5 District. He said the Special Use is for Binny's Beverage Depot, which wants to lease a space of approximately 14,000 square feet at Town Center. He explained that Binny's is not the typical corner liquor store that would generally be seen in the City of Chicago, but is in fact a very unique entity. Mr. Harold Binstein of Gold Standard Enterprises stated Binny' s is a new concept started a year ago. Gold Standard Enterprises is the parent company which owns twelve liquor and wine shops in the Chicagoland area and is the largest independent in the midwest. The first Binny's Beverage Depot Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 13 was opened in Des Plaines last year and has been extremely successful. He noted the store is very upscale with a worldwide reputation. He stated they will carry 5,000 different wines and over 300 different beers, particularly from micro breweries. He further noted there will be a temperature controlled humidor in the store and there will also be wine storage and racking. Commissioner Berman asked if there are plans to allow carts out into the parking lot. Mr. Fornek stated carts will be allowed out into the lot as this is the type of product that will require customers to use a cart. Commissioner Berman asked if there are plans for cart storage areas. Mr. Fornek stated they are planning to install cart corrals. Commissioner Berman asked if there would be on site storage for customer wines. Mr. Binstein stated that will be available. Commissioner Berman asked how Binny's is different from other Gold Standard liquor stores. Mr. Fornek stated Binny's Beverage Depot is in response to the large discount businesses which are driving out most of the independents. The decision was made not to go the route of the usual discount houses and instead to operate an upscale store at discount prices. He noted they are prepared to spend approximately $500, 000 to outfit this store in a very tasteful manner. Commissioner Berman asked if they realized that if Byerly's supermarket comes into Town Center, they intend to have a wine section. Mr. Fornek stated they are aware of this. Commissioner Samuels asked if Binny's would use or avoid various advertising banners on the front windows. Mr. Fornek stated they do not use the standard banners or cardboard displays prevalent in other liquor operations. Commissioner Samuels asked if it is possible within Binny' s pricing structure to have curb side pickup to avoid having carts in the parking lot. Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 14 Mr. Binstein stated they do not really want carts in the lot and will everything in their power to keep carts stored in an orderly manner. Commissioner Samuels noted that he would like to preserve the appearance of the Town Center, and it would be better to keep the carts out of the parking lot. Chairman Goldspiel noted that it would be very difficult to chase after carts, given the extensive length of the Town Center parking lot. Mr. Fornek stated they can accept a procedure for carts going from the store to the curb, but not to the parking lot, and noted that based on the existing design of the curb it would be difficult for customers to take the carts into the parking lot. Chairman Goldspiel commented that the petitioner should have a specific plan for cart management for review and discussion at the public hearing. Commissioner Samuels asked if there had been any meeting with present tenants of the shopping center regarding opposition to a liquor store in Town Center. Mr. Fornek stated that after a presentation was made to the other tenants by Simon Development, the tenants have not expressed objections to the liquor store. Commissioner Howard asked if there would be wine tastings on the premises. Mr. Binstein stated there would be wine tastings every week. In addition, some wine tastings are held to support various charitable organizations with proceeds going to these organizations. Commissioner Samuels asked if Binny's would be making deliveries and shipping liquor. Mr. Binstein stated affirmatively. Mr. Fornek stated there would be only one delivery truck kept on the site, and this is a van that would be parked at the rear of the building, not in front of the store. Chairman Goldspiel asked if any food items would be carried at the store. 1 Mr. Binstein stated they will carry specialty products. Chairman Goldspiel asked if the center would maintain the Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 15 present appearance of the Town Center building materials and colors. Mr. Schwartz stated that Mr. Binstein's renovations will retain the existing exterior materials and colors of the building. He noted that Simon Development has very strict appearance criteria for Town Center. Mr. Binstein commented that he is spending a considerable amount just on paint to match the existing color on the building. Chairman Goldspiel noted that the criteria for a Special Use should be reviewed and addressed by the petitioner at the public hearing. MANCHESTER GREENS, PHASE II CONDO -- FINAL PLAT Mr. Pfeil stated this plat establishes the lot for the second of the two multi-story condominium buildings. Moved by Commissioner Howard, seconded by Commissioner Moons to recommend approval to the Village Board of the final plat of Manchester Greens, Phase II Condo dated November 8, 1994. Commissioner Samuels asked abut the reference to Flood Zone "X" on the plat. Mr. Pfeil stated it is an area outside of the mapped flood hazard area. Chairman Goldspiel asked if the plat had been reviewed for closure and compliance. Mr. Pfeil stated the plat had been reviewed by Mr. Kuenkler and is recommended for approval. Chairman Goldspiel called for a vote and the vote was as follows: AYES: Krug, Howard, Berman, Moons, Goldspiel NAYES: None ABSENT: Rosenston ABSTAIN: Samuels The motion passed 5 to 0. CHAIRMAN'S REPORT Chairman Goldspiel asked if the Commission would be amenable to having dinner at Chipper's at 6:30 p.m. on December 7th prior to the public hearing and meeting at Village Hall. Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 16 All Commissioners were agreeable. FUTURE AGENDA SCHEDULE Mr. Pfeil said there would be a special meeting on November 30, 1994 and a public hearing on December 7th for the Sterling Creek subdivision. PUBLIC COMMENTS AND OUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Howard and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:00 p.m. Resp ully sub tted, Fay ubi Recording Secretary APP OVED BY: EPtW GOL PIEL, C airman Buffalo Grove Plan Comm-Regular Meeting-November 16, 1994-Page 17