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1990-05-23 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Deerfield Bakery National Gymnastics Academy Old Farm Commercial Site May 23, 1990 Chairman Sheldon called the meeting to order at 7 : 34 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. Charlette Commissioners Absent : Mr. Rosenston Mr. Rubin Also Present : Mr. Marc Schwartz , Batler & Schwartz Mr. Bill Aumiller, Aumiller Youngquist Mr. Kurt Schmit , KSH Inc . Ms . Mary Jo Burke, National Gymnastics Academy Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES Moved by Commissioner Charlette , seconded by Commissioner Goldspiel , to table approval of the minutes of the Regular Meeting of April 25 , 1990 . All Commissioners were in favor, and the motion carried. Moved by Commissioner Charlette , seconded by Commissioner Howard, to approve the minutes of the Public Hearings and Regular Meeting of May 2 , 1990 , upon correction of typographical errors. All Commissioners were in favor and the motion carried. COMMITTEE AND LIAISON REPORTS Commissioner Howard attended the Village Board meeting on May 21 , 1990, at which the following were discussed: Buffalo Grove Plan Commission-Special Meeting-May 23 , 1990-Page 1 1 . Cherbourg and discussions with Pulte Builders regarding problems with roofing materials. 2 . The ordinance regarding child day care in residential homes. 3 . Approval of Northwest Building Material & Supply Preliminary Plan. 4 . Approval of Fire Station No. 27 . 5 . Proposed billiard room at Plaza of Buffalo Grove. 6 . Strathmore Shopping Center. Brief discussion followed regarding the Child Day Care ordinance and the Chairman requested that the Plan Commission be provided with a copy of the Board minutes on this topic . Chairman Sheldon presented information regarding the Public Hearing on the Army Corps of Engineers ' application for a balefill . DEERFIELD BAKERY, Buffalo Grove/Checker Road Mr. Aumiller advised that their plan is to develop two acres of retail specialty food shops in two buildings totalling 16 , 700 sq. ft. Deerfield Bakery will be the primary tenant using at least 5 , 500 sq. ft. Limited office space suites would be used on a second floor at the west end and center and north side of the building overlooking the landscaped area. The development concept is an Old World Village type theme where vehicular and pedestrian traffic are separated as much as possible . Parking will be interspersed to the west and center with primary parking at the east end of the site . Major landscaping and water retention will be to the north. Mr. Schwartz advised that the only variation they would be seeking would be to develop the site as a 2 acre parcel in a B-5 zone which requires development of five acres or greater. In response to a question from Commissioner Rhodes, Mr. Aumiller advised there would be three curb cuts , one off of Buffalo Grove Road as far south of the intersection as they could go, one to the northwest , and one to the northeast for both vehicular as well as Fire Department access . Commissioner Rhodes asked about shared use of the service drive at the southern end with customer traffic , and Mr. Schmit indicated that most deliveries for the bakery are made in the early morning and are limited to `./ approximately three deliveries a week so interference should be minimal . Mr. Aumiller, in response to inquiry, explained that the bakery entrance will be in the corner of the site and the other store entrances will be facing north so customers will have to walk Buffalo Grove Plan Commission-Special Meeting-May 23 , 1990-Page 2 around to the front of the building. If development requires, they may provide some access off the east end. Commissioner Rhodes also commented on the increased flow of traffic by virtue of having to move to separate parking lots if one is full . Discussion then followed regarding the number of parking spaces provided. Mr. Schwartz indicated they are using a standard of 1 to 250 which is more rigorous than the standard for office use except in the case of medical or dental use . Mr. Schwartz stated it is their representation that the office will not be used for medical or dental and they would be agreeable to stipulating that in the annexation agreement. Mr. Aumiller presented a rendering of the proposed building illustrating the northwest end of the development and stated it is their intention to continue this same appearance on all three sies. The Commissioners indicated they would like to see a rendering of the south elevation as that would be most prominent to traffic along Buffalo Grove Road. Commissioner Rhodes asked about water retention. Mr. Aumiller stated there will be a stormwater retention area ponded for aesthetic purposes . Brief discussion was held regarding its proximity to any traffic and walkways. Commissioner Howard raised the concern that the retention pond on the north side may hinder Fire Department access to the buildings. Commissioner Braiman expressed concern that the pond may not be wide enough to meet the standards for sloping and safety ledges at the required depth. Commissioner Howard asked about the existing plantings along Checker Road. Mr. Aumiller stated they have no intention of destroying them and if they need to be disturbed they will be relocated. Commissioner Howard pointed out that only a 10-ft . setback to the south is shown and a 25- ft. setback is required in a B-5 district. Mr. Schwartz stated that they will need an additional variation for the buffer which will be requested on the basis that a similar variation for residential buffering was granted to Town Center. Chairman Sheldon indicated they would need to know the relative location to and distance from the residential to consider the request . Commissioner Braiman questioned the need for the entrance off of Buffalo Grove Road to the south, not only for safety reasons , but because he feels the bakery and retail would be better served if the focus was toward the northern entrance and toward Town Center and the Village Green area. Buffalo Grove Plan Commission-Special Meeting-May 23 , 1990-Page 3 There was brief discussion regarding the aggregation of lots and the intent of requiring development in this area over 5-10 acres , it being noted that the purpose was to create a better planning whole. Chairman Sheldon further noted the intent in this area was that development be oriented toward and integrate with Town Center development. It was suggested the service drive could continue behind the buildings in a loop design with the southern drive off Buffalo Grove Road closed. Chairman Sheldon noted that people would then have to access the site either by Checker Road or through Town Center. Brief discussion followed regarding the service drive and how it could be redesigned as narrower or one-way. Discussion was pursued regarding traffic design to orient toward Town Center and the Village Green. Commissioner Goldspiel favored closing the south entrance, but noted other alternatives included making that driveway one-way eastbound or providing a right-in/ right-out at that entrance. Mr. Pfeil indicated the Village traffic consultant will review the plan and make comments and that the Lake County Department of Transportation will also review it because they may have a problem with the Buffalo Grove access . He noted there may be an opportunity to open the service drive at the east end of the property for truck deliveries and garbage pick-up. Commissioner Braiman suggested more parking would be desirable and noted that if coffee and donuts were served it could be considered to include eating and drinking establishments to other parking standards may be required. The parking situation at the current Deerfield Bakery location was briefly discussed. Mr. Schmit noted the employees at this new location would be expected to park at the far eastern end. Commissioner Braiman inquired about the "service" delineation in the rear and the location of HVAC units. Mr. Aumiller stated the service areas are for service and garbage areas to be enclosed and screened. He indicated the HVAC will be roof-top on the back side of the buildings and will be screened. Commissioner Braiman requested details be presented as to the type of screening to be used. Commissioneer Braiman inquired about sidewalks or walkways along Buffalo Grove Road and access to the office areas. Commissioner Braiman also asked about requirements for street lights . Mr. Pfeil stated the light north of Checker Road has been committed, but he would check regarding whether a light south of Checker is included as part of the planned Buffalo Grove Road improvements. Buffalo Grove Plan Commission-Special Meeting-May 23 , 1990-Page 4 Commissioner Goldspiel inquired about various setback and buffering requirements and stated his feeling is the development should conform to no less than B-1 standards which would require an additional 2 ft . of green space plus screening. Commissioner Goldspiel stated he feels a pedestrian connection should be provided from the sidewalk on Buffalo Grove Road to the sidewalk in the front of the building as well as to the east. Chairman Sheldon suggested pedestrian connections should be made at both ends of the development. Commissioner Goldspiel noted the Fire Department would want access to at least one side of the building and suggested the service drive be wide enough to provide that access . Commissioner Goldspiel then inquired as to whether any studies had been done to establish the commercial viability of this development. Mr. Schmit indicated they have not done any studies but they beilieve the specialty concept for the development has market viability. Commissioner Goldspiel noted that the original land use map had shown both a commerical use and public use for this area, with his understanding that the intent was to provide an open area and view to the Church. He , therefore, expressed concern that the bridge planned between the two buildings is a substantial view-block of the Church and suggested they require a clear sight line to the Church. Commissioner Krug inquired about the size of handicap parking spaces, as well as the bike path along Buffalo Grove Road. Commissioner Charlette asked about the type of truck traffic anticipated and whether loading docks would be required. Mr. Schmit stated for the bakery some deliveries are made in 18-ft. trucks but these deliveries can be timed to not interfere with customer hours and would likely be made only three times per week. No elevated docks are required. Deliveries will be made through service doors. Commissioner Charlette stated he believes the service drive should remain at 24 ft . to accommodate trucks stopping alongside the buildings, even if it is a one-way drive. Commissioner Charlette further expressed concern regarding adequate parking if there is a sit-down eating area and deli provided. Chairman Sheldon noted a tree survey would be required by the next workshop. Chairman Sheldon also asked that the Village Engineer' s review provide information on how this development would affect the surrounding neighborhoods . Buffalo Grove Plan Commission-Special Meeting-May 23 , 1990-Page 5 NATIONAL GYMNASTICS ACADEMY, 1000 Asbury Drive (Arbor Creek) Ms . Mary Jo Burke presented photographs that had been requested of other gymnastics centers in the area located in industrial parks . Additionally, she noted in response to previous questions concerning accessibility to the rear exit of the building, that they had flipped the location of the pit area and Mr. Hruby had measured and reviewed the new design and stated it appeared to provide a sufficient clear exit to the rear door. Commissioner Krug stated his continued belief that this is not an appropriate use in a multi-tenant building. He further indicated he did not feel the path to the rear door was adequate because there is not direct access across a clear floor as one would have to cross the pit area for direct access. Mr. Pfeil stated Mr. Hruby was quite satisfied that adequate emergency egress had been provided. Chairman Sheldon suggested the Fire Department carefully review this concern and the need or possibility for adding more lighted exit signs. Commissioner Goldspiel suggested that when the Santucci property is developed a leg from the bike path right of way be set through to Barclay which would then connect to this property, thereby making access complete. Commissioner Braiman stated he feels parking will not be a problem because the majority of traffic is drop-off, except on weekends when adequate space should be available . He feels the use is compatible to the area and a multi-tenant building where separate entrances and exits are provided. Commissioner Howard stated she feels there may still be some overflow traffic for meets on weekends. Parking in general was discussed. Ms. Burke stated there are 163 spaces allocated equally among the eight tenants of the building. Therefore, they are allocated 20 spaces which is more than at other centers similar to theirs . Commissioner Krug stated he would like to have those 20 spaces designated on their plan so they can see how they relate to their building and the others in the complex. Commissioner Goldspiel indicated testimony should be provided from • the owner of the building indicating the amount of parking to be allocated to this building and their plans for occupying the remainder of the building. Commissioner Rhodes asked what type of ventilation would be used. Ms . Burke stated they will use ceiling fans and whatever else is required by code. Commissioner Charlette inquired about set-up for accommodating increased numbers of people for meets. Ms . Burke advised they store all but one or two pieces of each apparatus which allows for Bufflao Grove Plan Commission-Special Meeting-May 23 , 1990-Page 6 more seating room in the gym for judges and viewers. Such seating is on folding chairs , not bleachers . Ms . Burke advised that their capacity is for 116 people which will adequately suit the needs for meets to be held at their facility. OLD FARM COMMERCIAL SITE, Plat of Dedication Moved by Commissioner Goldspiel , seconded by Commissioner Howard, that the Plan Commission recommend to the Village Board approval of the Plat of Dedication for public road purposes for the Old Farm Commercial Site , dated 5/8/90 . Following brief discussion and clarification, a vote was taken. The motion passed 6 to 0 , with the following vote . AYES : Goldspiel , Krug, Rhodes, Howard, Braiman, Charlette NAYES: None ABSTAIN: None ABSENT: Rosenston, Rubin CHAIRMAN'S REPORT Chairman Sheldon reviewed Mr. Pfeil ' s memorandum concerning future agendas and discussion followed on each item. FUTURE AGENDA - As previously discussed by the Chairman. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT Mr. Pfeil responded to Commissioner inquiries regarding the following : 1 . The sidewalk by Blockbuster Video at Plaza Buffalo Grove 2 . The status of the car wash on Route 83 3 . Parking at the Highland Oaks Shopping Center 4 . Outside storage at Seigle ' s ADJOURNMENT Moved by Commissioner Rhodes , seconded by Commissioner Howard, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 10 : 20 P.M. Buffalo Grove Plan Commission-Special Meeting-May 23 , 1990-Page 7 Respectfully Submitted, •' � ROSEMARY ALL , Recording Secretary APPROVED BY: 11 461W4"Cioe BARBARA SHEL ON, Chairman Buffalo Grove Plan Commission-Special Meeting-May 23 , 1990-Page 8