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1990-09-12 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION September 12, 1990 Michael Reese HMO Facility Deerfield Bakery The meeting was called to order at 7: 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Moved by Commissioner Krug, seconded by Commissioner Howard, that in the absence of the Chairman and Vice Chairman, Commissioner Rhodes act as Chairman Pro Tem. All Commissioners were in favor and the motion carried. Commissioners Present: Chairman Pro Tem Rhodes Mr. Krug Ms. Howard Mr. Braiman Mr. Charlette Commissioners Absent : Chairman Sheldon Mr. Goldspiel Mr. Rubin Mr. Rosenston Also Present : Mr. Marc Schwartz, Batler & Schwartz Mr. Ira Rosenberg, Michael Reese HMO Mr. Bill Talbot , Melvin Simon Mr. Charles Bennett , Aumiller & Youngquist Mr. Kirk Schmidt, KSH Inc. Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES Moved by Commissioner Howard, seconded by Commissioner Rhodes to approve the minutes of the Regular Meeting of August 15 , 1990, upon correction of typographical errors. All Commissioners were in favor, with Commissioners Krug, Charlette and Braiman abstaining, and the motion carried. t COMMITTEE AND LIAISON REPORTS Commissioner Charlette reported on the Village Board meeting of September 10 , 1990 , at which the following was discussed: Buffalo Grove Plan Commision-Special Meeting-September 12 , 1990-Page 1 1 . The local pig farm and related legal actions 2 . Old Farm Village tennis court lights , voted down 3 . Tax levy determination 4 . Reservoir 7 meeting with residents 5 . Development of an ordinance regarding sale of tobacco to minors 6. Mosquitoe abatement contract status 7 . Ordinance regarding parking for recreational vehicles 8 . Santucci , public hearing continued TOWN CENTER, MICHAEL REESE HMO FACILITY Mr. Schwartz noted that plans for the Town Center IHOP facility had been delayed but are moving forward and therefore it was removed from this petition but will be rescheduled for review in the future as a separate item. With regard to the Michael Reese HMO issue , Mr. Schwartz stated that because of the special nature of the B-5 District , a public hearing was not needed and they were seeking approval. Brief discussion followed during which concern was expressed that other tenants of Town Center should be advised of any reviews so they would have an opportunity for input. Mr. Pfeil stated he would make an effort to notify tenants. Commissioner Braiman indicated the need to confirm with the Village Attorney that a public hearing is not necessary for approval . Mr. Rosenberg addressed concerns which had been expressed regarding setbacks along the access road, noting the present plan has moved the building back another 10 ft. to meet the standards under the B-5 code so it now sits 28. 5 ft. back. This also clears a line of sight which had been a concern expressed by the Village traffic consultant. Mr. Rosenberg noted that with regard to access to the facility, the parking lot entrance had been moved 110 ft. north. This will serve as a joint entryway to shared parking with any future development of the other buildings. A strip which currently exists cutting off access to the other parking will be removed at the time of future development to open the shared parking. With regard to the 25 ft. wide parking spaces as opposed to the 26 ft. required by ordinance, Mr. Rosenberg stated that because of the odd shape of the lot they felt they couldn' t create required parking without the variation in width. He noted their architect is still attempting to find alternatives and if they can comply they will do so, otherwise a variation will be needed. Mr. Rosenberg stated that their setback off of Route 83 is now 62 ft. and they have met all other zoning and ordinance requirements. In response to a question from Chairman Pro Tem Rhodes , Mr. Rosenberg indicated that pursuant to State requirements all handicap parking Buffalo Grove Plan Commission-Special Meeting-September 12 , 1990-Page 2 spaces will be 16 ft. and some space will be taken off the walkway to meet that standard if necessary. He noted the location of the three handicap parking spaces. Chairman Pro Tem Rhodes inquired as to the adequacy of three handicap spaces for a health care facility. Mr. Rosenberg commented that the number meets code standards and their facility as an out-patient service is not dealing with any extraordinary number of handicap people. In further discussion, Mr. Rosenberg noted there will be a canopy over their entrance, but the circular drive was eliminated in order to meet parking requirements. Commissioner Krug asked about screening for the transformer pad. Mr. Rosenberg indicated they would provide landscape screening rather than a structural screening to provide access. Commissioner Krug expressed concern about the short width of the aisles. Mr. Pfeil noted that they show 20 ft. long spaces and if they changed those to 18 ft. they should then have sufficient room to provide the needed width. Mr. Rosenberg indicated he would have his architect re-work the plan and make the necessary adjustments. Commissioner Braiman confirmed with Mr. Pfeil that any approval by the Plan Commission would not include approval of the monument, or sign location. Commissioner Braiman inquired about the 25 ft. common area between the proposed shared parking. Mr. Rosenberg indicated they will be developing and maintaining it . Mr. Talbot confirmed that it will be an easement that will be shown on the plat of subdivision to be created. Commissioner Braiman noted the parking spaces on the western edge of the parking shown as 18 ft . should be adjusted to 18. 5 ft . Commissioner Braiman also noted the use of the term "typical space size" on the plan and requested the actual size be shown. Mr. Rosenberg stated the spaces will meet ordinance requirements. Commissioner Braiman commented on the potential need to set a uniform setback standard for outlots regarding building setbacks from an internal road. Mr. Pfeil noted the original intent had been to allow flexibility, but if a standard was set it should lean toward a lower standard of 16-18 ft . rather than 25 ft. With regard to aesthetics, Commissioner Braiman noted that the east elevation is void of detail and is the most visible from Route 83 . Mr. Rosenberg stated there will be significant landscaping. Discussion followed regarding possible detail for that side of the building and Commissioner Braiman stated he would like to see the expanse of brick broken up with some detail . Mr. Rosenberg noted columns would be set Buffalo Grove Plan Commission-Special Meeting-September 12 , 1990-Page 3 out from the building and should with the planned landscaping provide a visual break-up. Mr. Talbot, in response to Chairman Pro Tem Rhodes' inquiry, stated they had reviewed the architectural plan and found it aesthetically pleasing. Commissioner Braiman then asked why no trees were provided at the northwest of the site. Mr. Rosenberg stated that because of expansion in the future for shared parking they do not want to plant something that may need to be removed. Commissioner Howard noted that signalization at Route 83 and Pauline may be warranted after this development. Commissioner Krug asked if the construction site will be closed. Mr. Rosenberg stated it will be closed by a chain link fence. Commissioner Krug inquired about impact on detention in the area. Mr. Pfeil stated the Village Engineer would review to make sure there is no on-site detention. Commissioner Braiman asked about the parking aisle width on the northeast side of the building. Mr. Pfeil noted these spaces could be narrower than the 26 ft. required or could be pushed into the landscaped area to provide the required width. Commissioner Braiman stated he would prefer a variation to decreasing the setback. Mr. Pfeil noted it had been interpreted as a cross-aisle and he would check the required width. Following brief discussion regarding the ramp in the front of the building, there being no further comments, a motion was made by Commissioner Braiman, seconded by Commissioner Howard, to recommend to the Village Board approval of the proposed change to the Preliminary Plan for the Michael Reese HMO facility in the B-5 Town Center District , pursuant to Group Exhibit 1 (consisting of four sheets : A2 , A3 , CE-1 and L-1 ) , subject to the provision that all appropriate parking aisles be 26 ft. wide; that all parking spaces be no less than 18 . 5 ft. long; and that there be an easement for ingress and access and parking between this parcel and the parcel to the northwest ; Subject to staff determining that the aisle at the southeast portion of the building on the north elevation has parking on only one side meeting the requirements for the width of aisles ; and Subject to the representations and conditions made by petitioner at this meeting as to the architecture of the building. The vote was as follows : Buffalo Grove Plan Commission-Special Meeting-September 12 , 1990-Page 4 AYES: Krug, Rhodes , Howard, Braiman, Charlette NAYES: None ABSTAIN: None ABSENT: Sheldon, Goldspiel , Rubin, Rosenston The motion carried 5 to 0. DEERFIELD BAKERY DEVELOPMENT Mr. Schwartz stated that following extensive discussions and review with the architects , staff and the traffic consultant , they have prepared and submitted two plans. He noted a report had been made by the traffic consultant favoring Plan 2 . Buffalo Grove Plan Commission-Special Meeting-September 12 , 1990-Page 4 Mr. Bennett reviewed the two plans. Plan 1 proposes a one-way in-only entrance off of Checker Road with another right-in only entrance on the same side off of Buffalo Grove Road, primarily for serivce. Exit would be onto Checker Road. With respect to detention, Mr. Bennett stated they could not meet the requiremets for retention so have gone only with detention. Commissioner Braiman questioned the marking of a retention pond on the plan. Mr. Bennett did note they would meet the requirement for an underdrain. Mr. Bennett reviewed the variation requests they will be making for Plan 1 which include the following: 1 ) right-in only off of Buffalo Grove Road; 2 ) 12-ft. buffer which they feel is acceptable since the residential is 50 ft. from the building ; 3 ) a 4 to 1 rather than 6 to 1 slope for the detention basin; 4 ) parking based on retail standards of 1 space per 250 rather than mall standards as used at Town Center; and 5 ) access off of Buffalo Grove Road through the site from the south parcels. Mr. Bennett stated Plan 2 shows access 250 ft. west with two lane access. He noted to achieve this the buildings would have to be broken apart creating a double building concept with pedestrian access just to the buildings themselves rather than a walkway. For this concept they would request the same variations regarding detention basin slope and right-in access off of Buffalo Grove Road. With regard to aesthetics, both concepts will use the European street scene concept with brick work and wood trim. An illustration of the back of the building was shown to illustrate how that is carried around the building . Commissioner Howard noted her feeling that the traffic flow in Plan 2 was preferable but she prefers the pedestrian walkway along the Buffalo Grove Plan Commission-Special Meeting-September 12 , 1990-Page 5 buildings in Plan 1 . She asked if there would be any sidewalk between the parking lots in Plan 1 . Mr. Bennett proposed they could put a sidewalk across the north end of the site. Commissioner Howard asked how close the sidewalk is to the detention pond west along Buffalo Grove Road. Mr. Bennett indicated it is 12-15 ft . from the pond. Commissioner Howard also asked about the location of offices. Mr. Bennett described the locations on both plans noting the bakery would have a small office above it and the other end of the building would have office space on the second floor. Chairman Pro Tem Rhodes raised the issue pointed out in Mr. Pfeil ' s memo regarding adequate parking should some of the space be used for medical or dental . Mr. Bennett indicated if that was the case they would have to restrict that use. Brief discussion followed regarding parking requirements and hours of use for medical uses as opposed to the bakery. Mr. Pfeil indicated they would be short only 5-6 spaces for medical use. Commissioner Braiman inquired about the location of mechanical units. Mr. Bennett indicated they would be on the roof but screened from all sides through the use of false roofs. Commissioner Braiman asked about the variation request relating to the entrance off of Buffalo Grove Road. Mr. Pfeil explained it is not technically a variation. Lake County would have to give a permit for the curb cut which staff does not favor, but if it is necessary for the right-in it is alright with the traffic consultant . Commissioner Braiman suggested this be reviewed by the traffic consultant in conjunction with plans for the post office. Commissioner Braiman stated he favors Plan 1 because he feels they need more architectural character in the building and it should be a pedestrian center. Chairman Pro Tem Rhodes asked about the existing trees on the property. Mr. Bennett stated they would try to maintain all trees over 6 in. in diameter or as many as possible. Commissioner Braiman asked about improvements along Checker and Buffalo Grove Roads such as lighting and sidewalks at the north end. Brief discussion followed with Mr. Bennett who indicated there were some lights and landscaping being put in but no sidewalks. Mr. Pfeil indicated there may be an obligation for one street light on Buffalo Grove Road. Commissioner Braiman requested clarification regarding the 12 ft. buffer variation on the south edge, which Mr. Schwartz briefly explained. Buffalo Grove Plan Commission-Special Meeting-September 12 , 1990-Page 6 R �� \� Chairman Pro Tem Rhodes sated he prefers Plan 2 because he would rather have two parking pads rather than three and would rather have the building face the roadway than have the parking face the road. Discussion then followed regarding the location of entrances and traffic patterns between the two plans. Commissioner Krug stated he feels they can work out the left turn by extending the left turn stacking lane so it can serve both the driveway and Buffalo Grove Road. Mr. Schwartz requested direction as to which plan to use for future planning. A poll was taken and all Commissioners indicated they prefer Plan 1 , except for Chairman Pro Tem Rhodes who prefers Plan 2 . Commissioner Krug noted the need to direct bike traffic into the Town Center from the south. Mr. Pfeil suggested the possibility of an 8-ft. sidewalk along Checker Road. In discussing the building structure and design, all Commissioners indicated they like the aesthetics. Commissioner Braiman asked how much of their actual business will be retail use, which Mr. Schmidt indicated is about one-third. Brief discussion followed with Commissioner Krug and Mr. Pfeil about the definition of the bakery as a retail rather than manufacturing use. Commissioner Braiman suggested the Village Attorney provide an interpretation of the ordinance . Mr. Schwartz suggested if a wholesale use is not objectionable, since they need a public hearing for the variations, they could amend the B-5 ordinance by public hearing to provide for that type of use. A motion was made by Commissioner Braiman, seconded by Commissioner Howard, that review of the Deerfield Bakery Development move to public hearing. The vote was as follows: AYES: Rhodes, Krug, Howard, Braiman, Charlette NAYES: None ABSTAIN: None ABSENT: Sheldon, Goldspiel , Rubin, Rosenston CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated meetings will be September 26 , 1990 to review the Town Center post office and Mormon R-4 Hoffman Homes ; October 3 to review Westchester Estates Phase 2 and a day care home petition; and October Buffalo Grove Plan Commission-Special Meeting-September 12 , 1990-Page 7 10 for the New Life Lutheran Church and Illinois Bell maintenance facility. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Braiman, seconded by Commissioner Howard, to adjourn. All Commissioners were in favor and the motion carried. Chairman Pro Tem Rhodes adjourned the meeting at 9: 25 p.m. Respectfully Submitted, ROSEMARY ALLEN Recording Secretary APPROVED BY: S Y RHD S, Chairman Pro Tem Buffalo Grove Plan Commission-Special Meeting-September 12 , 1990-Page 8