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1989-12-06 - Plan Commission - Minutes • REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Checker Square Shopping Center (Vintage Commercial) Striker Lanes Redevelopment December 6, 1989 Chairman Sheldon called the meeting to order at 7:34 P.M. in the Youth Center, 50i Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. Lawrence Freedman, Attorney for Checker Square Mr. Bernard Gold, Checker Square Mr. Tracy Cross, Tracy Cross & Associates Mr. Marc Schwartz, Attorney for Striker Lanes Mr. William Doerr, Engineer Mr. Gary Glover, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Braiman, to approve the minutes of the Public Hearing of October 18, 1989. The motion passed unanimously with Commissioners Howard and Rosenston abstaining. Moved by Commissioner Rhodes, seconded by Commissioner Rubin, to approve the minutes of the Regular Meeting of October 18, 1989, as amended. The motion passed unanimously with Commissioners Howard and Rosenston abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Rubin attended the Village Board meeting of December 4, 1989. The following items were discussed: 1. The Siegle sign was approved with one negative vote. 2. Discussed but taken off the consent agenda by the Buffalo Grove atheists was the issue of waiver of fees for Christmas tree sales by the Jaycees. Buffalo Grove Plan Commission - Regular Meeting - December 6, 1989 - Page 1 I�� 3. The sign for the 600 Lake Cook Building was discussed at length, having been placed about one foot closer to the street than was approved. A variance will be sought and Appearance Commission review was requested. 4. A complaint by Oak Creek condominium residents against the Oak Creek Villas developer related to a flashing safety light by the underground garage and a fence which would block the landscaping which was discussed and determined legal because it was pursuant to code. Commissioner Rubin commented that future reviews by the Plan Commission should consider and determine if landscaping is to be the permanent barrier. 5. The strip of greenery in Town Center to be turned over to Rotary to provide community service programs was discussed. Name of the park was an issue. CHECKER SQUARE SHOPPING CENTER (Vintage Commercial) Mr. Lawrence Freedman, attorney for the petitioner, indicated that approval of the preliminary plan had been denied by the Plan Commission with concern regarding the inherent land use being made of the property, although it is zoned B-3 and subject to provisions of an annexation agreement. Subsequently a committee was formed consisting of Mr. Freedman, two members of the Plan Commission, TRustee Glover, the Mayor and staff, to address concerns previously raised. Additionally, petitioner has addressed the issue of the viability and marketability of retail int he area and its impact on the surrounding retail community. Mr. Bernard Gold reviewed changes to the landscape plan, indicating an increase in the height of the evergreen shrubbery along the bermed area on the west and north property lines by 2 feet to a minimum 7-ft. height. He stated that along the path they have introduced a mixture variety of spruce in groups to develop more character rather than having a continuous edge. The height of the shrubbery would start at 10i ft. and with growth of about 1 ft. per year the height should reach the 13-ft. rear elevation of the building within two to three years. Mr. Gold indicated that the elevations of the buildings had been redone to make them more in character with the look of the surrounding residential areas. They will be using arched openings with arched canopies, and metal roofs with decorative iron supports. In the higher areas they have introduced hip-type roofs compatible with what will be developed at Town Place. With respect to the elevation heights, Mr. Gold indicated the rear of the building would be 13 ft. sloping to 15 ft. which is the main roof pitch in the front of the building. The main building parapets were previously 18i feet and have been reduced to 17i ft. The maximum height will be 20 ft. at the peak of the hip roofs in the three main sections and three feature sections of the building. The rear of the building will be face brick with two feature decorative brick bands and a middle screening similar to the metal roof in the front to screen mechanical equipment. Mr. Gold stated changes to the site plan include the addition of a porkchop at the main entry along Buffalo Grove Road and elimination of the parking at the rear of the building which had been objectionable to the neighbors. Buffalo Grove Plan Commission - Regular Meeting - December 6, 1989 - Page 2 Mr. Tracy Cross, of Tracy Cross & Associates, addressed the Commission, stating that in Buffalo Grove with respect to the subject property, the overall market is currently supporting a vacancy level in terms of total vacant square footage in existing retail over the base of available footage of 9.8%. Their criteria establishes balanced market conditions existing when vacancies in retail range between 5-11%; tight market conditions when below 5%; and weak when vacancies exceed the 15% level. Primary trade areas considered are within a one-mile radius and secondary trade areas are those within a 2-mile radius. When excluding projects that are currently undergoing initial absorption and those relying on future household growth, the vacancy factor drops to 8.4%. Mr. Cross indicated that those projects currently having difficulty with vacancies are all located in the northern or northwestern extremities of the trade area. In one instance another project having difficulty is in the northeastern boundary of the trade area and in those areas the population densities surrounding those projects are located on only two quadrant sides. With respect to the Checker Square property, the immediate area shows extremely high population density surrounding all quadrants. Mr. Cross stated the immediate trade area which will support retail expenditures within the proposed project indicates a household base of approximately 11,500. Over the next four years growth will occur by adding in the current population associated with identified residential projects of 3,300 in 1990, to a total household base in the immediate area of 14,000-15,000 in 1994, when both the primary and secondary trade areas are added together. Mr. Cross then reviewed his firm's procedure for establishing the data necessary to make their projections. Mr. Cross indicated that 15,000 households would support 352,000 sq. ft. of retail space. He stated that when considering Town Center as a neighborhood or community center, there currently exists an excess of retail in the immediate trade area of 121,000 sq. ft. , but indicated that by 1994 with the projected increases in population, this excess becomes absorbed and diluted over time to an excess of only 79,000 sq. ft. Mr. Cross noted that Town Center was originally designed to draw from a wider trade area of between 5-8 miles, and if that criteria is accepted, any excess is totally absorbed in the primary market, but not in the primary and secondary markets. Mr. Cross then noted that an additional factor in determining viability for the Checker Square project is current retail alignments. Their studies indicate an excess of video and paint and wallpaper stores. Their conclusion is that if the Checker Square project would identify proper users not currently aligned within the retail area, the project would be absorbed within a 10-12 month period. Commissioner Rubin asked for clarification regarding the ultimate period of absorption which had been indicated at six months in a memo. Mr. Cross stated that the 6-month period was the projected period after completion of the project. He stated the total marketing period should be 12-14 months. Buffalo Grove Plan Commission - Regular Meeting - December 6, 1989 - Page 3 Commissioner Rubin requested information regarding their consideration of the Crossings in their statistics, and Mr. Cross stated that it was illustrated as a future retail competitor classified in nature similar to Town Center. Mr. Cross indicated that Town Center does pull business from beyond the 2-3 mile radius but not up to the 5-8 mile category, and the Crossings will likely draw within a 3-5 mile radius because of its specialty use retailers. Mr. Cross further noted that if Town Center is categorized more in terms of a power center similar to the Crossings, drawing from a 3-4 mile radius, any excess in retail is more quickly absorbed. Commissioner Rubin noted that original projections showed that a hardware store would be a viable use, and Mr. Cross stated that that projection was made before the Siegle project moved in and now a hardware store would not be a suitable use. Other suggested uses were briefly reviewed. Commissioner Rubin noted that the developer had done well in its attempt to physically create an appealing center within the land constraints, but stated his feeling that the project would not support users in a viable manner, particularly in light of his opinion that Town Center had not achieved its projected results, and his concern that the project would become another strip center in the community not able to be supported. Commissioner Rhodes indicated that the suggested uses would only dilute business within the community because many already existed (i.e. , a hardware store, bakery, and yogurt store) , and expressed concern that because rental expenses are so high other smaller businesses could not afford to sustain business in that area. Commissioner Rhodes also expressed concern that the issue of outlots had not been addressed. He feels that outlots along Buffalo Grove Road would not be suitable to the surrounding residential area and the flow of traffic would create a problem. Commissioner Charlette commented that square footage was not a valid indicator of vacancy but rather the number of vacant store fronts within a center. He further Commented that because of the convenient surrounding retail uses (i.e. , the 24-hour Jewel) , he does not feel the area could support a center of this nature. Commissioner Charlette indicated that real estate or office-type uses would be desirable in his opinion. He further noted his concern regarding outlot use on the property. Chairman Sheldon stated than an original concern regarding the plan was with regard to traffic flow and congestion, particularly with regard to the amount of stacking space when entering the center and at the entrance off of Buffalo Grove Road, and noted that this issue had not been addressed on the revised plan. Mr. Freedman stated they had understood the only previous concern to be with respect to internal traffic flow but would note this additional concern. Commissioner Howard asked if a right turn lane would be provided on Old Checker Road, and Mr. Gold advised they would proceed with providing that lane upon recommendation from the County following a traffic study. Buffalo Grove Plan Commission - Regular Meeting - December 6, 1989 - Page 4 Commissioner Howard also asked about the evergreens on the bermed area behind the center, and Chairman Sheldon asked if the height of the trees could be increased. Mr. Gold noted they had increased the height of the berm but also stated they could increase the height of the trees another foot. Chairman Sheldon then inquired as to whether a 30-ft. drive was required behind the building, suggesting that more buffer landscaping could be provided if the driveway were not as wide, bringing the traffic noise closer to the buildings rather than the houses. Mr. Pfeil stated it would have to be reviewed to determine turning radius, etc. Commissioner Braiman stated that because the number of residents has increased substantially he has no objection to the concept of a shopping center on this property. He does, however, object to a standard L-shaped strip center and would like to see more changes than just those made to the facade, perhaps along the street line. Commissioner Braiman indicated he would prefer to see the height of the evergreens in the rear raised to 8 ft. to provide as much buffering and security to the residents as possible. Commissioner Goldspiel inquired about the procedure and basis used by Mr. Cross in determining the data for his study regarding primary and secondary areas, population numbers and household numbers. Commissioner Goldspiel stated his concern for the need to look carefully at commercial development in the Village in general to determine its possible success. Discussion ensued with Mr. Cross regarding various existing commercial areas in the Village and the development of their conclusions and statistics. Commissioner Goldspiel asked about use of this area as an office center, and Mr. Cross indicated it would not be a feasible use. Brief discussion followed regarding a single retail use for the area with the conclusion that this would not really adapt to this parcel. Commissioner Goldspiel stated with respect to the plan that there is not sufficient space to develop anything creative and it would, therefore, only be suitable as a neighborhood center. He expressed concern regarding use of outlots, and whether there would be sufficient parking for any anticipated use of those outlots. Mr. Pfeil advised if both outlots were restaurants parking would be insufficient but would require special use review. �../ Commissioner Goldspiel asked for assurance that any development of the outlots be architecturally compatible with the main building. Commissioner Goldspiel commented that with respect to parking, it would not be advisable to open parking p g to the north as it would clog the drive in front of the stores. Buffalo Grove Plan Commission - Regular Meeting - December 6, 1989 - Page 5 1 Commissioner Goldspiel expressed his opinion that the berming on Buffalo Grove Road was adequate and asked for clarification from Mr. Pfeil regarding g g the height of the berm. Brief discussion followed Mr. Pfeil's explanation. Chairman Sheldon called for comments from the audience. Present were Susan Raines, 301 Vintage, and Edward LeVernier, 215 Vintage. The residents indicated they had experienced water problems at their homes. One resident stated that their original belief was that the berm height was not to exceed 4 ft. but it is now planned between 6-8 ft. She stated it is the residents' desire that the berm be lower. Mr. Pfeil stated the Village Engineer feels drainage in the area is adequate. Chairman Sheldon requested that testimony be provided regarding the possible cause for the water problems in the area to assure that any development plans would not aggravate or create such problems. Discussion followed regarding the relation of the proposed bermed area and the effect of the location of the swale on this, and regarding fencing and landscaping in that area. Mr. Freedman indicated they had no problem with working with the residents and the Commission regarding a solution to the fencing issue. Commissioner Krug indicated he does not like the use of outlots, and believes that the shape of the parcel limits use to that proposed. He expressed concern regarding the porkchop on the Buffalo Grove Road entrance. Commissioner Rosenston stated his concern about use of the outlots but indicated he would be satisfied if petitioner were required to come in for approval prior to their development. Mr. Freedman stated their agreement to do so even for non-special use. Commissioner Rosenston indicated concern regarding the traffic flow in the parking lot and the size of the lots, and stated he feels the porkchop should be more severe. Petitioner advised that their engineer would be working further on the design of the porkchop. Chairman Sheldon suggested a meeting between the residents, petitioner and representatives of the Plan Commission would be appropriate and beneficial. Mr. Freedman agreed. Chairman Sheldon called for further audience comment. Discussion ensued regarding commercial uses, architectural changes and berm heights. Ms. Raines stated she would like to see more mature tree plantings. Chairman Sheldon asked that when petitioner comes back for public hearing they provide samples of the type of brick and other materials because of the concern expressed regarding the center's appearance. Ms. Raines asked if petitioner had considered single-family homes on the property and Chairman Sheldon explained why that was not feasible. Buffalo Grove Plan Commission - Regular Meeting - December 6, 1989 - Page 6 Commissioner Braiman asked if there was any intention to build a 2-story structure on the outlots. Petitioner indicated not. Brief discussion followed regarding potential types of users. STRIKER LANES REDEVELOPMENT Mr. Marc Schwartz, attorney for the petitioner, addressed the Commission, stating that the parcel is approximately 2.5 acres, currently zoned B-3. The plan proposes to leave the shell of the existing building in tact, to gut the interior and change the use of 14,000 sq. ft. of the area to that of a retail furniture store. The remainder would be designated for two small 1,300 sq. ft. users and one 5,000 sq. ft. user. The only change to the site would be the addition of a 10,000 sq. ft. of retail space to the west of the property. The plan provides for 140 parking spaces. With a straight B-3 use 143 spaces would be required, but with the proposed furniture use only 100 spaces would be needed. Because the property owner to the west is landlocked with no access to Dundee Road, they have been asked to provide a curb-cut along Dundee which takes up 2.5-3 parking spaces. This would be the basis for requesting any variance required from the parking ordinance. Additionally, Mr. Schwartz noted they have provided a requested 20-ft. green space along Dundee Road to hopefully have a 3 to 1 berm. Mr. Schwartz indicated that the site has underground retention available and that the Village Engineer had indicated he would like to review the drainage and retention further but believes it would be acceptable as proposed. Mr. Schwartz stated an easement runs from Plaza Buffalo Grove into the rear of the site and they have shifted that easement slightly to better align the parking. This was discussed with and approved by the owner of Plaza Buffalo Grove. With respect to architecture, Mr. Schwartz advised that at staff's request they had prepared the architecture to be compatible with that of Plaza Buffalo Grove. Renderings were presented. Mr. William Doerr, engineer, presented information relating to the drainage on the site. He indicated they plan to reconstruct the driveway in order to improve drainage but this would not change the flow, only redivert it slightly. Commissioner Goldspiel asked if any drainage would go into the lake by the Oak Creek Apartments, and Mr. Doerr indicated it would bypass that. Commissioner Goldspiel asked if any water would reach the storm sewers on Dundee Road as they would not want ponding on Dundee, and asked is another catch basin was necessary. Mr. Pfeil indicated this would be studied by staff. Commissioner Goldspiel asked if any variations would be requested and Mr. Schwartz advised the only variation would be with regard to the three spaces required to provide access to the property to the west. Buffalo Grove Plan Commission - Regular Meeting - December 6 1989 - Pa ge 7 Commissioner Krug asked if the drive and access road would be improved, and Mr. Schwartz stated the pavement would be replaced. Commissioner Krug then asked if that would affect the run-off. Mr. Schwartz restated that the Village Engineer had indicated that the drainage appeared to be acceptable but was still subject to final review. Commissioner Goldspiel indicated some concern regarding increasing the commercial space along Dundee Road. He also expressed concern regarding the design of the parking running right up to the retail space, indicating it as a potential fire hazard. Commissioner Goldspiel asked if there would be sufficient space in the loading area for trucks to back up. Commissioner Goldspiel then asked for information regarding proposed landscaping and Mr. Schwartz advised they did not presently have a complete landscaping plan. Commissioner Braiman indicated concern regarding the interior parking design and the area at the rear of the building for truck turning and traffic. He also commented on the curb cuts along Dundee Road. Commissioner Braiman then inquired about the rear setbacks and was assured by Mr. Pfeil and petitioner that they comply with the ordinance. Commissioner Charlette asked if lighting would be provided in the rear of the building as more retail is added, and petitioner advised they would comply with any requirements. Commissioner Rhodes asked about the location of dumpsters for the furniture store and stated he does not like the parking located immediately in front of the store. Brief discussion followed regarding the parking lot configuration and alternative designs and it was suggested that the Fire and Police Departments review the design and requirements and needs for truck traffic. CHAIRMAN'S REPORT Chairman Sheldon congratulated the Planning Department on its new office facilities. FUTURE AGENDA SCHEDULE Mr. Pfeil stated there were no further meetings during the month of December. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None Buffalo Grove Plan Commission - Regular Meeting - December 6 1989 - Page 8 ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Howard, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 10:50 P.M. Respectfully Submitted, ti kes G% �& ROSEMARY ALLEN, ecording Secretary APPROVED BY: BARBARA SHELDON, Chairman it L Buffalo Grove Plan Commission - Regular Meeting - December 6, 1989 - Page 9