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1990-01-31 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Striker Lanes Redevelopment January 31, 1990 Chairman Sheldon called the meeting to order at 7:38 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. r 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. Marc Schwartz, Tyler & Schwartz Mr. Brian Gordon, Joseph Freed & Assocs. Mr. Mike Proust, Joseph Freed & Assocs. Mr. Charles Kramer, Architect Mr. William Doerr, Engineer Mr. Gary Glover, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Herald, explained the format of the meeting and swore in those giving testimony. Mr. Schwartz presented the site plan dated 10/3/89 (Exhibit A) and stated the plan is for B-3 zoning with no requested changes to that zoning. He indicated the development would include the existing structure with an addition of 10,000 sq. ft. of retail space, thereby providing a total of 31,400 sq. ft. of retail space. Parking would provide for 140 cars with a variation requested from the standard 143 spaces required, this variation based on the planned tenant being a retail furniture store, Peterson Interiors of Arlington Heights. This type of user would require only 100 spaces for parking. Mr. Schwartz noted also that they have provided access to the westerlyproperty P P Y owner who would otherwise be landlocked, and this access uses space that could otherwise have provided the additional required three spaces. Buffalo Grove Plan Commission - Public Hearing - January 31, 1990 - Page 1 Mr. Schwartz said that no new curb cuts will be made and pursuant to Plan Commission comments and staff and State authorities review a left-turn bay has been requested on Dundee Road and provided in the plan. Mr. Schwartz presented Exhibit B, the landscape plan; Exhibit C, the engineering plan; and Exhibit D, a rendering of the architectural plan. He indicated the architecture would be complimentary to the development to the north and east. Li Mr. Kramer reviewed the landscape plan noting there will be a landscaped berm all along Dundee Road. Three existing maple trees will be saved and other varieties of trees will be added. An existing fence in the rear of the property will remain with sodding in the remainder of the area. Mr. Kramer indicated with respect to the elevations that the same materials and awnings as on the neighboring development will be used but in a different color. He noted the site slopes up from the present center to the west and they will step that portion up. There will be a distinctive entrance to the furniture store and less pronounced entries for the other retail space in an attempt to make them blend and appear to be one center. Mr. Doerr reviewed the engineering plan noting they will be removing and replacing all the paving in the parking lot, and noted also the addition of the left-turn lane on Dundee Road. He stated storm sewers will be provided along the rear of the site through an existing easement into the Village system. He also stated three light posts will be provided along Dundee Road pursuant to Village requirements. Mr. Schwartz then noted that in response to inquiries made by the Commission at the previous workshop regarding truck traffic, they had presented a letter from Peterson Interiors stating that their only type of delivery vehicle is a Chevrolet van, and that they do no warehousing in this area. Additionally, in response to Commission inquiry, Mr. Schwartz stated the parking area in the rear of the building had been reconfigured due to concern that tractor trailers would not be able to make turns in that area. Mr. Kramer indicated the radius had been cut back to allow for easier turning and parking spaces were redistributed to allow for this. Mr. Kramer also noted they had reconfigured the easement to allow trucks to back up into the loading dock. During discussion Commissioner Rubin asked if there were other retail uses that could potentially raise the parking requirements, and Mr. Pfeil indicated shopping center standards had been used to determine the , re uirement and a requirement, restaurant use would be the only other intense use. Mr. Schwartz advised there is no intention to have a restaurant on the property, but in any event the B-3 ordinance already takes into account a restaurant use. Commissioner Rubin then confirmed that all required handicap parking spaces were provided and were near the front. Buffalo Grove Plan Commission - Public Hearing - January 31, 1990 - Page 2 Commissioner Rhodes asked if the center would have a name and Mr. Schwartz indicated none would be designated. Commissioner Rhodes then stated he would like to see more landscaping than just the trees along Dundee, preferably something to break up the parking area and to provide a more formal look. Commissioner Howard agreed with Commissioner Rhodes' comments regarding the landscaping, and asked if additional planting could be provided in the sodded buffer strip in the rear yard. Mr. Schwartz stated they believe the existing fence provides necessary screening, but they would be willing to develop a more extensive plan if requested. Commissioner Charlette asked if there would be an entrance to the furniture store on the east. Mr. Schwartz explained there would not, and the open area to the east will be left open as a courtyard pursuant to a request from the Village. Commissioner Charlette then confirmed with the Village Engineer that all engineering plans for the storm sewers met Village code requirements. Commissioner Braiman inquired about the ramped areas in the front of the building, expressing concern that pedestrians may not notice them. Mr. Kramer explained the ramping is provided on the sidewalks to accommodate the difference in grade and maintain the necessary elevation to the buildings which will be stepped up. Additionally, it provides handicap accessibility and meets state codes. He noted the sloping is not sufficient to require marking. There was brief discussion regarding the configuration of the parking and traffic in the rear of the building with respect to entering and exiting and turning. Mr. Kramer explained it is their intention that vehicles would make a T-turn and back into the loading area. Mr. Gordon noted that the Peterson Interiors facility is a showroom only and the space provided is more than sufficient to accommodate the van used by them. Commissioner Braiman asked about signage for the center and Mr. Gordon indicated they intend to use one pylon sign for three major users. Commissioner Braiman then indicated concern with respect to granting the parking variation on the basis of the retail furniture use because there is no definitive term to that use and another user could come in the future. Mr. Schwartz stated that the basis for the variation request is not reliant upon the retail furniture use but rather because all feasible si le use had been made of the area for parking and hardship was imposed by the need to provide access to the property owner to the west, thereby eliminating space that could have been used to provide the three additional required spaces. Commissioner Braiman asked if there were any plans to improve the courtyard area, and Mr. Gordon indicated they would conform it to the existing landscaping but there are no plans for a gazebo or fountain. Buffalo Grove Plan Commission - Public Hearing - January 31, 1990 - Page 3 Commissioner Goldspiel noted that concern had been expressed at the previous workshop regarding the possible need for an additional catch basin other than those existing on Dundee Road. Mr. Doerr indicated their studies demonstrate the existing catch basins are sufficient to pick up the storm water from Dundee Road. Mr. Kuenkler confirmed that the area had been designed to provide for that and it should be adequate. Commissioner Goldspiel asked if there was sufficient change in the impervious surface to require more detention. Mr. Doerr noted there was only a slight increase in impervious areas as they were just decreasing the slopes and adding piping through to the rear. Commissioner Goldspiel confirmed that their calculations had included checking the adequacy of the diameter of the piping, stating his concerns were raised due to the age of the previous development. Commissioner Goldspiel then opened discussion regarding the parking area in the rear and whether there is sufficient area for trucks to unload and not block access to the north. Mr. Gordon again explained warehousing will not be done at this Peterson facility and stated their intent is that the Peterson van will back up angled parallel to the parked cars. He added that in the event a semi-truck ever entered, there is an easement which could be used for maneuvering. Commissioner Goldpiel asked how loading and unloading would be handled for the other additional retail space. Mr. Kramer stated it would have to be drop shipped. Brief discussion followed and it was determined that if a truck parked along the landscape strip in the rear, there would still be sufficient space for a car to pass. Commissioner Goldspiel then inquired about the reason for the variation request if only 100 spaces are required with a furniture user, noting that if only 100 spaces are needed other use could be made of the additional land, such as landscaping. Brief discussion followed during which Mr. Schwartz indicated the request is made to provide for the possibility of another user in the future, noting it would be a burden to the developer to landscape now and have to further pave in the future. Commissioner Goldspiel asked about access to the property to the west and Mr. Schwartz explained there is no recorded access easement to that property owner. There was discussion regarding the necessity for granting of easements and Mr. Gordon stated they had only been requested to provide access to that property owner so he would not be landlocked. Commissioner Goldspiel asked how much of a reduction in the retail space would be required to bring the property to a point where no parking variation would be required and whether this would make an economic difference to the project. It was noted that a 660 sq. ft. reduction would be necessary, and Mr. Schwartz stated that based upon the purchase price of the property, any reduction in the square footage of the plan would reduce the amount of return on the project, and the square footage and parking had been based and designed according to the plan of the existing building and the need to maintain the courtyard area as open space. Buffalo Grove Plan Commission - Public Hearing - January 31, 1990 - Page 4 Commissioner Krug inquired about lighting in the rear of the building and its effect on the Arbor Apartments. Mr. Schwartz stated the plan had been presented to the Board of Directors of the condominium association and they were satisfied with the plan and the fact that the lighting would not adversely affect them. Commissioner Krug asked if Police and Fire Department reviews had been made and Mr. Pfeil advised they had received the plans and provided no comment. Li Commissioner Krug then asked if the doors to the building would be right on the building line which Mr. Kramer confirmed would be the case, using double action doors. Commissioner Krug stated he feels the doors should be recessed and swing in only. Commissioner Krug asked for brief review of the detention as it relates to the parking area. Commissioner Rosenston asked about access to the additional retail space and the number of doors required. Brief discussion followed regarding the possibility of shared parking with the property owner to the west through the granting of an easement. Mr. Schwartz indicated they would not be willing to enter into an agreement with the property owner. Commissioner Goldspiel asked if a no parking area could be designated in front of the refuse area at the rear of the property to eliminate the possibility of blocking access to the north. Mr. Schwartz agreed. Commissioner Braiman asked that the loading area be striped at an angle and marked so trucks know they are supposed to come in on an angle. Commissioner Braiman also asked what area would be used for refuse by the additional retail building. Brief discussion followed. Commissioner Braiman inquired about the placement of parking curb stops along the sidewalk area in the front of the retail space, noting that there should be no overhang of vehicles onto the sidewalk. Chairman Sheldon called for staff comments. Mr. Pfeil had none. Mr. Raysa inquired about whether the existing restaurant is currently off-site and Mr. Gordon explained they would be granting easements relating to that part of the property. Further discussion ensued regarding easements relating to the property and parking areas, and Mr. Raysa suggested any approval of the plan be subject to staff review of the easements. Mr. Raysa also raised the issue of roof-top mechanicals and assurances were made by petitioner that they would not be visible from the front or ground. Chairman Sheldon called for public comments. Mr. Earl Sabes asked if the berm along Dundee Road would replace the existing sidewalk. Mr. Kramer indicated the sidewalk would remain. Buffalo Grove Plan Commission - Public Hearing - January 31, 1990 - Page 5 ue tion Chairman Sheldon closed the Public There beingno further questions, s u lic Hearing Q at 8:45 P.M. Respectfully Submitted, 1:2 / ROSEMARY ALLEO Recording Secretary APPROVED BY: BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Public Hearing - January 31, 1990 - Page 6 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Striker Lanes Redevelopment January 31, 1990 Chairman Sheldon called the meeting to order at 7:38 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. Marc Schwartz, Batler & Schwartz Mr. Brian Gordon, Joseph Freed & Assocs. Mr. Mike Proust, Joseph Freed & Assocs. Mr. Charles Kramer, Architect Mr. William Doerr, Engineer Mr. Gary Glover, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Herald, explained the format of the meeting and swore in those giving testimony. Mr. Schwartz presented the site plan dated 10/3/89 (Exhibit A) and stated the plan is for B-3 zoning with no requested changes to that zoning. He indicated the development would include the existing structure with an addition of 10,000 sq. ft. of retail space, thereby providing a total of 31,400 sq. ft. of retail space. Parking would provide for 140 cars with a variation requested from the standard 143 spaces required, this variation based on the planned tenant being a retail furniture store, Peterson Interiors of Arlington Heights. This type of user would require only 100 spaces for parking. Mr. Schwartz noted also that they have provided access to the westerly property owner who would otherwise be landlocked, and this access uses space that could otherwise have provided the additional required three spaces. Buffalo Grove Plan Commission - Public Hearing - January 31, 1990 - Page 1 1. The location of a fire station on the Santucci property. 2. A joint meeting with the Park District regarding the location of Buffalo Grove Days. 3. Bike path and sidewalk planning throughout the Village. STRIKER LANES REDEVELOPMENT Moved by Commissioner Goldspiel, seconded by Commissioner Braiman, to recommend to the Village Board a variation to the Zoning Ordinance, Section 17.36.040.F.2, to allow 140 off-street parking spaces instead of 143 as required, for the Striker Lanes Redevelopment property. The motion passed 8 to 0, with the following vote: AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin, Rosenston, Charlette NAYES: None ABSENT: None Moved by Commissioner Goldspiel, seconded by Commissioner Braiman, to recommend to the Village Board Preliminary Plan approval in the B-3 (Planned Business Center) Zoning District for the Striker Lanes Redevelopment, with a variation to the Zoning Ordinance, Section 17.36.040.F.2, to allow 140 off-street parking spaces instead of 143, as required, subject to the following: 1) A striped no parking zone be provided south of the refuse area in the north part of the plan; 2) A marked and striped loading zone be provided in the rear of the building in such a manner that a truck would unload at a 60° angle as described at the Public Hearing; 3) The sidewalk at the rear of the 10,000 sq. ft. retail space be constructed to allow for automobile overhang from the parking lot so there will be a 6-ft. space from the curb to the back of the building. 4) Approved be subject to Village staff review of the easements; 5) Approval be subject to the granting of cross-easements with the property to the east; 6) The development be subject to covenants previously approved by the Village with respect to commercial centers; and 7) The retail space be constructed in such a manner that mechanicals be screened from the back, front and side in such a manner that they not be visible to a person at ground level. Discussion on the motion included inquiry by Commissioner Braiman regarding construction and provision for rear and front doors and HVAC units for an undetermined number of units. Petitioner advised some doors will initially be provided with others added as needed. HVAC units will be installed based on their determination of anticipated requirements. Commissioner Rosenston asked if petitioner would be precluded from adding a loading dock with overhead doors in the future. Buffalo Grove Plan Commission - Special Meeting - January 31, 1990 - Page 2 The motion was amended by Commissioner Goldspiel, seconded as amended by Commissioner Braiman, to provide that approval of the Preliminary Plan be further subject to the following: 1) A loading dock be prohibited from being constructed in the rear of the structure adjacent to the drive. The motion, as amended, passed 8 to 0, with the following vote: AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin, Rosenston, Charlette NAYES: None ABSENT: None PACE PARK AND RIDE FACILITY Ms. Vicki Wong addressed the Commission stating Pace had engaged their consultants to address the concerns expressed by the Commission. Mr. Jerry Heimsoth indicated they had determined the best way to achieve that was to redesign the facility altogether. Mr. Steve Sug, Project Engineer, outlined the changes that had been made. He noted the bus turnaround and the parking areas had been separated to provide safer operation. At the request of the Village staff, the entrance to the bus turnaround will be located 200 ft. south of Busch Parkway and the entrance to the parking area 400 ft. south of Busch. There will be 90° parking which provides the most efficient land use and allows 2-way traffic in the aisles. Mr. Sug stated they have eliminated cross aisles and spaces along the perimeter of the parking lot and have placed four handicap stalls in close proximity to the buses. Entrance only and exit only markings are provided. Mr. Sug stated they have redesigned the bus turnaround areas using Pace guidelines. He noted the driveway entrance to the bus turnaround is 50 ft. wide, although the ordinance allows for only 35 ft. , and the extra width is needed for the buses to be able to get in and out. Mr. Sug stated the pavement types will be concrete in the bus turnaround with a flexible pavement used in the parking lot. He noted the elimination of bus traffic from the parking area provides safer pedestrian flow and indicated they have provided a mid-lot sidewalk to direct pedestrian traffic within the lot. He noted they have connected the sidewalk around the site to the sidewalk along Commerce Court. Mr. Sug advised the kiss and ride area would be 24 ft. wide to allow cars the ability to pass those temporarily parked. He noted some landscaping had been indicated to be developed to create a park-like setting and meeting Village requirements for green space. The facility will provide a public telephone, a bike rack and an employee washroom which will be locked at all times for use only by Pace employees. Sewer and water connections have been extended to accommodate future development of a train station on adjacent property. Lighting will be provided and coordinated with Village staff. Buffalo Grove Plan Commission - Special Meeting - January 31, 1990 - Page 3 Mr. Sug then indicated they have shown future expansion of the parking area into the Commonwealth Edison right of way which will accommodate approximately 300 cars. Commissioner Sheldon cited the report from the Wisconsin Central Task Force setting forth a guideline of anticipated parking needs to support a train station on the adjacent site of 600 spaces and questioned the ability to achieve that number with development of the bus facility. Discussion followed regarding possible areas within the right-of-way for parking expansion and the ability to meet that requirement. Commissioner Goldspiel noted there were restrictions on how far you could go down the right of way without impacting surrounding land use as it approaches residential. Commissioner Goldspiel also noted the possible need to augment detention areas if parking were extended. During discussion that followed, Chairman Sheldon stated the need at this time to review the proposed facility in light of anticipated development of a train station. Mr. Earl Sabes noted that Metra projections for anticipated parking needs are lower than the Wisconsin Central figures. Further comments covered other studies, figures and projected needs. Commissioner Rosenston asked if any studies had been made regarding parking needs in a combined bus/train station facility. Commissioner Rosenston also inquired about the possibility of moving the detention off-site to allow for more parking. Lengthy discussion ensued regarding possibilities for parking, detention, and whether the proposed development would negatively impact the potential for development of a train station in the future. It was agreed to review the proposed plan and have staff address the issues of: 1) the ability to achieve an anticipated parking need of 600 spaces; 2) the possibility of moving the detention area; 3) expansion of parking to the south; 4) the discrepancy of figures in various studies regarding parking needs; and 5) the appropriate establishment of a 1400 ft. platform length standard as a basis. With respect to the proposed plan, Commissioner Rosenston expressed concern only with the flow of traffic in the parking lot in the aisle near the driveway. Commissioner Goldspiel asked about the need to bring the 8-ft. sidewalk or bike path along Busch Parkway across the railroad tracks. Mr. Pfeil explained there are other liability issues associated with that to be handled by the Village so there is no need to make it part of this project. Commissioner Goldspiel then asked if the projected designation of the future train station site was appropriately located and of sufficient size. Commissioner Goldspiel also asked if Mr. Carmignani's concerns regarding traffic had been addressed, and Mr. Pfeil noted he did not have comments from Mr. Carmignani available but the plan does fit with previous comments. Ms. Wong noted Pace is attempting to get funding for signals from the State's Operation Green Light and will be discussing signals with staff in the future. Buffalo Grove Plan Commission - Special Meeting - January 31, 1990 - Page 4 Commissioner Goldspiel then questioned the need for a 55-ft. area for the bus turnaround, and noted the need for a separation of traffic in the 50 ft. driveway entrance by a center island. Pace representatives explained turns could not be made with such an island. Discussion followed regarding ordinance requirements and alternative configurations. Mr. Heimsoth provided templates showing how turning radius requirements are established. Commissioner Braiman acknowledged the desirability of separating the buses from the parking, but noted it does cut down on available parking area, and also noted the resultant loss of some landscaping along Busch Parkway. He requested that some landscape screening be provided at the north end to screen the parking and facility from Busch Parkway. Commissioner Braiman confirmed that the Village Engineer had reviewed and accepted as adequate the plans for detention. He then also confirmed that the 7-ft. concrete barrier in the kiss and ride area would be a raised barrier. Commissioner Braiman asked what treatment would be provided in the 10-ft. strip in the parking area and Mr. Sug indicated it would be sodded with some bushes provided. Commissioner Braiman confirmed that the material for the parking area would be asphalt. Commissioner Howard inquired about the selected style of shelter design, and Commissioner Braiman asked if anything could be done to create a more attractive shelter. The Pace representative stated they were looking into a fiberglass shelter with more rounded ends which would be more aesthetically pleasing. Commissioner Howard also asked if a "buses only" sign would be necessary for safety. Commissioner Braiman asked if any emergency alarm hookup could be provided to the police or fire stations, and the Pace representative indicated the two phone lines should be sufficient. Commissioner Rhodes expressed his feeling that the facility is of significant value to the citizens of the Village and should move ahead as soon as possible. Commissioner Goldspiel expressed a need for planning to determine the railroad right-of-way as it relates to platform location and potential parking area availability. Commissioner Goldspiel also asked if Metra had reviewed the Pace facility plan. Ms. Wong stated Metra had been provided a copy but they had received no comments from them as of this time. CHAIRMAN'S REPORT - None FUTURE AGENDA Mr. Pfeil stated there would be regular meetings or public hearings on February 7, 1990 regarding Riverwalk North and the Mormon Church, and on Buffalo Grove Plan Commission - Special Meeting - January 31, 1990 - Page 5 February 21, 1990 regarding the Berth site and Northwest Building Supply. There may also be a special meeting on February 28, 1990. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Charlette, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 10:25 P.M. Respectfully Submitted, dae-rt— ROSEMARY ALLEN, ecording Secretary APPROVED BY: BARBARA SHELDON, Chairman Li Buffalo Grove Plan Commission - Special Meeting - January 31, 1990 - Page 6