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1999-11-10 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION November 10, 1999 Areawide Cellular, retail sales in the Industrial District, 1615-1619 Barclay Boulevard,Approval of a Special Use Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearing as Published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Panitch Mr. Smith Commissioners absent: Mr. Johnson Also present: Mr. Darryl Jacobs, Areawide Cellular Mr. Alan Hudock,Areawide Cellular Ms. DeAnn Glover, Village Trustee Mr. Robert Pfeil, Village Planner Chairman Goldspiel suspended the public hearing at 7:31 p.m. to open the special meeting. Chairman Goldspiel reconvened the public hearing at 7:35 p.m. The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Overall layout of the Rogers Center for Commerce-East Exhibit 2: Floor plan of Areawide Cellular facility, 1615-1619 Barclay Boulevard Mr. Darryl Jacobs of Areawide Cellular stated the 1615-1619 Barclay Boulevard address is their corporate headquarters and warehouse for distribution purposes for 30 stores within the Chicago Buffalo Grove Plan Commission-Public Hearing-November 10, 1999-Page 1 area. He stated they also maintain their service center for repairs and equipment improvement at this location. As such customers occasionally come to the service center and decide to purchase accessories. Therefore, they propose to allow those customers to upgrade their equipment as an adjunct to the service center. They expect no more that 3 customers per day at most. The showroom would be only 264 square feet out of a total of 9,400 square feet. Mr. Hudock stated they are committed to have stores in only certain locations and commit they `./ would only advertise this location as a service area. They only want to take care of their customers without having to send them 5-10 miles to another location. Commissioner Trilling asked if this operation was similar to Nextel's operation. Mr. Jacobs stated it is similar although they might propose to do some more sales than Areawide proposes. He noted they have a business to business direct sales force and they occasionally have meetings here at the corporate headquarters and the paperwork is done at the headquarters which means the sales tax would be paid in Buffalo Grove. Commissioner Trilling noted that the petitioner has stated they would not advertise this location for sales. Mr. Hudock stated it would be listed in the advertisements but listed as the service center. Commissioner Trilling asked if there would be any signage. Mr. Jacobs stated they may possibly put a neon sign in the window just so the people coming to the service center would know where to go for service. Commissioner Samuels asked for a review of the special use criteria. Mr. Jacobs stated a special use has to serve the public convenience at the location of the subject property or that the establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare. This use will serve a public use in that people will not be coming to bring their phones in and rushing off to buy their accessories elsewhere. There will be no real traffic and therefore no dangers. In addition he stated: 1. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use, the size of the subject property in relation to such special use, and the location of the site with respect to streets giving access to it, shall be such that it will be in harmony with the appropriate, orderly development of the district in which it is located. He stated this center is approximately 200,000 square feet and there are some 30 to 35 parking spaces immediately adjacent to this facility. They are currently using Buffalo Grove Plan Commission-Public Hearing-November 10, 1999-Page 2 only about 20 such spaces and they are proposing to use only 264 square feet for the special use. 2. That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property for the purposes already permitted in such zoning district. He stated there will not be a great deal of traffic engendered by this business. 3. The nature, location, and size of the buildings or structures involved with the establishment of the special use will not impede, substantially hinder, or discourage the development and use of adjacent land and buildings. Mr. Jacobs noted that almost everything has been developed in this area except for an area north of Aptakisic which is not in the Village of Buffalo Grove. 4. Mr. Jacobs stated there are adequate utilities, access road, drainage, and/or other necessary facilities. 5. Parking areas shall be of adequate size. Mr. Jacobs noted they are nowhere near the total amount of spaces that have been allotted for the space they are using in the building. Chairman Goldspiel asked if any special items will be brought in for sale. Mr. Jacobs stated no. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:00 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Public Hearing-November 10, 1999-Page 3 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION November 10, 1999 Areawide Cellular, retail sales in the Industrial District, 1615-1619 Barclay Boulevard,Approval of a Special Use Praedium Development Corp.,Proposed retail/service building, Lot 2 of the Walgreens Buffalo Grove Resubdivision, east side of Buffalo Grove Road north of Lake Cook Road,Amendment of a Planned Unit Development (P.U.D.) And approval of a Preliminary Plan in the B-5 District Workshop#2 Prairie Road Subdivision (22527 N. Prairie Road)—Final Plat Chairman Goldspiel called the meeting to order at 7:31 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois Commissioners present: Chairman Goldspiel Mr. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Panitch Mr. Smith Commissioners absent: Mr. Johnson Also present: Mr. Darryl Jacobs,Areawide Cellular Mr. Alan Hudock, Areawide Cellular Ms. DeAnn Glover, Village Trustee Mr. Marc Schwartz, Marc Schwartz and Associates Mr. George Markopoulos, Praedium Development Corp. Mr. Jeff Gutowsky, W-T Engineering, Inc. `./ Ms. DeAnn Glover, Village Trustee Mr. Robert Pfeil, Village Planner PRAIRIE ROAD SUBDIVISION (22527 N. PRAIRIE ROAD) --FINAL PLAT Moved by Commissioner Smith, seconded by Commissioner Ottenheimer to recommend Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 1 approval to the Village Board of the final Plat of Subdivision of 22527 N. Prairie Road. Chairman Goldspiel asked if the motion is subject to removal of the reference to overhead in the easement provisions as noted in Mr. Kuenkler's memo of November 5, 1999. He also asked if staff has reviewed the plat and if same is in order. The subject to reference was accepted by Commissioners Smith and Ottenheimer and Mr. Pfeil stated staff had reviewed same and all was in order. Chairman Goldspiel called for a vote on the motion and the motion was as follows: AYES: Trilling, Ottenheimer, Dunn, Feldgreber, Panitch, Smith, Goldspiel NAYES: None ABSTAIN: Samuels ABSENT: Johnson The motion passed 7 to 0. Chairman Goldspiel suspended the special meeting at 7:35 p.m. Chairman Goldspiel reconvened the special meeting at 8:00 p.m. APPROVAL OF MINUTES -None COMMITTEE AND LIAISON REPORTS Commissioner Samuels attended a meeting of the zoning ordinance review subcommittee on November 9, 1999 and stated they have been working on how to handle changes in use within a shopping center(B-1 to B-4 Districts),as regards different parking requirements for different types of tenants. He noted they are working towards the concept of having both medical facilities and real estate offices move toward a special use within any shopping center. AREAWIDE CELLULAR, RETAIL SALES IN THE INDUSTRIAL DISTRICT, 1615-1619 BARCLAY BOULEVARD, APPROVAL OF A SPECIAL USE Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer, to recommend approval to the Village Board of the petition for approval of a Special Use for retail sales as an accessory use in the Industrial District with the following variation: ZONING ORDINANCE - Section 17.48.020.C.14.a(to allow the sale of items not manufactured on the premises), so that the petitioner can establish a retail sales area of approximately 264 square feet to sell cellular phones, pager and other wireless products and related accessories at its customer service of 9,400 square feet, pursuant to the testimony and exhibits presented at the public hearing. Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 2 Commissioner Samuels stated he believes the petitioner has satisfied all the appropriate special use criteria with regard to this petition. This is exactly what was anticipated by the ordinance as an ancillary use in the Industrial District and there will not be a significant amount of retail sales traffic created by this facility and that it will be primarily a public convenience to those people already coming to the center for other reasons. It will not overburden the Industrial area or weaken the retail area within the Village. `./ Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Ottenheimer, Dunn, Feldgreber, Panitch, Smith, Goldspiel NAYES: None ABSTAIN: None ABSENT: Johnson The motion passed 8 to 0. PRAEDIUM DEVELOPMENT CORP., PROPOSED RETAIL/SERVICE BUILDING. LOT 2 OF THE WALGREENS BUFFALO GROVE RESUBDIVISION, EAST SIDE OF BUFFALO GROVE ROAD NORTH OF LAKE COOK ROAD. AMENDMENT OF A PLANNED UNIT DEVELOPMENT (P.U.D.) AND APPROVAL OF A PRELIMINARY PLAN IN THE B-5 DISTRICT-- WORKSHOP#2 Mr. Schwartz stated they took the comments they heard at the last workshop meeting and tried to incorporate them into the modified plan which has now been submitted. He stated they are looking to develop Lot 2 which is comprised of.87-acres and is already zoned B-5 pursuant to ordinance 96-48. The building on this site is 7,636 square feet which has been markedly reduced from the first building that was presented. This will be a multi-tenant use with four users planned. There has been a tremendous amount of interest. 35 parking spaces are required based upon the square footage on the site and they have planned for 44 spaces. He noted they are not seeing any variations. Mr. Markopoulos stated the plan calls for construction of 7,600 square foot multi-tenant retail building on a parcel of land approximately 37,000 square feet. He noted the sidewalk has now been widened from 8 feet to 10 feet as previously requested. The sidewalk in front of the building will be widened to 4 feet and the passageway for the traffic to flow through the easement between the proposed property and the Town Center has been widened from 24 feet to 30 feet. L Mr. Markopoulos further stated the island in the rear should be kept where it is at to aid in controlling the traffic flow. Mr. Markopoulos reviewed the landscape plan which incorporates the Village requirements. Parkway trees and trees on site have been provided as well as some various ground cover and Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 3 precast planters along the southern elevation of the building. Mr. Markopoulos reviewed the building materials and noted they are proposing a dark face brick to be used throughout the building. This shade has been taken from the Deerfield Bakery down the street. As an accent pattern, taken from the Town Center and from the rectory and church property, they will incorporate stone accents. To tie these two concepts together they will be using a dryvit finish. In designing the building they have taken elements from the surrounding community and they have taken a roof line design directly from the church. Mr. Schwartz stated a tree study was performed and the results have been submitted to the Village. He noted the report indicates that the trees cannot be salvaged and therefore the intention of the developer is to remove all of the trees and have provided a very full landscape plan. In accord with Village policy, there is also a tree banking policy that has been established and they would be willing to participate in that program to offset any trees being removed from the site. Commissioner Ottenheimer asked for a review of the potential uses. Mr. Schwartz stated the users who have shown an interest in the property include: 1. Video store 2. Sandwich shop 3. Bread store 4. Coffee store 5. Shoe store 6. Flower shop 7. Pizza parlor 8. Cleaners 9. Jewelry store 10. Tobacco store 11. Bakery Commissioner Ottenheimer noted the main entrance will be off of Buffalo Grove Road where Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 4 you turn into Walgreens going eastbound. This then goes past the Walgreens building and on the right hand side is the drive through pharmacy. He stated his concern with the design of that intersection. He noted then when you pull up to the drive through window and then want to exit going northbound to make a left turn,there is a blind spot at the building. He further noted that right now there are not many people who turn into that entrance and keep going eastbound. But this will change when this development comes in. Mr. Gutowsky stated some sort of traffic signage is needed to warn drivers of possible interference with the Walgreens drive through. Chairman Goldspiel asked if the traffic could be stopped and sent around a reconfigured triangle to prevent traffic from going eastbound when coming out from the drive through. Commissioner Trilling stated he feels there is a need for compensation for the trees to be lost and since it was the Walgreens development which damaged the trees, there may be some way to get compensation from them to the present developer. He also asked for 5 inch caliper trees on the site. Commissioner Trilling stated 4 foot sidewalk in front of the building is still too narrow. A 3 foot door swinging out into a sidewalk area leaves only 1 foot for someone to walk by. He suggested a minimum of a 6 foot wide sidewalk. Mr.Gutowsky stated it will be a 6 foot wide sidewalk. Commissioner Trilling stated the east side rear sidewalk should also be a 6 foot wide sidewalk. He also suggested giving tenant D a little more room at the east side. He asked if deliveries were made in the front only. Mr. Markopoulos stated deliveries were to be made in back. Commissioner Trilling stated that concerns him as people will be cutting through here. Mr. Markopoulos suggested making it a no parking zone. He stated the tenants, who occupy only about 800 square feet of space, and will probably not be loading any semis. He stated the nature will be pretty much with hand trucks. Commissioner Trilling noted a sight line problem at the southeast corner of the proposed `./ building. He suggested removing a portion of the building at this corner to provide a better line of sight for motorists turning at this location. Chairman Goldspiel asked for a line of sight analysis by the Village Engineer for this location . Mr. Gutowsky stated they will be happy to work with Mr. Kuenkler in providing some turning Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 5 radii and diagrams. He stated he feels they will be able to accommodate the request by having the sidewalk go out 6 feet and placing a stop sign about 5 feet back from the end of the sidewalk. Commissioner Trilling asked if the north side of the property will be fenced. Mr. Markopoulos stated no. �./ Commissioner Trilling asked exactly what is north of this property. Mr. Markopoulos stated BP Automotive is on the north side. Commissioner Trilling asked if the driveway between the parking spaces on the west side of the building could be further extended if BP Automotive moved and this center was continued. Mr. Markopoulos stated he understood the comprehensive plan called for the development of Buffalo Grove Road northbound to Deerfield Bakery. If a feasible plan was put forward to redevelop the BP Automotive property, they would have no problem with allowing it to be extended further north. Chairman Goldspiel asked that the need for an access easement be addressed by Mr. Raysa, Village Attorney. Commissioner Trilling asked for radii correction to some of the movements. Commissioner Ottenheimer asked how this development would enhance or compete with the Town Center. Mr. Schwartz stated that any center opening in Buffalo Grove is competition for the Town Center. This development already has tremendous interest and will have different types of users than those marketed in the Town Center. Commissioner Panitch about lighting, hours of operation, landscaping, signage and pictures of other projects developed. Mr. Schwartz stated signage would be on the stores fronts themselves and on identifying pylon sign. Mr. Markopoulos stated the stores would probably have standard business hours of 10:00 a.m. to 8:00 or 9:00 p.m. Mr. Schwartz stated all the lighting will be contained on site pursuant to the ordinance. Commissioner Panitch asked about the feasibility of survival for tenant D with virtually no Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 6 parking in front of their unit. Mr. Schwartz stated Mr. Markopoulos has a list of people ready to sign leases if this site is developed and he would open with four full stores. Based upon the market place, the answer appears to be yes. Mr. Markopoulos stated the nature of the tenants feed off of the synergy created by the whole L/ center between the Town Center, Walgreens and the other tenants leasing at the proposed development. Commissioner Samuels stated it is not this developer's responsibility to say or do anything with respect to the Town Center. Continued commercial development of this area of Buffalo Grove Road will, in fact, strengthen Town Center as a viable business district. He did, however, state he did not feel this development should be permitted to have certain uses such as medical offices and real estate offices as it is too small in size and has limited parking. He does not really know how to handle restaurants here, but does not feel a sit down restaurant should be allowed here. Mr. Pfeil concurred that the tenant A space would not be appropriate for a sit down restaurant. Commissioner Ottenheimer stated he is troubled by putting too many restrictions on this development. Chairman Goldspiel stated that with the number of spaces and a mathematical computation, it will show how much seating can be afforded here. Mr. Schwartz noted that if the developer leases space to restaurant that does not have enough parking available, they will not be successful. Based upon the ordinance and the requirements, they are not interested in a full sit down restaurant. However, there might be a coffee store and a take out pizza parlor and they can work with some reasonable parameters. He stated he is leery of putting artificial restrictions in place because they lead to further artificial restrictions. Chairman Goldspiel noted that intentions at the time something is built are often very good but something built will be around a long time and it is necessary to look down the road and see if there is a potential for underparking. Mr. Schwartz noted that if a plan needs to be changed it must come to the Plan Commission anyway. Li Commissioner Trilling asked if there is any overhanging. Mr. Markopoulos stated there will a canopy across the front and almost halfway across the southern elevation of the building going over the sidewalk. Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 7 Commissioner Smith asked if there is any agreement with Walgreens for shared use of their lot. Mr. Markopoulos stated yes. Chairman Goldspiel stated the most important feature to him of this proposal is the access to the Town Center and if the site line issue at the corner and the conflict at the other corner, this development will have a positive potential here. By opening up the access and the amount of people who will be coming in here and bringing more attention and visibility to the commercial aspects of this area, it will be a positive influence. The Plan Commission agreed to a public hearing. Chairman Goldspiel asked if this development will be at the same level height wise as the Walgreens. Mr. Gutowsky stated it appears it will be higher. He noted there is approximately a 4 '/2 foot grade differential higher as you go north. The percent of grading is approximately 3 percent. He noted some modifications they might make. Chairman Goldspiel asked if the amount of grade at the steepest part would be a normal type of gradient and look like what is usually seen on a residential driveway. Mr. Gutowsky stated it would not look any steeper than what one is accustomed to seeing. Chairman Goldspiel asked how the ground level of the parking compare to the garage to the north. Mr. Gutkowsky stated there is approximately a 3 Y2 foot elevation difference there. However because of ADA limits, it would probably be developed as a retaining curb with about 12-18 inches differential in height. Chairman Goldspiel asked if this would not be a problem if the drive were run further north in the future. Mr. Gutkowsky stated no. Chairman Goldspiel asked about building height compared to the adjacent facilities. Mr. Gutkowsky stated he believes the building may be about 1 foot higher than the Walgreens building. Mr. Schwartz noted the following items which needed to be addressed in the future: Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 8 1. Sight line southbound to the Walgreens store 2. Conflict with the drive through from Walgreens, changing signage and traffic flow 3. More detail on the dryvit canopy which will be cantilevered 4. Trees and the tree bank 5. Raised curbs at sidewalks and sidewalks to be 6, 6 and 5 feet wide instead of 4, 4 and 3 feet 6. No parking or loading on the access easement 7. Use restrictions 8. Provisions for parking cross easements with Walgreens and an easement to the north 9. Lighting plan Commissioner Trilling asked for a 5 inch caliper minimum for trees on this site. Chairman Ottenheimer stated he does not know if that is necessary. Commissioner Smith stated the Commission should go with whatever recommendations made by Mr. Rigsby. Mr. Schwartz stated they will talk to Mr. Rigsby and present his recommendations at the next meeting. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there is a meeting scheduled for November 17, 1999 which is the public hearing for the Buffalo Grove Golf Course maintenance facility and a workshop for the proposed Chabad facility at Deerfield Parkway/Buffalo Grove Road. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT Mr. Pfeil noted several handouts available to the Commissioners. He also noted he has the most recent traffic memo done for the Plaza Verde Walgreens when it was at the Village Board on Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 9 October 18, 1999 NEW BUSINESS Commissioner Feldgreber asked if there was any description of exactly what the duties of a Plan `./ Commissioner are. He stated he is not sure many of the topics discussed are truly what the goals of a Plan Commissioner are all about. Chairman Goldspiel stated clearly the goals and objectives of the Plan Commission are in the Master Plan. Secondly, there used to be a pamphlet on the role of a Plan Commissioner which he found very helpful years ago. Mr. Pfeil said he would find some appropriate materials to give the Commission. He noted that state statute has some parameters concerning the responsibilities of a Plan Commission. This Plan Commission is now also handling the responsibilities of the Village's former Appearance Commission concerning review of landscape plans and building aesthetics. Commissioner Feldgreber noted some issues discussed at a recent meeting which did not seem to be Plan Commission issues. Mr. Pfeil stated that if an issue relates to stormwater management or drainage for a property, it is relevant to the Plan Commission's review. Commissioner Feldgreber stated over the months he has been on the Commission he has noticed some off-shoot conversations which he does not understand. Commissioner Trilling stated he feels it is important to understand a building and how it is going to be used and how it relates to other areas either within the building or other areas outside the building. Also, it is important to gain knowledge in things that the Commissioners are not cognizant of. Commissioner Samuels stated when there are other authorities involved, the Plan Commission has no authority in those areas. If the building qualifies for a license, it is their responsibility to comply with those guidelines. The real function of the Plan Commission is to ensure that site management issues such as circulation, traffic impact, land use etc. are thoroughly reviewed. Commissioner Trilling stated it is important to understand how the building is being used and its relation to the surrounding area. Chairman Goldspiel noted that in dealing with EPA and so forth,there may be other ways of meeting an objective for certain things. Sometimes when an issue is new, the Commission may Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 10 spend some time in understanding the subject and making sure the Village has a policy on same and then as it becomes a matter of course, less time is spent on the subject. He noted that stormwater management was formerly a major item of discussion for most Plan Commission reviews, but the Village staff has gained the expertise to handle this type of technical review to ensure that applicable standards are met. Chairman Goldspiel stated President Hartstein has asked if any kind of in-service training is `./ necessary, and Chairman Goldspiel noted he suggested training concerning appearance issues. Chairman Goldspiel stated President Hartstein is interested in some kind of evaluation process of all the Village commissions and advisory boards. Therefore, he asked the Commission to give some thought as to how to evaluate the Plan Commission. Commissioner Ottenheimer noted President Hartstein was interested in more of a critique of the commission itself than an individual self evaluation. ADJOURNMENT Moved by Commissioner Feldgreber, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:15 p.m. Respectfully submitted, Fay Rubin, Recording secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Special Meeting-November 10, 1999-Page 11