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1999-12-01 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 1, 1999 Aetna Development Corp., Proposed Walgreens store and site modifications, Approval of a Special Use for a drive-through pharmacy facility and amendment of a Planned Unit Development (P.U.D. In the B-3 Planned Business Center District,and approval of building elevations and materials, landscape plan and outdoor lighting; Plaza Verde East shopping center; southwest corner of Dundee Road/Arlington Heights Road Village of Buffalo Grove, Arboretum Golf Course,Proposed maintenance facility and site improvements, 401 Half Day Road,Amendment of a Special Use and Preliminary Plan in the R-8 District-Workshop#2 River Oaks Subdivision (Prairie Road adjacent to Indian Creek) -Final Plat Chairman Goldspiel called the meeting to order at 7:30 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. Johnson Mr. Panitch Mr. Smith Commissioners absent: Ms. Dunn Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. John Green, Groundwork, Ltd. Mr. George Hanus, Aetna Development Corp. `./ Mr. David Mangurten, KMA& Associates. Inc. Mr. Dave Miller, Metro Traffic Mr. William Brimm, Director of Finance Mr. John Bosman, Sente & Rubel Mr. Everett Lindberg, Sente & Rubel Mr. Kenneth Lattanzi, MTI Construction Services Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 1 li II Mr. Frank Childers, G& C Consulting Engineers Mr. Mark Harrison Mr. William Balling, Village Manager Mr. Richard Kuenkler, Village Engineer Ms. DeAnn Glover, Village Trustee Mr. John Marienthal, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES -None COMMITTEE AND LIAISON REPORTS -None AETNA DEVELOPMENT CORP.. PROPOSED WALGREENS STORE AND SITE MODIFICATIONS, APPROVAL OF A SPECIAL USE FOR A DRIVE-THROUGH PHARMACY FACILITY AND AMENDMENT OF A PLANNED UNIT DEVELOPMENT (P.U.D.) IN THE B-3 PLANNED BUSINESS DISTRICT AND APPROVAL OF BUILDING ELEVATIONS AND MATERIALS. LANDSCAPE PLAN AND OUTDOOR LIGHTING PLAZA VERDE EAST SHOPPING CENTER, SOUTHWEST CORNER OF DUNDEE RD/ARLINGTON HEIGHTS RD Mr. John Green stated most of the issues that were a problem with this development centered around circulation, particularly from the right-in,right-out along the driveway that runs north/south. The plan has good circulation in front of the south building. The plan has good parking and circulation between the Walgreens and the east building. It vastly improved the south building conditions, the rentable opportunities in those buildings and the access to, around and between those buildings. It fixed the public walks and the lot line landscape conditions that had been lost several years ago when the state widened Dundee Road. This plan protected the east building and the south building operations and tenants during the construction phase. The drive through lanes and the two way circulation around Walgreens all made sense. He noted the pork chop at the right-in, right-out driveway was extended as recommended. Mr. Green stated Mr. Mangurten was able to change the Walgreens prototype and do a north entrance only facility. This eliminates the need for 18 feet of parking on the immediate west side of the Walgreens. This 18 feet is now available to go into the space that is being squeezed between the restaurant parking and the right-in right-out. By taking that 18 feet and locating the entrance to the front, they were able to isolate the driveway north/south as it runs from the right- in, right-out and at the same time they were able to do a number of other things that brought several elements into final focus. They were able, also, to create logical and reasonable access points on and from that driveway, aligned with the driveway that exists further to the west, far enough away from the Dundee Road access and egress points so that it does not stall traffic on Dundee Road. They were also able to maintain and create two way circulation throughout the site. They were able to insure that everything east of that access driveway could now be parallel Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 2 parked instead of angular parked. At the same time they were able to protect the 90 parking spaces promised between the east side of the Walgreens building and the restaurant and east building. Mr. Green stated that with the new Walgreens prototype, the loading area was flipped so that it now faces to the south. By doing this, they were able to create a landscaped area on part of the east facade of the Walgreens opposite where the restaurant view is. Mr. Green stated new lighting will be provided to meet Village standards through the parking lot. Therefore the big box spaces can now also become more desirable spaces because the lighting level, security and protection that will exist on the eastern portion will also exist on the western portion of this development. Mr. Green stated the south buildings are good buildings,just a little tired. He noted Mr. Mangurten will enhance some of the existing massing and at the same time will tie into some of the development features that are being included in the Walgreens. There will be a cornice added to the top which will match the feel and design of the cornice seen on Walgreens. The green level canopies will be added on the lower portion of the south buildings at several sections. In addition, the signage paddles will now be raised up above the canopy area so that they now have the appropriate visibility and a balanced placement in that element. Mr. Green noted the landscaping has not changed but they have added the landscaping on part of the east side of the Walgreens building. He noted they are still creating the buffer strip which was taken away when Dundee Road was enhanced. He also noted that planting as recommended can and will be done. Commissioner Smith asked where the developer is at with negotiations and phasing. Mr. Freedman stated they have not completed anything more than last time but they have been negotiating extensively with two of the three tenants in the building. At this point they are having continuing dialogue with two of the three tenants and are hopeful of working something out. Commissioner Smith asked for a review of the entrance on Arlington Heights Road. Mr. Green stated one of the elements which had been requested during the workshops was that as part of Phase II, the inbound driveway has always been felt as tight and narrow. That will now be expanded as part of Phase 1. The inbound and outbound will remain as is but the inbound lane will be made wider. Commissioner Smith asked if that will accommodate southbound trucks that will be taking a right hand turn there. Mr. Green stated they will accomplish the radius question with softening. Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 3 Commissioner Ottenheimer asked what kind of time frame the developer now has. Mr. Freedman stated they have negotiated an extension through the end of the year. Commissioner Ottenheimer asked if the truck circulation has been entirely addressed as per staff memo. Mr. Green stated the new sketches for the revised layout have not been submitted as yet but they already know that they will meet the needs and they will be submitted. Commissioner Ottenheimer asked if a minimum 24 foot width will be maintained along the entire length of the aisle on Dundee Road as requested in the memo. Mr. Green stated yes. Commissioner Feldgreber asked if the phasing order has changed at all. Mr. Green stated the phasing order has not changed. The only modification to it is the widening of the inbound lane on Arlington Heights Road. He further noted that all of the work, with the exception of the demolition of the east building south of the restaurant pad is Phase I. Phase 2 is only the demolition of the remainder of the east building and the creation of the 52 parking spaces. Commissioner Feldgreber noted the northeast comer of the parking lot is packed even when the restaurant is closed because it seems the high school parks there. Mr. Green stated during construction itself it will be controlled because there will be people working there and security. The goal of the project is to actually fill the spaces with tenants and this influx of business should control that parking issue. Commissioner Samuels asked why the west elevation of the building needs to change with the elimination of the parking spaces along the building itself Mr. Green stated they have gone to a 5 foot walk along that side and they do not want to encourage people to move carts and other things in and out along that. Therefore. it is better to have the entrance on the north side. Commissioner Samuels stated he would like to have that rethought as the would look g building better with a corner entrance. He asked if the architectural elements can still be done while eliminating just the doors. Mr. Green stated you can do that but then people are encouraged to be there. Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 4 Mr. Mangurten stated usually when there is a focus of a field of parking, the entry should be focused to the field of parking. Because the parking along the west side was eliminated, the feeling was that the entrance should be focused to the north. He stated they could review this with Walgreens. Commissioner Johnson asked about the ability of trucks to enter at Arlington Heights Road from a southbound direction. Mr. Green stated they will be able to widen it to meet the radii. Commissioner Trilling asked for a review of Mr. Rigsby's landscaping memo. Mr. Green commented that an evergreen shrub screen along the parking lot perimeter adjacent to Dundee Road and Arlington Heights Road will be added to the landscaping plan. Commissioner Trilling noted this material will then be placed between the sidewalk and the parking lot. Mr. Green stated that is correct. He said that they will also evaluate the possibility of a planted green space between the Dundee Road entrance drive and the proposed east parking lot with Mr. Rigsby. He said the plan will provide a planted green space parallel to the drive up window, but they will plant grass as they do not feel anything else there would survive. Commissioner Panitch asked if there will be a right turn will be allowed coming out of the drive through lanes. Mr. Green stated yes. He noted that is why they were asked not to have any parking spaces east of that area. Commissioner Panitch asked if the demolition of the east building is still projected as a maximum of four years. Mr. Freedman stated at the present time that is assumed as the maximum. One of the things agreed to is that there will be no new tenants in that building. it Commissioner Panitch stated his concern is that there have been no new negotiations. Mr. Freedman noted there have been constant discussions but there has been no new resolution. He noted he feels there will not be any new resolution as long as the ultimate approval is still pending. He stated he feels it creates an atmosphere that is not conducive to realistic negotiation. Commissioner Feldgreber noted that in delaying the demolition of the east building and if a tenant was found for the Chernin space, parking would be short by 111 spaces. Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 5 Mr. Green stated if the Chernin space were filled they would still be able to lease out an additional 33,000-34,000 square feet before they would even meet the 1:220 ratio based on the amount of vacancy that exists in the center and the amount of parking spaces that will still remain after Phase I is completed. Commissioner Feldgreber noted that if a 3 to 4 year wait is necessary,the developer could easily �./ fill that space up. Mr. Green noted that certainly you could begin to fill up the south spaces. However, they have agreed that they would not lease any more space in the existing east building and that building is about an 11,000 square foot footprint. Therefore, even if they were to lease up the other spaces, while technically they could achieve a shortness of parking on the ordinance level, they would not ever achieve the amount that is listed because there is 11,000 square feet they cannot lease. Commissioner Samuels asked if a sidewalk from the future parking area to the restaurant will be constructed. Mr. Green stated yes. President Hartstein asked if there has been any offer or anything done with regard to exploring the acquisition of the western portion of the property which would help to make this a unified development. Mr. Freedman noted there were conversations but they were unable to negotiate a contract for the purchase of that portion of the property. There was some speculation on the part of the owner as to whether or not they would be successful in this process. He noted his client got the impression that they would not necessarily be considered for that spot unless they were successful in getting approval on this half. He noted they would like to ultimately do that if at all possible. Commissioner Smith asked if there any other negotiations taking place as far as other tenants for this center. Mr. Hanus stated they have been working to try to create a tenancy of synergy. They are very close to a final deal for half the Chernin space with a 50 year old chain of shoe stores that has 27 units out of Milwaukee. It would be a proud addition to the community as well as having a substantial athletic footwear department. They have also had substantial dialog with a women's discount operation and they have had preliminary discussions with a national men's store operation. Commissioner Smith noted concern with the parking shortage as was pointed out by Commissioner Feldgreber Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 6 1 Mr. Green stated the center is now over 60 percent vacant. At the end of Phase I there will be approximately 125,000 square feet of space which requires about 570 parking spaces. But with the center 60 percent vacant, it means that 60 percent of that parking is not needed. If they were to lease all of the spaces that exists in the revised south buildings, while they are reducing the total number of parking spaces down to 459 spaces, it means they could lease up to about 70 percent of the entire building, including the Walgreens, and still meet the requirement. While the gross building area would not meet the standards, the leased space would. One of the elements `./ they have agreed to is that Village staff will reviewing their leasing program so they can determine if those numbers are being compromised. Chairman Goldspiel asked if the center were occupied with the exception of the portion of the east building, what would be the available parking as compared to the required parking for that amount of square feet. Mr. Green stated they would then technically be short about 50-60 spaces. Mr. Freedman stated they are willing to take the risk, based on who the tenants are and where they will go and what their uses are, that if the Village feels they should not enter into a particular lease because they will not have sufficient parking,they are prepared to do that. They feel, however, that is a tremendous economic incentive and tips the scale in favor of the tenants and negotiations with them in advance of the maximum 4 years. Chairman Goldspiel noted they just want to make sure there is not an under parked situation. Mr. Freedman noted they cannot be under parked because the Village will not allow that, but the result of a situation where they would have to forego a tenant to avoid that consequence is such that they probably would be in a situation where they would be more likely to get rid of the east building. Chairman Goldspiel asked if there is any problem meeting the accessibility to the handicapped parking. Mr. Green stated no. He understands the Village is interested in talking about moving some of the spaces around and they have provided enough parking spaces and if they want them located elsewhere, it can be accomplished. Chairman Goldspiel asked if there is a need for any traffic control at the northwest comer of the proposed Walgreens as the drive heading north crosses the walk in front of the building. Mr. Miller of Metro Traffic stated no. He noted that the likelihood of all of the handicapped spaces being occupied at one time is unlikely and there will be adequate sight distance. At any one time the volume of traffic that may be crossing that point in conjunction with pedestrians crossing will be very minimal and he therefore does not see a need to do anything. Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 7 Chairman Goldspiel asked if any consideration has been given to dressing the windows of the space in the east building that will not be leased so that it does not present a vacant appearance. Mr. Freedman stated they are not averse to the concept. Mr. Adam Keno, 1219 Dundee Road, stated he is in the east building and has had one meeting with MT. Mr. Hanus who gave his best offer. He noted it will cost him considerably to move and he turned down the offer to move. He asked if the east building will get new facade for the remainder of his lease which is about 4 years. Mr. Freedman stated they will certainly maintain the building in good condition and dress it up to the extent they can but they do not intend to put a new facade on a building they intend to raze within 4 years. Mr. Keno asked how the Walgreens trucks will be entering and leaving the mall. Mr. Mangurten stated there are usually two deliveries per week of Walgreens semis and an assorted UPS size trucks that come in. He stated they can come in off of Arlington Heights Road and then back in or off of Dundee Road and back in. Mr. Iry Emery of The Melting Pot, asked where the staging materials for construction will be placed. Mr. Green stated they have previously indicated they will not affect the parking that will be created in between the east buildings, the restaurant site and the Walgreens. Mr. Emery asked what the facade will be on the southern exposure once the east building will be torn down. Mr. Freedman stated there is no design as yet but they will come up with something compatible. Chairman Goldspiel stated the minutes should reflect assent from the petitioner. Mr. Emery asked why the loading docks could not be in the back of the Walgreens building. Mr. Green stated they have reversed the loading and it now faces to the south instead of facing to the north. As part of that, it is now completely screened so that those looking out from the �./ restaurant will not be able to see any of that now. In addition, they have added two landscape islands on the east face of the Walgreens which are directly opposite the windows of the restaurant. Mr. Emery asked how the petitioner can continue leasing the south end if they are still short 61 spaces. Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 8 Chairman Goldspiel stated the developer will leave as much vacant as the Village requires in order to meet the parking requirements of the square footage leased,which would mean that some space would be vacant. Commissioner Samuels noted the intent was in the granting of occupancy permits for leasing of additional space, the Village staff would review the parking situation on an as is basis and on that basis would either grant or not grant additional space for leasing. Mr. Freedman stated Commissioner Samuels seems correct. He noted they would like an opportunity to try and convince the Village that given the particular tenant mix they might be able to squeeze into the missing 61 spaces. However, the ultimate decision would be that of the Village. Mr. Emery asked if there is any point at which Phase II will start as long as a certain amount of square footage is re-leased. Chairman Goldspiel noted the problem is related to the contractual occupancy of that building so that is not dependent upon leasing other space but rather on the availability of that particular building. Commissioner Trilling asked if the opportunity to widen the walkway on the western side of the east building is available. Mr. Green stated yes. Commissioner Smith stated he is concerned with the attitude of leasing the center in the knowledge that they will need to leave some vacant space due to the parking shortage. Mr. Freedman stated it would not be reasonable to say that cannot happen. He noted it is their belief that the east building will not be there for 4 years and the economic incentives are such that they will not want to turn away potential tenants. However, he cannot guarantee any of this. Commissioner Feldgreber asked the petitioner to look at the east building carefully and do all that is possible to make it look better if it is to be there for another 4 years. Chairman Goldspiel asked for a motion. Moved by Commissioner Samuels, seconded by Commissioner Johnson to recommend approval to the Village Board of the Preliminary Plan as presented subject to the commitments of the petitioner through testimony as to the following: 1. Retenanting the shopping center Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 9 2. Facade improvements to the existing south building 3. Meeting landscaping approvals subject to Mr. Rigsby's review 4. Submittal of a final site lighting plan 5. "Bump" on right in-right out driveway is a drafting error that will be corrected to show a straight driveway 6. Turning radius on the Arlington Heights Road to be adjusted as necessary to allow vehicle turning movements 7. Subject also to all of the terms and conditions that were made as part of the original consideration of this matter regarding non-retenanting of the east building and leaving the retenanting of the south building as rehabbed subject to staff approval with regard to any parking issues that might be raised 8. "Dressing" of the windows on the east building so it does not look abandoned Commissioner Trilling stated the plan is a great improvement since the last time and the petitioner has improved the north/south access aisle and he would support the plan. Commissioner Samuels stated the plan is an improvement over the last one. He would like to p reassert to the petitioner and the Village Board that they consider aesthetically wrapping the entrance around the comer to the west side of the Walgreens building. Commissioner Panitch stated he feels this is now a very good plan and is encouraged about revitalizing that prominent comer of Buffalo Grove. He further noted he would still urge the petitioner to step up his discussions with the tenants of the east building. Chairman Goldspiel asked for a vote on the motion and the votes was as follows: AYES: Samuels, Trilling, Ottenheimer, Johnson, Panitch, NAYES: Feldgreber, Smith, Goldspiel ABSENT: Dunn ABSTAIN: None The motion passed 5 to 3. Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 10 VILLAGE OF BUFFALO GROVE, ARBORETUM GOLF COURSE. PROPOSED MAINTENANCE FACILITY AND SITE IMPROVEMENTS,401 HALF DAY ROAD. AMENDMENT OF A SPECIAL USE AND PRELIMINARY PLAN IN THE R-8 DISTRICT - WORKSHOP #2 Mr. Brimm reviewed the changes to the plan and noted they are not yet far enough along on the clubhouse plans to discuss any specific terms about the clubhouse. He noted they were asked at the last meeting if there were any opportunities to change the orientation of the maintenance building so that it would be less intrusive on the adjacent property lines, less intrusive in its view from Route 22 and require fewer trees to be removed. He noted they have therefore moved the building to the east and the orientation of the building has been twisted somewhat to the south and west. The maintenance yard has been changed to a different shape and it is now significantly further- away from the property lines and is about 150 feet to the nearest home and approximately 75 feet to the property line. In addition,they have reduced the number of trees that must be removed to seven. Mr. Brimm noted the Commission required a landscaping plan be provided and one has now been provided. Mr. Rigsby has reviewed the plan and has made some minor suggestions for changes. The fuel tanks have now been moved to the northern side of the fence. These tanks are a permitted use per the state fire Marshall and the Village fire department. When the tanks are moved they must meet the standards that exist in 1999. He further noted there were some suggestions that the roof line be extended out to provide an eave and soffit type of appearance and this has also been accomplished in the plan. This feature means all the exterior lighting on the building will be up in the soffits rather than on the wall and it will be less intrusive on the appearance of the building and to the adjacent residents. The wall around the storage yard has now been lowered as requested from 12 feet to 8 feet. Mr. Brimm noted the previous plan included a cupola on the building which has now been removed. The storage bunkers in the maintenance yard have also been removed and replaced by open storage bins which will be below the fence line. Mr. Brimm stated their goal is to move ahead in an expeditious manner on this project and based on the satisfaction of the Plan Commission, move to public hearing. He noted they have been working with staff on various phasing alternatives where they would continue to move ahead with the overall project, bring back the clubhouse later and then have one series of contracts that would be issued for the trades. However, the main concern is to get the steel superstructure of the maintenance building ordered because of the 14-16 week lead time to receive it. Mr. Bosman of Sente& Rubel stated they have attempted to selectively relocate this building to have the least amount of impact on the trees. He noted only 7 trees now would need to be removed within the building perimeter itself and the building is located sufficiently far away from the existing trees around the perimeter during construction so that they will be protected. Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 11 Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 11 Mr. Lindberg of Sente & Rubel reviewed the proposed building materials. Commissioner Samuels asked if the two building materials might be of the same size as opposed to what was presented. He said his preference is to have all the masonry units of the same size. Commissioner Trilling noted he would prefer to see building material colors that are more compatible to the surrounding neighborhood. He noted the two colors presented seem to be far too different from each other and he would rather see a gradation of colors instead of such differences. Commissioner Johnson asked why the cupola was removed. Mr. Bosman stated they sensed a general dislike for the cupola at the last meeting. Commissioner Ottenheimer stated he liked the cupola and he did not feel there was necessarily a general dislike for it. Commissioner Johnson noted the roof line seems to need for definition now. Mr. Bosman stated they could investigate some form of a cupola. Commissioner Feldgreber asked why the roof would be green. Mr. Bosman noted that in discussions with staff it was felt this green would be appropriate as it would be unobtrusive in its blandness. Commissioner Samuels stated the roof overhang needs to be made bigger. He stated it would soften the entire building and tie in with the future clubhouse. He further noted he would not want a cupola on the roof if a more Prairie style roof was chosen as it would not fit aesthetically. In addition he noted he had no problem with a green color roof Commissioner Ottenheimer asked for a review on the detention area. Mr. Kuenkler stated the additional impervious areas would require about an additional 1 1/2 acres of detention and he noted they would find the room for same on the golf course. In addition, he noted that a fee in lieu of detention with the Lake County Stormwater Management Commission could possibly be used also. Commissioner Trilling asked how the phasing will work. Mr. Brimm stated the current building would remain in place until the new maintenance facility Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 12 was built. The current clubhouse would, however, be removed and the locker room facility would be moved to a different location Commissioner Trilling stated his concern with the location of the parking and asked if there was some flexibility for parking. Mr. Bosman stated some parking would need to be adjusted according to the location of the future clubhouse but this would not effect the maintenance building. Mr. George Rothermel, of the Woodlands Homeowners Association, stated the association would be interested in seeing some sort of continuity between the clubhouse and the maintenance building. He noted the concern the residents had with the larger parking lot which would be very close to adjacent residences and which would now experience greater noise levels and traffic congestion. He noted it was difficult to know or see all of the effects of a plan without an overall plan being presented. Mr. Marshal Morris, 2519 Live Oak Lane, stated he does not believe in piecemeal construction and stated a number of issues have been left out such as the cost of the project and how it would be paid for as well as the hours of operation and what would be done to control noise levels. He stated these items should all be addressed before any kind of approval is given. Chairman Goldspiel asked how the survival of the trees surrounding the maintenance building would be accomplished. Mr. Harrison stated they would be doing some root pruning in order to help the survival of the spruce trees in the area which were in fair condition and definitely worth saving. He noted they would also be planting some white pine, hemlock and yews in the area to add to the landscaping. Chairman Goldspiel stated he could live with the plain, unadorned building as long as the planting was done as it is shown on the landscaping plan. Commissioner Panitch asked about the existing fuel tanks on the site. Mr. Brimm stated both fuels tanks are 500 gallon tanks currently and the new tanks would also be 500 gallons and would definitely meet the 1999 standards required as well as being located even further away from the residences than their current location. Commissioner Smith asked if it was a given that the clubhouse would be built. Mr. Brimm stated nothing is a given for the entire project but the goal is to continue to proceed in a phased manner, understanding it is necessary to work with the maintenance building before the rest of the site can be worked on. He stated the clubhouse is still subject to some significant discussion at the staff level and board level. Commissioner Smith asked if by chance the clubhouse was not built, would the maintenance Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 13 facility still need to be redone. Mr. Brimm stated the staff believes a new maintenance building will be required as the present building is about 70 years old. He further noted they are trying to precede with a unified development and overall plan, However, if the clubhouse is not built they would have to evaluate the present maintenance building but a new building of some kind is necessary. Commissioner Samuels stated that since the Village is the client in this matter, it is difficult to act as an appearance commission and almost seems like a conflict of interest. The question of colors of materials and such is typically what an architectural firm goes through with their client. The client in this case is the Village and it is the Village that will be ruling on any suggestions made by the Plan Commission. Therefore it seems redundant and unnecessary. Commissioner Ottenheimer noted the Plan Commission makes all the recommendations and the Village either follows the recommendations or not and he therefore does not see how this is a different situation than any other project that comes along Mr. Balling stated that first the Plan Commission needs to shore up the arguments that the Plan Commission and the public has raised this evening regarding the land use, siting and master planning. The aesthetic areas are just the icing. However, this proposal has been tendered to the Plan Commission for review and comment because the Board has not had the architectural review nor color selection. He noted this is not a mandated color package at this point from any direction by the Village Board and they are very open minded. He further noted the Board will certainly be receptive to the thoughts and suggestions by the Plan Commission. He stated they want to reformulate the basic issues with regard to site and land planning to make sure the commission is comfortable with the plan. President Hartstein stated the entire Village Board and he himself feels it is important that this particular project, or any project, is reviewed properly. He noted this commission has the expertise that deals with these issues on an ongoing basis. Therefore, the Board felt it was important for this project to go through the process just as it is important to get appropriate public input with regard to concerns by the residents. He stated he would hope the Commission would be receptive and responsive to those concerns raised by residents and likewise the Village Board will take those things into consideration. He noted it is critical that this project go through the appropriate process. He noted he would expect the Plan Commission to hold the Village to the same rigorous standards it places on private developers, He further noted he would expect the public to have the right and opportunity to speak out on an ongoing basis to express their concerns which will be taken into consideration by the Plan Commission and the Board. Anyone on the Commission need not have any hesitancy with regard to what type of recommendations are made because this happens to be a Village project. If the people presenting this plan are not answering the questions, then the Commission needs to demand that the questions be answered to the Commission's satisfaction before proceeding further. Commissioner Samuels noted he was limiting his comments to things like color selections only. He stated he has no problem with the plan review and the only thing troubling him was second Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 14 guessing things such as aesthetics which under normal situations an architect and client would decide together. He further noted he would like to voice support to Commissioner Trilling's comments that there should be some softening of the contract between the colors and the materials. Mr. Shlax, 47 Willow Park-way, suggested the maintenance facility should blend properly with the proposed clubhouse facility whenever it is built. Certainly the architect should be able to come up with a proposed plan that will indicate that the maintenance facility and the clubhouse facility will blend together. He further suggested some kind of a cardboard model which would satisfy and help both the homeowners and the Plan Commission visualize the plan. Chairman Goldspiel noted the suggestion is to have a design concept of the whole project which would show the compatibility. He further noted he has heard general agreement with the changes made from last time in terms of the siting of the building. Commissioner Johnson noted there is room on the north to shift the facility even more so. Commissioner Trilling noted the architects understand that if the building can be shifted another 4 feet north,they will do so but if it cannot then this is the position it will be in. Chairman Goldspiel noted the following items which needed further discussion at the next meeting: 1 . Additional refinement on the location of the maintenance facility 2. More information concerning the stormwater management plan 3. What kind of roof line will be used Commissioner Johnson noted that it was necessary to decide between a cupola for the roof style or the prairie style and that this would then carry over to the future clubhouse. Commissioner Feldgreber asked why this project is being done in two phases. Mr. Brimm stated it was felt that the maintenance facility was the lesser of the two issues to deal with and would allow them to move from west to east in the construction process. The other concern is to try to do disrupt only one play season, Commissioner Feldgreber asked if this substantial project was being rushed somewhat. Mr. Brimm stated they do not feel this will not cause a problem. He noted they feel they have a unified plan conceptually and are merely attempting to start with the maintenance facility. He noted it is important for them to remain open in order to remain competitive. Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 15 Commissioner Ottenheimer asked if it would be possible to develop some concept plans integrating both the maintenance facility and clubhouses of a small,medium and large nature so that the commission and the neighbors would have a better idea of the plans. Mr. Bosman stated they could draw up some different styles to present to the commission. However, until some decisions are made by the staff regarding the clubhouse, it would be grossly misleading to design same. Commissioner Ottenheirner asked where the Board is in terms of their discussions regarding the clubhouse. Mr. Brimm stated the first significant discussion the Board will have is next Monday evening. There are presentations being made on issues of sizing and the type of banquet direction which will be the best fit. Hopefully some outcomes from these discussions will help to determine which direction to go with the clubhouse. Commissioner Panitch stated he does not believe that both of these buildings necessarily need to be the same architectural style, albeit complimentary to each other. The main issue here is that a maintenance facility is badly needed here. Commissioner Samuels stated that if these buildings were not part of a campus,he would tend to agree with Commissioner Panitch. However, in this case, direction is necessary to the people who will be putting up this facility. Commissioner Trilling noted that since the schedule for completion has already been moved to mid-summer of 200 1, why not move the completion date over a couple of months and do the entire planning all at one time. Chairman Goldspiel asked for some further discussion of the design concept and what the architect's preference would be. Mr. Bosman stated they felt the clear story element they had previously was a positive architectural aspect relative to the roof line. The feeling now seems to be for a larger overhang to be more sympathetic with traditional prairie style architecture. If they continue to increase the overhang, they would not then put a cupola, clear story or any other elements of that nature on the roof Commissioner Johnson stated that most of the other Village buildings tend to be of the prairie style and it might be advantageous to ask that this project go in the direction of a prairie style roof for this maintenance facility. Commissioner Samuels stated that was his suggestion previously as it seems to be a theme in the Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 16 Village. Chairman Goldspiel noted there was the appearance of a consensus on the commission toward a prairie style building with an expanded roof, without a cupola and a non-standing seam metal roof. He further noted the suggestion was that there be another workshop for this matter. Mr. Keith Stewart asked if the maintenance facility was the only building to be constructed, would it be built in the same place as the current facility. Mr. Brimm stated they would then propose it be built in the same location. Mr. Bosman stated they do not wish to make either building so different from the other that they look ridiculous. However,they also do not want to make them look so the same that a person would mistake the maintenance building for the clubhouse. He stated the maintenance building has to have its own identity that is reflective of what it is while at the same time at the same time be complimentary to the rest of the site as a whole. RIVER OAKS SUBDIVISION PRAIRIE ROAD ADJACENT TO INDIAN CREEK)--FINAL PLAT Moved by Commissioner Trilling, seconded by Commissioner Johnson to recommend approval to the Village Board of the Final Plat of the River Oaks Subdivision. Mr. Kuenkler stated the concrete monumentation is sufficient on the cast side, but the west side may need some additional monuments. He noted part of his original review related to some existing monumentation at Indian Creek which is not indicated. Chairman Goldspiel noted the motion is subject to review of monumentation on the west side. He then called for a vote on the motion and the vote was as follows: AYES: Trilling, Ottenheimer, Feldgreber, Johnson, Panitch, Smith, Goldspiel NAYES: None ABSTAIN: Samuels ABSENT: Dunn CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil noted there will be a meeting on December 15, 1999. PUBLIC COMMENTS AND QUESTIONS -None Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 17 STAFF REPORT -None NEW BUSINESS -None Moved by Commissioner Trilling, seconded by Commissioner Johnson and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:52 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chairman Buffalo Grove Plan Commission-Regular Meeting-December 1, 1999-Page 18 - J