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1999-12-15 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION December 15, 1999 Praedium Development Corp., Proposed retail building,Lot 2 of 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 and approval of building elevations and materials, landscape plan and outdoor lighting 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. Trilling Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Commissioners absent: Mr. Samuels Mr. Ottenheimer Mr. Smith Also present: Mr. Marc Schwartz, Marc Schwartz& Associates Mr. Jeff Gutowsky, W-T Engineering, Inc. Mr. George Markopoulos, Praedium Development Corp. Mr. John Marienthal, Village Trustee Ms. DeAnn Glover,Village Trustee Mr. William Rays,Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Site plan dated November 23, 1999 by W-T Engineering, Inc. Exhibit 2: Building elevation plan dated November 23, 1999 by ADI Buffalo Grove Plan Commission-Public Hearing-December 15, 1999-Page 1 Exhibit 3: Preliminary Landscape Plan dated November 23, 1999 by ADI Exhibit 4: Prairie stone samples Exhibit 5: Face brick samples Exhibit 6: Dryvit sample Exhibit 7: Line of site analysis dated November 23, 1999 Mr. Schwartz of Marc Schwartz& Associates, stated they are seeking an amendment to the Planned Unit Development, approval of a preliminary plan in the B-5 District and an approval of building elevations and materials, landscape plan and outdoor lighting for the Praedium Development site which is commonly known as Lot 2 consisting of.87 acres zoned B-5 as set forth in Ordinance 96-48. The proposed building is 7,636 square feet, consisting of multiple tenants, designed as presented for four tenants. The required parking based upon a ratio of 1:220 square feet equals 35 spaces, although the plan is showing 44 spaces. The proposed uses for the site include, but are not limited, to all of the uses set forth in the B-5 Town Center District and there has been interest from tenants of the following nature: 1. Video store 2. Sandwich shop 3. Bread shop 4. Coffee shop 5. Shoe shop 6. Flower shop 7. Pizza parlor 8. Cleaners 9. Jewelry store 10. Tobacco store 11. Bakery Chairman Goldspiel noted that previous workshop meetings had discussed limitation of uses whereas the request now is for anything that can be done in the B-5 District. Mr. Schwartz stated he is merely presenting the ordinance and he presumes the Plan Commission will adopt whatever limitations it feels necessary. Mr. Schwartz further noted a few inconsistencies in Exhibit 1 and the memoranda presented by the Village. The proposed plan may not have caught up with each and every one of the changes from the Village memoranda. However, they will be happy to comply with all of the requests made in said memoranda. Buffalo Grove Plan Commission-Public Hearing-December 15, 1999-Page 2 Mr. George Markopoulos noted a number of issues that needed revising on the site plan. These issues were the height and width of the curbs, width of the sidewalks,traffic flows, and more specific lighting and landscaping. He noted they have now included parking bumpers which was a recommendation of the Commission at a previous workshop. They have also increased the width of the sidewalks around the building. They have attempted to address the traffic flow in the rear of the building by extending the curb island eastward which would assist in regulating traffic. They have also included traffic flow directional signs also to assist in regulating the `-/ traffic flow. Mr. Markopoulos noted there have been some recommendations made by Mr. Kuenkler's office which are not reflected on the proposed plan. His recommendations included widening the width of the driveway to 26 feet,reducing the sidewalk in front of the store from 5 feet to 4 feet, eliminating the parking bumpers that were in front of the building and some modifications to the handicapped access ramp. Mr. Markopoulos noted Mr. Rigsby also had some recommendations which included changing the species of the shrubs that will be going across the front of the landscaping perimeter. Also he suggested changing the caliper of the trees on the site and also to eliminate the parkway trees and put them in a different area while sodding the parkway. Mr. Markopoulos noted they are borrowing design elements from the surrounding buildings in the area. It will be constructed of brick with stone finishes and dryvit accents. He stated they will be using face brick throughout the building with a natural stone accent and an off white dryvit finish for the canopy. He noted there was a question about the canopy extending over the sidewalk and he presented a partial floor plan diagram depicting the canopy. Mr. Gutowsky of W-T Engineering, stated Mr. Kuenkler had also mentioned the minimum 3 foot passage between the wall of the building and the retaining wall. He stated right now there is only about a 2 foot space but they will have the minimum 3 foot spacing once they modify the building wall. Mr. Gutowsky stated there had been some concerns as to the flow of traffic with this new development in relation to the existing Walgreens. He noted a diagram showing a passenger car that will be leaving the back end of the proposed development and will then take a right turn going westbound to Buffalo Grove Road. The driver would have about a 90 foot sight distance with the closest car at the drive-through coming out. He noted they feel this is more than an adequate and safe distance to be able to pick up that car. He noted a concern with cars coming off of Buffalo Grove Road and going to the back of this site. He stated they have discussed putting a directional stop sign with a left turn only to keep cars from going forward and possibly interfering with cars coming out of the drive-through. Mr. Gutowsky noted there is a concern with the cars coming off of Buffalo Grove Road coming in to the back of this site. He noted that with Walgreens' cooperation they may be able to put Buffalo Grove Plan Commission-Public Hearing-December 15, 1999-Page 3 some kind of a traffic stop sign with a left turn only to keep cars from going forward and interfering with the cars coming out of the drive through. Mr. Schwartz noted that in accordance with Mr. Rigsby's memo dated December 15, 1999 which deals with the landscaping issues, the developer will comply with all requests. As far as Mr. Pfeil's memo dated December 10, 1999 relating to the sidewalk on the east side of the building, the access ramp, increase in width of parking area from 25 feet to 26 feet and the relocation of the easement onto Lot 2, all requests will also be complied with. Commissioner Trilling asked if it is the developer's intention to eliminate some of the concrete or paved area which is on all four sides of the trash area and possibly just have concrete to the entrance of the dumpster only with the other three sides being a landscaped area. Mr. Markopoulos stated they can be very flexible with the design and he would be inclined to leave this issue open for discussion with Mr. Rigsby. Commissioner Trilling noted he agrees with the sidewalks going from 2 feet to 3 feet. However, he asked if the extra 1 foot will be gained by taking it away from tenant B. Mr. Markopoulos stated yes. Commissioner Trilling noted the east side of the building now has a sidewalk that is 6 feet in width and is at a higher elevation than street elevation. He therefore asked if there will be any kind of ramp access so that dollies or such are able to bring them into the stores without having to jump the curb. Mr. Gutkowsky noted they can easily accommodate that issue. Commissioner Trilling asked if the line of sight looking westbound on the east side of the building is sufficient coming up to the stop sign and making a right turn. Commissioner Trilling noted the sidewalk width on the west side of the building is being decreased from 5 feet to 4 feet in order to obtain a 26 foot wide traffic aisle between the parking spaces. He stated he would like to see the 5 foot width maintained and the extra foot should be taken off either from the building or some other source. Mr. Gutkowsky noted that as far as the sidewalk and maneuverability between customers and ADA access, they can certainly make a 4 foot sidewalk meet those requirements. He noted it is more of a decision for the Village as to whether they want a 4 foot or 5 foot sidewalk because they have heard some conflicting information on that issue. Commissioner Trilling noted the reason the reduction was suggested was to obtain the minimum code of 26 feet for the aisle way. He stated he personally does not feel 4 feet is sufficient Buffalo Grove Plan Commission-Public Hearing-December 15, 1999-Page 4 because even by opening a door, it leaves only 1 foot between the edge of the door and the edge of the next car. Mr. Schwartz stated the only place to get that extra foot is from the Village. They cannot figure out where to get it anywhere else. Commissioner Trilling noted he would consider supporting this project if there was a 5 foot sidewalk in front. Mr. Schwartz stated the only way they can find the extra foot is off the building and moving a foot off the building on the other side is now also affecting the size of the building and the building has been brought down to its smallest point of success. Commissioner Trilling asked if the access for the handicapped parking has been accomplished at the southwest corner of the building and how it will be accomplished. Mr. Gutowsky noted it will be a flat sidewalk which will be right at the pavement elevation and then the ramp will go up in a northerly direction. The intent in Mr. Pfeil's memo is to also get some accessibility farther to the south which they will accomplish. Commissioner Trilling noted that this would then allow handicapped access both northerly along the building and also easterly. Mr. Pfeil noted this was Mr. Schar's suggestion. Commissioner Johnson noted the exterior elevations on the plan shows the center phase to be the "east elevation" and should be the "west elevation". Mr. Markopoulos noted that was correct. Chairman Goldspiel asked about the line of sight proposals. Mr. Kuenkler stated he believes they are adequate. Trustee Marienthal asked where deliveries for tenants B, C and D would be made and if there has been any discussion with the Police Department or Fire Department regarding directional signs. He also asked where the front sidewalk will go as he also feels it requires at least 5 feet. Mr. Markopoulos stated tenants B, C and D will have deliveries made at the rear via hand trucks. The nature of the tenants are such that he does not feel there will be a large volume of goods being delivered. Buffalo Grove Plan Commission-Public Hearing-December 15, 1999-Page 5 Mr. Schwartz stated they have been working with the Village and they have assumed the Village Engineer or Planner would ask Police and Fire Departments to review if necessary. Mr. Pfeil stated he has not had any negative comments from the Police or Fire Departments. As to traffic signage control, the Village Engineer and the Police Department will work with the developer to have signs installed at appropriate locations. Mr. Schwartz stated the sidewalk on the west side going from 4 feet to 5 feet is a struggle and they are trying to come up with some creative way to address the problem. Mr. Feldgreber asked if the developer has looked into sharing the parking spaces with Walgreens and not restricting movements towards the back parking spaces. Mr. Schwartz noted the cross easement agreement is between the properties. He further noted that most likely the back parking spaces will be used for employee parking and that is where delivery parking will be designated. Commissioner Trilling noted a conflict for the handicapped person who will have no flat portion of sidewalk area to get up on the ramp at the southwest corner. Mr. Markopoulos stated this was just a design element and they will eliminate the brick pier. Father Marc Reszel,pastor of St. Mary's Church, 75 Buffalo Grove Road, asked if there are or will be any restrictions as to what kind of tenants can occupy space across the street from a school. Mr. Raysa stated the County zoning ordinance would not apply in the Village of Buffalo Grove within the corporate limits. As far as restrictions in the Village of Buffalo Grove,those are set forth in the B-5 zoning ordinance. There are permitted uses and special uses and these are the restrictions within the Buffalo Grove zoning ordinance. Father Reszel noted it is then a possibility that a gun shop could be across the street from St. Mary's school. Mr. Raysa noted the Village of Buffalo Grove enacted Chapter 9.90 which made it illegal to sell commercially firearms and ammunition in 1994. Mr. Reszel stated he would ask that the Commission recommend to the Trustees that they take into consideration what would be appropriate limitations on tenants for the location across the street from a school. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:23 p.m. Buffalo Grove Plan Commission-Public Hearing-December 15, 1999-Page 6 Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Public Hearing-December 15, 1999-Page 7 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 15, 1999 Praedium Development Corp.,Proposed retail building,Lot 2 of 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 and approval of building elevations and materials, landscape plan and outdoor lighting Chairman Goldspiel called the meeting to order at 8:24 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.. Commissioners present: Chairman Goldspiel Mr. Trilling Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Commissioners absent: Mr. Samuels Mr. Ottenheimer Mr. Smith Also present: Mr. Marc Schwartz, Marc Schwartz& Associates Mr. Jeff Gutowsky, W-T Engineering, Inc. Mr. George Markopoulos, Praedium Development Corp. Mr. John Marienthal, Village Trustee Ms. DeAnn Glover, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Trilling,seconded by Commissioner Panitch to approve the minutes of the Regular Meeting of October 20, 1999. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Trilling, seconded by Commissioner Dunn to approve the minutes of the public hearing and regular meeting of November 3, 1999. Chairman Goldspiel noted a typographical Buffalo Grove Plan Commission-Regular Meeting-December 15, 1999-Page 1 g g g error on page 3 of the public hearing. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioner Johnson abstaining. Moved by Commissioner Trilling, seconded by Commissioner Feldgreber to approve the minutes of the public hearing and regular meeting of November 10, 1999. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Johnson abstaining. \., COMMITTEE AND LIAISON REPORTS Commissioner Trilling attended the Village Board meeting on December 6, 199 and stated the following items were discussed: 1. Approval of ordinance for the special use for retail sales in the Industrial District for Areawide Cellular in the Rogers Center for Commerce-East on Barclay Blvd. 2. Approval of an ordinance for an amendment for the special use in the R-4 District for the Buffalo Grove Course Maintenance Facility PRAEDIUM DEVELOPMENT CORP., PROPOSED RETAIL BUILDING, LOT 2 OF 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 AND APPROVAL OF BUILDING ELEVATIONS AND MATERIALS,LANDSCAPE PLAN AND OUTDOOR LIGHTING Moved by Commissioner Trilling,seconded by Commissioner Dunn,to recommend approval to the Village Board of the petition for amendment of a Planned Unit Development(P.U.D.)And approval of a Preliminary Plan in the B-5 Town Center Planned District(Commercial sub-district), for the purpose of constructing a retail building of approximately 7,636 square feet, for the approximately 0.87-acre parcel on the east side of Buffalo Grove north of the Walgreens store at the northeast corner of Buffalo Grove Road and Lake Cook Road, subject to the documentation and testimony given and subject to: 1. Ray Rigsby's memo dated December 15, 1999 2. The sidewalk behind tenant B be widened to a 3 foot width 3. That the 25 foot wide access aisle on the west side parking area be widened to meet Village standards of 26 feet 4. A 5 foot wide walk be maintained on the west side of the building and if necessary that the building be reduced from 61 feet in depth to 60 feet. Buffalo Grove Plan Commission-Regular Meeting-December 15, 1999-Page 2 1 5. Modification to the handicapped ramp as discussed 6. Installation of signage for left turn only to avoid conflict with traffic exiting the Walgreens drive through 7. The free standing rule can be applied only to a restaurant at 1:100 square feet and medical offices at 1:200 square feet Commissioner Trilling noted there have been suggestions of use restrictions relative to real estate offices, medical offices and restaurants. Trustee Glover suggested making uses subject to future restrictions being worked on now by a committee. Commissioner Panitch asked how the restaurant issue will be looked at. Mr. Raysa stated he would look be looking for high generators of traffic volumes and these would be considered restricted uses. Mr. Pfeil stated a restaurant in a free-standing building is required to provide parking at a ratio of 1 one parking space per 100 square feet of building area. The proposed development would be classified as shopping center, requiring a ratio of 1:220 square feet. He noted that a large amount of restaurant use in this development is probably not advisable since the site and building are fairly small, and there could be parking deficiencies in peak periods depending on the overall tenant mix. Commissioner Trilling stated instead of putting a caveat against a particular use, it might be wise to state that any tenanting of the center shall be reviewed by staff who will determine the overall parking usage within the facility. Mr. Schwartz noted they won't have a sit down restaurant that is unusually successful without sufficient parking. But to have staff evaluate each and every lease as to the use could create a serious legal problem for both the developer and the Village. He noted they must comply with the ordinance and it is clear that there are only 44 parking spaces and they cannot have uses that will use more than those 44 spaces. He would, however, object strenuously to having each lease reviewed. Mr. Markopolous stated the types of uses they will market to are going to be quick in and out type of uses. Mr. Schwartz stated they are willing to accept the free standing building standard for restaurants as it relates to a waiter/waitress type restaurant. However, for a fast serve restaurant, that would be onerous. Buffalo Grove Plan Commission-Regular Meeting-December 15, 1999-Page 3 Commissioner Panitch asked if there is any thought to restricting the developer to a four unit strip mall as opposed to turning it into one unit free standing restaurant. Chairman Goldspiel noted that architecturally there are some differences in the levels of the floors. Mr. Markopoulos stated the finished floors will all be the same level. Mr. Schwartz noted that even if that happened they are still obligated to the same parking restrictions because the square footage of the building has not changed. Commissioner Dunn stated that once restrictions are put on a restaurant it becomes too difficult to determine what kind of a restaurant it is considered. She suggested following Trustee Glover's suggestion that this be tied in with whatever new ordinance for parking will be instituted and they will be required to follow that new ordinance even though it is not in effect at the time of approval of this development. Commissioner Johnson stated he has grave concerns about this development in this location. He stated it is trying to wedge too much onto a site and the concept that the access to the rear of the structure is subject to a rather strange path configurations which makes it very difficult to accommodate the every day uses of the property is evidence of the fact that it is wedged onto the property. The fact that the back of the property is facing a wide open public area is going to detract from the aesthetics and the attractiveness of the site. He further noted he believes this will be a raceway of people trying to get through from McHenry Road or Buffalo Grove Road through the Town Center property as they already do to a certain extent with the access driveway to the north near Deerfield Bakery. Lastly,he has grave concerns with the development of any more commercial properties within the Village when there is currently a 30 percent vacancy within the Village. One of the criteria for the development of a P.U.D. within the Village is that the effect upon the community must be taken into account, including the effect on the physical development, the tax base and the economic well-being of the Village. To develop further commercial parcels within the Village when there appears to be a large number of vacant buildings already in the Village is not taking into account the economic well-being of the Village. Chairman Goldspiel stated there are two proposals. One is to make this motion subject to the parking ordinance currently being developed and the other is to make it subject to the standards that would be in place if each of the uses in this building were subject to the free standing parking requirements. Commissioner Trilling asked how far away this future parking ordinance is. Mr. Pfeil stated there has been a standing committee working on this matter for some time and it would be at least four months before there are any new standards in place. Buffalo Grove Plan Commission-Regular Meeting-December 15, 1999-Page 4 Mr. Schwartz stated he would have a problem in accepting a future standard to be adopted without any knowledge as to what that standard may or may not be. Prospective ordinance adoption is not a constitutional element that can be imposed on the developer. Commissioner Trilling noted that leaves two options. One option is to make it subject to the stand alone building requirements or a second option is to exclude certain uses which are known to create additional parking burdens. The consensus is to amend the motion to make the uses in this proposed center subject to the parking requirements that would be in place for the particular use as if it were in a free standing building. The sum of the uses when measured by the standards that would apply for a free standing building should not exceed the available number of parking spaces. Mr. Schwartz stated he understood this conversation to be addressing the concerns of a restaurant. He noted they have no objection to being bound by the free standing rule for a restaurant. Applying this to every single use in the B-5 District is not fair. Chairman Goldspiel asked if the free standing rule can be applied only to a restaurant at 1:100 square feet and medical offices at 1:200 square feet. The Commission agreed to add this to the motion. Commissioner Trilling stated in favor of the motion and noted this is consistent with what was originally envisioned when the Walgreens was approved and it is consistent with the idea that there will be access to the Town Center. The uses are compatible with adjoining properties. Ms. Desiree Ingraham, 678 Mallard Lane, Deerfield, stated she is concerned about the trees in the area and would like to know what will happen to the old grove trees. Chairman Goldspiel stated the testimony was that the problem is the old trees are not likely to survive, having been comprised with the development of the Walgreens and therefore they are requiring augmented landscaping in the new areas that are being developed. He further noted they have increased the diameter and number of trees that would be otherwise provided. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Trilling, Dunn, Feldgreber, Panitch, Goldspiel NAYES: Johnson ABSENT: Samuels, Ottenheimer, Smith ABSTAIN: None The motion passed 5 to 1. Buffalo Grove Plan Commission-Regular Meeting-December 15, 1999-Page 5 CHAIRMAN'S REPORT Chairman Goldspiel noted there are some good materials in the meeting packet concerning appearance and design review. FUTURE AGENDA SCHEDULE Mr. Pfeil said the next regular meeting dates are January 5 and 19, 2000. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT-None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Feldgreber, seconded by Commissioner Johnson and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:10 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Regular Meeting-December 15, 1999-Page 6