1998-07-23 - Appearance Commission - Minutes APPEARANCE COMMISSION
VILLAGE OF BUFFALO GROVE, ILLINOIS
THURSDAY, JULY 23 , 1998
I . CALL TO ORDER
Chairman Richard Gordon called the Appearance Commission
meeting to order at 7 :41 P.M. on Thursday, July 23 , 1998
in the Council Chambers of the Village Hall, 50 Raupp Blvd.
II . ROLL CALL
Commissioners Present : E. Smith, C. Masure, M. Cea,
C. Johnson and R. Gordon
F. Weissman (arrived at 8 :25 P.M. )
Commissioners Absent : L. Dorfman
Bldg. Dept . Liaison: Richard Jensen, Building Inspector
III . APPROVAL OF MINUTES
July 9, 1998 :
Com. Johnson made a motion to approve .
Com. Smith seconded the motion.
Roll Call Vote : AYE - Masure, Johnson, Cea,
Smith and Gordon
NAY - None
Motion Passed - 5 to 0 .
IV. BUSINESS
A. WORKSHOP - Proposed Office Building
SE Corner of Busch Road and Deerfield Parkway
Elevations, Materials, Colors and Lighting
Mr. Lawrence M. Freedman, Attorney, 77 W. Washington Street,
Suite 1211, Chicago, IL 60602 (312-346-1390) and Mr. Joseph
A. Pasquinelli, Architect, Archideas, 311 W. Superior,
Suite 410 , Chicago, IL 60610 (312-951-1106) were present .
Mr. Freedman explained that the property was annexed to the
Village in 1986 at the Village' s request in order to obtain
continuity and annex the Corporate Grove property. At that
time there was no development or zoning plans . The north-
east corner was part of the property annexed and it was
zoned B-i and developed as a strip center.
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The property across the street was zoned R-9 and developed
multi-family. They proposed Industrial zoning for the
subject property and this was not an appropriate use of the
corner. Part of the problem with marketing of the property
is the terrain. The creek that used to run through the
center of the site was moved east at considerable expense.
The absolute northeast corner was sold to develop Comerica
Bank (now LaSalle Bank) . The bank property was developed
with detention immediately to the east of the site that
provides detention for the entire site including the piece
to the south which is the subject property. There is not a
lot of buildable land because of the setback from the creek
and problems with the frontage road along Weiland. They have
never been able to find a developer. The Village would not
allow the property to be zoned B-1 for another strip center.
I-zoning allows industrial and/or office development.
They have been through two (2) Plan Commission Workshops,
based upon development of an office building and rezoning to
0 & R (Office and Research) . A public hearing is scheduled
for August 19, 1998 . Because of several issues including
the architecture and materials, Staff and the petitioner
requested Appearance Commission comments before the public
hearing.
Mr. Pasquinelli described the site plan. There is limited
access from Weiland, right-in and right out . The easement
runs along the east side of the property near the bike path.
There are residences to the south and west, so the building
will be located as far from the south property line as
possible with the narrow face of the building toward
Weiland. The 2-story building will be 50, 000 square feet in
size, with the entrance on the south elevation. There will
be two hundred (200) parking stalls at the south end.
1. ARCHITECTURE :
a. The basic exterior walls of the building will be
stained pre-cast concrete panels with punched windows
on the first floor and the second story will be mostly
windows.
b. The vision glass will have a grey tint .
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c. There is opaque green spandrel glass over second
story windows .
d. Window mullions will be light coated metal .
e. The entrance is indented.
f. The metal fascia that projects for 3-dimensional
quality will be painted steel or aluminum.
g. Roof top equipment will be screened with solid a
pre-finished metal wall that is set back from the front
edge of the wall, centered over the doorway.
h. The metal screen wall has some detail and is not
flat . It is effective and economical screening.
I . There will be a 5 ' x 7 ' ground sign with landscaping
at the entrance. The sign will be metal on a concrete
base .
j . The gated precast concrete trash enclosure that
forms a "T" with the loading dock is located to the
east of the building.
2 . LIGHTING:
The photometric plan meets Village standards . The two (2)
pole mounted lights will have square or rectangular fixtures
with controlled light distribution. The shoebox fixtures
closely match the bank lighting.
The pole light at the front of the building and the bollards
along the entrywalk and driveway will be more decorative .
The design is optional . He has seen a recessed fixture in
the sidewalk that uplight the trees that they may choose.
3 . LANDSCAPING:
The landscape plan has not been submitted, but it will meet
the basic requirements of the Village . The Plan Commission
has requested a 3 ' - 4 ' hedge along the perimeter of the
parking lot that will conceal the cars and headlights from
the residential area across the street .
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The trees will include Ashes and Locust with Willows around
the creek. The detention area has a dry basin that will be
cleaned up and seeded so it can be easily maintained with a
lawnmower.
Village ordinance requires screening of parking lot areas
from adjacent residential areas . The situation is unusual
because the site slopes down to the creek. They want to
build up the site to the north with a retaining wall between
the parking lot and the bike path. They are requesting a
variance, with regard to required storm water civil engi-
neering issues . The wall will either be in the 5 ' to 6 ' or
2 ' to 4 ' range . The Village Engineer is in support of the
lower wall, which is preferable to the developer.
The Plan Commission has requested additional landscaping at
the perimeter of the wall, similar to the plantings at the
base of the building. They have also added a hedge that
would be above the wall and effectively screen the cars .
Site line drawings were presented showing the view of the
roof top units from the second floor units across Weiland.
The mechanical units would not be seen, only the screen.
Site line drawings of the view from the second story of
residences to the south, also shows that only the screen
will be seen, but not the mechanical units .
4 . MATERIALS :
The color of the pre-cast stain will be customized. It will
be a grey/green. The base product has a lot of variation,
but the panels will appear to be very uniform coloring.
The area above the base with the windows will be buff color.
There will be 3/4" reveals in the smooth panels .
Window glass is tinted grey. Sills have been discussed,
but they may not be feasible . The wall panels have an
chamfered edge that forms an effective sill for the
windows .
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Comments from Commissioners :
Com. Johnson asked if a material has been selected for
the retaining wall?
Mr. Pasquinelli described the keystone system they are
considering. It is similar to split-faced blocks that
step back at the base. There will be plantings at the
base.
Ch. Gordon commented that the building is not compatible
with the surrounding area. It has a very machined look in
a residential neighborhood. The residential buildings are
brick. The Highland Oaks Shopping Center is brick and
cedar. The bank building is brick with a standing seam
metal roof . Creekside Shopping Center is brick and drivit .
The proposed building is fine looking, but not contextually
appropriate.
Mr. Pasquinelli said there are buildings to the east that
are not elegant and they are trying to develop a project
that is responsive to the 90 ' s office market, without
residential character.
Com. Johnson asked if they were open to a different color
scheme, as suggested by the Plan Commissioners?
Mr. Pasquinelli said they were open to a darker pallet of
colors if that would be more appropriate . There is going
to be extensive landscaping.
Mr. Freedman said they would prefer to improve the building
with colors and landscaping. At one time a 3 or 4 story
building was discussed, but it was scaled down to adapt to
the area.
Ch. Gordon asked if economics are the main factor for the
pre-cast building?
Mr. Pasquinelli said cost is only one factor.
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Mr. Freedman added that they have considered the "nitch"
in the market that they are targeting. This is not a
"Class A" office building.
Mr. Pasquinelli said office brokers may not want to see so
much glass and that is why they decided on punched windows
in the base . The base of the building will be bermed up
to give the perception of a lower height . That is also the
reason why they prefer the lower screen wall .
Com. Cea agreed it is difficult to fit the building in a
residential setting. (The term he used was "tacky" ) The
building design is beautiful for an office building complex.
He is concerned with the production of the smooth surface
of the concrete block. The colors will not be perfectly
uniform. Baked enamel metal will give a better rendition
of the smooth surface . He understands that in order for a
project to be viable, it must provide a reasonable return
for the investors . The building is basically a box, but
a prairie style design may soften the appearance .
Mr. Pasquinelli said one Frank Lloyd Wright approach would
include a hip-type roof . He was willing to work with the
aesthetics, including different textures and a sill element
that would give relief to the wall .
Com. Johnson said a roof overhang would add to the prairie
style concept with some alteration of the windows . Also
earth tone colors would help blend the building with the
area.
Ch. Gordon wondered how much texture can be achieved in the
block to give relief to the base?
Mr. Pasquinelli said the reveals could be widened and they
could add limestone sills that project . An exposed
aggregate finish could be considered. The large entrance
breaks the building in two (2) sections .
Ch. Gordon suggested more articulation of the glass entry
to give if a more pedestrian scale entrance. Another
possibility would be a screen out in front of the glass .
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Com. Masure thought the colors were cold and earth tone
colors would be warmer. She also suggested adding some
color around the windows . The building has an institutional
look.
Com. Smith had no comments.
Ch. Gordon asked if a brick veneer was a possibility? He
knows pre-cast lowers the labor cost .
Mr. Pasquinelli said pre-cast concrete is a very strong
material that eliminates the need for an exterior steel
structure.
Ch. Gordon asked if a landscaped island could be added to
the parking lot . It would increase the screening?
Com. Johnson asked if additional landscaping has been
considered along the south and east property lines?
Mr. Pasquinelli said there are some existing trees in this
area. He was uncertain if anything additional would help.
Com. Cea asked if they considered areas for snow removal?
Mr. Pasquinelli said they could handle snow, no problem.
The Commissioners had no further comments .
Mr. Pasquinelli said they understood the Commissioner' s
concerns and would consider the suggestions. They would
prefer to stay with the material package, but are open to
changes in color and texture . They will re-submit a plan
for the August 13 , 1998 Appearance Commission meeting.
Mr. Stephen Trilling, Plan Commissioner, was present to
speak as a resident . He is owner of one of the homes to the
south and these are half million dollar houses . The proposed
materials are not consistent with the materials with which
the homes are constructed. None of them have aluminum
siding. They are brick and drivit . The three (3) buildings
to the north are all brick, i .e. the two (2) shopping
centers and the bank.
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The office buildings to the east are pre-cast but they are
in unincorporated Lake County, not Buffalo Grove. He
expressed strong feelings that this building should be
brick or some similar material . He has no problem with the
glass or spandrel glass . This gives the building a
contemporary look, but pre-cast panels do not belong in
that location. They cannot be finished or stained to be
compatible . He is a general contractor and an engineer,
so he understands construction issues . If a project is to
succeed, it must succeed because of all the factors, not
just the size of the building, the parking, landscaping,
water retention, the sloping, the height of the retaining
wall, etc .
Com. Smith asked for a response to Mr. Trilling' s comments.
Is economics the only issue or does it involve creativity?
Mr. Pasquinelli said they are working within the client' s
budget . Factoring the dollars into the any project is
always necessary. They have tried to develop a building
that is harmonious with the surrounding area.
Mr. Freedman conceded that economics is the major considera-
tion, but they feel they can achieve architecturally what
the Commissioners want within the parameters of economics .
He understands Mr. Trilling' s opinion. The reality is that
this site is zoned for a more intense use and they could
build an industrial use building with warehouse doors
that would be a lot more offensive . It is a difficult site
to market . A lot of users have looked at the site and there
is a very limited window in the market place from the rental
standpoint . They cannot throw out all the rules and build
something that is incompatible, but there is a balance that
can be reached. They will take a look at the proposal and
if they cannot build economically, they do not want to put
up a building that will not work.
Com. Masure asked what type of tenants they are trying
to attract, because this typically dictates the type of
building to build. She is concerned that they are going
to attract a lower end type of tenant with the proposed
building.
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Mr. Freedman did not agree . They are prepared to address
this issue with the Plan Commission. Based on the pro-
jections they have had, this would not be a concern. The
building would meet the needs of small office users that do
not require a lot of in and out traffic all day such as a
medical office would generate. Attorneys and accountants
are possibilities . It is not appropriate for elecommuni-
cations, with many cubicles and many employees. They see
it as a professional office building and less of a retail
nature .
Mr. Trilling estimated the building to be 107 ' x 240 ' about
12 ' to 14 ' in height . It would require about 9, 000 square
feet of pre-cast block at $7 . 00 a square foot = $63 , 000 .
He suggested lowering the height of the parking lot to
decrease the cost of bringing in so much fill, and eliminate
building the wall . This would require less landscaping and
it would be beneficial to consider these modifications
against the cost of brick.
Com. Weissman commented that he is very familiar with the
property. Picturing the area with the Appearance Commis-
sion' s objective : to make sure that buildings fit in with
the surrounding locality, this building would be a concrete
cube with punches of glass on the same plain. It is not
the type of architecture that is seen in the nearby com-
mercial or residential areas. If the pre-cast base is
combined with some brick, it would help to blend the build-
ings in with area. The glass would tie in with the
industrial buildings, such as the Courtesy Corporation.
There are a lot of possibilities to work with. The
elevations can be modified with brick, colors and glass .
Perhaps the glass could be enlarged and framed with brick.
Mr. Pasquinelli agreed to consider the discussion and
return on August 13 , 1998 .
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V. ANNOUNCEMENTS
1 . Regarding the Appearance Commission' s recommendation
with regard to adding landscaped islands in the Strathmore
Square parking lot, Mr. Marvin Feiger wrote a letter to
Chairman Gordon (dated July 16, 1998) stating that the
recommendation has been reviewed by their landscape
architect and he requested that these islands not be
included.
Ch. Gordon said he spoke to Mr. Edward Schar and was
told that the number of parking spaces at the center is
below Code requirements . The islands would require the loss
of parking spaces . Mr. Kuenkler and Mr. Pfeil agreed
that the islands also would pose a snow removal problem.
2 . Com. Weissman noted that at the northeast corner of
Buffalo Grove Road and Busch, there are trucks, earth moving
equipment and piles of debris. The property belongs to a
church but is being used as a staging area for temporary
constrution projects, such as the road and sidewalks . It
looks very unsightly.
VI . ADJOURNMENT
Com. Masure made a motion to adjourn.
Com. Johnson seconded the motion
Voice Vote - AYE Unanimously
Ch. Gordon adjourned the meeting at 8 : 55 P.M.
Respectfully submitted,
Shirley Bates
Recording Secretary
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