2012-08-15 - Plan Commission - Minutes Board or Commission: ❑ Plan commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 08/15/2012
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
August 15, 2012
Burdeen's Jewelry, 1151 Lake Cook Road
Amendment of Planned Unit Development (PUD) in the B-3 District
Buffalo Grove Park District, 225 McHenry Road
Amendment of Planned Unit Development (PUD) and special use
in the B-2 and B-3 Districts concerning a performing arts facility
in the Congregation Beth Am building
Chairman Smith called the meeting to order at 8:00 p.m. in the Village Council
Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois.
Commissioners present: Chairman Smith
Mr. Khan
Mr. Stark
Mr. Cohn
Ms. Myer
Mr. Weinstein
Ms. Johnson
Mr. Goldspiel
Commissioners absent: Mr. Matthews
Also present: Mr. Thomas Dobbins, The Dobbins Group
Mr. Alex Vaysman, The Dobbins Group
Mr. Matthew Burdeen, Burdeen's Jewelry
Mr. Abhijit Veer, Bono Consulting
Mr. Dan Schimmel, Buffalo Grove Park District
Mr. Ted Haug, Legat Architects
Ms. Beverly Sussman, Village Trustee
Mr. Mike Terson, Village Trustee
Mr. William Raysa, Village Trustee
Mr. Greg Boysen, Direct of Public Works/Village Engineer
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Weinstein, seconded by Commissioner Khan to approve the
minutes of the regular meeting of July 18, 2012. Commissioner Goldspiel noted that the
address of 300 Lexington Drive needs to be corrected on pages 2 and 3. All
Commissioners were in favor of the motion and the motion passed unanimously with
Commissioners Stark and Johnson abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Johnson provided a report concerning the Village Board meeting of
August 6, 2012, noting the following:
1. The Zoning Ordinance was amended to add pet resort as a special use in the
Industrial District. 2. The Barkington Palace pet resort was approval as a special use at
300 Lexington Drive.
3. Crown Trophy was approved for its special use
4. Bright Future International requests a recreational use in an industrial district. This is
an organization that provides classes in the arts, dance and performances for kids in
grade k- 8. They would be open 3 pm to 8 pm Monday through Friday and would serve
30 - 50 - kids. They may have some weekend programs. They will be licensed and
inspected by the DCFS, but would be exempt from a day care license. The petition was
referred to the Plan Commission.
5. The petition by the Buffalo Grove Park District to redevelop the Beth Am building as a
performing arts was referred to the Plan Commission.
6. A proposal for a $320 million "Downtown Development" was presented to the Board.
It would use the current village campus and nine holes of the Buffalo Grove Golf Course.
This is about 65-69 acres from Lake Cook Road up to Checker Road. It would be
designed as a "European Plaza" with a large lake area with Belagio style fountains in the
front, a large park, extra-wide sidewalks and a department store as an anchor. It would
include retail, dining and several types of entertainment.
Village Hall, Public Works and the Police Department would all be rebuilt at the north
end of the property. There would be three residential towers with 8 to 10 stories.
This would be the largest development in Buffalo Grove history. It would require
amendments to the comprehensive plan would require new zoning.
The developer is projecting nine-12 months to work out the zoning, Stormwater
management would take about 12-18 months. He is hoping to break ground in 18-24
months.
The Village review process will include a committee consisting of.
2 Trustees
2 Plan Commissioners
Village Staff
Developer's team
BURDEEN'S JEWELRY, 1151 LAKE COOK ROAD - AMENDMENT OF A PUD IN THE
B-3 DISTRICT FOR CONSTRUCTION OF A NEW RETAIL BUILDING
Moved by Commissioner Weinstein, seconded by Commissioner Myer to recommend
approval to the Village Board of the petition for approval an amendment of a planned
unit development (PUD) in the B-3 District, with the following variations of the Village
Sign Code: Section 14.16.030 and Section 14.16.070 pertaining to the number of
ground signs and wall signs; Section 14.16.060 concerning the location of ground signs
less than 250 feet from existing ground signs; and Section 14.20.100 concerning the use
of off-premise signs, with the stipulation that the area of the ground signs shall not
exceed limited to 60 square feet.
Commissioner Goldspiel noted his concern with the signage proposed for the awnings.
Commissioner Myer proposed an amendment to the motion to recommend that the
signage on the awnings be of a uniform size and color.
Commissioner Goldspiel seconded the motion, and the motion to amend was approved
unanimously, 8 to 0.
Chairman Smith called for a vote on the motion as amended to recommend approval of
the petition and the vote was as follows:
AYES:Khan, Stark, Cohn, Myer, Weinstein, Johnson, Goldspiel, Smith
NAYS:None
ABSENT: Matthews
ABSTAIN: None
The motion passed 8 to 0.
BUFFALO GROVE PARK DISTRICT, 225 McHENRY ROAD, AMENDMENT OF A
PLANNED UNIT DEVELOPMENT (PUD AND SPECIAL USE IN THE B-2 AND B-3
DISTRICTS FOR A PERFORMING ARTS CENTER IN THE BETH AM BUIDLING
Mr. Dan Schimmel, Executive Director of the Buffalo Grove Park District, provided an
overview of the proposal. Mr. Schimmel noted that the Park District has provided various
programs for performing arts, and a facility owned and managed by the Park District
would enhance their programming and reduce the need to use other facilities. He noted
that parking will be addressed in more detail by the project architect
Mr. Ted Haug, Legat Architects, reviewed the conceptual floor plan. He noted that an
evaluation of the building is being conducted. Gewalt Hamilton is reviewing the
stormwater plan for the property. Mr. Haug indicated that the site has approximately 132
parking spaces.
Commissioner Johnson noted that the performance theater is planned for 500 seats, so
the amount of available parking appears to be inadequate.
Mr. Schimmel noted that parking is an important issue, and the Park District will present
a plan for managing parking demand. He suggested that shuttle service from other Park
District facilities in an option that will be evaluated.
Commissioner Goldspiel commented that Beth Am has used the Town Center shopping
center for parking when needed for certain events.
Commissioner Cohn noted that there is ample parking in the area near the Beth Am
facility, so the Park District should explore the use of existing parking before paving the
vacant parcel north of the building.
Commissioner Johnson noted that the east side of the property has a structure that was
previously used by the home improvement center. She asked if this structure would be
retained.
Mr. Schimmel said the structure provides a screen for the adjacent residential area, and
it will not be removed.
Commissioner Johnson inquired if construction of sets for theater productions would be
done outdoors.
Mr. Schimmel replied that the construction would generally occur at the Twin Creeks
Park facility, but final assembly would be done at this site.
Commissioner Johnson asked what is meant by"black box" theater.
Mr. Schimmel said this is a type of experimental theater.
Commissioner Johnson inquired about exterior changes to the building such as the roof.
Mr. Schimmel indicated that the building will require some modifications, but the overall
height will not increase.
Commissioner Myer noted that the recently proposed downtown project has a theater
component that may be able to handle the Park District's needs.
Mr. Schimmel commented that the District wants to move ahead with a known quantity
rather than waiting to see what might happen on other properties. The District is
interested in participating in the downtown project, but it still wants to address its current
needs with the proposal for this site.
Commissioner Stark asked how the proposed facility would affect programs at other
locations such as the Alcott Center and Emmerich.
Mr. Schimmel said that those facilities will still have various programs, but the new
facility will relieve some of the current constraints with scheduling and space for
programs.
Commissioner Goldspiel inquired if the Park District facility would host other groups
involved in performing arts, similar to what is done at the Prairie Center in Schaumburg.
Mr. Schimmel said that the Park District would accommodate other performing arts
groups as well as corporate partnerships. He noted that the District has partnerships
with local school districts.
Chairman Smith noted that parking appears to be the main issue, and he requested that
Mr. Schimmel work with Village staff on this prior to the next meeting.
Mr. Schimmel requested that a public hearing be scheduled for September 5, and the
Plan Commission directed Village staff to coordinate the scheduling.
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next meeting will be on September 5, 2012.
PUBLIC COMMENTS AND QUESTIONS- None
STAFF REPORT- None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Johnson, seconded by Commissioner Weinstein and carried
unanimously to adjourn. Chairman Smith adjourned the meeting at 9:10 pm.
Respectfully submitted,
Robert E. Pfeil, Village Planner
APPROVED BY:
ERIC SMITH, Chair
Board or Commission: ❑ Plan commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 08/15/2012
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
August 15, 2012
Burdeen's Jewelry, 1151 Lake Cook Road
Amendment of Planned Unit Development (PUD) in the B-3 District
Approval of Building appearance package and approval of sign package
Chairman Smith 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 Smith 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 Smith
Mr. Khan
Mr. Stark
Mr. Cohn
Ms. Myer
Mr. Weinstein
Ms. Johnson
Mr. Goldspiel
Commissioners absent: Mr. Matthews
Also present: Mr. Thomas Dobbins, The Dobbins Group
Mr. Alex Vaysman, The Dobbins Group
Mr. Matthew Burdeen, Burdeen's Jewelry
Mr. Abhijit Veer, Bono Consulting
Ms. Beverly Sussman, Village Trustee
Mr. Mike Terson, Village Trustee
Mr. William Raysa, Village Trustee
Mr. Greg Boysen, Direct of Public Works/Village Engineer
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1 Plat of survey
Exhibit 2 Aerial photo of site
Exhibit 3 Proposed site plan
Exhibit 4 Detailed site plan
Exhibit 5 Tree inventory
Exhibit 6 Landscape plan
Exhibit 7 Enlarged landscape plan
Exhibit 8 Preliminary floor plan
Exhibit 9 Exterior building elevations
Exhibit 10 Parapet screen for roof top equipment
Exhibit 11 Perspective elevation from Lake Cook Road
Exhibit 12 Perspective of main entrance of building
Exhibit 13 Plat of survey (partial)
Exhibit 14 Civil engineering plan, sheet C2
and 14.1
Exhibit 15 Civil engineering plan, sheet C3
and 15.1
Exhibit 16 Exterior lighting plan
Exhibit 17 Signage plan
Exhibit 18 Staff memo dated August 10, 2012 by Robert Pfeil, Village Planner
Mr. Thomas Dobbins gave an overview of the proposed project, noting that Burdeen's
would acquire a parcel from the PNC Bank property to construct its building and parking
lot. He reviewed Exhibits 1 through 4 concerning the plat of survey and proposed site
plan. He noted the location of existing signs and brick monuments along Lake Cook
Road and Arlington Heights Road.
Mr. Dobbins reviewed parking and stated that the proposed parking for the Burdeen's
building meets that Village zoning requirement, and the PNC Bank will still have surplus
parking for its operation.
Mr. Dobbins presented Exhibits 5 through 7 concerning existing trees and the proposed
landscape plan. He stated that Village ordinance will be met concerning the provision of
landscaping. He noted that an outdoor screened area is proposed west of the building.
Mr. Dobbins reviewed Exhibit 8, the preliminary floor plan, noting that the main entrance
to the building is at the southwest corner. He presented the exterior elevations and
building features as depicted on Exhibits 9 through 12. He noted that there will be a
tower feature with clocks at the east end of the north elevation. The five windows on the
north elevation will have vision glass. He indicated that the screened patio area has a
colonnade element with three flags to draw visual interest to the building. He noted that
the east elevation has 4 vision windows with awnings. The west elevation has a tower
element with a mansard roof. The main entry doors are glass with ornamental iron. He
stated that the "B" logos on the building walls are sculptural and will not be colored or
painted. He stated that the mechanical equipment on the roof will be screened by a
parapet.
Mr. Vaysman presented Exhibits 14, 14.1, 15 and 15.1 concerning civil engineering. He
stated that the water and sanitary lines will be extended from Lake Cook Road to serve
the building.
Mr. Dobbins stated that the Village Deputy Fire Marshal has reviewed and approved the
proposed turning radii in the parking areas and access drives. He stated that access
easements will be created on the plat of resubdivision to allow joint use of the access
drives by customers of the bank and Burdeen's.
Mr. Dobbins reviewed the proposed exterior Exhibit 16, lighting plan. He stated that the
lighting is low level and will not impact neighboring properties.
Mr. Dobbins presented the proposed sign package as depicted on Exhibit 17. He noted
that the two ground signs include both Burdeen's and the PNC Bank. Directional signs
will provide guidance for vehicles entering the site from Lake Cook Road.
Commissioner Goldspiel inquired about the signage proposed for the awnings.
Mr. Dobbins stated that the awnings will have powder blue signage in a uniform box
area 2 feet x 4 feet.
Commissioner Weinstein asked if there will be signs on all nine awnings.
Mr. Burdeen stated yes. He explained that the awning signs would be used for logos of
manufacturers of products such as watches. He said the logos would be uniform in size
and color.
Commissioner Myer commented that the awning signage may detract from the overall
attractiveness of the building.
Mr. Burdeen said that he doesn't want the building to look tacky, and there probably
won't be signage on the tower awnings.
Commissioner Weinstein inquired about the variations of the Sign Code for off-premise
signs, the variations for ground signs less than 250 feet to existing signs, and the
variations for sign area. He inquired why three wall signs are needed.
Mr. Dobbins said that the ground signs will be located on the real estate parcel occupied
by PNC Bank, so the signs are technically not on the Burdeen's site. He noted that there
are existing ground signs for the bank and the Omni building, and there isn't a feasible
way to locate the proposed ground signs to comply with the 250-foot requirement. He
said that the development team will work with Village staff concerning the sign area
standard for the ground signs. He said that the wall signs are designed to have a subtle
appearance, and the east wall sign visually balances the sign on the tower.
Commissioner Stark inquired if the existing tree will block visibility for the ground sign
along Lake Cook Road.
Mr. Dobbins indicated that the tree can't be removed, but the sign will be visible.
Commissioner Stark asked if the windows will be secured to prevent access from the
outside.
Mr. Vaysman responded that some treatment will be used to restrict access.
Commissioner Goldspiel requested an explanation of the exterior building materials. He
inquired if the plaster coating would wash off in the rain or peel and curl.
Mr. Dobbins stated that the towers will have renaissance stone similar to limestone, and
stucco will be used for the other wall areas. He noted that the stucco is applied in three
coats and it is not dryvit or EIFs. He explained that the plaster material is attached to lath
and is 3/ inches thick. He said the surface is durable and the coating would not be
affected by rain. He said that the joints will be scored to resemble stone. Mr. Dobbins
stated that the exterior appearance of the building would be similar to the Saks store in
Highland Park. He indicated that the roof shingles will be artificial slate. Bronze anodized
aluminum will be used for the window frames. He stated that overall the building will
enhance the streetscape in this segment of Lake Cook Road, and it will stand out in a
positive way.
Commissioner Cohn noted that Salem limestone from Indiana has been used for many
buildings in the Chicago area, and it is very durable. He asked if the proposed stone
product for the towers will be durable. He asked what type of maintenance will be
needed for the stucco wall material.
Mr. Dobbins said that the project budget can't afford real limestone, but the proposed
stone and plaster materials will be very durable. He said that all materials are
susceptible to movement, and cracks will be sealed as needed. He noted that most
cracks occur in recesses, and these can be caulked.
Chairman Smith inquired about traffic circulation.
Mr. Dobbins noted that traffic can enter the site from Arlington Heights Road and Lake
Cook Road. There will be agreements with PNC Bank and the Omni office property
concerning shared access. The drive-through lane for the bank will be narrowed to a
two-lane section. He reviewed the routes that could be used to access the Burdeen's
parking area.
Chairman Smith asked if additional parking for special events will be needed
Mr. Dobbins stated that the patio area is suitable for small gatherings, not large events.
He indicated that they are having discussions with PNC Bank and Omni concerning use
of their respective parking areas if extra parking is needed.
There being no further comments or questions from anyone else present, Chairman
Smith closed the public hearing at 8:00 pm.
Respectfully submitted,
Robert E. Pfeil, Village Planner
APPROVED BY:
ERIC SMITH, Chair