2007-07-18 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 07/18/2007
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
July 18, 2007
Proposed Berenesa Plaza (Ventrella property), Northwest and Southwest
Corners of Deerfield Parkway and Milwaukee Avenue,Approval of a
Preliminary Plan and business Planned Unit Development (PUD) in the B-3
Planned Business Center District and Office & Research District including
Appearance package for initial phase of the development
Chairman Ottenheimer called the hearing to order at 7:35 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman
Ottenheimer 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 Ottenheimer
Mr. Smith
Ms. Bocek
Mr. Khan
Mr. Teplinsky
Mr. Stark
Mr. Cohn
Commissioners absent: Mr. Podber
Also present: Mr. Ken Kuchler, Milwaukee Deerfield North LLC
Mr. Peter Uliasz, OKW Architects
Mr. Michael Caldwell, Marchris Engineering Ltd.
Mr. Steve Frishman, Mid-America Real Estate Corporation
Ms. DeAnn Glover, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit A: Aerial photo of existing conditions at Milwaukee Avenue/Deerfield Parkway
Exhibit B: Aerial photo of adjacent zoning
Exhibit C: Geometric Plan dated June 26, 2007
Exhibit D: Site diagrams
Exhibit E: Landscape Plan
Exhibit F: Detailed Landscape Plan
Exhibit G: West and east Pedestrian Focal Areas
Exhibit H: Utility Plan
Group Exhibit I: Memo to the Plan Commission from Robert Pfeil dated July 13, 2007 and
July 17, 2007
Exhibit J: Grading Plan of Preliminary Engineering Plan
Mr. Ken Kuchler introduced the development team and stated they are proposing an exciting
mixed use development that will be good for the Village and the retailers and restaurants that
will be in the development.
Mr. Michael Caldwell stated the development is located on the southern portion of the
intersection of Milwaukee and Deerfield. The project is approximately 24.9 acres. 17 plus acres
are on the northern portion of the project and 6 acres are on the southern portion of the project.
Currently the site is part of what was once called Barclay Station and this is the last piece of that
development. This was intended to be a commercial district since the inception of that plan.
Mr. Caldwell reviewed the adjacent zoning noting the border of Buffalo Grove is on the southern
edge of the project extending east/west. The area to the south is unincorporated Lake County
and the area to the west is Riverwoods. There is a multi high density residential to the west as
well and the ponds that were constructed as part of the overall Barclay Station development.
There is R-2 zoning directly to the south of the project and there is general commercial district
county zoning on the south along Deerfield.
Mr. Caldwell noted their plan is a multi use retail development showing restaurant areas off to
the east along Milwaukee Avenue. The central portion of the development is retail and there are
retail and restaurant areas along Deerfield Parkway. He noted it is a good symbiotic mix within
the development. There is also the medical office building and another office building that will
provide people that will use the retail areas and restaurant areas. In addition they think the hotel
mixed with the restaurant and retail will bring more types of people into the development and
they will feed off of each other to create a more successful development.
Mr. Caldwell noted the main access to the development from Deerfield Parkway which is a
planned traffic signal with left turn lane treatments to allow for access. They also have a right in,
right out on the northern portion of the development on Milwaukee Avenue. They are also
proposing a right out on Milwaukee Avenue to IDOT. IDOT has approved the location and they
hope to get this approved. They have also sent this plan into Lake County which has indicated
they will look favorably on the proposed traffic signal. In addition to the full access and the
right in, right out they are proposing to put a right out heading westbound on Deerfield Parkway
and a right in from eastbound Deerfield Parkway to service the development as well.
Mr. Caldwell stated they have asked for variations on this development which includes:
1. Reduction in the number of stacking spaces for the bank
1. Reduction in the number of stacking spaces for the drive-thru use on retail D
He noted they had specified a restaurant use and have anticipated a maximum of approximately a
2,500 foot sandwich shop type restaurant or possibly a coffee service type restaurant. However,
it could be any kind of potential user and they feel that six stacking spaces would be enough and
they do not want more than that as they also have a delivery area here as well.
1. Canopies from the bank and drugstore will extend slightly over the 50 foot building setback
along the southern portion of the property
Mr. Caldwell addressed the criteria for the special use indicating:
1. The special use and this development will benefit the public and will not be detrimental to or
endanger the public health, safety, morals, comfort or general welfare.
1. The location and size and intensity of the special use will not be an impediment or be a
detriment to the surrounding area or the Village or its neighbors. It is appropriate and
will work in harmony with the overall development. This plan was always intended since
inception to have a development of this type on this location.
1. It will not be injurious nor will it impact the immediate vicinity. In addition they are
providing per Village code a board on board 6 foot fence and any appropriate
landscaping areas
1. The nature, location and size of the buildings or structures involved with the establishment of
the special use will not impede, substantially hinder or discourage the development and
use of adjacent land and buildings in accordance with the zoning districts within which
they lie.
1. The special uses and variations will have adequate utilities and access roads and drainage as
well as utilities.
1. No reduction is being requested for parking areas and they have parking in excess of Village
code for all of the uses on the site.
Mr. Peter Uliasz stated the design intent of the project is to focus into the center of the project
and create an urban center that has street frontage on both Milwaukee and Deerfield where the
buildings will front both streets as well as focus on the inside to the center object building to
create this "rainbow" plan.
Mr. Uliasz stated they have taken great pains in landscaping the site to help reflect some of the
things they are trying to do. There are some key entry points into the site and they have lined the
site at the entries with boulevard type plantings. In the sidewalk pedestrian access areas they
have created extensive landscaping which helps to pull through the entire site as well as a
destination at the restaurants. On the south side they have similar landscaping both in the front
of the parkway and inside of the site. On the south side of the site they have a 12 foot
landscaped buffer that will also have a 6 foot board on board fence. They also have a great deal
of landscaping on Milwaukee Avenue. There will be a landscaped feature and signage for the
Village and the center. There is a large landscaped plaza between the two restaurant areas that
allows everyone in the site to have a place to sit underneath some trellises.
Mr. Uliasz reviewed the detailed landscaping plan which will be done in the primary phase. It is
the ring access drive at retail A and the Advocate medical building to the west side of the site.
He further noted all the trash at retail A is hidden in the building on the north side.
Mr. Uliasz reviewed the west and east pedestrian focal areas. At the corner of the site at the
Advocate building they have a great deal of landscaping in the front of the shop areas and again
they have created an area with some benches for sitting and looking at the detention pond. On
the east side of the site is a great plaza on the east side of the side complete with a water feature,
trellises, seating, ornamental trees and shrubs, shade trees and the potential for some outdoor
seating.
Mr. Uliasz noted the goal of the project is to create the infrastructure necessary to support all the
sites within the site. Therefore the first goal is to get the access drive with all the utilities in
there. From the drive they are able to feed all the internal buildings as they come on board. Also
in the first phase would be the Advocate site as well as the retail A site on the north side of the
site. As tenants come on board they will continue with the phases and they will go through the
ART for each site.
Mr. Uliasz stated they have submitted architectural review guidelines and signage guidelines that
have the mandatory materials that are required and architectural discussion about breaking the
buildings up and highlighting entry features and so on as well as signage criteria that will limit
the amount of signage and the type of signage the tenants will be allowed to have.
Mr. Caldwell reviewed the utility plan noting they are breaking the development along with the
phasing as described previously. Rather than having to build the entire stormsewer at one time
or all the sanitary at one time, they will construct it in phases also. The ring road will be the first
thing to be built and it will have the main water system connected to it. It will be a loop system
and whenever the southern portion gets constructed they will put a loop water system along there
as well. He noted they have made sure that the fire hydrants have a 250 radius coverage so that
each building is covered as required. As each portion of the construction comes in they will be
including a hydrocarbon removal device to meet the Lake County criteria. There will be a
number of these devices constructed so that they filter out hydrocarbons and oils off of the
pavement prior to the stormwater getting into any adjacent detention facilities or retention ponds.
With regard to the overall stormwater plan, they are meeting the pervious/impervious ratio is
being met as required per the Barclay Station development that was previously presented to the
Village when all of the retention facilities were designed. There was about 18 plus acres of
impervious area on the overall development.
Mr. Caldwell reviewed the traffic study which they submitted to the Village after being reviewed
by the Village's traffic consultant. The Village traffic consultant's overall report seems to agree
with the final results they had. It did have some comments on truck access coming out of the
development and they will make adjustments to same. The Village traffic consultant did indicate
the intersection at Deerfield Parkway and Milwaukee Avenue is at a very poor level of service.
They have indicated the level of service a D and the Village's traffic consultant rated it as F.
Mr. Caldwell stated the result is a really poor intersection now. They can only stress that the
overall plan has always been zoned as commercial and one of the things they are providing to
alleviate any impacts that this plan may cause is to make sure they have protected turn lanes.
The right turn lane off of Deerfield will be beneficial for the development and for the overall
traffic patterns they are providing a right turn lane treatment coming off of Milwaukee Avenue
into the site. The Village's traffic consultant had noted that the main impediment to improving
this intersection was the lack of an additional through lane on Deerfield Parkway. That is
obviously something that the County and the Villages of Deerfield and Riverwoods will have to
work on together.
Commissioner Teplinsky asked about the decrease in stacking from 10 vehicles to 6 vehicles and
asked if this may become a problem if the character of the retail changes from what is assumed
to come in.
Mr. Caldwell stated they will be limiting the size of this tenant to 2,500 square feet and they feel
that will limit the type of use that will come in there. They anticipate the heaviest user at that
location will be something like a Quiznos or a Subway or Dunkin Donuts.
Commissioner Teplinsky asked for more specific information about the phasing plan.
Mr. Uliasz stated what they need to do first whether or not the whole project is done at one time
or in phases is to get the infrastructure in place. The developer has committed a major amount of
funds for that purpose. In terms of the timing for the other phases they are pretty close to getting
some other tenants on board.
Mr. Frishman noted at this point primarily the groups they have talking to have been on the
restaurant route. The site plan is pretty self explanatory as to what uses they are intending
where. The types of restaurants they are looking to bring in are a way to attract different
retailers. Generally they are working with a large Mexican restaurant, a brew pub; a breakfast
based restaurant, and a higher caliber restaurant as well as a family themed restaurant.
Commissioner Teplinsky noted that one thing we don't want to see a medical building and a
hotel as the only things for a long time. He asked if at least some restaurant component would
be happening sooner rather than later.
Mr. Frishman stated they are moving along with that and they have targeted the retail B in the
middle to be a larger home furnishings type of retailer. Retail A at the north end will probably
be more service oriented retail.
Commissioner Bocek asked what the square footage on the medical building would be.
Mr. Caldwell stated the square footage would be 34,000 square feet.
Commissioner Bocek asked if only the office and medical building would be the only two that
would not be reverse rush hour traffic.
Mr. Caldwell noted the office building on the north is actually listed under general office and
would be more of the rush hour type. However, the medical building would be more of the
opposite with people coming throughout the day as it is more of a service type business. This
will be much less dense when it comes to the workers. He noted they have calculated it more
along the denser lines in their traffic report so that they have actually been more conservative.
Commissioner Bocek asked if they will wait on construction until they have all of the aces in
place for the different phases. She noted her biggest concern is building A because it has no
visibility or limited street visibility from Milwaukee.
Mr. Kuchler stated the first building phase will be the medical and retail A. When they get
leases in place for the restaurants they will be moved into that phase. However, until something
is signed those are the only two things they are committing to in the first phase.
Mr. Frishman stated the limited visibility to Milwaukee is a valid point but he believes that based
on the overall design of the center will flow much more internal driving the traffic to the inside.
Anyone who comes into the center is going to be able to see that and because it will be
somewhat more of a destination type operation he feels comfortable that they can get that
building leased.
Commissioner Khan asked if this 25 acre parcel is the balance of the original 89 acre Barclay
Station development or are there other parcels that need to be developed.
Mr. Pfeil stated that is correct.
Commissioner Khan asked if the standards for the stormwater management which were approved
back in 1990 for the entire 89 acre parcel are the same or is it necessary to apply the new
development ordinance to this 25 acre parcel.
Mr. Caldwell stated there were certain items that needed to be adhered to such as the
hydrocarbon removal systems. That is something that was not part of the requirements back in
1990 but is currently part of the requirements. With regard to the stormwater volume elements
and stormwater detention and flood plain elements Barclay Station criteria still hold. He further
pointed out that they are not asking for any variations to the flood plain requirements or flood
plain compensatory storage or the location of the buildings from the flood plain or the elevations
of the development of the parking lots.
Commissioner Khan asked for a description of traffic lanes at Deerfield and Milwaukee Avenue.
Mr. Caldwell reviewed the traffic plans at that intersection noting that per the annexation
agreement staff is requiring the development to provide enough right of way for future roadway
expansion. This will provide enough space to allow for an extra lane on Milwaukee Avenue if
dual lanes are constructed. Whenever, the County and the State get around to rebuilding the
intersection there will be enough right of way available to do that.
Commissioner Khan asked if the new traffic signal between Milwaukee and Barclay will be
interconnected with the others in place.
Mr. Caldwell stated yes, as it is a County requirement.
Commissioner Khan noted that the spreadsheet used in the traffic analysis by the developer did
not appear to be the one used by IDOT and that is why the analysis shows level of service at the
intersection shows as D instead of the F service level espoused by the Village's traffic
consultant.
Mr. Caldwell stated he does not know what criteria the Village's traffic consultant used or
whether he used timing off of the internet etc. He noted he would not say they are wrong.
However, he noted they have submitted their own reports to IDOT, the DuPage County
Department of Transportation, and the Lake County Department of Transportation, Cook County
Department of Transportation as well as various other entities outside of Illinois and have never
had a comment like that. IDOT has approved their traffic studies based on these criteria before
and he is not sure where they are coming from. He stated they have used the highway capacity
manual requirements and followed them. He noted they actually go out to the site where they
take into consideration the stacking that goes through the intersection and the residual stacking
after the lights turn. Based on those criteria and the phasing and timing they did on site is how
they got their analysis.
Commissioner Khan asked Mr. Kuenkler if the developer's traffic study is acceptable with their
software program and how does he resolve the dispute between the Village's consultant and the
developer.
Mr. Kuenkler noted that both consultants have come to the same conclusion. The operation at
the intersection is poor at best and that will not get any better until there is some major
improvement. There are contributions from this development and other developments up and
down Milwaukee Avenue. He noted he does not know what more one developer can do. This
property constructed the extension of Deerfield Parkway and that is a very significant
improvement.
Mr. Caldwell further pointed out at the end of the consultant's letter he did not say that he did
not approve of the traffic study merely that he would like to see IDOT criteria followed and they
have done that. In addition he did not disagree with the findings regarding to what traffic
treatments and access treatments were required to service the development.
Commissioner Stark asked once again if the hotel was still on board and what happens to the
development if they decide to pull out.
Mr. Kuchler stated the hotel is still on board and the project would not stop if the hotel pulled
out.
Commissioner Stark asked what would take its place if it did pull out.
Mr. Kuchler stated they are so close that they are not thinking in those terms. Obviously with
the plan set up for a hotel they would try to shop it to another hotel. If that did not work they
would have to rethink what they could back in there and amend the drawing to show that.
Commissioner Smith asked about access to the properties to the south of the southern
development.
Mr. Caldwell stated they are not now showing any access. He noted there are only two right of
ways that end at this project. Whenever those were developed years ago within the County it
was anticipated that these roadways would extend sooner or later. Those roadways terminate
about 150-200 feet south of the development line so even though there are right of ways that are
public ways they are not developed. Currently a number of residents have actually maintained
the area and turned them into a parkway between the sidewalk and the street. If the Village is
interested in the developer providing access they may try to do something. Right now the
requirement of the Village is to put a fence along the southern portion because that follows the
code.
Commissioner Smith asked what would be a suggestion for this area if the Village were to annex
some of the commercial properties to the south.
Mr. Pfeil noted there are two aspects to this issue. One is the residential connection, and the
other is the possible connection to the commercial properties to the south. He asked if the
proposed land plan could be modified to create vehicular access to the next commercial property
south.
Mr. Caldwell stated yes. He noted that is something they had at one time entertained. He noted
they did leave the land plan out for the potential of extending the drive lane or modifying the
area in some way to allow for commercial access to the south. He stated that is probably an
unlikely event in the near future.
Mr. Al Levy, 20938 Ash Street, stated the most important issue besides traffic is with the
retention pond at the west end of the property. He asked if that would be dug deeper because
that pond feeds a pond that runs through the subdivision and it cannot handle the water it has
now. He noted they already flood on the back part of his property. Secondly, traffic is out of
control on Deerfield Parkway and would be worse if they cut through the Pekara subdivision
where perhaps signs of no right turns etc. could be put up. He noted many serious accidents at
Milwaukee and Deerfield or Milwaukee and Pekara. Mr. Levy noted the pond will worsen with
drainage from this development and cause more flooding in the Pekara subdivision.
Mr. Levy asked for the proposed fence to be at 8 feet instead of 6 feet. He asked if a berm could
also be added which will absorb some of the rainwater. He asked if there will be speed bumps
on the service road that will run behind the building to avoid cut through traffic.
Mr. Caldwell stated they are proposing speed bumps. It is a raised pedestrian crosswalk that
absolutely slows traffic down.
Mr. Levy stated he is concerned with the proposed drive through restaurant on the east end of the
lot. He noted a berm and a higher fence could avoid some unsightly issues there. He also asked
if they can do something about rodents when digging starts.
Mr. Caldwell stated the likelihood of late night noise etc. from the drive through restaurant is
probably unlikely given Village requirements because they would probably not be allowed to be
open that late. The petitioner is willing to look at hours and would be comfortable with a
midnight cutoff if that was a condition. With regard to the berm, based on the 12 foot width they
have there it is unlikely they will be able to put one there. However, they will put any required
landscaping along the south property line.
Mr. Levy asked if they could put higher plantings there.
Mr. Caldwell stated they are not planning on any roadway connections to this development ever.
The Village was talking about a pedestrian/bikepath only. They will not be extending the
roadways here. The accesses are along Deerfield Parkway and Milwaukee Avenue and not
through the existing residential subdivision.
Chairman Ottenheimer noted that the Deerfield/Milwaukee intersection is bad even now but the
question is whether this development will make it worse. He stated he does not think so and it
might even be a little better with this development.
Mr. Uliasz stated with regard to the landscaping they have a mix of deciduous and evergreen and
ornamental plantings along the area. In general it is good landscaping practices to mix species
so if there is disease it does not knock everything out. Finally, if it is allowed by ordinance they
would be happy to make the fence taller.
Mr. Pfeil stated an 8 foot fence is permitted for a commercial property abutting residential.
Mr. Levy noted that incorporating a berm in there would be beneficial to water runoff.
Mr. Caldwell reviewed their Preliminary Engineering plan and noted that when the original
Barclay Station plans were proposed there was an analysis done and reviewed and approved by
the Army Corps of Engineers that took development on this portion of the land into
consideration and it was determined that during a 100 year storm event the flood plain would rise
to 645. If you put a berm back there it would be within the flood plain and a berm would
actually have more fill in a flood plain. That is space where the rising water won't be able to go
because dirt takes up volume. That water would then have to go somewhere else and a berm
would actually worsen the flood plain situation.
Mr. Levy noted that the water going into the detention ponds are not big enough for the rain
now.
Mr. Caldwell noted that they might overflow but the situation is no worse then before the ponds
went in.
Mr. Levy noted that the land here appears to be higher than the Pekara subdivision. He noted he
has even been given a hard time about building a garage there because of the flood plain. He
asked that this water issue be looked into.
Mr. Caldwell noted that before they began this project they got all the past correspondence from
the Army Corps of Engineers and everything that was submitted to them and asked if the project
was closed and everything was approved with regard to this development which is the last piece
of the Barclay Station development. The Corps of Engineers emphatically stated the project was
closed.
Mr. Spiro Theodoropoulos, 1046 Milwaukee Avenue, which is the address for Pete's Pizza
directly next door to this proposed development. This project should be good overall for Buffalo
Grove and the surrounding area. However, he noted it was safe to assume that the more people
and cars and traffic within an area, the more accidents there will be. These incidents affect his
business. The turning lane that will go southbound off this southern part of this property will be
a problem. Even with speed bumps within the complex there will still be cut through traffic to
get onto Milwaukee Avenue. The other issue is that most accidents have been caused by
someone coming off of Deerfield Parkway and hitting someone going either straight, southbound
or northbound. This brings it close to his easement. As for the fence, he asked how close to his
easement will it go.
Mr. Caldwell stated they cannot go all the way to his property due to site lines.
Ms. Ella Bostic, 20901 Catalpa, stated that flooding is a concern but traffic is the major concern.
She stated they have no lights or turn lanes and cut through traffic will be a problem. All this
traffic will be made worse with a major development. She noted this may all become an empty
building eyesore in ten years.
There being no further comments or questions from anyone else present, Chairman Ottenheimer
closed the public hearing at 9:15 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair
Board or Commission: ❑ Plan Commission
Document Type: 0 A e
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Meeting ate: 07/18/2007
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
July 18, 2007
Proposed Berenesa Plaza (Ventrella property), Northwest and
Southwest corners of Deerfield Parkway and Milwaukee Avenue,
Approval of a Preliminary Plan and Business Planned Unit Development
(PUD) in the B-3 Planned Business Center District and Office & Research
District including appearance package for initial phase of the development
Villas at Hidden Lake—Final Plat of Subdivision (revised)
Chairman Ottenheimer called the meeting to order at 9:15 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Ottenheimer
Mr. Smith
Ms. Bocek
Mr. Khan
Mr. Teplinsky
Mr. Stark
Mr. Cohn
Commissioners absent: Mr. Podber
Also present: Mr. Ken Kuchler, Milwaukee Deerfield North LLC
Mr. Peter Uliasz, OKW Architects
Mr. Michael Caldwell, Marchris Engineering Ltd.
Mr. Steve Frishman, Mid-America Real Estate Corporation
Ms. DeAnn Glover, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Teplinsky, seconded by Commissioner Stark to approve the public
hearing minutes of June 6, 2007. All commissioners were in favor of the motion and the motion
passed unanimously with Commissioners Bocek and Khan abstaining.
Moved by Commissioner Smith, seconded by Commissioner Stark to approve the regular
meeting minutes of June 6, 2007. All commissioners were in favor of the motion and the motion
passed unanimously with Commissioners Bocek and Khan abstaining.
Moved by Commissioner Smith, seconded by Commissioner Stark to approve the public hearing
minutes of June 20, 2007. All Commissioners were in favor of the motion and the motion passed
unanimously with Commissioners Teplinsky and Cohn abstaining.
Moved by Commissioner Smith, seconded by Commissioner Stark to approve the minutes of the
regular meeting of June 20, 2007. All Commissioners were in favor of the motion and the
motion passed unanimously with Commissioners Teplinsky and Cohn abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Stark attended the Village board meeting on July 2, 2007 where a public hearing
was held and continued to the next meeting regarding the annexation development agreement for
the proposed Aptakisic Creek Corporate Park on the south side of Aptakisic Road. Also there
was a referral to the Plan Commission of a special use for the Peerless property for an outside
storage area.
PROPOSED BERENESA PLAZA (VENTRELLA PROPERTY), NORTHWEST AND
SOUTHWEST CORNERS OF DEERFIELD PARKWAY AND MILWAUKEE AVENUE,
APPROVAL OF A PRELIMINARY PLAN AND BUSINESS PLANNED UNIT
DEVELOPMENT (PUD) IN THE B-3 PLANNED BUSINESS CENTER DISTRICT AND
OFFICE & RESEARCH DISTRICT INCLUDING APPEARANCE PACKAGE FOR INITIAL
PHASE OF THE DEVELOPMENT
Moved by Commissioner Teplinsky, seconded by Commissioner Smith, to recommend approval
to the Village Board of a Preliminary Plan for property in the B-3 Planned Business Center
District and Office & Research District and approval of special uses for a bank drive-through
facility, a restaurant drive-through facility and a pharmacy/drugstore drive-through facility with
the following variations pursuant to the proposed Preliminary Plan: ZONING ORDINANCE —
Section 17.36.040.F.3. (to allow six vehicle stacking spaces instead of 10 spaces for a restaurant
customer service drive-through facility); Section 17.36.040.G.2 (to allow 4 vehicle stacking
spaces per teller or customer service area instead of 6 spaces for a bank drive-through facility);
Section 17.44.040.D.3. (to allow the drive-through canopies for the proposed drugstore and the
proposed Retail Building "D" on the southwest tract to encroach 10 feet into the required 50-foot
building setback area; FENCE CODE — Section 15.20.060.B. (to allow screen walls for trash
enclosure areas to be 8 feet, 6 inches in height instead of 6 feet).
Mr. Pfeil stated the canopy setback also pertains to the bank building, so there are three
buildings on the south parcel that have canopies 10 feet into the 50-foot requirement.
Commissioner Cohn stated he is concerned about the lack of who the retail is and who it will be.
Retail A which is sitting by itself and I now hear may be a video store or cell phone store just do
not ring well. He noted Blockbuster has closed many stores and he would hope that there will be
some major retailers lined up when this comes to the Board. He hopes they will be attractive
target retailers that will bring people in.
Chairman Ottenheimer thanked the developer for their hard work.
Chairman Ottenheimer called for a vote on the motion and the vote was as follows:
AYES: Smith, Bocek, Khan, Teplinsky, Cohn, Ottenheimer
NAYS: Stark
ABSENT: Podber
ABSTAIN: None
The motion passed 6 to 1.
VILLAS AT HIDDEN LAKE—FINAL PLAT OF SUBDIVISION(REVISED)
Moved by Commissioner Smith, seconded by Commissioner Bocek to recommend approval to
the Village Board of the Final Plat of Subdivision for the Villas at Hidden Lake.
Chairman Ottenheimer stated he is extremely disappointed with the developer relative to the east
side of the subdivision along the pond. When this first came before the Plan Commission there
was a guarantee that as many trees as possible would be saved and there would be a significant
tree line between the two subdivisions. That did not happen. Also, under the original plan the
proposed bikepath was to be put between and through the trees. Now it cannot be done without
cutting down more trees because enough trees were not saved during the process. He noted he is
not sure where the problem lies here with the trees. He also stated he is not sure what purpose the
bikepath will serve because it basically runs parallel to a sidewalk on Buffalo Grove Road. What
are the ramifications when a developer does not do what was expected? Based upon what they
did and the changes they are making now which he believes are the result of their own fault, he
must vote no on this plat. He noted that while he may be speaking like a NIMBY, he is receiving
many calls from neighbors about this issue.
Commissioner Bocek asked how a response can be received regarding these concerns, questions
and issues.
Mr. Pfeil noted that the Village Board has approved the revised landscaping plan. The developer
appeared before the Village Board, and the Board determined that the revised landscape plan and
the proposed modifications to the plat of subdivision are acceptable. Some landscaping is being
added adjacent to the bikepath in the northeast corner of the site. He said that the revised
landscape plan was provided as background information for the Plan Commission concerning the
recent amendment to the annexation agreement. The Commission is acting only on the plat, not
the landscape plan.
Commissioner Bocek asked what happens if this plat is not approved.
Mr. Pfeil stated the Plan Commission makes the recommendation and the Village Board will
make the final vote on the Plat of Subdivision. The Board has approved the amended annexation
agreement so it seems inevitable, if the plat complies with statutory requirements, that the Board
will approve the plat.
Commissioner Smith asked if there are any suggestions for preventing this type of thing
happening in the future.
Mr. Kuenkler noted he has received a number of the same phone calls but he noted the developer
has not encroached into the area that was designated to be retained. He acknowledged that it is a
lot different than people felt it would look like but it is a pretty area. However, there was no
encroachment. The only places they went through that would be where the two storm sewers
were scheduled to go through and the northwest corner which was somewhat sparser and further
enhancement was recommended. They have 3 to 5 additional plantings in that area.
Chairman Ottenheimer acknowledged discussions with Mr. Pfeil and Mr. Kuenkler but it is his
opinion that the developer did not leave enough trees as represented.
Commissioner Smith stated he did not understand what the tree surveys accomplish as to what is
supposed to be taken out or not.
Mr. Kuenkler stated that one of the problems was that one of the most significant growth areas
was where the detention pond was enlarged and that was a dramatic change.
Chairman Ottenheimer called for a vote on the motion and the vote was as follows:
AYES: Smith, Bocek, Khan
NAYS: Teplinsky, Stark, Cohn, Ottenheimer
ABSENT: Podber
ABSTAIN: None
The vote failed 4 to 3.
Commissioner Bocek stated she feels that if a species is no good then replace it with a better tree
but keep the looks and density the same.
Mr. Raysa stated that one of the issues is that per statute, the plat has to be reviewed by the Plan
Commission. The Plan Commission's function is to determine whether the plat meets the
statutory requirements. That is why the signature block of the chairman and the secretary of the
Plan Commission are on the plat.
Chairman Ottenheimer stated he can sign the plat from a technical standpoint because it is
correct. However, how does it look when he signs the plat but does not vote for it?
Mr. Raysa stated it is the plan that is being discussed not the plat. The vote was taken on the plat
because of the trees and the plan.
Chairman Ottenheimer agreed that the distinction was correct and important.
Mr. Raysa suggested that the first vote could be toward the plan and the trees but the motion
should be to approve the plat as far as meeting the requirements.
Commissioner Smith moved to reconsider the vote and it was seconded by Commissioner Bocek.
Chairman Ottenheimer called for a voice vote on the motion and the motion passed unanimously
with Commissioner Stark abstaining.
Chairman Ottenheimer then called for a motion to approve the final plat for the Villas at Hidden
Lake.
Moved by Commissioner Smith, seconded by Commissioner Bocek to recommend approval to
the Village Board of the Final Plat of Subdivision for the Villas of Hidden Lake.
Chairman Ottenheimer called for a vote on the motion and the vote was as follows:
AYES: Smith, Bocek, Khan, Teplinsky, Cohn,
NAYS: None
ABSENT: Podber
ABSTAIN: Stark, Ottenheimer
The motion passed 5 to 0.
CHAIRMAN'S REPORT
Chairman Ottenheimer noted that Susan Kenski-Sroka has tendered her resignation from the
Plan Commission and she will be missed. He thanks her for her years of effort and work for the
Commission.
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting will be August 1, 2007.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Smith, seconded by Commissioner Bocek and carried unanimously to
adjourn. Chairman Ottenheimer adjourned the meeting at 9:40 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair