2007-05-02 - Plan Commission - Minutes Board or Commission: ❑ Plan commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 05/02/2007
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
May 2, 2007
900 Deerfield Parkway, Buffalo Grove, Illinois
Preliminary Plan for parking lot expansion
Chairman Ottenheimer 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
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
Ms. Kenski-Sroka
Mr. Khan
Mr. Stark
Mr. Cohn
Commissioners absent: Mr. Teplinsky
Mr. Podber
Also present: Mr. Mike May, Morgan/Harbour Construction
Mr. William Raysa, 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 A: Preliminary Engineering Plan, Sheets C1, C2, C3 dated April 16, 2007
Exhibit B: Preliminary Site Plan, dated April 16, 2007
Exhibit C: Tree Survey, dated April 16, 2007
Exhibit D: Preliminary Landscape Plan, dated March 23, 2007
Exhibit E: Plat of Resubdivision dated March 29, 2007
Exhibit F: Package to Richard Kuenkler, Village Engineer
Exhibit G: Memo to Plan Commission from Robert Pfeil, dated April 26, 2007
Mr. May stated he is proposing additional parking at 900 Deerfield Parkway. He stated the
client is in need of additional parking to facilitate the employees. He noted they have issued
final engineering plans and asked if there were any questions.
Chairman Ottenheimer asked for a review of the landscaping plan, specifically tree removal and
preservation plans.
Mr. May stated they had originally submitted a landscape plan and were asked to submit a tree
survey. At this time they are looking for any input in regards to that survey as to what is
requested for removal or transplanting. Currently the trees in question will need to be removed
to make way for the expansion area. Initially the land is under contract for purchase from the
Village.
Chairman Ottenheimer asked what plans there are for adding landscaping.
Mr. May stated they are going to be landscaping all the islands and trying to get as much of the
perimeter as they can abiding by the easements of the Village.
Commissioner Cohn asked if this is land that is currently owned by the Village as is the land to
the north.
Mr. Pfeil stated the Village only owns the right-of-way parcels west of 900 Deerfield Parkway.
He further noted that this right-of-way extends to the north, but that area is not part of this plan.
Only the right-of-way is directly west of 900 Deerfield Parkway is part of the proposed parking
lot expansion plan. This right-of-way will be sold to the developer.
Commissioner Cohn asked if there is a potential for a parking lot expansion on the property to
the north.
Mr. Pfeil said there is property available to the north for another building as well as additional
parking.
Commissioner Cohn noted there is the potential that this whole green area at the intersection of
Busch and Deerfield Parkway could become a parking lot.
Mr. Pfeil noted that a landscaped setback would be required. He noted that the Transit Station
Area Study approved earlier this year proposes very intense development on the parcels in this
area adjacent to the intersection of Deerfield Parkway and Busch Parkway. The current parking
lot expansion would not prevent this planning concept from being implemented, since it does not
involve new buildings. He noted that unless the vacant privately-owned parcels are acquired by
the Village, it is very likely that an office/warehouse building would be proposed based on the
current industrial zoning.
Mr. May stated their intent is to facilitate any expansion that may take place which is why it
shows it as an accessible point into this parking. He stated they do not want to landlock
anything.
Commissioner Khan noted Mr. Pfeil's memo regarding the issue of the sidewalk from the
parking lot to the public sidewalk and asked for comments.
Mr. May stated they are willing to provide this sidewalk.
Mr. Pfeil stated relative to the landscape plan and tree preservation, the Village Forester has
commented that tree preservation or relocation of trees is not feasible on this site, so replanting
of new stock is recommended. The Forester indicated that the proposed landscaping plan is
acceptable, with some adjustments when the final landscaping plan is submitted.
There being no further comments or questions from anyone else present, Chairman Ottenheimer
closed the public hearing at 7:51 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair
Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 05/02/2007
Type of Meeting: ❑ Regular Meeting
REGULAR
MEETING
BUFFALO GROVE PLAN
COMMISSION
May 2, 2007
900 Deerfield Parkway—Preliminary Plan for parking lot expansion
Proposed Berenesa Plaza (Ventrella property), Northwest and southwest
Corners of Deerfield Parkway and Milwaukee Avenue, Review of a
Preliminary Plan and Business Planned Unit Development (PUD) in the
B-3 Planned Business Center District and Office & Research District
Workshop #2
Plat of resubdivision— Covington Corporate Center Unit 1,
Resubdivision No. 1 (900 Deerfield Parkway)
Chairman Ottenheimer called the meeting to order at 7:51 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
Ms. Kenski-Sroka
Mr. Khan
Mr. Stark
Mr. Cohn
Commissioner absent: Mr. Teplinsky
Mr. Podber
Also present: Mr. Mike May, Morgan/Harbour Construction
Mr. Ken Kuchler, Single Site Solutions
Mr. Peter Uliasz, OKW Architects
Mr. Michael Caldwell, Marchris Engineering
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES—None
COMMITTEE AND LIAISON REPORTS—None
900 DEERFIELD PARKWAY — PRELIMINARY PLAN FOR PARKING LOT EXPANSION
IN THE INDUSTRIAL DISTRICT
Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka to recommend
approval to the Village Board of the petition of a Preliminary Plan pursuant to the Village
Development Ordinance to allow the construction of a parking lot expansion for an existing
building in the Industrial District at 900 Deerfield Parkway, Buffalo Grove, Illinois.
Mr. Raysa recommended making the motion subject to a new sidewalk addition.
Commissioner Smith amended the motion to include a sidewalk on the west side of the new
parking area to the public sidewalk along Deerfield Parkway. The amended motion was
seconded by Commissioner Kenski-Sroka.
Chairman Ottenheimer called for a vote on the amended motion and the vote was as follows:
AYES: Smith, Bocek, Kenski-Sroka, Khan, Stark, Cohn, Ottenheimer
NAYS:None
ABSENT: Teplinsky, Podber
ABSTAIN: None
The motion passed 7 to 0.
PROPOSED BERENESA PLAZA (VENTRELLA PROPERTY), NORTHWEST AND
SOUTHWEST CORNERS OF DEERFIELD PARKWAY AND MILWAUKEE AVENUE,
REVIEW OF A PRELIMINARY PLAN AND BUSINESS PLANNED UNIT DEVELOPMENT
(PUD) IN THE B-3 PLANNED BUSINESS CENTER DISTRICT AND OFFICE &
RESEARCH DISTRICT—WORKSHOP 92
Mr. Kuchler stated they are presenting some of the amendments they have made to the plan since
the first workshop meeting as well as a pedestrian plan. He noted his main concern for the
evening was to resolve the issue of gathering places on the site. He stated they have moved them
and they have enhanced them and given them more detail. He noted he hoped they could come
to an agreement that they are in a good spot as it affects the site plan greatly when they are
moved around.
Mr. Caldwell reviewed the modifications to the plan. The access points have not changed but
they have changed the location of the gathering place. The two restaurants have moved further
south and have actually labeled them now as A, B, C and D. Restaurants C and D have been
pushed south and a gathering place between these two restaurants has been installed. The other
item that had been spoken of is a somewhat better access for fire truck flow through in the
parking lot for the office building on the south. They have provided a large turnaround which
allows for good access through there. In addition they have moved retail A closer to Milwaukee
Avenue for better site lines from Deerfield Parkway which provides a better parking field for the
hotel. He noted one of the things the hotel had requested was for illumination of the parking
field in the back bringing the hotel closer to the pond area to have it act as an amenity. They are
proposing a landscaped fire lane in the back and they will be presenting details when they go
forward.
Mr. Caldwell noted they have extended the bikepath along the north and they have widened the
sidewalk along the eastern portion of the development. In addition to that they have provided an
exit lane at Restaurant A which was a concern of the Fire Department.
Mr. Uliasz reviewed movement throughout the site. He stated there is an existing bikepath at the
north side of the site and they will be extending that all the way to Milwaukee Avenue which
will hook into a bikepath/pedestrian path. On the inside of the site he pointed out all the
sidewalks they will be adding so that buildings will be connecting to other buildings as well as
adding pedestrian access from the public way directly to each building in the site which happens
a quite a few locations. He stated they also have major connection points that lead to destination
areas such as the hotel and the Advocate building.
Mr. Uliasz reviewed the gathering spaces and outdoor spaces that are intended for everyone who
uses the site. Starting at the Milwaukee plaza area which is intended to be flanked by restaurant
B and C. The outdoor seating area would face toward this plaza. In the middle would be a
public area that could be used for everybody. Between the two restaurants and this large
gathering place they have created an area that could bring people in. They could be sheltered
from some of the hectic traffic on Milwaukee. They are further proposing some pergolas that
would give some overhead coverage as well as a lot of paving and landscaping and water feature
in the center.
Mr. Uliasz stated as you come into the site and approach retail restaurant B they have created an
area (35 feet wide), landscaped on both sides with a sidewalk that runs right through the center
which would be covered with some kind of pergola or trellis. There would be benches for
people to sit and enjoy coffee or ice cream, etc. It is a connection between the outside of the site
coming into the site.
Mr. Uliasz further noted they have created another landscaped area to the far west of the site
which would face out toward the pond. Again some kind of covered trellis or pergola would be
created as well as bench seating and landscaping. In addition they are proposing a number of
bike racks for the project. Each building will have probably at least one bike rack for people
who want to come into the site on their bikes. Finally they are in the process of developing a
landscape feature at the corner of Deerfield Parkway and Milwaukee where they could do some
additional landscaping with the potential for signage for both the Village and the project.
Commissioner Cohn noted the connection between the drug store and bank has not bee changed
at all. There are still the five lanes of bank vehicle traffic with no way to cross that and it bothers
him because he sees no way the drug store will not be isolated from the rest of the things on the
east. He feels the solution with the bank is to reduce the number of vehicle lanes and then rotate
it 90 degrees and put the lanes on the south end of the bank.
Commissioner Cohn further noted a concern with the area of extensive parking parallel to
Deerfield Road. Looking at the development south of Deerfield Road shows that 100 percent of
all the land space parallel to Deerfield Road has parking. On the north side of Deerfield Road
there is probably about 70 percent. What we have is mostly building frontage along Milwaukee
Avenue and mostly parking frontage along Deerfield Road. Deerfield Road is the way in and out
of Buffalo Grove and he is uncomfortable with so much parking frontage along the main road.
He stated he would like to see all the buildings that are on the south end of the property brought
up to the front closer to Deerfield Road and all the parking brought to the back. What that would
do is draw greater connection between the south property and the north property because people
would see the buildings closer and they would feel more comfortable walking across the street
through a parking lot to get to the buildings. He further noted he would like to see more building
frontage along the north property along Deerfield Road, although he realizes it is more difficult
as you need more depth on that portion of the property since it is larger.
Mr. Uliasz stated they made a decision to address Milwaukee with the buildings closer to that
side of the road because of the type of buildings they are. They will be more colorful and
dynamic and those kinds of activities are useful to out by the street. He noted it is always
difficult to get pedestrian circulation around a bank. He noted they have tried to rotate the bank
but because of the depth of the south side of the site it is not conducive to vehicular now.
Mr. Uliasz stated he appreciates the comments relative to the north side of the site and stated a
site with this kind of depth would be typical to a power center or a big box. However, they have
decided to go with smaller users rather than the big box.
Commissioner Cohn stated it is his feeling that this is the corridor entering and exiting the
Village and it looks like all you will see are parking lots with buildings set back and it does not
look good.
Mr. Uliasz noted one of the things they are trying to do is to create some street front as has been
mentioned and pointed out a line of facades so that it does create more of an urban feeling rather
than buildings that are just setback. The setbacks are the minimum of what they need to do to
have a two tier parking lot. The landscape setback is 12 feet so they do have quite a bit of
landscape buffer and they are trying to address the street with the landscaping all along
Deerfield.
Commissioner Stark asked if the restaurant spaces B, C and D could be either restaurant or retail.
Mr. Kuchler stated they will be mostly restaurants.
Commissioner Stark asked how far buildings will be setback from existing residential on the
south parcel.
Mr. Pfeil stated the O&R district where it abuts residential zoning requires a 60-foot building
setback. There is residential zoning directly south of the proposed office building site. Another
area Commissioner Stark is probing is the relationship of this project to the area to the south. A
minimum landscaped buffer yard of 12 feet in width and a six-foot high screen are required on
the along the property line abutting residential properties. Pedestrian links should be considered,
so some adjustments may be needed in the screening and buffering for a walkway. Residents of
the area south of the site should be asked to comment concerning their interest in a pedestrian
link to the commercial development.
Mr. Caldwell stated they have thought about potentially extending the sidewalks to the south.
The difficulty they are having is where to extend them to.
Commissioner Stark asked about some fencing for the residents.
Mr. Pfeil noted that it appears that street right-of-way is platted to the south line of the
development site. If this is the case, the right-of-way would be a possible location for a walkway
connecting to the residential neighborhood.
Mr. Pfeil noted the Preliminary Plan submitted by the developer is supposed to show adjacent
properties, so some detail may need to be added depicting the existing properties and
right-of-way south of the development site.
Commissioner Stark asked if the Advocate Medical will be 100 percent medical office or if there
would be other types of office or other uses.
Mr. Uliasz stated a portion of that will be sub-leased to someone else for something that will
mesh with their operation.
Mr. Kuchler stated they have a lease with Advocate for that building except for 7,000 square
feet.
Commissioner Stark asked if the petitioner would have a hard time with the hotel after seeing
two hotels in the past fizzle.
Mr. Kuchler stated they are currently 85 percent done with negotiations towards a lease.
Commissioner Bocek stated she does not see retailers being successful in this location being
hidden behind a wall of restaurants along Milwaukee Avenue.
Mr. Caldwell pointed out there are restaurants and buildings along Milwaukee Avenue with view
courts to allow visual access to the larger retail area.
Commissioner Bocek she does not see the retail component in the middle does not appear to be
viable with all the restaurants being along Milwaukee Avenue.
Mr. Uliasz noted it is a challenge and they have tried to address the view corridors. They have a
fairly significant view corridor between restaurant A and B. The plaza area between restaurant B
and C will draw some attention in. He noted the nice thing with Milwaukee Avenue being on
that angle is it does allow some view into the site. Obviously there are challenges with the site
but they are trying to create a campus within the site which is why they are doing the public
gathering spaces and the trellis work on the inside of the site so that once you are in you know
where everything is. He stated that once is everyone is aware of what is here it will not be an
issue.
Commissioner Bocek further stated that she had thought there would be focal points that created
the development and these seem as though they have been placed only to satisfy the
Commission's requirements. She noted nobody will gather on the landscaped island in front of
retail building B. She further noted she does not see too many changes.
Commissioner Kenski-Sroka noted Mr. Pfeil's memo stated there needed to be three
handicapped accessible parking spots in front of three restaurants along Milwaukee Avenue and
only two are delineated so far.
Mr. Coldwell stated they will get the required numbers per Village code.
Commissioner Kenski-Sroka noted three garbage enclosures.
Mr. Caldwell noted it is a combined delivery area/garbage enclosure. He stated they plan on
having the trash receptacles constructed as part of the overall building.
Commissioner Kenski-Sroka pointed out it seemed the office building has no means of delivery.
Mr. Caldwell noted if there are any deliveries in the office building it would be either in the front
and they are looking at potentially putting it in at the back.
Commissioner Kenski-Sroka echoed the comments about the spacing of the focal areas which
seem to have been just dropped down. The plan seems disjointed and also does not seem to offer
a site line from Milwaukee Avenue. If some of the retail buildings were placed closer to
Deerfield Road there might be some visibility from Milwaukee.
Mr. Uliasz stated visibility is a unique challenge. This is a unique site with a large depth and the
buildings are not extremely large. The idea is to get the pieces to fit as best as possible with the
best possible visibility and they think between this layout and the view corridors they have set up
and the addition of the landscaping and plaza areas, there will be enough interest for people to
take a look into the site.
Mr. Caldwell stated they have been asked to prepare a traffic impact analysis with regard to this
development. He stated their data now shows during peak hour there are approximately 600 cars
traveling east or west along Deerfield Parkway so Milwaukee Avenue is not the only busy street.
The view corridor from Milwaukee Avenue is very ample along Deerfield Parkway which is one
of the things the developer has been looking at and has taken into consideration as part of the
overall development and leasing scheme of this project. It is not only the Milwaukee Avenue
corridor that matters here. He noted they are trying to get away from the standard large box and
fast food facilities. They are actually looking for some of the more upscale development toward
the center of the project and having the mid to upscale restaurants bringing people into the
development. They do feel they have plenty of viewing opportunity from traffic along Deerfield
Parkway.
Commissioner Smith asked about plans for a monument sign.
Mr. Caldwell stated they are in the process of developing a signage package. He stated they are
proposing a sign for each large use and in addition there are several signs for the overall
development.
Mr. Pfeil said that when a proposed sign package is submitted, the Village Building
Commissioner will be able to conduct a review concerning compliance with the Village Sign
Code.
Commissioner Smith asked where bike racks would be located.
Mr. Caldwell stated they are not shown at this time. There will be one for each restaurant and
they are anticipating putting one on each side of the larger retail.
Commissioner Smith asked why the focal points were placed as they are.
Mr. Caldwell stated the focal point between the restaurants would have a dual use providing an
area adjacent to the outdoor seating area and creates a lovely gathering place. The Advocate
focal point would be good for both patients and employees of the building.
Mr. Uliasz stated one of the challenges is to balance retailer's desires for parking spaces and
provide focal areas as well to make it convenient for the drivers who will be coming to the
center. He stated their goal was to set the focal points in a way that lead people into the site,
give them a respite and allow them to take advantage of the closest tenants. The challenge has
been to balance the location of the focal points to allow for the best advantage on the site.
Commissioner Smith asked if the south parcel bank and stores can be brought up closer to the
street.
Mr. Uliasz stated that would be a difficult sell to the owners of the business because it means
their front doors are in the bank of the building which is problematic. On the north side of the
south side of the site between the bank and drug store has about 36 feet of landscaping.
Commissioner Bocek asked if the medical building could be put up above the floors of retail
building B and then all the traffic which seems to be in the middle of the development and one of
the restaurants could then be put where the medical office building is. That spreads out some of
the visibility from Milwaukee Avenue and most importantly it brings a lot of the synergy that is
already on this development into the middle.
Mr. Kuchler stated they did have a restaurant building up at the pond area where Advocate is
now in an earlier scheme. He stated trying to put the Advocate operation on the second floor of
a retail building is impossible because MRI operations cannot have any vibrations or beneath
them. All of their basic operations are on the first floor and their doctors offices are on the
second floor.
Mr. Uliasz stated one of the other challenges is that the EKG equipment etc. would now have to
come down through two other floors to get to the first floor area and with a restaurant there are
certain hazards including fire hazards. It can be done but the construction of a three story mixed
use building would be substantially more expensive.
Commissioner Cohn stated the Deerfield Road corridor is under served. He would like to see the
road have the same kind of attention and urban feel as Milwaukee Avenue. He further stated that
retail building A at 9,500 square feet could be put along Deerfield Road between the frontage
road of the restaurants put the back two buildings at a 90 degree angle it would create a retail
frontage along Deerfield that would actually help to linkup what is on Milwaukee and the back.
Then if you bring the buildings on the south up to the north you will create an urban feel all
along Deerfield. He stated what is along Milwaukee Avenue is an urban environment with a
suburban environment behind that. He would like to see the urban environment incorporated
into the Buffalo Grove side of this development. He stated he is very concerned about the retail
in the back not making it for focal point perspective and for lack of connectivity to other areas of
the development.
Mr. Kuchler stated the retail buildings will be taller buildings so there will be visibility above the
restaurants and these restaurants will be a good draw for them.
Chairman Ottenheimer asked where the developer is in terms of negotiations with retail and
restaurants.
Mr. Kuchler stated they have three restaurants that are very interested right now. He asked for
feedback from the commission relative to the focal points on site.
Chairman Ottenheimer stated the sense he gets is that there is an overall lack of centrality to the
whole center. The concept we have is that someone could come to the center, park and walk
with ease to one side or the other to retail, restaurant or anything else. There does not seem to be
a consensus among the plan commission members that the way that the actual layout concept of
the project is conducive to that type of atmosphere. He hears from several commission members
that there is a real concern about the location of retail and the visibility from Milwaukee Avenue.
We have a strong belief that from a retail perspective, visibility and ease of access is extremely
important. Secondly, in terms of the central area, more of a theme can be created if some of the
buildings are reconfigured. There must be some way to keep the restaurants on the Milwaukee
Avenue side but in such a way that when cars pass they will be able to see the retail other than
just seeing a sign.
Chairman Ottenheimer stated he would like the next workshop to get into a bit of the overall
architectural theme for the development.
PLAT OF RESUBDIVISION — COVINGTON CORPORATE CENTER UNIT 1,
RESUBDIVISION NO. 1 (900 DEERFIELD PARKWAY)
Moved by Commissioner Kenski-Sroka, seconded by Commissioner Khan to approve the plat of
resubdivision of Covington Corporate Center Unit 1, resubdivision No. 1 (900 Deerfield
Parkway).
All Commissioners were in favor of the motion and the motion passed 7 to 0.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting is scheduled for May 16, 2007.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka and carried
unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:10 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair