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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