2004-11-10 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 11/10/2004
Type of Meeting: ❑ Special Meeting
SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
November 10, 2004
ECD Company, Proposed Gateway Center Development
1500 Busch Parkway & Vacant Parcel to the West—Rezoning to B-3 and
Approval of a Planned Unit Development and a Preliminary Plan—Workshop #1
Chairman Ottenheimer called the meeting to order at 7:30 p.m. in the Lower Level Conference
Room, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Ottenheimer
Ms. Bocek
Mr. Cohn
Ms. Kenski-Sroka
Mr. Khan
Mr. Samuels
Mr. Smith
Mr. Stark
Mr. Teplinsky
Commissioners absent: None.
Also present: Mr. Jeffrey Braiman, Village Trustee
Mr. Bruce Kahn, Village Trustee
Mr. Robert Pfeil, Village Planner
Mr. Greg Summers, Associate Village Planner
Mr. Scott Greenberg, ECD Compnay
Ms. Renee Solomon, ECD Company
Mr. Hal Francke, Piper Rudnick
Mr. Mark Hopkins, HKM Architects
Mr. Steve Dahl, Greengard Engineering
APPROVAL OF MINUTES—
Moved by Commissioner Bocek, seconded by Commissioner Teplinsky to approve the minutes
of the public hearing of October 6, 2004 for the Twin Creeks Park Preliminary Plan. All
Commissioners were in favor of the motion and the motion passed unanimously with
Commissioners Samuels and Khan abstaining.
Moved by Commissioner Bocek, seconded by Commissioner Teplinsky to approve the minutes
of the public hearing of October 6, 2004 for the Zoning Ordinance amendments concerning
telecommunication facilities. All Commissioners were in favor of the motion and the motion
passed unanimously with Commissioners Samuels and Khan abstaining.
Moved by Commissioner Bocek, seconded by Commissioner Teplinsky to approve the minutes
of the regular meeting of October 6, 2004. All Commissioners were in favor of the motion and
the motion passed unanimously with Commissioners Samuels and Khan abstaining.
COMMITTEE AND LIAISON REPORTS -None
ECD COMPANY, PROPOSED GATEWAY CENTER DEVELOPMENT, 1500 BUSCH
PARKWAY& VACANT PARCEL TO THE WEST—REZONING, APPROVAL OF A
PLANNED UNIT DEVELOPMENT AND A PRELIMINARY PLAN—WORKSHOP#!
Mr. Francke introduced the development team and provided a summary of the petition and
Village Board referral. He noted that the petition requests rezoning to the B-3 District. The
development site includes the former Okamoto parcel at 1500 Busch Parkway owned by ECD
and the vacant parcel to the west that will be purchased by ECD.
Mr. Scott Greenberg noted that the plan they have brought this evening has some changes from
the plan that was distributed with the Plan Commission packets. They have tried to begin
addressing some of the Village Board and staff comments.
Mr. Greenberg reviewed recent Milwaukee Avenue developments including City Park
(Lincolnshire), a proposed General Growth Partners project (Lincolnshire), Village Green
(Lincolnshire), new restaurant development (Riverwoods), a proposal for the Wheeling Dump
site (Riverwoods), a new village center (Vernon Hills), and the Westin Hotel & Convention
Center (Wheeling). He indicated that this property provides Buffalo Grove a change to
participate in the redevelopment of Milwaukee Avenue.
Mr. Greenberg noted that the Gateway Center development would also provide a utility, and
potentially access, corridor to the Land & Lakes property to the north. He said that Gateway
Center would include approximately 32,000 square feet of retail front in phase one. They have a
letter of intent from Staples office supply store to be the site anchor. The site would is also
proposed to include a bank, several fast-casual restaurants, a coffeehouse, a medical/office
building with a retail first floor, a full service restaurant, and an upper end hotel. They have
hired KLOA to do their traffic and parking studies. The project would propose shared parking
based upon staggered peak usage periods for the respective businesses.
Mr. Mark Hopkins described physical layout of the project. All access would be off Busch
Parkway at two access points. The eastern access point would be slightly west of, and widened,
of the south access point on Busch Parkway which serves the existing hotel, veterinary clinic,
and fitness center that are south of the Gateway Center site. The parking deck would be used
primarily for the hotel and office, most other parking would occur on grade with only overflow
needing to use the deck.
Mr. Hopkins explained the site is connected via a continuous pedestrian experience created by
treating the site at the pedestrian scale with lighting, benches, and banners. The development
team understands that they need to find a way to continue this experience out to the proposed
bank as well.
Mr. Hopkins noted that pylon signs are proposed on both Milwaukee Avenue and Busch
Parkway. The Milwaukee Avenue sign would be integrated with a pedestrian plaza and water
fountain. The size of these signs is driven by the need to energize retail tenants with visibility.
Additionally, the buildings on the site get taller as they move west from Milwaukee Avenue.
This provides opportunities to raise certain elements and signage over the buildings in front of
them.
Mr. Hopkins said that loading for the buildings would take placed in screened areas such as
between the parking deck and building, or an inset area between the anchor and Shops A.
Commissioner Teplinsky noted that petitioner's documents reference a communications tower.
He asked where the tower is proposed on the site.
Mr. Greenberg answered that a communications tower might work with the modern look of the
project. He proposes to integrate it with something else on the site such as an element of the
medical/office building.
Commissioner Samuels asked about the height of the various buildings.
Mr. Hopkins stated that hotel would be 85 feet to the peak, the medical/office building 80 feet
not including the communications tower. Staples would be 24 feet for most of the building with
the iconic corner elements as high as 45 feet. The bank would be approximately 38 feet high,
Shops A and B would be 30 feet high.
Commissioner Stark asked why a bank was selected for the corner outlot instead of a retail or
restaurant.
Mr. Greenberg advised that the decision was driven primarily for financial reasons. The bank
has a high financial return to the developer with low parking demand.
Commissioner Stark indicated that he liked Mr. Greenberg's City Park development except for
the parking which is less than ample. This development does seem to him to be comparable.
City Park is a destination; this site has more of an in-and-out convenience use feel.
Mr. Greenberg stated that each project has to have its own niche. City Park is a curious and
interesting place and this project would have its own feel. On the parking issue, they are trying
to make the parking deck more accessible here. They are working to make the parking deck here
more visually, pedestrian, and vehicular accessible. Additionally, the proposed parking deck
here will be two flat levels with a ramp, not an all sloped deck like the one at City Park.
Essentially, the first level of the parking deck will be on grade here.
Commissioner Samuels stated that the parking geometrics at City Park are tight. The spaces are
small and the aisles are narrow. Mr. Greenberg indicated that they are trying to do a better job
here.
Commissioner Stark indicated that Wheeling has plans for a Westin Hotel, and there are several
other hotels in the Milwaukee Avenue corridor from Wheeling to Lincolnshire. He asked if the
market can support another hotel.
Mr. Greenberg indicated that hotel performance along this corridor is spotty. He believes the
difference is in the management. This hotel would go after an upper-end extended stay market.
Commissioner Stark asked about the market for office and medical at this location.
Mr. Greenberg said that City Park is 95% occupied and 100% leased. That office building has
features to attract small office tenants. The softness in the market right now is in the large office
user category, not small individual tenants. He believes there will be nothing else in this market
with all the amenities the proposed office would offer.
Commissioner Stark indicated that he often hears complaints in regards to Town Center that they
big box user should have been on the high volume corner along Lake Cook Road. He asked if
the Staples store should be more prominent on this site.
Mr. Greenberg stated that they had many architects and many designs to get to this layout and he
believes it will work as planned.
Commissioner Stark asked if Busch parkway would need to be widened as a result of the
increased traffic this project would bring.
Mr. Dahl stated the roadway would not need to be upgraded.
Commissioner Stark stated he would like to see some trees incorporated into the parking lot and
possibly a family space on the plan. Mr. Greenberg indicated this development is not the family
oriented concept that occurs at City Park.
Commissioner Bocek asked how the developer decided on the number of rooms and square
footage for the medical/office building.
Mr. Greenberg stated that he has reviewed leases in the market. This site had no access to
Milwaukee Avenue and only 500 feet of frontage on Milwaukee Avenue. They are trying to
capture the users who can deal with that. They have tried to get as much retail as possible, the
office will be occupied by small office users, and 130 hotel rooms are needed for a good critical
mass.
Commissioner Bocek believes that only the office and hotel will use the parking deck. The plan
should incorporate the parking into these structures and reduce the parking deck size to open up
more space for surface parking.
Mr. Hopkins stated they will have to enforce medical/office and hotel parking in the deck. The
retail portion of the project requires 210 parking stalls and the site plan shows 189 surface
spaces. At a future meeting their consultant, KLOA, will describe and quantify the parking
demand for the site.
Mr. Greenberg restated that the parking structure planned here is a flat deck with only a small
ramp, not all ramped like at City Park. This site also utilizes a shared parking concept. The
hotel and restaurant site have peak parking demands which run contrary to those of the medical /
office.
Commissioner Bocek asked what users would occupy the Shops B building.
Mr. Greenberg indicated that he has a coffee shop looking at the site although he does not know
who the other tenants would be. It is unlikely that Shops B would have many restaurant tenants.
The fast casual restaurant tenants are primarily looking for space in Shops A.
Commissioner Stark asked if there would be a connection from the hotel to the parking structure.
Mr. Greenberg stated that there would be a connection as well as visual linkages to connect
spaces throughout the site in terms of how visitors will perceive the location and convenience of
the parking structure.
Mr. Hopkins expanded on that concept by indicating that even on the taller buildings there would
be elements that bring the site down to the pedestrian level. Mr. Greenberg indicated that the
site will have a great streetscape to walk by and that streetscape will continue all the way to the
parking deck.
Commissioner Cohn asked if there are any environmental issues, given the site's prior industrial
uses. He also inquired about Van Vlissingens's role in determining whether or not the project
proceeds.
Mr. Greenberg stated that there are no regulatory hurdles or issues in relation to environmental
conditions on the site. They need to get approvals from Van Vlissingen because the Corporate
Grove Business Park covenants give Van Vlissingen a high degree of control concerning
development within the business park. For example, wall sign are prohibited by the covenants.
His view is that Van Vlissingen will approve the signs if the Village and other tenants of the
Corporate Grove support the project. He has talked to 20-25% of the Business Park's
association members and they all support the proposal. They have indicated to him that they
believe this project will raise property values in the area.
Commissioner Cohn noted that City Park has a drop off area with a gazebo. He asked if a
similar feature would exist at this location.
Mr. Greenberg responded that he doesn't believe that type of feature is needed here because this
site is not a family area.
Commissioner Cohn asked why this site would not lend itself to family orientation.
Mr. Greenberg stated that City Park is driven by entertainment; this site is retail and restaurant
driven.
Commissioner Cohn asked why the site plan does not include a Milwaukee Avenue entrance.
Mr. Greenberg indicated that they would like to have the access, but that IDOT won't allow it.
Commissioner Cohn asked if the top floor reverse pitched roof area on the hotel is a banquet
room.
Mr. Greenberg stated it is planned as a mechanical area, but they want to give it a modern visual
appeal.
Commissioner Cohn asked if the long term plan would be to connect this site to the Land &
Lakes parcel and ultimately to City Park.
Mr. Greenberg indicated that there is great potential for that.
Commissioner Cohn asked if Mr. Greenberg has talked to the owner of the Land & lakes parcel
to the north.
Mr. Greenberg indicated that he has been talking to them for years but at this time they do not
appear willing to sell the real estate.
Commissioner Cohn asked when the Land & Lakes license expired for the current landscape
composting operation.
Mr. Greenberg stated that it would be another 2 to 3 years.
Commissioner Cohn commented that although he uses the parking structure at City Park, a lot of
customers try to find available spaces in the surface parking lots closer to the entrances to the
businesses. He said that it is very important that customers at the Gateway Center be encouraged
to use the parking structure, to relieve the demand on the surface parking areas. He noted that the
Danada center in Wheaton has a well-planned parking arrangement that places the parking in
locations that are convenient to the store entrances.
Commissioner Smith asked about the phasing for implementation of the propose plan.
Mr. Greenberg indicated that he intends to begin constructing the retail in spring 2005 and the
bank a few months later. The medical/office building and hotel would follow the bank by 6 to 9
months. Staples target opening date is driving the speed of the project. A bank has not yet been
lined up, although 4 are currently looking at the site. Two restaurants are presently interested,
one coffee shop and one full service.
Chairman Ottenheimer asked if the medical/office building would include medical offices
exclusively.
Mr. Greenberg stated that it would have some medical users, although it would be primarily
traditional professional office users.
Commissioner Stark asked which variables are most important to this project.
Mr. Greenberg stated that Staples and the bank are key components of the plan. Without these
components the plan might be infeasible.
Commissioner Kenski-Sroka asked what amenities the hotel would have to set it apart from other
facilities in the area.
Mr. Greenberg indicated the hotel would have small conference rooms, meeting rooms, flat
screen TV's, and computers in each room. The largest conference room would seat 30 to 40
people. These are not the type of event rooms that are conducive to wedding receptions.
Commissioner Samuels asked if dedication of right-of-way would be needed along Milwaukee
Avenue or Busch Parkway.
Mr. Greenberg stated that he believes the existing rights-of-way are adequate.
Chairman Ottenheimer indicated that the Plan Commission would need another workshop. At
the next workshop the Plan Commission will review a refined site plan, the traffic and parking
studies, engineering and stormwater detention plans, the landscape plan, and the lighting plan.
CHAIRMAN'S REPORT -None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next meeting is scheduled for November 17, 2004. Workshop #2 for the
Jacobs Homes proposed single family detached residential development on the north side of
Deerfield Parkway west of Hidden Lake Drive and Workshop #2 for the Fairview Estates
proposed single family detached residential development at the southeast corner of Weiland
Road and Pauline Avenue will be on that agenda.
Mr. Pfeil also noted that Appearance Review for the Buffalo Grove Park District cellular tower
would be held at 6:30 p.m. on November 17, 2004.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Smith, seconded by Commissioner Stark and carried unanimously to
adjourn. Chairman Ottenheimer adjourned the meeting at 8:55 P.M.
Respectfully submitted,
Greg E. Summers, Associate Planner
APPROVED BY:
LESTER OTTENHEIMER, Chair