2001-11-14 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 11/14/2001
Type of Meeting: ❑ Special Meeting
SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
November 14, 2001
Proposed condominiums, east side of Buffalo Grove Road across
From Church Road, rezoning to B-5 District for parcels currently
Zoned R-E and approval of a Preliminary Plan in the B-5 District
St. Mary Parish Rectory,Amendment of Special Use for construction
Of a new residential/office facility north of Lake Cook Road east of the
Driveway to Lake Cook Road in the R-1 District
Chairman Ottenheimer called the meeting to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Ottenheimer
Mr. Samuels
Mr. Trilling
Ms. Dunn
Mr. Panitch
Mr. Smith
Ms. Bocek
Commissioners absent: Mr. Feldgreber
Ms. Kenski-Sroka
Also present: Mr. Bernard Citron, Schain, Burney, Ross & Citron, Ltd.
Mr. Mark Avis, Avis Development
Mr. Michael Fitzgerald, Otis, Koglin Wilson
Ms. Pat Young, Garrison Partners
Mr. Gary Campione, St. Mary Principal
Mr. Michael Garber, Parish Fiscal Council
Ms. Mary Jones, Parish Committee
Mr. Jeff Braiman, Village Trustee
Mr. Robert Pfeil, Village Planner
Mr. Greg Summers, Associate Village Planner
APPROVAL OF MINUTES—None
COMMITTEE AND LIAISON REPORTS -None
ST. MARY PARISH RECTORY, AMENDMENT OF SPECIAL USE FOR CONSTRUCTION
OF A NEW RESIDENTIAL/OFFICE FACILITY NORTH OF LAKE COOK ROAD EAST OF
THE DRIVEWAY TO LAKE COOK ROAD IN THE R 1 DISTRICT
Mr. Bernard Citron stated there have been substantial changes to the rectory project in terms of
the location. A number of studies have been included in the packet by Garrison Partners dealing
with both market demographics for this project, parking ratios at similar types of facilities and a
study done on the commercial and non-commercial nature of this property.
Mr. Michael Fitzgerald discussed the changes made to the rectory site, noting the proposed
project is a two-story, 6,000 square foot rectory that includes offices for the parish and the
residential units for in house priests. The previous plan located the rectory west of the existing
parking field adjacent to the football field. Taking into consideration a number of comments
from both the Commissioners and the public, they have relocated the rectory to the east, more in
line and keeping with the existing buildings on the campus. This puts the rectory closer to the
existing new addition to the school. It provides a safer and more direct access from the school to
the football field for the students. They are showing a walkway along the north side of parking.
The current parking situation in this area is very tight as it currently exists. It is also potentially
dangerous as one can get into the parking field directly off the new curb cut. There are currently
about 108 spaces. They have reworked the parking and have added parking west of the current
parking lot. This has pushed the football field 10 yards to the west, which is a substantially
smaller relocation than what they previously proposed. With pushing the field 10 yards further
west there is still about a 30 foot buffer from the back of the end line to the parking. The parking
they are showing in this area will provide 122 spaces. They are also providing a safer
configuration as far as stacking and exiting the parking area. Rather than having cars pulling out
of the southern portion, they have their lane towards the north. The building itself is located on
the eastern edge of the site. They are adhering to a 25-foot setback from the property to the east
and they are in excess of the setback off of Lake Cook Road. There is parking between the
proposed rectory and Lake Cook Road, which provides both a noise barrier and visual barrier
from Lake Cook Road. The office portion of this building is located on the west side. The
residential portion of the building is located on the east side with a landscape buffer. Mr.
Fitzgerald stated there is an existing playground just west of the existing parking and they are
proposing relocating that playground to a spot adjacent to the new cafeteria in the courtyard.
Mr. Gary Campione stated they will be removing the asphalt courtyard and making it a green
space. Children will be here when they are finished with lunch and they will no longer have to
cross the parking lot at all as it is self-contained. The four new classrooms are second grade
classrooms, which means those are the children who will be outside in the playground. There is
a walkway to be used by the older children to get to the playground. He stated having the
rectory on the same side of the street would enable people easier access to the building.
Mr. Campione stated they would now be able to assign faculty parking. It will now allow the
rectory and the school to interact more directly. He noted it would allow the school to reserve
parish resources that can be further used for the school. He noted Avis has agreed to redo the
parking area at no cost to the parish or parents. The money to be saved from just this project can
be used to further increase the technology plan, school services and improvements in the school
building.
Mr. Citron stated the plan to move the playground was instigated prior to Avis approaching the
church.
Mr. Michael Garber, Chairman of St Mary's finance council, stated when this plan was
presented by Avis to the pastor, the council and the pastor agreed to pursue the offer with the
Archdiocese. The Archdiocese is the actual owner of St. Mary's property. In past years the
parish has evaluated plans to move the administration building across the street to the west side
of Buffalo Grove Road. A fundraiser was held for that project which never came to fruition as
not enough funds were raised. The funds were then put into the school. To repair just the
known problems of the current rectory building would run about $100,000. There may also be
many other things wrong with the building that are not clearly known at the present time. Mr.
Garber stated Avis has also agreed to redo the back part of the parking lot, which is saving them
several hundred thousand dollars, which can be used in the future.
Mr. Garber stated the finance council has reviewed the value of the Avis proposal and compared
it to what might be given up. They asked for a new rectory building and the new plans will have
much improved space utilization since it has been designed for its purposes. Secondly, the
parish receives more than twice the value of the land being given up and this includes the new
building, parking lot and construction. He noted they have agreed to pursue the Avis proposal
after the Archdiocese and the parish staff evaluated the competency of Avis.
Mr. Garber stated the church does not own the Huehl property. If they were able to obtain it, the
best use for it would be as a parking lot.
Mr. Citron stated some comments have come along that they are building a very large rectory,
which was a problem. However, the square footage is very similar and the building is consistent
with the size of the parish.
Ms. Mary Jones, parish pastoral council, stated that considering the improvements they have
made in the past and most recently, they now welcome the possibility of a modern rectory that
will serve as parish offices, meeting space and priests' residence. The current building is 90
years old and the heating and plumbing systems are just as old. The current rectory is also not
compliant with ADA regulations. They do not view the current rectory to have any historical
status. The representatives of the Archdiocese understand the parish's limited financial
resources and the overall value of these improvements and have approved this transaction. The
opportunity to have a new building constructed at no cost to the parishioners or school parents
offers the church a unique opportunity to significantly improve the facilities and maximize the
use of the land. This proposal will give them a complete campus located on one piece of
property with enhancements to current parking issues.
Commissioner Samuels asked what would happen to the basketball hoops, which are now shown
in the parking area.
Mr. Fitzgerald stated there are currently four basketball hopes. The proposed plan eliminated the
one on the farthest north end. The three other basketball hoops remain as they are.
Commissioner Trilling asked what the difference is between the 25-foot setback and the 35-foot
setback off of the Lake Cook Road right of way.
Mr. Fitzgerald stated the 25-foot setback is a parking setback and the 35-foot setback is a
building setback. He noted they are actually exceeding the requirements for the building
setback.
Commissioner Trilling stated he is concerned with the parking at the far south edge of the
parking lot where there is no way for the cars to back out of a stall and face forward and drive in
a northerly direction to get out of the lot.
Mr. Fitzgerald stated what they are showing is really an existing condition and they will be
working with staff to fine-tune that condition.
Commissioner Trilling noted it might be an existing condition, which has been added to
substantially by adding to the parking. He noted removal of several parking spaces might help
the situation.
Mr. Campione stated that if this were to be staff parking, it would be stationary all day.
Commissioner Trilling asked how one would exit the space in an emergency.
Mr. Fitzgerald stated they have created an area that is deeper or wider than the space so one can
back out. He noted that perhaps a space in one of the corners needs to be eliminated.
Commissioner Trilling stated four spaces need to be eliminated
Mr. Fitzgerald stated typically in a dead end corner, one of the spaces is eliminated as a parking
space. The asphalt remains and you can then use this space to back out.
Commissioner Trilling asked how many spaces would be lost in order to provide some kind of
circular motion.
Mr. Fitzgerald stated first, the existing grade has a low point and immediately west of that is an
existing low retaining wall. They are proposing that the additional parking to the west of that be
at what is really currently grade so that they are not excavating earth to carve out parking that
would be lower than the field. If they were to connect at the south end, they would lose about
four spaces and they would have a grade condition to deal with. He stated their thought was to
be less invasive to the property and create the link up at the north end.
Commissioner Trilling noted it might be a good idea to have some plans if an aisle is needed at
the southern most edge. He suggested it be a one way so that the width of the roadway is not as
great. It would also be a good idea to have it go one way eastbound because it is easier to have
traffic stopped within the parking area rather than having it go westbound where it could back up
on Lake Cook Road.
Commissioner Trilling asked if there is any kind of water effect with the additional impervious
surface that will be created.
Mr. Fitzgerald stated that in discussions with the civil engineer, there is a net gain in impervious
surface and the engineer is working with staff to determine the best way to deal with that net
gain.
Commissioner Trilling asked what the access might be to the Eul property if it is acquired.
Mr. Fitzgerald stated they did look at that possibility. He stated they anticipate the access to the
proposed parking would be off the aisle on the north side of the Eul parcel that feeds into the
campus from Buffalo Grove Road.
Chairman Ottenheimer noted that based on the proposed 122 parking spaces, it appears there is a
shortage of handicapped parking since 5 accessible spaces are required.
Mr. Fitzgerald stated they are showing handicapped spaces required for the parking that is
specific to the rectory and does not take into account the overall parking scenario on campus.
Once they look at the overall parking count, they will probably take from that and allocate the
appropriate number of handicapped parking spaces. They want to make sure they are dispersed
throughout the site.
Commissioner Panitch asked if the proposed parking spaces would be striped.
Mr. Fitzgerald stated yes.
Mr. Campione stated the proposed plan will have better and more parking than what they have
now.
Commissioner Panitch noted the dumpsters are to be moved closer to the cafeteria and
playground. He asked what kind of enclosure would be used.
Mr. Campione stated it would be an 8-foot high cedar fence.
Commissioner Panitch noted the dumpster location is being moved closer to the cafeteria and
asked what kind of enclosure it would have.
Mr. Campione stated it would have an 8-foot cedar fence surrounding it.
Commissioner Panitch stated he likes this plan better than the former plan. The location of the
rectory is better at this location than on the west side of the parking lot near the football field.
Commissioner Bocek stated her concern is with the parking space labeled #16, which would
affect the queuing of traffic in and out of the entryway. She suggested pushing all of the parking
up to the north end so there would be a drive aisle on the south end.
Commissioner Trilling asked how many parking spaces are available at the current rectory.
Mr. Fitzgerald stated there are about 20.
Commissioner Trilling asked if that was 20 striped spaces or just 20 spaces.
Mr. Fitzgerald stated they are striped.
Commissioner Trilling asked how often that lot is full.
Mr. Fitzgerald noted he has never had a problem finding parking at the rectory for any of his
meetings there.
Commissioner Trilling asked how many employees work or live in the rectory.
Father Reszel stated there are 10 full workers and about 15 others using the facility during the
week. Tops would be about 25 people.
Mr. Citron stated they would put together a better-detailed description of the actual numbers
since not all the people meeting come during the daytime hours.
Mr. George Krug, 297 St. Mary's Parkway, called attention to the fact that the proposed location
for the rectory was at one time a sewage pond. He asked if the land is now sufficiently settled
and free from biohazards to build on. He further noted there had once been underground
gasoline storage tanks on the east side of Buffalo Grove Road and asked if they had been
removed.
PROPOSED CONDOMINIUMS, EAST SIDE OF BUFFALO GROVE ROAD ACROSS
FROM CHURCH ROAD, REZONING TO B-5 DISTRICT FOR PARCELS CURRENTLY
ZONED R-E AND APPROVAL OF A PRELIMINARY PLAN IN THE B-5 DISTRICT
Mr. Citron stated they have made two major changes to the plan. They have made the access off
of the site to the north. They have ascertained that legally there is the ability to get a public
access easement through Deerfield Bakery. There are connections off site in terms of pedestrian
pathways and most importantly there is no more BP Auto site. He stated they were not able to
come to any agreements over the acquisition or relocation of the business. They are asking to
move forward with the plan without the relocation of BP Auto.
Mr. Fitzgerald stated they are proposed the entrance off of Buffalo Grove Road is the same as
the last plan. The other access through the site is to the north through the Deerfield Bakery
parking access easement. That will get residents either to or from the lighted intersection at Old
Checker and Buffalo Grove Road.
Mr. Fitzgerald stated they are showing a sidewalk that takes you to the north property line.
Indicated on the plan is the existing sidewalk configuration. The owner of Town Center is
interested in extending the sidewalk that is on the west side of his building through the
landscaped area. They are not showing any type of connection through the property to the north.
They will look to staff and the Commission as how to best handle that situation. They feel the
best way to get the pedestrians into the Town Center is to connect them through the north side of
the property and start to link them with the pedestrian network of sidewalks.
Mr. Fitzgerald stated the current proposed plan shows 100 units. The allowable number is 126.
The required parking for that is 1.7 per unit or 170 spaces. They are proposing 189 spaces that
includes 102 spaces in the building and 62 surface spaces in front of the buildings and an
additional 25 spaces to be used by guests. The 189 spaces do not include 6 additional spaces
shown at the north end of the property, which can be provided for some of the lost spaces for
Deerfield Bakery. Of the 189 spaces, 164 are located in or immediately adjacent to the building.
The buildings remain four stories on top of a level of grade parking.
Mr. Fitzgerald stated they would like to have the courtyard opening up onto Buffalo Grove Road
which is created by the arms of the buildings forming that space. He noted they are meeting or
exceeding building setbacks on the property. They are asking for two variances. Once is the
required acreage for the site. The other is for the reduced parking setback at the northeast.
Mr. Fitzgerald reviewed plans for a landscaping plan nothing they will add to the existing
vegetation on the east side as well as creating new landscape to present Buffalo Grove Road.
There will be screening on the north from the funeral home and creating an enhanced courtyard.
Mr. Fitzgerald noted these buildings are four sided and the architecture will be consistent around
the building. If in the future the Town Center gets redeveloped, especially the southern portion,
a new more Village Green like plan could be presented or a mixed use type of development of
office and retail.
Chairman Ottenheimer asked why the number of units has been increased from 96 to 100.
Mr. Avis stated the only reason the number of units went down to 96 originally was to
accommodate a road in front of the southern building going out to the Town Center. Now that
the road is no longer necessary, it opens up the green space between both buildings and they are
able to go back to their original projections of 104 units. One of the comments from President
Hartstein was that he would like to see some more suite units, so instead of raising the number
by eight units, they designed four larger units in the buildings to accommodate these suite units.
Chairman Ottenheimer asked what the purchase price of units would be.
Mr. Avis stated Garrison Partners would discuss that question.
Chairman Ottenheimer asked what the major access road from the Town Center to the
development would be, as it still appears somewhat isolated.
Mr. Avis stated he would love to have the access on the northern end of the property.
Chairman Ottenheimer stated he is still not happy with the access points and how it is integrated
into Town Center. He suggested further reducing the number of units and opens it up more to
the Town Center. He stated he suggests this in the believe that not much will happen with the
Town Center in terms of redevelopment or reconfiguration. He stated he is looking for some
more alternatives.
Ms. Pat Young, Garrison Partners, stated the units as currently designed are one bedroom from
950 square feet to two bedroom plus den at 2,300 —2,400 square feet. They are anticipating
initial price ranges to be $185,000 for the one bedroom and going to $400,000 to $450,000 for
the penthouse suite units.
Commissioner Smith stated his concern is with the impact of traffic on Buffalo Grove Road. He
asked about traffic studies.
Mr. Citron stated KLOA has been retained and are doing traffic counts at this time. In terms of
access, there have been initial meetings with Lake County and they have indicated they have no
problem.
Commissioner Smith asked how BP Auto would handle parking on his site if this project goes
ahead.
Mr. Citron stated he does not know how this will affect BP Auto business, but the parking there
is something that is just happening. If this project goes forward and they acquire the rectory site,
they will be acquiring the use of all of it. He does not know what affect that will have on BP
Auto business.
Mr. Robert Pioch, BP Auto, stated that as long as he gets good enough access to get past his
building and get into his back parking lot, he would not have a parking problem with his existing
parking. The problem he has now is the rectory people parking in his lot and traffic from
Quiznos.
Commissioner Trilling asked if anyone has considered putting in a right turn lane on Buffalo
Grove Road into the complex.
Mr. Citron stated no, because in initial meetings with the Lake County Department of
Transportation, they did not indicate that a right turn lane was necessary. The study by KLOA
will address that matter further.
Commissioner Trilling stated the BP Auto property line is 8-10 feet from the rectory building.
He asked if BP Auto presently has an easement to go across the property to the north to get
access to the back lot.
Mr. Pioch stated no.
Commissioner Trilling stated he needs to understand what will happen as far as BP Auto getting
access to his back lot.
Mr. Avis stated there are presently two front and back bays on the BP property. Some auto
shops do use that access through the building. He also has a drive through lane on the side of the
building is supposed to be his real access. The rectory piece is just an accommodation. Mr. Piok
can get access to the back of his lot if he continues about a 2-foot encroachment onto the
proposed property. That is something they have talked about and Avis will give him that access.
Commissioner Trilling asked if the proposed construction would change the ability of circulation
in back of BP's lot.
Mr. Avis stated as long as he can drive the cars on the side of his property, he could do whatever
he wants in the back.
Commissioner Trilling asked if the rectory provides greater circulation ability for BP.
Mr. Avis stated since his alleyway is blocked now by cars and a trailer, he has been using the
rectory parking lot. If the rectory is sold, that right will no longer exist.
Commissioner Trilling asked how common it is for rectory parking on the BP Auto property.
Mr. Pioch stated they sometimes take his whole parking lot, front and rear. He stated he usually
only has 2 to 3 of his own cars in his lot besides the ones parked in the easement for now.
Commissioner Trilling asked how many cars could be parked in the lot at BP Auto.
Mr. Pioch stated about 17.
Commissioner Trilling noted he feels this plan is far superior to the original access plan. He
does not see a problem in tying in to the Town Center as he does not see it as a necessity or a
need.
Commissioner Samuels asked what happens with regard to future development if BP Auto is not
made part of this development now.
Mr. Pfeil stated if BP Auto moves after this parcel is acquired, two scenarios appear possible.
One choice is public acquisition for open space; the second possibility is adding the parcel to the
shopping center to the south for additional parking and perhaps a small addition to the shopping
center building.
Commissioner Samuels asked if there is the possibility of any other use or structure or anything
else being built on the property in the future under the current ordinances.
Mr. Pfeil commented that zoning variations would be needed to construct a new building or to
expand the current building.
Commissioner Samuels asked what the current zoning is for BP Auto.
Mr. Pfeil stated the current zoning is B-5. The automotive use is non-conforming in the B-5
district.
Commissioner Samuels noted that a future use of that building, as long as it is a permitted use in
the B-5 district, is conceivable.
Commissioner Samuels asked if there have been any police or fire department comments
regarding the plan.
Mr. Pfeil stated the Police Department has previously commented concerning the limited access
to the condos from the Buffalo Grove Road driveway.
Commissioner Samuels asked if the Fire Department is concerned about not having access
around the entire perimeter of the condo buildings.
Mr. Pfeil said he would ask the Deputy Fire Marshal to comment about the access around the
condo buildings.
Commissioner Samuels stated he would like to see what the development team foresees as a
transition use if BP Automotive were torn down in the future. He would like to see drawings of
any necessary easements, proposed driveway connections, size of building, etc.
Mr. Fitzgerald stated it has been determined that the BP Auto site is 2 to 3 feet lower than the
rest of the site. In working with the engineers it was determined that if that piece of property
were to be part of the development site and if it was developed as green space, about 25 to 35
percent of that site would need to be detention, solely for that site because it sits so low. In other
words, they could not incorporate that land into the detention areas they are currently showing.
If it is redeveloped independently, their thoughts are that it is green space as a buffer between the
commercial and residential or somehow incorporated into the commercial development to the
south.
Commissioner Samuels noted that the Plan Commission should address planing for the eventual
re-use of the BP Auto property and to require Avis to incorporate this parcel into the stormwater
management plan for the condo site.
Mr. Fitzgerald stated that if they cannot physically incorporate that site into the larger detention,
then it must get its own detention.
Mr. Avis stated because this sites 2 feet lower than the proposed site, its development eventually
could be for another retail store, which could tie into the present drainage system of the present
development and their parking. As the site is only 6,000 square feet, they would need a variance
to use the majority of the site as a building as long as Praedium development's water flow and
drainage could accommodate the flow. Presently BP Auto's drainage goes directly into the
sewer system into the canal, without any detention at this point.
Commissioner Samuels noted some letters have been sent concerning the right only northbound
exit onto Buffalo Grove Road from the center of the development. He stated he agrees this will
not work, as people will cut across straight to the Village campus. H has a problem with that
exit. He encourages looking at the possibility of continuing the road to the south.
Commissioner Panitch asked what the loading area at the residences is for.
Mr. Fitzgerald stated the thought is that it is a spot for garbage trucks and the use of residents
moving in and out.
Commissioner Panitch noted if the intention is for residents to use it, then there should be a
walkway so they do not have to walk into traffic.
Commissioner Panitch asked if the access to the north was good or not.
Mr. Pfeil stated he has not personally been involved in discussions with the manager of Deerfield
Bakery, but the Assistant Village Manager indicates some concerns have been expressed about
employee parking that would either be eliminated or need to be moved. There is also the issue of
the traffic conflicts with vehicles using the Bakery loading dock and vehicles traveling through
the access aisle. There are some practical things that trouble Deerfield Bakery, but legally the
easement is in place to allow this access to be implemented.
Commissioner Bocek asked about combining the residential use with some other mixed use.
Mr. Citron stated it is not financially feasible to do so and not good planning on this site.
Service and office uses mean different traffic patterns, especially AM and PM traffic. It would,
of course, necessitate a lesser number of residential units. There are spaces in the Village, both
office and service uses that are not being rented at this point.
Chairman Ottenheimer noted the following items to be discussed at the next meeting:
1. Engineering plans
2. Architectural, landscaping and photometric plans
3. Traffic study
4. Planning for future use of the BP Auto property
5. Environmental concerns with gas tanks
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next regular meeting would be held on December 5, 2001.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Trilling, seconded by Commissioner Smith and carried unanimously to
adjourn. Chairman Ottenheimer adjourned the meeting at 9:35 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair