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1985-02-20 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Public Hearing to consider a rezoning from B-2 and CB to B-3 and Preliminary Plan approval including variations from Sections 16.50.040.C. 3 and 16.50.040.D of the Buffalo Grove Development Ordinance for High Point Plaza located on the west side of Illinois Route 83 north of The Grove Center. February 20, 1985 Chairman Shields called the public hearing to order at 7:37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Goldspiel Ms. Sheldon Mr. Davis Ms. Reid Mr. Krug Mr. Musfeldt Mr. Laskie Commissioners Absent: Mr. Goldberg Also Present: Mr. G. Cawn, Architect, High Point Plaza Mr. M. Menn, Architect, High Point Plaza Mr. R. Harnish, Traffic Engineer, High Point Plaza Mr. A. Valenciano, Developer, High Point Plaza Mr. P. Leder, Engineer, High Point Plaza Mr. S. Stone, Village Trustee - arrived 7:53 P.M. Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Shields read the notice of the public hearing as published in the newspaper. Then he swore in Messrs. Cawn, Menn, Harnish, Downing, Valencian, and Leder. Mr. Downing stated the Glenview State Bank is trustee for the land for Mr. Valenciano. This site is divided into 2 parcels and both will be developed. Parcel A is outside the corporate limits of Buffalo Grove. Parcel B is within the corporate limits of Buffalo Grove. The tax benefits from the real estate taxes will be approximately $16,000.00 per annum. Mr. Cawn briefly reviewed the plan. He presented a rendering of the project showing the types of materials and the quality of the development. They will use the same brick as the existing Jewel/Osco but a different stucco that will be similar in appearance to the Jewel/Osco. A copy of the tax impact study was handed to the Commission. Mr. Truesdell suggested that any Plan Commission recommendation be subject to the provision of ingress/egress easements to the drive along the northerly exits of the service drive and in the rear of the north/south drive at the westerly portion of the site. The developer had no problem with this. Mr. Truesdell felt it was important to note that in order to make the 75 car parking spaces in back work it would have to be available to the Jewel/Osco employees or any other employees on that site. Mr. Raysa suggested a covenant be made against the property to cover this issue. The tax impact study does not indicate sales tax revenue or any Village costs. Trustee Stone arrived. Mr. Cawn stated the railroad tie type of cribbing in the front detention area will be used. The detention will not have standing water and they plan on putting a lot of planting materials in that area that will survive. It will be 30" deep at its lowest point and there will be an 18" height of exposed timber. The parking requirements for a bulk food store would be like that of a shoe store. They have agreed to improvements on Route 83 provided IDOT approves it and it does not delay the project. It is possible that the drive along the north edge of the property could be widened on the adjacent property and the two, working together, for access. Regarding the rear parking lot, the developer stated the roadway from the front lot to the back is an east bound lane only and the users of the parking lot can exit behind the Jewel to Lake-Cook Road. Commissioner Goldspiel felt the trash enclosure was in the way and blocking the east bound lane to the back parking lot. Employees will have to enter the building from the front. He did not feel the rear parking lot would be used for these reasons. The variances they are seeking are: 1. Limiting the slope for the detention basin and using ties instead. 2. Only a 10" water line near the out building. 3. Elimination of the peripheral sidewalks There would be no impact on the site if Route 83 was widened to four lanes. The Commission expressed concern with another traffic signal at this location creating a traffic light alley. The developer does not wish to change their plan to comply with the suggestion of the Fire Department regarding the width of the driveway by the compacting area behind the Jewel on the proposed site. Buffalo Grove Plan Commission Public Hearing February 20, 1985 - Page 2 Regarding Mr. Kuenkler's memo to Mr. Truesdell of January 31, 1985 titled High Point Plaza Preliminary Plan Review. 1. They agreed to. 2. They will have some type of planting material and where it can be sodded they will comply. 3. They agree. 4. Completed 5. They agree �•/ 6. They will do this. 7. They will comply. 8. They have agreed to this. Regarding the out building near the high water, staff felt this would not be a problem. Chairman Shields closed the public hearing at 8:44 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Public Hearing February 20, 1985 - Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION High Point Plaza The Market Place at Town Center Plat of Vacation for part of Weiland Road Plat of Vacation for part of Busch Road and Old McHenry Road Development Ordinance Revisions February 20, 1985 Chairman Shields called the regular meeting to order at 8:45 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Goldspiel Ms. Sheldon Mr. Davis - left at 9:27 P.M. Ms. Reid Mr. Krug Mr. Musfeldt Mr. Laskie Commissioners Absent: Mr. Goldberg Also Present: Mr. G. Cawn, Architect, High Point Plaza Mr. M. Menn, Architect, High Point Plaza Mr. R. Harnish, Traffic Engineer, High Point Plaza Mr. A. Valenciano, Developer, High Point Plaza Mr. P. Leder, Engineer, High Point Plaza Mr. S. Lieberman, Developer, Market Place Mr. M. Schwartz, Attorney, Market Place Mr. J. Brim, Architect, Market Place Mr. P. Kupritz, Architect, Market Place Mr. A. Haegar, Engineer, Market Place Mr. S. Stone, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Musfeldt, seconded by Commissioner Goldspiel, to approve the Regular Meeting minutes of February 6, 1985. Approval was unanimous in favor with Commissioner Davis Abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Davis attended the Village Board Meeting, February 19, 1985, at which the McAndrew property was referred to the Plan Commission. The Siefert property was reviewed and will go before the Village Board again. HIGH POINT PLAZA Moved by Commissioner Musfeldt, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of the High Point Plaza project dated January 31, 1985 including the zoning from CB and B2 to B3, the annexation of the 2.3 acres not currently part of the Village, varying Section 16.50.040D (side slope) and 16.50.040C3 (high water) at the out building of the detention basin. The watermain (8") shown east of the project (denoted as existing [by others]) is required to be constructed as part of this project subject to the execution of the parking convenants that would allow Jewel/Osco or subsequent tenants employees to park in the 75 car parking area behind the project and also to public access easements on the road way access to future developments from the east/west service drive on the north edge of the project of the two north/south drives and open the plan to the adjacent property. Discussion: Commissioner Goldspiel was opposed to the motion. He was opposed to the variation on the detention because it is very undesirable to have a long stretch of timber along the front of the property. The rear parking area is not workable as long as you have the 17' restriction in the access to it from the signalized drive and especially with no agreement and no undertaking to make an agreement about making that one way. Without that restriction he felt it was impossible. He believes the location of Building 1 and the outbuilding are too restricting on the adjacent property to the north. He urged a vote against the motion. Commissioner Musfeldt stated that regarding the detention basin in front that it seems to him the developer is avoiding a problem by sacrificing parking spaces and realizing the slope that the ordinance requires by doing what he is doing. Commissioner Musfeldt's choice would be to opt for the parking spaces. They are always in short supply. Commissioner Goldspiel felt there was another way to figure this by not configuring the buildings as they are configured and not to configure the rest of the detention the way it is maybe not have quite so much traffic run through. Commissioner Sheldon felt there was too much building on too little land which is going to create, in her evaluation of the plan, a tremendous traffic problem. There is already a terrible problem in the Jewel and to compound it is not going to bring in the projected revenue because it is going to be hard to get in and out of there and you will find that your stores are coming and going in very rapid succession and she felt it was not in the Village's best interest to approve the plan. Commissioner Davis stated he would not comment on the project. Buffalo Grove Plan Commission Regular Meeting February 20, 1985 - Page 2 i i I I i I I I AYES: Commissioners Reid, Musfeldt, Laskie, Shields NAYES: Commissioners Goldspiel, Sheldon, Davis ABSTAIN: Commissioner Krug ABSENT: Commissioner Goldberg The motion passed 4 - 3 - 0 Chairman Shields called a recess at 9:06 P.M. and reconvened the meeting at 9:22 P.M. MARKET PLACE AT TOWN CENTER Mr. Truesdell briefly reviewed the overall revised Town Center concept plan. At the north end behind the service station is commercial, commercial along Route 83, on Buffalo Grove Road down to Checker would be multi-family, the orange colored area designated as commercial would be a holding area for future conversion to commercial. The two acres located in the area of the Church and Buffalo Grove Road would function as more of a town square. Commissioner Davis left the meeting. Commissioner Goldspiel felt the Village Green provision preserves the character of the Old Church building The B5 Zoning District use will have to be amended in order to allow this particular development being proposed this evening. Mr. Schwartz felt their project will be a catalyst for the Town Center. Mr. Lieberman stated it is their intention to create a model for others to follow in the Town Center. He briefly outlined the credentials of the development team he had put together for this project. Mr. Brim stated they have tried to keep the concepts as outlined on Pages 97 through 104 of the Town Center Program. The site is bounded on the north by the service station, on the east by Route 83 and on the west by Buffalo Grove Road. The office/restaurant space is adjacent to commercial and their commercial is adjacent to the residential with a green area as a buffer. To the south of the property they will increase the detention area at least twice the size as is presently on site, probably three times the size illustrated on the plan. Fifty-three percent of the perimeter is exposed to road frontage. The grade differential from Route 83 to Buffalo Grove Road is five feet. They have looked at the potential of changing the grade but it is not feasible. The utilities consist of water service from Pauline to the south, extension of that service across the site to Buffalo Grove Road. The sanitary system comes across from Buffalo Grove Road and is extended down to the structures. The entrances will be at the south end of Buffalo Grove Road and on Route 83. There is also access to the site from the Town Center. Twenty-seven percent of the parking is exposed on Route 83. Along Buffalo Grove Road the entire parking area is screened by fence, berm, and landscaping. Employee parking is at the west end of the site. He then briefly reviewed the landscaping. Buffalo Grove Plan Commission Regular Meeting February 20, 1985 - Page 3 Mr. Kupritz passed out handouts on statistics concerning the site. In addition to the buildings marking the corners of the site the parking is used to set some scale. The site is 7.5 acres. He showed renderings of the buildings. They would like to be allowed to use the shared parking concept. They might request a subdivision of the site into parcels. They would not be looking to develop them separately but for their own planning purposes they would like to subdivide the property. Mr. Kupritz further explained that they do not want to build on the south property line because it turns the back of their development on the Town Center. Developing along Route 83 presented problems with being close to the roadway system. The area fronting Route 83 is intended for commercial. Opening the site in the middle allows for the residential. They did not want users of the shopping center to cross the street into the residential development along Buffalo Grove Road and that is why the street doesn't line up. The monument would be to the south of the site when it is developed. Mr. Brim pointed out that they have a very high invert elevation. There is a high grade differential between Route 83 and Buffalo Grove Road. When you work the arithmetic out, the site has an elevation that is unnaturally high for the buildings. They will be set 3' or 4' out of the ground. This item will be worked out with staff. Mr. Truesdell suggested that the Commission take a look at the overall Village bike path system to get a better idea of how it functions before making a decision on this issue. He will have copies of it made up for the Commission. Mr. Lieberman would like to break ground in the spring of 1985 and will probably build the office portion first. The name is tentatively to be One Town Center Place. The proposed use of the building is typical office space and not a medical office building. They are asking for a variation of 22 parking spaces and do not feel this would be a major problem. The restaurant would be busy in the evening when the office is quiet. The detention area will be up against the commercial building. They plan to create an area within the fence for signage which will be illuminated. They have not worked out the details on this yet. PLAT OF VACATION FOR WEILAND, BUSCH AND OLD MC HENRY ROADS Moved by Commissioner Musfeldt, seconded by Commissioner Sheldon, that the Plan Commission recommend to the Village Board approval of the Plat of Vacation dated January 10, 1985 for Weiland, Busch and Old McHenry Roads. Discussion: The right-of-way for the bus stop is still there. The plats are correct and have been reviewed by staff. Buffalo Grove Plan Commission Regular Meeting February 20, 1985 - Page 4 AYES: Commissioners Goldspiel, Sheldon, Reid, Krug, Musfeldt, Laskie NAYES: None ABSTAIN: None ABSENT: Commissioner Goldberg The motion passed 6 - 0. DEVELOPMENT ORDINANCE �•/ Mr. Truesdell stated it is necessary for the Plan Commission to set a date for a public hearing on the Development Ordinance. Mr. Kuenkler explained the Pozzolantic Base Course. The public hearing date was set for March 20, 1985. ADJOURNMENT Moved by Commissioner Sheldon, seconded by Commissioner Krug, and unanimously carried to adjourn the meeting. Chairman Shields adjourned the meeting at 11:20 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: 7 Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting February 20, 1985 - Page 5