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
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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