1985-01-02 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
January 2, 1985
James Investment Company-Weiland Road Property
High Point Plaza (Grove Center North Phase)
Chairman Shields called the regular meeting to order at 7: 35 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Mr. Goldspiel
Ms. Sheldon
Mr. Davis
Mr. Krug
Mr. Laskie
Commissioners Absent: Ms. Reid
Mr. Musfeldt
Mr. Goldberg
Also Present: Mr. P. Desmond, Developer, James Investment
Mr. J. Martin, Architect, James Investment
Mr. A. Valenciano, Developer, High Point Plaza
Mr. J. Biebe, Engineer, High Point Plaza
Mr. G. Cawn, Architect, High Point Plaza
Mr. M. Menn, Architect, High Point Plaza
Mr. R. Harnish, Traffic Engineer, High Point Plaza
Mr. S. Stone, Village Trustee
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Sheldon, seconded by Commissioner Davis, and
unanimously carried to approve the Public Hearing Minutes of December 5, 1984
for Chatham Manor Unit 3 with Commissioner Goldspiel abstaining.
Moved by Commissioner Davis, seconded by Commissioner Sheldon, and
unanimously carried to approved the Public Hearing Minutes for the First
American Bank of Lake County of December 5, 1984 with Commissioner Goldspiel
abstaining.
Moved by Commissioner Davis, seconded by Commissioner Sheldon, and
unanimously carried to approve the Regular Meeting minutes of
December 5, 1984 with Commissioner Goldspiel abstaining.
COMMUNICATIONS
None
LIAISON REPORTS
Commissioner Goldspiel attended the December 10, 1984 Village Board Meeting
where a site for proposed commercial immediately south of the gas station at
the north end of the Village Center area was discussed. The developer would
put office and commercial in an area now calling for multi-family. There was
a proposed revised Town Center plan presented by Mr. Truesdell. The size of
the Village Green was discussed.
JAMES INVESTMENT COMPANY
Mr. Martin noted they have eliminated the need for variations from the north
property line, reduced the height of the buildings and dropped three units
from the plan as requested at the last workshop. They are asking for a three
foot variation on the south property line. The area along the north
property line consisting of five buildings only comprises a run of
approximately 700 feet. The only front to front relationship is between the
first buildings on the property. They have provided off street guest parking
in addition to that required by the ordinance and the overall open space has
been increased. The south side cul-de-sac is no closer to the lot line than
in Concept Plan 2. The street from Weiland Road to the west of the property
line drops 6' from the back of the property to the front. There is 24'
between the buildings along the north property line which is in compliance
with the ordinance.
Commissioner Davis believes that there are enough setbacks from the single
family on the old plan to allow for a variation. He prefers the old plan to
the new one.
Commissioner Goldspiel pointed out that when the old plan was originally
reviewed, putting the bui_Ld:ii s closer to the single family was looked at and
considered as adversely effecting the property.
Mr. Martin noted this plan is less dense than other sites already approved in
the Village.
The Commission was concerned with the density in terms of traffic, open
space, amenities and also the side/front entrances.
Mr. Desmond felt these units would appeal to single professionals, young
marrieds with possibly one child and empty nesters.
Commissioner Davis would like to give the variance on the north property but
maintain only 90 units instead of 93 as shown on Concept Plan 2.
Commissioner Goldspiel stated that Buildings 12 and 13 on the north, opposite
the cul-de-sac on the south, are the most sensitive sites on this plan. He
would like to see Building 16 eliminated in order to move the buildings
around.
Mr. Desmond would like to start building in April, 1985.
Buffalo Grove Plan Commission
Regular Meeting
January 2, 1985 - Page 2
The Commission directed the developer to:
1. If possible eliminate Building 16.
2. Move Buildings 12, 13, 14, 15 and add a curve in the road in that
area.
3. Hold to the 35' setback from the right-of-way on Weiland Road.
4. Building 11 moved further north, move Buildings 9 and 10 to allow
more than the 24' between the sides of buildings which would
eliminate the side entrances facing each other.
5. Buildings 12 and 13 should not go closer to the lot line.
Trustee Stone left the meeting.
HIGH POINT PLAZA
Mr. Cawn stated they will be building a convenient type of commercial
development on this site. The building is an "L" shaped center to the north
of the Jewel/Osco and ingress and egress on Route 83 will be shared by the
two sites and will be 3 lanes. There is an existing planned right in, right
out off of Route 83 for service vehicles only.
He then briefly reviewed Mr. Truesdell's memo of December 26, 1984 to the
Plan Commission titled Staff Review - High Point Plaza.
Building and Zoning Department
3. They have allocated an area that allows for 2 large and 2 smaller trash
units within an area that would be properly landscaped and screened which
will not hamper traffic behind the building. There are other trash
units along the south of the site at the rear of the buildings.
5. The detention in the rear of the plan could not be transferred to the
front of the buildings because it would push the shops back and would
not be desirable for the tenants. Sight line and visibility are
important. The Jewel/Osco employees and employees of this site would
park in the rear of the buildings which would free up approximately 35
to 55 parking spaces from the Jewel/Osco lot. The overflow parking from
the Jewel would be on their lot but they feel this would be an advantage
for their tenants. The intention is that patrons will walk from center
to center across a path that will be striped between the buildings.
Planning Department
1. They will allow for an addition 12' or a 36' aisle for the rear parking.
Their goal was to provide for long term parking in the back of the
buildings with two way traffic and space for truck unloading.
Buffalo Grove Plan Commission
Regular Meeting
January 2, 1985 - Page 3
The water will be routed around the building and discharged to the rear of it
into the detention and then into the Jewel storm system. The detention basin
in the rear will need a variation because it is a 6 to 1 slope which will be
terraced. They will discharge the same amount of water that is running off
of the undeveloped property now. The detention pond would be enclosed by a
fence and some type of living hedge. They have the ability to connect this
site with ones to be developed to the north. There will be detailing on the
back of the buildings.
Mr. Harnish briefly reviewed his traffic studies taken on December 18, 1984
and December 28, 1984. The proposed development will add 200 inbound and 200
outbound vehicles at peak times.
The developer will add large planters to the corner of the building on his
site at the cross walk near the Jewel for traffic safety.
Commissioner Goldspiel requested a walkway for the employees moving from
their parking area to the front of the Jewel or the service door behind the
Jewel be added.
2. They have agreed on this point.
9. The developer presented a preliminary sketch of the proposed structure
that will be of wood, stucco, brick with a plexiglass canopy system and
possibly a metal type roof. The typical amenities such as benches,
planters etc. , will be added to the plan.
10. Technically a variation under the B-3 is required.
11. The sign was placed according to the Village dictates and will be a
ground sign.
The north property will be buffered with a fence.
The developer will review with the Village Engineer the need for a median at
the main entrance which is required by the ordinance.
Commissioner Goldspiel feels the plan is crowded with too little parking. He
would like to see the buildings moved back with the elimination of the outlot.
Commissioner Krug stated he will sit in on the meetings for this project but
will abstain on a vote because he has done business with the architectural
firm through a distributor.
Buffalo Grove Plan Commission
Regular Meeting
January 2, 1985 - Page 4
ADJOURNMENT
Moved by Commissioner Sheldon, seconded by Commissioner Krug and unanimously
carried to adjourn the meeting. Chairman Shields adjourned the meeting at
10:54 P.M.
Respectfully Submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
\� l
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Regular Meeting
January 2, 1985 - Page 5