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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