1984-03-14 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Buffalo Grove Retail Center - Trammell Crow Company
Arlington Heights and Lake Cook Roads
March 14, 1984
Chairman Shields called the public hearing to order at 7: 35 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Mr. Goldspiel
Mrs. Reid
Mrs. Kaszubowski
Mr. Krug
Mr. Goldberg
Mr. Musfeldt
Commissioners Absent: Mrs. Sheldon
Mr. Davis
Also Present Mr. T. Beechick, Developer, Trammell Crow
Mr. T. Barrett, Developer, Trammell Crow
Mr. A. Olsen, Architect, Trammell Crow
Mr. D. Miller, Traffic Analyst, Trammell Crow
Ms. S. Best, Traffic Analyst, Trammell Crow
Mr. M. Polinko, Landscap Architect, Trammell Crow
Mr. J. McDermott, Dominick's
Mr. R. Lunt, Developer, Trammell Crow
Mrs. VanStan, 6 Whitehall Court, Buffalo Grove
Mrs. M. L. Shields, 1016 Whitehall Ct. , Buffalo Grove
Mr. Spivek, District 96 School Board Representative
Mr. R. Steinloff, Lake County Resident
Ms. T. Fergus, Buffalo Grove Resident
Ms. J. Strauce, Timberhill Road, Buffalo Grove
Ms. Winstead, Bernard, Buffalo Grove
Ms. Childres, Buffalo Grove Resident
Mr. F. Weiser, Buffalo Grove Resident
Mr. Anderson, 9 Whitehall Court, Buffalo Grove
Mr. S. Stone, Village Trustee
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. He informed the audience of the format the meeting would take and
swore in Ms. Best, Messrs Lunt, Barrett, Beechick, Polinko, Miller and Olsen.
Mr. Beechick briefly reviewed the history of the site.
Mr. Barrett stated that the site is 29 to 30 acres, 5.5 of which
c is owned by
Mr. Arthur Zaltzman. In addition to the 5.5 acres presently Joned commerical,
they are petitioning for an additional 3.3 acres of commercial. There is
93,000 square feet of space, with retail towards the east side of the building,
retail and service towards the Arlington Heights Road side of the building and
the food store in the middle. A pad for a restaurant is on the corner of the
lot. The landscaping plan meets and exceeds the requirements of the Village.
The architecture is in the federalist mode.
There are two driveways on Arlington Heights Road with the key drive closest to
Arlington Heights and Lake-Cook Roads. Another driveway is on Lake-Cook Road.
Thirty percent of the traffic for the site will come from the west, thirty-five
percent from south of Lake-Cook Road, with the majority to come from the north.
Five percent will come from the Barrington area. A right turn lane will be
provided on Arlington Heights Road for stacking of cars waiting to make a right
hand turn into the development.
They did a gap analysis for making a left hand turn out of the site. There
were 150 gaps at a peak hour with a need for 60 cars on Lake-Cook Road. There
were 190 gaps with a need for 60 left hand turns on Arlington Heights Road.
They feel the traffic pattern works. The gap study was taken on a Friday
evening.
He showed an exhibit of the current commercial intensity along Dundee Road
versus that on Lake-Cook Road. They feel the existing and potential character
of the two streets are diametrically opposed.
When the five acre parcel site is to be developed the site plan would have to
be approved by the Plan Commission.
Mr. McDermott stated they are in the process of talking to the landlord about
taking the existing store back along with speaking to other potential tenants.
Mr. Miller referred to his letter of January 31, 1984 to Mr. Truesdell
regarding Route 53 being extended to Lake-Cook Road. They talked to the
Illinois Department of Transportation to get information on how this would
effect the area. The traffic from the north would increase 800 cars per hour
over the present 700. Traffic from the west would increase 600 to 1,150 cars.
Traffic from the south would decrease from 1,200 to 1,000. The Commissioner
pointed out that the amount of traffic generated by the increased size of the
retail food establishment was less than the traffic that would be generated if
the entire development was office.
Commissioner Krug would not like to see a left hand turn onto Lake-Cook Road
from the site.
Mr. Olsen explained the curbing of the islands in the parking lot. ,
Commissioner Goldberg questioned the timing of the gap study to which
Mr. Miller explained how they determined the peak gap times.
Mr. Barrett explained that a right hand turn lane was added on Arlington
Heights Road so that automobiles could safely stack. There are two lanes going
out on Arlington Heights Road from in front of the building where three cars,
Buffalo Grove Plan Commission
Public Hearing
March 14, 1984 - Page 2
in each direction, could stack while waiting to get out on the road and turn
into the service area. There is a thirty foot island, on Lake Cook Road, for
people making a right hand turn into the site. The back up lane on Lake-Cook
Road is ninety feet for a left hand turn into the development.
In response to Mr. Spivek, Mr. Beechick stated they will not start another
multi-story office building until the present one is leased. If the retail
development is not approved, it will probably be another one to two years
before another office building will be developed.
Ms. Steinloff was concerned about the tax base for District 96 in relation to
this development.
Ms. Fergus, who property backs up to Lake-Cook Road, stated:
1. She has seen grocery stores changing locations in the Village recently.
2. If another small strip shopping center is opened, what will be left
for the Town Center.
3. The four story office building behind her is empty.
4. There are many children that walk along Arlington Heights Road to get
to school.
5. She objects to the increased traffic in her residential area
from this development.
6. She objected to the construction workers parking on her street when
the office building was being constructed and did not want to see
it happen again.
Mr. Weiser was concerned about the possibility of flooding from this
development.
Mr. Anderson was concerned with the traffic going through his back yard to get
to the shopping center and the possibility of a safety problem crossing the
road at that point.
Ms. Strauce was concerned about the traffic.
Mr. Winstead was concerned with the traffic.
Ms. VanStan resubmitted her petition against the development.
Ms. Childres felt the present traffic problem will not be added to because of
this development but will increase because of the extension of Route 53 to
Lake-Cook Road. She was also interested in the taxes generated from this
development and how they would benefit the Village.
Ms. Shields feels a commercial store in this area would change the atmosphere
in this section of the Village.
Mr. Weiser feels the peak hour customer figures for this site do not support a
store this size.
Chairman Shields closed the public hearing at 9:15 P.M.
Buffalo Grove Plan Commission
Public Hearing
March 14, 1984 - Page 3
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
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Buffalo Grove Plan Commission
Public Hearing
March 14, 1984 - Page 4
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SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
Buffalo Grove Retail Center - Trammell Crow Company
Arlington Heights and Lake Cook Roads
1984 Zoning Map
March 14, 1984
Chairman Shields called the regular meeting to order at 9:31 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Mr. Goldspiel
Mrs. Reid
Mrs. Kaszubowski
Mr. Krug
Mr. Goldberg
Mr. Musfeldt
Commissioners Absent: Mrs. Sheldon
Mr. Davis
Also Present Mr. T. Beechick, Developer, Trammell Crow
Mr. T. Barrett, Developer, Trammell Crow
Mr. A. Olsen, Architect, Trammell Crow
Mr. D. Miller, Traffic Analyst, Trammell Crow
Ms. S. Best, Traffic Analyst, Trammell Crow
Mr. M. Polinko, Landscape Architect, Trammell Crow
Mr. J. McDermott, Dominick's
Mr. R. Lunt, Developer, Trammell Crow
Mrs. VanStan, 6 Whitehall Court, Buffalo Grove
Mrs. M. L. Shields, 1016 Whitehall Ct. , Buffalo Grove
Mr. Spivek, District 96 School Board Representative
Mr. R. Steinloff, Lake County Resident
Ms. T. Fergus, Buffalo Grove Resident
Ms. J. Strauce, Timberhill Road, Buffalo Grove
Ms. Winstead, Bernard, Buffalo Grove
Ms. Childres, Buffalo Grove Resident
Mr. F. Weiser, Buffalo Grove Resident
Mr. Anderson, 9 Whitehall Court, Buffalo Grove
Mr. S. Stone, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
Commissioner Kaszubowski moved, with Commissioner Goldberg seconding, that the
Plan Commission dispense with the regular order of the meeting and proceed to
Item 6 on the Agenda, Matters for Discussion. Approval was unanimous and the
motion passed.
BUFFALO GROVE RETAIL CENTER - TRAMMELL CROW COMPANY
The developer agrees to all points in Mr. Truesdell's memo to the Plan Commis-
sion dated March 8, 1984 titled Trammell Crow Shopping Center - Public Hearing.
Mr. Barrett explained the truck traffic pattern and noted that it is oriented
toward the back of the store.
Moved by Commissioner Goldberg, seconded by Commissioner Kaszubowski that the
Plan Commission recommend to the Village Board approval of the Buffalo Grove
Retail Center which is an amendment to the PUD with an amendment to Exhibit B
to the PUD subject to:
1. Curbing of the parking islands in the parking lot
2. Relocating two trees on the parkway entrance.
3. The right turn lane on Arlington Heights Road be drawn on the
preliminary plan.
4. Provision for the pedestrian signal to the light on Arlington
Heights Road.
Discussion:
Mr. Barrett stated the developer is pursuing a tenant for the restaurant pad
that is family oriented. It will not be a fast food restaurant and they are
not interested in selling the site. If they did it would be with strict
controls. They do not want a chain restaurant in that location.
Mr. Truesdell noted that this area was zoned for a restaurant.
Commissioner Goldspiel noted the site should be bermed and it should not have a
drive through restaurant. The developer concurred.
Mr. Kuenkler noted the boundaries have not been checked as yet, but felt that
they would be alright from review of the preliminary plans.
Mr. Raysa stated there is a difference in the acreage on the PUD and the site
plan which Mr. Truesdell was checking out.
THE VOTE:
AYES: Commissioners Kaszubowski, Krug, Goldberg, Musfeldt
NAYES: Commissioners Goldspiel, Reid
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis
The motion passed 4 - 2
Commissioner Goldspiel stated his no vote was because he was convinced by the
testimony of Ms. Fergus and Ms. Shields there is serious planning issue here.
This store could change the character of the area. He did not like the in-
crease in size of the food store.
Buffalo Grove Plan Commission
Regular Meeting
March 14, 1984 - Page 2
Commissioner Reid likes the architecture but agrees with Commissioner
Goldspiel. This is the front door to the Village. This will change the
character of that part of the Village. She does not feel the grocery store
will compliment the office area.
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Reid, to approve the
Regular Meeting minutes of March 7, 1984. Approval was unanimous with Commis-
sioners Kaszubowski and Goldberg abstaining.
Moved by Commissioner Reid, seconded by Commissioner Musfeldt, to approve the
Public Hearing minutes of March 7, 1984.
AYES: Commissioners Reid, Krug, Musfeldt,
NAYES: Commissioner Goldspiel
ABSTAIN: Commissioners Kaszubowski and Goldberg
ABSENT: Commissioners Sheldon and Davis
The motion passed.
COMMUNICATIONS
None
LIAISON REPORTS
Commissioner Goldberg stated that because of weather conditions he was unable
to get back to Buffalo Grove from a business trip for his Village Board
meeting.
1984 ZONING MAP
Mr. Truesdell showed an updated version of the 1984 Zoning Map. Added to the
map was:
1. The R-9 Cedar View development.
2. The entire Johnson annexation.
3. The Corporate Grove Corridor.
4. All of the incorporated areas within the boundaries of the Town
Center as the B-5 Town Center District.
Moved by Commissioner Goldberg, seconded by Commissioner Kaszubowski, that the
Plan Commission recommend to the Village Board approval of the updated 1984
Zoning Map.
AYES: Commissioners Goldspiel, Reid, Kaszubowski, Krug, Goldberg, Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis
The motion passed 6 - 0.
Buffaloal Grove Plan Commission
rch Maarl4Me?Wg- Page 3
FUTURE AGENDA
There will not be a regular meeting on March 21, 1984.
The next meeting will be April 4, 1984 but the agenda has not been finalized as
yet.
ADJOURNMENT
Moved by Commissioner Goldspiel, seconded by Mr. Goldberg, to adjourn the
meeting. Approval was unanimous and Chairman Shields adjourned the meeting at
10:09 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Regular Meeting
March 14, 1984 - Page 4