1984-02-15 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Trammell Crow Retail Center -
Arlington Heights and Lake Cook Roads
February 15, 1984
Chairman Shields called the regular meeting to order at 7:43 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Shields
Mr. Goldspiel
Mrs. Reid
Mr. Krug
Mr. Goldberg
Mr. Musfeldt
Commissioners Absent: Mrs. Sheldon
Mr. Davis
Mrs. Kaszubowski
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. R. Gudmundson, Engineer, Trammell Crow
Mr. T. Farley, Landscaper, Trammell Crow
Mr. & J. Mrs. Mason, 20 Whitehall Ct. , Buffalo Grove
Mrs. VanStan, 6 Whitehall Ct. , Buffalo Grove
Mrs. M. L. Shields, 1016 Whitehall, Buffalo Grove
Mr. R. Anderson, 9 Whitehall Ct. , Buffalo Grove
Mr. S. Stone, Village Trustee
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Reid to approve the
February 1, 1984 Regular Meeting minutes. Page 3, last paragraph change "be
pavement" to "an access road", page 4, paragraph 12 change "all public streets"
to " a public street". Approval was unanimous and the motion passed.
COMMITTEE REPORTS
None
LIAISON REPORTS
None
TRAMMEL CROW RETAIL CENTER - LAKE-COOK AND ARLINGTON HEIGHTS ROADS
Chairman Shields explained to the audience that this was a workshop and not a
public hearing. He then went over the format the meeting would take.
Mr. Truesdell referred to his February 9, 1984 memo to the Plan Commission
titled Trammell Crow Retail Center - Arlington Heights and Lake-Cook Roads.
Point 2, the developers have agreed to make the necessary changes. The bike
path should be required to be extended along this site. The one approved
originally for the office park, on the east property line, will still be
extended.
Mr. Beechick reviewed the history of the site stating it is an 8.8 acre retail
property.
Mr. Barrett noted they are working on a final lease negotiation with Dominick's
which will be for 61,000 square feet of food and drug space. There is an
additional 29,000square feet of retail space. They feel they have a very
saleable product that is appropriate for this location. Currently this site is
zoned for business on 5.5 of the 8.8 acres. Their concern has been that they
protect the front door of the Trammell Crow development.
Mr. Olson stated they have worked with Trammell Crow on similar projects and are
involved with the property to the east of this site. He presented renderings
and elevations of the buildings. Signage would be controlled and managed
through a narrow band. The face brick would be put completely around the
building, that is on the sides and back.
Mr. Farley showed renderings of the landscape plan and explained it. There is
a greater density of planting materials and the trees are 3" to 5" trunk width.
They could be upgraded from this size depending on the price at the time of
purchase. They will provide the most screening from the Lake-Cook side of the
project. The back and the Arlington Heights Road side of the project will have
a softer look. There could be raised or free standing planters to break up the
front of the store. There would be a 4 foot hedge to screen the parking lot
from Lake Cook Road.
Ms. Best explained that they took a traffic count at Arlington Heights and Lake
Cook Roads and at the drives of the site. Arlington Heights Road has a 35 foot
south bound turn lane to the side. Lake Cook Road has a 35 foot drive entrance
which will come up to the front of the store. The circulation drive into the
office center can be used to get behind the store. The 100 foot south turn
lane will be maintained as well as the west turning lane. The left turn lane
on Lake-Cook Road will be a back to back lane.
Mr. Barrett noted the large arches on the building are for the entrance and
exit of Dominick's. The store sign is on a band of masonry, below that would
be a sloping shingle roof. It will be strictly a Dominick operation. The
north west corner of the building will have an access door for an office. They
will get the type of tenant or business for this portion so that there will not
be a problem with traffic. The drive behind the eastern commercial is 30 feet
wide. They feel there will be no problems in that area with traffic.
Buffalo Grove Plan Commission
Regular Meeting
February 15, 1984 - Page 2
Mr. Gudmundson stated the entire site drops from the south west corner to the
north east corner. The parking area and buildings will drop slightly to
facilitate the drainage from the parking lot. The parking lot will be below
the curb line along Lake-Cook Road.
Mr. Farley stated the berm behind the store is essentially a double berm five
feet to six feet high. They propose to leave the parking row ends with trees
in staggered locations for visibility. Eventually the trees will be a
significant size and if aligned on every island would block the view of the
store. Putting grass planters at the island ends can create a maintenance
problem.
Ms. Best stated they felt very little traffic will be coming from the west.
They did not feel that much traffic will be shifted onto Lake-Cook Road from
Dundee Road.
Trustee Stone felt Dominick's could be a substantial anchor for establishing
other business in that location.
Mr. Truesdell stated that regarding site distance at Lake-Cook and Arlington
Heights Roads it may be necessary to move a couple of the trees on Lake-Cook
Road because they create a visual distraction.
Commissioner Goldspiel felt there should be a right turn deceleration lane on
Arlington Heights Road. Staff will review this.
Chairman Shields called a recess at 9:22 P.M. and reconvened the meeting at
9:34 P.M.
Mr. Mason presented a petition signed by 110 residents of Buffalo Grove which
stated their concerns.
There was discussion concerning how pedestrain safety at the intersection could
be improved and it was suggested the best way was a push button light signal
that would give a longer green.
Mrs. VanStan was concerned with the traffic when Route 53 is joined with
Lake-Cook Road.
Mr. Anderson noted that the children going to the pools and creek would be
walking along the bike path across the entrance to the site and this should be
taken into consideration. He feels there are many safety problems involved
with the plan.
Moved by Commissioner Goldberg, seconded by Commissioner Krug, the plan be
scheduled for a public hearing.
Discussion:
Commissioner Goldspiel suggested an auxiliary traffic signal at one of the
entrances to the center or prohibit a left turn onto Lake-Cook Road.
Mr. Barrett stated they did not have enough traffic to warrant the light. They
Buffalo Grove Plan Commission
Regular Meeting
February 15, 1984 - Page 3
did not look favorably on preventing left hand turns.
Commissioner Goldberg suggested that before the public hearing the applicant
consider the traffic problems.
Mrs. Shields noted that the residents of the area did not want a grocery store
in that location. They did not feel it was compatible with the residential
area.
Mrs. Reid explained that the original plan provided for less commercial
acreage. She feels the office space could be further reduced or the Village
should go back to the smaller retail concept.
Mr. Barrett noted that Dominick's will eventually move their present store out
of its location. They feel this site is a good one for their new store.
Commissioner Goldspiel would like to see the applicant address itself to the
traffic and specifically consider the drive in front of the side entrance
portion. He would like attention given to the islands at the ends of the
parking lanes.
THE VOTE:
AYES: Commissioners Goldspiel, Reid, Krug, Goldberg, Musfeldt
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Sheldon, Davis, Kaszubowski
The motion passed 5 - 0.
FUTURE AGENDA
There will be a public hearing on the Pizza Hut on March 7, 1984.
Trammell Crow Retail Center public hearing could be scheduled for March 14, 1984
if all the necessary paperwork is in. There was a quorum problem for the
regular meeting of March 21, 1984.
ADJOURNMENT
Moved by Commissioner Goldspiel, seconded by Commissioner Goldberg that the
meeting be adjourned. The vote was unanimously in favor and Chairman Shields
adjourned the meeting at 10:23 P.M.
Buffalo Grove Plan Commission
Regular Meeting
February 15, 1984 - Page 4
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
,--3
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Regular Meeting
February 15, 1984 - Page 5