1985-09-18 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Riverwalk Preliminary Plan
II
September 18, 1985
Chairman Sheldon called the public hearing to order at 7:43 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Davis
Mr. Krug
Mr. Musfeldt
Ms. Kaszubowski
Commissioners Absent: Mr. Goldspiel
Mr. Laskie
Mr. Gal
Mr. Demski
Also Present: Mr. D. Thomas, Developer, Riverwalk
Mr. K. Bufton, Attorney, Riverwalk
Mr. R. Gudmundson, Engineer, Riverwalk
Mr. M. Hunner, Landscaper, Riverwalk
Mr. C. Yost, Construction Engineer, Riverwalk
Mr. H. Olsen, Architect, Riverwalk
Mr. D. O'Hara, Parking Consultant
Mr. S. Meyer, Lake Count Forest Preserve District
Representative
Ms. J. Boguchual, Northbrook Representative
Mr. C. Wilson, Lincolnshire Trustee
Mr. Fedelstine, Vernon Home Owners Association
Mr. R. Stanger, Riverwoods Trustee
Ms. E. Elimeyer, 1400 Sanders Riverwoods
Mr. D. Sochen, Chevy Chase Property Association
Member
Mr. E. Eisenberg, Inverrary Resident
Mr. G. Trabowski, Property owner adjacent to
Riverwalk
Mr. W. Reid, Village Trustee
Ms. M. Kowalski, Village Trustee
Mr. M. Biederwolt, Village Civil Engineer
Mr. W. Raysa, Village Attorney
Mr. K. Carmignani, Village Traffic Consultant
Mr. W. Balling Village Manager
Mr. W. Raysa, Village Attorney
Mr. J. Truesdell, Village Planner
Chairman Sheldon read the notice of the public hearing as published in the
newspaper and informed the audience of the format the meeting would take.
She then swore in Messrs. Thomas, Bufton, Gudmundson, Hunner, Yost, Olsen and
O'Hara.
Mr. Bufton briefly outlined the property stating they are asking for several
variations. The primary ones being a variation from the setback from a
residential area and setback requirement from the right-of-way.
Mr. Thomas reviewed a slide presentation depicting some Trammell Crow
developments and demonstrating some of the ideas they have for this site.
Mr. Olson stated they will have a finished roof form. The building will have a
2 story granite base. He passed out samples of the proposed building
materials. There will be 2 twelve story buildings connected by a concourse.
They will have an all weather bridge connecting the parking buildings to the
office buildings on the second level of the office building. The office
buildings will have a 3 story high atrium lobby . At the upper levels they
will provide active balconies and a sky lobby feature. The concourse will go
in at the initial stages of Phase I and hook up to Phase II.
Mr. Gudmundson briefly reviewed the engineering for the site using a
rendering, copies of which he passed out to the Commission. The site is 17.5
acres. The ground elevation is 635 to 654 through the middle of the site.
This will allow them to take advantage of the natural depression in the land.
The storm water will be routed into a wet detention facility. The rise and
fall of the detention will be 21 to 3 feet. The existing floor elevation is
642. There will be a 12" water extension under the proposed roadway and it
will link up with the existing water main which will be extended to the west
and hook up to Chevy Chase business park. This will complete a major 12"
water loop at the external edge of the Village. The sanitary sewer connected
to the site is routed from the gravity sewer to the west to a lift station.
All the storm sewer will be routed into the detention facility. The culvert
will allow the Des Plaines River to back up into the compensatory storage.
They are requesting a 60' right-of-way with a 40' back to back street with
provision that there would be no parking on either side of the street. They
intend to meet or exceed the Village requirements. They would like to modify
the surface treatment in front of the buildings using brick pavers and an
option of using custom street lights on the roadway. They will maintain the
candle power required by the Village. Sidewalks would be continuous on one
side of the roadway with a pathway system along the lake as well as a
sidewalk system near the buildings. It is proposed to take the sidewalk on
Milwaukee Avenue and direct it into the development along the detention basin
and out again. They wish to use sheet piling capped with a sidewalk along
the lake which would allow for a stable edge. On the street side of the lake
they would like to look into some innovative technique.
Mr. Hunner stated the major view of the property is along Milwaukee Avenue
and Lake-Cook Road. He then reviewed the landscaping plan. They propose to
drop down slightly along Lake-Cook Road and go up again. They plan heavy
screening of the parking.
Buffalo Grove Plan Commission
Public Hearing
September 18, 1985 - Page 2
They will be happy to redo the parking to the original proposed parking
structure.
Mr. Thompson stated they plan to sufficiently screen the homes from their
site.
Mr. O'Hara did a parking study which showed
1. Width of the stalls.
2. Going from the current 9' stall to 8'6" stall reduction.
3 Length of the stall reduced from 18'6" to 17'6".
4. Go from 26' required aisle to 24' parking aisle.
5. Compact parking stalls in 30% of the parking locations.
Mr. O'Hara briefly reviewed his report dated September 11, 1985 stating the
17'2" vehicle is the one they would like to design for. They feel the
turning radius has also changed with the reduced size in automobiles.
Mr. Thomas stated this is not a dense development. The parking will be
contained in parking structures and there will be no street parking.
Mr. Carmignani briefly reviewed his traffic report previously passed out to
the Commission stating he reviewed the traffic at the peak hours at the
intersection of Lake-Cook Road and Milwaukee Avenue. The intersection
currently operates under a forced flow. Any access to this site would
service it and the remaining 24 acres of property in that area. The
intersection requires 9 lanes across on all 4 legs. This would be a maximum
level of service that could be constructed at grade level. With this level
of flow, the Lake-Cook entrance to the site would have to be limited to right
in/right out. The improvement of the Milwaukee entrance would mean that it
would operate at mid level. He agrees with the variation in parking to the
parking stall widths of 8'6" and the 24' aisle width but has trouble with the
car length. He felt cars would be out in the aisles reducing the aisle width
which would impact the turning movements of vehicles. The 17'2" length would
work for 75% of the vehicles that would use the parking.
Chairman Sheldon called a recess at 9:10 P.M. and reconvened the meeting at
9:22 P.M.
The developer would be willing to engineer a bike path where they are showing
a sidewalk on Milwaukee Avenue along the north side of the pond and down to
Lake-Cook Road.
Commissioner Davis felt the Commission should have a plan showing setbacks in
front of them tonight. It should have been included in their packet.
The Fire Department was concerned about access to the back of the building.
The taller buildings usually control fires internally.
Mr. Yost stated that energy efficiency depends upon the color of the windows
and their insulation.
Commissioner Musfeldt was concerned with the 8'6" parking widths.
Buffalo Grove Plan Commission
Public Hearing
September 18, 1985 - Page 3
Mr. Cowhey stated the dimensions of the property are:
1 Building setback from the property line according to east portion
of the plan Phase I and Phase II Buildings from the building to the
property line north and east is 65'
2. From Phase I building property line north and west is 225'
3. Phase I parking deck dimension from its closest corner to the north
property line is 95'
4. Right of way on Milwaukee to the closest corner on the parking deck
95'
5. South line of the parking deck to the property line on Lake-Cook is
397'
6. Between parking deck of Phase I Building 85'
7. Concourse I and II northeast wall to northeast property line is 60'
8. From Phase II parking deck to the north line plus or minus 85'
9. The north boundary of Phase II building is equal to the deck
10. Phase II office building to Phase II deck 60;
11. Phase II parking deck to the east property line is 25'
12. Phase II parking deck to the south on the right of way Lake-Cook
Road is 95'
13. Phase I Building southern portion to the south to the right of way
of Lake-Cook Road is 440'
14. South phase of Phase II building to right of way line of Lake-Cook
Road is 275'
Mr. Balling stated the fire rating could be effected by this building. The
Village is setting aside funds for an aerial ladder truck to service this
type of structure. Mr. Carmignani stated if this is considered a
commercial/industrial development by IDOT, the warrants could be met for a
traffic signal at Columbus Parkway.
The developer would be willing to entertain some kind of assistance in
traffic control on Columbus Parkway during the peak hours.
Mr. Meyer stated the Forest Preserve District has taken no position regarding
this development. They are concerned with the 12 story structure effect on
users of the forest preserve property. They would prefer 2 six story
buildings. They feel this building would endanger migrating birds that
frequent the Des Plaines River. They are favorably impressed with the design
and the developers desire to work with them.
Ms. Boguchual stated Northbrook is reviewingtheplan and reserves the right
g g
to comment at a later date.
Mr. Wilson states Lincolnshire was concerned with the height of the buildings
and the density.
Mr. Fedelstein was opposed to the 12 story building height.
Mr. Thomas stated that they are working with Palwaukee and their building is
201' just over the 200' requirement.
Mr. Stanger was against the density and the height of the building. He
stated the villages in the area need to get together to work out a plan for
this location.
Buffalo Grove Plan Commission
Public Hearing
September 18, 1985 - Page 4
Ms. Elimeyer stated half of the flood plain is being filled in with a
building and was concerned with the building material reflecting in residents
eyes.
Mr. Cowhey stated the water table is 6' below the building.
Mr. Sochen was opposed to the building height.
Mr. Eisenberg was opposed to the building height and the traffic generated
from this development.
Mr. Trabowski was opposed to the parking being so close to his property.
Chairman Sheldon closed the public hearing at 10:45
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing
September 18, 1985 - Page 5
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Riverwalk Preliminary Plan
September 18, 1985
Chairman Sheldon called the regular meeting to order at 10:55 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Davis
Mr. Krug
Mr. Musfeldt
Ms. Kaszubowski
Commissioners Absent: Mr. Goldspiel
Mr. Laskie
Mr. Gal
Mr. Demski
Also Present: Mr. D. Thomas, Developer, Riverwalk
Mr. K. Bufton, Attorney, Riverwalk
Mr. R. Gudmundson, Engineer, Riverwalk
Mr. M. Hunner, Landscaper, Riverwalk
Mr. C. Yost, Construction Engineer, Riverwalk
Mr. H. Olsen, Architect, Riverwalk
Mr. D. O'Hara, Parking Consultant, Riverwalk
Mr. W. Reid, Village Trustee
Ms. M. Kowalski, Village Trustee
Mr. M. Biederwolf, Village Civil Engineer
Mr. W. Raysa, Village Attorney
Mr. K. Carmignani, Village Traffic Consultant
Mr. W. Balling Village Manager
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Krug, seconded by Commissioner Davis, to approve the
Public Hearing minutes of September 4, 1985. Approval was unanimous in favor
with Commissioners Krug and Kaszubowski abstaining. The motion passed. Page
3 paragraph 4 add "water detention" after "adequate" and "This is designed
to change the flow from the property and release water at a controlled point
during and after a storm. The water problem at Horatio Gardens should be
better not worse" at the end of the paragraph; Paragraph 9 add "It was agreed
the emergency access would be off Marie Drive."
Moved by Commissioner Musfeldt, seconded by Commissioner Davis, to approve the
Regular Meeting minutes of September 4, 1985. Approval was unanimous in
favor with Commissioners Krug and Kaszubowski abstaining. The motion passed.
COMMITTEE & LIAISON REPORTS
None
RIVERWALK PRELIMINARY PLAN
Mr. Carmignani stated Riverwalk Drive right in/right out area should be
redesigned for a barrier median so that it could not be crossed.
The developer will build a safety ledge below the water around the pond.
Moved by Commissioner Musfeldt, seconded by Commissioner Kaszubowski that the
Plan Commission recommend to the Village Board approval of the Riverwalk
Preliminary Plan revised September 17, 1985 Phases I and II subject to:
1. Presentation to the Village Trustees and Plan Commission a copy of
a detailed site plan with dimensions and site data noted.
2. A variation to the Development Ordinance, Section
16.50.080.A.1--Side-walks on one side of Riverwalk Drive with
sidewalk along Lake-Cook Road and Milwaukee Avenue being internal
through the development and an 8' hiking path along the lake being
provided.
3. A variation to Section 16.50.070.D.2 of the Development Ordinance
to allow a 60' right-of-way on Riverwalk Drive and a 40' pavement.
4. A variation to Section 16.50.120 I. 1.e. of the Development
Ordinance (Parkway trees) subject to Appearance Commission review.
The motion was interrupted so that the Commissioner could be polled on the
following points.
1. Change in the width of parking stalls to 8'6" from the existing 9'
dimension.
AYES: Commissioners Davis, Krug, Kaszubowski
NAYES: Commissioner Musfeldt
ABSTAIN: None
ABSENT: Commissioners Goldspiel, Laskie, Gal, Demski
The poll was favorable 3 - 1.
2. Change in the length of parking stalls to 17'6" from the existing 18'6"
dimension.
AYES: Commissioners Krug, Kaszubowski, Sheldon
NAYES: Commissioners Davis, Musfeldt
ABSTAIN: None
ABSENT: Commissioners Goldspiel, Laskie, Gal, Demski
Buffalo Grove Plan Commission
Regular Meeting
September 18, 1985 - Page 2
The pool was favorable 3 - 2.
3. Change in aisle width from the existing 26' to 24' for 90-degree parking
and to other appropriate widths for various other parking angles which
may be utilized.
AYES: Commissioners Davis, Krug, Kaszubowski
NAYES: Commissioner Musfeldt
ABSTAIN: None
ABSENT: Commissioners Goldspiel, Laskie, Gal, Demski
The poll was favorable 3 - 1
4. Allowance of a reasonable percentage of compact cars of dimension
of no less than eight feet in width and 16 feet in length at
locations such as at column instructions, tight turn locations, etc.
where overall dimensions might allow introduction of a smaller
space so as not to end up with wasted and unused areas.
AYES: Commissioners Davis, Krug, Kaszubowski
NAYES: Commissioner Musfeldt
ABSTAIN: None
ABSENT: Commissioners Goldspiel, Laskie, Gal, Demski
The poll was favorable 3 - 1.
The motion was continued:
5. A variation to Section 17.44.040.D. 3 of the Zoning Ordinance to
grant the variation to allow the building setback from the north
property line as per plan to 225' for Phase I office building
setback.
6. Allowing variations as outlined in the Parking Variation memo dated
September 11, 1985 from Mr. Neil S. Kenig to Mr. Donald J. Thomas
titled Request for Parking Variance for the Riverwalk Office
Project Buffalo Grove, Illinois.
7. Allowing a 25' setback variation from the forest preserve boundary.
8. Allowing a setback from right-of-way on Riverwalk Drive for the 4
level parking structure and the office buildings.
9. Allowing custom street lighting as requested provided that the
lumens are provided per Village ordinance.
10. Allowing a variation in the Development Ordinance detention basin
side slope treatment by using enkamat in the seawall treatment and
matting instead of stone.
11. Allowing a variation on a portion of the road to allow for a brick
paver type surface provided that standard structural specifications
are met.
12. Providing 25' between the Lake-Cook Road property line and the
retention basis.
AYES: Commissioners Davis, Krug, Musfeldt, Kaszubowski
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Goldspiel, Laskie, Gal, Demski
Buffalo Grove Plan Commission
Regular Meeting
September 18, 1985 - Page 3
The motion passed 4 - 0.
FUTURE AGENDA SCHEDULE
Messrs Truesdell and Balling will be meeting with Chairman Sheldon to discuss
the future agenda schedule.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Davis and
unanimously carried that the meeting be adjourned. Chairman Sheldon
adjourned the meeting at 11:46 P.M.
Respectfully submitted,
`
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting
September 18, 1985 - Page 4