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1987-05-27 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Suburban Branch Bank & Office Complex Crossings Center Buffalo Grove Business Park #8 Iris Wood (Taco Bell) May 27, 1987 Chairman Sheldon called the regular meetingto order at 7:38 P.M. in the 8 Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Davis Mr. Musfeldt Mr. Rhodes Mr. Katz Commissioners Absent: Mr. Goldspiel Mr. Krug Also Present: Mr. T. Swarthout, Developer, Otis Mr. J. Otis, Developer, Otis Mr. R. Kereoff, 927 Providence, Buffalo Grove Mr. D. Graham, 1237 Franklin, Buffalo Grove Mr. M. Belger, 1044 Providence, Buffalo Grove Mr. D. Mattis, 1463 Chase Court, Buffalo Grove Mr. R. Laken, 957 Bedford, Buffalo Grove Mr. H. Watson, 1516 Anderson Lane, Buffalo Grove Mr. W. Lange, 956 Burgis, Buffalo Grove Mr. S. Tennis, Hammond Court, Buffalo Grove Mr. D. Lissinski, 949 Bedford, Buffalo Grove Mr. D. Lahert, 894 Newport, Buffalo Grove Mr. M. Biederwolf, Village Engineering Asst. Mr. W. Raysa, Village Attorney Mr. J. Marienthal, Village Trustee Mr. W. Reid, Village Trustee Mr. L. Szymborski, Assistant Village Manager Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve the Regular Meeting minutes of May 6, 1987 as amended. Approval was unanimous in favor with Commissioner Davis abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Public Hearing minutes of May 6, 1987 as amended. Approval was unanimous in favor Commissioner Davis abstaining and the motion passed. Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve the Regular Meeting minutes of May 20, 1987 as amended. Approval was unanimous in favor with Commissioner Davis abstaining and the motion passed. L/ Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Public Hearingminutes of May20, 1987. Approval was unanimous in favor PP Commissioner Davis abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Rhodes attended the May 18, 1987 Village Board meeting where: The Hamilton Partners site at Lake Cook and Weidner Roads was approved The Chrysler Dealership was approved The preliminary plan for Johnson West was approved There was discussion on street repair and the Village will start work on Arlington Heights and Dundee Roads intersections soon. Chairman Sheldon presented a 5 year pin to the recording secretary. SUBURBAN BRANCH BANK & OFFICE COMPLEX Mr. Swarthout stated they have done some quick measurements on, and passed out a sketch of, the Courtland Drive and the access to their site on Arlington Heights Road. They prefer the access as is. They looked at aligning the drive but they believe the drive is too close to Route 83. The stacking might create a problem off of Route 83 with 70 cars per hour accessing the site during peak periods. Egress on Route 83 does relieve between 20% and 25% from the site. Any relief of the site is a benefit. They would like to keep this access. They researched the slope and felt the 4:1 slope is adequate and are still requesting this variation. Commissioner Musfeldt questioned the site being used as a cut through to avoid the light. Chairman Sheldon pointed out that signage could be installed and enforced. It would also take longer to cut through the site than go through the light. Mr. Swarthoutstated tated theyhave tried to contact the pastor of the church and are still trying to do so. They will meet with him on the landscape plan and present it to the village. He is confident they can satisfy the pastor but were unsure if the village would approve this plan. Chairman Sheldon noted that the church should be informed when this plan is to go before the Appearance Commission. Buffalo Grove Plan Commission Special Meeting - Page 2 it4av 27__1987- Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of petition for Suburban Branch Bank and Office Complex by Otis Associates dated March 17, 1987 for zoning in the 0 & R District with a 2 lot subdivision and preliminary plan approval with Development Ordinance Variation Section 16.50.040.C.3 to allow a 4:1 side slope around the retention pond instead of the required 6:1 slope subject to: 1. The developer meeting with the pastor of the church to develop the landscape plan between the church and this site. 2. Show existing street lighting. Extend system on Illinois Route 83 to west property line and indicate lights on Arlington Heights Road. 3. Watermain sizingshall be to a detailed fire flow analysis. subjectY 4. Directional island needs to be provided if it is to be operated as right in/right out. Discussion: Mr. Swarthout noted there are sidewalks on the plan. They have relocated the drainage inlets. There are no lights on the plan. AYES: Commissioners Davis, Musfeldt, Katz and Rhodes NAYES: None ABSTAIN: None ABSENT: Commissioners Goldspiel and Krug The motion carried 4 - 0. THE CROSSINGS CENTER Moved by Commissioner Musfeldt, seconded by Commissioner Katz that the Plan Commission recommend to the Village Board approval of the Crossings Center Plan, Alternate #1 dated May 20, 1987 and approval of the petition for rezoning from R-1 to B-3 zoning district. Subject to: 1. Additional screening in the rear of the property to buffer the loading docks from the area adjacent. 2. Street lighting is required along Arlington Heights Road and Fremont Way. 3. Watermain sizing is subject to a detailed fire flow analysis. No watermain between buildings. 4. Inclusion of a third lane for exit purposes on Fremont Way. 5. Further the Commission finds that the proposal with criteria as set forth in 17.280.40.A have been met and find that this petition meets the general objectives of section 17.28.050.A.1 through 17.28.050.A.7 and general standards for PUD set forth in section 17.28.050.D. 6. To exclude a fast food or drive in restaurant and similar businesses. Buffalo Grove Plan Commission Special Meeting - Page 3 Mav 27, 1987 Discussion: Mr. Raysa noted the southwest corner of Arlington Heights Road and Route 83 is unincorporated and is the subject of a law suit. A bank has submitted a plan to Long Grove but he has not reviewed it. Chairman Sheldon briefly reviewed a conversation with Commissioner Goldspiel on this site. He stated from the beginning this was slated to be commercial and it is the highest and best use of this land. To make this multi-family would negate the mix that has been adopted within the Village of Buffalo Grove. The traffic for a multi-family would add as much congestion to the surrounding area. The other options were to leave it vacant, which is unrealistic, or to make it a park. The Park District is not interested in this site. So it comes back to rezoning the site commercial. The only way it could be developed residential would single family. It would be difficult to put single family on this site because of the engineering considerations. There are parts of the site that are not quality land. Commissioner Rhodes had viewed a Treasure Island and Sunset Foods, which are the type of store that would go on this plan. They are neighborhood food stores. The shopping center is beautiful but he is opposed to the food market. He is for the commercial development. Commissioner Katz agrees with Commissioner Rhodes. A food store that specializes in meat, and produce will have several deliveries. Plus the proximity to the residential would place a burden on those homeowners. Commissioner Davis stated the size of this store is not as large as the stores Commissioner Rhodes looked at. This store would not have that many deliveries. Produce is brought in on a very early morning basis and not more than 3 times a week. Meat is not brought in daily. Probably there would be 4 trucks a day three times a week. He pointed out that the property values have increased near the Dominicks store in Arlington Heights and Lake-Cook Roads. Mr. Otis stated that from his memory they have a potential high water level in that area. There was no peak. There is subterranean base down 8' to 10' and basements would have a hydrologic pressure problem. Multiple story buildings could be difficult to build on the site. It could take residential or commercial. By his memory there is no serious problem. There is a potential basement water problem. They will not build basements. Commissioner Musfeldt felt that there is not enough competition for the food stores present in the village and felt this store might have a positive effect on pricing. Mr. Otis noted they would put restrictions on the site for no deliveries between 10:00 P.M. and 5:00 A.M. The store would be restricted as far as hours of operation between 7:00 A.M. and 11:00 P.M. Chairman Sheldon noted that the Plan Commission had received the letters from Lucas and Sullivan in their packet. There is a Dominicks at Lake-Cook and Arlington Heights Roads and the residents of Lexington behind this store do not hear the truck deliveries. Buffalo Grove Plan Commission Special Meeting - Page 4 Mav-2-7,_1987 Commissioner Rhodes noted that he was in favor of the property as commercial but was opposed to the food store due to the traffic patterns for the delivery trucks. AYES: Commissioners Musfeldt, Davis and Sheldon NAYES: Commissioners Katz and Rhodes ABSTAIN: None ABSENT: Commissioners Goldspiel and Krug The motion carried 3 - 2. Chairman Sheldon opened up the floor for questions. Mr. Graham stated that Mr. Carmignani indicated this property would generate 1/6th of the traffic if it were developed residential during peak periods. Chairman Sheldon noted that they were talking of traffic in terms of it causing as complex a problem as the commercial, if residential were put on this site. Mr. Kereoff delivers soft drinks and noted that there would be several deliveries. The stacking of delivery trucks with their motors running would cause a health problem for the residents in that area. He noted that for him a delivery can take 30 minutes depending on the variables. Chairman Sheldon requested that when this recommendation goes to the Village Board that the minutes accompany it so that the trustees will be able to review the resident's comments. Mr. Belger felt the Commission recommendation was very irresponsible regarding what the residents want on this site. The south east corner of the children's park floods 4 or 5 times a year. Water is high enough for rafts. There is a basement water problems with the homes on Providence Lane that abut the park. He has seen Fremont Circle flooded twice. He felt the Commission had their minds made up before the Public Hearing. Mr. Mattis has walked to the Dominicks mentioned by Chairman Sheldon and noted that the residents of Lexington do not hear the trucks because they are buffered by a business park. This plan does not have that buffer. He would be more in favor of the plan with something other than a food store. Mr. Laken was concerned with the how the Commission determined what to vote on regarding this site. Mr. Watson noted that he and a few of his neighbors were in favor of the plan. Mr. Lange noted that meat deliveries can cause a great litter problem. Mr. Lissinski lives directly behind the food store. If there is any possible way to redesign the plan without the food store he would appreciate it. Mr. Lahert noted high school children would be boarding busses right near this site. Buffalo Grove Plan Commission Special Meeting - Page 5 May 27. 1987 --- Mr. Graham noted that Ivy Hill, near Northpoint, has a very good buffer from the shopping center. Morrie Mages in Northpoint is a 3,500 square foot store on two levels and it is a very big store. He felt this was the same size as the proposed food store in this site. Commissioner Musfeldt noted the function of the Commission is to deal with the plan that is before it. The Commission votes on the plan, the zoning ordinance and the permitted uses have to be considered. Mr. Raysa outlined the duties of the Plan Commission and where the plan would go from this point. Mr. Belger did not like this plan. He would be willing to work with the Village to develop a more favorable plan. He did not want a food store on this site. Mr. Otis noted it is their intention to build all of the site on one phase progressively starting with the food store and going on. They should complete it within 24 months. Mr. Tennis questioned when the workshops were held on this project and when this will go to the Village Board. He was not sure how to look for notices of these meetings and would like to be informed when the Village Board would review this. Chairman Sheldon thanked the audience for coming and encouraged them to follow the plan to the Village Board. BUFFALO GROVE BUSINESS PARK #8 FINAL PLAT OF SUBDIVISION Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of the Buffalo Grove Business Park #8 - Final Plat of Subdivision. Discussion: Mr. Biederwolf noted the plan was in order. AYES: Commissioners Davis, Musfeldt, Katz and Rhodes NAYES: None ABSTAIN: None ABSENT: Commissioners Goldspiel and Krug The motion unanimously carried IRIS WOOD (TACO BELL) - FINAL PLAT OF SUBDIVISION Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt that the Plan Commission recommend to the Village Board approval of Iris Wood (Taco Bell) - Final Plat of subdivision. Discussion: Mr. Biederwolf noted the plan was in order. Buffalo Grove Plan Commission Special Meeting - Page 6 Mav 27. 1987 Mr. Marienthal stated that the Appearance Commission approved the plan but the Zoning Board of Appeals deleted one of the signs under the drive up window only allowing the bell. AYES: Commissioners Davis, Musfeldt, Katz and Rhodes NAYES: None ABSTAIN: None ABSENT: Commissioners Goldspiel and Krug Th e motion unanimously carried. Mr. Raysa stated this Commission does look at uses. In a PUD it looks at uses. ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Musfeldt, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 9: 29 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: \j/4,W010- Barbara Sheldon Chairman Buffalo Grove Plan Commission Special Meeting - Page 7 May_27, 1987