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