1987-05-20 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Suburban Branch Bank & Office Complex
The Crossings Center
Buffalo Grove Business Park #8 - Final Plat of Subdivision
Covington Corporate Center - Final Plat of Subdivision
Iris Wood (Taco Bell) - Final Plat of Subdivision
May 20, 1987
Chairman Sheldon called the regular meeting to order at 12:55 A.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Commissioners Absent: Mr. Davis
Also Present: Mr. D. Gewalt, Engineer, Otis
Mr. R. Hamilton, Traffic Consultant, Otis
Mr. J. Otis, Developer, Otis
Mr. T. Swarthout, Developer, Otis
Mr. W. Raysa, Village Attorney
Mr. W. Reid, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. K. Carmignani, Village Traffic Consultant
Mr. R. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to table
approval of the May 6, 1987 Public Hearing and Regular Meeting minutes until
the May 27, 1987 Special Meeting. The motion unanimously carried
COMMITTEE & LIAISON REPORTS
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt and
unanimously carried to table the Committee and Liaison Reports until the May
27, 1987 Special Meeting.
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt to
consider Item D on the Agenda (Covington Corporate Center) next. The motion
unanimously carried.
COVINGTON CORPORATE CENTER
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt that the
Plan Commission recommend to the Village Board approval of site plan of the
Corporate Grove Center Unit I dated April 24, 1987 subject to:
1. Addition of monuments as required under the ordinance.
2. Addition of a covenant implementing the requirement for 50' minimum
frontage on each buildable lot.
3. Indication of public dedication to the street on section line south
from Deerfield Parkway.
4. No recording until declaration of covenants conditions and re-
strictions of recording.
5. That the Plan Commission recommends to the Village Board that the
name Corporate Grove Drive south of Busch Parkway be changed to
Deerfield Parkway.
AYES: Goldspiel, Musfeldt, Krug, Rhodes and Katz
NAYES: None
ABSTAIN: None
ABSENT: Davis
The motion unanimously carried.
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt and
unanimously carried to table the remaining items on the agenda until the
Special Meeting of May 27, 1987.
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner Katz, and unanimously
carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at
1:15 A.M.
Respectfully submitted,
G/Z(e41C-'t.-6i,�LC�-L/
Kathleen Comer
Recording Secretary
APPROVED BY:
L
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting - Page 2
May 20, 1987
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Petition to the Village of Buffalo Grove for rezoning from R-1 to
B-3 (Planned Business Center) Zoning District and for Preliminary Plan
Approval.
Subject Property: Approximately 12.6 acres located on the west side of
Arlington Heights Road south of Fremont Way and north of Heritage Place.
May 20, 1987
Chairman Sheldon called the public hearing to order at 9:03 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Commissioners Absent: Mr. Davis
Also Present: Mr. D. Gewalt, Engineer, Otis
Mr. R. Hamilton, Traffic Consultant, Otis
Mr. J. Otis, Developer, Otis
Mr. T. Swarthout, Developer, Otis
Mr. D. Sturgeon, Architect, Otis
Mr. King, Real Estate Broker, Otis
Mr. M. Spivak, District 96 Representative
Mr. E. Hartstein, 908 Providence, Buffalo Grove
Mr. J. Middendorf, 1017 Shamblis, Buffalo Grove
Mr. B. Lincoln, 957 Bedford, Buffalo Grove
Mr. D. Mantis, 1463 Chase Court, Buffalo Grove
Mr. & Mrs. Stops, 1002 Fremont Way, B.G.
Mr. J. Edney, 9600 Burgis Circle„ Buffalo Grove
Mr. D. Graham, 1237 Franklin, Buffalo Grove
Mr. Mr. & Mrs. Person, 1201 Bristol, Buffalo Grove
Mr. B. Abrams, 1023 Providence, Buffalo Grove
Mr. L. Sills, 87 Newport, Buffalo Grove
Mr. A. Blake, 915 Shamblis, Buffalo Grove
Mr. R. Neveland, Shamblis, Buffalo Grove
Mr. J. Goodman, 964 Cooper Ct. , Buffalo Grove
`•/ Mr. M. Robinson, 887 Providence, Buffalo Grove
Ms. D. Gree, 924 Providence, Buffalo Grove
Ms. Sherwood, Shamblis, Buffalo Grove
Ms. N. Blak, 915 Shamblis, Buffalo Grove
Ms. C. Cryder, Buffalo Grove
Mr. M. Belger, Providence, Buffalo Grove
Ms. C. Rech
Mr. K. Carmignani, Village Traffic Consultant
Mr. W. Reid, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. R. Pfeil, Village Planner
Chairman Sheldon read the notice of the public hearing as published in the
Buffalo Grove Herald and informed the audience of the format the meeting
would take. She then swore in Messrs. Otis, Swarthout Sturegon, Hamilton,
King and Gewalt.
The exhibits used in the public hearing were those contained in Mr. Pfeil's
�•./ May 15, 1987 memo to the Plan Commission titled the Crossings Center Public
Hearing and Petitioner's Exhibits A, B, C, D and E.
Mr. Otis noted this a 12.5 acre parcel and introduced Mr. Sturgeon.
Mr. Sturgeon reviewed the site plan with the use of Petitioner's Exhibit A.
With the use of Exhibit B, a perspective from the north east to the south
east corner noting this gives an idea of the screening and the look of
various specialty shops. With the use of Exhibit C he showed an east and
west elevation of the site.
Mr. Otis reviewed Exhibit D, Alternate Plan #1. This plan eliminates the
access off of Heritage Way and the main entrance is on Arlington Heights
Road. This would serve the parking area for the food store and access to the
west areas of the center. The second access is on Fremont Way. The food
store would be a certified store that would be named Apples. This would be
similar to Treasure Island or Sunset Foods. The owner of the store would be
local. There is a buffer at Heritage and Fremont. The berm would be 4 ' to
5' high with trees adding another 12' . The least traffic generations would
be to the north toward Fremont Way. They propose a cul-de-sac and eliminate
the ability to travel from Arlington Heights Road to the center. They feel
this would answer the question of traffic to the residential. They need more
than one entrance to their site.
Mr. Hamilton reviewed the traffic. They see Fremont only carrying 20% of the
load and used as a secondary access.
Mr. Otis stated the commercial will have a positive impact on property
values. It will have a positive impact on the schools and tax revenues to
the village. This site could be a park, but the park district's
specifications could not be met. It could remain vacant, but probably will
not. It could be developed residential but this would not produce the same
tax benefit as commercial and would also produce more children for the
schools.
Mr. King reviewed several sites similar, in some ways, to this site. They
produced positive impact to their surrounding sites. He noted the FAR of
this site is .19. The parking is 20% more than other similar centers. He
reviewed the monies generated by single family and this site.
Buffalo Grove Plan Commission
Public Hearing - Page 2
May 20, 1987
Mr. Spivak briefly reviewed a letter of May 13, 1987 to Mr. Balling regarding
the Crossings Commercial Development from Mr. Willard stating they favor this
development.
With the aid of Exhibit E, Mr. Otis reviewed Alternate Plan 2 showing the
food store to the north. They would not recommend this plan. The main
entrance on Arlington Heights Road is serving less traffic and the secondary
access would become the main access. He reviewed the zoning of the site.
There was never an indication that this site would be anything other than
commercial.
Commissioner Krug felt Alternate Plan 1 addresses some of the traffic
concerns presented at the workshop.
Mr. Otis preferred the Commission approve Alternate Plan 2. At the north end
of the site the minimum number of gaps exist. At the south end of the site
the maximum traffic gaps exist.
Mr. Gewalt doesn't feel their site would warrant a traffic signal on
Arlington Heights Road.
Commissioner Goldspiel was concerned with the traffic from Alden and this
development. He was also concerned with the pedestrian traffic through the
parking area.
Mr. Gewalt stated the left turn is designed so that they can accommodate the
left turn traffic at all times.
Mr. Otis stated there is between 150' and 200' from the residential building
to the commercial building. They have provided landscaping and berming where
it can be considered a buffer between the residential and commercial. The
site is lower than the surrounding property. In no case is it higher except
for architectural treatment. They have no fence planned and prefer not to
install one. Their pond does not meet the minimum depth for the village.
They will bring it into compliance. The food store would like to be open from
7:00 A.M. to 12:00 P.M.
Commissioner Rhodes recommended speed bumps so that cars do not cut through
the site and some cart holders in the lot.
Mr. Otis noted the storage area for the food store is covered and the refuse
will be located in that area. The refuse site for the restaurant is screened
in the corner of the building. The restaurant will be open for lunch and
dinner.
Commissioner Musfeldt was concerned with the traffic on Arlington Heights
Road.
Mr. Otis noted there will be docks along the back of the shopping center but
they do not have a walkway planned in that area. There is emergency access
to the front of the smaller shops. The town hall building could be 2
stories. There could be a loft or storage on some of the other buildings.
They plan to do all of the buildings at one time. The plan could be built
out within 10 to 24 months. There will not be phasing.
Commissioner Krug suggested installing public facilities and phones.
Buffalo Grove Plan Commission
Public Hearing - Page 3
May 20, 1987
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Mr. Middendorf was concerned with the property values and traffic.
Mr. Lincoln was concerned with property values.
Mr. Mantis was concerned with the zoning and read his petition that had been
signed by 35 out of the 36 residents of Heritage Place.
Ms. Stops was concerned with the zoning and would prefer this to be
residential. She was expressing the concerns of the Crossings and was a
member of their Homeowners Association board.
Mr. Edney was concerned with the zoning.
Mr. Graham, representing the Crossings Homeowners Association, objected to
Fremont and Heritage being used for this site as access. They would prefer
the site be residential. They objected to the cul-de-sac on Fremont Way and
would prefer access on the secondary street be cut off.
Mr. Hartstein gave a lengthy presentation and felt the Commission should
consider this site for residential. He felt commercial was not the best use
for this site. He pointed out there would be safety problems with children
in the site. He also noted that streets built for residential use were not
sufficiently constructed to hold the traffic for commercial.
Mr. and Mrs. Person were concerned with Long Grove adding traffic to Buffalo
Grove's streets and the addition of the traffic from this site.
Mr. Stops would like to see residential on the site.
Mr. Abrams was concerned with the traffic and property values.
Mr. Sills would like to see residential on the site.
Mr. Blake was concerned with Mr. Otis' experience in developing centers of
this type.
Ms. Nevel was concerned with the zoning.
Mr. Goodman was concerned with the phasing and would like to see residential
here.
Mr. Robinson would like to see the site residential.
Ms. Green was concerned with traffic and safety of children crossing streets
in the area.
Ms. Sherwood was concerned with the signage.
Ms. Blake felt the delivery schedule as presented would not work. She is a
retailer and receives deliveries every day. Retailers do not want to pay for
storage to keep their items for up to six months.
Ms. Cryder was concerned with traffic on Arlington Heights Road coming out on
Heritage.
Buffalo Grove Plan Commission
Public Hearing - Page 4
May 20, 1987
II�
Mr. Belger was concerned with the Commission's recommendation of commercial
on this site.
Ms. Rech felt the Commission should consider the secondary street issue.
This site should exit onto a major roadway.
Mr. Carmignani noted the traffic, should this site be built residential,
would change direction and would be approximately 40 cars in and out at peak
periods.
Chairman Sheldon closed the public hearing at 12:49 A.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
44?iettl?'"
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing - Page 5
May 20, 1987
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
SUBJECT: Petition to the Village of Buffalo Grove for Zoning on the O&R
(Office and Research) Zoning District and Preliminary Plan Approval with the
following variations: Development Ordinance Variation: Section
16.50.040.C.3. (4:1 side slope instead of 6:1) .
Subject Property: The approximately 5.2 acres located at the nor
thwest
corner of Illinois Route 53 and Arlington Heights.
May 20, 1987
Chairman Sheldon called the public hearing to order at 7:34 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Commissioners Absent: Mr. Davis
Also Present: Mr. D. Gewalt, Engineer, Otis
Mr. R. Hamilton, Traffic Consultant, Otis
Mr. J. Otis, Developer, Otis
Mr. T. Swarthout, Developer, Otis
Mr. E. Hartstein, 908 Providence, Buffalo Grove
Mr. R. Grumbeg, Wyngate Ln. , Buffalo Grove
Mr. M. Zuckerman, 930 Burges Circle, Buffalo Grove
Mr. R. Virilligate, 988 Thompson, Buffalo Grove
Mr. M. Bradley, 894 Serra, Buffalo Grove
Mr. M. Page 958 Burges Circle, Buffalo Grove
Mr. J. Gilman, 895 Newport, Buffalo Grove
Mr. R. Lincoln, 957 Bedford, Buffalo Grove
Mr. D. Schnitzer, Buffalo Grove
Mr. Taxman, 1249 Bristol, Buffalo Grove
Ms. E. Romano, Shamblis Ln. , Buffalo Grove
Mr. L. Schare, 886 Shamblis Ln. , Buffalo Grove
Mr. Striker, Robinstone Ln. , Buffalo Grove
Mr. J. Schaeffer, 883 Newport, Buffalo Grove
Mr. S. Gilbert, Providence, Buffalo Grove
Mr. M. Belger, 1044 Providence, Buffalo Grove
Mr. K. Carmignani, Village Traffic Consultant
Mr. W. Reid, Village Trustee
Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. R. Pfeil, Village Planner
Ms. B. Dolan, Staff Planner
Chairman Sheldon read the notice of the public hearing as published in the
Buffalo Grove Herald and informed the audience of the format the meeting
would take. She then swore in Messrs. Gewalt, Hamilton, Otis and Swarthout.
The exhibits used in the public hearing were those contained in Ms. Dolan's
memo of May 14, 1987 to the Plan Commission titled Otis Office Public Hearing
and Petitioner's Exhibits 1 through 4.
Mr. Swarthout, with the aid of Exhibits II, III and IV reviewed the site
going over testimony already given at the workshop sessions. He stated the
buildings will be of similar materials and design. They have provided a
detention pond with a sidewalk around the site and extensive landscaping.
This is the same plan that was presented to the Commission at the last
workshop session.
Mr. Hamilton briefly reviewed the traffic report contained in the Commission
packet. He stated Courtland Avenue will be tied in with the project. They
will wait to do the stripping on Arlington Heights Road per Mr. Carmignani's
suggestions in his report. They agree to whatever IDOT requests on Route 83.
They are recommending a pork chop on Route 83's exit from the site. The
developer prefers to leave the landscaping area as designed on the plan
instead of following Mr. Carmignani's suggestion for paving it.
Mr. Swarthout noted there is no part of the bike path that needs to be tied
into the plan. The entrance way in the rear has provision for handicap
parking and facilitates emergency fire trucks. They have provided access to
the church. There is about 135' between the property and the church parking
lot. The site would be used for overflow church parking at certain times.
The bank area will be developed first. The office will be built when the
market dictates. There will be a sidewalk on Arlington Heights Road. The
front office entrance has a drop off/pick up area. They will provide signs
for handicap parking.
Mr. Carmignani prefers to see Courtland and the drive into the site lined up.
If this cannot be accomplished there should be an offset so that the two
streets do not interfere with each other. The right-in/right-out entrance
could be eliminated or remain and it would not alter any of the conclusions
of his report. Emergency vehicles will use the Arlington Heights access, not
Route 83 access.
Mr. Swarthout stated they will be in full compliance with Mr. Kuenkler's May
6, 1987 memo to Mr. Pfeil titled Suburban Branch Bank and Office Complex
Preliminary Plan Review.
Mr. Gewalt, with the aid of Exhibit I, briefly reviewed the engineering. The
off site water would go into a bypass and not into the detention pond. The
reason for the side slope variation is that the 6:1 slope will not permit
them to store the required volume of water in this location. They have an
alternate design for the side slope that would allow them to use the 6:1
slope.
Mr. Kuenkler felt the 4:1 slope would be preferable rather than their proposed
vertical wall slope.
Buffalo Grove Plan Commission
Public Hearing - 2
May 20, 1987
Commissioner Goldspiel suggested eliminating the drive on Route 83 and there
would be room for more parking, the bank would be moved back and the slope
could be accommodated.
Mr. Hartstein was concerned with the lighting and surrounding properties.
Mr. Grumbeg did not want to see many trees blocking the church's view. The
pastor would prefer to have the church seen from the road.
The developer will meet with the church to review the plan and the
landscaping.
Mr. Zuckerman was concerned with the build up of traffic in this area.
Mr. Virilligate was concerned with the overflow traffic of this site onto
Thompson Boulevard.
Mr. Bradley was concerned with the traffic.
Mr. Page was concerned with the traffic.
Mr. Gilman was concerned with the traffic.
Mr. Lincoln was concerned with the traffic.
Mr. Schnitzer felt there was not a need for another bank in this location.
Mr. Taxman questioned who had jurisdiction over the property.
Ms. Romano was concerned with the traffic.
Mr. Shore would like to see Arlington Heights Road extended to Route 22.
Mr. Striker inquired as to what step this plan would go to next.
Mr. Schaeffer was concerned with the traffic.
Mr. Gilbert was concerned with the traffic.
Mr. Belger was concerned with the traffic.
Chairman Sheldon closed the public hearing at 8:47 P.M.
Respectfully submitted,
Li-cU' G/ tee.-7L L-.. -�j
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing - 3
May 20, 1987