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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 I I I I I ;I 1 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