1987-04-08 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
Town Center Retail
Plat of Dedication - Buffalo Grove Road
April 8, 1987
Chairman Sheldon called the regular meeting to order at 8:01 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Krug
Mr. Musfeldt
Ms. Kaszubowski
Mr. Rhodes
Commissioners Absent: Mr. Gal
Mr. Katz
Also Present: Mr. P. Kuperitz, Planner, Town Center Retail
Mr. J. Brim, Planner, Town Center Retail
Mr. M. Schwartz, Attorney, Town Center Retail
Mr. S. Lieberman, Developer, Town Center Retail
Mr. M. Ryan, Landscaper, Town Center Retail
Mr. W. Taxman, Developer, Town Center Retail
Mr. J. Gershman, Developer, Town Center Retail
Mr. G. Glover, Village Trustee
Ms. B. Dolan, Staff Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Special Meeting minutes of March 25, 1987 as amended. Approval was
unanimous in favor with Commissioner Davis abstaining and the motion passed.
COMMITTEE & LIAISON REPORTS
None
TOWN CENTER RETAIL
Mr. Schwartz stated they had last appeared before the Commission on September
24, 1986 and before the Village Board on November 3, 1986 where their
original plan was approved. Since that time some changes, minor in nature,
have been made to the plan and the developer felt it was in the best interest
of the plan and the Village to come before the Village again. The TIF bonds
have been placed with a 10 year period of payback. Until the project is
opened the payback cannot be made. They are asking for a quick referral back
to the Village Board. The modification on the present plan is to the main
entry way. The original entry was to the southern most curb cut and a
suggestion was made that it be moved to the northern boundary.
Mr. Brim stated the major entrance is on the west side of Route 83 and it is
the center entrance. The entry driveway leads into the major user. The
circular concept was moved to the north. The rest of the plan is all
relatively the same as the former plan. There is a slight reduction of
retail space, down about 7,000 square feet. The green space is approximately
1/4 acre less. The parking was increased by 200 vehicles. The retail access
has been increased. The restaurant building on the west side is now on the
east side of the approved driveway. The driveway to Lake-Cook Road does
function. The total impact and landscaping will remain the same.
Mr. Gershman stated they intend to start construction within the next several
months. They will be working on the working drawings for Phase I and II.
They will start construction on Phase I which they plan to open in the spring
of 1988. By the fall of 1988 they plan to have Phase II completed. This is a
mall concept. There is a preliminary commitment with The Limited for 20,000
square feet. They are doing a project similar to this in San Diego. They
are talking about all of the divisions of The Limited under one roof as a
speciality shop area.
Mr. Brim stated that they do not plan to change the pedestrian flow. It will
be detailed better with this plan. He briefly outlined the pedestrian flow.
Ms. Dolan reviewed Mr. Carmignani's report dated April 6, 1986 regarding the
proposed changes.
Mr. Brim stated they have made provisions for the suggestions in Mr.
Carmignani's memo and reviewed an exhibit outlining them. When the warrants
are met there will be a signal at Pauline and one on Route 83 at the main
entrance.
Commissioner Musfeldt was unhappy with the proposed increase in traffic
signals on Route 83.
Mr. Taxman stated that the Village traffic engineer recommended the
realignment of the main drive, that it line up with Pauline and that it be
signalized. Route 83 is becoming a major north/south arterial. The
developer will pay for the signal at the main entrance and will coordinate
the lights.
Mr. Brim noted that the required stacking distance has been reduced at the
south entrance on the Route 83 driveway and it has been reshaped. They do
not plan on this intersection becoming the main entrance. The design of the
main entrance aesthetically furthers this idea. The stacking bay design on
Route 83 would be shortened Mr. Brim stated the dual left turn lanes will
never be required at the southern entrance. The present design will not have
an adverse effect on Lake Cook Road or Route 83. The main
Buffalo Grove Plan Commission
Special Meeting - Page 2
April 8, 1987
entrance will be put in with Phase I. The retailing does not need a
signalized intersection at the north entrance. This entrance is required for
the office to be built to the north. In total concept, the green space has
not been changed. There is a 2 story building that would not be a 2 story
retail. The extra story would be used for storage.
Commissioner Goldspiel was concerned with the access to the open space which
is missing. He would like to see an area from the commercial into the open
space.
Commissioner Davis felt that once Phase I and II were built, Phase III would
come back for review as commercial.
Mr. Brim noted some of the out buildings might be restaurants but not fast
food shops.
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of the revised
development Phases I and II for Buffalo Grove Town Center dated April 1,
1987.
Discussion:
The motion was amended by Commissioner Musfeldt with Commissioner Rhodes
concurring to read:
Subject to:
1. The changes in the main entrance plan, Petitioner's Exhibit I
Preliminary Site Access Plan dated April 6, 1987 Marcharis
Engineering.
2. The traffic pattern being better designed by the restaurant.
Commissioner Goldspiel felt by walling off the Village Green area the plan
was going against the dictates of the residents. The integration of the
center has been lost.
AYES: Commissioners Davis, Krug, Musfeldt, Rhodes
NAYES: Commissioner Goldspiel
ABSTAIN: Commissioner Kaszubowski
ABSENT: Commissioners Gal and Katz
The motion passed 4 - 1 - 1.
PLAT OF DEDICATION BUFFALO GROVE ROAD
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes that the Plan
Commission recommend to the Village Board approval of the Plat of Dedication
for Buffalo Grove Road Survey #87-0019 dated February 4, 1987 as well as the
Plat of Dedication #86-0146 dated June 4, 1986.
Discussion:
Buffalo Grove Plan Commission
Special Meeting - Page 3
April 8, 1987
Ms. Dolan noted that Mr. Kuenkler has assured that everything is in order on
these plats.
Commissioner Goldspiel asked that staff check the terms "hereby dedicated for
roadway purposes".
AYES: Commissioners Goldspiel, Davis, Krug, Musfeldt, Kaszubowski and Rhodes
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Gal and Katz
The motion passed 6 - 0.
ADJOURNMENT
Moved by Commissioner Davis, seconded by Commissioner Musfeldt and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 9:22 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Special Meeting - Page 4
April 8, 1987