1987-02-18 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Crossings Center
Otis Office
February 18, 1987
Chairman Sheldon called the regular meeting to order at 7:35 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Musfeldt
Mr. Gal
Mr. Rhodes
Mr. Katz
Commissioners Absent: Mr. Davis
Mr. Krug
Ms. Kaszubowski
Also Present: Mr. H. Linn, Attorney, Otis & Crossings
Mr. T. Swarthout, Developer, Otis & Crossings
Mr. D. Dreischarf, Banker, Otis & Crossings
Rev. W. Calvin, Christ Church of Long Grove
Ms. K. Larsen, Buffalo Grove Resident
Mr. R. Gilbert, Buffalo Grove Resident
Mr. C. Howard, Buffalo Grove Resident
Ms. C. Rogers, District 96 Representative
Mr. G. Glover, Village Trustee
Ms. B. Dolan, Staff Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to
approve the Public Hearing minutes of January 21, 1987 as amended. Approval
was unanimous in favor with Commissioners Gal and Katz abstaining and the
motion passed.
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to
approve the Regular Meeting minutes of January 21, 1987. Approval was
unanimous in favor with Commissioners Gal and Katz abstaining and the motion
passed.
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to
approve the Public Hearing minutes of February 4, 1987 as amended. Approval
was unanimous in favor with Commissioners Gal and Katz abstaining and the
motion passed.
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, to
approve the Regular Meeting minutes of February 4, 1987 as amended. Approval
was unanimous in favor with Commissioners Gal and Katz abstaining and the
motion passed.
COMMITTEE & LIAISON REPORTS
None
At the petitioner's request the Commission agreed to change the agenda and
hear the Otis Office site first.
OTIS OFFICE
Mr. Linn explained that this is a 5.2 acre site in the county at the
intersection of Arlington Heights and Route 83. To the north is Long Grove.
They do not own the corner piece further to the west of their site. They are
asking that the parcel be annexed into the Village and that it be rezoned
into the 0 and R District. This will be a 2 lot subdivision. They will have
a branch bank facility with 6 drive up windows on one lot and the other will
have a 52,000 square foot three story office building. They will have their
detention pond in the lowest area of the parcel at the southeast corner.
The north side of the property will have a berm and provide access for the
Long Grove church to use as parking facilities on Saturday, Sunday and in the
evenings.
Mr. Swarthout noted they meet the parking requirements. The access on Route
83 will be a right in/right out only, with out a traffic light. It is
approximately 33' from the machine to the sidewalk at the bank site.
Mr. James Otis noted the peak hours for the office would be in the morning
and evening. There is no more than a 15% move at lunch time. There is a
100' parcel of land between this site and the church property. The home near
the site is 200 to 300 yards north of the site.
Mr. Dreischarf stated the 19 parking spaces for the bank are standard for
their other facilities of this type. There would possibly be 7 employee
spaces counted in this.
Mr. Otis noted they would not be opposed to a right turn or deceleration lane
on Route 83 and on Arlington Heights Road.
Mr. Swarthout noted the north strip of land was intended for future parking
but since there is a 30' setback they would have to come back and ask for a
l , hardship allowance if there is a future requirement for parking at this
location.
Mr. Otis noted the office building would have a 35' pitched roof adding
another 10' to 12' to it.
Commissioner Gal felt there was a need for a deceleration lane on Route 83
and a reshaping of the Route 83 entrance.
Buffalo Grove Plan Commission
Regular Meeting - Page 2
February 18, 1987
Mr. Otis noted the office building will be rental for multiple tenants. The
architecture will be compatible between the office and bank.
Mr. Dreischarf stated the bank will be a full service facility with customer
service representatives.
Mr. Otis noted that if the office building becomes the headquarters for Otis
they plan to occupy it in 1989. If not, the market will determine when it is
built. The refuse is on the northwest corner for the office building and the
bank puts their refuse inside the building. They will have sidewalks on
Arlington Heights Road but are not planning them on Route 83. There will be
sidewalks around the office building.
Commissioner Goldspiel felt the plan was feasible but was concerned with the
parking. Refuse pick up from the bank should not block a drive
Mr. Swarthout will take the Commission's comments into consideration
regarding the parking. They would like to see good landscaping.
Mr. Dreischarf noted they will not use a trailer for the bank and are not
concerned with the other savings and loans in the area. They do not see a
problem with them. They are approved for their location.
Mr. Swarthout noted the detention will be deeper than 36". They will
landscape and berm along Route 83. The land bank area on the north property
line will be green area. There will not be a land bank for future parking.
They will review the turning radius near the drop off area of the office
building. There is a problem with parking on the western boundary. They
will put sidewalks on Route 83 if required. They willreview the detention
area location with regard to the Police Department comments.
Mr. Otis was confident that they have enough area for their detention. They
do not intend to use railroad ties or a steep drop off in that area.
Ms. Larsen was concerned with the office building being 3 stories.
Mr. Otis pointed out that the property slopes 3' to 4' to the north and this
would make a difference in the heights of the building to the residential to
the north.
Mr. Gilbert was concerned with the office building height also.
Reverend Calvin was concerned with ingress/egress to the parking lot and the
landscaping. They would prefer bushes and shrubs.
Trustee Glover pointed out that the rezoning would allow a 4 story building
of 50' height.
Chairman Sheldon called a recess at 8:45 P.M. and reconvened the meeting at
8:54 P.M.
CROSSINGS CENTER
Staff will have a report concerning the special conditions that may exist in
the annexation agreement as stated in the Trustee's memo of January 19, 1987,
Point 8.
Buffalo Grove Plan Commission
Regular Meeting - Page 3
February 18, 1987
Chairman Sheldon noted that the basic plan has been revised just this date
and this revised plan is what will be discussed at this meeting.
Mr. Otis noted that the plan has not been reviewed by staff but was revised
to address the comments made by the Village Board. It distributes the
parking. The large anchor store at the south is closest to the most obvious
road for taking the brunt of the traffic. It could be a store similar to
Treasure Island or Sunset Foods. There is enough parking for that store and
\ smaller stores around that parking lot located at the south end. In the
�d balance of the center they have tried to create a small village atmosphere.
The buildings would be residential in a style like a small country village.
There will be a paved mall between the small stores. On the north end they
have provided a 151 space parking lot. They have separated the buildings,
pulling them apart, put some in front and some in the back of the site. The
detention ponds are an architecturally attractive. You can see the plaza in
between the buildings from Arlington Heights Road. They have created a
parking area on the west end that is a walk way across the parking with a
loading area for the smaller shops. The major building will be 35,000 square
feet and the other buildings will range in size from 8,000 square feet to
3,000 square feet. They feel that they will have a restaurant near Arlington
Heights Road on the north end. The large south building will be a major food
store. They have approximately 100,000 square feet of build area with
considerably more parking for the buildings than the first plan.
Mr. Otis noted the pond will be 6' or 8' in the center. They will have an
aerator or helixer to keep the water moving that may pump into a smaller pool
in the center of the mall and drop water back down. There will be sidewalks
all the way around.
Commissioner Rhodes was concerned with the aesthetics and blending with the
surrounding homes. He felt there could be a safety problem with pedestrian
and bike traffic through the site. A sidewalk will be required along
Arlington Heights Road, but it may meander.
Commissioner Gal was concerned with the major anchor store. If it was
vacated he felt with this size you would not find another tenant for the
development. He would like to see an eye level view of the site. He was
concerned with the truck and loading dock for the anchor store.
Mr. Otis pointed out there will not be one building that is higher than any
residential home. The landscaping will be a major area of concentration in
this development. They will give some concern for the landscaping at the
corner so that it does not block the view on Fremont Way and cause a traffic
problem. They will have expert testimony for the traffic issue. They have
to review the plan for emergency access.
Chairman Sheldon suggested that the site be looked at by the Village traffic
consultant.
Mr. Otis noted their trash will be handled by the anchor store in that area
and the smaller stores will have a common area that will be suitably
landscaped. They still have to address this issue. No store will be open 24
hours, including the food store.
Buffalo Grove Plan Commission
Regular Meeting - Page 4
February 18, 1987
Ms. Rogers was pleased with the development. District 96 is happy with the
tax base and the additional revenue.
jMs. Larson suggested a bike path on Fremont Way.
Mr. Howard was concerned with the rezoning.
FUTURE AGENDA
v There will be a special meeting on February 25, 1987 at which:
1. There will be a public hearing on the Dominion site
2. A workshop on the Development Ordinance
3. A workshop on the Morrison property.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Gal, and unanimously
carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at
9:47 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
4attel/ti‘6 60et-
Barbara Sheldon
Chairman
V
Buffalo Grove Plan Commission
Regular Meeting - Page 5
February 18, 1987