1987-10-14 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
The Crossings Center
Willow Stream Park Addition
October 14, 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. Davis
Mr. Krug
Mr. Musfeldt
Mr. Rhodes
Ms. Silz
Mr. Lundine
Commissioners Absent: Mr. Goldspiel
Mr. Katz
Also Present: Mr. T. Vucinic, Planner, Crossings Center
Ms. S. Whealy, Landscape Architect, Marketing
Mr. Otis, Developer, Crossings Center
Mr. T. Swarthout, developer, Crossings Center
Mr. J. Sturgeon, Architect, Crossings Center
Mr. M. Rylko, Park District Director
Mr. M. Kepshire, Planner, Park District
Ms. K. Larsen, Chairman Park District Board
Mr. R. Sharette, 962 Burgis Circle, Buffalo Grove
Mr. & Mrs. Stopps, 1002 Fremont Way, Buffalo Grove
Ms. K. Larsen, 1279 Farnsworth, Buffalo Grove
Mr. Pearson, 1201 Bristol, Buffalo Grove
Mr. D. Mattis, 1463 Chase Ct. , Buffalo Grove
Mr. E. Hartstein, 908 Providence, Buffalo Grove
Mr. D. Graham, 1237 Franklin, Buffalo Grove
Mr. J. Scot, 74 Farnsworth, Buffalo Grove
Ms. M. Holder, Alden Ln. , Buffalo Grove
Mr. D. Walker, 1031 Schamblis, Buffalo Grove
Ms. Abrams, Buffalo Grove Resident
Ms. M. Scharlotti, Resident
Mr. J. Gillman, 895 Newport, Buffalo Grove
Mr. W. Reid, Village Trustee
Mr. G. Glover, Village Trustee
Mr. R. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, to approve
the Regular Meeting minutes of September 30, 1987 as amended. Approval was
unanimous in favor with Commissioner Davis abstaining and the motion passed.
COMMITTEE & LIAISON REPORTS
None
CROSSINGS CENTER
Mr. Vucinic reviewed the history of the site. This present plan contains 100,000
square feet of commercial. The south end of the site will contain office type
use and retail type use of 35,000 square feet. They have eliminated the food
store use of 35,000 square feet. They have incorporated the landscape buffer
and the berm has been increased.
Mr. Swarthout stated this is a shopping village theme around a water feature
which is the retention pond fronting on Arlington Heights Road. The elements
of the center are grouped along the walkway. There are opportunities for
large and small tenants. They have a provision for a restaurant. Some of the
stores have frontages on the water and would have decks. The elevations are
treated as front elevations on both sides. Primary entrance is at Arlington
Heights Road 400' north of Heritage Place intersection. There is parking at
the south end of the retail and a connecting road with parking at the
northeast corner of the project. The parking part of the office would be
shared by the commercial but would be separate. There would be two service
loading trash areas for the office use. The larger tenant would have
separate loading with the smaller tenant sharing a loading area. The bike
path would continue along the east and south borders of the landscaped areas
on the plan. The berm would be between 4'and 6' in height with plantings on
top of it. The entrance on Arlington Heights Road would provide an inbound
left turn lane and the possibility for 2 lanes exiting. On Fremont Way there
would be a widening that would provide the potential for a left turn lane in
both directions.
Chairman Sheldon noted that walks should be noted on the plan before the
public hearing.
Mr. Pfeil had not received a traffic report but had talked to the consultant
on the phone. He was informed that with the office instead of the food store
there would be a slight change in the impact on the roads from the site. He
has not received other staff reports on this site.
The builder does not have a tax impact study at this time but would do so for
the public hearing.
Mr. Mattis, speaking for the Crossings residents, stated if this was a total
office and research district, with limited retail and a restaurant, it would
be acceptable. He feels this site could support all office, as the Hamilton
Partners site, and with Route 53 extended to Lake Cook more tenants would
become available.
Buffalo Grove Plan Commission Page 2 October 14, 1987
Mr. Otis stated they had developed a market study for this site and he will
present it at the proper time.
Mr. Vucinic stated they are talking about similar small speciality shops.
They would be working to develop a list of those types of business for the
Village's review.
Ms. Whealy stated the company had done a study on what is marketable in the
area and have deemed that the amount of commercial and retail in this plan
will sell in this area. They have not addressed the site as completely
office.
Commissioner Davis would like the developer to prepare a study on complete
office for this site.
Mr. Otis had done some extensive research and all office will not sell on
this site today.
Mr. Swarthout stated there would not be any heating elements on the roof or
if there were they would be depressed. The roofs have ridges and gables.
Mr. Vucinic stated that there would be limited type of service in the office
building. The HVAC units would be housed within the roof structure. They
would not be exposed. The restaurant would be a family oriented store, not
fast food.
Mr. Swarthout stated the buildings would be frame, not brick. There would be
an elevator in the two story office building. The one story office would
have separate entrances for their tenants. The floor area of the office
building is about 6,000 square feet. The office building could have a
limited retail such as a pharmacy. The street behind the center office
building is 22' wide. They will comply with the hours of operation dictated
by the Village. The berming on the southwest corner would have a sidewalk
along it that would continue the bike path. They could put a sidewalk
through the berm and along the corner for access to the site by residents.
The inbound lane would be 12' to 14' and the outbound lane would be 22' .
They do not have a lighting plan at this point. The parking lot lighting
would be directed down. The developer will work on generalized uses for the
site. They will review the egress area on Arlington Heights Road in terms of
problems. They do not feel they will need a traffic signal. Mr. Carmignani
has stated that the main access will not have the warrants to require a
traffic signal. There is adequate right-of-way on Fremont now and it would
be upgraded for the extra traffic.
Commissioner Musfeldt asked if Long Grove develops the property next to this
center, will that create a traffic problem on Fremont Way. Staff will
research this.
Mr. Swarthout stated , at this point in time, they do not have any
variations. They will look into the office and its effects on the
residential.
Chairman Sheldon stated the Commission would like to see the type of
materials to be used on the buildings.
Buffalo Grove Plan Commission Page 3 October 14, 1987
She read a letter from Sherry Dittmer, 1217 Bristol. Lane, dated October 14,
1987 to the Plan Commission listing her thoughts on this project.
Mr. Sharette, was concerned with the building near the entrance to the site.
Mr. Stopps was concerned with the zoning and traffic. He would like to see
office or townhomes on this site.
Ms. Larsen stated the Arlington Heights access is not aligned with Alden and
suggested that it be. She was concerned with traffic from the site exiting
at Heritage Place instead of Fremont. She would like to see the restaurant
moved to Arlington Heights Road.
Mr. Pearson did not want sidewalks around the site on Fremont Way as cars
would park there and cause a hazard. He felt the retail is overbuilt in the
Village. He did not want an ice cream or deli shop on site as they create
garbage.
Mr. Mattis felt the retail is over built in the Village.
Mr. Hartstein felt using the entire area as office did not work in today's
market. He was concerned about traffic, using Fremont Way as an access point
because it goes into residential, the fiscal impact, a traffic signal making
the site worse with slowing down traffic in the area and felt the berming
should be further expanded.
Mr. Mattis stated Cherbourg is being developed in an area like this and the
developer should consider that type of product.
Mr. Graham was concerned with the use of Fremont Way and would like to see
residential on site.
Mrs. Stopps stated the Village Master Plan is not always followed.
Mr. Scott was concerned with the traffic.
Ms. Abrams was concerned with traffic, does not want commercial or office and
was very emotional in her comments. She felt the Commission was not talking
the residents concerns into account or they would put single family on this
site.
Chairman Sheldon welcomed her opinions about the plan and explained the
process a developer goes through in the Village.
Ms. Larson stated that if the Village was not listening to the residents
concerns they would have voted the first plan through. Single family homes
could go in this site.
Ms. Holder supports the project. She felt the residents concerns about
traffic were over blown. She lives on a street that has a bus coming down it.
Mr. Walker was interested in the process of the plan, the bike path, would this
development fits into the master plan but doesn't want to see anything but
single family here.
Buffalo Grove Plan Commission Page 4 October 14, 1987
Staff will have a study prepared for the next meeting to show how this
integrates with other uses in the Village.
Mr. Hartstein felt it was unfair to criticize the Commission and felt they
should be commended for trying to work with the developer and the residents.
Mr. Stopps stated if the area was residential it would help to service the
empty commercial and retail already in the Village.
Mr. Otis stated the property is zoned R-1 and he would not build residential
on it.
Mr. Scharlotti is interested in seeing Alden aligned with the main access.
He did a study of his own on an intersection with a signal about the same
distance as the main entrance on this site and his study showed that the
other signal works.
In response to residents' questions, Mr. Pfeil explained the master plan and
how it is revised for the audience.
Mr. Hartstein suggested the property be retained as open space for public
use. The people who would benefit from this open space should pay for it in
their taxes, namely the residents that surround it.
Mr. Gillman was concerned with the retail near the children's park. He would
like to see the berming increased near the park. He did not want people from
the retail center going into the residential.
The developer will explain the details of the landscaping at the next meeting.
Mr. Graham urged the developer to consider closing Fremont Way and aligning
the main entrance with Alden. This would be more acceptable to the Crossings.
Chairman Sheldon stated that the workshop sessions are not public hearings.
The public is invited to attend but normally does not speak at a workshop.
Mr. Gillman suggested that notifications of meetings be published in the
Countryside instead of the Herald as it is a paper more residents read.
Chairman Sheldon called a recess at 9:38 P.M. and reconvened the meeting at
9:50 P.M.
WILLOW STREAM PARK ADDITION
Mr. Rylko stated they have provided the Village with the addresses
of residents within 250 feet of the site. He briefly reviewed the plan. This
will be the largest park in Buffalo Grove, it is 54 acres and located in the
center of town. They have tried to tie in the existing Willow Stream and bike
path system. There are 4 playing fields.
Mr. Kepshire stated the south end there will be a path system to provide a
public walk into the park and be adjacent to the south property line and
along Checker Road. They have provided parking and will have open space
developed on the active area. There will be a main shelter for the south
half of the park site. It will have washrooms and probably some concession
type areas in conjunction with the activities and potential storage for
Buffalo Grove Plan Commission Page 5 October 14, 1987
maintenance equipment for this site. There are 4 large soccer fields. They
can moved them in an east west direction to alleviate the wear patterns. At
the east end will be the major baseball field and at the south end the north
field will be a pick up picnic type soft ball field. The athletic fields
will be irrigated by a pump system to fill the underground irrigation system.
There will be a picnic shelter to the north. The old treatment facility land
that will be reshaped to make it maintainable and bring up the grading for a
sledding hill. The rest of the site to the north and west is the existing
park site and will remain the same with the paths and some additional
buildings and friesbee golf will be developed on this between the wetlands area
and the back of the homes. There are 2 major drainage ditches that will be
encased. They were able to accommodate the flood storage so that there is
more there now.
Commissioner Krug had phoned Chairman Sheldon with the his comments.
Mr. Rylko noted the future shelter means it will be developed in the second
phase. However, their phases are continuous. The center will be in the
second phase and the first phase will have the open air shelter. When the
First Phase I completed the second will be available for use but some of the
amenities will be completed in Phase II. The first phase will be finished
June 15, 1988 and opened up in the Spring of 1989.
Chairman Sheldon felt that the bathroom facilities should be considered in
the first phase.
Mr. Kepshire noted the items in Phase I are put there because of the attempts
to obtain a grant. The irrigation water is coming from a well which will
supply the Farrington Ditch ponds. Park benches are not shown on the plan.
The sanitary manhole in the parking lot will be researched by the developer.
There will be a picnic area with tables around the shelters. There will be
no lighting on the athletic fields. There will be lights on the sled hill.
Corporations can use their fields by obtaining a permit but alcohol is not
permitted.
Commissioner Musfeldt felt the parking might not be adequate and could
possible be located somewhere else. He did not want to see parking on
Checker and was concerned with the liability for the sled hill.
Staff will have Mr. Carmignani review this plan.
Mr. Rylko stated they have joined with several other park districts in
obtain in insurance for the sled hill. It will be 20' to 24' in height or a
4:1 to 5:1 slope. It will not be as steep as River Trails hill.
Mr. Pfeil will check on the well and a variation. A variation might be
needed to allow less parking than required and he will check this.
Mr. Kepshire stated there is a considerable amount of parking adjacent to the
swimming pool parking. The tennis courts are in that area. The Village is
in excess of tennis courts in comparison with other towns. There could be
more lighted courts though.
Buffalo Grove Plan Commission Page 6 October 14, 1987
Commissioner Davis felt that 8:00 A.M. on a Sunday morning is too early for
soccer. This is a problem with the field on Checker near Arlington Heights
Road. The 2 baseball fields are next to single family. This could also
cause a problem. He was concerned with the curb cuts as it is in a wet area
and suggested the use of turf stone.
The developer will give the distance from the fields to the single family for
the next meeting. They do not see all the soccer and baseball fields used at
one time. The three soccer fields could be used at one time. It was felt
the top baseball field would be used in conjunction with a family permit for
a picnic type use. This would not have scheduled games on it. It was the
hope of the park board to have enough soccer fields so that they would not be
used continuously but have extra for rotation. The circle above the
bathhouse is frozen in the winter for skating. They will maintain the grass
area next to the lake but it is owned by Vintage. They will be helping the
mosquito problem in cleaning up the ditch and improving it. They do not have
a spraying program.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Davis, and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 10:41 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission Page 7 October 14, 1987
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