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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 L —