1987-07-22 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
Zale (Glauner Property) -- Workshop #2
Hamilton Partners-Federal Express -- Workshop #1
Hamilton Partners-Furniture Store -- Workshop #1
July 22, 1987
Chairman Sheldon called the regular meeting to order at 7:33 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug - arrived at 7:37 P.M.
Mr. Musfeldt
Mr. Rhodes
Mr. Katz
Ms. Silz
Mr. Lundine
Commissioners Absent: Mr. Davis
Also Present: Mr. R. Glauner, Developer, Glauner/Zale
Mr. G. Zale, Developer, Glauner/Zale
Mr. D. Manhard, Engineer, Glauner/Zale
Mr. M. Crestani, Planner, Glauner/Zale
Mr. T. Beechick, B. G. Office Park Expansion
Mr. W. Reid, Village Trustee
Mr. R. Pfeil, Village Planner
COMMITTEE & LIAISON REPORTS
Commissioner Rhodes attended the July 20, 1987 Village Board where the new
golf course was named, Arboretum Golf Club of Buffalo Grove, the Dojutrek's
withdrew their petition and the preapplication for Childrens World Day Care
Center on Weiland Road was denied.
The Commission concurred that at this meeting each workshop would be given an
hour's time for discussion.
ZALE (GLAUNER PROPERTY)
Chairman Sheldon turned the chairmanship of the meeting over to Commissioner
Goldspiel because of a possible conflict of interest.
Mr. Crestani stated this site is approximately 75.8 acres of which 74 acres
are developable. They now show 47 lots of 20,000 square feet or greater.
There are 2 playing fields.
He reviewed the zoning surrounding the site as shown on the drawings. He
pointed out the lots that are 10,000 square feet noting there are lots that
are 19,600 square feet.
Mr. Pfeil reviewed the areas around the site noting the zoning according to
the Comprehensive Plan. The playing fields are 2 separate locations and
could be public. The wetlands comprise a very large detention area. There
is a long cul-de-sac that would require a variation. This is a very
constrained site. There are some homes serviced by a small street off of
Buffalo Grove Road and this should be considered. The developer has not
talked to the park district on this site yet. The parking for the playing
fields would require a lot near Buffalo Grove and Aptakisic Roads. The lake
would be maintained by a homeowners association. It could be maintained by
the residents around it or by the entire site. Some of the residents would
have poor soil conditions in their yards. They would have useable back
yards.
The developer would provide sidewalks along Aptakisic Road where they are
required. The cul-de-sac on the bottom of the plan is approximately 900' .
Mr. Pfeil was requested to have staff review this plan.
It was also pointed out an emergency access to the cul-de-sac should be
looked at. It was suggested that pedestrian access be provided for the
playing area on the top of the plan. School District #96 will have a safety
hazard with the children walking across Aptakisic Road. They may have to bus
the children. The lake will not effect the wetland.
The developer noted the creek will not cause a flooding problem with the lots
it is adjacent to. Part of the wetlands had flood plain on it.
The developer was directed to review the plan with the park district and the
Army Corp of Engineers.
Commissioner Musfeldt does not see a problem with the half acre lots as they
will have sewer and water. He is not against the plan.
Commissioner Krug concurred with Commissioner Musfeldt.
Commissioner Rhodes does not want to see another entrance on Buffalo Grove
Road.
Commissioner Goldspiel stated the estate zoning was established to buffer 2
acre lots in Long Grove, help deal with the soil problem and because of the
concern about developing large lots in the Village. He is not convinced the
wetlands on this site are workable. There is still the problem of buffering
Long Grove.
The Commission was polled whether it would entertain the divergence from the
Master Plan. No indicated keep this site as estate zoning.
AYES: Krug, Musfeldt, Katz, Silz, Lundine
NAYES: Goldspiel, Rhodes
ABSTAIN: None
Buffalo Grove Plan Commission
Special Meeting - Page 2
July 22, 1987
The pole was favorable 5 - 2.
The developer will start aggressively pursuing the Army Corp of Engineers and
the park district.
Chairman Sheldon took back her chairmanship.
HAMILTON PARTNERS- FEDERAL EXPRESS -- WORKSHOP #1
Mr. Beechick noted this building would be an administrative and call center.
It is composed of 2 pads of 3 and 4 stories, with an atrium lobby. He showed
renderings of the front elevations of the office buildings. There are 538
parking spaces. The original approved plan had 537. They will expand the
detention lake to bring the water edge closer to the building line. All of
the requirements for the building have been met.
He reviewed the floor plans for the building. The design has been approved
by Federal Express. There will be office space on the 4th floor. The call
center will be on the second floor. He then reviewed a rendering of the
building elevations and passed out a copy of it. The overall grade is 63' .
They will berm up to the sill line of the first floor. He then explained
that the building is 54' high with a 9' peripet which would bring the height
to 63' . They will be asking for a 4' variation on building height. The
tenant wants 10' high ceilings. The perspet is to screen the mechanicals
which will include an elevator penthouse and a dish for their communications.
There will be 550 employees. The renter wants a ceiling height of 10'
finished from floor to ceiling because of the density and number of
employees. They are trying to create an open atmosphere. They are asking
site approval of the plan, which is revised from the original plan, and
consideration for a variation on the overall height of the buildings from 50'
to 54' or 56' as determined by the building department. They would like to
get the tenant in by next fall which is their deadline. They will have 2
sections that would have employees working after hours, their computer
operations and call center.
This is an administrative facility not a warehouse or distribution center.
The developer will check with the tenant about staggering work hours. There
will be a cafeteria on site. Federal Express will be relocating from several
locations to this site. They will be the sole occupant of the building.
They do not know what the signage will be but it will be a free standing
sign. The parking on site will be connected to the hotel lot. They will
work on a walk between buildings. There is 27' between Weidner Road and the
building. The atrium goes up to the top of the second floor. They will
establish an easement for overflow parking with the hotel site.
Commissioner Goldspiel asked what the building shadow would be on the golf
course.
Mr. Beechick stated the office building will be a major contributor to the
hotel. He will get the shadow information, input from staff, grade
elevations and how they relate, for the next meeting. Staff will review the
plan including the traffic analyst.
Buffalo Grove Plan Commission
Special Meeting - Page 3
July 22, 1987
Commissioner Goldspiel said the height of the building is greater than
indicated because the berm to the window sill does not reduce the building
height but does establishthe building elevation.
Mr. Beechick noted that they have to have the foundation in by November, 1987
to meet the tenant's deadline. He saw no problem renting this building if
Federal Expressed moved out.
HAMILTON PARTNERS- FURNTURE STORE -- WORKSHOP #1
Mr. Beechick reviewed the originally approved plan. The new proposal instead
will be a 30,000 square foot building with parking to service a furniture
store use. They are developing the zoning covering the 0 and R. They are
adjacent to the golf course. They feel this building will blend in with what
is there. The docks are secluded. The building could be an ideal service
center if the furniture store moved out. He presented slides of another
furniture store. He reviewed the elevations and site plan. The loading dock
is in the far back area, totally secluded. There is less parking and traffic
flow for this building than the original plan. This would be less of a
burden on Lake Cook Road. They would like to be allowed to further pursue
the site.
Commissioner Goldspiel was concerned with the building size doubled and
highway commercial on Lake Cook Road. Any time a company truck enters the
site what happens to it if loading is taking place on the docks.
Commissioner Krug felt he could support the furniture store in this location.
Mr. Beechick felt they could get another tenant for the building without any
difficulty. There will be less traffic versus what was originally planned
for the site. He felt the stigma of retail as B-1 Zoning is hard to deal
with.
Commissioner Rhodes would like to keep this site office and research.
The owner does not anticipate a lot of business traffic during evening rush
hours.
Commissioner Katz does not feel this is the right location for a furniture
store.
Commissioner
o r Lundine suggested that the zoning be amended for with for a
variation as the furniture store.
Commissioner Musfeldt felt the truck loading and unloading could cause
problems with traffic on site. Also the proposed restaurant adjacent to the
building will be too close to the building wall.
The developer will have to review the screening and amount of space for the
restaurant.
Commissioner Silz felt the name of the operator was important in terms of
quality. She was assured this would be revealed before the public hearing
stage.
Buffalo Grove Plan Commission
Special Meeting - Page 4
July 22, 1987
Chairman Sheldon stated the major issue was that of zoning and polled the
Commission at to maintaining the zoning. Yes indicated keeping the zoning.
AYES: Krug, Goldspiel, Rhodes, Katz and Musfeldt
NAYES: Lundine
ABSTAIN: Silz
The pole was positive 5 - 1 - 1.
Commissioner Goldspiel felt the identify of the user was not an issue.
ADJOURNMENT
Moved by Commissioner Goldspiel, seconded by Commissioner Musfeldt, and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 11:20 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
4111410-'
Barbara Sheldon
Chairman
Li
Buffalo Grove Plan Commission
Special Meeting - Page 5
July 22, 1987