1996-01-17 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
January 17, 1996
Aptakisic Sand and Gravel Company property, southwest corner of
Aptakisic Road/Milwaukee Avenue, ECD Company, Inc.
Annexation with B-3 Planned Business Center District and
Industrial zoning and approval of a Preliminary Plan
Workshop#1 (revised plan)
Village Zoning Map-Annual Review
Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Rosenston
Mr. Samuels
Mr. Lundine
Mr. Trilling
Mr. Ottenheimer
Commissioners absent: Mr. Berman
Also present: Mr. Scott Greenberg,ECD Company
Mr. Michael McShane, ECD Company
Mr. Richard Preves,Richard Preves& Associates
Ms. DeAnn Glover, Village Trustee
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES -None
COMMITTEE AND LIAISON REPORTS -None
APTAKISIC SAND AND GRAVEL COMPANY PROPERTY. SOUTHWEST CORNER OF
APTAKISIC ROAD/MILWAUKEE AVENUE. ECD COMPANY. INC. - ANNEXATION
WITH B-3 PLANNED BUSINESS CENTER DISTRICT AND INDUSTRIAL ZONING AND
APPROVAL OF A PRELIMINARY PLAN -WORKSHOP #1 (REVISED PLAN)
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 1
Mr. Greenberg stated he is reintroducing the plan which is now entirely commercial and industrial.
Therefore the plan is consistent with Buffalo Grove's existing Master Plan. He stated the plan is
viable, cohesive and attractive and will be important to the Buffalo Grove community.
Mr. Greenberg stated the development is designed in phases with Phase I being approximately
13.4-acres and will consist of a B-3 section with a hotel, restaurants and possibly a theater. In
P Y
addition at the rear of the Phase I development will be an industrial district where a self storage
building will be located. He stated they are proposing this self storage parcel be a Special Use to
the Industrial District as well as the office building which is also proposed on the parcel. Phase II
is proposed as B-3 for retail development with some possible office development at the rear.
Phase III is approximately 5.5-acres and the proposal here would be for possibly multi-story
office, although industrial zoning is being requested. Phase IV is being requested under the
Industrial District with possible use as industrial distribution space up to multi-story office space.
Mr. Greenberg stated the poor soil conditions on the site affected the proposed residential plan as
did the adjacent yard waste composting facility. These considerations combined with the issue of
limited road access received from the County on the southeastern portion of the parcel made the
residential proposal more difficult to implement. The new plan for non-residential uses will be
served by an interior collector street as was suggested by Chairman Goldspiel at the last
workshop. Due to the soil conditions, the development areas will be pushed as much as possible
to the perimeter of the site, using the center of the site for parking where possible. Where this is
not possible, they are planning to develop uses which can accommodate the cost of underground
deep foundations such as multi-story office buildings. Also on the site is the self storage facility
which can float over the poor land conditions. At the rear of the site, the idea is put the
foundations over the greatest extent possible over Phase IV and use the portion next to the lake
as parking for that. Uses adjacent to the composting facility are those that would be least
disrupted by it such as the lake, the self storage facility and the parking.
Mr. Greenberg stated the plan is to divide the parcel into phases whereby developing the land uses
in the first phase will substantially encourage the development of subsequent phases. Bringing in
the sewer and water and parts of the roadway system will make this land substantially more
marketable to retail, commercial and office users. Furthermore,by developing the restaurants,
hotel, theater, self storage facility and possibly the spec office building will also help to encourage
later development.
Mr. Greenberg stated ECD has developed 15 self storage facilities. He described the facility
located in Deerfield which is similarly located over a landfill. He noted the soil conditions at the
Deerfield property are substantially worse than the conditions here in Buffalo Grove. He stated
they would use the same technology to float the self storage buildings over the poor soil. The
proposed Buffalo Grove facility would be designed to attractively blend into the commercial and
office character of the neighboring properties. The exterior walls and fences at Deerfield have
been constructed to look like the one-story office building located immediately next door. He
further stated elevations of the Buffalo Grove facility will be provided at the next workshop
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 2
meeting. He stated the facility will contain approximately 60,000 net rentable square feet, divided
between 500 units. Approximately 130 of those spaces would be fully temperature controlled.
Unit sizes would range from 5X5'to 12X35'. Self storage access will be controlled via
computerized entry system and the premises would be continuously monitored with remote and
scattered video cameras. The site will also have an on-site resident manager. Office hours of
operation would be from 9:00 a.m. to 5:30 p.m. Monday through Friday and 9:00 a.m. to 4:30
p.m. on Saturdays and 11:00 a.m. to 4:00p.m. on Sundays. Gate hours would be from 7:00 a.m. to
6:00 p.m. daily.
Li
Mr. Greenberg stated the front of the B-3 parcel to be developed is exciting and it holds the
potential to be a launching point for this area to be a destination shopping and eating area. It may
encourage the development of the Boznos parcel as well.
Mr. Greenberg presented the modified B-3 plan which depicts an integrated and clustered
restaurant, hotel and theater design. Concentrating these uses together will serve to enhance the
competitive strength and viability of each use. This cluster parcel will be designed with an open
air patio, connecting enclosed corridors and an attractively landscaped exterior patio. He noted
their hope is to construct and lease to Second City a single standing building for Friday night use
for Second City. The facility would have weekend value to the hotel as it could be used as a
conference room and assembly facility. The building will be designed to accommodate
approximately 500 patrons(petitioner subsequently indicated that the capacity would be 200
persons) and would have a cabaret sized stage designed to accommodate a cast of six. The
theater will help to generate weekend trade for the restaurants and hotel and when it is likely that
the dinner time business will be slow. In order to make the improvisational theater viable, ECD
Company is subsidizing the construction of the single standing building based upon the increased
level of business that they would bring to the overall development.
Mr. Greenberg reviewed the preliminary rendering of the proposed Hampton Inn Suites hotel.
ECD has established that another 100-110 room limited service hotel is warranted by the existing
demand. The need for nighttime restaurants and conference facilities can be accommodated by
the buildings located on the adjacent parcel. There has been a significant amount of interest
coming from another vendor which may want to consider this location. The Hampton Inn Suites
would contain an indoor pool and similar amenity package. 25 percent of the rooms would be
suites containing a small warming kitchen, microwave, refrigerator and dining area. ECD
Company would be a principal long term owner, however, they would hire a local experienced
hotel operator.
Mr. Greenberg stated they have had preliminary discussions with several possible restaurant
operators. There has been amazing additional interest from restaurants in this project. He stated
they plan to sell at least one restaurant pad that would service the lunch and dinner trade. He
stated it is their intention to have at least one of these restaurants open at the same time the hotel
opens for business.
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 3
Mr. Greenberg reviewed the office parcel noting the building is designed as approximately 45,000
square feet in size. He noted that once the site is zoned and under construction, he believes they
will have a better chance to pre-lease at least a portion of the building prior to beginning
construction. He stated they will commence construction once they have an anchor tenant to go
into the building. During the last 12 months the office market in Buffalo Grove has improved
substantially and vacancy rates have fallen from 20 percent to now under 8 percent. This
improvement in the market is a good sign for future development in Buffalo Grove and all of Lake
County.
Mr. Greenberg stated the plan has parking capacity to meet and exceed the code requirements
even assuming that Second City is considered a theater building which would require parking
ratios of 1 parking space for every 2.4 visitors. He noted they are looking for a capacity of 200
which will require 83 spaces.
Chairman Goldspiel noted that Mr. Greenberg had previously stated a capacity of 500.
Mr. Greenberg stated it is 200 capacity.
Mr. Greenberg stated the restaurants require 10 spaces per 1,000 square feet of restaurant. He
stated they have provided an additional 100 parking spaces. The hotel requires 110 spaces. This
comes to a total of 293 parking spaces required. The plan provides 312 spaces and an additional
40 spaces have been provided as overflow parking on the adjacent parcel.
Chairman Goldspiel asked what it meant on the plan by overflow parking above.
Mr. Greenberg stated the overflow parking is set on Phase II development. He stated they would
consider building the second outlying parcel even with the first phase development. The road
which is between the two rows of parking would be built with Phase I.
Mr. Greenberg noted they have tried to open up the two corners on both sides of the site to make
it an inviting and attractive place while bringing the buildings out to the edge of the parcel. The
development has been concentrated on the good soil along the front but the ends have been
opened up.
Mr. Greenberg stated the engineering team has met with Buffalo Grove staff and continues to
meet with them to develop plans which will be acceptable to the Village engineering staff. He
explained the concept of surcharging which was mentioned in the preliminary engineering report.
He stated the concern has been that when roads go in, these roads will go down approximately 3
inches over a period of ten years. Settling of a road is not necessarily bad, provided that the road
settles uniformly. The problem, of course, is that the roads do not all go down uniformly.
Therefore, "surcharging" essentially forces the site to go through the compaction process very
quickly. "Surcharging"consists of stockpiling dirt over the effected area whose weight will
consolidate the underlying soils thereby eliminating future settlement. Mr. Greenberg stated they
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 4
will use this process over the roadway areas and utility corridors planned.
Commissioner Krug suggested they will need to come up with some zoning for the apartment that
will be located on the self storage parcel.
Mr. Pfeil noted that the Zoning Ordinance will need to be amended to allow self-storage facilities,
and he suggested that adding it as a Special Use in the Industrial District appears to be
appropriate.
Li
Commissioner Krug suggested making sure that this is not a free standing unit but a part of the
main building.
Commissioner Krug asked if the industrial would be developed by EDC or sold off
Mr. Greenberg stated the industrial will be developed as build to suit and offer it to the market.
Commissioner Krug asked if the street will be completed all the way.
Mr. Greenberg stated they are not sure of the exact amount of the center street which will be
completed. It will depend on the need to bring the street back and how far. He stated he would
like to try to connect the two access points of the site. He noted the surcharging process will be
done in sections and each section takes approximately four months.
Commissioner Krug stated he would like to see the road in or at least accessible prior to
occupancy.
Mr. Greenberg stated that may be hard to accomplish given the staging of the development. He
stated a substantial amount of the infrastructure must be put in before the first building opens.
But to develop 100 or 90 percent of it may be difficult. He noted they will probably have 60
percent of the infrastructure built with the first 20 percent of the site open.
Commissioner Krug asked if the stormwater management has changed since the last workshop.
Mr. Greenberg stated they will have to build the whole detention facility for the first section of the
site. He stated it has not changed radically although the configuration may be slightly altered. It
will be a gravity flow system. The reason for the pump is that the water is being pumped down
below the natural water level.
Commissioner Krug stated he likes what he sees and suggested the office area be pulled away
somewhat from the road.
Commissioner Ottenheimer stated he is impressed with the concept. He asked if there is a letter
of intent from Second City.
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 5
Mr. Greenberg stated he has a signed letter of intent from the head producer of Second City.
Commissioner Ottenheimer asked if Second City would perform Friday nights only.
Mr. Greenberg stated they like the concept of Friday and Saturday nights. They believe this is a
very safe way to open the facility. They would expand their venue if they can get capacity
crowds.
Commissioner Ottenheimer asked why Second City is leaving their present quarters.
Mr. Greenberg stated Motorola is in the building and they are expanding and Continental Towers
felt they could get more rent from Motorola.
Commissioner Ottenheimer noted this building is designated as a conference center and asked if it
would therefore have meeting rooms and conference rooms as well.
Mr. Greenberg stated the hope is to design a facility that is flexible enough to accommodate
certain numbers of parties or gatherings in that area.
Commissioner Ottenheimer noted this would be a welcome addition and asked if there would also
be food service there.
Mr. Greenberg stated Second City serves only appetizers and liquor. The plan is to have only a
warming kitchen in this building. Later with the restaurants on site, it is hoped the restaurants on
the adjacent parcel would cater other gatherings.
Commissioner Lundine stated he also likes the concept. He asked for more detail on the second
restaurant.
Mr. Greenberg stated he would be very comfortable having both restaurants be lunch/dinner
restaurants. He noted they are showing 10,000 square feet of restaurant. It could be split into
any kind of variation.
Commissioner Rosenston suggested the handicapped parking is clearly marked on the plan and
placed in the right place where there is level access. He noticed there are steps around the area.
Mr. Preves stated they are trying to make the intersection as open as possible as you are driving
northbound on Milwaukee. He stated they are trying to create a raised patio off the parking lot
level to get a sense of separation. The restaurants can use the outdoor patio in the summer.
There are handicapped ramps front and back to reach the area as well as steps. This is all being
tied together much as an urban cluster.
Commissioner Rosenston stated he is concerned with the one full intersection which will not be
signalized. If there is no signalization he is concerned with exiting the area to go northbound on
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 6
Milwaukee which would not be a problem once the second access on Milwaukee at Aptakisic is
complete . He stated he realizes putting the whole road in immediately also presents a problem.
However, something has to be figured out to handle this problem.
Mr. Greenberg stated it may be signalized depending on traffic warrants.
Commissioner Rosenston asked if the plan will ask for approval phase by phase or does the
developer plan to come in for approval as each phase develops.
Mr. Greenberg stated the concept plan for Phase II, III and IV is only a concept and will be part
of the annexation and subject to later approval by the Plan Commission. He further noted they
hope that the hotel and one restaurant will be locked in by the time they get approval.
Mr. Pfeil noted that the planning for Phase I will will have enough detail for the hotel, restaurant
and self storage area as well as the office building to be approved as a Preliminary Plan. Any
revisions or amendments to a Preliminary Plan are subject to Village approval, and the Village
Board would probably handle minor changes without referring Phase I back to the Plan
Commission. He commented that if only conceptual plans are presented for the other phases at the
time of annexation, Preliminary Plans would need to be presented to the Plan Commission at some
future time when actual uses are ready to be developed.
Commissioner Rosenston noted some negative concern by the Village Board about the self
storage area opening before the hotel. He asked if there is a chance that the collector road
alignment might change as subsequent phases are developed.
Mr. Greenberg stated it is going to be locked in tightly to a great extent with development of
Phase I.
Commissioner Rosenston asked Wit is certain that the two access points on Milwaukee Avenue
will be approved by IDOT.
Mr. Greenberg stated they have received a letter from IDOT with respect to Milwaukee Avenue
wherein they suggested a full access driveway and a right-in and right-out access will be
considered. The access point to Aptakisic Road was discussed at a meeting between Buffalo
Grove staff, the Lake County Division of Transportation and ECD's engineer. Lake County has
given a tentative commitment to allowing the access as shown on the site plan.
Commissioner Rosenston asked about the requirement for an easement for a water main on the
Land and Lakes property south of the site, and ECD's request for assistance with the cost of this
water main.
II
Mr. Greenberg stated that the issue is equitable sharing of the costs of the water main on
Milwaukee Avenue that will benefit other properties in addition to ECD's site. He noted that the
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 7
Boznos property on the east side of Milwaukee Avenue will need access to this water main, and it
would seem fair for developers of the Boznos property to share a portion of the cost of extending
this line from Busch Parkway to Aptakisic Road. This issue has been raised with Village staff.
He noted that ECD would also be extending a water main along Aptakisic Road from the Rogers
property west of the site.
Mr. Pfeil stated the Village would probably have a role in trying to get the easement on the Land
and Lakes property. Ultimately the Village does have condemnation power that could be used.
The Village does not usually subsidize the cost of constructing water mains, but it does get
involved in establishing equitable cost sharing among developers and procuring easements when
necessary.
Commissioner Trilling asked if the service court area near the restaurants in Phase I is where the
dumpsters will be.
Mr. Preves stated this is the area for deliveries and garbage.
Commissioner Trilling asked if this area is too close to restaurants and the outdoor eating area.
Mr. Preves stated this area will be enclosed with walls.
Mr. Greenberg stated the restaurants will be involved in designing the dumpster area.
Commissioner Trillingasked if the shared agreement hopes for the water main also encompasses
� P
the sewer.
Mr. Greenberg stated no.
Mr. McShane stated there are a couple of ways to provide sanitary sewer service to the site.
There is a possibility of tapping into a sewer owned by the Village of Lincolnshire. Another
alternative would be a lift station and force main to connect to the line west of the site in the
Rogers Center. He noted that the Shades tavern is currently tied into a six inch line going into the
Lincolnshire sewer.
Commissioner Trilling asked if the development across the street on the Boznos property would
tie into this sewer.
Mr. McShane stated it would depend on whether the Village of Lincolnshire will agree to allow
the Boznos property access to the sewer. The capacity is built into that system for both of these
properties.
Commissioner Samuels asked if there are height restrictions for the hotel.
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 8
Mr. Pfeil stated the B-3 District does not have a maximum height standard.
Mr. Greenberg stated they are proposing a three-story hotel. The office building may be four
stories.
Commissioner Samuels asked if the intent is to tie in all of the buildings to a single architectural
theme or go along with the needs of the users.
Mr. Greenberg stated they will go along with the character and needs of the users.
Commissioner Samuels asked if there is any foreseeable conflict between security and lighting at
the storage area and the other uses.
Mr. Greenberg stated most of the uses on the front will be ones open at lunch and in the evenings
whereas the self storage will be closed by 6:00 p.m. and no one will be getting in.
Commissioner Howard asked if it would be possible to have any recreational amenities on the
lake.
Mr. Greenberg stated that hopefully the entertainment and restaurant uses will continue around to
parcel 2. The area hopefully would then attract people from Buffalo Grove and surrounding
areas. He stated this lake is really for storm water use and it would not be practical to make it
available for recreation. He stated he would, however, give it some thought.
Chairman Goldspiel noted everything possible should be done to build up the circulator as an
attractive street which will include access to the hotel and restaurants as well as any amenities that
will make people want to go into that street. He noted some concern with the fact that there is
little parking along Milwaukee Avenue. He stated some work needs to be done on the circulation
from the front of the hotel to the back. He stated some kind of access may be needed to bring
people from the overflow access area into the hotel.
Chairman Goldspiel noted continued concern with the compaction of soil for the parking lot. If
the road system will need this compaction, what kind of problems will the parking lots have.
Mr. Greenberg stated they have built many such locations. This land is much better than the one
developed in Deerfield. The engineers believe that the compaction techniques of"surcharging"
and"dynamic compaction"is actually not necessary on this site at all. In order to satisfy a more
restrictive requirement by the Village engineer, they agreed to do this on the site to prevent even
three inches of deflection from occurring. Ultimately,the lots are the responsibility of the
developer and if there some cracking, asphalt will be put on.
Mr. McShane noted that the Village's concern was not so much with the movement in the streets
as with the movement in utilities. He stated the biggest problem is not the soil itself but the
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 9
moisture. The soil is at about a 20 percent moisture level once you get down 5-8 feet. The
surcharging and dynamic compaction does in six months what nature will take 10 years to do
which is basically to settle under its own weight.
Chairman Goldspiel asked if the location of the restaurant pads are perhaps a bit far from a lot of
the parking.
Mr. Greenberg stated they will need to satisfy any restaurant that the parking is workable. He
stated the biggest hurdle is to get the restaurants to buy into this concept.
Chairman Goldspiel asked if there are any law enforcement considerations necessary for the self
storage area. He noted he would like some feedback from law enforcement people on this matter.
Mr. Greenberg stated they have had no problem with any of their self storage units. One of the
best ways to control what happens on the site is carefully drafted restrictions in the contracts.
Chairman Goldspiel asked what parking requirements are needed for the storage area.
Mr. Greenberg self storage units are one of the lowest traffic generators. Only one or two people
may be on the site on any given day. Therefore the few number of spaces provided are more than
adequate for customers.
Chairman Goldspiel stated he feels it is important that the fire department be able to access the
individual storage units.
Mr. Greenberg noted that the open storage for boats which was previously planned has been
taken out to provide more parking for the restaurant area.
Chairman Goldspiel noted there is a good market for that kind of storage.
Chairman Goldspiel asked about the future 25 foot right of way for Milwaukee Avenue.
Mr. Greenberg stated the right of way would be 25 feet and that has been provided for. There is
also a 25 foot setback beyond the 25 foot right of way.
Mr. Pfeil noted that Mr. Kuenkler indicated that this appears to be consistent with the SRA
planning by IDOT.
Chairman Goldspiel asked if there would be a flat floor for the Second City theater.
Mr. Greenberg stated it is more like a tiered area.
Chairman Goldspiel asked if there would really be only five employees at the hotel.
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 10
Mr. Greenberg stated there may be more than five during the day.
Chairman Goldspiel asked if there is a bikepath on this side of the street.
Mr. Pfeil stated there is an 8-foot sidewalk planned along the south side of Aptakisic Road and
the on the west side of Milwaukee Avenue. He asked if there has been any consideration for
some kind of a pedestrian system on site perhaps using the lake as a focal point.
Commissioner Samuels noted some kind of lighting along a pleasant walk or path may be a very
good idea here and around the lake for those people who may be waiting for seating. Some
berming and landscaping around the path would help foster this walkway.
Commissioner Trilling further noted some seating area would be a good idea along the walkways.
He further noted the self storage units should be consistent and complementary in color and
materials to the other types of uses in the area.
Commissioner Rosenston stated the developer should show time related activities in order to tie it
into the parking and the number of employees required.
VILLAGE ZONING MAP - ANNUAL REVIEW
Moved by Commissioner Samuels, seconded by Commissioner Trilling to approve the revisions to
the zoning map.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Howard, Rosenston, Samuels,Lundine, Trilling, Ottenheimer, Goldspiel
NAYES: None
ABSTAIN None
ABSENT: Berman
FUTURE AGENDA SCHEDULE
Mr. Pfeil noted there will be a special meeting on January 24, 1996 and a regular meeting on
February 7, 1996.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT -None
NEW BUSINESS -None
ADJOURNMENT
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 11
1
Moved by Commissioner Rosenston, seconded by Commissioner Ottenheimer and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:30 a.m.
Respectfully sub 'tted,
F y Rub' , R cording Secretary
AP ROVED BY:
P N GO DSPIEL, •
Buffalo Grove Plan Comm-Regular Meeting-January 17, 1996-Page 12
it