1996-02-07 - Plan Commission - Minutes •
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PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
February 7, 1996
Seigle's Home and Building Center Property
225 N. McHenry Road, Buffalo Grove, Illinois
Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman
Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald,
explained the procedure for the hearing and swore in all persons who wished to give testimony.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Rosenston
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Ottenheimer
Mr. Trilling
Commissioners absent: None
Also present: Mr. Marc Schwartz, Marc Schwartz& Associates
Mr. Stanley Nitzberg, Mid-America Real Estate Corp.
Mr. Harry Seigle, Seigle's
Mr. William Raysa, Village Attorney
Ms. DeAnn Glover, Village Trustee
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Site Plan dated as last revised January 18, 1996
Exhibit 2: West Building Elevation
Exhibit 3: Crate& Barrel Outlet Store (depiction of sign)
Exhibit 4: Letter to Mr. Mathias dated January 12, 1996 from Peggy Klopacz, First American
Bank
Buffalo Grove Plan Comm-Public Hearing-February 7, 1996-Page 1
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Exhibit 5: Letter to Mr. Mathias dated January 22, 1996 from Gregory K. March, Wendy's
Exhibit 6: Letter to Mr. Pfeil dated December 21, 1995 from Jeffry King, Woodstone
Mr. Schwartz stated they are seeking a rezoning of Lot 2 of the Seigle's subdivision. The petition
asks for a rezoning of Lot 2 which is the parcel which is comprised of the existing Seigle's
building, the warehouse, the outdoor sheds and parking. The Seigle's subdivision is comprised of
three lots. Lot 1 encompasses the area being utilized by Wendy's. Lot 2 is the Seigle's use and
�./ Lot 3 is the vacant lot which has yet to be developed. Rezoning is being sought for Lot 2 only
from a B-4 classification to a B-3 classification for the purpose of operating a Crate& Barrel
retail center on the site.
Mr. Schwartz stated Ordinance 88-110 was adopted by the Village in 1988 and provided for B-4
zoning on this lot, although a retail use was in place. The need for outdoor storage required the
need for a B-4 zoning classification. Based upon the present proposed use, the petitioner is
seeking to zone the parcel B-3 to be more in conformity with the standards of the Buffalo Grove
zoning ordinance.
Mr. Schwartz stated Lot 2 is approximately 3.8-acres and is zoned B-4 for the structures and B-2
for the parking area. The building is approximately 37,000 square feet. Retail space occupies
28,054 square feet and warehousing and shipping occupies 9,650 square feet. The anticipated use
by Crate& Barrel will utilize the building in the same proportion. The parking requirements are
such that if the entire building of 37,000 square feet plus was determined to be a retail use, 151
parking spaces would be required. However, based upon the testimony previously tendered when
this was zoned in 1988 and based upon the fact that the continued use will be retail only within
the 28,000 square foot envelope, the ordinance provides for 112 parking spaces to be required.
For the warehousing use, 6 additional spaces are required for a total of 118 spaces. The site
presently contains 135 parking spaces.
Mr. Schwartz stated they are only seeking a rezone of this parcel because no modification nor
change is being requested to the building or any of the structures on the site. The building will
remain intact, with only minor appearance related changes and, of course, signage changes. The
outbuildings which had been used for storage will be continued as storage use, mostly likely for
storage of vehicles and trucks for Crate& Barrel. The facade of the outbuildings will be
maintained in exactly the same fashion. The east elevation of the outbuilding is designed to mirror
the property immediately contiguous.
Mr. Schwartz stated that Harry and Mark Seigle will continue to own the property and be
responsible for the maintenance of same. They will continue to maintain the property to the north
which is Lot 3 and the arrangement with Crate & Barrel is a lease hold. The property to the north
of the site is zoned B-2 which requires the property owner to come before the Village to seek
development of the site. Across the street and to the west is the Town Center which is zoned B-
5. To the south is the B-3 retail use and to the east is the R-9 residential development.
Buffalo Grove Plan Comm-Public Hearing-February 7, 1996-Page 2
Mr. Stanley Nitzberg stated they have been searching for a place where they could sell both
furniture and housewares in an outlet type of environment. This parcel meets all the criteria of
the quality of the demographics, location, distance from existing regional mall stores and overall
profile of the transaction with Seigle's.
Mr. Nitzberg stated the merchandise is all first quality Crate& Barrel goods which are either
overstocked, wrong color, or end of season samples. He stated they are currently only selling
these in an outlet environment at North and Clybourne in Chicago.
Mr. Nitzberg stated the contemplated hours of operation are approximately 10:00 to 6:00 or
11:00 to 7:00, Monday through Friday, 10:00 to 6:00, Saturdays and 12:00 to 5:00, Sundays. He
stated their history suggests an afternoon type shopping and an evening shopping just after dinner.
He stated they do not operate their stores late on Saturdays or Sundays and they are closed most
legal holidays. Mr. Nitzberg stressed that all the management people are home grown. They are
people who have grown up within the Crate& Barrel environment in training, aesthetics and
personality. The store will have a manager, assistant manager, designer and someone responsible
for the warehouse as well as sales staff and back of the house support staff.
Mr. Nitzberg noted this site was chosen because of its identifiable address within a nice retail hub
which is distant enough from the regional mall locations which serves the community and will not
affect their existing stores.
Mr. Nitzberg stated they feel there is more than sufficient parking for the way the business
operates. He stated they are not an intensive user from an employee sense. The direct access as
you drive in from the east is creating the presence they want.
Mr. Nitzberg stated they expect to have a minimum of 5-6 people employed to a maximum of 8-
10 people in addition top the management staff as previously described. There may be some
seasonal people added during the holidays. All employee parking will occur to the rear or side of
the building so as to not take away any potential customer parking.
Mr. Harry Seigle stated it has been a difficult situation for Seigle's to have the existing building
vacant for so long. Crate& Barrel should bring new life to this building and enhance the Route
83 corridor to the commercial corridor it was intended to be back when the Village developed
Town Center. He stated Seigle's will remain the owners of the site and under the obligations of
the lease they will maintain the exterior, the vacant lot, and the parking lots. He stated they are
not sure as yet what will be done with the vacant lot to the north but that is something they will
come back to the Village for development.
Mr. Schwartz stated the property value has been diminished because of the long vacancy and
based upon its present zoning classification, it is more difficult to lease than it would be otherwise.
He further stated they do not believe the use at this site will destroy property value of the
surrounding properties and they believe it promotes the health, safety and morals of the general
Buffalo Grove Plan Comm-Public Hearing-February 7, 1996-Page 3
public to have a site that is being utilized rather than vacant. He noted the gain to the public is
that utilized it will draw additional tax revenue to the Village of Buffalo Grove and the safety
hazard of a huge empty building will be mitigated. He stated they believe that this property is
suitably useful for a B-3 zoning classification. The Village testified previously that B-3 is a good
zoning classification.
Commissioner Krug asked when merchandise will be delivered.
Mr. Nitzberg stated they are using typically straight 28 foot trucks for deliveries with their own
drivers. He noted deliveries are made once or twice per day coming from the corporate
warehouse in Northbrook. These deliveries are typically made in the morning so that staff can
deal with the deliveries during the day.
Commissioner Krug asked if any of the vehicles will be stored on the premises.
Mr. Nitzberg stated they expect to store 4-6 Crate& Barrel vehicles in the shed. During peak
periods with heavy flow of merchandise there might be one or two trailer type trucks that are
Crate & Barrel managed and controlled on the property. However, they would not be there on a
consistent basis.
Commissioner Howard stated under B-3 there would be no outdoor storage.
Mr. Schwartz noted there would be no outdoor storage in the sense of outside of an enclosed
area.
Commissioner Howard stated there was outdoor storage in front to the north when Seigle's was
operating.
Mr. Nitzberg stated there is no Crate& Barrel that sells anything outside. He noted their idea is
to be self contained within the building.
Commissioner Rosenston asked why a zoning change is necessary.
Mr. Pfeil stated the B-3 zoning is the Village's initiative in order to have more control of the land
use. The B-4 District has a number of permitted uses that are not necessarily compatible with
adjacent uses, and B-3 zoning is consistent with the property to the south.
Commissioner Rosenston reiterated that there would not be any merchandise displayed in front of
the store. He asked if there were any noise problems while Seigle's was operating.
Several Woodstone residents noted there were no problems.
Commissioner Rosenston asked if the gatehouse would remain.
Buffalo Grove Plan Comm-Public Hearing-February 7, 1996-Page 4
Mr. Seigle noted it will stay for now and would be up to the tenant to determine need.
Commissioner Rosenston stated he would personally like to see it used or removed.
Commissioner Rosenston asked if there are any plans for customers to drive around the back for
pickups.
Mr. Nitzberg stated no, with the exception that someone may want to put some furniture in a van
`./ or station wagon. He stated typically in situations like this the merchandise is escorted. But the
potential for back pickup is there.
Commissioner Rosenston asked what uses might be made of the gatehouse.
Mr. Nitzberg stated he has no ideas at this time but they would like the gatehouse to remain for
the time being.
Commissioner Rosenston asked if there is any possibility of putting an entrance on at the north
side of the structure into the store if the traffic flow gets very heavy and there is a need to
encourage parking on the north side.
Mr. Schwartz stated if there is a traffic or parking problem, it will clearly be addressed by Mr.
Seigle because Crate& Barrel will not tolerate that kind of problem.
Commissioner Rosenston stated there is a need for some kind of better directional signage within
the property to reinforce the fact that in order to go south on Route 83, Bank Lane must be used.
Commissioner Ottenheimer asked if there are any plans to reconfigure or restriping of the parking
area. He asked if the lot meets all of the requirements for disability parking.
Mr. Schwartz stated there are no plans at present to restripe or reconfigure. If the need should
arise it will be explored with Seigle's. He further noted to the best of their knowledge the lot
meets all of the necessary requirements.
Mr. Pfeil noted this will be reviewed by the Building and Zoning department as part of the permit
review process.
Commissioner Trilling asked if the change in zoning would cause any limitations on the property
owner or give the Village any additional rights if the proposed use were not successful.
Mr. Pfeil stated this will be approved as an amendment to the P.U.D. document which goes back
to 1988. The amended P.U.D. ordinance will grant the rezoning and put in the conditions of use
that appear to be pertinent for Crate&Barrel and the ordinance will probably require that any
other use of the property beyond the typical retail use will need to come back to the Village for
Buffalo Grove Plan Comm-Public Hearing-February 7, 1996-Page 5
specific approval. Rights to any B-4 use on the property would end with the rezoning to B-3.
Mr. Seigle stated that one of the conditions of the lease with Crate&Barrel is that if they should
choose to sublet to another tenant, Seigle's as the landlord cannot unreasonably withhold that. If
it is a B-3 use it would not have to come back to the Village which is one of the reasons Mr.
Schwartz encouraged coming back to B-3 zoning. It is important to Crate& Barrel to have this
freedom as the lease runs for fifteen years.
`./ Mr. Pfeil stated that can be managed. However, the P.U.D. ordinance must at least talk about
prohibitions because B-3, unless specifically restricted, allows B-2 uses. Therefore, the P.U.D.
ordinance will at least have to tie into the retail types of uses that reasonably might replace Crate
& Barrel.
Mr. Schwartz stated he does not anticipate any problems.
Chairman Goldspiel asked if it is more desirable to retain the false front structures on the east or
remove them and replace with screening and planting. He noted he generally does not like to
have vacant unused structures for fear of maintenance issues.
Mr. Dave Sherwood, 100 Woodstone Drive, stated residents in the area would not mind the
structure as long as it is maintained and the pigeon problem is taken care of.
Mr. Schwartz noted the property has remained vacant for thirteen months and is more susceptible
to pigeon roosting while it is vacant than when there is activity on the property on a regular basis.
Therefore, they anticipate that the constant use will reduce the nesting of pigeons and Mr. Seigle
as property owner has given a firm written commitment to rid the property of pigeons. If there is
any maintenance problem, it will be addressed.
Mr. Seigle stated these buildings are only open air shelters which will be used by Crate& Barrel
for their trucks so that they are sheltered. He further noted they will rid the structures initially of
the pigeons and after that the problem should be taken care of by constant activity.
Mr. Schwartz noted they are bound to address any problems pursuant to the P.U.D.
Chairman Goldspiel noted there is a great deal of parking on the north side of the building and it
would be a good idea to encourage parking in that area.
Mr. Seigle stated people always try to park closest to the front door. He noted it was there
experience during sale times that parking at the door fills in first and then flows to the north
parking lot. He noted it was never a critical problem in their operation even during their biggest
sales.
Chairman Goldspiel asked if the parking on the south side of the gatehouse was also employee
Buffalo Grove Plan Comm-Public Hearing-February 7, 1996-Page 6
parking. He noted he would also like to see the gatehouse removed.
Mr. Schwartz stated that area is customer parking. He further noted Crate& Barrel will
encourage employees to park in the rear of the building. There are only nine spaces in the area
south of the gatehouse and could be used by management.
Ed Michaels, of Winchester Estates, stated their main concern is the maintenance of the vacant
lot. He noted that over the past year they have tried to get the real estate company to mow and
�./ maintain the lot without a great deal of success. He noted the Winchester residents would like to
have the lot mowed every two weeks.
Mr. Seigle stated he would see that it was maintained.
Mr. Schwartz stated they will see to it that it is mowed subject to Village ordinances .
Dave Sherwood, 100 Woodstone, noted that even when Seigle's occupied the structure, the
vacant lot was never property mowed and maintained.
Mr. Schwartz stated it would be unfair to require the lot to be mowed every two weeks. He
noted there is no other vacant lot in the Village to which such a requirement applies. He
requested that they be bound to maintain it pursuant to Village codes. Further, Mr. Seigle is now
aware of the problem and will address same.
Mr. Michaels stated the residents have been requesting maintenance and mowing of the lot for a
long time and such requests have been falling on deaf ears.
Mr. Pfeil stated that Village ordinance requires property maintenance. The P.U.D. can restate this
requirement. He further noted that enforcement is an option for the Village, although voluntary
compliance is always the Village's primary goal. He noted that Mr. Seigle has represented at the
hearing that he intends to comply with Village regulations concerning property maintenance, and
if that is the case, there should be no problem.
Mr. Raysa noted agreement with Mr. Pfeil and stated the Building and Zoning Department does
enforce the property maintenance ordinance. He further noted the Village has adopted the
National Boca Maintenance Code which is enforced by the Building and Zoning Department. In
addition both the annexation agreements and most of the P.U.D. ordinances contain a sentence
that says that for any property that is not being built upon, it will be maintained in a need and
orderly manner as determined by the Village Manager.
Mr. Michaels noted the maintenance of the vacant lot will help with management of Wendy's
debris which collects there all the time. He noted that up to now the residents have been keeping
the lot clean. He further noted they would also like to have additional screening if parking is
extended into the vacant lot.
Buffalo Grove Plan Comm-Public Hearing-February 7, 1996-Page 7
Mr. Schwartz stated any development of lot 3 would require Village approval pursuant to the
existing P.U.D. ordinance.
Mr. Sherwood asked if there would be any additional lighting in the parking lot for Crate&
Barrel.
Mr. Schwartz stated no.
Mr. Sherwood asked if there is any way to direct traffic on Bank Lane once traffic flow increases
as he residents of Winchester are concerned with problems of getting in and out.
Mr. Schwartz stated they will take a look at interior directional signage.
Mr. Sherwood stated they are somewhat concerned with people illegally parking at Winchester
during large sales because there is not much extra parking there and they do have cars towed.
Judith Fetter, 106 Woodstone, asked when employees would be arriving for work.
Mr. Nitzberg stated their employees are usually there one hour before and after the usual
operating hours.
Ms. Fetter asked the location of the dumpsters.
Mr. Nitzberg stated most cartons are baled within the store and there is very little garbage
Lonnie Mitchell, 287 Woodstone Circle, asked if the fence around the property will remain.
Mr. Nitzberg stated yes.
Mr. Schwartz stated Mr. Nitzberg advised that he does not want to foreclose the possibility that
there might be seasonal outdoor display on the north end.
Mr. Seigle stated the lawyers drafting the change to the P.U.D. stated there was no ambiguity
about the area being spoken of. Unlike Seigle's, Crate& Barrel does not want to put goods on
skids out in front of the entrance as shown on Exhibit 2. But Crate& Barrel from time to time
may wish to use outside storage in the area in back of the black gate where there is a roof
overhang which is totally enclosed but technically out of doors. The prior P.U.D. amendments
that related to storage underneath the large canopy in the center of Exhibit 2 would be foregone
as well as outside storage anywhere else.
Chairman Goldspiel asked if this will take the matter out of B-3.
Mr. Pfeil stated there were agreements beyond the P.U.D. that addressed the outdoor display that
Buffalo Grove Plan Comm-Public Hearing-February 7, 1996-Page 8
was being done for Seigle's. It is troublesome in a B-3 context because there can be a debate as
to whether it is really outdoors and it is covered by a roof. B-3 basically does not allow outdoor
use.
Mr. Schwartz stated they are not really looking for outdoor storage in a sense that goods are on
skids. Mr. Nitzberg is referring to the potential of putting lawn chairs and such displayed outside
the door in this enclosed area behind the gate. However, all items are to be taken in at night.
Mr. Nitzberg stated the merchandise put out on display in this area will certainly be taken back in
at night.
Mr. Pfeil quoted from the B-3 District, noting there is a use standard which states"no
merchandise, materials or equipment shall be stored in any open areas but may be kept on display
in an open area for immediate sale or temporary display." He commented that it appears that the
B-3 District allows, on a temporary basis, display merchandise for sale.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 8:45 p.m.
Resp lly submitted
Fa Rubin ec rding Secretary
APPROVED BY:
N GOL P L, Cha' an
Li
Buffalo Grove Plan Comm-Public Hearing-February 7, 1996-Page 9
1
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
February 7, 1996
Seigle's Home and Building Center, 225 N. McHenry Road
proposed rezoning to the B-3 Planned Business Center District and
Amendment to the Planned Unit Development
Shires Construction Company, proposed rezoning from B-3 to
R-9 P.U.D. and approval of a Preliminary Plan for 136
Condominium units, northwest corner of Dundee Road/Weidner
Road — Workshop#2
Chairman Goldspiel called the meeting to order at 8:45 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. Berman
Mr. Lundine
Mr. Ottenheimer
Mr. Trilling
Commissioners absent: None
Also present: Mr. Marc Schwartz, Marc Schwartz& Associates
Mr. Stanley Nitzberg, Mid-America Real Estate Corp.
Mr. Harry Seigle, Seigle's
Mr. John Green, Groundwork, Ltd.
Mr. Richard Vane, Groundwork, Ltd.
Mr. Robert Barrett Jr., Shires Construction Co.
Mr. William Raysa, Village Attorney
Ms. DeAnn Glover, Village Trustee
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Rosenston, seconded by Commissioner Howard to approve the minutes
Buffalo Grove Plan Comm-Regular Meeting-February 7, 1996-Page 1
of the regular meeting of January 17, 1996. Commissioner Ottenheimer stated a correction to
paragraph three of page two. He noted a word correction required on page four, paragraph eight.
Commissioner Rosenston noted the number of patrons in the theater noted as 500 on page three
should have a note attached stating this was later corrected to reflect 200 patrons. All
Commissioners were in favor of the motion as amended and the motion passed unanimously with
Commissioner Berman abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Lundine stated he attended the Village Board meeting on February 5, 1996 and
noted many citations were presented to the Police Department. The highlight of the meeting was
a lengthy discussion of the proposed auto laundry. A vote on this issue was tabled to February
20, 1996. A petition was submitted asking for a two thirds majority vote and this petition is now
being reviewed by Mr. Raysa.
Chairman Goldspiel noted the joint meeting of the Plan Commission with the Village Board
regarding the access on Fremont Road for the Shell Oil development stated the Board would not
entertain closing Fremont
SEIGLE'S HOME AND BUILDING CENTER, 225 N. MCHENRY ROAD_ PROPOSED
REZONING TO THE B-3 PLANNED BUSINESS CENTER DISTRICT AND AMENDMENT
TO THE PLANNED UNIT DEVELOPMENT
Moved by Commissioner Rosenston, seconded by Commissioner Samuels to recommend approval
to the Village Board of a rezoning from the B-4 Business Services and Wholesale District to the
B-3 Planned Business Center District for Lot 2 (the Seigle's building and parking area) legally
described, and approval of an amendment to the Planned Unit Development for the Property as
legally described.
Commissioner Rosenston, in favor of the motion, stated the proposed use is going to be a positive
asset to the Village and the site. He noted some reservations concerning the traffic and parking
but noted he is relying on the good faith and name of both the owners and the tenant to resolve
any problems which may arise.
Commissioner Ottenheimer stated he is very much in favor of this proposal with the caveat that
the concerns of the adjacent residents be addressed and the property be maintained in a proper
manner which includes relieving the pigeon problem.
Commissioner Berman stated he feels very positive towards the proposal and states it will be a
tremendous asset to the area and the community. He noted he would like to propose a subject to
the motion that will incorporate into the ordinance or agreement, conditions or limitations on
substitute like B-3 uses.
Buffalo Grove Plan Comm-Regular Meeting-February 7, 1996-Page 2
Commissioners Rosenston and Samuels accepted the proposed amendment to the motion.
Commissioner Berman stated he is not concerned with the proposed seasonal outside display for
this use.
Chairman Goldspiel stated he retains his concern with keeping unused structures. However, he
noted he will go along with the majority view. He stressed he does not want those structures to
become a problem.
Commissioner Trilling stated he feels very strongly about maintaining the site.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Howard, Rosenston, Samuels, Berman, Lundine, Ottenheimer, Trilling,
Goldspiel
NAYES: None
ABSENT: None
ABSTAIN: None
The motion passed 9 to 0.
SHIRES CONSTRUCTION CO.. PROPOSED REZONING FROM B-3 TO R-9 P.U.D. AND
APPROVAL OF A PRELIMINARY PLAN FOR 136 CONDOMINIUM UNITS,
NORTHWEST CORNER OF DUNDEE ROAD/WEIDNER ROAD--WORKSHOP #2
Mr. Schwartz reviewed developments at the first workshop and stated the original plan has now
been reevaluated and revised to consist of 136 units in four buildings.
Mr. Green reviewed the last plan and stated it was received with some positive reviews. He noted
the Commission had some concerns over density. A multitude of variations would need to be
achieved in order to do R-9. There was some concern for utilizing the opportunity of the park
and the surrounding buildings to the site. He stated they were asked to consider bikepath
potentials. Traffic was an item which came up, especially in comparison to the previously
approved office building development for the site and traffic in comparisons of 19 units per acre
versus the 22 units per acre which the original plan proposed. The setbacks of existing
developments in comparison to the proposed setbacks were questioned as was the school site use.
Mr. Green stated the Army Corp of Engineers has now had a great impact on the plan.
According to the Army Corp, the pond on this parcel of land has now been declared to be part of
the Waterways of the U.S. Therefore,they cannot touch the pond without extraordinary cost and
an extreme time delay. Therefore, they proceeded with a new plan that does not encroach on the
pond. By going to three 32-unit buildings and one 40-unit building they have been able to rework
Buffalo Grove Plan Comm-Regular Meeting-February 7, 1996-Page 3
the plan without encroaching on the pond. This is a 10 percent reduction in the total number of
units on site. The site is now divided into two halves because of the lake. This will, of course,
drive the prices up somewhat. The north portion of the site has 72 units. On the south end there
are 64 units. The access to Phase I has now been moved to directly across from Weidner Court.
The parking has been consolidated into a loop. There is still 2.0 parking spaces per unit, one
inside and one outside. The Fire Department was interested in a second access and they now have
planned for a drop off drive which is 16 feet wide to service building two. The building on
Dundee Road is now a 32 unit building so it is 190 feet long.
Mr. Green stated the north half of the site also has two buildings. The ends are toward Weidner
with ingress and egress located off of the park area from Stradford Circle. This plan now
proposes even less parking on Weidner than before. With this reconfiguration there can now be a
bikepath through the entire site, all the way from Dundee to the park.
Mr. Green stated the R-9 variations have now been reduced from the original plan. Some yards
are 30 feet instead of 35 feet which is necessitated by the pond location. There is a question of
the distance from the high water line at some of the points along the building. This will require a
variation on the high water line separation. However, all garage levels are still higher than the
high water line. None of the existing buildings are closer than 130 feet. That is the closest point
between building four and the building immediately to the west which is also owned by Mr.
Barrett. Development of the bikepath to the Alcott Center needs the cooperation between the
Village and the Park District. There will certainly be the donation by the developer that goes with
the parcel. There was some interest expressed in this development since this would be the first
time for the opportunity to go all the way from Dundee Road to the Alcott Center.
Mr. Green stated the previously approved office building had 229,000 square feet of office space
and 573 parking spaces. The proposed plan has 272 parking spaces which is 47 percent of the
amount of parking that the office building would have generated. There are 136 outside spaces
on the proposed plan, whereas the office building had 275 outside spaces. Splitting the site
minimizes the inbound and outbound traffic at any given point and spread it out more evenly over
the entire site. The closest drive point across from Weidner Court is approximately 200 feet north
of Dundee and only serves the smaller part of the development which is the 64 units. The peak
outbound traffic in the morning is 35 cars for Phase I and 40 cars for Phase II. The peak inbound
traffic in the evening is 30 cars for Phase I and 35 for Phase II. 95 percent of the traffic goes to
Dundee Road. 50 percent of the traffic is projected to turn east and 45 percent will turn west.
The intersection is already signalized and the traffic report indicates that this development will
have a net impact on the intersection of increasing the stacking at the intersection by one car
depth. The conclusion therefore, is that the residential development has negligible impact. The
office would generate four times as much movement at peak hours than the proposed
development and two times as much daily movement as this development.
Mr. Green stated the Chatham condo buildings are about 50 feet from Dundee and the manor
homes are 40-45 feet setback from Dundee at their closest point and 20-30 feet from Weidner.
Buffalo Grove Plan Comm-Regular Meeting-February 7, 1996-Page 4
Mr. Green stated there is an ongoing or developing awareness of the need for parking at active
uses. There is also always an ongoing need for guest parking. Stradford Circle butts up to a
fence and serves the four unit building owned by Mr. Barrett. He stated overflow parking will
likely use this street for parking. However, if parking is developed along Stradford Circle, they
can get 18 parking spaces on that road. This can well be considered an amenity in recognition of
the existing active use. If the Commission agrees they would like to take advantage of this
situation and move the building over, create more space and open up the green space between the
two buildings. This would also then add .39 acres more to the site.
Mr. Green stated the buildings will be four stories over parking. The parking averages 5 '/2 to 6
feet into the grade. Therefore the parking is still above the high water line. The water can still
follow its natural overland flow to the north and is still above parking level. The entry to the
building is at parking level with a large lobby and lounge area. There is inside refuse storage and
there is an outside pad area. The garage enters at one end only on all buildings. That eliminates
extra paving outside and maximizes the amount of open space. They have created sufficient aisle
space for back to back parking.
Mr. Green stated the two bedroom units are approximately 1200 square feet and the two
bedroom units with family room are approximately 1550 square feet. There are two different
layouts of the two bedroom with den units. One has a separate family room on one side of the
kitchen and the other is adjacent to the living/dining room which allows you to have a great room
which would be 21 x 24 feet. All units have individual HVAC, laundry facilities, and terraces.
The units are designed to be completely compatible and conformable to the Fair Housing Act. All
units have two full baths with separate tub and shower facilities in the master bath. Tenant
storage is located on each floor. Refuse is enclosed off of the elevator lobby. There are 8 tenant
storage spaces on each floor, one per unit.
Mr. Green stated the ordinance provides for a height of 45 feet. He presented two different
elevations, one showing a solid mass which is 45 feet height. The second one is 50 feet high but
appears to be lower. He noted he uses the architecture by breaking the terraces at the third floor
and create a long continuous horizontal belt around the building which makes the building feel
shorter. The roof can be broken by putting sloped roofs on and giving it areas where those roofs
go in and out. He noted they would need to screen the mechanicals on the roof in any case and
with this higher elevation, the mechanicals will be screened naturally.
Mr. Vane stated the sanitary sewer on the site is immediately adjacent and the water main already
goes completely around the site. Therefore, they will only need to loop in two places at each
Phase. The stormsewer and detention is already provided which was sized for the previously
approved commercial development for much more intense usage. Grading on the site will be
intense. He noted they need to maintain low elevation of at least 2 '/2 feet above the high water
elevation of the detention pond. Since the pond is already a mapped flood plain, they will have to
comply with the flood plain ordinance. Technically, they must comply with the flood plain
ordinance but on the other hand it is not a severe situation. He stated they will be maintaining the
Buffalo Grove Plan Comm-Regular Meeting-February 7, 1996-Page 5
overland drainage way so that in the event the pond overflows, the water will be able to pond up
and go out before it impacts any of the homes. That is the way the subdivision was designed
originally. All of the proposed buildings will be up high enough to be fully protected from any
possible flooding which gives some justification for not maintaining the 25 feet from the high
water elevation. This is only a flood plain because the Village asked it to be met as opposed to
normal flood plain requirements. In addition, the buildings will be 2 '/2 feet above the high water
elevation in conjunction with the overland flow to the north which precludes any problems in this
area.
Mr. Green noted that using Plan A will require some variations, namely, distance from the
building to the high water line, some building setbacks possibly due to a balcony or roof
overhang, and the sloped roof may require a roof overhang variation as well as a height variation.
Mr. Schwartz noted the development of the site mandates that the waterway remain in place and
therefore the density has been reduced to accommodate that.
Chairman Goldspiel asked for a clarification of the sloped roof design.
Mr. Green stated the horizontal band is not a balcony. There is a balcony at that level but one of
the opportunities at the top floor is to take HVAC equipment and put it inside the unit so that
they can then go straight up. When that is done they can get a flat balcony there which means
there is nothing else projecting out.
Chairman Goldspiel asked what the roof pods are.
Mr. Green stated that instead of taking the building up to a parapet, the roof slopes.
Commissioner Krug noted he can see the benefit of additional parking on Stradford Circle but a
negative effect may be that high school students will park there during the day time. It will be
difficult to keep the students out. Generally, he likes the plan even with the required height
variation for the sloped roof design. He asked if there will be required handicapped parking on
Stradford Circle.
Mr. Green stated there would be no requirement for handicapped parking under ADA rules. All
handicapped parking requirements are met on the site.
Chairman Goldspiel stated that the Village's Public Works does not support the kind of parking
arrangement proposed for Stradford Circle.
Mr. Pfeil noted Greg Boysen, Director of Public Works, does not favor the proposed parking on
the Stradford Circle right-of-way. Mr. Boysen has commented that this type of perpendicular
parking on a right-of-way is not technically in compliance with the Development Ordinance.
Mr. Rigsby, the Superintendent of Operations of the Public Works Department has indicated that
Buffalo Grove Plan Comm-Regular Meeting-February 7, 1996-Page 6
the proposed parking does not present operational problems, but the Village will not plow snow
out of the parking spaces. Public Works would only plow the street pavement used for normal
traffic flow.
Mr. Schwartz noted this was just a creative way to deal with land that otherwise will not be used.
Since Mr. Barrett owns the building immediately to the west, he was offering to enhance the
project. If it is a problem for Public Works, they will back away from this idea.
Commissioner Krug stated he would like to hear from the Department of Public Works before he
goes either way with the parking on Stradford Circle.
Commissioner Rosenston asked how much the units will now run.
Mr. Barrett stated the units will go for between $150,000-$185.000.
Commissioner Rosenston stated he likes the idea of the extra parking on Stradford Circle,
although he will defer to staff He noted some concern with the entrance at Phase I which can
have vehicles coming in and swinging right to go into building two garage at the same time
someone comes into the other garage. He suggested some kind of stop signs or bump strips to
prevent the potential for accidents. He noted, however, he does not propose to remove the
second drive.
Commissioner Berman asked how long it will take to complete the project.
Mr. Green stated the project is planned for completion by 1999. The goal is to start in the fall.
Mr. Barrett stated they hope to start simultaneous construction on the two buildings closest to
Dundee Road and then continue on to the north end. He stated they hope to sell out all units in
two years.
Commissioner Berman noted this is a much improved plan and he is now much more comfortable
with the density level. He noted no strong feelings between Plan A or B and will defer to Public
Works. As to the second access for buildings one and two, he stated he is not sure it is absolutely
necessary and suggested a wider boulevard entrance instead. He also noted no problem with the
additional height requirement for the sloped roof design. He noted, however, he would like to
hear from the Village Engineer regarding the water level and what effect it would have on the
homes across Weidner Road in a unique water situation.
Mr. Vane stated the road will pond up and flow to the park before hitting any residences.
Commissioner Trilling asked how wide the second access road is at building two.
Mr. Green stated it is 16 feet wide.
Buffalo Grove Plan Comm-Regular Meeting-February 7, 1996-Page 7
Commissioner Trilling asked if there are railings on the first floor balconies.
Mr. Green stated yes.
Commissioner Lundine asked how the garbage gets down to the dumpster and how is the
dumpster taken out of the garage.
Mr. Green stated there is a refuse chute across from the elevator in an enclosed room. The chute
goes directly down to the refuse room where there is sufficient space to hold several large bins.
These bins are then wheeled outside to a pad area.
Commissioner Rosenston stated he is in favor of the sloped roof design. He noted there will be
older people living in these units and it is therefore necessary to have the second access to the
front of the building two which could be some kind of turnaround.
Chairman Goldspiel noted it appeared that building four gets downgraded if the additional parking
is added on Stradford Circle and he would prefer to retain the yard space. Additionally the space
between building four and three also does not have much of a view of green space.
Mr. Green stated by getting the additional parking onto Stradford Circle, he was able to develop a
wider green space between the two rows of parking in the middle of the parking lot between
buildings three and four.
Commissioner Rosenston asked if the building could be moved over slightly to provide this wider
green space even if the additional area on Stradford Circle is not provided.
Mr. Green stated that could certainly be done.
Mr. Schwartz stated if the Commission can give the leeway to move the building over, they can
accomplish the same goal. Parking on the street should not be conceived as an attempt to reduce
the density number.
Chairman Goldspiel asked if building three could be rotated slightly to take advantage of lesser
parallism with building four and the view of the open field.
Mr. Green stated yes, but he would have to give up the bikepath.
Commissioner Goldspiel stated he does agree that the emergency access on building two is a lot
of pavement, however, some kind of drop off there is desirable and perhaps a more traditional
turnaround would be preferable.
Commissioner Samuels asked if the pond will be re-engineered for slopes and safety shelves or are
those already there.
Buffalo Grove Plan Comm-Regular Meeting-February 7, 1996-Page 8
Mr. Vane stated the status is such that it is now regulated by FEMA, the Army Corp of Engineers
and IDOT and therefore they will do as little as possible. He stated he will make sure the slopes
are adequate and that there are some safety ledges where needed.
Commissioner Samuels noted concern with the safety of the pond if it is not up to modern
standards as there will be children and people coming to the pond.
Mr. Vane stated it looks as if there is about a 6-8 foot ledge there now below the water line.
Commissioner Samuels stated the additional parking on Stradford Circle would be an amenity
which would probably make that building attractive to some people.
Harriet Markowitz, 733 Weidner Road, stated she thinks this is a terrific plan and she would like
to see the extra parking on Stradford Circle. Now her view is out to a dumpster and parking and
paving would certainly improve her view.
Chairman Goldspiel called for a polling on the building facade and the polling was as follows:
Sloped Roof: Krug, Howard, Rosenston, Samuels,Berman, Lundine, Trilling, Ottenheimer,
Goldspiel
Flat Roof: None
Chairman Goldspiel noted the Commission will abide by what staff works out on the additional
parking on Stradford Circle.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there will be meetings on February 21, 1996 and March 6, 1996.
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Howard and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:00 p.m.
Buffalo Grove Plan Comm-Regular Meeting-February 7, 1996-Page 9
Respectfully submitted
Fa ubin, ecording Secretary
APPROVED BY:
..L,
tyyj
T N GOLDSPIEL, Chairman
Buffalo Grove Plan Comm-Regular Meeting-February 7, 1996-Page 10