1991-01-23 - Plan Commission - Minutes SPECIAL MEETING
... BUFFALO GROVE PLAN COMMISSION
January 23 , 1991
•
Chevy Chase Business Park East - Rezoning from B-3
P.U. D. to Office and Research District
Town Center Preliminary Plan Change, Phase II
Vice Chairman Goldspiel called the meeting to order at 7: 30 p.m. in
the Municipal Building , 50 Raupp Boulevard, Buffalo Grove , Illinois .
Commissioners present : Mr. Goldspiel
Mr. Braiman
Mr. Rosenston
Mr. Rubin
Mr. Charlette
Mr. Krug
Mr. Rhodes
Commissioners absent : Chairman Sheldon
Ms . Howard
Also present: Mr. Bruce B. Bingham, Hamilton Partners
Mr. Stephen T. Wright , Loebl Schlossman &
Hackl
Mr. Frank Mattes, III , Angus Chemical
Dr. Robert L. Klein, Angus Chemical
Mr. Roger E. Secrist , Angus Chemical
Mr. Bob Gudmundson, Project Engineer
Mr. Marc K. Schwartz, Batler & Schwartz
Mr. Thomas Maskey, Melvin Simon & Associates
Mr. Glen Johnson, Melvin Simon & Associates
Mr. Bruce Kahn, Village Trustee
Mr. Michael O'Malley, Village Trustee
Mr. Robert Pfeil , Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Charlette , seconded by Commissioner Rubin to
approve the minutes of the Public Hearing and Special Meeting of
November 28 , 1990 . Commissioner Rosenston noted that there was a "
motion made on page 4 by Commissioner Braiman without a vote having
been taken. This must be corrected to reflect the vote taken.
Commissioner Charlette moved and Commissioner Rosenston seconded
approval of the minutes as amended. All Commissioners were in
`.. Buffalo Grove Plan Comm.-Special Meeting-January 23, 1991-Page 1
favor, with Commissioner Rubin abstaining , and the motion carried.
•..� Moved by Commissioner Rhodes , seconded by Commissioner Rosenston to
approve the minutes of the Public Hearing and Regular Meeting of
December 19 , 1990 . All Commissioners were in favor, with
Commissioner Krug abstaining, and the motion carried.
Moved by Commissioner Rhodes , seconded by Commissioner Rubin to
approve the minutes of the Special Meeting of January 9 , 1991 . All
Commissioners were in favor and the motion carried.
COMMITTEE AND LIAISON REPORTS
Commissioner Goldspiel reported on the Village Board meeting' of
January 21 , 1991 at which the following items were discussed:
1 . The Westchester Estates , Phase II annexation was again
continued to February 4 , 1991 . The Petitioner is asking for
relief on the contribution for street lights on Buffalo Grove
Road.
2 . The Abbott construction project was also continued to
February 4 , 1991 due to the fact that the annexation
agreement is still being drafted.
3 . The Board passed an ordinance objecting to the annexation of
the area north of Lake Cook Road and east of Weiland Road by
the Village of Wheeling .
4 . The Board passed a resolution supporting a grade separation
at Milwaukee Avenue and Lake Cook Road.
5 . The Board gave approval of a bike path and pedestrian
crossing over the Wisconsin railroad tracks at Busch Road.
CHEVY CHASE BUSINESS PARK EAST REZONING FROM B-3 P.U. D.
TO THE OFFICE AND RESEARCH DISTRICT AND AMENDMENT OF THE
P. U.D. ORDINANCE
Mr. Bruce Bingham introduced his project team which includes Mr.
Stephen T. Wright of Loebl Schlossman and Hackl , architects , Mr.
Frank Mattes III , Manager of Information Systems for Angus Chemical ,
Dr. Robert L. Klein, Vice President of Research & Development for
Angus Chemical , Mr. Bob Gudmundson and Mr. Roger E. Secrist ,
Chairman and Chief Executive Officer of Angus Chemical Company.
Mr. Bingham stated that Angus is proposing a revised plan calling
for construction of a two-story building with an area of 62 , 500
Buffalo Grove Plan Comm.-Special Meeting-January 23 , 1991-Page 2
square feet instead: of the original proposal for construction of two
single story buildings . He explained that this 17 acre parcel was a
r... combination of two parcels. The 12 . 23 acre parcel would contain the
proposed Angus Chemical construction and the 4. 6 acres contains the
office building previously contructed on Lot 1 of the Chevy Chase
Business Park East . They are requesting rezoning from B-3 to 0&R
for the entire 17 acre area. Since this building will be a
combination of corporate headquarters and research and development
services it would seem more appropriate to have an O&R designation.
Mr. Bingham further stated this plan calls for a 62 , 500 square foot
building in the first phase with the possibility of expansion on
either side of the building of approximately 10,800 square feet on
each side . He stated they are not really sure if such an expansion
will be necessary, but they would like to prepare for such a
possibility.
Mr. Bingham then asked Mr. Gudmundson to comment on the engineering
facets of the proposed building.
Mr. Gudmundson commented that in regards to location, the building
was well suited to receive all the amenities of this development.
He further explained that at the time of the construction of the
first building in Chevy Chase , a 12 inch water main had been
installed and extended across the entire site of the proposed
building , extending south through the parking area and continuing on
�... east all the way to the new Riverwalk building. At the same time an
8 inch sanitary sewer line was also installed and extended parallel
to the 12 inch water line . Therefore both water main and sanitary
sewer sytems were not a problem for this site.
Mr. Gudmundson also stated that a common drive will be constructed
through the site going all the way east to the remaining parcel .
Mr. Gudmundson further stated that in regard to storm water
retention, they are proposing construction of a lake just east of
this building . This lake together with modifications to the
existing lake on the north end of the building will provide all the
necessary storm water retention required.
Mr . Gudmundson also said that in response to the suggestion that
as the lake is to handle the detention for the building , it should
be included in the re-zoning of the parcel , he stated that this lake
`./ would be handling the detention for the entire development as it had
been constructed to do , and not just for this building alone .
Therefore . he feels it should not be included in the zoning change .
As to the concern regarding the future expansion of Lake Cook Road
Buffalo Grove Plan Comm. -Special Meeting-January 23 , 1991-Page 3
into a 6 lane thoroughfare, Mr. Gudmundson presented an exhibit of
from the Cook County Highway Department showing that the entrance to
~ ' the proposed Angus site and right-of-way configurations were already
in place and that they would work out well for either a 4 or 6 lane
thoroughfare .
Mr. Gudmundson stated that concern over the pavement elevation on
Lake Cook Road was not necessary as the new pavement was only
slightly lower by one and one-half feet and that this would make a
very nice transition.
Commissioner Krug asked if the future overpass on Lake Cook Road
would impede access into the driveway.
Mr. Gudmundson responded that this is a full access driveway that is
approximately 1 , 800 feet west of the proposed overpass.
Mr. Bingham noted the intersection at Northgate Parkway is not
signalized.
Mr. Wright reviewed the architectural features of the proposed
building. He noted that they had used a center access point for the
building. He stated that they had allowed enough stacking distance
for cars entering Lake Cook Road and that they would be developing a
visitor entrance immediately into the building . Mr. Wright also
noted that employee parking would be on either side of the building .
He further stated that having parking to the north frees circulation
activity in the parking lot.
Mr. Wright further stated that the proposed sidewalk along Lake Cook
Road and the bicyle path along the edge of the pond would be fully
integrated with Village requirements .
Mr. Wright described the south end elevation of the building as
brick masonry with a sloping metal roof which will provide a nice
visual statement and also screen the mechanical devices on the roof .
The entrance would have a gable end and the north end elevation
would be similar to the south end with only slightly different
configurations .
Mr. Secrist gave a background summary of Angus Chemical Company
stating that the business had been started in 1940 and that they had
been operating in Northbrook since 1985 , having previously operated
in Chicago. He noted that they must vacate their present facilities
in Northbrook by the summer of 1992 and were therefore very anxious
to start this project .
Dr. Klein reviewed the operating functions of Angus Chemical stating
Buffalo Grove Plan Comm. -Special Meeting-January 23, 1991-Page 4
• that they are operating all functions at the Northbrook facility
without any problems for the community and that had also been the
...� case previously when they were operating in Chicago.
Commissioner Krug inquired how toxic waste would be handled.
Dr. Klein stated that all toxic waste is retained on site and hauled
by licensed waste management companies. He also noted that the
building is designed to minimize the risk of accidental spills of
any materials . In addition, he stated that since Angus works with a
very small quantity of materials , it would not pose a risk even if
the material did somehow enter the storm drain. He stated that they
are not working with extremely hazardous materials and that these
materials would need great quantities to be hazardous.
Commissioner Goldspiel inquired if there were any plans for outside
storage .
Dr. Klein responded that there were no plans for outside storage
facilities .
Commissioner Rosenston inquired if there would be any permanent
tanks on site .
Dr. Klein again responded that there would be no permanent tanks on
site .
44.0
Commissioner Rhodes asked if the labs have a permanent ventilation
system and if emissions were filtered before they entered the
atmosphere .
Dr. Klein stated that the materials are evaporated before they ever
get out into the atmosphere ; a filtering system would not be used.
Commissioner Rhodes inquired if future wings would be for office
space or research space,•
Mr. Bingham stated that they do not perceive future need for any
more labs but they would like to reserve the right for same .
Commissioner Rosenston asked if Angus was bound by the Illinois and
U. S . Environmental Protection Agency standards.
Dr. Klein responded that they were subject to them.
Mr. Rosenston also inquired how many employees Angus would have and
how many of these people were office personnel as opposed to lab
personnel .
Buffalo Grove Plan Comm. -Special Meeting-January 23 , 1991-Page 5
Mr. Bingham stated there would be between 110 and 150 employees
within the next 5-6 years and that there would be approximately 50
lab people and 100 corporate people employed at the site.
Commissioner Rosenston noted that 280 parking spaces are proposed
but he noted that Phase I will not meet the ordinance standard for
parking , and he also said he does not see provisions for handicapped
parking on the plan. This information must be added to the plan.
Mr. Wright indicated that the ordinance standard could be met in
Phase I but Angus would prefer to land bank some of the parking area
as green space.
Commissioner Goldspiel requested that the open drainage issue be
addressed.
Mr. Gudmundson stated that the only open drainage area is on the
south side of Lake Cook Road which drains through a ditch north to
the pond. He stated that once the pond is constructed that problem
would be taken care of . The proposed pond is being enlarged
slightly to provide for future construction on the east parcel .
Commissioner Goldspiel asked if the weir is part of the currently
approved system.
Mr. Gudmundson responded that the weir is already in place , having
been constructed at the same time building 1 was built .
Commissioner Rosenston asked what the office hours for the proposed
site would be .
Mr. Secrist stated the hours would be 8 : 30 a.m. to 4 : 30 p.m. and
summer hours of 8 : 00 a.m. to 4 : 00 p.m.
Commissioner Charlette noted that sidewalks are needed from the
parking lot to the building.
Mr. Bingham stated that those would be shown.
Commissioner Charlette inquired about the possibility of public
transportion along Lake Cook Road in which case it might be a good
idea to have pedestrian access to Lake Cook Road.
Commissioner Rhodes asked what kind of commercial vehicles would be
delivering to the building .
Mr. Bingham stated there would not be any large truck traffic and
�... Buffalo Grove Plan Comm. -Special Meeting-January 23 , 1991-Page 6
most of the vehicles would be smaller delivery van models.
Commissioner Rhodes inquired if the Village Health Officer and the
Fire Department had commented on the Angus operation concerning the
processing and disposal of chemicals at the facility.
Mr. Pfeil said the Fire Department is reviewing the material
submitted by Angus and a report will be available for the Public
Hearing .
Commissioner Rhodes was concerned with the location and screening of
any loading areas and dumpsters and requested some landscaping plans
be presented to show these provisions. He commented that the plan
should show dimensions for parking aisles and spaces and required
setbacks .
Mr. Bingham replied that all refuse would be stored inside the
facility with the exception of one dumpster to hold computer paper
waste material . He also noted that if this dumpster is externally
housed, it would be screened.
Commissioner Rubin inquired if the Angus driveway at Lake Cook Road
would allow full turning movements onto Lake Cook Road.
Mr. Gudmundson said the proposed Cook County Highway plan indicates
�... a 9 lane intersection with full turning movements at the Angus
driveway.
Commissioner Rhodes asked what type of glass would be used for the
windows on the building.
Mr. Wright replied that the windows are reflective coated glass.
Commissioner Goldspiel commented that the roof is very long and
suggested that some detailing be used to break up the length of the
roof line .
Mr. Bingham stated that it is necessary to look at the entire
picture being presented. To the north of the site is the golf
course with its tree line and the building is in the center of the
site , occupying only one-third of the entire site. Therefore, the
proportion of the building is not excessive and it will not appear
monotonous from Lake Cook Road.
Commissioner Rosenston said a rendering or perspective sketch of the
building is needed to properly evaluate the visual appearance of the
building .
�.. Buffalo Grove Plan Comm.-Special Meeting-January 23 , 1991-Page 7
Commissioner Goldspiel asked that the architect give some thought to
�... the roof before the Public Hearing .
Commissioner Goldspiel asked if the Angus site should bear some of
the cost for extending the circulation road to the east of the Angus
site.
Mr. Pfeil indicated that the Angus site would have to provide an
easement for access to the east , but he would have to review
proportionate road costs with the Village Engineer.
Commissioner Krug asked if the future parking area for the Angus
building was considered in the sizing of the stormwater detention
system.
Mr. Gudmundson said the future parking area has been included in the
stormwater detention calculations.
Commissioner Goldspiel noted that the petitioner is requesting a
public hearing rather than an additional workshop. He asked for
comments about whether the project is ready for public hearing and
if any Commissioners had concerns about the proposed Angus facility.
Commissioner Rosenston stated there were a great many items that
need to be prepared for the public hearing . These include a
.... conceptual landscaping plan, a revised site plan showing location
of the dumpster, sidewalks , parking lot dimensions , handicapped
parking, required setbacks , a rendering of the proposed building
design, and information concerning the phasing of parking for the
building. Commissioner Rosenston inquired if the site would need
additional review by the Plan Commission when the future building
additions or parking areas are constructed.
Mr. Pfeil said the P. U.D. Ordinance could require additional Plan
Commission review or further review could be limited to just the
Appearance Commission.
Commissioner Goldspiel said the concensus of the Commission is that
the project can go to public hearing , but he noted that the
developer has a lot of work to do to get ready for a hearing and
that some Commissioners are not present tonight and they may have
additional questions that have not been addressed.
TOWN CENTER PRELIMINARY PLAN CHANGE - PHASE II RETAIL
Mr. Schwartz stated that he is an attorney representing Melvin Simon
�.► Buffalo Grove Plan Comm. -Special Meeting-January 23 , 1991-Page 8
& Associates . He .indicated that the project has been referred to
.... the Plan Commission by the Village Board for the redesign
of the north end of Phase II of Town Center in order to attract an
anchor tenant for that location. He stated that no specific tenant
such :as Phar-Mor has been identified.
Thomas Maskey of Melvin Simon & Associates indicated that the
proposed addition is 60 ,400 square feet with a plaza between the new
anchor space and the existing retail building. The plaza is located
over an easement for Illinois Bell Telephone that cannot be built
on. The proposed parking rows would be perpendicular to the
building and the architecture would be consistent with the existing
structures of the shopping center. The height of the building would
be similar to the existing two-story building of Phase II of the
retail area. The plaza area would be landscaped and available for
public access .
Commissioner Goldspiel inquired how the proposed addition would be
used, and he asked for an explanation of where truck dock areas
would be located.
Mr. Maskey responded that the proposed addition would be primarily
for retail use . He said the truck loading dock area would be on the
north side of the building.
... Commissioner Rhodes asked if the 60 , 000 square foot space would be
divided if a prospective tenant required less space.
Mr. Maskey said the 60 , 000 square foot space is being proposed
because it can be accommodated on the site, but they would consider
sub-dividing the space for tenants with strong customer draw and
appeal .
Commissioner Charlette stated that this possible subdivision
concerned him greatly and that this was not what was discussed at
the Village Board meeting.
Mr . O'Malley asked if Melvin Simon thinks they can lease to a
specific tenant in the new space without Village approval .
Mr. Maskey stated that Melvin Simon needs to be able to market the
site , and if every use needs to be approved by the Village Board it
will impede marketing of the property because it creates
uncertainties for potential tenants . Mr. Maskey indicated that
Melvin Simon will not build the addition without having a signed
lease from a tenant .
`.. Buffalo Grove Plan Comm.-Special Meeting-January 23, 1991-Page 9
Mr. Schwartz said Melvin Simon would inform the Village when a
tenant has been signed.
..� Commissioner Goldspiel noted that this proposal is a major
reconfiguration to provide space for an anchor tenant and if the
space- is allowed to be subdivided it is no longer providing an
anchor and just becomes additional space for small tenants with
downgraded amenities.
Commissioner Rosenston commented that the site design would be
different if a single large user is in the space instead of several
smaller tenants because access and loading areas need to be designed
for specific users.
Mr. Schwartz said Melvin Simon' s goal is to attract a major national
company as a tenant. If a tenant comes in and then leaves, Simon
has to be able to market the space for a new tenant.
Commissioner Rosenston said he doesn' t think every user needs to be
known in order for the Village to approve the site plan. He asked
if the approved 1987 plan could be built out without further Plan
Commission review.
Mr. Pfeil said if the plan has not been changed further Plan
Commission review would probably not be needed, but the Village
Board may want to review the plan before it is constructed.
�... Commissioner Rosenston expressed concern with the impact of the
proposed 60, 000 square foot building on the residential area to the
west.
Commissioner Braiman arrived at the meeting at 9 : 40 p.m.
Commissioner Goldspiel asked if parking is adequate on the proposed
plan.
Mr. Pfeil stated that the parking is adequate and actually exceeds
the Village shopping center standard of one space per 220 square
feet of floor area.
Commissioner Rhodes noted that Mr. Balling' s letter dated December
18 , 1990 suggests that an independent marketing study be undertaken
to verify that the proposed addition will be successful in drawing
more customers to Town Center.
Mr. Maskey replied that Melvin Simon typically provides studies of
this type for its clients and he indicated that an independent study
is not needed.
Buffalo Grove Plan Comm.-Special Meeting-January 23 , 1991-Page 10
Commissioner Goldspiel stated that the Village needs reassurance
..� that the proposed addition will be successful . He said if Town
Center is a regional shopping center then the addition may be
needed, but if it is just a local center, retail space of this type
is not needed in the Village. He asked if the concept of Town
Center is changing from a center with a fairly large travel radius
to a smaller, more local type of center.
Mr. Maskey said Phase I of the retail area was intended to be for
fashion tenants and Phase II was designed for service type tenants.
He said the new anchor would help draw customers for the other
tenants .
Commissioner Rubin noted that older strip centers in some towns have
been partially enclosed, and he asked if enclosing part of Town
Center would improve customer draw.
Mr. Maskey said it is not feasible to enclose Town Center. In an
enclosed center tenants need to advertise heavily because they have
no street identity or visibility. Mr. Maskey said an enclosed mall
would need to be about 500 , 000 square feet which is much larger than
Town Center. Town Center is not a regional center but it needs to
draw customers from beyond Buffalo Grove.
Commissioner Goldspiel requested that Simon provide information on
the type of tenants they are looking for. He said he sees major
problems with the size of the proposed building at this location.
The building will block the visibility of the smaller tenants in
Phase II , and traffic access and visibility is not adequately
addressed on the proposed plan. He suggested moving the proposed
building back from the Route 83 frontage and modifying the corners
of the building to provide better traffic visibility.
Commissioner Braiman commented that the Village cannot be sure that
a tenant approved now will be there in the future. He questioned
how a site plan can be approved with a specific footprint without
knowing the specific user. He said he does not want truck docks
facing Route 83 .
Mr. Maskey stated that several types of businesses would be
interested in a building with this kind of footage, including
department stores , hardware stores , and catalogue showrooms . Mr.
Maskey also stated that he would not rule out the possibility of the
space being used for a grocery store.
Commissioner Goldspiel asked if a two story department store is a
possibility.
Buffalo Grove Plan Comm.-Special Meeting-January 23, 1991-Page 11
Mr. Maskey said he is not planning for a two story store but the
... 60, 000 square foot building needs a higher ceiling than a smaller
space and the building would have a mezzanine for a total building
height of about 32-34 feet.
Commissioner Charlette noted that the corner outlot impedes the
traffic flow and needs to be redesigned.
Commissioner Rosenston said the outlot should be eliminated.
Commissioner Charlette asked if the building could be moved farther
west.
Mr. Johnson said this would restrict truck access and would move the
commercial building closer to the residential area.
Commissioner Charlette suggested that the 4 , 000 square foot space
next to the plaza be eliminated so that the building could be moved
farther south to provide better truck access.
Mr. Maskey commented that a Village Board member had requested that
the plan show the 4 , 000 square foot area next to the plaza.
Commissioner Rubin said it appears to be the concensus of the
Commission that the 60 , 000 square foot addition could be acceptable
`• but the Commission is not comfortable with the building footprint
and site plan.
Mr. Schwartz asked exactly what needed to be addressed for the next
meeting.
Commissioner Goldspiel suggested that the plan be revised to address
traffic circulation, loading dock location and the footprint of the
building. In addition, the outlot along Route 83 needs to be re-
evaluated as well the 4 ,000 square foot space next to the plaza.
He said the Commission also wants information concerning the
marketing and the feasibility of the proposed building addition.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said there is no meeting scheduled for January 30 , 1991 .
The meeting scheduled for February 6 , 1991 would include a workshop
for the Harris Bank at Woodland Commons .
STAFF REPORT - None
Buffalo Grove Plan Comm.-Special Meeting-January 23, 1991-Page 12
•
ADJOURNMENT
Moved: by Commissioner Rhodes, seconded by Commissioner Krug, and.
unanimously carried, to adjourn. Vice Chairman Goldspiel adjourned
the meeting at 10 :45 p.m.
Respectfully submitted,
Fay Rubin Recording Secretary
APPROVED BY:
a .
dlittr'j
EN GOLDSPIEL, Vice Chairman
... Buffalo Grove Plan Comm.-Special Meeting-January 23, 1991-Page 13