1991-03-06 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
March 6 , 1991
• Town Center Retail Area - Phase II
Chairman Sheldon called the meeting to order at 7 :30 p.m. and read
\./ the Notice of Public Hearing as published in the Buffalo Grove Daily
Herald , explained the format of the meeting, and swore in persons
who were giving testimony at the public hearing.
Commissioners present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rubin
Mr . Rosenston
Commissioners absent: Mr. Charlette
Mr. Braiman
Also present: Mr. Marc Schwartz , Batler & Schwartz
Mr. Thomas Maskey, Melvin Simon & Associates
Mr. Glen Johnson , Melvin Simon & Associates
`.• Mr. John Collins, John Collins Engineers
Mr. Darrell Wright, James J . Benes &
Associates
Mr. Richard Kuenkler, Village Engineer
Mr. Michael O'Malley , Village Trustee
Mr. Robert Pfeil , Village Planner
The following exhibits were presented by the petitioner at the
Public Hearing:
Exhibit A : Approved Town Center Preliminary Plan dated April ,
1987
Exhibit B: Overall Town Center Plan ( 1 " : 100 ' ) dated February 25 ,
1991
Exhibit C. D: Elevations of proposed anchor store ( Drawings 2a, 2b,
2c , and 2d ) dated March 6 , 1991
Exhibit E. F : Preliminary Plan for proposed anchor store ( 1 " :40 ' )
dated February 25 , 1991
Buffalo Grove Plan Comm-Public Hearing-March 6, 1991-Page 1
Exhibit G: Site Section `A' depicting anchor store, landscape
buffer, bikepath, and Town Place residential area,
dated March 6 , 1991
Exhibit H , I : Perspective sketch of Town Center retail area
Mr. Schwartz introduced the individuals who would speak on the
i various aspects of the revised Town Center development plan and
stated they were here seeking approval for the redevelopment of the
north end of Phase II of the Town Center development. The proposal
is for the development of a 60 , 600 square foot building on the north
end of Phase II of Town Center which is a change from the previously
approved plan . The purpose of the plan is to seek an anchor tenant
for that location to benefit the overall development of the Town
Center. Mr. Schwartz reviewed the original plan approved in 1987
which called for a total of 151 , 411 square feet of retail area in
Phase I and 66 , 934 square feet of retail area in Phase II . Mr.
Schwartz further noted that the plan now proposes to modify the
total square footage in Phase II to 100 , 947 sauare feet and the
overall footage to 217 , 978 square feet. The tenor of the building
is to remain the same as the overall design concept of the Town
Center. The change being sought for the overall parking
requirements is minimal . Mr. Schwartz stated that they have
provided 99 more spaces than required by the existing statute and
therefore the Zoning Ordinance has been satisfied .
Mr. Johnson reviewed the site plan for the anchor building and the
4, 000 square foot space adjoining building. He stated that parking
has been rotated to be 90 'degrees to the front of the building and
that there are several service entrances in the rear of the building
where the truck dock area is located . The 4, 000 square foot small
shops building will be a one-story building with the same design
concept as the rest of the buildings in the Town Center which will
provide frontage onto a plaza to act as a bridge between the retail
component of the center and the Village Green. The anchor store
building is to be a one-story building . 30 feet in height and
architecturally compatible to the rest of the center. Some parking
has been provided along the building facing Route 83 and along the
service drive on the west side of the building to provide additional
parking. This parking has been shifted closer to the building than
was originally planned. The plaza which has been proposed will act
as a bridge between the retail area and the Village Green and will
have the same characteristics as the rest of the development as well
as benches , landscape forms and a covered walkway with pedestrian
access from the Village Green to the bikepath along Route 83 . This
was added as a result of the suggestion at the last workshop
meeting. Mr. Johnson further stated the location of the bikepath is
Buffalo Grove Plan Comm-Public Hearing-March 6 , 1991-Page 2
now carried all the way through to Route 83.
Mr. Schwartz referred to the memoranda received from Mr. Pfeil and
the Village traffic consultant regarding the parking spaces on the
west side of the anchor building which showed the spaces to be 16 . 5
feet long and stated that this was strictly a typographical error
and that these spaces would meet the required Village code of 18. 5
feet in length.
�./ Mr . Collins addressed the traffic issues of the Town Center
development and stated the intent of the interior design is to
insure a slow speed for the interior circulation, preferably 15
miles per hour. The earlier approved plan had relatively restricted
curves and the radii of the curves is adequate for the design speed
they are looking for. Mr. Collins commented that the northeast
corner of the building is 7 feet from the curve line and needs to be
setback to 15 feet from the curve line. He noted the single aisle
parking on the east side of the anchor building does not create a
traffic circulation problem and does provide additional parking
immediately adjacent to the building which is always desirable. Mr.
Collins stated that the last issue to be resolved was the four lane
driveway at Pauline. He stated the intent was to provide the
inbound approach with two lanes as it reached the circulation
driveway on the site. Mr. Collins proposed maintaining the existing
curb cut at Route 83 which had been approved by the State and
providing two lanes of traffic out and one lane of traffic inbound .
He noted that as you enter the site, the inbound lane should flare
�... to provide two lanes . This would permit any vehicle that chooses to
turn either right or go around the back of the building to do so.
Commissioner Goldspiel asked Mr. Collins to state his
qualifications .
Mr. Collins replied that he held a Bachelor's Degree in Civil
Engineering , a Master' s Degree in Civil Engineering, and a Ph. D in
Traffic and Transportation as well as being a registered engineer in
a number of states . Mr. Collins stated he also taught both graduate
and undergraduate courses in traffic transportation and highway
design and that he is currently a full professor at a local
community college.
Mr . Maskey stated that they have noted the areas of concern
expressed by the Plan Commission at previous workshops and they hope
they have addressed those issues. He also stated that the question
of pedestrian access has been handled with care and works well . He
noted that the parking lot layout was primarily handled by the
reorganization of the parking spaces on the east side of the
building which were shifted closer to the building and thereby
Buffalo Grove Plan Comm-Public Hearing-March 6, 1991-Page 3
addresses the request: of the Plan Commission. He further stated
that they will provide a 15 foot setback for the northeast corner of
the anchor building by cutting a corner off of the building. Mr.
Maskey also stated that they feel the primary entrance to the Town
Center will be at the entrances from Route 83 south of Pauline
Drive. . •He noted that the entrance across from the Grove Shopping
Center is already signalized and they feel very comfortable with the
layout. Mr. Maskey stated that financially an anchor provides the
opportunity to bring additional customers into the center. An
anchor of this size could conceivably bring in approximately 8-20
million dollars per year as well as 10 , 000-15 , 000 customers per week
and provides customers not only for itself but for the entire
center. This also should create a significant amount of cross
shopping. Mr. Maskey also stated that there is a T. I . F. on this
project and an anchor will contribute substantially toward the
reduction of that T. I . F. bond which is an important factor in
determining the success of the center.
Mr. Schwartz concluded the presentation by stating that he feels
this plan addresses the concerns voiced at the previous workshop
meetings and asked for approval of the plan as submitted .
Chairman Sheldon asked what was the estimated time for build out of
this building .
Mr. Maskey stated they could start as soon as the summer of 1991 and
the anchor could open as soon as spring of 1992 , however, no
construction would begin until a tenant had leased the building .
Commissioner Rhodes asked if the 4, 000 sauare foot building would be
built at the same time as the anchor building .
Mr. Maskey responded that both buildings would be built at the same
time.
Chairman Sheldon asked what percentage of the center was now
occupied .
Mr. Maskey responded that the occupancy of the center varied
anywhere from 56 to 68.4 percent of the sauare footage.
Chairman Sheldon asked if any adjustments in rent had been made in
view of the high vacancy rate at the center.
Mr. Schwartz responded that that information is strictly between the
tenant and the landlord and not meant for public hearing.
Mr. Maskey stated that it was not easy to answer yes or no to that
Buffalo Grove Plan Comm-Public Hearing-March 6, 1991-Page 4
type of question. He stated that existing tenants would complain if
that information was made public and new tenants would be
discouraged in negotiations.
Commissioner Rubin stated that he had been led to believe the
developer was negotiating with a major tenant which was the reason
for the urgency of this public hearing. Now the developer states he
is negotiating with several tenants , which leads to concerns
regarding the parking impact which is dependent on the type of use
contemplated for the anchor building. Commissioner Rubin suggested
removal of the 4 , 000 square foot building and pushing the anchor
building further southwest in order to relieve blockage of the view
of the center from the north. He also suggested deleting the
parking on the west side of the building and adding additional green
space. Commissioner Rubin further noted the reference to a proposed
traffic light at the Pauline entrance. He felt many people coming
from the north would use that entrance as access to the center
thereby passing the south end of the center.
Mr. Schwartz stated that the developer was negotiating with a number
of large tenants for a variety of retail oriented uses that did not
include a food service user. He stated it would be improper to
state who the developer was negotiating with at a public hearing.
Mr. Schwartz also stated that a tenant of this size usually
negotiates a long term lease, although he could not rule out what
may happen in the future .
Chairman Sheldon stated that the Plan Commission had requested an
additional workshop but that the developer had requested a public
hearing due to the ongoing negotiations with a tenant which were to
be completed by the end of March.
Mr. Schwartz stated that it was certainly the hope and desire of the
developer to complete the negotiations . He further stated that they
have a certain time frame in which to complete the approval
processes with the Village and that deadline was March 31 , 1991 .
Commissioner Rubin stated that the bikepath appeared to be in
conflict with the masonry wall to be built for the Town Place
residential development .
Mr. Johnson stated that the approved bikepath did straddle the wall
which was also approved to separate the retail from the residential
`.J area. He further stated that they will work out the problem when
the time comes, noting that they could probably move the bikepath
over somewhat . He stated that this developer would have to meet
with the developer of Town Place and work out the details .
Buffalo Grove Plan Comm-Public Hearing-March 6, 1991-Page 5
Commissioner Rhodes commented that the developer of Town Place
should have been present at this hearing.
Commissioner Goldspiel stated that the Plan Commission did not want
to approve a plan that would not work properly.
Chairman Sheldon asked if there would definitely be a bikepath at
this location.
`./ Mr. Maskey stated there would be a bikepath on this location and
that they would work with the developer of Town Place to straighten
this matter out .
Mr. Schwartz stated that both the bikepath and the wall had been
approved and both projects would be built as the developer had no
choice but to do so.
Mr. Johnson stated that the center is a very long center and that
they had tried to create a break for the center with this anchor
building. He stated that they also tried to provide a break,
allowing pedestrian access to the center. Mr. Johnson stated that
eliminating the 4 , 000 square foot building and moving the anchor
building forward would result in less parking spaces as well as
eliminating the kind of small shops which would provide items and
services conducive to outdoor use of the center and the Village
Green.
Commissioner Krug noted his agreement with the architect to retain
the 4 , 000 square foot building as it would break up the sheer wall
leading into the Rotary green area as well as being aesthetically
pleasing. Commissioner Krug also noted that the small shops would
call attention to the Village Green.
Mr. Schwartz stated that it was the goal of the developer to provide
as much parking as possible since the anchor tenant would hopefully
be bringing in a great deal of traffic . Therefore, Mr. Schwartz
stated he felt the Village should encourage as much parking as
possible.
Chairman Sheldon noted agreement with Mr. Schwartz ' s statement and
commented that the center across the street meets the ordinance
requirements for parking spaces but seems to have a parking shortage
at peak shopping times. Chairman Sheldon stated that the Village
parking ordinance needs revision, particularly regarding certain
uses .
Mr. Schwartz stated that they are comfortable with the parking
they have provided and noted that Mr. Pfeil ' s memo to the Plan
Buffalo Grove Plan Comm-Public Hearing-March 6, 1991-Page 6
Commission explained the parking issue very well. Mr. Schwartz
further stated that he represented to the Village the importance of
the negotiations presently being conducted as well as the importance
of the March 31 , 1991 deadline for the negotiations with the various
tenants and the fact that the developer is not negotiating with a
food use tenant. He stated that he could not divulge any further
information at the public hearing.
Commissioner Rubin expressed his concern and hope that an attempt is
made to modify the north end and back end elevation of the anchor
building so that it will be pleasing to the residents of Town Place.
Mr. Johnson stated that an attempt to soften the character of the
exterior sections would be made .
Commissioner Rhodes commented that an anchor tenant would be better
located in the middle of the center.
Mr. Maskey responded that an anchor is best located at each end of a
center. That way each anchor feeds the rest of the center in either
direction.
Commissioner Rhodes asked if there were any negotiations with any
restaurants for the Town Center.
Mr. Maskey stated that there were negotiations being conducted with
`.. restaurants but that those negotiations did not hinge on the present
negotiations with the anchor tenant.
Commissioner Rhodes expressed his concern with the Pauline Avenue
entrance to the center. He noted that a large anchor tenant would
mean heavy truck traffic on that road which could create traffic
problems .
Commissioner Rhodes inquired how large the dock area would be.
Mr. Johnson stated that the 'area was large enough to accommodate two
trucks side by side as well as the garbage container area.
Commissioner Howard expressed her approval of the use of design
speed curves instead of speed bumps and stated she agreed with
Commissioner Rubin that an attempt should be made to soften the west
elevation of the building for the residents of Town Place. She also
stated her agreement with Commissioner Krug that the 4 ,000 square
foot building remain as currently shown on the site plan.
Commissioner Goldspiel asked Mr. Pfeil if his investigation of large
scale uses requiring more parking space showed any differences in
Buffalo Grove Plan Comm-Public Hearing-March 6, 1991-Page 7
the parking requirements for a large food store or discount store.
Mr. Pfeil responded that he did not find any distinctions between
the uses in his research and that Town Center is providing more
parking than other retail centers and meets Village ordinances. Mr.
Pfeil further stated that the literature on the subject suggested
that the' parking at Town Center would be sufficient for either a
discount use or a supermarket use of the 60 , 000 square foot size.
An additional percentage of parking would be needed when the use is
100, 000 square feet.
Commissioner Goldspiel asked Mr. Pfeil if he saw a need to address
the Village parking ordinance .
Mr. Pfeil stated that there was a need to address Village parking
standards, especially with regard to the smaller centers rather than
the larger centers.
Commissioner Goldspiel stated he was satisfied that the center would
not be underparked but asked if the center was possibly overparked.
Mr. Pfeil stated he felt that it might be possible to eliminate some
of the parking on the west and east sides of the building.
Commissioner Goldspiel asked Mr. Pfeil how many spaces could
comfortably be eliminated.
Mr. Pfeil stated that approximately 20 spaces could be eliminated
without adverse consequences.
Mr. Collins concurred with Mr. Pfeil ' s comments that the smaller
centers had more parking problems than larger centers .
Mr. Johnson stated they did not know yet what kind of parking
requirements would be needed by the tenant . He also stated that a
small number of spaces could be dropped if the situation warranted
a reduction.
Commissioner Goldspiel asked what was meant by design speed.
Mr. Collins stated that design speed referred to the design and
construction of curves that encouraged certain speed limits on
interior roadways. This design speed was accomplished by
interrelating the radii of curvature, speed, and friction between
the wheels of a car and the pavement. He further stated that in
this kind of center a speed limit of 15-20 miles per hour was
preferred.
�.. Buffalo Grove Plan Comm-Public Hearing-March 6, 1991-Page 8
Commissioner Goldspiel. inquired if taking the corner off the
building on the northeast side would improve the line of sight.
Mr. Collins concurred with the plan to provide a 15 foot setback for
the corner of the building which would improve the line of sight and
provide more room for vehicles .
Mr. Kuenkler also concurred with the plan to provide a 15 foot
setback.
Commissioner Goldspiel inquired if changes in the site plan would
necessitate any changes in the approved engineering plan.
Mr. Johnson stated changes would be necessary for the location of
the road, location of certain easements and some of the existing
utilities.
Commissioner Goldspiel asked if any changes would be necessary for
the water and sewer lines .
Mr. Johnson stated that some minor changes to the system as
installed now would be made but on the whole the system would
function as presently installed.
Commissioner Rosenston stated he was in favor of keeping the
exterior brick look of the building in conjunction with the rest of
the center as well as maintaining the proposed plan for the small
shops which would provide a nice transition and corridor leading to
the anchor building . However, he expressed his concern that the
northeast corner of the building needed improvement . He also stated
he was not happy with the west and north elevations of the building
facing the residential area and encouraged the developer to modify
those elevations so that they would be more aesthetically pleasing
to the residents.
Commissioner Goldspiel inquired what effect the wall would have on
the town homes .
Mr. Johnson stated that a 6 foot wall would be constructed to
separate and screen the retail area from the residential area.
Commissioner Rosenston inquired if signal lights would be installed
at the Pauline entrance .
Mr. Kuenkler replied that when traffic warrants were met, a signal
light would be installed.
Commissioner Krug recommended adding handicapped parking spaces to
Buffalo Grove Plan Comm-Public Hearing-March 6, 1991-Page 9
...� the west side parking area near the small shops and the Village
Green. He also recommended adding a walkway on the east and west
side parking areas.
Commissioner Goldspiel noted that the 4 ,000 square foot building
jutted out slightly and could block visibility for the end parking
space at that point and suggested that this parking space be
eliminated.
Mr. Collins concurred that this corner had a potential visibility
problem, especially if landscaping shrubs of 3 to 4 feet in height
were added. Mr. Collins further stated that this area would likely
be an emergency door, thereby eliminating the parking space in any
case.
Commissioner Krug recommended the 15 foot setback on the building be
a rounded corner and that this rounded corner be repeated on the
northwest corner of the building. Commissioner Krug also inquired
if the developer had any agreement with the police department to
patrol the center.
Mr. Schwartz stated that this is a private roadway and would not be
patrolled by the Village Police Department.
Commissioner Goldspiel asked if the northwest corner of the building
also posed a potential traffic problem for trucks coming out of the
loading dock area.
Mr. Collins suggested striping be added to keep cars at the planned
20 foot setback at that corner.
Commissioner Krug suggested the developer consider adding some kind
or relief work to both the east and west side elevations of the
building to add character to the building .
Mr. Schwartz asked the Plan Commission to reflect on the economic
growth of the center and the developer' s desire to encourage this
growth by approving the revised plan.
There being no further comments, Chairman Sheldon closed the Public
Hearing at 9:40 p.m.
Buffalo Grove Plan Comm-Public Hearing-March 6, 1991-Page 10
Respec u ly su ' tted,
Fay Ru in, cording Secretary
APPROVED BY:
BARBARA SHELDON, Chairman
•
Buffalo Grove Plan Comm-Public Hearing-March 6, 1991-Page 11
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
March 6 , 1991
Town Center Retail Area - Phase II
Chairman Sheldon called the meeting to order at 9 :50 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Sheldon
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rubin
Mr. Rosenston
Commissioners absent: Mr. Charlette
Mr. Braiman
Also present: Mr. Marc Schwartz , Batler & Schwartz
Mr. Thomas Maskey , Melvin Simon & Associates
Mr. Glen Johnson, Melvin Simon & Associates
Mr. John Collins, John Collins Engineers
Mr. Darrell Wright, James J . Benes &
Associates
Mr. Richard Kuenkler, Village Engineer
Mr. Michael O'Malley, Village Trustee
Mr. Robert Pfeil , Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel , seconded by Commissioner Rubin to
approve the minutes of the' Public Hearing and Special Meeting of
February 13, 1991 . All Commissioners were in favor, with
Commissioners Krug, Rhodes and Rosenston abstaining, and the motion
carried.
Moved by Commissioner Goldspiel , seconded by Commissioner Rubin to
approve the minutes of the Public Hearing and Regular Meeting of
February 20, 1991 . Commissioner Rosenston noted the first page of
the Regular Meeting was mistakenly attached to the Public Hearing
and vice versa and needed correction. Commissioner Goldspiel
requested an additional comment be added to page 6 of the Regular
Meeting minutes to reflect that he had sufficient time during the
e..
Buffalo Grove Plan Comm-Regular Meeting-March 6, 1991-Page 1
session dealing with the post office plat to review the plat.
Commissioner Rosenston noted that a correction was necessary to the
�... vote reflecting that he did not abstain on the vote. Commissioner
Goldspiel moved and Commissioner Rubin seconded the motion for
approval of the minutes as amended. All Commissioners were in
favor, with Commissioner Rhodes abstaining, and the motion carried.
COMMITTEE AND LIAISON REPORTS
Commissioner Goldspiel noted that Commissioner Braiman had not been
able to attend the Village Board meeting due to illness.
Commissioner Rhodes stated that discussion centered around financial
concerns and the New Life Lutheran Church. He also stated that the
park and ride facility on Busch Parkway would be opening on March
21 , 1991 and it will be served by the existing two routes.
Chairman Sheldon requested that the build out dates for the New Life
Lutheran Church be included in the Plan Commission packets .
TOWN CENTER RETAIL AREA - PHASE II
Moved by Commissioner Goldspiel , seconded by Commissioner Rosenston
that the Plan Commission recommend approval of an amendment of a
Planned Unit Development and Preliminary Plan in the B-5 Town Center
Planned District of the approximately 8 . 82 acres west of Illinois
Route 83 , south of Pauline Avenue, also known as Phase II of the
Buffalo Grove Town Center retail area in accordance with
petitioner' s exhibits A through I , subject to the following:
1 . Construction of a bikepath at the approximate location shown
on the site plan.
2 . Removal of those parking spaces where cars block emergency
door exists.
3 . Removal of the parking space on the west side of the building
adjacent to the rear of the 4 , 000 square foot building.
4 . Provision of a 25 mile per hour sight distance at the
northeast corner of the proposed building and it being
understood that the speed will be posted at 15 miles per hour
together with moving the subject building slightly to the
south.
5 . Provision of striping to the area at the northwest corner of
the proposed building to avoid conflict with trucks exiting
the loading dock area and cars proceeding north on the
circulation road.
a... Buffalo Grove Plan Comm-Regular Meeting-March 6, 1991-Page 2
6 . Reconfiguration of the Pauline entrance to provide 2 lanes
`.. outbound and 1 lane inbound which is to flare out into 2
lanes leading into the center.
7 . Consideration to be given to artistic treatment for the east.
and west elevations of the proposed building.
Mr. Darrell Wright stated that his primary concern was the site
distance to be achieved with the 15 foot setback to the northeast
corner of the proposed building. He recommended the speed limit be
posted at 15 miles per hour, but as a safety measure he proposed a
25 miles per hour site distance. Therefore, in order to achieve a
25 miles per hour site distance he recommended either flattening the
curvature or increasing the setback to 20 feet.
Mr. Pfeil stated that a 25 foot setback had been achieved with the
Michael Reese HMO building, however, there really was no standard in
the Buffalo Grove ordinance stating specific setbacks from
circulation roads. Mr. Pfeil also noted that it would be difficult
to achieve a 25 foot setback for this proposed anchor building,
but the present 7 foot setback was not sufficient.
Chairman Sheldon called for a vote on the motion and the vote was as
follows:
, AYES: Goldspiel , Krug, Rhodes, Howard, Rubin, Rosenston
NAPES: None
ABSTAIN: None
ABSENT: Charlette, Braiman
The motion carried 6 to 0.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there was a Public Hearing scheduled for March 13,
1991 for an amendment to the Buffalo Grove Zoning Ordinance, Condell
Medical Center, Immediate Care Facility, Preliminary Plan, review of
Angus Chemical Company site plan revision and the annual review of
the Village Zoning Map.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
. Buffalo Grove Plan •Comm-Regular Meeting-March 6, 1991-Page 3
•
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Howard,
and unanimously carried to adjourn. Chairman Sheldon adjourned the
meeting at 10:25 p.m.
Respe ully ubmitted,
�.l
Fay ubin, ecording Secretary
•
APPROVED BY:
BARBARA SHELDON, Chairman
�... Buffalo Grove Plan Comm-Regular Meeting-March 6, 1991-Page 4