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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