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2000-06-07 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 06/07/2000 Type of Meeting: 'Buffalo Grove Plan Commission-Public Hearing-June 7,2000-Page 1 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION June 7, 2000 Millbrook Business Center, Proposed five-story office building, Southwest corner of Half Day Road (IL Route 22) and Millbrook Drive,Amendment of an Annexation Agreement And Preliminary Plan and approval of building elevations And materials, conceptual landscape plan and outdoor Lighting in the Industrial District Chairman Ottenheimer 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 Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Trilling Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Mark Weir, Millbrook Properties Mr. John Brown, SDI Consultants, Ltd. Ms. Sarah Winter, SDI Consultants, Ltd. Mr. David Miller, Metro Transportation Group, Inc. Mr. David Marks, Loebl Schlossman & Hackl The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Overall rendering of business center, view southwest from Half Day Road Exhibit B: Rendering of southeast view Exhibit C: 1997 Master Plan (Concept Plan) Exhibit D: Cross Section through Parking Deck to closest residence Exhibit E: Landscape Plan dated May 24, 2000 Exhibit F: Upper Parking Deck Plan Mr. Mark Weir stated they are following up on the 1997 Master Plan with the Buffalo Grove portion of the business center. To date they have constructed the one-story, 90,000 square foot warehouse flex building and the building at 475 Half Day Road. They are now proposing to construct a five-story building at 485 Half Day Road. It is consistent with the location, positioning and character of the area. The situation of this building on the lot does necessitate some variations with regard to the building height. They have maximized the distance from Route 22 and are now 123 feet from the right-of-way and 150 feet from the edge of pavement. At the very closest point from the right-of-way line to the corner of the building they have maintained a 60-foot setback, and a 30-foot setback to the west. With respect to the parking structure, they are requesting a number of variations. As the deck is considered a building structure, they are requesting some variations to the north. Mr. Weir stated they have studied the condition of the parking deck to the west and have proposed a combination of evergreen landscaping against the existing six foot fence at the closest section of the deck to a townhome, as well as a five foot wall on the west side of the parking deck which will conceal all but the very top of the hood of a larger vehicle. They have made a number of other changes based on the first workshop with regard to the ramping of the deck to eliminate headlight glare to the west and adding walkways. Commissioner Johnson asked about the need for siting the building and parking structure where it is and the resulting need for the variations. Mr. Weir stated the site is a somewhat constrained shape. Because this is an Industrial District and at the time the property was annexed it was done so in conjunction with the Town and Country property, they did not have plans developed. When a land exchange was made with the Village of Lincolnshire, both Lincolnshire and Buffalo Grove asked for development plans to be followed subsequently. He stated they choose to minimize variations as much as possible. There are none to the north, the east is 60 feet and they have pushed the building as far west as possible. The parking deck is a function of market conditions. He noted they are seeing a trend to put more people into the same square footage. He stated they want to build a building that will not have problems in the next ten years. They have chosen to make the parking significantly larger than the adjacent building so that they can capture a larger market area and are therefore parking the deck at a ratio of five stalls per 1,000 square feet. In addition, the parking structure will accommodate what they anticipate as increases in the office portions of the adjacent property. They therefore decided to structure the entire parking deck. If they had a surface parking lot, it would be allowed without any variations. Mr. Raysa asked if all the variations had been presented and explained. Chairman Ottenheimer noted that all of the variations were covered in a general manner as part of the overall presentation. Mr. Mike Sirt, 2463 Madiera Lane, stated that he is concerned about the 600-car parking deck and the entering and exiting traffic generated by that number of vehicles. He asked the Commission to be sensitive to the traffic impact of the parking structure. Chairman Ottenheimer noted the Commission addressed this issue during a workshop, particularly in terms of screening to reduce sight and sound impacts as well as re-orienting the entry ramp to reduce headlight glare reaching adjacent properties. Mr. Weir stated the primary access to the deck has an entrance and exit on the exact opposite end to the east on Millbrook Drive as well as to the north. They also completely flipped the design in terms of the ramp so that headlights will cast away from the homes. The wall, which has been extended to five feet, is both the lower wall and the upper wall on the western elevation. He stated they believe that the wall and garage actually contains the noise and lights of cars. This wall will be half the height of the 35-foot wall seen on the existing warehouse building. The closest townhome is approximately 50 feet from the property line. There is a six-foot high wooden fence in some places and they will be planting along that fence at the high point. Standing there, the deck would be a total of 18 feet, the bottom 2 '/2 feet of which would be bermed up. He noted they have done what they can to mitigate the glare and noise and visual impact. He stated they have also taken the deck and put it into the ground, sloping to the east to try to get it as low as possible. Commissioner Samuels asked if any consideration had been given to planting on the town home side of the property line, which would be more efficacious for visual screening. Mr. Weir stated they believe that with the grading that will result, the elevation adjacent to the fence on the east is comparable. However, they would have no objections to planting on the townhome side although it will be complicated with regard to maintenance. Commissioner Samuels stated he would like to have those discussions continued because it would be a much nicer look to have the evergreens screening the fence than the other way around. Commissioner Smith asked about the outdoor lighting plan and its impact on adjacent residents. Mr. Weir stated they are still refining their plan. However, they have decreased the height of the standards and gotten a more favorable foot candle level at the west property line which will probably be a zero foot candle level. He noted they will present the revised photometric analysis to staff prior to finalizing the plan. However, now that there is a path there, they do want to have some light on the path. Chairman Ottenheimer asked how long the lights would be on. Mr. Weir stated they go off at the current office at 11:30 p.m. There will be some minimal lighting on on an emergency circuit. Commissioner Trilling asked if there would be lights on all night in the deck. Mr. Weir stated some minimal lighting will be on 24 hours. Every sixth or eighth light would be on on the lower level, as well as at the stairwells. Commissioner Trilling asked how tall the poles are. Mr. Weir stated these standards are 20 feet on the deck. Commissioner Trilling asked if there was anything that could be done to minimize the pole height. He stated his concern is looking out at a lit area more so than spillover. Mr. Weir stated this deck has twice the number of poles per linear foot as the existing deck because they did lower them. They could evaluate using 15 to 18-foot poles, but nothing lower than that would be feasible in terms of the number of poles and acceptable lighting levels. He noted that he would also evaluate the alternative of using lower poles with a higher illumination level. Commissioner Trilling stated minimizing the height would help in this situation. Commissioner Trilling asked about the building materials. Mr. Weir reviewed the materials noting the brick is a molded brick, a softer reddish color brick. The cornice and base would be cast stone. They are also using spandrel glass that is coated on the back with a gray/green shade. Commissioner Trilling asked if there is a mechanical screen. Mr. Weir stated there is a mechanical screen approximately 12 feet high and encloses four 120-ton roof top units. It will be a fabricated metal panel that will be painted with a text coat paint to emulate the stone. Chairman Ottenheimer asked about compliance with ADA design standards for the parking areas, both in the parking structure and the outdoor parking. Mr. Weir stated the architects are cognizant of all ADA issues and the entire entrance is void of any stairs or ramps. He further noted the areas where the handicapped stalls were located in the deck. Even the entire pathway system around the building is accessible. Mr. Pfeil noted the Village Building Commissioner believes that State standards for accessibility may dictate that the handicapped spaces be in the outdoor surface parking area rather than in the parking structure since the outdoor surface spaces are the closest to the building entrance. Mr. Raysa asked who owns the parking lot south of the parking deck. The preliminary plan shows that the boundary line goes a few feet south of the deck and the concern is relative to the southwest access to the parking deck. Mr. Weir stated there are two LLC's created with the same underlying ownership and they would make them part of the lease and whatever Village requirements they may have a need for some cross access easements for parking from the south lot to the north. As no one wished to make additional comments, Chairman Ottenheimer closed the public hearing at 8:10 P.M. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 06/07/2000 Type of Meeting: ❑ Regular Meeting Buffalo Grove Plan Commission-Regular Meeting-June 7, 2000-Page I REGULAR MEETING BUFFALO GROVE PLAN COMMISSION June 7, 2000 Millbrook Business Center, Proposed five-story office building, Southwest corner of Half Day Road (IL Route 22) and Millbrook Drive,Amendment of an Annexation Agreement and Preliminary Plan and approval of building elevations and materials, conceptual Landscape plan and outdoor lighting in the Industrial District Chairman Ottenheimer called the meeting to order at 8:15 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Samuels Mr. Trilling Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Mark Weir, Millbrook Properties Mr. John Brown, SDI Consultants, Ltd. Ms. Sara Winter, SDI Consultants, Ltd. Mr. David Miller, Metro Transportation Group, Inc. Mr. David Marks, Loebl Schlossman & Hackl APPROVAL OF MINUTES Moved by Commissioner Feldgreber, seconded by Commissioner Johnson to approve the minutes of the special meeting of April 12, 2000. Chairman Ottenheimer noted the need for an additional word in paragraph 5 of page 2. On page 6, paragraph 3 a missing word is necessary and paragraph 10 also requires an additional word. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Feldgreber attended the Village Board meeting on June 5, 2000 and stated the topic of discussion was the Belmont development. As expected the development of the Culver's restaurant plays an important part of this development and until Culver's is a definite project, Belmont is on hold. In addition, there was discussion on the Matrix development which is having some problems with rezoning, street lights and valves and the Board will discuss the matter in private session. MILLBROOK BUSINESS CENTER, PROPOSED FIVE-STORY OFFICE BUILDING, SOUTHWEST CORNER OF HALF DAY ROAD(IL ROUTE 22) AND MILLBROOK DRIVE, AMENDMENT OF AN ANNEXATION AGREEMENT AND PRELIMINARY PLAN AND APPROVAL OF BUILDING ELEVATIONS AND MATERIALS, CONCEPTUAL LANDSCAPE PLAN AND OUTDOOR LIGHTING IN THE INDUSTRIAL DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Johnson to recommend approval to the Village Board of the petition for approval of an amendment to a Preliminary Plan in the Industrial District with the following variations: ZONING ORDINANCE— Section 17.48.020.F.1. (to allow a setback of 59 feet, 6 inches instead of 73 feet, 8 inches for the proposed office building adacent to Millbrook Drive); Section 17.48.020.F.2. (to allow a west side yard of 29 feet, 6 inches instead of 63 feet, 8 inches for the proposed office building adjoining the Ameritech property); Section 17.48.020.F.7. (to allow an office building with five stories and a heights of 78 feet, 8 inchest to the top of the raised dormer and rooftop equipment screen instead of four stories or a height of 50 feet); Section 17.48.020.F.2. (to allow a north side yard varying from 12 feet, 8 inches on the west to 12 feet, 2 inches on the east instead of 15 feet adjoining the Ameritech property, a south side yard varying from 8 fee on the west to 9 feet, 6 inches on the east instead of 15 feet, and a west side yard varying from 31 feet, 10 inches on the north and 32 feet, 6 inches on the south instead of 60 feet adjoining the Tenerife townhomes property for the proposed parking facility); Section 17.36.030.F.1. (to allow a module of 60 feet instead of 63 feet for the perpendicular (90-degree) stalls and access aisles in the parking facility), pursuant to the testimony given and the exhibits introduced in support thereof and subject to: 1. An amended lighting plan to be submitted 2. Further review with Village staff of the location of handicapped parking stalls Commissioner Trilling complimented the petitioner on his concern for the fine details on this plan and noted this project will be a welcome addition to the Village. Commissioner Johnson complimented the petitioner on the attention given to the adjoining property owners' concerns with regard to the landscaping, buffering and the flipping of the deck structure to take into consideration the headlights that could have been a problem. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Dunn, Feldgreber, Johnson, Panitch, Smith, Ottenheimer NAPES: None ABSENT: None ABSTAIN: None The motion passed 8 to 0. CHAIRMAN'S REPORT Chairman Ottenheimer stated he attended a meeting of the Commission for Residents with Disabilities (CRD). The CRD is very interested in providing input early in the site planning process for projects reviewed by the Plan Commission. The CRD noted that a project may be compliant with ADA standards but not the best plan in terms of accessibility. Chairman Ottenheimer said he asked the Chairman of the CRD to provide suggestions to facilitate a productive working relationship with the Plan Commission. FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be June 21, 2000 as a joint meeting with the Zoning Board of Appeals for a training session concerning landscape plans and tree protection. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Johnson, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:33 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair