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1990-03-28 - Plan Commission - Minutes � U / � - O O PUBLIC HEARING ' BUFFALO GROVE PLAN COMMISSION Bertli and Associates Real Estate Office, 3419 N.. Betty Drive March 28, 1990 �`,, Chairman Sheldon called the Public Hearing to order at 7:33 P. M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Ms. Howard Mr. Braiman Mr. Rubin � Mr. Rosenston Mr. Charlette • Commissioners Absexit: Mr. Rhodes � Also Present: Mr. Bud Berth ' Mr. Scott Simon Mr. Sheldon Schwartz Mr. Robert Pfeil, Village Planner Chairman Sheldon read the notice of public hearing as pubTished in the Buffalo Grove Herald, explained the format of the meeting, and swore in Messrs. Berth and Simon. , Mr. Berth reviewed the Site Plan (Exhibit A), stating they had made the revisions previously requested by the Coffiission, including moving the parking lot to establish the required distance from the lot line. Mr. Berth indicated they had also changed the plan to include the walnut tree, but stated the Village Forester had visited the site and now says the tree is not healthy and will probably die. In the event the Commission feels the tree need not now be . saved, Mr. Pfeil has recommended that the parking lob be squared out, which Mr. Berth stated they would be willing to do. � Mr. S3mon outlined the new setbacks of the parking lot, all meeting code requirements. He noted the only engineering changes were a small altering of the detention basin configuration to provide tree wells to attempt to save some of the trees. With regard to the specific engineering variation requests, Mr. Simon stated the Village Engineer had requested 12 ft, instead ' • of 25 ft. from the building to the low water level of the pond, and 12 in. , rather than 30 in. in clearance over the top of the sanitary sewer. He noted Buff-alo Grove Plan Commission - Public Hearing - March 28, 1990 - Page 1 . 4. _ . O O :.._ the reason for these variations and the 3 to l .side yard slope were for the purpose of saving as many trees as possible. The Chairman asked if they had not attempted to save the trees whether they would need the variations. Mr. Simon indicated this was true of the side yard slope variation but with . � � respect to the other two variations he was not sure if this was the only reason for the Village Engineer's recommendation. With respect to the variation for driveway width, Mr. Berth stated the C� exist3ng driveway of 19 ft. rather than the required 24 ft. will not be connected to the main parking lot at all but will be used only to service the handicap parking spaces. Mr. Simon indicated widening the driveway the additional 5 ft. would result in the loss of at least one tree. Mr. Berth stated the request for the street light variation is based on financial hardship. He indicated the cost would be approximately $6,000 and they would be responsible for providing electric service to the light. He noted on the south side of Dundee no other street lights exist. At the request of the Chairman, Mr. Pfeil reviewed the findings of the Village Forester regarding the walnut tree, stating they had found hollow areas and other signs of disease and decay. The conclusion was that long-term the tree cannot be saved. Mr. Pfeil stated he would ask the Forester if he would reco�end any treatment to prolong the life of the walnut tree. Mr. Berth 'stated he had not had an expert of his own look at the tree. He stated he would be willing to leave it or replace it, as requested. Commissioner Rubin commented that a second expert opinion regarding the condition of the walnut tree should be sought. With respect to the street light variation, Commissioner Rubin stated testimony with regard tn financial hardship is not sufficient to warrant the . variation and he feels the light should be installed. Commissioner Rubin noted his objection to certain allowed future B-3 uses for the property, those being a currency exchange and an upholstery shop. He stated testimony with regard to the other variations was sufficient. Commissioner Howard concurred that all variations were 3ustified except for that relating to the street light. Commissioner Charlette asked if a street light would not be beneficial to petitioner at night for identification. Mr. Berth stated the general area is well illuminated during business hours from the convenience center nearby, and C noted they will be putting in some lighting in the front of their building to highlight the trees and bushes. Commissioner Charlette suggested there may be a way to phase in the street light project and Mr. Berth stated he would be willing to re-evaluate tHe light in the future when he determined how his business was going. Co�issioner Charlette stated he feels the light is necessary but would be agreeable to its installation at a future time. Buffalo Grove Plan Commission - Public Hearing - March 28, 1990 - Page 2 M F � i ' � O Co�issioner Braiman commented on the improvement in the plan, and stated his feeling that the street light is needed immediately as a matter of safety because the area is very dark. With respect to the issue of financial hardship, Commissioner Sraiman indicated he feels if funds are available for improvements to the property benefiting the petitioner, a portion should be dedicated to an improvement benefit3ng the neighborhood. C \ C.ommissioner Braiman asked about restrictions for zoning property for B-3 use, ' � which Mr. Pfeil briefly explained. Commissioner Braiman then asked about the status of research into the need for street and curb improvements. Mr. Pfeil stated the Village Engineer had , indicated that some time in the future the street will be' redone and at that time new curbs and gutters would be installed. Commissioner Braiman asked if underdraining was provided pursuant to the � Village Engineer's recommendation. Mr. Simon noted he was not aware of that request and it had not been pxovided, but he would upon clarification comply with the Village Engineer's request. � Commissioner Goldspiel indicated his feeling that the street light should be installed for safety purposes. Additionally, he asked if a pathway would be provided from the large parking lot to the building, Mr. Berth stated one was not shown on the plat but such a sidewalk would be installed. Commissioner Krug agreed with the need for a street light. He also asked if any of the parking lot would be used for retention, which Mr. Simon advised would not be the case. Commissioner Rosenston commented that at the vary least a definitive plan for installation of the street light should be established. ' Commissioner Rosenston also commented that the reconfiguration of the parking lot had created too concentrated an area of pavement which is unappealing in appearance. Commissioner Braiman inquired about objections previously raised by the . neighboring property owner. Mr. Berth stated he had attempted to communicate with the owner by phone and in person but he was not available. With regard to allowed B-3 uses, Mr. Pfeil commented that he feels retail uses with high traffic intensity should not be allowed, but rather an office-type use or retail service use cauld be permitted. At the Chairman's request, Mr. C • Pfeil reviewed a list of allowed B-3 uses, noting the retail uses which would � have fairly high traffic would be a bookstore, camera and photographic supply store, coin store, gift shop and hobby shop. Commissioner Rosenston added objection to a blueprint and copy store and a photographic process3ng store. Chairman Sheldon called for public comments. Mr. John Buczyna, attorney for Mr. Ray Brosio, owner of the shopping center adjacent to the property, stated he hail been retailed to raise objection to the business use of the Buffalo Grove Plan Commission - Public Hearing - March 28, 1990 - Page 3 � - - � " O = petitioner's property. Mr. Buczyna indicated that their objection is based on the fact that the strip centers on the east and west are fairly contemporary in design and they feel an older residence such as this used for business _ . purposes is inappropriate adjacent to the strip center and detracts from the center. They feel it should be developed in a manner more consistent with the businesses in the area. He stated further objection to the B-3 use in the middle of B-2 use on both sides, residential to the south and multi-family across the street, indicating they believe the zoning does not meet the �'� technical requirements of the ordinance and constitutes spot zoning. Mr. Pfeil noted that the property immediately ad�acent is zoned B-1 and , explained that B-3 is a more restrictive district that can be limited to less intensive uses than B-1 or B-2., Following brief discussion, Mr. Pfeil stated that with respect to the legality'of the B-3 zoning, the Village Attorney endorses its application in thi's instance. Commissioner Goldspiel asked what the Comprehensive Plan showed for this parcel. Mr. Pfeil stated it 3s shown as residential, which was an acknowledgement of the existing use at the time the plan was made. - , In 'response to questions from Commissioner Braiman, Mr. Buczyna stated that his client had spent substantial sums recently to renovate his property and • create a contemporary look to the area, and they feel an adjacent business with an older look detracts from the area. ' In� response to Mr. Buczyna's objections, Mr. Schwartz, attorney for petitioner, stated that the proposed use is less intense than the objector's and is not against the public interest, public welfare or inconsistent with any of the uses along Dundee Road. With respect to the appearance, Mr. Schwartz stated it is consistent with the dental center down the street and the houses across the street. � At the request of the Chairman, Mr. Berth outlined the proposed changes to the exterior of their building including the addition of a bow window and other items to enhance the appearance, but stated there would be no other structural changes to the building. There being no further questions or comments, Chairman Sheldon closed the Public Hearing at 8:15 P.M. � ' Respectfully Submitted, � ��� � ��� � . ROSEMARY ALLEN,/ ecording Secretary APPROVED BY: o�ld,��/�� CJf���---_. - BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Public Hearing - March 28, 1990 - Page 4 � o 0 � . � SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Berth and Associates Real. Estate Office � Weiland Road Industri:al Park Village Bike 'Path Map C , Lincoln Woods ♦�� March 28, 1990 Chairman Sheldon called the Special Meeting to order at 8:15 P.M. in the • Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Co�issioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug . Ms. Howard ' , Mr. Braiman Mr. Rubin ' � Mr. Rosenston Mr. Charlette � Coffiissioners Absent: Mr. Rhodes Also Present: Mr. Bud Berth � � Mr. Scott Simon , Mx. Sheldon Schwartz, Attorney Mr. .Tohn T. Staub, John T. S.taub & Associates Mr: Lawrence Freedman Mr. Car1 Kupfer, Spaceco Mr. Robert P£eil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Charlette, seconded by Commissioner Howard, to approve • the minutes of the Public Hearing of February 21, 1990, as amended. Approval was unanimous in favor and the motion passed. , Moved by Commissioner Charlette, seconded by Co�issioner Howard, to approve the minutes of the Regular Meeting of February 21, 1990, subject to correction Cof typographical errors. Approval was unanimous and the motion passed. COMMITTEE AND LIAISON REPORTS - None Buffalo Grove Plan Commission - Special Meeting - March 28, 1990 - Page 1 o - r -� . 0 BERTH AND ASSOCIATES REAL ESTATE OFFICE, 3419 N. Bett Drive Moved by Commissioner Goldspiel, seconded by Commissioner Howard, that the Plan Commission reco�end to the Village Board annexation and zoning in the B-3 (Planned Business Center) District, and Preliminary Plan approval in accordance wiEh Petitibner's Exhibit A; Further that the following variations be approved: ZONING ORDINANCE - Section C�� 17.36.030.F.4. (to allow a two-way driveway width of 19 feet instead of 24 feet as required) ; DEVELOPMENT ORDINANCE - Section 16.50.040.C.3. (to allow a side slope of 3:1 instead of 6:1 in a stormwater detention basin) ; Section 16.50.040.D. (to a11ow a vertical clearance of 12 3nches instead of 30 inches and a horizontal clearance of 12 feet instead of 25 feet in a stormwater detention basin); . Further that approval be subject to the addition of a sidewalk connecting the large parking lot to the office building and provision of an underdrain in accoidance with Mr. Kuenkler's memorandum of 3/21/90; �, Further that the business uses in the center include only the following: art , gallery; art gallery and studio; barber shop; beauty shop; coin store; custom . � dressmaking and millinery shop; employment agency; interior decorating shop including upholstery and the making of- draperies, slipcovers, and other similar articles; loan offices; medical and dental clinics and laboratories; music conservatory or music instruction; optician shop; picture framing establishment when conducted for retail trade on the premises only; tailor ' shop; offices, business and professional; travel bureau; and transportation offices; and Further that the status of whether or not to eliminate the walnut tree and square off the driveway be subject to further recommendation of the Village Forester concerning whether any action can be taken to preseroe the walnut tree. If not, at the petitioner's option, that area will be allowed to be paved or replanted. In discussion, Co�issioner Rubin stated that even if the. walnut tree has only a� short life he would like to see it remain. Additionally, Co�issioner Rubin indicated he would like to see the use for an interior decorating shop to include upholstery and the making of draperies, etc. excluded as it is an intense use, or alternatively follow Mr. Pfei1's suggestion to allow only offices, business and professional, and have any other uses come in for special use approval. CCommissioner Goldspiel amended his motion as follows: ' The business uses in the center shall not include interior decorating shops which include upholstery and the making of draperies, slipcovers, and other similar articles;• and Buffalo Grove Plan Commission - Special Meeting - March 28, 1990 - Page. 2 � 3 O O Further that, regarding the status of the walnut tree, if the Village Forester believes the tree has short-term viability it should be retained. Commissioner Howard seconded the motion as amended. In further discussion, Commissioner Goldspiel noted that he did not include approval of the requested variation from the street 11ght requirement because C•� he feels the criteria for that variation had not been met in testimony ' received at the Public Hearing. Commissioner Goldspiel additionally commented that in principle he agrees that conversion of a modest residential building to business use is generally not appropriate, nor would it function well, but in this instance limited office uses are being permitted which are low in intensity and are, therefore, appropriate to this building and the area, and that is the purpose for providing such distinctions. The motion passed, as amended, 7 to 0, with the following vote: AYES: Goldspiel, Krug, Howard, Braiman, Rubin, Rosenston, Charlette , NAYES: - None ' ABSENT: Rhodes WEILAND ROAD INDUSTRIAL PARK Mr. Staub stated their property is the former Weiland Greenhouse property, encompassing just under 5 acres on the east side of Weiland Road, south of Aptakisic Road. He indicated they propose development in two phases and presented a rendering of what is proposed for Phase One, including an office building and day care center of 10,400 sq. ft. with another office/warehouse building of 15, 000 sq. ft. He stated because of a possible medical use more parking was needed so a modified plan was prepared showing the entry drive moved further from Weiland Road. Mr. Staub noted that as requested by Lake County, the entry to the site at the northern boundary will line up with the northern curb line of Thompson Drive. In response to a question from Chairman Sheldon, Mr. Staub stated that the planned parking does conform to the Industrial zoning. Commissioner Braiman asked if Industrial zoning allowed day care, and Mr. Staub indicated it is allowed• as a special use., Commi§sioner Braiman asked if, with the parking C segregated into quadrants, there would be sufficient parking for Buildings B and D. Commissioner Goldspiel requested a description of the overall concept for the plan and the adjoining uses. Mr. Staub stated that to the south are 16 acres that have not been annexed but call for Industrial zoning under the � Comprehensive Plan. There is an existing building on' the site currently not Buffalo Grove Plan Commission - Special Meeting - March 28, 1990 - Page 3 o � o � �` occupied, and the owner of a 2-acre parcel has indicated he intends to annex to Buffalo Grove under the same I zoning and would make his building compatible with those proposed by Mr. Staub. � Chairman. Sheldon inquired about the use of the buildings with respect to how traffic would work and as they relate to the location of a day care center within an industrial complex. Mr. Staub stated exact uses had not been identified but he expected Building C to be an office/warehouse. Chairman C' ) Sheldon further noted objection to a dumpster located next to the playground of a day care center. Chairman Sheldon then inquired about engineering on the site. Mr. Staub indicated they would have dry detention. Preliminary engineering for the detention would be available at the next meeting. Water and sewer would be located on the west side of Weiland. In response to a question from Commissioner Goldspiel, Mr. STaub indicated the property to the east is owned by the Concrete Doctor. Coffiissioner Goldspiel asked if it is the intention that any extension of Thompson Boulevard service that parcel. Mr. Staub stated they would line up their drive with Thompson, but that rather than being an extension of Thompson, they were viewing it as a private drive. Mr. Ed Weiner, one of a partnership of owners of the Concrete Doctor and the parcel to the east, was present and addressed the Commission. He stated they had purchased the additional 7-acre parcel because their frorit lot had limited •turning radius for trucks. This parcel would give them room to broaden that in one portion, and also provide for potential development on the remainder of the parcel. He stated they have no objection to development of Mr. Staub's property because they wanted to gain access to Village sewer and water which is not available on Depot Place, their current access road, but did note they would have no potential for development with only the 19-foot drive currently proposed running to the back of their property. Mr. Weiner suggested that a road between the north and south parcels with entrance to the south edge of their property could accommodate all parties. He stated any access through this parcel would not be used for the Concrete Doctor but for the other parcel and since the proposed driveway stubs to their property, for some consideration he would suggest they might be included for street as well as utility access. � • Mr. Weiner stated whatever use they develop on the small parcel of land will be in compliance with the Industrial zoning and compatible to the surrounding uses. He stated their concrete trucks and any access to the Concrete Doctor ' would remain off of Depot Place, as the rear of that business property is C closed off from the other parcel by a stockade fence. • Commissioner Goldspiel stated he feels a street should be provided rather than a ,driveway, and Chairman Sheldon inquired what the requirements would be if • the street became access for all the properties. Mr. Pfeil stated they would Buffalo Grove Plan Commission - Special Meeting - March 28, 1990 - Page 4 4 : O O need more information regarding the type of traffic movement that would be anticipated but the standard for Industrial districts is 47 ft. In some developments this has been varied to 35 ft. with no parking. Mr. Staub stated he had used 24 ft. driveways through other industrial areas in Schaumburg which had been adequate for circulating around individual buildings. C•� In response to a question from Chairman Sheldon, Mr. Staub advised he currently has a commitment from a child care facility and a carpet and tile dealer. Mr. Jack Sharpee, owner of Coffiercial Carpet, Tile and Ceramic, stated he is the business interested in occupying the office/warehouse building in this industrial development. He indicated his business serves large commercial projects so there would be moderate truck traffic and little everyday in-and-out traffic, and that his trucks are panel trucks. He stated he wi11 be leasing the building but would be responsible for its daily maintenance, and therefore would prefer that a Village street run through the industrial , property so he would not have to be concerned witfi maintenance of a private road. ' � Commissioner Goldspiel inquired as to the plans for ownership of the development. Mr. Staub stated he will be sole owner and he intends to continue to own, operate and manage the park after it is developed. In response to another question, Mr. Staub stated he currently owns his own business property. Commissioner Goldspiel noted the need to provide a sidewalk system for pedestrian circulation throughout the property, especially in light of the Pace bus route that operates by there. Chairman Sheldon commented on connecting to the bike path system and Co�issioner Goldspiel stated the school system had requested a connection at Weiland. Mr. Pfei1 explained that the bike path system is on the west side of Weiland and on petitioner's side of Weiland only a sidewalk would be required. Commissioner Rosenston inquired about the status of the south parcel and how they might develop. Discussion followed regarding curb cuts onto Weiland, and the need to develop some kind of loop system. Commissioner Rosenston expressed concern about developing separate parcels and then. trying to fit them together and the need to establish a concept for the area. Chairman Sheldon noted it is necessary to determine the County's position regarding access off of Weiland Road. Chairman Sheldon also noted the need to know Mr. ` Staub's plans for development and integrating to the area. Mr. Staub stated ` he was presenting plans for his first phase with only a footprint for the future development, and noted it was his understanding he would be the key development along Weiland Road. Chairman Sheldon requested specific engineering detail for the next workshop, and asked if there were any existing trees on the property, noting he would also have to provide information relating to that. Buffalo Grove Plan Commission - Special Meeting - March 28, 1990 - Page 5 o �. 0 Co�issioner Goldspiel then stated his feeling that the proposal for the development does not meet the standards for industrial parks in the Village. He noted the development was intended to match Corporate Grove which provides a good deal of green space and a good road system throughout, but this proposal shown an access drive right up to the wall of Building A and a loading dock and pavement to the property line of Building B, with Build3ng B right up to the drive. He stated they need green space around each building and setbacks around the property lines. . C Commissioner Rubin concurred, and also expressed concern with a day care center being located in the middle of an industrial park. Commissioner Braiman suggested too much was trying to be placed on too small a parcel and perhaps smaller or fewer buildings would provide more space for landscaping. He also suggested the need for wider streets for access. Mr. Staub indicated it was not his intention to have the north/south and east/west driveway be a public street and he would like to discuss this further with staff. He also indicated he believes he fias met all setback requirements from , the driveway. Brief discussion followed regarding setback and driveway width , requirements. Commissioner Goldspiel commented that some type of street system must be considered, and the properties to fhe north, south and east . ' must also be considered. Commissioner Charlette asked about the obligation of adjacent property owners to share in the burden of street development if it is determined to extend and match Thompson. Brief discussion followed with Mr. Staub on the need for an obligation for street development. Commissioner Braiman noted the areas on Building B designated for truck bays. Mr. Staub advised. they would be partially recessed into the building. Commissioner Braiman suggested semi-truck traffic would have to move through the area and make turns on and off of Weiland and in and out of drives by the buildings, and commented that the drives are not wide enough to accommodate that. Chairman Sheldon expressed concern with having truck traffic run past a day care center and turning right at the play area. Chairman Sheldon summarized the Commission's concerns with the development as relating to: 1) a lack of creativity and style; 2) too much building on too little space; 3) problems with traffic flow; 4) the need for information on whether or not a collector street should be created; 5) integration to the entire area; 6) detail of engineering plans; 7) information on vegetation; 8) � buildings meeting setback requirements; and 9) day care center integrating better to the entire plan. Mr. Pfeil added the need for engineering to determine the correct location for detention on the site and the need to determine if the parking meets the standard for medical use. Commissioner Goldspiel indicated it would be helpful to have a drawing showing the entire surrounding areas to give a better perspective. Buffalo Grove Plan Commission - Special Meeting - March 28, 1990 - Page 6 �_ ... 0 � Brief discussion followed regarding establishing a roadway network throughout the area. LINCOLN WOODS Commissioner Goldspiel pointed out that there was no legal description on the Ct Final Plat and a problem existed relating to interpretation of the ordinance �' with regard to setbacks on Lot 5 as outlined in a memorandum from Frank Hruby. Mr. Freedman located the legal description in the certification and stated they could correct this 'and insert the legal where normally stated on a final copy of the plat. Mr. Freedman then explained that the problem concerning setbacks related to interpretation by Mr. Hruby that the northerly portion of the property constituted a rear yard. He and Mr.. Kupfer then explained how they had interpreted the ordinance and presented a copy of the ordinance and templates used in the ordinance and showed how they had configured the lot to match that templated. Following lengthy discussion, Mr. Freedman suggested the Final Plat be approved subject to interpretation of the ordinance, with the representation that they would come back with a revised plat if interpretation establishes it is not acceptable as shown. , Further discussion followed with Mr. Freedman and Mr. Kupfer regarding the ordinance and whose responsibility it was to interpret the ordinance. It was agreed clarification of the changes made and interpretation of the ordinance was necessaxy prior to final approval. Moved by Commissioner Goldspiel, seconded by Commissioner Rubin, and unanimously carried, to table review o the Final Plat for Lincoln Woods. VILLAGE BIKE PATH MAP Moved by Commissioner Rubin, seconded by Commissioner Charlette, and unanimously carried, to table review of the Village Bike Path Map. ' Commissioner Goldspiel briefly reviewed with Mr. Pfei1 several points relating to the proposed map. ` CHAIRMAN'S REPORT - None � FUTURE AGENDA • Mr. Pfeil stated the Strathmore fence issue would be reviewed at the meeting on April 4, 1990, as well as the Lincoln Woods Final Plat. There is to be no meeting on April 11, 1990. The meeting on Apri1 18, 1990 wi11 review Town Center. Buffalo Grove Plan Commission - Special Meeting - March 28, 1990 - Page 7 o � . PUBLIC COMMENTS AND QUESTIONS - None . STAFF REPORT - None AD70URNMENT . � Moved by Commissioner Braiman, seconded by Commissioner Krug, and unanimously C , carried, to adjourn. ^ Chairman Sheldon adjourned the meeting at '10:10 P.M. Respectfully Submitted, f8-(�+y< � ROSEMARY ALLEN ecording Secretary �, APPROVED BY: S�LG�ILsC�.- G�J7�G�/"`--_ BARBARA SHELDON, Chairman � \ . Buffalo Grove Plan Commission - Special Meeting - March 28, 1990 - Page 8