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1986-08-06 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Leider Property Congregation B'Nai Shalom August 6, 1986 Chairman Goldspiel called the regular meeting to order at 7:31 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Goldspiel Mr. Musfeldt Mr. Gal Ms. Kaszubowski Mr. Rhodes Mr. Katz Commissioners Absent: Ms. Sheldon Mr. Davis Mr. Krug Also Present: Mr. P. Manhard, Engineer, Leider Property Mr. R. Lamphere, Developer, Leider Property Mr. J. Leider, Land Owner, Leider Property Mr. R. Leider Land Owner, Leider Property Mr. G. Cawn, Planner, Congregation B'Nai Shalom Mr. M. Menn, Planner, Congregation B'Nai Shalom Mr. C. Nochunson, President, Congregation B'Nai Ms. M. Kowalski, Village Trustee Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Chairman Goldspiel attended the Village Board meeting on August 4, 1986 and the following items of interest to the Plan Commission were discussed: 1. An ordinance establishing permanent 24 hour large retail food store operation failed. 2. An ordinance designating Busch Road as a through highway. 3. Covington Corporate Center industrial development was referred to the Commission. The Board wants the street pattern, possible need for recreation areas, and the railroad station in that area reviewed by the Commission. 4. The Pizza Hut on Dundee Road and Buffalo Grove Road next to the Mobil station is up for a change to a Taco Bell with a drive in window. The new plan would have a driveway on present green space and some side yard questions. The plan will be resubmitted to the Board. Chairman Goldspiel attended the Transportation Commission meeting on August 5, 1986 where the industrial park (Covington) was discussed. Chairman Goldspiel suggested to the Transportation Commission that it would be helpful if they worked out the plans for the railroad station and how this item is coming along as far as the RTA is concerned. The Town Center development would have senior bus service and one of the problems connected with this is that Lake County and Cook County will not cross county lines for bus service. In response to Commissioner Rhodes' questions, Trustee Kowaleski stated that the Dominick's food store will have to close earlier as their 24 hour permit has been revoked. She did not know when this would start. LEIDER PROPERTY Mr. Manhard reviewed the location of the site with the aid of an aerial photo. They intend to extend Corporate Grove Drive and it would become Asbury Drive through their site. They will have dry detention along Aptakisic Creek, along the flood way, below grade, at 50 feet from the creek. Mr. Lamphere stated the property is 11.2 acres and would be developed under the same covenants as the Corporate Grove. The nursery will stay as it is. It will be annexed as well as the property to the north of the Corporate Grove. Mr. Truesdell stated the public hearing would be on the entire parcel. The existing business on the site will continue as is. There is additional land on the front of Aptakisic Road that could be developed at some future date. This would be the only property subdivided as shown. The Building Department did not find any problems with the existing operations, as shown. It is in the Industrial District. The Village engineer has reviewed the plan and felt it works. It appears there is a question regarding the Army Corps as to where wet lands are. They have stated that within 25'of the creek is wet lands and the developer is not in that section. The Village would like to see some kind of a sign off from the Corps of Engineers regarding this issue. Mr. Manhard stated the proposed basin will be dug out so that it will not increase the flooding heights. The detention basin is set off from the creek and will flow up to it. It is outside the creek. Buffalo Grove Plan Commission Regular Meeting August 6, 1986 - Page 2 Mr. Frank Leider stated that on the other side of the creek there is a pond that takes care of the drain off of the green area. The detention area north of the creek is adequate for that site. It has not been studied by the Village engineer. Mr. Truesdell will discuss this with the engineer. Commissioner Gal feels the Village should have documentation from the Corps of Engineers stating the 50' from the creek center line is alright in accordance with wet land requirements and that a review be made of the existing northern property. �•/ Mr. Truesdell noted the variations on this site would be the same as those for the Corporate Grove and they would be spelled out for the Commission at the next meeting. Mr. Lamphere stated the water system will have to be extended on the adjacent property when or if developed. This will be reviewed by staff. The elevation of the flood way changes 2.5' from one end of the property to the other. The detention area will be 48.0 in the outlet to 50.0 at the other end. It is dry detention and the bottom of the detention area would be above the top of the creek. The bike path runs on the north side of the creek. An easement could be constructed between the creek and the detention areas. Mr. Truesdell stated the Village has constructed bike paths in wet lands. It has worked sufficiently. Mr. Lamphere noted they are looking to have the same type of businesses in their site as the Corporate Grove. Regarding Lot #7, only having 60' frontage and the requirement being 100' frontage for an industrial building, if the proper setbacks are provided you could have a 50' frontage. That is assuming this lot was not combined with another for a building. This condition exists on all curve lots in a business park. Chairman Goldspiel requested staff check the location of the bike path. After some discussion the Commission determined they would like another workshop on this plan with the information necessary for a public hearing presented for their review. Mr. Frank Leider noted that the north property is owned by the Leider family and they are in the commercial production and distribution of tropical and seasonal flowering plants. The complex is 18 acres. The front 10 acres are set aside for future development. They have 10 acres of greenhouse and warehouse building. They have operations in 12 different cities. This is the largest facility and their home office. They have extensive nurseries in Florida and Texas with plants that are shipped from that area here to be climatized and sold. Their corporate offices are in Riverwoods and the owners live in Deerfield, Buffalo Grove and Lincolnshire. They grow 50 or 60 types of plants. They are using the pond, on the site, for irrigation of their plants. They also have 2 wells used to supplement the pond water. The well water is very poor quality for plant life. The retention pond prevents flooding from their site to their neighbors and is used to irrigate the plants along with the other water coming out of the wells. They would like to tie into the Lake Michigan water. They would use that water for their domestic water supply. They plan to continue to use the water in Buffalo Grove Plan Commission Regular Meeting August 6, 1986 - Page 3 the pond for irrigation. They will supply the Village with a projected water use figure. The total number of employees that would be using the Lake Michigan water would be about 100 on the entire 18 acre location. They use an evaporative pad cooling system. When the north piece of property is developed they would be looking to hook into the sewer system. Mr. Truesdell suggested since the information the Commission is requesting for review is usually supplied for a public hearing it should be scheduled. The Commission was polled as to whether it was in favor of a hearing or another workshop. Commissioner Musfeldt voted for a public hearing. Commissioner Gal voted for a public hearing with the stipulation that this would be the only item on the agenda that evening. Commissioner Kaszubowski voted for a public hearing. Commissioner Rhodes voted for a public hearing. g• Commissioner Katz voted for a public hearing. The Commission unanimously voted for a public hearing. The issues that the Commission wished addressed at the hearing were: 1. Sign off from the Corps of Engineers on the wet lands 2. Study of existing conditions north of the creek including information on water usage and review from the engineering staff along with storm water detention. 3. Listing and explanation of variations. 4. Village engineer looking into the water main. 5. Approximate location of bike path. 6. Noting the appropriate building setback line on Lot #7 7. Status of the access road off of Aptakisic should the property be annexed (private/public) . Mr. Leider noted the structures on their site were built in 1965 and an addition was put on 18 months ago. The investment would be too great to re- build them. They expect to be at this location for another 20 years. CONGREGATION B'NAI SHALOM Mr. Cawn reviewed the plan and previous discussion on it. It has a floor area ratio of about .15 FAR on the site. Total site green area is 55%, building area is 14%, parking lot is 31%. There are 20 parking spaces to the north of the structure and 99 spaces on the west and south of the building. They are 20' from the high water line as opposed to 2.5' . The ordinance requires 25' setback which is a federal regulation. This setback was established for residential and they are a temple. The variation would be a Buffalo Grove Plan Commission Regular Meeting August 6, 1986 - Page 4 reduction of the setback from 25' to 20' and not to require the facility to have flood plain insurance because of that. They plan on financing the building. The elevation of the flood plain is 676' . Their building line is approximately 7.5 above. He then explained the difference between a 100 year flood (where water remains for an extended period of time) and a 100 year storm (where there is a great amount of water in a short period of time that drains off) . They are no longer designating the classroom drop off but directing all traffic to drop off at the sanctuary. They have added a significant amount of stacking and parking close by. It would take 15 minutes to clear the site on the high holidays with a police officer directing traffic. The Congregation has agreed to stipulate that they will have no activities start or end between 4 and 6 P.M. Monday through Friday, in return for waiving the requirement to construct a left turn bay on Aptakisic Road. The north end of the building will not be used for classrooms until the left turn lane is constructed or Aptakisic Road is widened to 4 lanes. They would like to have the plan approved so they could have activities between 4 and 6 P.M. if Aptakisic Road was widened to 4 lanes or the left turn lane was put in. Mr. Nochunson stated there might be a religious activity between 4 and 6 P.M. , but only one during the year, he would have to look at his calendar. If this should occur they would have a police man to direct traffic. Mr. Cawn briefly reviewed the layout of the building stating that 4 of the 8 classrooms would not be built at this time. He noted that a substantial number of people walk to services. Prairie school has agreed to allow the Congregation to use their parking lot which consists of approximately 120 to 130 spaces. The ordinance requires 266 spaces and they will have approximately 230. They are dedicating 54' from the center line for right-of-way on Aptakisic Road. Mr. Truesdell noted that the village engineer suggested that the 20' setback in the area in question be filled in order to obtain the extra 5 feet and compensatory storage be located in another area on the site. This would eliminate the variation. The sidewalk would be connected to the bike path. Commissioner Kaszubowski is against varying the requirement for flood plain insurance. Mr. Truesdell stated the traffic engineer did not feel the second right out lane was necessary. The one lane is sufficient. FUTURE AGENDA There will be a public hearing and work shop item on the August 20, 1986 agenda. Buffalo Grove Plan Commission Regular Meeting August 6, 1986 - Page 5 STAFF REPORT Mr. Truesdell passed out copies of minutes of the meeting at President Clayton's home. ADJOURNMENT Moved by Commissioner Musfeldt, seconded by Commissioner Rhodes, and unanimously carried to adjourn the meeting. Chairman Goldspiel adjourned the meeting at 9:25 P.M. Respectfully submitted, Seja 417z ) Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting August 6, 1986 - Page 6 i