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1988-04-06 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Emmerich Park Maintenance Facility & Emmerich Park East Outdoor Storage Area April 6, 1988 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 Mr. Rhodes Ms. Silz Mr. Lundine Commissioners Absent: Mr. Davis Mr. Musfeldt Mr. Katz Also Present: Mr. M. Rylko, Director of Park District Mr. J. Braun, Planner Ms. R. Kaszubowski, 25 Crestivew Terr. , B.G. Mr. L. Yonker, 17 Crestivew Terr. , B.G. Mr. D. Kramer, 13 Crestview Terr. , B.G. Mr. D. Larsen, 14 Crestview Terr. , B.G. Mr. M. O'Donnel, 15 Crestview Terr. , B.G. Mr. J. Sucorts, 199 Raupp Blvd, B.G. Ms. Adams, 19 Crestview Terr. , B.G. Mr. K. Flood, Park District Commissioner Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Chairman Sheldon read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. She then swore in Messrs. Rylko and Braun. The exhibits were those contained in Mr. Pfeil's April 1, 1988 memo to the Plan Commission titled Emmerich Park Maintenance Facility Addition and Petitioner's Exhibits 1 through 5. Mr. Rylko briefly reviewed the plan noting the building is 21' high and the setback from Lake-Cook Road is 100' to the south. He reviewed the ingress/egress to the site and the building. They will berm and landscape to hide the northwest door on Lake-Cook Road. Mr. Braun explained the engineering is designed so that the detention pond will retain 2' to 3' of water during a storm and will slowly release into the existing storm sewer on site. There are several inlets which are more than sufficient to handle the water. The water should drain out of the area two to four hours after a storm. The building is all masonry and the wood and siding will cover it. The new brick will match the existing color, orange, and the siding will be grey. The entire building will contain water sprinklers in case of fire. He then reviewed the renderings of the building. There are only a few mechanical units on the top, center, of the building which will not be visible. Mr. Rylko reviewed the Emmerich East storage yard which is at the south tip of the gravel parking. It will have a cedar stockade fence, 8' high, which will be landscaped. There will be no berming on the south side of the fence as landscaping will be sufficient for this area. Berming would only create a potential hazard. There will be nothing visible over the fence. The yard will be paved and will be 7,000 square feet. It will hold railroad ties, playground equipment waiting to be installed and pea gravel. Nothing will be stored in this area that will contaminate the creek water. They feel this is a 6 month project once they receive final approval. Concern was expressed by the Commission regarding the landscaping on the south side of the fence and its maintenance. Commissioner Rhodes expressed concern with a muddy retention area until such time as it is seeded. He would like to see that area covered with sod rather than seed. Ms. Kaszubowski was concerned the fence would cause a flood hazard for her area, overflow of the creek, adding water to it, rodents from the storage area as there is much wild life back there. She did not want to see an 8' fence. The apartments behind Crestview Terrace were not allowed to install a stockade fence to hide their parking lot. She felt this was going to be an eyesore. She has lost 12' of her yard to erosion of the creek. Her street floods when there is a heavy rain fall. It is supposed to drain into the creek which is already over burdened. Ms. Kaszubowski noted that she has been in the Village since its incorporation. The creek was just a little trickle when she moved in and now it has become a running stream. Mr. Yonker stated the creek is a problem in their neighborhood. He was concerned with drainage eroding the creek, rodents, the parking lot is crowded during games and this will use up some parking space for overflow, children attracted to the fence and the effect on his property value. He did not like to see this storage facility going in and would prefer it in another area. He suggested that it be lighted to prevent vandalism. He would like to see the entire driveway paved and did not want to see a variation on the creek. Mr. Kramer was concerned with the landscaping and its upkeep. He felt the manholes, near the new building, would cause injury to children falling on them. Mr. O'Donnel was concerned with this storage facility dwarfing his home. It will attract children. Residents on the third floor of the apartments will have a direct view of this. He was concerned with maintenance of the fence and would prefer it in another area. Buffalo Grove Plan Commission Public Hearing April 6, 1988 Page 2 Mr. Larsen was concerned with rodents, creating an eyesore and unhappy neighbors. Mr. Sucorts would like to see this area remain as is, there is a problem with water. He was concerned with water pollution, wild life, what the EPA has to say about this and flooding. His home is the highest in the area and he gets water in his basement. Mr. Kuenkler noted the water displaced by the new building will pass through the detention basin and to Buffalo Creek. The additional pavement, near the new building, will not change a thing, it is only 1/10 of an acre in pavement. Ms. Adams noted that the new Buffalo Creek reservoir has not helped her problem. The Village keeps putting more water into the creek and her street is supposed to drain into the creek. More water added to the creek will make her situation worse. Commissioner Goldspiel pointed out that the Village has tried to solve water problems. He explained the idea of water retention/detention systems. He questioned whether provisions would have to be made so that you could get a maintenance vehicle behind the fence along the creek. Mr. Flood stated this was not the first location the Park Board looked at for this facility. The Park District does not feel they are building an eyesore. They will maintain the fence and landscaping. Mr. Rylko stated that the other site presented to the Village, which was the Farrington sewage treatment plant, was not approved. The Park District has looked at several other locations, including industrial buiidings that were sold to other parties. The proposed Emmerich East site is the only remaining alternative. Chairman Sheldon closed the public hearing at 9:05 P.M. Respectfully submitted, ? / Kathleen Comer Recording Secretary APPROVED BY: PvleAtei,1% Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing April 6, Page Pa e 3 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Mobil Oil Service Station & Mini-Mart April 6, 1988 Chairman Sheldon called the public hearing to order at 9:17 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Silz Mr. Lundine Commissioners Absent: Mr. Davis Mr. Musfeldt Mr. Katz Also Present: Mr. D. Huffaker, Engineer Mr. C. Wagner, Real Estate Developer Mr. S. Lenet, Planner Mr. T. Burney, Attorney Mr. V. Maciukevicius, Transportation Specialist Ms. R. Kaszubowsk, 25 Crestivew Terr. , B.G. Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner Chairman Sheldon read the notice of the public hearing as published in the Buffalo Grove Herald and informed the audience of the format the meeting would take. She then swore in Messrs. Huffaker, Wagner, Lenet, Burney and Maciukevicius. The exhibits were those contained in Mr. Pfeil's April 1, 1988 memo to the Plan Commission titled Mobil Oil Corporation Facility and Petitioner's Exhibit A. Mr. Burney introduced his development team. He reviewed the location of the site noting it falls in both Lake and Cook Counties. They are requesting annexation, rezoning to B-2 and approval of the variations. They will install a pay telephone on the site. The right-of-way dedication will be 180' x 17' on Weiland Road and 20' 6" x 120' 6" on Lake-Cook Road, both to be dedicated to the Village. They purchased 8,000 square feet in order to square off the site and meet the Village's right-of-way requirements. They have revised the site for right turn in and right turn out on Lake-Cook Road which the Cook County Highway Department demands. There will be a substantial buffer on the eastern border. Mr. Wagner briefly reviewed the plan. There are 4 points of access. They will spend $735,000 to develop this site. The car wash is an 18' x 36' building. Mr. Wagner noted that the car wash has a 95% retention of water and only uses 4 gallons of fresh water for a rinse. There are 3 attendant parking spaces, one of which is handicap. They can provide an additional parking space but they do not feel it is necessary and would rather leave it as green space. Mr. Lenet feels this site is suitable for this use even though it is not zoned for it. They will heavily landscape the sides of the site that abut residential. There will be a berm on the east side behind the dumpster and car wash. The plan was shifted to make maximum setback and buffer from the residential. They are dedicating 5,500 square feet from the 1.2 acres for future right-of-way along the access streets. They will landscape this area, except where it would interfere with sight vision, until it is needed for right-of-way. The hardships on the site have been caused either by the ordinance or the right-of-way dedication. Mr. Maciukevicius stated that typically there are no more than 5 or 6 cars waiting for the car wash because it is a 3 minute wash. He has not noticed more than 8 to 10 vehicles waiting. They have space for 11 to 12 vehicles. The County does not want to provide a barrier median to prevent left turns on Lake-Cook Road. Mr. Huffaker noted the site will be served by public water which is on Weiland Road. The sanitary sewer is located 700' west on Lake-Cook Road from the site and they will install a lift station, only for their site to use. There are no other sites after their's that would need this lift station. The site's water runs north to south, will be collected in 140' of 6" pipe, underground, then retained in a 3' deep pond and released leaving the site into the sewer system. The landscaping will be real plantings, not plastic. Commissioner Rhodes felt that there should be three parking spaces not counting the handicap parking space. He was not sure that a handicap space was required in this instance. Commissioner Goldspiel noted this plan did not conform to the master plan which calls for residential. Mr. Lenet stated this site is suited for this use as it is located at two major intersections. Commissioner Lundine has no problem with a gas station on this corner. Ms. Kaszubowski felt this plan was a great improvement from the first plan. Chairman Sheldon closed the public hearing at 10:17 P.M. Buffalo Grove Plan Commission Public Hearing #2 April 6, 1988 Page 2 Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing #2 April 6, 1988 Page 3 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Emmerich Park Maintenance Facility & Emmerich Park East Outdoor Storage Area Mobil Oil Service Station & Mini-mart Buffalo Grove Business Park - Unit #9 April 6, 1988 Chairman Sheldon called the regular meeting to order at 10:18 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Silz - left at 10:53 P.M. Mr. Lundine Commissioners Absent: Mr. Davis Mr. Musfeldt Mr. Katz Also Present: Mr. M. Rylko, Director of Park District, Emmerich Mr. J. Braun, Planner, Emmerich Park Mr. D. Huffaker, Engineer, Mobil Mr. C. Wagner, Real Estate Developer, Mobil Mr. S. Lenet, Planner, Mobil Mr. T. Burney, Attorney, Mobil Mr. V. Maciukevicius, Transportation Spec. , Mobil Ms. R. Kaszubowski, 25 Crestivew Terr. , B.G. Mr. L. Yonker, 17 Crestivew Terr. , B.G. Mr. D. Kramer, 13 Crestview Terr. , B.G. Mr. D. Larsen, 14 Crestview Terr. , B.G. Mr. M. O'Donnel, 15 Crestview Terr. , B.G. Mr. J. Sucorts, 199 Raupp Blvd, B.G. Ms. Adams, 19 Crestview Terr. , B.G. Mr. K. Flood, Park District Commissioner Mr. W. Reid, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES None COMMITTEE & LIAISON REPORTS Chairman Sheldon noted that the Crossings Center was present at the April 4, 1988 Village Board meeting and was approved 5 - 2. Commissioner Krug noted that Scarsdale Builders also presented a plan for condominiums and townhomes on the Golf Course East site that was referred to the Plan Commission. EMMERICH PARK MAINTENANCE FACILITY & STORAGE YARD Moved by Commissioner Goldspiel, seconded by Commissioner Silz that the Plan Commission recommend to the Village Board approval of a special use in the R-6 and R-8 Districts and preliminary plan approval for expansion of an equipment maintenance facility on Parcel 1 as depicted in the site utility plan dated March 18, 1988 and Petitioner's Exhibits 1 through 5. The Plan Commission further recommends that the petitioner review the manholes portion with respect to health, safety and welfare of the population and subject to the Park District acquiring the entire site. Discussion: Commissioner Goldspiel questioned whether the manholes for the detention area are a safety issue. He also noted that he was satisfied that the additional building space, when considered in connection with the detention system, will not add to the flooding of Buffalo Creek. Chairman Sheldon suggested that the developer pay special attention to the safety of children regarding those manholes. AYES: Goldspiel, Krug, Rhodes, Silz and Lundine NAYES: None ABSTAIN: None ABSENT: Davis, Musfeldt and Katz The motion carried 5 - 0 Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of a special use in the R-3A District and preliminary plan approval for an outdoor storage area in Parcel 2 as shown on the drawing, Petitioner's Exhibit 6 dated March 30, 1988 and the Flood Plain Ordinance be varied to allow development to be setback less than 100' from the center line of Buffalo Creek. Discussion: Mr. Raysa noted certain variations requirements have to be meet before they are approved. Chairman Sheldon suggested that possibly the Commission did not have enough information to make a decision on this item at this meeting. Mr. Rylko noted they are trying to set the storage area as far as possible away from Lake-Cook Road at the request of the Plan Commission. Commissioner Lundine suggested putting the storage facility near the new golf course on Route 22, the Fiore golf course maintenance facility. AYES: None NAYES: Goldspiel, Krug, Rhodes, Silz and Lundine Buffalo Grove Plan Commission Regular Meeting April 6, 1988 Page 2 ABSTAIN: None ABSENT: Davis, Musfeldt and Katz The motion failed 5 - 0. Mr. Pfeil was directed to work with Mr. Rylko on the maintenance facility being located at the Fiore site. Commissioner Silz left the meeting. MOBIL OIL STATION & MINI-MART Moved by Commissioner Krug, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of zoning in the B-2 General Retail District upon annexation, on the property located on the southeast corner of Lake-Cook and Weiland Roads and the following variations: ZONING ORDINANCE: 1. Section 17.36.040.F.1 to provide 3 designated off-street parking spaces instead of 4 as required; 2. Section 17.44.030.F to provide a 10-foot landscaped yard along a portion of the Weiland Road right-of-way instead of 24 feet as required; DEVELOPMENT ORDINANCE: 1. Section 16.50.040.C.3 to allow a 3:1 side slope in certain areas of a dry detention basin instead of a 6:1 side slope as required; Subject to: 1. Three parking spaces, excluding a handicap as required. Discussion: Mr. Raysa noted: 1. There are signs on the plan that are not approved by the Plan Commission. 2. There is no petition to annex .2 acre parcel that has been added to the site. 3. The existence of the ordinance is not grounds for a hardship. 4. The motion should include requisites of hardship for zoning and development ordinance variations. Commissioner Goldspiel was opposed to this because it is not in accordance with the Comprehensive Plan and it would have a deleterious effect on the adjacent parcel. The motion was amended with both Commissioners Krug and Rhodes concurring to: 2. Including requisites of hardship for the zoning and development ordinance variations; Buffalo Grove Plan Commission Regular Meeting April 6, 1988 Page 3 AYES: Krug, Rhodes, Lundine and Sheldon NAYES: Goldspiel ABSTAIN: None ABSENT: Davis, Musfeldt and Katz The motion carried 4 - 1. BUFFALO GROVE BUSINESS PARK UNIT 9 Moved by Commissioner Goldspiel seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the final plat of Buffalo Grove Business Park Unit 9 dated March 31, 1988 consisting of 3 sheets. Discussion: Mr. Kuenkler noted the plan closes. AYES: Goldspiel, Krug, Rhodes, Lundine and Sheldon NAYES: None ABSTAIN: None ABSENT: Davis, Musfeldt and Katz The motion passed 5 - 0. ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Lundine, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:09 P.M. Respectfully submitted, t . Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting April 6, 1988 Page 4