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1988-03-02 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Emmerich Park BCS Properties Office Building March 2, 1988 Chairman Sheldon called the regular meeting to order at 7:34 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Musfeldt Mr. Rhodes Mr. Katz Ms. Silz Mr. Lundine Commissioners Absent: Mr. Davis AlsoPresent: M M r. Rylko, Director, B.G. Park District . ar Mr. J. Braun, Planner, Emmerich Park Mr. M. Schwartz, Developer, BCS Properties Mr. M. Batler, Developer, BCS Properties Mr. M. Toberman, Engineer, BCS Properties Mr. C. Carlson, Engineer, BCS Properties Ms. L. Baigelman, Designer, BCS Properties Mr. W. Reid, Village Trustee Mr. R. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Regular Meeting minutes of February 17, 1987 as amended. Approval was unanimous in favor with Commissioners Krug and Katz abstaining and the motion passed. Moved by Commissioner Rhodes, seconded by Commissioner Musfeldt, to approve the Public Hearing Meeting minutes of February 17, 1987 as amended. Approval was unanimous in favor with Commissioners Krug and Katz abstaining. and the motion passed. COMMITTEE & LIAISON REPORTS None EMMERICH PARK Mr. Rylko reviewed the history of the site noting a year ago the Village turned down the Farrington sewage treatment center for this use. The Village Board preferred the present site. Since that time the developer has evaluated all his existing municipal sites and negotiated on two buildings, one outside Buffalo Grove and one in. A meeting was held between Messrs Balling, Glover, Mayor Clayton and Ms. Sheldon to review this project. The development team has reviewed the comments and concerns from the last meeting and feel they have answered them with the new plan. They revised the plan to have one driveway for egress and ingress. Two line of sight drawings had been prepared. They have provided a landscape plan with buffering to hide the overhead door on the north. They have provided two plans on the remote storage yard at Emmerich yard east. Mr. Braun reviewed an aerial of the building noting the 100' perspective setback from Lake Cook Road. They have eliminated one overhead door at the corner of the building. They will try to bring the electrical in underground. The land slopes down from Lake Cook Road toward the building thus the building will be lower than grade and less visible. The door off of Raupp will be 16' high and the door off of Lake Cook will be 22' wide. They will try to tie in the new and old buildings with materials. The brick will be the same color as the old building. The new addition will have a flat roof which will overlap the old building. They will use Trocal roofing material that has been proven to be very effective in preventing roof leaks. They get a 100% guarantee on these roofs. The material is a PVC and will hold water on a flat roof. The top of the building will be a gray cedar. The garage doors will be painted gray an be made of metal. Their engineers are looking into the detention. They could create a small depression on site if they needed to. There will be lights on the building and the parking lot. The ball fields and tennis courts are already light. Mr. Rylko stated the only salt stored on site would be that in a dump truck to be used the next morning to salt their lots. Mr. Pfeil noted the existing right-of-way along Lake-Cook Road is sufficient according to the Village Traffic Consultant. Mr. Rylko testified the driveway is about 190' off of the road. Northing will be stored outside this building. Anything that needs outside storage would be at Emmerich East. He reviewed the berming. They are planning on using evergreens near the north door for screening. They could put up a safety fence in the winter near the door to help keep out the cold. They will have two exhaust fans of 7,000 CMF on top of the building. The windows will be Lexon, clear and will not open. None of the storage is in the floodway or the floodplain. The storage yard will be gravel but they plan on paving it in the future and it will not be lighted. Mr. Pfeil thought the Development Ordinance did not allow a gravel yard, but would have to review this. Mr. Rylko would be willing to comply with whatever ordinances are appropriate and not have stormwater detention their water in the parking lot. Buffalo Grove Plan Commission Regular Meeting March 2, 1988 Page 2 Emmerich East storage would be their major storage area in the Village. The si a wo would meet the needs of the Village for a minimum new building t u g i imum of 12 to 15years. The oldpark facilitybuildingwill be renovated. Chairman Sheldon noted that for the public hearing, to be held on March 30, 1988, the developer needed more information on the engineering. BCS PROPERTIES `../ Mr. Schwartz testified they have addressed all of the issues from the last workshop with their latest plan. Ms. Baigelman stated the curb cut on Buffalo Grove Road has been moved up a little. From the road there is a 12' buffer, then a 2.5' overhang and the 16' parking space. They are using the curb as the wheel stop. They have changed the 20' parking space to 22' . They prefer not to reverse the main drive. It is a little awkward to have to drive on the left hand side and walk into the building. The parking in the back is for employees. If you have to drive in towards the front of the building, you will park there. Employees will know to park in the back. She then reviewed the landscaping plan and the lighting plan noting they will have two 30' poles in the front and wall mounted fixtures in the back of the building. She reviewed samples of the brick, glass and decorative materials for the roof. Mr. Toberman reviewed the engineering. He noted the site slopes down and away from Buffalo Grove Road. They will install a storm sewer on site. Storm water detention would require 66' of storage. They would increase the lake at the southwest corner of the existing lake up to 2500 square feet or possibly remove the islands. This would be subject to the review of the Park District. Plans have been submitted to the Park District and they seem favorable to this. The Commission was concerned about taking away passive park land as detention for this site. Mr. Toberman noted another solution would be to raise the level of the lake at the east end a few inches. The site is below the County storm sewer. The County sewer discharge would flow onto the parking lot if they tied into it. Commissioner Goldspiel stated this would be setting a precedent by handling the detention for a development on park land. Mr. Schwartz noted the site is very difficult to engineer and extremely costly to consider other alternatives for detention. There is a point in time that the site does not lend itself to be cost effective. The engineering across the street from this site drains into the County sewer system. Their sight doesn't. The Park District is willing to allow them to drain into the lake. It was determined that at the next meeting the Commission would need more input from the Village Engineer and Park District. This site could have been considered for detention when the lake was originally engineered. It was felt the shopping center to the north drains into the lake. It was suggested by Mr. Toberman that the level of the lake could be raised 1" all the way around. Buffalo Grove Plan Commission Regular Meeting March 2, 1988 Page 3 Mr. Toberman noted there are 3 drains in the parking lot. Mr. Schwartz stated they prefer B-2 zoning as they are not large enough to meet the requirements for B-3. Ms. Baigelman testified they have installed an extra stairway and entrance on the north end. They have a rentable area of 75% of their gross area. Commissioner Goldspiel was concerned with people coming out of the building, going around the north corner and not being seen by cars. He suggested that the sidewalk be extended around to the back parking. Chairman Sheldon suggested that a woman employee will not be too enthusiastic about walking around the building, to the back near the trees, in the dark to get into her car from a safety standpoint. Mr. Pfeil noted the B -3 zoning area could be less than the B-3 five acre minimum areaas stated in the ordinance. The Village could list the uses allowed in a B-3 District. The proposed development is primarily office uses. Mr. Schwartz noted they would be asking for no more than 50% of the building for office/medical in terms of parking variation. Medical and dental require more parking than other office. Mr. Batler noted they had to increase the building in order to add an additional entrance and stairwell. The building is below grade and needs stairs. In order to comply with those requirements they had to increase their parking requirements. The increase in the building was 600' square feet, which is 2 parking spaces. They had 4 extra parking spaces in their former plan. Commissioner Goldspiel felt this is too much development in too small an area. There are problems with parking, detention and entrances. Mr. Carlson felt if you did not count the stairwells, etc. , you would have sufficient parking spaces for one car for every 200 square foot of useable space. The Commission was polled as to whether they agree with Commissioner Goldspiel who was not in favor of using passive park land for detention for this site. Yes indicating agreement with Commissioner Goldspiel. AYES: Lundine, Goldspiel, Krug and Silz NAYES: Musfeldt, Katz and Rhodes. The pole was positive 4 - 3. FUTURE AGENDA March 9, 1988 - Town Center Residential workshop March 16, 1999 Workshops on Billings and Weiland Greenhouse sites March 30, 1988 BCS Property workshop and Emmerich Park Public Hearing Buffalo Grove Plan Commission Regular Meeting March 2, 1988 Page 4 ADJOURNMENT Moved by Commissioner Krug, seconded by Commissioner Silz, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 9:50 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: aa40e6--* Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting March 2, 1988 Page 5