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1993-05-05 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PI10 May 5, 13 ) Amoco Service Station, Southwest Corner of Lake Cook Road/Route 83 - Rezcning to B-2 and Preliminary Plan -- Workshop #1 Concord Place -- Final Plat Vice Chairman Goldspiel called the meeting to order at 7:40 p.m. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Mr. Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Commissioners absent: Mr. Rhodes Ms. Genell Also present: Mr. Edward P. Graham, Edward P. Graham, Attorney at Law Mr. John Marierthal, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES 1 Moved by Commissioner Samuels, seconded by Commissioner Rosenston to approve the minutes of the public hearing and regular meeting of April 21, 1993. Commissioner Berman noted a change in his statement on page 7, paragraph 6 of the regular meeting. All Commissioners were in favor of the motion as amended and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Samuels reported on the Village Board meeting of April 26, 1993 stating that the Bordeaux Farms project has been conditionally sold to Concord Developers who would like to revise the plan so that it is similar to the plan developed at Concord Place. The Board, however, has declined to refer this matter to the Plan Commission due to the vast increase in density such a new plan would call for. Buffalo Grove Plan Comm-Regular Meeting-May 5, 1993-Page 1 Commissioner Krug further noted that the Board discussed the Indian Creek project, noting that the developer now wants to alter the plan. However, local residents adjoining this property still object to the plan's density and to the proposed loop road in general. The public hearing was therefore continued. Vice Chairman Goldspiel also noted that a polling of the trustees was taken showing a willingness to consider the R-4 zoning over the R-3 zoning for the Indian Creek plan. CONCORD PLACE -- FINAL PLAT Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend approval to the Village Board of the Final Plat of Subdivision of Concord Place dated April 22, 1993 as submitted. Vice Chairman Goldspiel noted there is an error in the name of one of the streets in accordance with ordinance requirements. He noted that Brookstone Court should actually be Providence Lane or Court. He asked that the motion be made subject to correction of this street name. Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Howard, Rosenston, Samuels NAYES: None ABSENT: Rhodes, Genell, Berman ABSTAIN: None The motion passed 5 to 0. AMOCO SERVICE STATION, SOUTHWEST CORNER OF LAKE COOK ROAD/ROUTE 83 REZONING TO B-2 AND PRELIMINARY PLAN -- WORKSHOP #1 Mr. Edward Graham stated that he represents the owner and lessee of the property at the southwest corner of Lake Cook Road and Illinois Route 83. Mr. Graham presented Exhibit 1 which is an aerial photo of the subject property dated November 24, 1988 as well as Exhibit 2 which is an area map dated May 11, 1992 showing the existing woodcutting operation presently located on the site. Vice Ch airman Goldspiel asked about the ownershipo f the small unoutlined area shown on the aerial photo abutting Route 83 on the south part of the property. Mr. Graham stated he does not know about the ownership of that piece of property, having assumed it was part of the public domain and would look up this information for the next meeting. Buffalo Grove Plan Comm-Regular Meeting-May 5, 1993-Page 2 Mr. Graham noted that the overall site area is 3.75 acres with only a small portion being suitable for construction. The remainder of the property is in a flood plain and unsuitable for development. Vice Chairman Goldspiel asked if the ponds in the northern part of the property are part of the flood plain and what happens to them under the proposed plan. Mr. Graham stated that the ponds appear to be wet marshy land located in the flood plain area. Mr. Graham introduced Exhibit 3, the proposed site plan dated February 9, 1993, stating that Amoco is proposing to construct a food shop, gas pump facility and car wash on the site. He noted, however, that the critical issue for Amoco is that the point of sale be located in Lake County based on the sales tax structure which requires Amoco to be competitive with other service stations located within Lake County. The site plan indicates that 3 pump islands and most of the food shop building would be located on the Buffalo Grove Lake County portion of the site. The remainder of the food shop and all of the car wash would be on the Wheeling Cook County side. Mr. Graham noted that the problem associated with this site plan is the setback requirements by the Village of Buffalo Grove and provision of sufficient setbacks if and when, Lake Cook Road is widened. He stated that the plan provides the largest possible setbacks, but these do not meet Buffalo Grove's minimum requirements after right-of-way is provided. Mr. Graham noted that after cursory look at the Village traffic report dated May 4, 1993 most of the recommendations can be met except for the setback dedication requirement. Mr. Graham then introduced another site plan dated May 11, 1992 as Exhibit 4. He stated that there is a need to make this particular corner as attractive as possible in order to showcase this part of Buffalo Grove and Amoco is open to suggestions for this site. Vice Chairman Goldspiel asked if Exhibit 4 is an active proposal. Mr. Graham stated that nothing has yet been discarded. ti Vice Chairman Goldspiel asked if Exhibit 4 complies with the setback requirements needed for the widening of Buffalo Grove Road or if it partially complies with those needs. Mr. Graham stated that it is his understanding that Exhibit 4 still does not meet all setback requirements of the Zoning Ordinance. Buffalo Grove Plan Comm-Regular Meeting-May 5, 1993-Page 3 Commissioner Krug asked if a canopy is considered an overhang. Mr. Pfeil stated that the canopy is a structure that needs to meet the building setback requirement. He further stated that the May 11, 1992 site plan, marked Exhibit 4 does not meet the landscape setback standard. He commented that the ordinance requires a 25- foot landscaped setback, but this can be reduced to 12 feet if the building setback is increased according to the formula in the Zoning Ordinance. Commissioner Samuels asked what Amoco's priorities are so that the Commissioner might better determine what reconfiguration is possible to bring the site plan into compliance with the Village ordinances. Mr. Graham stated that the investment in a service station represents approximately one million dollars. The return on this investment requires supplemental items to be sold. Although Amoco's main business is the sale of motor fuel, there is a need to supplement this business with the proposed car wash as well as the sale of various small food items. Commissioner Samuels noted that although the Village needs car wash facilities, the site under review doesn't appear to be large enough to accommodate a car wash in addition to the mini-mart and gas pumps. He suggested that the main buildingshould be shifted P P gg south on the site. Commissioner Samuels noted that cooperation with Wheeling will be needed to implement Amoco's land plan. Vice Chairman Goldspiel noted that since the car wash would be positioned in the Cook County side of the plan, it would do little to alleviate the tightness on the north end. Mr. Graham stated that the Amoco's attorneys believe that if the cash registers and pumps are maintained within Lake County, they can defend their position that Lake County sales tax, rather than Cook County, would apply to this business. Trustee Marienthal commented that the Village Board also raised this point of sale issue, and as he understands it, the Village Attorney believes that the majority of the structure needs to be in Lake County to if Lake County sales tax is going to apply to the property. Commissioner Samuels noted that the Village of Buffalo Grove has opposed the widening of Lake Cook Road. He questioned if it makes sense to require right-of-way for a road that the Village does not want to be widened. Trustee Marienthal stated that the Lake Cook/Route 83 intersection needs to be improved regardless of whether the full Lake Cook Road widening project is implemented. He noted that intersection improvements are needed to improve traffic movements through this Buffalo Grove Plan Comm-Regular Meeting-May 5, 1993-Page 4 intersection. Mr. Pfeil agreed with Trustee Marienthal's comments concerning the need for intersection improvements. He noted that these improvements may possibly include barrier medians. Vice Chairman Goldspiel stated that some sort of study needs to be done on the entire area composed of Route 83, Buffalo Grove Road and Lake Cook Road. He suggested that a one-way traffic flow may be an alternative on a portion of Lake Cook Road if improvements could be made to short Aptakisic Road to the south. Also, various turning movements, such as the entrance to Town Center, need to be improved. He commented that a barrier median on Lake Cook Road west of Route 83 would affect the existing Shell gas station. Mr. Pfeil noted that Cook County has analyzed some of those alternatives. He said that he would provide the Plan Commission with information concerning Cook County's study for road improvements in this area. Commissioner Samuels stated that a left turn unmountable barrier on Lake Cook Road is an absolute necessity. He commented that left turns from Lake Cook Road into the Shell station are very dangerous. Vice Chairman Goldspiel noted that problems concerning the Lake Cook/Route 83 intersection were discussed earlier in the New Business portion of the meeting. It had been noted that the timing of the light at Route 83 and Lake Cook Road creates extensive backups for turns onto Route 83 and Lake Cook Road. Commissioner Rosenston stated that some assumptions need to be made regarding road planning for this area. One of these assumptions is that there will be barrier medians on Lake Cook Road and Route 83, which means that both the Shell Station and the Amoco station will have only right-in, right-out access. Further, there will be a dedication of a right-of-way, whether for widening of Lake Cook Road or improvements to the intersection, and approximately 15 feet will have to be provided. The question is whether Amoco is still interested in proceeding under these constraints. In addition, there needs to be clarification concerning what portion of the building has to be in Lake County to satisfy Amoco's business needs. Commissioner Samuels concurred with Commissioner Rosenston's assessment of the situation. Mr. Graham stated that many service stations have been subjected to the exercise of eminent domain by government. Improvements to various intersections occur frequently, and private property is taken for these improvements. The condition of taking property is that the property owner be compensated for the value of that property. He noted that Amoco and the owner of the site are aware Buffalo Grove Plan Comm-Regular Meeting-May 5, 1993-Page 5 of the probability that Cook County will take some of the site for right-of-way. He said Amoco would expect to be compensated for land taken for right-of-way. He noted that Amoco's plan tries to account for the future right-of-way, but the building where sales will occur has to be located on the Lake County portion of the site. The location of the car wash is not a problem and it can be located on the Cook County portion of the property. He stated that the Wheeling portion of the site is already zoned to allow a car wash. Mr. Pfeil asked if the car wash is a special use under Wheeling's Zoning Ordinance. Mr. Graham stated that it is his understanding that a special use is not required for a car wash in Wheeling. Commissioner Samuels stated that the gas pumps are the critical item on the plan which needed to be maintained within Lake County lines. He noted that it would make no difference to people if they were charged slightly more sales tax on any food items as long as the pump prices stayed competitive with those within Lake County. Therefore, as long as the pumps and cash registers are located in Lake County, the rest of the store could conceivably be located in Cook County without creating any problem for Amoco. Commissioner Samuels noted that he would like to see an overlay on the site plan which would show the 25 foot setback so that the Commission might try to rearrange the plan. Commissioner Rosenston stated that Amoco should also make the assumption that the driveways are to be right-in, right-out. He further noted that Amoco would need to address the issues in the traffic report. Commissioner Samuels noted that it will be necessary for Amoco's site plan to show driveways on Lake Cook Road and Route 83 for other properties across from the Amoco site so that the alignment of all these driveways can be properly analyzed. Vice Chairman Goldspiel commented that it is important that the building be shifted southward on the site to create larger building setbacks. He suggested that the canopy configuration be analyzed to see if adjustments can be made to meet the required setbacks. He noted that the two site plans shown to the Commission each have features that could be used to create a better driveway plan and larger setbacks. If a good landscaping plan is designed, this would help mitigate any setbacks that cannot meet the Village's minimum standards. Commissioner Samuels suggested that the future right-of-way be determined, and then the canopy should be set back as far as possible from the right-of-way. Buffalo Grove Plan Comm-Regular Meeting-May 5, 1993-Page 6 Mr. Graham noted that he had come to this first workshop meeting in order to get some feedback from the Commission. He stated that he can now go back to Amoco and see what modifications can be made to the plan. Commissioner Samuels asked if the stormwater detention is to be wet or dry. Mr. Graham stated the stormwater detention would be dry. Vice Chairman Goldspiel asked if the car wash would be provided by Buffalo Grove water or Wheeling water. Mr. Graham stated that the water main is located in Buffalo Grove. Commissioner Goldspiel asked if there would be sufficient water and sewer capacity for such an operation. Mr. Pfeil stated that he would consult with the Village Engineer, who has not expressed any concern about providing water and sewer service for the site. Commissioner Samuels asked if there had been any follow up to the letter dated March 16, 1993 from William Balling to Craig Anderson, Wheeling's Village Manager. Mr. Pfeil said he is not aware of any response, but he would ask Mr. Balling if Mr. Anderson has sent a reply. Commissioner Rosenston asked if there is any possibility that this entire site could be brought into Buffalo Grove. Mr. Pfeil noted that it is certainly possible. He stated that Mr. Balling has raised this issue with Wheeling and he would continue to pursue these efforts. Commissioner Rosenston reiterated the need to verify no special use requirement within Wheeling for the development of the car wash. Mr. Graham stated that a car wash would not be put in unless they are able to get zoning from Wheeling, or unless they are able to disconnect from Wheeling and come into Buffalo Grove. If the existing zoning of the property in Wheeling does not permit a car wash without a special use, they would requestd a special use. If such a special use is not granted, then there would be no car wash. Mr. Pfeil also noted that the preliminary plan suggests the stormwater management would be in Wheeling and therefore some coordination with Wheeling would seem to be required. Also, one Buffalo Grove Plan Comm-Regular Meeting-May 5, 1993-Page 7 of the site plans shows a curb cut on Route 83 located in Wheeling which would also require coordination between the two villages. Vice Chairman Goldspiel noted that there are several black walnut trees on the site which should be considered within any landscaping design proposed for the site. He also stated that it is absolutely essential to have a sidewalk on Lake Cook Road. He questioned whether a sidewalk is required on McHenry Road and if Wheeling has a bikepath planned for this area. Mr. Pfeil stated that Buffalo Grove plans an 8-foot sidewalk on the north side of Lake Cook Road, and the Amoco site would require a 5 foot sidewalk on Lake Cook Road. He said that it does not appear that Wheeling has a bikepath planned along Route 83 . Commissioner Samuels noted that parking on the site is insufficient based on the Zoning Ordinance standard, and stacking for the car wash as well as the exit area of the car wash need to be re-evaluated. He said these items and others pointed out in the Village traffic consultant's report need to be addressed on the next version of the site plan. Vice Chairman Goldspiel summarized the items to be addressed for the next workshop: 1. Information concerning Cook County's road planning for this area, not just the Amoco site; 2 . Address curb cuts, barrier medians, access points, and setbacks to accomplish the objectives of both the petitioner and the Village; 3 . Address the stormwater requirements of Buffalo Grove, Wheeling and Lake County, and provide information about the amount of flood plain present on the site; 4. Village staff should contact Wheeling concerning the proposed site plan and possible disconnection of the site from Wheeling; 5. Specific comments from the Village Engineer regarding the flood plain, water and sewer; 6. Clarify why the site plan shows a 20-foot wide notch along the Route 83 frontage of the property. Vice Chairman Goldspiel commented that the Village wants to work with Amoco, but the site plan has to function properly concerning traffic management, stormwater management, and environmental issues. Commissioner Berman suggested sliding the building to the west Buffalo Grove Plan Comm-Regular Meeting-May 5, 1993-Page 8 portion of the site to provide more space for the canopy and larger setbacks. Commissioner Krug noted that this may not be a good functional layout for customer convenience. Commissioner Samuels commented that the service stations are usually designed so that the employees in the building can see all the customers at the pump islands, and this may not be possible if the islands are all on one side of the building. Vice Chairman Goldspiel noted that the Shell station has the building to the edge of the site and all the islands in front of the building. Commissioner Samuels suggested that the revised site plan show only one curb cut to Lake Cook Road, and one cut to Route 83 . Vice Chairman Goldspiel asked if the barrier median would occur at the same time as development of this site or at a different time. Mr. Pfeil said the barrier median on Lake Cook Road at Route 83 should probably be constructed as part of the Amoco development. All Commissioners stated that they fully support construction of the barrier median at the same time as the Amoco site is developed. Commissioner Rosenston noted that the plan shown on Exhibit 4 is far superior as it has the car wash location at the back end which provides sufficient room for cars, there is plenty of stacking space, and the exit is not in the line of the drive. This plan comes closer to the objectives of the Village. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil noted that public hearings for three child day care homes are scheduled for May 12, 1993, and the Rolling Hills public hearing is scheduled for May 19, 1993 . PUBLIC COMMENTS AND QUESTIONS - None `.i STAFF REPORT Mr. Pfeil stated the Conflict of Interest reports need to be filled out by the Commissioners. NEW BUSINESS - None Buffalo Grove Pl an Comm-Regular Ma-Meetin g y 5, 1993-Page Page 9 ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioners Berman and Howard, and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 9:35 p.m. Respectfully abmitted, 416 Fay Rubi , 1ecording Secretary APPROVED BY- , StE EN GOLDSPIEL, Vice Chairman �J Buffalo Grove Plan Comm-Regular Meeting-May 5, 1993-Page 10