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1994-07-20 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION July 20, 1994 269 Palmgren Court, Buffalo Grove, Illinois Consideration of a variation of Section 16.50.080.A.2. of the Buffalo Grove Development Ordinance to allow construction of a driveway apron with brick pavers instead of Portland Cement concrete Chairman Silbernik called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Silbernik read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: None Also present: Mr. & Mrs. E. Jerina Mr. William Raysa, Village Attoxney Mr. Bruce Kahn, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, VillUe • The following exhibits were presented by the Petitioner at the public hearing: Exhibit A: Pictures of driveway at 269 Palmgren Court Exhibit B: Brochure of American Brick Paving Company Mr. Jerina testified that he had his driveway replaced with concrete two years ago and it is now disintegrating and again �./ needs to be replaced. They have investigated alternatives and have decided they would like to replace their driveway and apron with interlocking paver bricks which is more durable and beautiful than concrete. He noted that these pavers are extremely durable and are, in fact, used at the Dallas airport where 747 airplanes Buffalo Grove Plan Comm-Public Hearing-July 20,1994-Page 1 are parked. He further noted that many villages in the area such as Wilmette, Park Ridge and Highland Park now permit such installations. He respectfully requested an affirmative vote for this project. Commissioner Goldspiel noted that the Commission is being asked only to deal with a variation of the ordinance in this one particular case for the apron only. Commissioner Samuels noted the Village Board had recently passed an ordinance changing the Municipal Code to allow this type of request to be handled as a variation to the Development Ordinance. Mr. Raysa stated that on July 18, 1994 the Village of Buffalo Grove Corporate Authorities enacted Ordinance 94.48 which amended Chapter 12. 08 entitled Construction and Maintenance of Driveway Aprons. It now gives the Plan Commission the authority to vary driveway aprons pursuant to the Development Ordinance. Chairman Silbernik asked if the Plan Commission has the authority to issue the variance or does this matter still need to go back to the Village Board. Mr. Raysa stated this matter will still have to go back to the Village Board. Commissioner Goldspiel inquired about the criteria are for the variation. Mr. Raysa stated the criteria pursuant to the Buffalo Grove Development Ordinance, Section 16. 10.050 entitled Variations and Exceptions, stated there must be sufficient evidence that these regulations if strictly adhered to would cause unnecessary hardship due to topographical or other conditions peculiar to the site and therefore such variance may be made without destroying the intent of the site. A Ill II I � - IL LQ W y I e Iriveway Is disintegratingin such a short time. Mr. Jerina stated he is not totally certain of the reasons and that it is the surface of the drive which is crumbling. Mrs. Jerina noted the same thing is happening to her neighbor who had part of the driveway replaced by the Village. Mr. Pfeil asked the Jerinas if they have spoken to Mr. Boysen in Public Works and if they understand the Village staff's technical concerns regarding brick pavers. Mrs. Jerina stated Mr. Marienthal of the Village Board had expressed his concern with brick pavers in relation to his own Buffalo Grove Plan Comm-Public Hearing-July 20,1994-Page 2 brick patio which has shifted in five years. She noted they have checked into brick driveways in Park Ridge and Glencoe which are older than five years and have not shifted or disintegrated. Mr. Jerina noted the biggest concern seems to have been with the need to repair the brick pavers if there should ever be a need for Village improvements to be made. Any excess costs of repairing the pavers would have to be borne by the homeowner. Chairman Silbernik read the concerns expressed by Mr. Boysen, Director of Public Works, in his memo dated June 7, 1994 and asked if these concerns had been discussed with the Jerinas. Mr. and Mrs. Jerina stated these issues had never been discussed with them. Mr. Kuenkler stated it was acknowledged that with proper foundation brick paver driveways will perform in the same manner as concrete. He stated the concerns expressed beyond those mentioned by Public Works was that it will be difficult to really see what the foundation is like and also if public right of way needs to be worked on, the expense of replacing the brick apron would be far in excess of concrete. The Village did discuss the concept that it would be the responsibility of the homeowner who built the brick driveway to make replacement of same. Mr. Jerina stated he would be willing to bear any costs of repair. Chairman Silbernik stated it would be the homeowner's responsibility to repair the brick pavers and the Village would reimburse the cost of what the cement repair would have been. Mr. Kuenkler stated it was a practical consideration that obviously the Village would contribute to the repair but the concern was that the repair might not be made at all by the homeowner. commissioner Golds iel ' L i:i:.: i': niiiii would be done exactly as specified in the American Brick Paving Company's checklist. Mr. Jerina stated yes. Commissioner Goldspiel asked if staff has reviewed this checklist and if it meets the criteria of the proper foundation. Mr. Kuenkler stated affirmatively. Commissioner Goldspiel asked what Mr. Kuenkler meant when he said that there is some difficulty in ensuring that the proper foundation for an apron is adequately inspected. Buffalo Grove Plan Comm-Public Hearing-July 20,1994-Page 3 Mr. Kuenkler stated the concrete slab has some ability to adjust for imperfections. However, if done properly the brick pavers would also work as well. He explained that the Village performs two inspections for driveway aprons. The first inspection occurs before installation of the concrete, and this inspection verifies that the stone sub-base is adequate. The second inspection is done after the concrete is installed. This inspection process would be the same if pavers were used as the apron material. Commissioner Goldspiel asked if there is a staff recommendation on this proposal. Mr. Kuenkler stated staff recommends staying with concrete. Commissioner Krug noted his concern with the fact that there are no specifications or details or standards for this industry. He further noted concern with passing replacement cost information on to the next homebuyer in order to protect the Village. Mr. Raysa stated this matter was discussed and the thought was towards some kind of covenant running with the property. Commissioner Krug asked if Mr. Kuenkler knew of the specifications required for this project. Mr. Kuenkler stated the key element is the foundation. He noted that brick pavers are used on a portion of Busch Parkway in the Corporate Grove business park. Commissioner Krug stated he would be more comfortable if there were some Village standards for this type of work. He asked if the sidewalk is to remain as is. Mr. Jerina stated yes. Commissioner Rhodes stated he is somewhat uncomfortable approving something without specific standards and some documentation about long-term performance. Mrs. Jerina stated American Brick Paving has built many such driveways in the Indian Ridge subdivision in Glenview and these aprons are in wonderful condition. Mr. Kuenkler stated he has spoken to the Village of Arlington Heights which does allow brick pavers and they have indicated that the homeowner is aware that they must make their own repairs. Commissioner Howard noted her concern that subsequent homeowners will have to be properly informed of the burden of repairs if any damage does occur due to necessary Village repairs. Commissioner Rosenston stated he likes the brick pavers but cannot Buffalo Grove Plan Comm-Public Hearing-July 20,1994-Page 4 judge if the standards and installation are adequate. If staff will go on record stating this foundation is satisfactory, he will be satisfied. He further noted concern regarding repair and replacement. Who would be required to do the repair and within what kind of time limit in order to safeguard the Village. He also noted that a variation like this requires a hardship which he has not heard in this particular matter. Mr. Raysa explained the definition of a hardship to the Jerinas. Commissioner Samuels suggested revision to the Development Ordinance to permit brick pavers with appropriate standards for construction and a covenant running with the specific property to be signed and recorded setting forth the property owner's obligations for repair and maintenance of the paver apron. He stated the Village Engineer has indicated there are standards that are workable and proper inspections can be done. He stated he would therefore recommend to the Village Board that the Development Ordinance be so modified. Commissioner Rosenston stated that by making this change to the Ordinance the need to prove hardship by the petitioner has now been removed. Commissioner Samuels stated this will unfortunately not address the Jerina's current situation but stated it would be foolish to make a mountain out of a mole hill. He stated the circumstances attendant here must be recognized. He further stated that under these particular circumstances he would be willing to stretch on the issue of hardship to allow the disintegration of his driveway within two years to be considered a hardship as something peculiar to this site. Commissioner Berman asked if this matter will appear before the Appearance Commission before final installation. Mr. Raysa stated this matter does not go to the Appearance Commission because it is a variation to the Development Ordinance. Commissioner Berman asked if the color and pattern has been chosen. Mrs. Jerina stated they have chose the same color and pattern as appears on the front page of the American Brick Paving Company brochure which is compatible with their home. Commissioner Moons asked if the Jerina's neighbors are aware of this petition. The Jerinas stated yes. Chairman Silbernik stated there are a number of issues that do not Buffalo Grove Plan Comm-Public Hearing-July 20,1994-Page 5 have enough information such as Village specifications and length of time for replacement. Commissioner Goldspiel inquired if there would be inspections to check if this driveway is being properly installed and if so how would it differ under a variance request or under an ordinance change. Mr. Kuenkler stated there would be no difference. He stated the standards to be checked would follow the checklist provided by American Brick Paving Company. Commissioner Samuels stated he would like to recommend to the Village Board that they also consider the issues of the timeframe and cost of replacement. He stated his suggestion would be that the Village would pay only the cost of a concrete apron, and that the homeowner would have a specified period of time in which to do the repair. If the owner does not perform as required, the Village would complete the construction at the owner's cost. He noted that with the Village real estate transfer ordinance in place any outstanding claims or assessments would be collected before title to the property could change. Commissioner Rosenston noted that items such as fences and signs have detailed regulations and are reviewed by the Appearance Commission, whereas driveways and aprons do not seem to have similar regulations, and he said this is a potential problem. He commented that there may be a gaping hole in the Village's regulations concerning aprons and driveways. Commissioner Krug stated he does not feel this matter needs to go before the Appearance Commission. Commissioner Krug asked if any inspection would check the compaction of the base and so on which would require several inspections. Mr. Kuenkler stated two inspections are done. Commissioner Samuels stated he also would not be in favor of a necessary appearance before the Appearance Commission. There being no further comments or questions from anyone else present, Chairman Silbernik closed the public hearing at 8:30 p.m. Moved by Commissioner Berman, seconded by Commissioner Samuels to reopen the public hearing later and to continue to the regular meeting at this time. Chairman Silbernik called for vote on the motion and the vote was as follows: Buffalo Grove Plan Comm-Public Hearing-July 20,1994-Page 6 AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Samuels, Berman, Moons, Silbernik NAYES: None ABSTAIN: None ABSENT: None The motion passed 9 to 0. Respec ully su itted, II Fay Rubi , Recording Secretary APPROVED BY: II MARTIN SILBERNIK, Chairman Buffalo Grov e Plan Comm-PublicHearing- July Hearing July 20,1994-Page 7 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION July 20, 1994 Amoco Oil Company Service Station Facility Lake Cook Road/Route 83 Rezoning to the B-2 District and approval of a Preliminary Plan Chairman Silbernik called the hearing to order at 8:35 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Silbernik read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald. Chairman Silbernik stated that he would recuse himself from all discussion of this petition because his company has a business relationship with Amoco Oil Company Vice Chairman Goldspiel explained the procedure to be followed for the public hearing and swore in all persons who wished to give testimony. Commissioners present: Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Chairman Silbernik Mr. Edward Graham, Graham & Associates Mr. Gerald Lindgren, Barton-Aschman Associates, Inc. Mr. F. H. Penoyer, Penco Associates Mr. J. Douglas Eppich, Mackie Consultants Mr. C. A. Rudd, Amoco Oil Company Mr. Bill Doerr, Project Engineer Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit #1: Preliminary Plan (Concept Plan, 2 sheets) dated May 11, 1992, revised May 18, 1994 by Amoco Oil Company Exhibit #2 : Existing Contiguous Area Food Shop, Pumper, Car Wash dated May 11, 1992, revised January 19, 1994 Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 1 Exhibit #3: Withdrawn Exhibit #4: Master Development and Tree Preservation Plan dated May 20, 1994 by Penco Associates Exhibit #5: Landscape Design Plan dated November 1, 1993 by Penco Associates Exhibit #6: Withdrawn Exhibit #7: Withdrawn Exhibit #8: Withdrawn Exhibit #9: Withdrawn Exhibit #10: Withdrawn Exhibit #11: Withdrawn Exhibit #12: Proposed Food Shop, Pumper, Car Wash, no date, by Amoco Oil Company Exhibit #13: Building Elevations (Sheet CW-1) dated January 21, 1991 Exhibit #14: Floor Plan (Sheet CW-2) dated February 27, 1992 Exhibit #15: Floor Plan (Sheet AO1) dated June 2, 1994 Exhibit #16: Exterior Elevations (Sheet AO2) dated June 2, 1994 Exhibit #17: Sign Plan dated January 28, 1994 Public Exhibit #1: Letter from Village of Wheeling dated July 18, 1994 Public Exhibit #2: Letter from Village of Wheeling dated September 10, 1993 Village Exhibit #1: Report dated January 17, 1994 by Kenneth Carmignani of James J. Benes and Associates Mr. Graham reviewed the aerial view of the site noting it is approximately 3.75 acres and that only one-half acre is within the boundaries of Buffalo Grove and the rest in Wheeling. Approximately 75 percent of the property is in a flood plain which cannot be developed. He noted that Amoco Oil is interested in developing the northeast portion of this property. Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 2 Mr. Graham stated that the lessee of the property is Amoco Oil Company. He stated it is Amoco's intention to obtain the necessary zoning and variances required to build a food shop, pumper, car wash. Mr. Eppich stated there are several situations on this site which are not normally present. Part of the site is in Lake County and part is in Cook County. In addition, there are two different municipalities involved on the site. He noted the food shop will be served by Buffalo Grove and the sanitary system running through Buffalo Grove will be a six inch service and then the sanitary will be pumped across the street to a public sewer located across Lake Cook Road. This is due to the fact that the existing elevation of this sewer is too shallow to run a slope from the site. The water line will be tied in with the system on the north side of Lake Cook Road. Water and sanitary for the car wash facility will come from Wheeling and will connect to the Wheeling sanitary sewer and connect to an existing water main south of the site. The stormwater system has two separate governing bodies. The decision was made to use the Lake County criteria for the entire site as it is considered to have more stringent requirements. Therefore a variance is requested for a side slope 3: 1 and 1: 1 instead of 4: 1. He noted that a cut-stone wall will be used for portions of the sides of the stormwater basin. Mr. Lindgren of Barton-Aschman Associates, stated they reviewed the existing data on the area and also counted all of the access points at the existing Shell station since generation rates from that aspect of the facility will be comparable to what is being proposed. Also it gave a sense of how traffic is reacting to a facility of this type. Mr. Lindgren stated the access system as laid out is appropriate due to the fact that the proposed access is directly lined up opposite the western driveway at the Shell facility. The driveway frontage at Shell on Route 83 is approximately 180 feet. The proposed driveway to Route 83 for Amoco is located farther from Lake Cook Road than Shell's driveway. Mr. Lindgren stated the additional driveway farther south will keep traffic farther away from the intersection. He noted that the length of the driveway from the car wash provides a long drip area to dispose of the water before a car gets onto the road. He further stated the stacking space for the car wash facility is well in excess of the maximum of seven vehicles that the facility can handle at one time. Also the distance from the end of the pavement to the pump islands is 85 feet which is considerably greater than many service stations including the Shell station. Mr. Lindgren stated they concur with restricting left turns in from Lake Cook Road. He stated they also concur with the restricting left turns out of the site to Lake Cook Road during Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 3 evening peak hours. At other times right turns out of the site to Lake Cook Road would be allowed, and right turns from Lake Cook would be permitted at all times. The only restriction on the Route 83 access will be for the driveway exiting from the car wash. This driveway will be restricted as an exit only driveway and appropriate signage will be posted to prohibit turns into the driveway from Route 83. Mr. Lindgren stated the numbers tend to show the car wash facility will increase traffic generated by the site by about 30 percent. He stated they took the Shell station numbers and increased them by 30 percent and compared them with the Institute of Transporta- tion Engineers standards. The projected figures were in excess of ITE' s generation standard for a service station. He stated that the service station is laid out in an efficient manner and will be an asset to the community. Mr. F.H. Penoyer of Penco Associates, stated he had prepared three plans. The tree mapping plan identifies the variety of all trees present on the site. It is a cataloging of every tree that exists anywhere on the site. Its purpose is to tell you that there is a condition here that is unacceptable to any forest preserve. There are any number of trees beyond their life expectancy period and there are conditions here which would give the policing body a significant level of discomfort with regard to the proximity of the Buffalo Creek and the general topography of the area. In addition the thicket shown on the plan is in significant decline which is currently being used to house and store many unfortunate items. Mr. Penoyer stated the Master Development and Tree Preservation Plan dated May 20, 1994 shows the trees that have been elected to be saved. He stated Amoco will improve this site in order to promote a more appropriate image for Amoco and the Village. He stated this area along the creek will be restored to a more grassy knoll with several very large trees. nr i renoyer stated the Amoco portion of this site will be landscaped with a total of 93 new tree specimens and 100 shrubs. There will be a 24 hour automatic irrigation system which uses much less water. This system waters until saturation level is reached and ensures the landscaping will continue to be lush for many years down the road. Mr. Rudd of Amoco Oil reviewed several exhibits showing proposed plans for the Amoco facility. In closing, Mr. Graham stated this is really a start in trying to implement this project. If and when the project is successfully concluded in Buffalo Grove, the next step will be to approach Wheeling where substantially the same steps will have to be taken. He stated they are hoping to obtain a recommendation here to the Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 4 Board of Trustees to go with the project which will then enable them to go on to Wheeling. He noted there is a great deal of work to be done as this project involves two municipalities and two different sets of governing bodies. Mr. Mark Janeck, Village Planner of the Village of Wheeling stated there has been no communication with Amoco Oil to date regarding this project. Mr. Raysa asked if the Commission had received copies of letters from the Village of Wheeling dated July 18, 1994 and September 10, 1993. The Commission acknowledged receipt of both letters in their packets. Mr. Raysa noted some confusion with the exhibits which had been introduced and would like to be sure the exhibits under discussion are the same ones that were delivered to the Commissioners. Mr. Graham stated all of the exhibits in the record were furnished for distribution. Any other exhibits were intended only for purposes of demonstrating the testimony. A short recess was taken to straighten out all exhibits which were then reviewed at the resumption of the public hearing. Mr. Raysa noted the letters from the Village of Wheeling should be entered as public exhibits which was duly done. Commissioner Krug noted that the gas station and the food shop would be located in the Buffalo Grove part of the property whereas the car wash will be located within Wheeling property. Therefore, he inquired if it is proper for this Board to review the portion of the plan located within the Wheeling boundary. Mr. Raysa stated the Village the Buffalo of Grove only has jurisdiction over the Buffalo Grove portion. The plan only functions as a whole and the whole is Wheeling and Buffalo Grove. Everything the Plan Commission reviews will not work without the Wheeling portion of the property and therefore it will be necessary to have Wheeling's consent. Commissioner Krug noted Mr. Pfeil's memo of July 15, 1994 stated that the plan does not indicate any right-of-way dedication for the required extra one foot along Route 83. Mr. Graham stated he is not clear why the additional one foot of right-of-way is needed. However, he stated this should not be a significant factor in the Plan Commissio n's s recommendation. He stated that the Commission could make its recommendation contingent upon that compliance with the ordinance so that one Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 5 foot be dedicated. Mr. Kuenkler stated that the purpose of the one-foot of right-of- way is to provide for a standard sidewalk width in accordance with the standards of the Village's Development Ordinance. Commissioner Krug stated he would prefer to have the driveway on Lake Cook Road become a right in and right out access from the start. Commissioner Rhodes said he concurs with Commissioner Krug to provide only right in and right out access on Lake Cook Road. He asked if the water used for the car wash would be recycled and if any provision is made for water drainage for cars coming out of the car wash. Mr. Rudd stated the water will be recycled and further noted they will have heated concrete aprons at the car wash exit as well as rumble strips to shake the cars and there is also a dryer as the cars exit the car wash. Commissioner Rhodes asked how much stacking room there will be for the car wash. Mr. Lindgren stated there is room for 8 to 10 cars although room for only about 7 cars should be needed. Commissioner Rhodes noted that the Amoco car wash on Route 83 often has as many as 10 to 20 cars lined up. He further stated that this particular street intersection is already a nightmare concerning traffic congestion, and this situation will be further aggravated by this plan. Commissioner Howard asked that the issue of point of sale be addressed. 1 Mr. Graham stated the tax differential between Cook County and Lake County makes it mandatory for this station to be located in Lake County in order to compete with other stations on Lake Cook Road and the other station across the street in particular. He said that the Cook County tax is seven cents per gallon, and therefore the point of sale at this station must be located within Lake County which has a lower tax per gallon. Commissioner Howard inquired if there will be ample room for gasoline truck deliveries by tankers and how often there are deliveries and how long the tanker stays to delivery. Mr. Rudd stated there are about 8,000 gallons of gas delivered about 3 or 4 times per week, although that could be somewhat more often if needed. He further noted the underground tanks are located on the northeast corner of the property and the transport Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 6 trucks sits diagonally across the area where the tanks are. Commissioner Howard inquired if the tanker would be underneath the canopy at all. Mr. Rudd stated it is possible a small part of the truck would be underneath the canopy at the northeast corner. Mr. Rudd also stated the tanker would come in off of Route 83 and park over the tank area and deliver from the right side of the truck and then exit by turning right on Lake Cook Road. Commissioner Howard noted she saw no spruces on the master landscape plan. Mr. Penoyer noted they would be taken out as they are not in very good condition. He further noted they would be adding approximately 100 trees to the property. Commissioner Howard noted this is a congested street intersection, and ultimately improvements will be made by the Cook County Highway Department to at least add turning lanes. She expressed concern that the proposed Amoco plan would not work well with either the existing traffic congestion or future conditions after road improvements are made. Commissioner Rosenston concurred with the other Commissioners regarding a right in and right out access on Lake Cook Road. He further inquired if the side slope variances for the stormwater facility are acceptable. Mr. Kuenkler said the side slope variations are acceptable in this situation. Commissioner Rosenston asked that the variance regarding the 22 foot landscape setback be addressed. Mr. Graham stated they are asking for the variance in recognition of site constraints. Mr. Eppich stated the 20 foot setback is a geometric consideration to keep the pumps within Lake County. Mr. Rudd stated the setback is also needed to allow the delivery trucks to maneuver. Commissioner Rosenston noted concern with the stacking capability of the car wash facility. Commissioner Samuels inquired if there would be a coin box at the car wash facility. Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 7 Mr. Rudd stated there is a box located at the facility but you only enter a code for the car wash as the wash is paid for in advance at the cashier which is located within Lake County. Commissioner Berman asked if the 51 foot right-of-way takes into account the additional 15 feet discussed by Mr. Carmignani in his memo as necessary to the improvements to the intersection. Mr. Ruenkler stated the additional 15 feet is not provided for on the Lake Cook Road, but it is his understanding that a smaller dedication would probably be needed along Route 83. The Amoco plan does not show any right-of-way dedication along either road. Mr. Lindgren stated that Cook County's Phase 1 plan also shows 15 feet of future right-of-way along Route 83. He noted that not all of the additional right-of-way along the two roads would be paved; some of the area would be landscaped and used for stormwater drainage. Mr. Graham stated it is possible some landscaped area would be lost due to improvements. He noted that Amoco is willing to assume the risk that road improvements may eventually have a negative impact on the Amoco facility. Commissioner Berman noted Mr. Carmignani's memo discusses the size of the driveway at 24 feet perhaps being excessive. Mr. Lindgren stated that as a co-access driveway, 24 feet would be appropriate since most service stations would have two driveways on each road. Commissioner Berman asked if Mr. Lindgren would concur with the earlier comment that a truck could unload for 30 minutes without impacting the internal circulation on the site. Mr. Lindgren stated the layout provides sufficient room for circulation although it will block a group around the pump at the end. However, there are two car widths between pump islands and the possibility of there being 12 vehicles there at the same time is pretty rare. Commissioner Berman asked if the plan will go forward without the car wash if it is not approved by Wheeling or would the petitioner be back on a redesign. Mr. Graham stated that if there is any change in this plan it would necessarily return to Buffalo Grove. Commissioner Berman asked if Amoco is prepared to go forward with the plan without a car wash. Mr. Graham stated it is not really clear if Amoco would continue Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 8 with the plan without a car wash and if this does occur then Amoco would need to study its options. Commissioner Berman asked if the stormwater design requires any special dispensation from Wheeling. Mr. Eppich stated no. Commissioner Moons asked if there are any problems with water flowing from one Village's storm sewer into another. Mr. Eppich stated no. Commissioner Moons noted his concern with the traffic flow that will be generated by this particular station. Vice Chairman Goldspiel inquired if the municipality receives tax benefits from this plan. Mr. Graham stated the municipality would receive real estate taxes and sales and motor fuel taxes of approximately $40,000 to $50,000 per year. Vice Chairman Goldspiel asked if that would be going to Buffalo Grove or Wheeling. Mr. Graham stated he is not sure how that work but would think the majority of the real estate taxes would flow to Buffalo Grove as that portion of the bill would be much higher due to the majority of the facility being located on the Buffalo Grove side. He said he is sure if some portion of the food store sales tax revenue would accrue to Wheeling. Vice Chairman Goldspiel inquired about the products that would be sold at the food shop. He noted that oil companies are doing joint ventures with fast food companies, and he asked if any fast food such as donuts or hamburgers are intended to be sold from this facility. He said that the additional traffic impact of fast food establishments should be factored into the analysis if there is any intention to sell these types of products. Mr. Rudd stated the food shop will be a mini-mart selling packaged food, soft drinks, milk, coffee and related items. Vice Chairman Goldspiel asked about the future improvements planned for Route 83. Mr. Lindgren stated Cook County's Phase 1 improvements include a barrier medians on both Route 83 and Lake Cook Road. Vice Chairman Goldspiel asked how the site can function if there is a barrier median on Route 83. Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 9 Mr. Lindgren said that only eastbound morning customers would use the Lake Cook Road access, and southbound Route 83 traffic could use the site. Vice Chairman Goldspiel inquired if the proposed driveway access on Route 83 would be better if it were aligned with the hospital driveway as was mentioned in Mr. Carmignani's report. Mr. Lindgren stated that would put the driveway 180 feet further south, which would leave only about 20 or 30 feet of space on the site, and this would not be adequate to construct a full access driveway. Commissioner Rhodes asked where the refuse dumpster would be stored and if there are any plans for storage sheds. Mr. Rudd stated there are no plans for storage sheds and the refuse area is shown on the site plan. Commissioner Rhodes asked where customers who only are coming into the site for coffee or a newspaper would park. Mr. Lindgren stated there are approximately eight parking spaces for customers as well as additional room in front of the building, and these spaces are in addition to the spaces by the fuel pump islands. Commissioner Rhodes asked if there are any comments from the Fire Department. Mr. Pfeil stated the Fire Department had no comments about the site plan per se but will review for fire code specifications such as the types of doors that will be used and the egress plan. Commissioner Rhodes asked if this facility will be a 24-hour facility. Mr. Rudd stated the station would be open 24 hours per day, but the car wash would not operate 24 hours. Commissioner Samuels inquired if the developer will accept a recommendation for approval of the development based on its being subject to right-in and right-out only for access to Lake Cook Road. Mr. Graham stated that Amoco Oil will accept this restriction. The dealer of the Amoco Oil station on Route 83 and Buffalo Grove Road stated in answer to the question of gasoline deliveries that such deliveries are made off of Route 83 and it takes approximately 10 minutes to unload. He further stated there is approximately one delivery per day and most of the time the Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 10 delivery is made between 11:00 p.m. to 2:00 a.m. He also stated that the car wash is considered a service and therefore there is no sales tax. He noted the trend to installation of touchless car washes which usually cost $2.00 to $3.00 and this will tend to keep the number of cars using the car wash down. He further noted he sends the State of Illinois $30,000 per month in sales taxes. Debra Helm, 515 Buffalo Terrace, said the movement from northbound Route 83 to westbound Lake Cook Road is already very difficult, and she inquired if two left lanes from Route 83 to Lake Cook are planned as part of the future improvements. She asked if a separate left turn lane from Route 83 into the site will be provided by Amoco. Mr. Lindgren said two left turn lanes are planned from Route 83 for westbound turns to Lake Cook Road. He said traffic on Route 83 wanting to turn into the Amoco site will make this movement from Route 83, not from Lake Cook Road. He said that the driveway into the Amoco station from Route 83 will be too close to Lake Cook Road for a separate lane to be constructed for traffic only turning into the Amoco site. Also, the volume of vehicles making the left turn into Amoco from Route 83 would be too small to warrant a separate turn lane. Mr. Raysa stated that all signs shown on Amoco's documents are subject to review and approval by the Village' s Appearance Commission, and signage is specifically not approved by the Plan Commission. There being no further comments or questions from anyone else present, Vice Chairman Goldspiel closed the public hearing at 11: 15 p.m. Respec ully submi d, Fay ubin, ecording Secretary APP OVED BY: ST PH N GOLDSPIEL, ice Chairman Buffalo Grove Plan Comm-Public Hearing-July 20, 1994-Page 11 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION July 20, 1994 269 Palmgren Court, Buffalo Grove, Illinois Consideration of a variation of Section 16.50.080 .A.2. of the Buffalo Grove Development Ordinance to allow construction of a driveway apron with brick pavers instead of Portland Cement concrete Amoco Oil Company Company Service Station Facility Lake Cook Road/Route 83 Terrazo Subdivision (Town and Country Homes, Quill property) Final Plat Tenerife Subdivision (Town and Country Homes,Quill property) Final Plat Vice Chairman Goldspiel called the meeting to order at 11: 15 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Moons Commissioners absent: Chairman Silbernik Also present: Mr. Kurt Wandrey, Town and Country Homes Mr. Edward Graham, Graham & Associates Mr. Gerald Lindgren, Barton-Aschman Associates, Inc. Mr. F.H. Penoyer, Penco Associates Mr. J. Douglas Eppich, Mackie Consultants Mr. C.A. Rudd, Amoco Oil Company Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner �./ APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Rosenston to approve the minutes of the regular meeting of July 6, 1994. Commissioner Moons noted he should be marked absent at the Buffalo Grove Plan Comm-Regular Meeting-July 20, 1994-Page 1 meeting. Vice Chairman Goldspiel stated the wording should be changed in the first paragraph on page 2 to reflect the minutes of the regular meeting. He further noted page 5, paragraph 9 should add the words "on Weiland. " Also, page 6, paragraph 4 should add the word "it" and the words "from phase 2 of the project" should be added to the end of the paragraph. He continued to note on page 10, paragraph 5 the words "and from staff" are to be added as well as the word "zoning" . On page 12, delete the last paragraph sentence. COMMITTEE AND LIAISON REPORTS Commissioner Rosenston attended the Village Board meeting on July 11, 1997 and stated the following items were discussed: 1. Approval of a minor change in the Town and Country Homes plan for the townhome site to allow an increase in lot sizes in the single family area by deleting one eyebrow street on the townhome plan 2. Public hearing on the Prairie Grove Phase 2 development was continued to August 1, 1994 3. The Coves by Edward Schwartz was back for a reconsideration and the Board voted to approve the motion to reconsider Commissioner Samuels attended the Village Board meeting of July 18, 1994 and stated the Ordinance amending the section of the Municipal Code concerning driveway aprons was approved. Moved by Commissioner Samuels, seconded by Commissioner Rhodes to consider the final plat approvals out of the published agenda order. All Commissioners were in favor of the motion and the motion passed unanimously. TERRAZO SUBDIVISION (TOWN AND COUNTRY HOMES, OUILL PROPERTY) - FINAL PLAT Mr. Wandrey of Town and Country Homes stated they have eliminated one cul-de-sac in order to provide larger lots in the single family portion of the development. He further noted there are now only three 8,750 square foot lots remaining with most lots being deeper and approximately 10,000 square feet in area. Moved by Commissioner Rhodes, seconded by Commissioner Rosenston to recommend approval to the Village Board of the Terrazo Subdivision Final Plat dated July 11, 1994 consisting of four `,/ pages. Vice Chairman Goldspiel inquired if the plat has been reviewed for conformance with the preliminary plan and ordinances. Additionally he asked if the plat had been checked for closure. Buffalo Grove Plan Comm-Regular Meeting-July 20, 1994-Page 2 Mr. Kuenkler stated the review is complete and approval is recommended. Vice Chairman Goldspiel noted there is no surveyor's signature. Mr. Wandrey stated that the plat is completely accurate and will be signed by the surveyor. Commissioner Rhodes and Rosenston amended the motion to be subject to a surveyor' s signature on the plat. Vice Chairman called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Berman, Moons NAYES: Samuels ABSTAIN: None ABSENT: Silbernik The motion passed 7 to 1. TENERIFE SUBDIVISION (TOWN AND COUNTRY HOMES, OUILL PROPERTY) - FINAL PLAT Moved by Commissioner Rhodes, seconded by Commissioner Rosenston to recommend approval to the Village Board of the Tenerife Subdivision Final Plat dated July 11, 1994 consisting of three pages, subject to a surveyor's signature. Vice Chairman Goldspiel inquired if the plat has been reviewed for conformance with the preliminary plan and ordinances. Additionally he asked if the plat had been checked for closure. Mr. Kuenkler stated that the review is complete and approval is recommended. Vice Chairman called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Berman, Moons NAYES: Samuels ABSTAIN: None ABSENT: Silbernik The motion passed 7 to 1. Moved by Commissioner Rosenston, seconded by Commissioner Samuels to consider the Amoco Service Station recommendation out of the order on the published agenda. All Commissioners were in favor of the motion and the motion Buffalo Grove Plan Comm-Regular Meeting-July 20, 1994-Page 3 passed unanimously. AMOCO SERVICE STATION, SOUTHWEST CORNER OF LAKE-COOK ROAD/ROUTE 83 REZONING TO THE B-2 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Rosenston to recommend to the Village Board approval of the petition to the Village of Buffalo Grove for rezoning from the Residential Estate District to the B-2 Retail Business District for Parcel 1 and for approval of a Preliminary Plan for Parcels 1 and 2 with the following variations: ZONING ORDINANCE - Section 17.44.030.F. (to allow a landscaped setback of 20 feet instead of 22 feet along the right-of-way of Illinois Route 83) ; DEVELOPMENT ORDINANCE -Section 16.50. 040.C. (to allow a side slope of 3: 1 and 1: 1 instead of 4: 1 for a stormwater detention basin and to waive the requirement for underdrains, and subject to revision of the Preliminary Plan to restrict access to Lake-Cook Road to right-in, right-out only turns at all times. Commissioner Samuels noted that there is no need to discuss the variation concerning the one-foot of additional right-of-way along Route 83 because Amoco has stated that this additional right-of- way will be dedicated, and that the request for this variation is formally withdrawn. Vice Chairman Goldspiel noted he would like it made a part of the record that the Commission is relying on the representation of Amoco that they will be going to the Village of Wheeling for approval of this plan. Commissioner Rhodes stated that as much as he would like the benefit of the sales tax and real estate taxes of this develop- ment, it would not due justice to the community and would not be safe to add more traffic to the road system at this location. Commissioner Samuels stated that he originally felt the plan was too dense for the site, especially in view of the car wash. However, the new configuration of the plan is a great improvement and he feels this would be a substantial aesthetic and business improvement for the Village. He stated that the petitioner has shown the necessary hardship required for the variations that have been requested. He stated that the development is an appropriate use for this site and the Village needs more car washes and gas stations. Commissioner Krug stated that a gas station is definitely needed in the Village on eastbound Lake Cook Road, and he said that Amoco has worked out a viable plan for a difficult site. Commissioner Rosenston noted concern with traffic congestion adjacent to the site, but he commented that the advantages gained by improving the property outweigh the disadvantages. He noted Buffalo Grove Plan Comm-Regular Meeting-July 20, 1994-Page 4 that the addition of this station will reduce some of the turning movements from Lake Cook Road into the Shell station which is now the only station in the area. He said that the proposed plan will definitely improve the aesthetics of the site. Vice Chairman Goldspiel stated that there have not been substantial changes to improve the plan since the Commission's workshop meetings, and the site is not being properly planned. He commented that the plan proposes a layout that is too crowded for the site. He noted that Amoco's economic need to place the point-of-sale in Lake County is created by the sales tax issue, and this is not a valid issue for land planning. Commissioner Howard stated that she would like to have more tax revenue come into the Village, but the plan as proposed by Amoco will create more traffic problems on the roadways adjacent to the site. She noted her concern with future road improvements requiring more right-of-way adjoining the site, which would make turning movements into and out of the Amoco property even more difficult, and would lead to even more traffic congestion. Commissioner Moons stated that the needs of the community should be considered. He noted that the Village has very few car wash facilities, and residents need places to buy gas and get their cars washed. He noted that the site is presently an eyesore, and the proposed development would greatly improve the appearance of the area. Commissioner Berman stated his agreement with Commissioner Samuels' comments regarding justification of the requested variances and the need for tax revenues for the Village. He noted that Amoco has extensive experience in planning and operating service stations, and he expressed confidence that Amoco has carefully evaluated the plan for the site and determined that the plan is workable in terms of access and on-site traffic circulation. He commented that he has given the proposed plan a lot of thought concerning the advantages and disadvantages, and he has concluded that the advantages outweigh the disadvantages. Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Rosenston, Samuels, Berman, Moons NAYES: Goldspiel, Rhodes, Howard ABSENT: Silbernik ABSTAIN: None The motion passed 5 to 3. 269 PALMGREN COURT, BUFFALO GROVE, ILLINOIS - CONSIDERATION OF A VARIATION OF SECTION 16.50. 080.A.2. OF THE BUFFALO GROVE Buffalo Grove Plan Comm-Regular Meeting-July 20, 1994-Page 5 DEVELOPMENT ORDINANCE TO ALLOW CONSTRUCTION OF A DRIVEWAY APRON WITH BRICK PAVERS INSTEAD OF PORTLAND CEMENT CONCRETE Vice Chairman Goldspiel recessed the regular meeting at 11:55 p.m. and reconvened the public hearing at 11:55 p.m. The public hearing was closed at 11:56 p.m. Moved by Commissioner Samuels, seconded by Commissioner Berman to recommend approval to the Village Board of the consideration of a variation to allow construction of a driveway apron with brick pavers instead of Portland Cement on the subject premises at 269 Palmgren Court in accordance with the specification contained in their exhibits. Commissioner Samuels stated that under the circumstances described in the petitioners' testimony regarding the recent replacement of a cement driveway which is again disintegrating and which apparently has problems due to difficulties on the site, hardship has been shown and he will support this motion. Commissioner Rosenston stated he is completely in favor of putting in brick pavers which should work fine if properly installed. However, he cannot vote in favor of the motion as the hardship criteria to support a variation have not been demonstrated. Mr. Raysa suggested the motion be made subject to conformance with the specifications and pictures shown in the brick paving company's brochure as well as to the owners' agreement to pick up any additional costs of repair if same become necessary. Vice Chairman Goldspiel stated in opposition to the motion that the points raised by Mr. Boysen regarding additional expense to the Village if any street improvements are necessary does not warrant an exception in this case. Commissioner Berman noted his disagreement with Vice Chairman Goldspiel. He noted there half a dozen villages in the area that allow this work as a routine nature. In addition the Village Engineer has stated that if done correctly its performance, wear and tear and durability is exactly the same as concrete. Commissioner Krug spoke in favor of the motion stating he would like to see how this will stand up. However, he would still like to see some standards for the Village. He further noted the brick pavers could be removed and reused more easily than cement. Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Rhodes, Samuels, Krug, Howard, Berman, Moons, NAYES: Goldspiel, Rosenston ABSTAIN: None Buffalo Grove Plan Comm-Regular Meeting-July 20, 1994-Page 6 ABSENT: Silbernik The motion passed 6 to 2. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be on August 17, 1994. PUBLIC COMMENTS AND OUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Howard and carried unanimously to adjourn. Vice Chairman Silbernik adjourned the meeting at 12: 10 a.m. Respectfully subm' ed, Fay ubin, Recording Secretary APP VED BY: liVn j PH N GOLD L, ice Chairman Buffalo Grove Plan Comm-Regular Meeting-July 20, 1994-Page 7