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1997-03-05 - Plan Commission - Minutesr - - PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION March 5, 1997 Riverwalk Phase 2 Office Tower and Parking Deck L./ Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove,o Illinois. Chairman li..Idspie! read the Notice cfp,htic Hearing p blighed to the R1uffalo C' ov D&ly T-Pr11 explained the procedure for the hearing and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel 1 Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Lundine Mr. Ottenheimer Commissioner absent: Mr. Trilling Also present: Mr. Timothy Beechick, Hamilton Partners, Inc. Mr. Hubert Loftus, Jr., Cowhey Gudmundson Leder,Ltd. Mr. David J. Olsen, The Jenkins Group Mr. Mike Roofs, Hamilton Partners, Inc. The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Preliminary Site Plan, revised June 28, 1990 Exhibit 2: Preliminary Site Plan dated February 6, 1997 Exhibit 3: Plat of survey(no date)depicting proposed buildings and existing right-of-way Exhibit 4: Plat of Vacation(no date) depicting location of proposed buildings in relation to right-of-way to be vacated Exhibit 5: Composite east elevation dated February 6, 1997 Exhibit 6: Composite west elevation dated February 6, 1997 Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 1 Exhibit 7: Site plan dated February 6, 1997 for proposed Tower B and parking deck with site data table Exhibit 8: Floor Plan of Phase 1, undated Exhibit 9: Floor Plan of Phase 2, undated Exhibit 10: Concept Engineering Plan dated revised February 10, 1997 Mr. Beechick of Hamilton Partners reviewed the Preliminary Site Plan of June 28, 1990 noting it depicts wirt was approved and annexed into the Village in 1900 At that time they were allowed to build a second office tower which would connect to Phase 1 which was approved at 239,977 S.F. of space with an adjoining parking structure not to exceed 55 feet in height at the top of the spandrel. The property that encompasses Phase 2 consists of 5.978-acres of property. Phase 1 and Phase 2 rests on 19.4-acres of property. The entire acreage of Phase 1 and Phase 2 has not changed. Mr. Beechick reviewed the Preliminary Site Plan dated February 6, 1997 noting this plan shows the changes being made in Phase 2 of the development. The building is now rectangular to enlarge the floor plan from 19,400 S.F. to 23,500 S.F. There is also a larger parking structure which extends further north in order to accommodate the amount of automobiles to be parked per the user's requirements. This 30 foot increase in size in the parking structure gets the building closer to Riverwalk Drive at the bend. The deck has also been moved in a westerly direction to just before the center line to St. James Circle as part of the subdivision that is currently platted for this property. Mr. Beechick stated there is an existing subdivision plat that covers the property and it was the intention as part of the original annexation agreement that a portion of this platted subdivision right-of-way would be vacated in order to accommodate the proposed development for Phase 2 of Riverwalk. This Plat of Survey shows that 33 feet of the right-of-way will be vacated. Property owners to the west of the development that is not within Buffalo Grove but on the west side of the right-of-way, do have a means of access. The property owners at Daniello's restaurant have access via Columbus Parkway. The property owner of Lot 14 and 15 has access at Marquette Place as well as the 33 foot strip that remains as right-of-way. Mr. Beechick noted they have used the same elements that are characteristic of Phase 1 for the Phase 2 development. There will be a 2-story granite base for the building. The east elevation shows a reflective glass curtain wall system which goes up through the l lth story into the penthouse and into the peak of the roof system. The roof design is characteristic of Phase 1 and very similar. He noted the height of the building is identical to Phase 1, although Phase 1 has 12 stories and Phase will have 11 stories. The clear floor height between each floor is going to be higher in Phase 2 than in Phase 1. The height to the top of the proposed building is 173 feet._ The- height to the top of the spandrel section on the seventh level of the parking structure is 65 feet 9 Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 2 inches. Mr. Beechick noted the proposed floor plate for Phase 2 development is 134 feet by 184 feet. This is a more functional plan that Phase 1 and is attractive in recruitment of larger users. Mr. Hubert Loftus of Cowhey Gudmundson Leder, Ltd. Stated the majority of improvements required for Phase 2 development were put in during Phase 1. There is an existing 12 inch water line at the front of the building as well as an existing 8 inch sanitary line which was sized for this development. There is an existing 42 inch force main which runs through the parking level which is owned by the North Shore Sanitary District which was put in to offload the Clayey Road treatment plant only for cinei eiiVy puipu3G5. It is n t cam-iffy-bzi ng u�cd but the North Shore Sanitary District does want the ability to use same if necessary and it will therefore be rerouted around the north end of the parking deck. Mr. Loftus stated the detention pond constructed in Phase 1 was sized for the entire development. In researching the effect of the impervious area of Phase 2, it was discovered that the original calculations were for a little over 20 acres of development of which over 14 acres would be impervious building and paving. In the construction of Phase 1 the area east and north of Riverwalk Drive was used for compensatory storage for the flood plain work and none of that is tributary to the detention pond. In addition, when the Lake Cook Road interchange was put in, the infill of Lake Cook Road as well as all the pavement was rerouted directly to the east the Des Plaines River, whereas before it was interconnected with a pipe to the detention basin. The result . of these things gives the development a drainage area of approximately 15 acres as opposed to the 20 acres that it was designed for and an impervious area of about 8 acres as opposed to the 14.25 originally proposed. This means the detention pond as sized today can handle the entire Riverwalk Phase 2 development as well as the combined development. Mr. Loftus stated the study of the Des Plaines River by the Army Corps of Engineers shows it to be about 1 1/2 to 2 feet higher than the regulatory flood plain as shown on the proposed Engineering Plan. However, that will not have an impact on the development as the finished floor will still be 2 1/2 feet higher than the new flood plain elevation. Mr. Beechick stated Phase 2 requets the following changes: 1. Increase from 239,977 S.F. to 262,820 S.F. of buildable area 2. Total acreage for Phase 1 and Phase 2 remains at 19.4-acres and total acreage for Phase 2 remains at 5.978-acres 3. Parking was originally approved for Phase 1 and Phase 2 at 1,576 stalls and request is now for 2,055 stalls Mr. Beechick stated Hamilton Partners stated they are happy to be able to duplicate this Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 3 development as close to the original master plan as is being presented. The user's commitment to quality and excellence has been a great help in duplicating Phase 2 of this development. Commissioner Krug asked for further detail on the proposed vacation of the right-of-way. Commissioner Rosenston also asked for detail on how that vacation is either the same or different from the original plan. Mr. Beechick stated that at the time the property was annexed, a portion of Phase 2 was annexed as part of Riverwalk north. When this property was originally designated for development there were certain changes that took place at the intersectie . of Milwaukee Avenue and-Lake Cook Road, primarily the revision to the access with the grade separation of Lake Cook Road and Milwaukee Avenue. When the highway department decided to make this a wide diamond intersection, they were required to change several of the characteristics to the project, moving it back away from the intersection. He stated they had to re-engineer Phase 1 and Phase 2. With that in mind, Phase 2 then overlapped onto property they were annexing into the Village at a later date. At the time the property was annexed, they prepared a Plat of Vacation that would vacate existing right-of-ways that were in place. That vacation plat was never filed due to the fact that in the event changes were made to plans for Phase 2,these changes may not have required vacation of the entire portion or other changes. However, the Plat of Vacation was prepared and reviewed by staff to show what would was intended to be vacated at the time. Commissioner Krug asked if St. James Circle was a paved or improved lot. Mr. Beechick stated no. Commissioner Krug asked if there is access for the property owners off of Marquette Road. Mr. Beechick stated there is currently a drive off of Milwaukee Avenue that stops about 30 feet off the Milwaukee Avenue right-of-way. There is a drive off of Riverwalk Drive that feeds the parking lot for Daniello's restaurant. This driveway is currently in the right-of-way. Commissioner Krug asked who maintains that driveway. Mr. Beechick stated the driveway is maintained by the restaurant. Commissioner Krug asked how the seawall will be constructed. Mr. Beechick stated the seawall is in existence currently with Phase land was constructed out of pre-cast. Commissioner Krug asked if a variation is still required for this. Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 4 Mr. Beechick stated that the lot for Phase 2 actually includes a portion of the existing detention pond that has a portion of the seawall on it. Therefore, they wanted to make sure that the variation is consistent. Mr. Loftus further noted that at the time of preparation of the variations they were not positive that they would not have to modify the existing pond so there was a possibility that the shoreline treatments including the seawall would be required for Phase 2. However, as noted, there will be no modification required for the pond. Commissioner Howard noted the traffic report mentions that the north and east portion of the parking deck need- to be kept clear of arny signs, landscaping nr any other object that might impede line of sight. Mr. Beechick stated they fully understand the implications of the traffic report and that there are no plans for any signage whatsoever along that area. He further noted staff has made it clear that the area needs to be free of any substantial landscaping so that this corner stays free and clear. Commissioner Rosenston asked if there is any difference now in what is being vacated than there was before after the changes caused by the Lake Cook overpass. Mr. Beechick stated no. Commissioner Rosenston asked if there are any additional variations requested for Phase 2 that were not part of the original plan. Mr. Beechick stated no. Commissioner Rosenston asked about sidewalks or bikepath changes. Mr. Beechick stated they have satisfied the necessary bikepath detail for the area covered by the 5.97-acres which were put in as part of the original improvements for the Riverwalk Drive right- of-way. They will, however, finish the bike trail from the Speedway gas station corner to Milwaukee Avenue. Commissioner Rosenston asked who the tenant for the proposed building would be. Mr. Beechick stated the proposed user is Allstate Insurance Company. Commissioner Rosenston asked if the detention facility had been reviewed and if same is adequate. Mr. Kuenkler stated yes. Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 5 Commissioner Samuels asked who owns the right-of-way. Mr. Beechick stated the Village of Buffalo Grove owns the right-of-way. Mr. Pfeil concurred noting the Riverwalk North annexation takes the Village limits to the west side of St. James Circle and a portion of Marquette. Marquette was also annexed where it connects with Milwaukee with the first Chevy Chase annexation. The Riverwalk North agreement as well as the original P.U.D. for the first part of Riverwalk required Plats of Vacation be filed with the Village. Commissioner Berman stated his representq Alletate !' saran a C'mmpnv and althniigh that is not a conflict he feels this needs to be disclosed. Commissioner Lundine asked how close the high water mark of the Des Plaines River will come to the building. Mr. Loftus stated the present base flood elevation on the existing FEMA maps is 642.4. The proposed study show it to be 644.4. The finished floor of both buildings will be 647 which is 2.6 feet above the new flood plain elevation. Commissioner Lundine asked if all HVAC will be on the roof. Mr. Beechick stated they are on the roof in the penthouse. Commissioner Lundine asked about security in the garage. Mr. Beechick stated the security which currently exists in Phase lconsists of TV monitors at both entries, panic signalization on each floor as well as guard services which patrol the structure during rush hours. All of these features will be implemented for Phase 2 as well. He further noted they will be meeting with the Police Department for any further comments on the most effective means to keep this as secure as possible. nright-of-way. Goldspiel asked if the Village will continue to own the ri t of-wa . � Y Mr. Pfeil stated the portion that is not to be vacated will continue to be owned by the Village. Mr. Raysa stated that upon the Village's annexation of the subject property, the platted streets which were platted in Columbia Gardens Unit#4 back in 1926 became Village streets, owned by the Village of Buffalo Grove. The Village vacated certain of those streets in Phase 1 and the petitioner is requesting vacation of the east 33 feet of the right-of-way. The west 33 feet would remain a public dedicated right-of-way owned by the Village of Buffalo Grove. There were previous vacated streets for Phase 1. Upon vacation fee simple title ownership of that 33 feet will— go to the owner of the abutting property on the east which is a land trust owned by Hamilton Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 6 Partners. Since only one-half of the right-of-way is being vacated, the east 33 feet will go to the owner of the property to the east. Chairman Goldspiel asked if required access is being provided to the properties which abut this right-of-way even with this vacation. Mr. Raysa stated staff believes they are doing so as there will still be a 33 foot dedicated right-of- way. Chairman Goldspiel asked if the Village is required to do anything to improve that access. Mr. Raysa stated no. Commissioner Krug asked if the Village has any liability for the restaurant entrance on a Village right-of-way. Mr. Raysa stated the Village does not maintain that street even though it is on a publicly dedicated right-of-way. Commissioner Krug asked if accidents on that street would be served by Village police. Mr. Raysa stated it is within the jurisdiction of the Village of Buffalo Grove and would be served by the Police Department. Chairman Goldspiel asked what effect the change in flood plain elevation will have on the detention area and the proposed "backup" into the detention pond as well as its effect on the compensatory storage area. Mr. Loftus stated the normal water level in this detention basin is at 640. The detention high water level is at 643. Between those two elevations, all the stormwater detention required for the development is achieved. At the outlet to the Des Plaines River there is a box structure that is set above the detention high water level and there is a 12 inch restrictor pipe that goes out into the river that provides the restricted release for the entire development. In a storm event the stormwater from these 15 acres runs through the detention pond, hits the restrictor and backs up into the basin. This happens in a relatively short period of time as opposed to the Des Plaines River cresting which takes a number of days. Under the original design concept the Des Plaines River would crest but never really back up into the overflow structure. At 644.4 the Des Plaines River could continue to rise and back up through the 30 inch pipe and into the basin. If that were to happen and the water backs up into the detention basin, that 644.4 elevation is still 2.6 feet below the office tower finished floor. A small portion of the patio may be under water. The Lake County Stormwater Management criteria held this project exempt from the Lake County stormwater detention requirements as it had all the stormwater detention facilities constructed and- detention calculations approved prior to the enactment of the Lake County ordinance and Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 7 therefore the Village of Buffalo Grove requirements were used. Commissioner Goldspiel asked how the compensatory storage area for the river is affected by the change in the flood elevation. Mr. Loftus stated that portion of compensatory storage in the original development was provided entirely on the east and north side of Riverwalk Drive. With the new elevation this area would be 1.6 feet higher. If the Des Plaines River hit 644.4 elevation, Riverwalk Drive would be dry. He noted the loading docks may have about 18 inches of flooding as they are four feet below the finished floor. Chairman Goldspiel asked what would happen if the river was at crest and there was another heavy rain. Mr. Loftus stated then the emergency flood routing would take effect and for this detention basin it routes around the parking structure so that the water would jump through the area before it entered the building. Chairman Goldspiel noted that part of the variation requested is a relief from the Village aeration requirements and asked how the basin is to be kept clear if the river backs in. Mr. Loftus stated the river could back in under the original design but the normal water level is below even the existing flood elevation. Under the existing conditions and existing flood plain elevation the normal water level of the detention basin is below the flood plain elevation so that back in could occur. The difference in the proposed condition is that rather than backing in through the 12 inch pipe and then through the 30 inch pipe, it would begin to back in through the 12 inch pipe until it hit the inlet and then it would come in through the grated structure and through the 30 inch pipe. He stated he did not see much of a difference in the possibility of the Des Plaines River backing up in through the detention basin. Mr. Beechick stated that as part of the Phase 1 development they had installed a fountain which helps to serve as aeration. The fountain is basically for decorative purposes but it will help relieve concerns about any sediment or debris brought by storm water from the Des Plaines River. Commissioner Samuels stated the aeration requirement was provided to develop currents for shallower ponds to avoid standing or brackish water. It does not seem to have anything to do with flooding or drainage. Mr. Kuenkler stated aeration is more concerned with water quality and is more related to the size and depth of the pond. Chairman Goldspiel asked if river water flowing into the basin would flow out again once the -- river went down to normal levels or would it settle to the bottom. Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 8 Mr. Loftus stated it would drain out of the basin through the pipe and through the restrictor. He stated they could eliminate the possibility of the last 1 1/2 foot backup into the 30 inch pipe by setting the outflow structure to the new flood plain elevation. Mr. Kuenkler stated that would tend to lessen the likelihood of the river backing up into the pond. Mr. Dennis Composto stated he represents the owners of Lot 14 and 15. He stated his clients would like to object to both the Plat of Vacation and the proposed vacation of St. James Circle. He stated they further object to the variance eliminating the rear setback and the building of the proposed parking deck. He stated the problem caused by the building of the parking structure on the center line to a height of 72 feet will eliminate much of the light for these two lots anal eliminates the visibility for these two lots. The lots will then be essentially useless to the owners. In addition, the remaining road will be a 33 foot road and is presently only grass. The owners of the properties along the road will have to get together to build a road, otherwise access to the property is essentially eliminated. Mr. Composto asked for clarification of the parking deck. Mr. Beechick stated the height to the top of the spandrel section is at 65 feet 9 inches and the height of the stair tower would be at 80 feet 2 inches. Mr. Composto asked how far from the center line of St. James Circle is the garage structure. Mr. Beechick stated the garage is now set for one foot off the center line of Columbus Parkway. Mr. Composto asked if a 33 foot road would be feasible or would require a variance. Chairman Goldspiel stated the Village does build residential streets at 27 feet back to back. The pavement part of residential streets are actually narrower than the proposed 33 foot road. What would be missing would be the sidewalk and parkway areas where utilities are usually placed and that is usually a 60 foot right-of-way. However, there have been instances where private roads have been built with much less right-of-way. He stated he did not understand the comment about the owners having to get together to build a road. Mr. Composto noted this 33 foot road is a dedicated road to be maintained by the Village. Mr. Raysa noted this is a 33 foot dedicated right-of-way with no improvement existing within the right-of-way. Jerry Trabowski, 5433 N. Parkside, Chicago stated up to 15 years ago there were concrete streets and curbs in the right-of-way as well as fire plugs. Over the years everything deteriorated, but there was a road at one time. He further noted he had been told he would have access to sewer -- - and water utilities if he were to build on his property and asked how that would be possible now. Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 9 Mr. Beechick stated they are required to do as built survey work on the property which has been done and there is nothing of record that shows any existing pavement in place whatsoever on this property. There were some old utility atlases showing remnants of pipes put in the right-of-way, but never any indication of a roadway. Chairman Goldspiel stated water and sewer would not be provided unless the property was annexed to the Village. `./ Mr. Loftus discussed how utilities can be connected in the future when the property is annexed to the Village. Mr. Beechick noted the property in question is in unincorporated Lake County and the Village annexed the entire road with access to all the utilities through the road. If the Village does not provide utilities then it is difficult to get the utilities especially if the other owners of the lots do not give easement rights. Chairman Goldspiel stated the Village provides access to utilities for properties that are annexed. He noted the Village does not service unincorporated areas. Therefore if the property will attempt to build without annexing to the Village there would be no services to hook on to. The proposed project has brought the utility hookups within easy reach of Lots 14 and 15. Mr. Kuenkler agreed that the Village does not provide utility service for properties outside of the Village. This development has actually brought utility service to the area. Mr. Raysa stated if the properties develop within the County, they would have County utilities. He noted the Village does not provide extra-territorial water and sewer service. The reason the Village went to the east side of Lots 14 and 15 due to state law. He stated the Village is mandated to go to the opposite side of any right-of-way. Mr. Pfeil noted the unincorporated property has right-of-way in Vernon Township on its west and the right-of-way of St. James and Marquette in Buffalo Grove on the east and south. The property is actually surrounded by public right-of-way. Commissioner Samuels stated nothing about this development changes any existing access to the existing properties. Mr. Composto asked if the Village would allow a road to be built on the 33 foot right-of-way immediately adjacent to the parking deck. Chairman Goldspiel noted they cannot decide that issue until a road is proposed. He noted there is some difficulty there, but there have been some instances where they have not required 60 feet. Commissioner Samuels stated that this would be a grandfathered situation. Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 10 Mr. Raysa stated part of the request tonight is for a variation to reduce the setback from right-of- way to one foot. The second part of the question then is whether the Village would allow back to back curb up to the right-of-way line. Mr. Raysa stated nothing will change with regard to access to the existing properties with approval of the proposed development. The only thing that would change is the right-of-way on the east would go from 66 to 33 feet. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:15 p.m. Respe ly submitte Fay ubin, co ing Secretary APPROVED BY: S EP N DSP L, hairman Buffalo Grove Plan Comm-Public Hearing-March 5, 1997-Page 11 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 5, 1997 a Riverwalk office development, northeast corner of Lake Cook Road/Milwaukee Avenue-Amendment of a Planned Unit Development in the B-3 District concerning construction of a second office tower and parking deck Mobil Oil Corporation, 1248 McHenry Road (Illinois Route 83) Amendment of a Planned Unit Development in the B-3 District for a new commercial building and car wash building—Workshop#3 Chairman Goldspiel called the meeting to order at 9:15 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Rosenston Mr. Samuels Mr. Berman Mr. Lundine Mr. Ottenheimer Commissioners absent: Mr. Trilling Also present: Mr. Timothy Beechick, Hamilton Partners, Inc. Mr. Hubert Loftus, Jr., Cowhey Gudmundson Leder, Ltd. Mr. David J. Olsen, The Jenkins Group Mr. Mike Rolfs,Hamilton Partners, Inc. Ms. Lori Ritz, Mobil Oil Corporation Mr. Ernest Rossi,Mobil Oil Corporation Mr. Dave Werner, Mobil Oil Corporation Mr. Jim Russell, Patterson Construction Mr. Mike Marshak,PDQ, Inc. Mr. Mark Zeitler, W-T Engineering Mr. Thomas Thunder, Acoustic Associates, Ltd. Mr. Raymond Elliott, Mobil Oil Corporation Mr. Keith Knockeart,Mobil Oil Corporation Mr. Vitas Maciukevicius,W-T Engineering Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 1 APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Krug to approve the minutes of the Public Hearing and Regular Meeting of February 19, 1997. Chairman Goldspiel noted typographical corrections required on page 6, paragraph 4 and page 15 of the Public Hearing. Page 7 required removal of one word and page 10 required a typographical correction. Page 13 also required a typographical correction. Chairman Goldspiel asked for an addition on Page 14 to his question. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioner Rosenston abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Krug attended the Village Board meeting of March 3, 1997 and stated the Board approved the Town Center hotel/banquet facility unanimously. RIVERWALK OFFICE DEVELOPMENT,NORTHEAST CORNER OF LAKE COOK ROAD/MILWAUKEE AVENUE - AMENDMENT OF A PLANNED UNIT DEVELOPMENT IN THE B-3 DISTRICT CONCERNING CONSTRUCTION OF A SECOND OFFICE TOWER AND PARKING DECK Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend approval to the Village Board of the petition for an amendment to the Preliminary Plan and Planned Unit Development (P.U.D.) Concerning the Riverwalk Phase 2 office tower and parking deck in the B- 3 Planned Business Center District with the following variations: ZONING ORDINANCE - Section 17.36.030.F.1. (To allow parking space dimensions in the parking deck structure to be 8.5 feet in width and 18 feet in length with 24-foot wide aisles); Section 17.44.040.D.4. (To allow a setback of 25 feet from the right-or-way of Riverwalk Drive for the parking deck structure, and to allow the parking deck structure to be built up to the center line of the right-of-way of Mercier Avenue, St. James Circle and Marquette Place); DEVELOPMENT ORDINANCE - Section 16.50.040.C.4. (To allow modification of an existing retention pond with variations as originally approved for a pond depth of less than 15 feet, waiver of the requirement for aeration, and the use of a"seawall"type treatment instead of the standard design for side slopes)to allow construction of an I 1-story office building with a floor area of approximately 262,820 square feet instead of 239,977 square feet as originally approved, and a 7-level parking structure with a height of approximately 66 feet to the top of spandrels, instead of 55 feet as originally approved pursuant to the testimony, exhibits and Notice of Public Hearing presented. Commissioner Berman noted that in light of the disclosure by the petitioner as to the principal tenant and his ongoing professional relationship with Allstate, he will not participate in any further discussion or voting on this matter. Commissioner Krug asked for clarification of the Plat of Vacation and construction of the parking Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 2 deck up to the center line. He noted what is shown is the deck one foot away from the new lot line after vacation of the eastern half of the right-of-way. Mr. Raysa stated they probably published slightly more than necessary. He noted it will be governed by the preliminary plan attached to the P.U.D. which shows one foot off of the lot line. Commissioner Krug, speaking in favor of the motion, stated he has been looking forward to Phase 2 development and noted Hamilton Partners has always been a first class developer in Buffalo �./ Grove. commissioner Samuels noted agreement with Com 'lis oner Kraig An!'l Stated-t.&ic only avPry �.1,ia1I!•. JJa Ja.'L.a �.u..a`wrav s Jo-.� agreement b..• with �._...v�_�. �..._.'.- ..... ......... _ _ .I minor deviation from what was previously approved for this location. The overall height of the building has not changed while volume has increased by somewhat less than 20 percent. Given the fact that all of the engineering requirements are met and the sight lines have not been affected, he supports this plan. Chairman Goldspiel noted the issue of vacation has been explored in great depth and he is convinced any ability to access Village utilities and to create a functioning street at some in the future remains unhindered by the proposal and will support the motion. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Rosenston, Samuels,Lundine, Ottenheimer, Goldspiel NAYES: None ABSTAIN: Berman ABSENT: Trilling The motion passed 7 to 0, with one abstention. MOBIL OIL CORPORATION. 1248 MCHENRY ROAD (ILLINOIS ROUTE 83 - AMENDMENT OF A PLANNED UNIT DEVELOPMENT IN THE B-3 DISTRICT FOR A NEW COMMERCIAL BUILDING AND CAR WASH BUILDING--WORKSHOP#3 Commissioner Berman stated that he would not be participating in the review of the Mobil project since his law firm is involved in business with Mobil Oil. Mr. Vitas Maciukevicius of W-T Engineering stated they have made major changes to the plan which include: 1. Incorporated gables into the roof line to blend in with the Spoerlein subdivision 2. Detail center has been illustrated on placed on the west side of the property between two -- parking spaces Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 3 3. Illustrated opening for the by-pass lane 4. Intensified arborvitae along the rear of the property for screening and noise 5. Exit from the car wash has been delineated 6. Increased the radii at the entrance to the car wash Mr. Maciukevicius stated the convenience store will house a Vie de France bakery as a joint venture with Mobil. Mr. Thomas Thunder of Acoustic Associates, Inc. stated they used the Mobil car wash in Highland Park to do measurements, noting it is the blower noise which is the dominant problem. He stated the suitability of the noise for this area was compared to the projected noise with the Village ordinance, State of Illinois noise regulations and the audibility of the car wash to the residents. He stated the noise measurements they made were about 25 feet from the car wash and measured about 64 decibels. From that point the sound is extrapolated to the property line about 100 feet away and ultimately beyond that an additional 50 feet to the building. In both cases the noise levels meet the Village ordinance. Ambient noise levels were measured and shows the noise created by the car wash will be very similar to the background noise which already exists. Mr. Thunder stated the State of Illinois allows an averaging of the sound for an energy averaging concept. As the blowers are not on all of the time,the average for the hour is lowered. In addition, night time use of the car wash is slower. Therefore, this type of operation meets the state's night time noise levels. The ambient noise in this neighborhood already exceeds the state night time noise standard and also part of the day time standard. Mr. Thunder discussed the audibility of the car wash noting Sunday morning, a weekday morning at 5:00 a.m. and Thursday evening at 10:45 p.m. was studied. Sunday morning shows an average. energy level of 52 db, Thursday morning average is 52 db and Thursday evening is about 50 db. He stated they made a statistical analysis of the site, knowing the variation in sound level such as a 30 % duty cycle and the fact that it is not operating continuously, and estimated that in the very quiet periods the audibility of the car wash would be about 5 % of the time. During busier periods of the day the car wash will be inaudible because the background noise levels in the area are going to be higher. He concluded that the noise emissions from the car wash as planned will be quite acceptable in Buffalo Grove. Commissioner Rosenston asked if the ambient noise levels in the Buffalo Grove area were overlaid onto the readings taken at the car wash in Highland Park. Mr. Thunder stated yes. Commissioner Lundine asked exactly where the noise meter was used to measure the sound. Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 4 Mr. Thunder stated the measurement was taken 25 feet from the entrance which are the doors which face the residents. Commissioner Lundine asked if the busiest times of the car wash was taken into consideration in measurements. Mr. Thunder stated their focus was on the quieter periods when the car wash would be operating as those are the time periods people are more sensitive to noise. Commissioner Lundine asked if the proposed car wash is the same as the one at the Lake Cook Road car wash. Mr. Marshak stated the proposed car wash will have a dryer with less horsepower than the one on Lake Cook Road. Commissioner Krug asked if the entrance door to the car wash is closed when the blower goes on. Mr. Thunder stated they measured at the Highland Park facility where the doors are closed as the blower goes on. Mr. Knocheart of Mobil Oil stated that as a customer comes in there is a code box where the customer enters the code. The door opens and the customer drives in with the door going down and the car wash cycle beginning. As this car leaves the wash, the door starts to open up at the entrance. It shuts anywhere from 15-30 seconds as the first customer is driving out. The entrance door is therefore open for a short time period with the blower on for about 15 seconds. Chairman Goldspiel noted the noise measurements were done without the door being open at all. Commissioner Rosenston noted that if there is a line of cars waiting for a car wash, the door will be open while the blower is on to let the next car get in.. He further noted the noise study should be done under these conditions at Highland Park. Mr. Thunder stated the focus was on an early Sunday morning and a late Thursday night. At that time there was no line of cars waiting. Commissioner Rosenston stated there should be measurements done using the worst case scenario with a line of cars waiting either early or late at night. Commissioner Ottenheimer asked what the busy times are for the car wash. Mr. Knockeart stated the busiest times are typically between 9:00 a.m. to 7:00 p.m. Commissioner Samuels noted it would be more informative to him to hear the tape made at the Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 5 Highland Park car wash. Chairman Goldspiel asked if the 5 % figure mentioned as to the car wash audibility during quiet times is subject to the averaging of the dryer working only 30% of the time and that those hours are not necessary busy times. Mr. Thunder stated it is on the basis of a 30% duty cycle on the fan of the blower and also on a utilization factor of about 40%which is about 2-3 cars per hour which is the estimate given by `./ Mobil for sensitive time periods. Chairman Gold piel nooted, if there are more cars going through the c.ar wash_ the iitili7atinn factor can become worse. Chairman Goldspiel stated he feels 5 % or any percent is too much. He stated the Plan Commission is being asked to change a plan to move a car wash closer to residences than what it is on the existing plan. He noted he could not see allowing that at any time that will create any more additional noise than already exists. Mr. Knockeart stated there is an optional muffler system which can be installed on the dryer system at which point they will meet all state and city codes. This type of unit is not currently being used in this region. Commissioner Krug noted the loudest noise is at the startup of the blower and asked if it could be started slower and increased as the car comes through. Mr. Mike Marshak stated there is a soft start option. Commissioner Samuels asked if there is new technology involving canceling noise by taking a recording of the actual noise and shifting the phase. Mr. Thunder stated that refers to active noise cancellation which is always improving but is not a panacea for all noise problems. Its primary use is on blower noise, mostly in industrial type settings where there is a long duct work between the fan and the discharge to allow time for the processor to shift the phase. Commissioner Lundine asked why there are different size blower motors. Mr. Knockeart stated at the time the Highland Park facility was purchased the 40 horsepower dryer motor was not available. This site will use a 20 horsepower motor. Commissioner Lundine noted agreement with Chairman Goldspiel's comments. Commissioner Howard asked if dryer time is increased by using less powerful equipment. Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 6 Mr. Knockeart stated no. Both the 20 horse and 40 horse blower are on a countdown timer and they are both timed the same. The difference is that a 40 horse blower gets more of the water off the car. Mr. Maciukevicius asked what Chairman Goldspiel meant by his comment that the noise standard may not be the issue. Chairman Goldspiel stated this is a Special Use and part of the requirements of the Special Use is that there be no detriment on the use of the adjoining property. This is a decision that is irrespective of whether the standards are met. He noted that as far as he is concerned, any sound that becomes audible to the adjoining residents is a detriment and therefore this would riot meet the Special Use. Commissioner Samuels argued that if there are measurements you must have standards to obtain. Mr. Maciukevicius stated they went to an acceptable sized blower to meet the standards. Measurements were made with the door closed because there is equipment that can make sure the door does not go up for a second car until the first is out. It was their understanding that the door was to be closed during sensitive times. During normal daytime operations when everything is busy they would like the option for the door to be open for a 15 second interval as the noise from the car wash will not be noticed. Commissioner Krug stated this is a better explanation than what was previously heard. Chairman Goldspiel stated he would still like to see measurements on the noise done with the door open. Mr. Mike Marshak of PDQ, Inc. stated in a situation such as this they are able to hold the signal to open the entrance door until the car is completely through the dryer and the dryer shuts off At that point a signal is released to the entrance door allowing the door to go up. Therefore, even though the door is open for 15-30 seconds, the dryer will not be operating. There is also a sound deadening package which is incorporated in sensitive areas which will help as will the soft start option. All of this should resolve the problems with the residential area. In addition, the doors are double walled doors and will in themselves contain additional sound. Commissioner Rosenston stated he would still like to see the noise levels with the door open on the exit side as well as a study of the noise with the sound deadening package. Mr. Maciukevicius stated the existing ordinance calls for hours of operation to be 7:30 a.m. to 10:00 p.m. on weekdays and 8:00 a.m. to 10:00 p.m. on weekends. He stated Mobil would like an extension of time to 6:00 a.m. to 11:00 p.m. Commissioner Rosenston stated if no noise is being generated he has no problem with extended Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 7 hours. However, he stated he would not know whether a problem exists until the operation is working. He stated that as there is currently a time limit set up, it should remain so until it is shown there is no additional noise once operation begins and then more hours could be added. Commissioner Lundine asked what happens when there is a waiting line for service at closing time. Mr. Knockeart stated they turn off the ability to buy the car wash at the pump '/2 hour before �./ closing time. Chairman G ldspiel stated one noise issue remains which is the noise of Dare idling and playing radios while waiting for the car wash. He noted this is an issue that becomes more significant as the hour becomes later at night. He therefore agrees that he would stay with existing hours of operation. Commissioner Howard stated she feels 11:00 p.m. is too late. She stated there are too many variables in the system and it may not always work properly and she would therefore like to stay with existing hours of operation. Mr. Knockeart stated this car wash has a computer that can be programmed by management to do as management wishes. The interlocking doors can be set to open and close at established acceptable time periods. They have the ability to stop selling car wash tokens at specified times. He noted they have had these concerns before and have been able to satisfy everyone's needs in the particular communities. Commissioner Rosenston stated he personally has a problem with having a car wash in a residential neighborhood in the late hours of the night. Mr. Raymond Elliott,Mobil Oil Corporation stated they will be happy to go with the existing hours and if this could be reviewed later for extension this would be perfectly acceptable to Mobil. Mr. Maciukevicius stated they have written a letter stating they are comfortable with the fact they are permitted a Special Use in this zoning district and are therefore a car wash as opposed to an auto laundry. Mr. Maciukevicius noted they would like to discuss the appearance of the building. He pointed out various features of the proposed elevation and asked for Plan Commission input. Chairman Goldspiel stated the Plan Commission is satisfied with the response to the sensitivity of the issue. Commissioner Rosenston stated Mobil's facilities are designed to stand out which is exactly what-- they do. He noted they are too bright and too loud which may be fine on Lake Cook Road but Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 8 II will not do for this site. Mr. Maciukevicius stated they have done a photometric study of the plan to guarantee there would be no light spill off the property. Mr. Maciukevicius stated they have not been able to change the detention basin and will not meet the 25 foot setback requirement from the building. He noted they are using the foundation wall of the building for the detention wall and will be seeking a variation for same. In addition they will �../ require a variation for a side slope of 3:1. Mr. Pfeil thatit is hi underst-ndi g that u nderdrainc will n a provided, 1 ...., indicated � .�., �.�:_.... .....r!b >hz. 1 .�_ __ will not � . ?n . t.,s design is acceptable to the Village Engineer since the bottom of the basin will have a slope adequate to the drain the facility. Mr. Maciukevicius stated the under drains are utilized when the bottom of the basin is relatively flat as a guarantee that they will drain out eventually. He stated they have enough of a side slope at the bottom where they do not feel under draining will be necessary and have not designed same. Mr. Maciukevicius noted the car wash exit has been turned somewhat and has become slightly more defined than originally designed and is in response to the Commission's concern that inbound right turns might collide with those vehicles exiting the car wash. Mr. Maciukevicius further noted they would like to move the point sign from the southwest corner of the property to the southeast portion of the property to make the sign more visible. The new sign would be taller and have more information on it. Mr. Maciukevicius noted there is a curb inlet for on site water collection. He further noted there will be a heated rumble strip from the car wash exit to prevent freezing. Ms. Lori Ritz of Mobil Oil stated Mobil Oil holds the license and runs the joint venture with Vie de France. She stated the basic products are shipped in a frozen state and finished on site. The C-store is designed with wide aisles and provides fill in shopping type of items. She noted they use promotional signage in the windows but they are kept on the bottom of the window in deference to safety issues as noted by various police departments. She further noted cigarettes are sold only behind the counter which is now a good idea with the new laws coming in. Commissioner Lundine asked where the exhaust system would vent since there will be baking on the premises. Ms. Ritz stated they use convection ovens which requires no venting. Commissioner Howard asked if there would be coffee specialties sold. Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 9 Ms. Ritz stated they carry a very high quality gourmet coffee. Chairman Goldspiel asked if there will be enough parking for this convenience store. Mr. Pfeil noted there is no indoor seating for customers, so the use is defined as general retail. rather than a restaurant. The parking standard for general retail is 1 space for every 250 square feet of floor area. Ten parking spaces are required, and these spaces are provided on the plan. Mr. Keith Knockeart noted the detail centers will use the existing vacuums currently on the site. He stated they will put two vacuums on each side underneath the canopy and in the middle will be a vending machine for various car cleaning products. Commissioner Howard asked if the telephone along the west side of the property would be retained. Mr. Maciukevicius stated yes, however, the telephone on the east side would be eliminated. Commissioner Howard noted there is considerable traffic problem created by frequent use of that telephone Mr. Maciukevicius noted that with the new plan is improving the onsite circulation and the problem with the telephone should be alleviated. Ms. Ritz stated she would be happy to look at the problem as the development progresses and would be willing and able to move the telephone to a better spot if it is warranted or easier to deal with. Mr. Maciukevicius stated they have relocated the telephones to the end of the car wash which requires a car to pull into the parking space to use the telephone. The phone on the west side of • the property may not be used at all. VILLAGE ZONING MAP - ANNUAL REVIEW Moved by Commissioner Rosenston, seconded by Commissioner Ottenheimer to recommend approval Village Zoning Map update as presented. Chairman Goldspiel called for a vote on the motion and vote was as follows: AYES: Krug, Howard, Rosenston, Samuels, Lundine, Ottenheimer, Goldspiel NAYES: None ABSTAIN: None ABSENT: Trilling i Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 10 CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a special meeting held on March 12, 1997 and a regular meeting on March 19, 1997. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Ottenheimer and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:00 p.m. Respe lly submitt d AM/ Fay 'ubin, ' ecf,rding Secretary APP OVED BY: S P N GOLDSPIEL, hairman Buffalo Grove Plan Comm-Regular Meeting-March 5, 1997-Page 11