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1997-08-06 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION August 6, 1997 Missner Development Corporation,Annexation with zoning in the Industrial District and approval of a Preliminary Plan, 9-acre parcel north of Chevy Chase Business Park-West, Hastings Drive Mirielle Resubdivision (Phase 1)- Plat of Subdivision Delacourte Subdivision (formerly Waterfield Place) Final Plat of Subdivision Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Commissioners absent: Ms. Howard Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. Barry Missner,Missner Development Corp. Mr. Sheldon Dobrin, Dobrin Associates, Ltd. j Ms. Frances Fazio,Manhard Consulting Ltd. Mr. Larry Peterman, The Peterman Group APPROVAL OF MINUTES Moved by Commissioner Berman, seconded by Commissioner Ottenheimer to approve the minutes of the regular meeting of July 16, 1997. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Krug and Ottenheimer abstaining. Moved by Commissioner Berman, seconded by Commissioner Ottenheimer to approve the minutes of the special meeting of July 23, 1997. All Commissioners were in favor of the motion Buffalo Grove Plan Comm-Regular Meeting-August 6, 1997-Page 1 and the motion passed unanimously with Commissioners Krug and Moons abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Samuels attended the Village Board meeting on August 4, 1997 and stated Mr. Al Viehman was appointed to the Plan Commission. He further noted there were discussions regarding the intergovernmental agreement with the Village of Wheeling regarding the Amoco Oil development for Lake Cook Road and Route 83. He noted the development did receive a general favorable polling from the board. However,there are still items to be worked out with Wheeling as well as some right-of-way issues. He noted the car wash has now been dropped form the plan. MIS SNER DEVELOPMENT CORPORATION,ANNEXATION WITH ZONING IN THE INDUSTRIAL DISTRICT AND APPROVAL OF A PRELIMINARY PLAN, 9-ACRE PARCEL NORTH OF CHEVY CHASE BUSINESS PARK-WEST.HASTINGS DRIVE Mr. Lawrence Freedman of Ash, Anos, Freedman&Logan stated the property is located in unincorporated Lake County and is zoned on the master plan as Industrial. The plan is to annex the property into the Village and subdivide the property into two lots which will be divided by an extension of Hastings Drive which will be completed by the developer. Mr. Freedman stated the original and existing plan is to ultimately sell the western portion to Long Grove Confectionery who will use this piece to add on to an existing facility. The developer will not be involved in that plan other than as the seller. The easternmost lot was proposed for development for a user as shown on the enclosed plan. However,the potential buyer is exceedingly uncomfortable with the bikepath and they now seriously believe the contract may be canceled if something cannot be worked out with the bikepath issue. Therefore,this plan may end up merely as an annexation agreement that provides for zoning and resubdivision and completion of the street for a two lot industrial subdivision. If something can be worked out with the buyer on the bikepath, then they will be proceeding with the plan on the eastern half of the property. He noted they would like to have the flexibility not to have to return for a particular site plan review. This would enable them to be competitive with the other industrial developments. Mr. Barry Missner of Missner Development Corporation stated they have been in business over 50 years and involved in many development areas including Buffalo Grove. Mr. Sheldon Dobrin of Dobrin Associates, Ltd. stated this site is a 9-acre parcel surrounded on all sides by Buffalo Grove. Hastings Drive approaches the property from the north and south and the Village is asking that Hastings be connected. This will divide the site into two lots of approximately 4 acres each. Due to the configuration of the utilities and site drainage,the logical site for detention is on the eastern site. He noted they have laid out a building on the eastern site for a user at the request of Mr. Missner. Ms. Frances Fazio of Manhard Consulting Ltd. stated this is a 9-acre parcel which design is Buffalo Grove Plan Comm-Regular Meeting-August 6, 1997-Page 2 dictated by putting Hastings Drive through from its south termination to the north termination. The water main is already along Hastings and will be looped along the west side of the street up to the dead end water main on Hastings to the north. The sanitary sewer is along the east side of Hastings and that will be the extension to serve each of the two lots. Detention will be accommodated along the east property line. The basin is designed to accommodate full development of two approximate 4-acre sites with the full roadway through the center. Stormwater will be carried through a storm sewer across the road through the property and eventually to the detention basin. Ms. Fazio noted they are asking for a variance for the roadway design to allow it to match the existing Hastings roadway to the south. This is a decreased right-of-way width as well as a decreased roadway width with a sidewalk on one side of the street only. Chairman Goldspiel asked where the water goes when it leaves the detention basin. Ms. Fazio noted the southeast corner of the property is the lowest point on the site. The water will then meander through Come Ed and the existing wetlands. She stated she will merely be meeting the elevation there and discharging quite a bit less than what is already being discharged now. Mr. Freedman noted the proposed building would not exceed 30 feet so there would be no need for any additional setback. He further noted the building is presently planned for approximately 8,000 square feet of office and 40,000 square feet of non-office. He stated the plan envisions a potential expansion of 30,000 square feet which would primarily be warehouse space. Commissioner Krug asked what kind of setback there was between the railroad and the property. Ms. Fazio stated there is a 250 foot strip of Come Ed between the railroad and this property. Commissioner Samuels stated it appears the proposed bikepath would run between the warehouse and the detention area. Ms. Fazio stated the bikepath is proposed east of the detention adjacent to the Come Ed right-of- way so that you could achieve the north/south direction of a bikepath. She noted there has been talk of how to get the bikepath moved and they are on the verge of proposing to move the path to an east/west direction for a short distance and then north along the Come Ed property line. Commissioner Samuels asked what lies directly north of the subject property. Mr. Missner stated the property to the north belongs to ABC Plumbing. Commissioner Samuels noted the bikepath exists running along the sidewalk that is on the west side of Hastings Drive as it runs north/south towards the subject property and stops when it gets Buffalo Grove Plan Comm-Regular Meeting-August 6, 1997-Page 3 to the property. If Hastings is continued the bikepath will also continue through the middle of the property. He noted there is also a sidewalk that is not a bikepath width that runs along the north side of Hastings after it turns to go east/west. Therefore, he suggests connecting to that sidewalk which then connects to Lexington and allows you to cross over to Pauline to get into the other system. Chairman Goldspiel noted that what makes this a very important link in the bikepath system is the path coming from the Wheeling Municipal Center right up to the corner of Lake Cook Road. This would possibly make this a much more heavily used path than whatever usage it has now. Commissioner Berman asked how who is in control of the parcel that lies between Hastings at the elbow and Pauline. Mr. Freedman stated he is not aware of who controls that parcel. Commissioner Berman noted there is a sidewalk that goes up to where Hastings turns which means thee is a continuous path all the way from Armstrong to Hastings where it turns to the west. You also have a stub which goes east/west and is less than 200 feet away just to the north. Therefore, all that is missing is about 200 feet of path. If it would be possible to determine who controls the two parcels there, it would be a good idea to seek the 200 feet of right-of-way there and thereby connect the path up. Commissioner Trilling noted this is not a complete bikepath system because a number of streets will need to be taken in order to go from one place to another. As you go north, at the corner of Carmen and Pauline, there is no bikepath or continuation going north. Commissioner Berman noted he is suggesting connection of the piece from the corner of Hastings and Hastings to Pauline and Carmen, people can continue up either by jogging through the streets or ultimately on the planned path through the right-of-way which takes it off the street paths and onto a sidewalk which will have to be built anyway. All that is really necessary is to obtain the little piece of right-of-way if theoretically possible. Chairman Goldspiel noted it appears the Plan Commission is willing to work with ideas to make the plan work but really needs a feasible and reasonably direct connection. Mr. Freedman indicated he will check with the proposed user on these ideas. Commissioner Samuels asked how much office space would be proposed and what would be the parking requirements. Mr. Dobrin stated they have built many buildings in Buffalo Grove and are very familiar with the parking ordinance and plan sufficiently for the amount of office space to go in. He also noted they would not be requesting zoning variations. Buffalo Grove Plan Comm-Regular Meeting-August 6, 1997-Page 4 Commissioner Trilling stated he would like to encourage this development and sees nothing at this time to prohibit such development. Commissioner Ottenheimer asked if the engineering plans had been looked at by staff. Mr. Pfeil stated that Mr. Kuenkler had not yet done a detailed review of the engineering plan but has worked with Ms. Fazio and conceptually the plan works. Commissioner Samuels noted that once Hastings goes all the way through as proposed, there is the issue of whether to open up the access between Hastings and Pauline. He noted there is a tremendous amount of cut-through traffic that now comes off of Hastings and onto Lexington to access Armstrong Drive to get further north and west in the Village. Once this connection goes through, making it easier to get to Pauline, it may take some of the pressure off of Armstrong. Mr. Pfeil stated Mr. Boysen believes that by connecting Lexington to Pauline you would see a shift of overflow from Lake Cook particularly on the Pauline system. He stated Mr. Boysen personally believes it would not be advisable to encourage this type of cut-through traffic. In addition if the connection from Lexington to Pauline were made, industrial traffic would then be able to move through the residential area, and this was specifically not allowed when the Buffalo Commerce Center was originally approved. Chairman Goldspiel stated he has no problem with putting Hastings through because right now there are trucks backing up long distances and it would be desirable to get away from that. Commissioner Krug stated that putting Hastings through without connecting Lexington to Pauline alleviates the problem of trucks backing up across driveways which has caused some complaints to the Village. Chairman Goldspiel noted it is entirely proper to consider connection through Lexington and Pauline even though it is not necessarily a matter for the developer. Chairman Goldspiel noted the consensus of the Commission appears to be that Lexington Drive should not be connected with Pauline Avenue to allow through traffic movements. Chairman Goldspiel asked if the wet detention area meets the requirements of the ordinance for depth. Ms. Fazio stated whatever requirements are necessary or required will be met. Chairman Goldspiel asked what kind of environmental considerations have been encountered in this development. Mr. Freedman noted the petitioner has retained Donald Hay Associates who made inquiry of the Buffalo Grove Plan Comm-Regular Meeting-August 6, 1997-Page 5 Illinois Department of Natural Resources which indicated an issue over a potential endangered plant known as a White Lady's Slipper. However,the response was that it is a non-issue as it no longer occurs on this parcel and is now a closed matter. Chairman Goldspiel noted that somewhere near this plan on the Commonwealth Edison property there is a unique stretch of original Illinois prairie with a number of endangered species. He noted this species has survived because the root systems of the plants are so intertwined that they kept out foreign plants. From time to time the prairie will need to be burned over in order to preserve it. Mr. Freedman stated they can look into this matter but in the meantime they have a letter from the Department of Natural Resources which notes this consultation is terminated. Chairman Goldspiel stated he would like to know exactly where this section is and that it will be properly attended to. Ms. Fazio stated the area of discussion is located quite a bit south of the lot which is immediately south of the subject lot. Chairman Goldspiel asked if it will make any difference if the water discharge is concentrated at one point as proposed. Ms. Fazio stated it is concentrated at the point where it has always be concentrated. She stated it does not sheet drain in an easterly direction across Come Ed. It does collect in the corner where there is presently an existing wetland. She further noted they will be making compensation for this wetland area with mitigation offsite. She noted the nature of the detention, and with the more stringent Lake County Stormwater Management ordinance, it does decrease the water runoff. Ms. Fazio stated Hay Associates has applied for mitigation of the wetlands through a wetlands restoration fund where a fee is in lieu is paid to a central bank of offsite mitigation of wetlands. Chairman Goldspiel asked how extensive the wetlands are. Ms. Fazio stated there are 1.05 acres. Mr. Freedman stated they will check the permit with the Corps of Engineers. He noted that ultimately any approval given will be conditioned on full approval by the Corps of Engineers. Commissioner Krug asked if the parking lot would end up being a detention area. Ms. Fazio stated the parking lot is merely a low point. The grades have been designed so that they will pond no higher than 9 inches which is what is typically considered good engineering Buffalo Grove Plan Comm-Regular Meeting-August 6, 1997-Page 6 practice. This will then make its way over to the detention pond. She noted essentially the water will pond everywhere before it overland flows. This area will only pond when the storm sewers exceed the capacity of a storm sewer which is a 10 year storm whereas detention is calculated based on the 100 year storm. Ms. Fazio stated it was not her intention to design detention in the parking lot. In order to get water to flow into the catch basin inlets, puddles must be formed to trap the water in order for the water to get into the basins. In a situation where the storms sewers do not work, whether they are clogged with dirt or there is a 10 year storm situation, provision has been made for a safe route for the water to get to the detention basin and not back out off site. Commissioner Krug stated he would like to know how much rain falls in what period of time in a 10 year storm. Mr. Pfeil stated by the time of public hearing Mr. Kuenkler would be in attendance to verify the engineering plans. Chairman Goldspiel asked what kind of latitude the developer is looking for on this site. Mr. Freedman stated they intend to annex the site and zone it industrial with Hastings to go through the middle of the site creating a two lot subdivision. He stated he did not necessarily have to come back for site plan approval if all other requirements are being met. Chairman Goldspiel noted that as long as the annexation agreement holds all the necessary provisions, zoning can be given and building can be done according to that zoning and annexation agreement. Mr. Freedman stated they will come to a public hearing with a bikepath solution. MIRIELLE RESUBDIVISION(PHASE 1) - PLAT OF SUBDIVISION Mr. Larry Peterman of The Peterman Group stated they would like to create a public parcel on the southwest corner of Apple Hill Lane and Route 22 for placement of a sign. He noted the Village ordinance does not allow signs on a single family home site. A sign, however, could be placed on land that is held in public trust, or as in this case through the homeowner's association. Mr. Peterman noted the sign would be placed on the site along the largest home in the area. The sign would be maintained by the association which was set up to encompass maintenance of an entry monument as well as the fence that runs along Powernail as well as some small areas within cul-de-sacs that need to be maintained. Mr. Peterman stated the sign itself uses the same materials available on the homes, namely stucco and brick. The fence going along Route 22 will be tied into the sign at its terminus while existing Buffalo Grove Plan Comm-Regular Meeting-August 6, 1997-Page 7 plant material will be relocated. Chairman Goldspiel noted signs of this nature are normally discouraged on single family home developments. He asked why it is so important to have this sign. Mr. Peterman noted the identity of this community was something people asked for early on in the design phase. Commissioner Krug asked if the homeowner's association could disband at any time. Mr. Peterman stated the association could disband, at which time the sign would have to be disposed of as there would be no way to maintain the sign. Commissioner Krug stated he would like to see something on the sign identifying with the Village of Buffalo Grove. Mr. Peterman stated that could be accommodated. Commissioner Samuels asked what will be done for the homes on Prairie. Mr. Peterman stated there are no plans for a sign on Prairie nor the budget for same. Commissioner Trilling stated he does not care if the sign reads Buffalo Grove but he would prefer that no insignia of the Village be used. Commissioner Moons noted he would prefer no signage. Chairman Goldspiel and Commissioner Ottenheimer concurred with Commissioner Moons. Chairman Goldspiel asked if the title could be changed to resubdivision of Lot 1 in Mirielle so that there is no implication that the entire subdivision is being resubdivided. Moved by Commissioner Trilling, seconded by Commissioner Krug to approve the resubdivision of Mirielle, Lot 1, specifically Outlot C, to accommodate a sign identifying the Mirielle subdivision, subject to the addition of the term Buffalo Grove to the sign and the elimination of any logos or symbols identifying the developer and/or the Village itself. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Berman, Trilling NAYES: Moons, Goldspiel ABSTAIN: Samuels, Ottenheimer ABSENT: Howard Buffalo Grove Plan Comm-Regular Meeting-August 6, 1997-Page 8 The motion passed 3 to 2. DELACOURTE SUBDIVISION(FORMERLY WATERFIELD PLACE) - FINAL PLAT OF SUBDIVISION Chairman Goldspiel noted this item is not ready at this time. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil asked to shift the next regular meeting date of August 20, 1997 to another date. September 3, 1997 would be the next regular meeting date for developer projects. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT Mr. Pfeil noted he has just become aware that board agendas have not been given to all the members of the Plan Commission and he will work with the Village Clerk's office to send an agenda to all Commission members. NEW BUSINESS Chairman Goldspiel asked that the gap in the bikepath system at Busch and Buffalo Grove Road be added for discussion in the future. ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Samuels and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:15 p.m. Res ectfully sub ed, F Ru n, ording Secretary 7AP OVE BY: Li 1 /S EP N GO DSPIEL, airman Buffalo Grove Plan Comm-Regular Meeting-August 6, 1997-Page 9