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1990-04-18 - Plan Commission - Minutes a PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Landis and Gyr Powers April 18, 1990 Chairman Sheldon called the Public Hearing to order at 7:51 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Ms. Howard Mr. Rhodes Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: Mr. Braiman Also Present: Mr. Lawrence Freedman, Attorney Mr. Mark Christensen, Hipman, Shafer, Anderson Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Herald, explained the purpose and format of the meeting and swore in Messrs. Freedman and Christensen. Mr. Freedman stated they are seeking a special use for an above-ground connector based on approval of an amendment to the Zoning Ordinance to allow such connectors. He indicated the need for the connector arises because the two parcels are technically under separate ownership, and noted that if they were under the same ownership the property could be consolidated and a connector would be allowed without a special use. Mr. Freedman explained that a common tenant, Landis and Gyr, will be the sole user of the connector. If that common tenancy ceases, the connector could be maintained or closed off. He stated the connector will be in compliance with the proposed ordinance if it passes in the form stated at the prior public hearing. Mr. Freedman indicated a declaration of covenants had been submitted to the Village Attorney and it is their understanding that any action taken would be subject to providing such covenants. Mr. Christensen presented plans regarding the manner in which the connector will be constructed between the buildings. He stated the purpose of the connector is for employee access between the buildings. He noted this Buffalo Grove Plan Commission - Public Hearing - April 18, 1990 - Page 1 provides the company with a consistency between their corporate operations. Additionally, they can connect their computer and communications operations between the two facilities within the bridge making it easier to maintain than if it were underground. Commissioner Charlette noted that the plan shows a concrete support for the bridge interfering with an existing handicap parking space. Commissioner Goldspiel indicated that this would lock a handicapped person into a \„/ cul-de-sac created by the concrete supports making it difficult to maneuver. Mr. Christensen stated the Building department would review the situation and if that space needed to be removed their parking is already designed to in excess of code requirements and any stall encumbered by the structure would be replaced. Commissioner Goldspiel confirmed that the structure would be used only for passage and no occupied work space would be located within it. Commissioner Goldspiel requested testimony relating to meeting the requirements for a special use. Mr. Freedman stated they had evidenced a special need for this particular tenant and also a special need based on the unique circumstances surrounding the ownership of the two buildings. He stated the structure is compatible with an I-District and this particular industrial park in that if it were not for the unique ownership situation the structure would be allowed. Mr. Freedman then addressed each of the six criteria for a special use. Commissioner Goldspiel asked if the increased square footage resulting from the connector increases the parking requirements. Mr. Pfeil explained that the parking requirements in an Industrial district are based on the number of employees and since this structure will not be habitable space it would not affect that. Commissioner Rosenston inquired about the design of the structure. Commissioner Rhodes asked if fire doors would be required, and Commissioner Krug inquired about the need for emergency access or egress from the structure. Mr. Pfeil indicated the Fire Department and Zoning Department had discussed these matters with the architect. Mr. Raysa asked for clarification of the property lines on the south elevation of the bridge. There being no comments from the audience or further discussion, Chairman Sheldon closed the Public Hearing at 8: 11 P.M. Respect ully Submitted, APPROVED BY: ROSEMARY ALLE , Recording Secretary BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Public Hearing - April 18, 1990 - Page 2 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Zoning Ordinance Amendment - Building Connectors April 18, 1990 Chairman Sheldon called the Public Hearing to order at 7:33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: Mr. Braiman Also Present: Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Herald, explained the purpose and format of the meeting and swore in Messrs. Raysa and Pfeil. Mr. Pfeil stated there are two parts of the ordinance they are proposing to amend. The first is the definition section of the ordinance to include a definition of building connectors, and a revised text for that is included in the memo presented to the Commission. The other part of the amendment relates to the inclusion of building connectors as a special use in an Industrial district, for which a draft ordinance was presented for consideration. Mr. Pfeil noted that the language in the draft ordinance is still general enough to allow review by the Plan Commission on a case-by-case basis. Mr. Raysa noted some additional changes to the draft ordinance in Section 3, that being the inclusion of language to read that the ordinance shall be in full force and effect "from and immediately after its passage and approval." The references to and requirement for publication are to be stricken. Mr. Raysa explained that normally an ordinance is not in effect until 10 days after its publication and therefore no approvals or variations can be granted until it is in effect. Commissioner Krug asked about potential interference with any easements. Commissioner Rosenston noted an elevated connector could interfere with required clearances or other traffic needs. Buffalo Grove Plan Commission - Public Hearing - April 18, 1990 - Page 1 Mr. Raysa stated that language could be added to state that connectors shall not interfere with any traffic or pedestrian movement "or easements or access to easements." He then noted that they had not wanted to make the language too restrictive but rather to leave it to the standard determination of the Plan Commission in its review that all requirements for a special use had been met and to allow them to impose conditions upon each special use as necessary. Commissioner Goldspiel stated he feels it is important to clearly state their intent so there is no confusion in interpretation at any future date. Commissioner Goldspiel indicated he would like additional language to state the connector "shall be constructed so as to provide visual separation between the buildings." He noted this does not prohibit ground level connectors but rather assures an open feel is created. Following discussion, Chairman Sheldon called for public comments. Mr. Lawrence Freedman suggested that the proposed revised language for Section 17 include the word "unduly" to state connectors shall not "unduly interfere. ." In this way, he stated, it would be at the Plan Commission's discretion to determine in each case whether the proposal falls within that criteria. Following further brief discussion, Chairman Sheldon closed the Public Hearing at 7:51 P.M. Respectfully Submitted, ROSEMARY ALLEN, ording Secretary APPROVED BY: Vk/de,e4 BARBARA SHELDON, Chairman L Buffalo Grove Plan Commission - Public Hearing - April 18, 1990 - Page 2 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Zoning Ordinance Amendment - Building Connectors Landis and Gyr Powers Fire Station No. 27 Weiland Road Greenhouse Area - Road Planning Weiland Road Industrial Park Klefstad 's Second Resubdivision Woodland Commons Shopping Center and Commerce Center Church of the Latter Day Saints April 18, 1990 Chairman Sheldon called the Regular Meeting to order at 8: 11 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: Mr. Braiman Also Present: Mr. Lawrence Freedman Mr. Mark Christensen, Hiffman , Shaffer and Anderson Chief Thomas Allenspach, Buffalo Grove Fire Dept. Mr. John Staub, Weiland Road Industrial Park Mr. William Raysa, Village Attorney Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES Moved by Commissioner Rubin , seconded by Commissioner Howard, to approve the minutes of the Public Hearing of March 21 , 1990, as amended. All Commissioners were in favor, with Commissioner Rhodes abstaining, and the motion carried. Buffalo Grove Plan Commission-Regular Meeting-April 18. 1990-Page 1 Moved by Commissioner Charlette, seconded by Commissioner Rubin, to approve the minutes of the Regular Meeting of March 21 , 1990 . All Commissioners were in favor , with Commissioner Rhodes abstaining, and the motion carried. COMMITTEE AND LIAISON REPORTS Commissioner Rubin attended the Village Board meeting of April 16 , 1990 , at which the following were discussed: 1 . Status of shopping centers - Chairman Sheldon commented that reports provided to the Village Board and those for the Plan Commission regarding the status of compliance with ordinances by shopping centers will be shared. 2 . Trustee Glover's resignation effective May 1 , 1990 3 . Checker Square Development 4. Williamsburg Estate ( Lincoln Woods) 5 . Deerfield Bakery Chairman SHeldon presented a memorandum from Mr. Balling regarding clarification relating to zoning for the Carlyle Development. Commissioner Goldspiel reported on the meeting of the Wisconsin Central Task Force held April 5 , 1990 regarding developing station sites. Chairman Sheldon indicated the memorandum provided at the meeting from the Lake County Department of Planning, Zoning and Environ- mental Quality sets forth a meeting schedule for their review of the Lake County Comprehensive Plan, urging attendance by the Commissioners as possible. ZONING ORDINANCE AMENDMENT - Building Connector in the Industrial District Moved by Commissioner Goldspiel , seconded by Commissioner Rhodes, that the Plan Commission recommend to the Village Board enactment of an ordinance amending the Village of Buffalo Grove Zoning Ordinance in accordance with the draft dated 4/10/90, as amended by the language read by Mr. Raysa during the Public Hearing, that being the amendment of Section 2, Paragraph 17 to read as follows: "A building connector between two structures on two separate zoning lots, said connectors shall not have to meet yard setback requirements provided said connectors shall not unduly interfere with traffic or pedestrian movements or easements or access to LI easements. A connector shall be constructed so as to provide visual separation between the buildings. " Buffalo Grove Plan Commission-Regular Meeting-April 18, 1990-Page 2 Further, that under Section 3 , "This ordinance shall be in full force and effect immediately from and after its passage and approval , " and deleting any reference to requirements for publication of the ordinance. The motion passed 7 to 0, with the following vote: AYES: Goldspiel , Krug, Rhodes, Howard, Rubin, Rosenston, Charlette NAYES: None ABSENT: Braiman Commissioner Krug commented that the Building and Fire Departments should review the need for any additional emergency access or egress to the connectors and if one is necessary, it be provided directly to the exterior. LANDIS AND GYR POWERS, Special Use for a Building Connector Moved by Commissioner Rubin, seconded by Commissioner Howard, that the Plan Commission recommend to the Village Board approval of the petition to the Village of Buffalo Grove for Special Use authorization and Preliminary Plan approval for a building connector between two principalbuildings on separate zoning lots in the Industrial District, subject to property commonly known as 1000 Deerfield Parkway (Parcel 1 ) and 990 Deerfield Parkway (Parcel 2 ) , subject to covenants being provided to the satisfaction of the Village Attorney; Further that the Plan Commission finds that the Petition and Plan are in compliance with the draft ordinance previously approved, and that all requirements of the Special Use code have been met. Following brief discussion regarding procedure, Commissioner Rubin amended the motion as follows: Further that adoption of this motion be contingent upon approval by the Village Board of the Zoning Ordinance Amendment regarding building connectors. Commissioner Rhodes seconded the motion as amended. The motion passed 7 to 0, with the following vote: AYES: Goldspiel , Krug, Rhodes, Howard, Rubin , Rosenston, Charlette NAYES: None ABSENT: Braiman Buffalo Grove Plan Commission-Regular Meeting-April 18, 1990-Page 3 Commisioner Goldspiel requested that when the determination by the Building and Fire Departments is made regarding emergency access or egress to such structures, the Plan Commission be advised of their findings. FIRE STATION NO. 27 , Route 22/Easton Avenue Fire Chief Thomas Allenspach appeared before the Commission along with Captain Jim Hansen. Chief Allenspach stated that in response to the increase in calls created by growth in the Village to the east and north, he developed a task force to review fire station placement and location. The conclusion of that study was that four stations are needed to adequately service the Village. Chief Allenspach presented illustrations showing areas of the Village covered by the existing two stations using established ISO ( Insurance Service Office) standards for trucks and engines and stated that the location selected for the new station at Route 22 and Easton was selected to adequately cover service to to north end of town. He noted that a site for an east side station is not currently located but will be pursued at a later date. Illustrations of the areas then served with expansion were also presented. Chief Allenspach noted they had reviewed mutual response assistance with other communities as now exists with Arlington Heights and found that Wheeling and Vernon were too far out of the response districts for trucks and engines to be of adequate assistance, although they are pursuing agreements to cover some peripheral areas. He noted they plan to add a quint, which is a combination of a truck and engine, to the north station which will broaden their response capacity. Chief Allenspach then reviewed the findings of the task force established to design the new station and presented a rendering of a proposed building. He stated they had attempted to create a relatively maintenance free building and to build in future growth by providing for a bay and a half, which adds to depth not width. He noted that if an ambulance is added in the future, with the half bay the ambulance and quint could efficiently leave side by side. The front will be brick and wood and the roof will be sloped with shingles. Chief Allenspach reviewed the site plan showing that they will have access onto Easton Avenue and plan to install a traffic signal to allow access onto Route 22. There will be an entrance to the back Buffalo Grove Plan Commission-Regular Meeting-April 18, 1990-Page 4 parking lot and a drive-through in the full bay so they will not have to back apparatus into the facility. Also provided is a turn-around and handicap parking area. Chief Allenspach reviewed the floor plan noting it provides a functional station allowing quick access from all living areas to the apparatus. There will be one office for the station officer located in the southeast corner. Additionally, a desk area for police officers will be provided in the vestibule to allow them to conduct business such as bonding while in the northern end of town rather than returning all the way to their station. A parking spot has been provided for the police in the turnaround area at the front of the building. Chief Allenspach then reviewed the amenities for the living quarters. Chairman Sheldon noted that the living quarters are located on the side of the building adjacent to residential and suggested heavy landscaping would be necessary for privacy. Chief Allenspach indicated they had decided t locate the living quarters along Easton because there would be less traffic. In response to another question, Chief Allenspach stated the basement would contain heating and air conditioning equipment, storage space and physical fitness equipment. Commissioner Goldspiel asked if any backing up of equipment onto Route 22 or Easton would be necessary. Chief Allenspach indicated this is not allowed at any station and the turnaround bay allows them adequate space to pull in and then back into the bays. Commissioner Goldspiel asked for review of how the engine truck and possible ambulance movement within the bays and stalls would move and Chief Allenspach briefly explained. Commissioner Goldspiel inquired as to whether the living quarters could accommodate firefighters of both sexes. Chief Allenspach reviewed the design and briefly discussed the adequacy of the facility in that regard. Commissioner Goldspiel also asked if there would be any aerials or verticle poles for any purpose. Chief Allenspach indicated there would be none, noting they dry their hoses mechanically rather than using hose towers. Commissioner Goldspiel also asked if the 204 ft. separation from Easton was sufficient for their signalization. Chief Allenspach stated they are considering that the signal may have to encompass both their exit and Easton Avenue. Buffalo Grove Plan Commission-Regular Meeting-April 18, 1990-Page 5 Further discussion ensued in resopnse to a question from Commissioner Krug regarding the possibility of moving trucks onto Easton. Mr. Pfeil noted that with respect to concern regarding the flow of traffic out of the site the Fire Chief and Village Engineer would be responsible for determining how the equipment could move adequately on the roads. Commissioner Rhodes inquired about controlling lighting on Route 22. Commissioner Krug asked if the parking space in the front of the building would interfere with equipment movement in the turnaround area. Further questions were with regard to providing sidewalks and street lights. Mr. Pfeil stated that a sidewalk would be provided on site as well as a street light on Easton. Commissioner Goldspiel asked how engine tanks were filled and flushed. Chief Allenspach explained they have interior lines to fill the tanks from overhead. Flushing is not done on site so there would be no extraordinary burden to sewer drains. WEILAND ROAD GREENHOUSE AREA - Road Planning Mr. Pfeil explained that in an attempt to help with planning for the overall area, he had discussed with the Engineering Department what might be needed to service the area. The conclusion was that a looped street is needed. Mr. Pfeil presented and reviewed a drawing showing a possible alignment from Thompson Boulevard to the north coming into the currently planned Weiland Road Industrial Park going eastward to the separate parcel owend by the Concrete Doctor and south between the two parcels. Commissioner Goldspiel stated he feels the looped system is necessary for proper development of the area but is concerned that there not be undue burden placed on any one parcel to create that, looking particularly to the northeast portion of the area. Mr. Pfeil noted that Ed Weiner, one of the owners of the Concrete Doctor and the triangular parcel in that area, had expressed his objection to the proposed alignment for the same reason, that it would be an undue burden relative to the size of their property. Mr. Pfeil further reviewed the area and noted that it is the north/south alignment that is at issue and one proposal would be to have the road straddle the property line or alternatively to shift the road to the west so it would lay entirely on the Weiland Road Industrial Park side. In discussion, the issue of placing financial burden on the initial developer by shifting the street was raised, as well as the concept Buffalo Grove Plan Commission-Regular Meeting-April 25, 1990-Page 6 of requiring half streets were the road to straddle the property line. Commissioner Goldspiel noted that if the road straddles the property line, a jog in the right-of-way would be necessary to make sure the road adjoins to both of the southerly properties. It was agreed that a looped street system should be developed and something should be worked out among the property owners regarding proportionate sharing of the responsibility for building such a road so that no one property owner is overburdened. WEILAND ROAD INDUSTRIAL PARK Mr. Staub addressed the Commission and stated their changes in the plan include access to Weiland Road by a street the same width as and lined up with Thompson. This street runs down to the property line and would be a dedicated street. He noted substantial landscaping had been added and a formal landscaping plan would be presented in the future. With respect to the roads, Mr. Staub stated they had shown the possibility of looping the road through the area but indicated this takes up a substantial portion of his property and would be very costly. Chaimrna Sheldon asked about building setbacks and parking requirements. Mr. Staub reviewed the setbacks and stated they would comply with any parking requirements, even if it meant a reduction in the size of the buildings shown on the plan to compensate. Commissioner Rosenston stated he objects to the design of the industrical park and also to putting a day care center in a highly intense area near traffic. Commissioner Goldspiel questioned the setbacks relating to Building D and discussion followed with Mr. Pfeil regarding setback standards as they apply to this site with a looped street system established, noting the plan as presented does not conform to those standards for Building B or D in that case. It was noted a 25-ft. landscaped setback from the property line is required but Mr. Pfeil stated in this instance it may be reasonable to allow less than 25 ft. on the east side. Discussion followed regarding the layout of the street system throughout the property. Commissioner Goldspiel suggested the long driveway could be eliminated with access to Buildings A and B provided from Thompson Boulevard and access to the back of the property off of the loop, which would save 26 ft. of width and move everything to the west, giving them room for the needed setback. Chairman Sheldon noted this would also take the heavy traffic away from the day care center. Buffalo Grove Plan Commission-Regular Meeting-April 18, 1990-Page 7 Chairman Sheldon commented that the Police and Fire Departments would be reviewing the plan and the truck docks on the south end would pose a problem. Additionally, she noted the benefit of having a street system throughout the property which would allow Police patrol . Mr. Mark Goldstein 475 Thorndale, a partner in ownership with Ed Weiner, suggested the owners of all the properties in the area get together to attempt to develop a cooperative solution to the road issue and presented some alternative patterns. Commissioner Goldspiel suggested it may change setback situations in some areas which could be beneficial to the petitioner. Commissioner Rosenston inquired about the status of the property to the south. Discussion ensued with Mr. Goldstein regarding their plans for their properties, their willingness to participate in road development and alternatives. Commissioner Goldspiel raised the issue of plans for the parcel to the north . Mr. Pfeil explained that the owner wishes to annex under Industrial zoning but has no present plans to present. Mr. Staub is the contract purchaser for a portion of that land and has included that portion in his annexation petition but without definitive plans. Commissioner Goldspiel indicated they need an inspection report as to suitability of the property for industrial use and a report on the adequacy of engineering for the other parcel . Mr. Raysa added it may be appropriate to better define the petition for annexation and what in encompasses. Commissioner Howard asked about petitioner' s experience with day care centers in industrial areas and about the dumptsters, which Mr. Staub stated now will be located inside the building. Commissioner Rhodes commented that he is not favorable to the combination of a day care center and industrial space, and stated the need to have information regarding plans for the property to the north. Commissioner Rubin stated there is too much pavement in the plan and aesthetically the proposed plan is inadequate, and not in keeping with the rest of the Village. KLEFSTAD'S SECOND RESUBDIVISION, Final Plat Moved by Commissioner Goldspiel , seconded by Commissioner Howard, to recommend to the Village Board approval of the Final Plat of Klefstad's Second Resubdivision, in accordance with the plat containing the surveyor's date of 29/3/90. Buffalo Grove Plan Commission-Regular Meeting-April 18, 1990-Page 8 Commissioner Goldspiel confirmed that the plat conforms with the preliminary plan and has been reviewed by Village staff for compliance with the ordinances. Mr. Pfeil explained that the prupose of consolidation was to establish one buildable lot. The motion passed 7 to 0, with the following vote: AYES: Goldspiel , Krug, Rhodes, Howard, Rubin , Rosenston, Charlette NAYES: None ABSENT: Braiman WOODLAND COMMON SHOPPING CENTER AND COMMENCE CENTER, Final Plat Moved by Commissioner Rosenston, seconded by Commissioner Rhodes, to recommend to the Village Board approval of the Final Plat of Woodland Commons Shopping Center and Commerce Center, as depicted on Sheets 1 and 2 dated 4/11/90, as amended. Commissioner Goldspiel inquired about required setbacks and following explanation by Mr. Pfeil the motion was amended as follows: Subject to correction of the building line setbacks to 50 ft. along Route 22 for Lots 1 and 2 . The motion was seconded as amended. Commissioner Goldspiel confirmed that the plan conforms to the preliminary plan and has been found to comply with the Village ordinances. Following brief discussion regarding Parcels A and B, a vote was taken. The motion passed 7 to 0, with the following vote: AYES: Goldspiel , Krug, Rhodes, Howard, Rubin, Rosenston, Charlette NAYES: None ABSENT: Braiman CHURCH OF THE LATTER DAY SAINTS,_ Final Plat Moved by Commissioner Rubin, seconded by Commissioner Rhodes, that the Plan Commission recommend to the Village Board approval of the Final Plat for the Church of the Latter Day Saints Subdivision, as depicted on the survey dated 4/6/90, revised 4/10/90. Buffalo Grove Plan Commission-Regular Meeting-April 18, 1990-Page 9 In discussion, Mr. Richard Worthen representing the Church, indicated the revisions made between 4/6 and 4/10 related to the dedication of two detention pond easements, but that the drawings had not gone back to the surveyor for that purpose. Commissioner Goldspiel suggested the motion be subject to clarification of the detention pond easements. The motion was accordingly amended by Commissioner Rubin and seconded as amended. Commissioner Goldspiel asked about the need to show a building line for Lot 2 on the plan. Mr. Pfeil stated it is staff's position that such a line need not be shown because of future plans for development which will then establish that building line. Commissioner Goldspiel also confirmed that the plan is in conformance with the preliminary plan and has been reviewed for compliance with the ordinances. The motion passed as amended, 7 to 0, with the following vote: AYES: Goldspiel , Krug, Rhodes, Howard, Rubin , Rosenston, Charlette NAYES: None ABSENT: Braiman CHAIRMAN' S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil advised the meeting on April 25 , 1990 would be for workshops on the new fire station and the Carlyle Development. The meeting on May 2 , 1990 would be fore Northwest Building Supply and the Home Day Care Ordinance. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Goldspiel , seconded by Commissioner Charlette, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 10:40 P.M. Buffalo Grove Plan Commission-Regular Meeting-April 18, 1990-Pg. 10 Respectfully Submitted, 7/1 ROSEMARY ALL , Recording Secretary APPROVED BY: BARBARA SHELDON, Chairman Buffalo Grove Plan Commission-Regular Meeting-April 18, 1990-Pg. 11