Loading...
1990-07-11 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION July 11 , 1990 New Life Evangelical Lutheran Church Abbott Contractors/Illinois Bell Telephone Maintenance Facility Chairman Sheldon called the Special Meeting to order at 7 : 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois . Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Braiman Mr. Rosenston Mr. Rubin Mr. Charlette Commissioners Absent: Ms . Howard Also Present : Mr. Jerome Pinderski , Jr. , Attorney for New Life Evangelical Lutheran Church Mr. Timothy Blatner, Ware Associates Mr. Joseph Koenen, Engineer Pastor Chris Cordes, New Life Evangelical Lutheran Church Mr. Lawrence Freedman, Attorney for Abbott Contractors Mr. Michael Vondra, Abbott Contractors Mr. David Swanson, Illinois Bell Telephone Mr. Carl Kupfer, Spaceco Inc. Mr. Ed Weiner, The Concrete Doctor, Inc. Mr. George Mauriles Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Charlette, to approve the minutes of the Public Hearing of May 16 , 1990 . All Commissioners were in favor, with Commissioner Rosenston abstaining, and the motion carried. Moved by Commissioner Rhodes , seconded by Commissioner Charlette , to approve the Regular Meeting minutes of May 16 , 1990 , as amended. All Commissioners were in favor, with Commissioner Rosenston abstaining, and the motion carried. Buffalo Grove Plan Commission-Special Meeting-July 11 , 1990-Page 1 COMMITTEE AND LIAISON REPORTS Commissioner Charlette reported on the Village Board meeting of July 2 , 1990 , at which the following items were discussed: 1 . The Riverwalk North annexation was approved. 2 . The Checker Square retail development was reconsidered, with the Village Board voting 4 to 1 to deny approval . 3 . The public hearing for the Santucci property annexation was opened and continued. 4. A request by a developer to build out the second phase of the Steepleview development was not approved by the Board. Commissioner Rubin noted that the proposed plan for Steepleview would have retained the same footprint as the approved plan, and the units would be upgraded to larger two-bedroom units with individual washers and dryers. Mr. Rubin commented that the Board seemed to react to the comments of residents from the Woodstone Townhouses and Steepleview Condominiums who objected to the proposed plan. NEW LIFE EVANGELICAL LUTHERAN CHURCH Mr. Pinderski noted that the site is a parcel of approximately four acres at the northeast corner of Busch Road and Buffalo Grove Road. He stated that the plan was previously reviewed by the Plan Commission in September of 1988 , and the plan has been revised since then. He said the church is seeking annexation with R-7 Special Use zoning. Mr. Pinderski explained that the plan includes a parsonage, a church, and an elementary school . He said the church would request a waiver of Village engineering fees, and a waiver of the survey and preservation plan requirement . Mr. Pinderski said the parsonage would be built as soon as the plan is approved, while the church would be built within two years . The school is not scheduled at this time. He noted that the plan under review is dated May 10 , 1990 . Pastor Chris Cordes said the congregation was started in 1986 with 20 members . There are now 85 members. He said the church would not disturb the neighborhood. Mr. Cordes noted that the two heaviest uses of the church would be at Easter and Christmas. Commissioner Goldspiel asked if the property would have an athletic facility. Pastor Cordes said the church would not have any athletic facilities, but the school might be designed with a facility. Mr. Pinderski stated that the school would need to have a specific approval in the future when an actual design would be available for review. Buffalo Grove Plan Commission-Special Meeting-July 11 , 1990-Page 2 Timothy Blatner, project architect, explained that the first phase of the church would have 200 seats , and the second phase would add 100 seats. Parking would be provided for each phase; 67 spaces would be required for the first phase , and 34 spaces for the second phase. The school would require 8 spaces , based on 8 employees. Commissioner Goldspiel inquired if R-3 zoning would be acceptable instead of R-7 , and suggested that if the parsonage was platted on a separate lot , a side yard variation would not be needed. He asked what entity owned the property. Pastor Cordes said the property is owned by the local congregation of the New Life Church. Mr. Pfeil commented that R-3 zoning would require a 30-foot front yard building setback. Joseph Koenen reviewed engineering for the project. He explained that stormwater detention would be provided y expanding the Westchester Estates pond approximately five feet onto the church site. Commissioner Goldspiel asked if the Village Engineer has reviewed the stormwater detention plan. Mr. Pinderski stated that the Village Engineer has been informed of the plan to expand the Westchester Estates pond, and he has said the plan is acceptable in concept . Commissioner Goldspiel inquired about the elevation of the site after completion of the development, and how water and sewer service would be provided relative to the elevation. Mr. Koenen said the site will need to be excavated to get adequate stability for the parking lot. Water has been stubbed to the site across Buffalo Grove Road, and a sanitary sewer has been extended to the north end of the site. A lift station will be used for the sewer. Mr. Koenen said the Village Engineer has said the lift station alternative is acceptable. Commissioner Rubin asked if the future parking area would be seeded to grass until paving is required. Mr. Blatner said the area would be seeded. Commissioner Goldspiel inquired about the height of the church. Mr. Blatner said the church has not been designed, but it is planned as a single story building with a maximum height of 35 feet. Chairman Sheldon asked if the proposed driveway locations on Busch Road and Buffalo Grove Road are acceptable. Mr. Pfeil said the Village Engineer indicates that the proposed right- in, right-out driveway for Busch Road is acceptable. Mr. Carmignani , Buffalo Grove Plan Commission-Special Meeting-July 11 , 1990-Page 3 the Village' s traffic consultant , has not yet commented on the plan. Commissioner Goldspiel said the site should be linked to the bike path to the north in the Westchester Estates development . He commented that the driveway to Buffalo Grove Road would probably have to be moved farther north. Chairman Sheldon agreed that good pedestrian access is needed to the site , especially for the safety of children. Chairman Sheldon inquired about the size and appearance of the proposed parsonage. Mr. Blatner said the parsonage will have an area of 3 ,000 sq. ft. , it will be residential in appearance, and it will have a two-car garage. Commissioner Rhodes asked for more details about the functional areas of the church building, and about the type of school on the site. Mr. Blatner said the church would have a fellowship area, an education area, and an office. Pastor Cordes said the school may include a nursery school and a pre- school , but plans are very preliminary. An outdoor playground without exterior lighting would be provided. Commissioner Krug inquired about proposed lighting for the parking lot areas and the church. He asked if a pylon sign is planned. Commissioner Rubin said the Appearance Commission would want to carefully review all lighting to make sure it will not have an impact on adjacent residential areas . Pastor Cordes said a pylon sign is planned. Commissioner Rubin said the church should determine if variations would be needed for the proposed signage. Commissioner Rosenston said he favors R-3 zoning rather than R-7 , and the building setback from Busch Road should be more than the 25 ft . required in the R-7 District . Commissioner Sheldon asked for a polling on the requested R-7 zoning. The Commission members indicated unanimously that they do not support the request for R-7 zoning. Commissioner Sheldon directed the Church planners to review all of the Commission' s comments and return for another workshop. ABBOTT CONTRACTORS/ILLINOIS BELL TELEPHONE MAINTENANCE FACILITY (IBT) Mr. Lawrence Freedman stated that Abbott Contractors is the beneficial owner of the site , which is a 16-acre tract on the east side of Weiland Buffalo Grove Plan Commission-Special Meeting-July 11 , 1990-Page 4 Road north of Aptakisic Junior High School . The proposed development would have five or six lots for planned industrial use. The IBT maintenance facility is the only specific use known at this time . He noted that the site plan under review is dated July 5 , 1990. Mr. Michael Vondra, Abbott Contractors, reviewed some of his firm' s previous projects, including industrial buildings in the Techny area of Northbrook and Wise Road in Schaumburg. He stated that wetlands on the site are under review by the Army Corps , and a permit has been obtained to fill a lake on the site. The wetlands in the southwest corner of j the site would be used as part of the stormwater management plan. Mr. 1 Vondra said buildings on the site other than the IBT building would probably be multi-tenant buildings. The plan is to do "build-to-suit" rather than speculative buildings. Commissoner Goldspiel asked what Abbott would do with the project if IBT decides to award the maintenance facility bid to a different developer. Mr. Vondra said Abbott would pursue annexation and zoning for industrial use even if IBT is not part of the project . Mr. David Swanson of IBT reviewed the proposed maintenance facility, explaining that the building is a garage housing equipment and a maintenance area for vehicles . Heavy maintenance would not be done at this facility. The outdoor storage area would be used for cables, poles , pedestals, gravel , and shoring. The facility would replace facilities in Mundelein, Mt. Prospect and Wheeling. The building would have an area of approximately 38 , 500 sq. ft. and would have 70 employees . Sixty vehicles would be housed at the site. Trips in and out of the site would typically be between 6: 30 a.m. and 5 :00 p.m. Chairman Sheldon asked if service vehicles would be parked in the outdoor yard area. Mr. Swanson said vehicles would be outside sometimes, and trailers for cable and other materials would be outside. Materials stored outside would be six feet or less in height. Commissioner Rubin asked how close the storage area would be to Aptakisic school . Mr. Vondra said the storage area would be 600 feet from the school . Commissioner Rosenston inquired about the type of fence to be used around the storage area. Mr. Swanson said a chain link fence would probably be used. Commissioner Goldspiel asked if the storage area would be paved. Buffalo Grove Plan Commission-Special Meeting-July 11 , 1990-Page 5 Mr. Vondra said a macadam surface is proposed since support is needed for cable reels, poles, and other materials . Chairman Sheldon asked about security for the facility and timing for construction. Mr. Swanson said theft and vandalism are not usually a problem for IBT. The construction would take about six months. Commissioner Goldspiel asked how far the storage area would be from the Windbrooke Apartments. Mr. Vondra said the distance would be approximately 250 feet. Commissioner Rhodes asked if this would be IBT' s closest facility to a school . Mr. Swanson said IBT has a facility in Northbrook that school children walk by. Chairman Sheldon directed the developer to inform School District 102 of the IBT development . Mr. Swanson commented that the IBT facility would not have much traffic at the site during school hour. Commissioner Rosenston said he is concerned about the planned cul-de- sac street , and he would like to see a more unified development with the area north of Abbott ' s site . Commissioner Goldspiel said the Plan Commission thinks it is essential to have a "U-shaped" street connecting to Weiland Road at Thompson Boulevard, and extending south through Abbott ' s 16 acres. Mr. Freedman stated that Abbott will try to accommodate adjacent parcels concerning road planning, but other landowners have to bear a fair share of street costs . Mr. Vondra said Abbott doesn't need to have a road go any farther into its site than the cul-de-sac shown on the present plan. Commissioner Goldspiel replied that most developments could make the same argument, which would mean the Village would have cul-de-sacs on many developments . He said the Village has to plan for the overall coordination of land uses and developments, including an efficient street plan. Commissioner Rosenston asked how long-term ownership of the Abbott site would be handled. Mr. Vondra replied that if the buildings would be "build-to-suit" , the user would own up to 50 percent of the building . Abbott intends to Buffalo Grove Plan Commission-Special Meeting-July 11 , 1990-Page 6 II retain an ownership interest in the site. Commissioner Krug said he would like to see how IBT' s other outdoor storage areas are maintained. He commented that the maintenance facility is an acceptable use for the site, but he is concerned with the outdoor storage . Commissioner Goldspiel inquired how stormwater flow from the former pond would be handled, and whether the detention area shown on the plan would serve the entire 16-acre tract. Mr. Kupfer said the site will connect into a 36-inch diameter storm sewer that goes under Weiland Road. The detention area in the southeast corner of the site is sized to handle the entire Abbott tract . He explained that any floodway or floodplain areas along the Aptakisic Creek on the site would not be touched. Commissioner Goldspiel said he is concerned with how stormwater is supposed to go under the adjaent Wisconsin Central Railroad tracks . Commissioner Goldspiel asked if any variations to Village ordinance will be needed for the plan. Mr. Freedman said no variations have been identified, and the developer thinks variations will not be needed. Commissioner Braiman said he supports the concept of a street connection at Thompson Boulevard, and he asked if the Abbott development will be required to install streetlights along Weiland Road. Mr. Pfeil said the property would have to comply with the Development Ordinance concerning streetlights . Commissioner Rhodes asked if the IBT building would have roof-top mechanical vents and small stacks. Mr. Ed Weiner, President of The Concrete Doctor, Inc. , said his property now has access to Depot Place, but he owns a five-acre parcel adjoining the Abbott site that needs access through the Abbott property to Weiland Road. The Abbott plan for the IBT facility would provide no access to Weiland Road for his parcel . Mr. Weiner commented that the north eight-acre tract of the former Weiland Road Greenhouse property could be served by a road from Weiland Road; a loop road from Thompson through the eight-acre parcel and through the sixteen-acre Abbott tract is not necessary and would use too much land. Mr. Weiner said he would like to have an access easement to use the Abbott road and Weiland Road. Mr. Weiner also expressed concern about IBT' s outdoor storage area because his parcel is ten feet higher, so the storage area would be Buffalo Grove Plan Commission-Special Meeting-July 11 , 1990-Page 7 very visible to future users of his parcel . He suggested that the IBT storage area be screened and bermed adjacent to his parcel . Mr. Vondra asked if Mr. Weiner would ever pursue annexation of the Concrete Doctor property to Buffalo Grove. He said the Concrete Doctor property should be coordinated with the Village ' s planning goals . Mr. Weiner said he will probably not request annexation of the Concrete Doctor property because he already has access to Depot Place , and the outdoor storage on the property may not be consistent with the Village ' s zoning regulations . Commissioner Goldspiel said the Village has a great opportunity to coordinate development of the entire Weiland Road Greenhouse area, and he urged property owners to cooperate in the planning effort. Mr. Freedman said Abbott needs economic protection concerning the dedication of land and the cos of constructing roads . He said Abbott will try to show a plan that allows access to Mr. Weiner' s parcel to the east , but Mr. Weiner will have to share in the costs of the street. Chairman Sheldon asked Mr. Pfeil to consult with the Village 's traffic consultant concerning a street plan for the Abbott and Weiner parcels as well as a plan for the overall area east of Weiland Road. Abbott Contractors were directed to cooperate with this planning and return to the Commission for a second workshop. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil said the July 18 , 1990 agenda would have a public hearing concerning the Park District ' s proposal to install lights at the Old Farm Village II tennis courts, and a workshop concerning Hoffman Homes ' plan for the Mormon R-4 parcel on Prairie Road. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Braiman, seconded by Commissioner Charlette, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 11 : 00 p.m. Respectfully Submitted, /pa ROBERT PFEIL, Village Planner Buffalo Grove Plan Commission-Special Meeting-July 11 , 1990-Page 8 APPROVED BY: BARBARA SHELDON, Chairman II III Buffalo Grove Plan Commission-Special Meeting-July 11 , 1990-Page 9