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1990-02-07 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Riverwalk North February 7, 1990 Chairman Sheldon called the Public Hearing to order at 7:35 P.M. in the Council Chambers, Village Hall, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Krug Mr. Rhodes Mr. Braiman Ms. Howard Mr. Rubin Mr. Charlette Commissioners Absent: Mr. Goldspiel Mr. Rosenston Also Present: Mr. Timothy Beechick, Hamilton Partners Mr. Robert Gudmundson, Cowhey Gudmundson Leder, Ltd. Mr. High Loftus, Cowhey Gudmundson Leder, Ltd. Mr. Jeff Deeds, Theodore Brickman Co. Mr. David Olsen, Wilson/Jenkins Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Mr. Kenneth Carmignani, Village Traffic Consultant Chairman Sheldon read the Notice of Public Hearing as published in the Buffalo Grove Herald. She explained the format of the meeting and swore in Messrs. Beechick, Gudmundson, Loftus, Deeds, and Olsen. The exhibits for the hearing were Mr. Pfeil's memo, with attachments, to the Plan Commission dated February 2, 1990, and a revised Preliminary Plan dated February 7, 1990. Mr. Timothy Beechick of Hamilton Partners stated that he is requesting the Plan Commission's recommendation for approval of the Riverwalk North project. Mr. Beechick noted that the plan proposes two office buildings of three-stories with a gross area of 75,000 sq. ft. for each building. He said that the F.A.R. (floor area ratio) of the Riverwalk North project would be .231. The total Riverwalk site would have an F.A.R. of .439, which is slightly higher than the original planning goal of .415. Mr. Beechick presented a table dated February 7, 1990 summarizing site data and floor area ratios for the entire Riverwalk site. Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 1 Mr. Gudmundson and Mr. Loftus reviewed the Preliminary Engineering Plan. Mr. Loftus noted that the water mains would be looped within the site and would be extended to the north property line. He said the site has a shallow floodplain two feet in depth, and a retention pond will be used for compensatory stormwater storage. The project would not encroach on the Des Plaines River floodway. Mr. Loftus said a traffic signal will be installed at the Riverwalk Drive/Milwaukee Avenue intersection when warrants are met. Chairman Sheldon asked if a pedestrian bridge across the Des Plaines River is shown on the plan. Mr. Beechick said the plan shows a bridge on the north part of the site. Mr. Deeds reviewed the landscaping plan. He said the plan unifies the natural trees on the east part of the site with the new plantings to be used. He said the plan proposes to cluster trees rather than use the 40-foot separation between trees required by the Village. Mr. Deeds stated that the Village ordinance requires a total of 26 parkway trees; the developer's plan will have 48 parkway trees. He noted that the plan provides pathways to future bus stops. Mr. Beechick stated that several variations of Village ordinances are being requested, described in a memo dated January 24, 1990 from David Olsen. Concerning the Development Ordinance, variations are requested to permit the submission of detailed grading plans at the time of building permit application; to construct a sidewalk on only one side of a street; to vary the Village requirements for side treatments, mechanical aeration, and a 15-foot water depth for a pond; to allow a 40-foot street pavement and a right-of-way of 60 feet; to allow customized exterior light poles; and to allow clustering of parkway trees. Concerning the Zoning Ordinance, variations are requested to allow parking space dimensions in the parking deck to be smaller than the Village's standard; and to allow the parking deck to have a setback of 25 feet from Riverwalk Drive. Concerning the reasons for the variations, Mr. Beechick stated that it is more practical for detailed grading plans to be prepared when individual building sites are developed. The office park will be automobile-oriented, so a sidewalk on one side of the street is adequate, and internal sidewalks and bikepaths will be provided. The proposed street and right-of-way widths are sufficient for the site, and on-street parking will not be allowed. The light poles will be customized for aesthetic appearance and will meet the Village's performance standards. The parkway trees will be clustered to allow the use of berms, and more trees will be provided than required by the Village. The variance concerning parking space dimensions in the parking deck will allow more spaces to be provided. The requested 25-foot setback from Riverwalk Drive for the parking deck is needed only one location; the average setback is 65 feet. Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 2 Mr. Gudmundson explained that the stones required by the Village for pond-side treatments are very expensive, and Enkamat is a good alternative. The proposed 12-foot pond depth is adequate to provide aeration. Commissioner Krug said he is concerned about the provision of parking spaces for handicapped persons. Mr. Beechick said adequate numbers of handicapped spaces will be provided. Chairman Sheldon inquired about phasing of the Riverwalk North project. Mr. Beechick said he would probably try to get the first 12-story building on the original Riverwalk site leased before starting on Riverwalk North. Commissioner Rubin asked if a hotel is planned, and he requested a review of curb cuts on Milwaukee Avenue planned to serve the Riverwalk development. Mr. Beechick said he has not pursued a hotel for the Riverwalk North site, but he understands the Village's interest in getting a full-service hotel on the original Riverwalk site. Mr. Carmignani reviewed the Village's road planning for the Riverwalk site going back to 1985. He said there will be a signal at Milwaukee Avenue and Riverwalk Drive, and this is the only street connection at this time from Milwaukee Avenue to the site. Commissioner Rubin said he is concerned about the variation relating to parking space dimensions in the parking deck, but he won't belabor the point because it is consistent with the variation granted for the original Riverwalk site. Commissioner Rhodes asked which streets will be public. Mr. Beechick replied that Riverwalk Drive and the street going north into the Riverwalk North site will be public streets. Commissioner Rhodes said he is impressed with the landscaping plan. He asked if Hamilton Partners has any intentions for retail use at the site, and he inquired who would maintain the streetlights if Hamilton Partners sells the development. Mr. Beechick stated that he has no plans for retail use, and the current petition is for office approval. Mr. Raysa said the streetlights will be covered by a covenant subject to a lien in the event maintenance by the property owner does not meet Village requirements. Commissioner Howard said the variation requests are well-founded and adequate justification for the variations has been provided. Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 3 Commissioner CHarlette asked if emergency access could be provided from Chevy Chase Drive. Mr. Beechick said he has not been able to reach agreement with adjacent property owners concerning access easements. Chairman Sheldon said emergency access to the site will be enhanced when the Riverwalk Drive/Milwaukee Avenue intersection is signalized. Mr. Beechick said he hopes to receive approval by the State of Illinois for installation of the traffic signal by late 1990. Commissioner Charlette inquired if an ambulance can maneuver adequately in the parking structure. Mr. Beechick said the parking deck is designed for adequate access and movement for ambulances. Commissioner Braiman asked who will maintain Riverwalk Drive if a portion is not annexed to Buffalo Grove. Mr. Raysa said the Village has an agreement with Vernon Township for the Village to provide maintenance. Commissioner Braiman asked if the parking deck conforms to accepted planning standards such as the size and number of parking stalls. Mr. Beechick stated that the parking deck meets accepted design standards. The parking deck provides parking spaces at a much higher cost per space than surface parking lots. Commissioner Braiman inquired concerning the height of the three-story office buildings and about the type of screening that would be used for roof-top mechanical equipment. Mr. Beechick said the three-story buildings would be approximately 42-feet in height; a parapet would extend above the roof to screen roof-top equipment. Commissioner Braiman asked if a hotel is being considered for the Riverwalk North site. Mr. Beechick said a hotel is not being requested at this time. Commissioner Braiman inquired about the effect of the requested variations concerning pond depth and pond aeration. Mr. Kuenkler said the variations would not affect proper functioning of the pond. Commissioner Krug noted that Section "B-B" shown on the Preliminary Plan indicates a sidewalk on only one side of the street, but Riverwalk Drive is supposed to have sidewalks on both sides. Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 4 Mr. Beechick said Section "B-B" would be revised as needed. Chairman Sheldon asked about fire protection for the Riverwalk site. Mr. Pfeil said he believes Buffalo Grove is working on developing mutual aid agreements with the Vernon Fire Protection District and the Village of Wheeling. L./ Commissioner Krug asked what effect there would be if the variation for the parking deck setback were not granted. Mr. Beechick said the deck has been redesigned to minimize the area where the variation is required. The alignment of Riverwalk Drive limits the design alternatives for locating the deck. Commissioner Krug said he is not in favor of carriage walks but he would accept the design for Riverwalk North because carriage walks were allowed in the original Riverwalk plan. Chairman Sheldon asked for questions and comments from anyone in the audience who wished to speak. Mr. Charles Smith, 1342 Kenilwood Lane, Riverwoods, stated that he is the mayor of the Village of Riverwoods. Mr. Smith asked if a variation was published in the notice of public hearing for the proposed tree planting plan. Mr. Pfeil said the proposed parkway tree planting plan technically requires a variation of the Village's Development Ordinance concerning the 40-foot planting interval, but this variation was not published in the notice of public hearing for the Plan Commission. The variation would be included in the notice of hearing for the Village Board public hearing. Mr. Smith inquired about the layout of the sanitary sewer plan. Mr. Loftus said the sewer system will use lift stations to transport sewage to the Lake County Pekara treatment plant west of the Riverwalk site. Mr. Smith stated that Riverwoods has a "sphere of influence" agreement with Lake County concerning sanitary sewer service for the Riverwalk area. Mr. Loftus said Hamilton Partners has a permit from Lake County concerning sanitary sewer service. Mr. Smith said Riverwoods will probably object to the Riverwalk North plan because it is within Riverwoods' sanitary sewer service "sphere of influence." Commissioner Braiman inquired how the sewer lines on the Riverwalk site would be a detriment to Riverwoods. Mr. Smith said Riverwoods is opposed to high-density office buildings on the east side of Milwaukee Avenue. Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 5 Commissioner Rubin asked if Riverwoods was aware of the sanitary sewer "sphere of influence" issue when the original Riverwalk development was under review. Mr. Smith said Riverwoods is raising the issue now. Commissioner Krug inquired how the original Columbian Gardens Subdivision platted for the Riverwalk area was to be served by sewers. Mr. Gudmundson said Columbian Gardens was designed to be served by the Chevy Chase sewage treatment plant west of Milwaukee Avenue. This plant has been taken out of service; the Pekara facility serves the former Chevy Chase plant's service area. Commissioner Krug commented that the Riverwalk development is improving an antiquated sewer plan for the area east of Milwaukee Avenue. Jerry Trabowski said he owns property west of the proposed parking deck. He said the parking deck was originally planned to be south of his property, and he asked how he will have access to his property. He said he has been planning to construct a residence on his property, and he asked if Village sewer service would be available. Mr. Beechick said a right-of-way provides access to Mr. Trabowski's property. Mr. Pfeil said Village sewer service is usually available only to properties that are planned for and annexed to the Village. As no one else wished to offer testimony, Chairman Sheldon closed the public hearing at 9:45 P.M. Respectfully Submitted, ROBERT PFEIL, Village lanner APPROVED BY: BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 6 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Mormon Church/Fiore Triangle February 7, 1990 Chairman Sheldon called the Public Hearing to order at 9:55 P.M. in the Council Chambers, Village Hall, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioner Krug stepped down and indicated he would not participate in the hearing. Commissioners Present: Chairman Sheldon Mr. Rhodes Mr. Braiman Ms. Howard Mr. Rubin Mr. Charlette Commissioners Absent: Mr. Goldspiel Mr. Krug Mr. Rosenston Also Present: Mr. James S. Gordon, Attorney Mr. Evert Lindberg, FGM/C Inc. Mr. William Johnston, Mormon Church Mr. Richard Kuenkler, Village Engineer Mr. William Rays, Village Attorney Mr. Robert Pfeil, Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Herald. She explained the format of the meeting and swore in Messrs. Gordon, Lindberg and Johnston. The exhibits for the hearing were Mr. Pfeil's memo, with attachments, to the Plan Commission dated February 2, 1990, and exhibits presented at the hearing by the petitioner. Mr. Gordon stated that he is an attorney representing the Mormon Church. He said the parcel to be annexed is a 27-acre tract at the southwest corner of Port Clinton Road and Prairie Road. The Mormon Church would be on a six-acre site; the remaining 21 acres would be developed by a residential developer for single-family homes. Mr. Gordon stated that the request for Development Ordinance variations is withdrawn, and the Preliminary Engineering Plan will be revised as necessary. He said the Preliminary Plan has been revised to respond to previous comments by the Plan Commission, and Mr. Lindberg would review the changes. Mr. Gordon Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 1 commented that the line of evergreen trees south of the church site would be preserved. He said the Hoffman Group is the probable residential developer for the 21-acre residential tract, and Hoffman would submit a site plan at some future time. Mr. Lindbergintroduced Exhibits A, B, C and D, which were the Preliminary Plan, the Preliminary Engineering Plan, the Landscaping Plan, and the church elevation drawing. Mr. Lindberg noted that the maintenance shed and dumpster have been moved away from the residential area to the south, and landscaping has been added to the parking lot. He said the church will have an area of 24, 500 square feet; it will be a one-story, brick building. He reviewed the engineering plan, noting the looped water main system and stormwater detention areas. Mr. Lindberg said nursery trees on the church site will be relocated as part of the landscaping plan. He noted that an eight-foot sidewalk will be constructed along Port Clinton Road and Prairie Road adjacent to the Church site. Mr. Lindberg said that mechanical equipment serving the site will be screened. Chairman Sheldon asked if the satellite dish has been moved away from the future residential area. Mr. Lindberg said the dish is in the same location as shown on previous plans, but it will be enclosed and screened. Commissioner Braiman asked how the preservation of the evergreen trees on the residential site will be assured. Mr. Gordon said the trees will be cited in the annexation agreement, and a covenant could be used to try to protect the trees from removal by future homeowners. Mr. Raysa and Mr. Gordon concurred that a covenant may not be completely effective in protecting the trees. Commissioner Braiman asked if Hoffman Homes would be able to use the tree nursery stock that is on the residential site. Mr. Lindberg replied affirmatively. Commissioner Braiman asked why the sattelite dish and dumpster can't be placed next to the church building. Mr. Lindberg said the satellite dish will have a six-foot high screen, and he thinks there are technical reasons requiring the dish to be in the proposed location. Chairman Sheldon noted that if the screen is six feet, most of the dish will still be visible. Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 2 Mr. Johnston said the satellite dish will be used for conferences and instructional broadcasts from Salt Lake City. Commissioner Rhodes suggested putting the satellite dish near the west detention area. Mr. Johnston said the dish can't be too far from the building because of the wiring that is required. Commissioner Braiman suggested a location next to the church. Mr. Johnston said the church officials are concerned that children might climb over the screen fence if the satellite dish is next to the building. Commissioner Braiman commented that the satellite dish and dumpster are items that benefit the church, but they are being located closer to the single-family homes than to the church. Commissioner Howard said the satellite dish is an eyesore and shouldn't be adjoining the residential site. Commissioner Rhodes said the dumpster could be moved farther north, and the satellite dish could be located closer to the church building. He asked if the church will have a nursery school. Mr. Johnston stated that there will not be a nursery school in the church. Commissioner Braiman inquired if the stormwater detention areas will have underdrains. Mr. Lindberg stated that underdrains would be provided. Chairman Sheldon called for questions or comments from persons in attendance at the hearing. David Schwartzwald, owner of the Discovery Day Camp, north of the subject site, asked if Port Clinton Road will be a four-lane road; he asked who would maintain Port Clinton Road; and he asked what would happen to adjacent properties if the stormwater detention system on the Mormon site failed. Mr. Pfeil said the Village's planning calls for Port Clinton Road to be a four-lane major street with a right-of-way of 105 feet; adjacent to the Mormon site the right-of-way may need to be 120 feet to accommodate future improvements to the Prairie Road intersection. The Village of Buffalo Grove will maintain Port Clinton Road adjacent to the Mormon site. Mr. Kuenkler said the Mormon site detention basin will drain in approximately one day after a storm event. It is designed to keep stormwater generated by the impervious area of the church and parking lot on the Mormon site, so adjacent properties won't be affected by the Mormon site's stormwater. Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 3 Mr. Schwartzwald asked what would happen if the Mormon's drainage plan doesn't work and his property gets flooded. Mr. Raysa said Village ordinance requires an adequate stormwater management plan. In the event that one property causes flooding for another property, a civil lawsuit is the cure to compensate a property owner for damages. Ed Walters, 2371 Prairie Lane, asked if the Mormon Church would cause traffic problems for residents of the Prairie Road area. Mr. Johnston said the Mormons have services from 9:00 A.M. to 12:00 Noon on Sundays, and this won't create traffic problems for the Prairie Road area. He said there are 170 families in the congregation, and typically there would be fewer than 100 cars for a regular Sunday service. Major conferences are held about two times per year; arrangements have been made to use Vernon Township property for off-site parking. Mr. Gordon said the church's activities don't affect peak traffic flows in the area. Chairman Sheldon suggested that the church may have to hire police to manage traffic for some events. Mr. Walters asked if there would be shrubs on the Mormon site at the corner of Port Clinton and Prairie Road. He said he is concerned about visibility and traffic safety. Mr. Lindberg said low shrubs would be at the corner, and they would not affect visibility. Richard Schrems, 23246 N. Main Street, asked if there will be traffic signals on major streets in the Prairie View area. Mr. Kuenkler said a signal is under construction at Route 22 and Buffalo Grove Road; the State may put a signal at Route 22 and Main Street within the next 18 months. Larry Olson, 22941 N. Prairie Road, inquired about water and sewer utilities that will serve the Mormon site. Mr. Lindberg said utilities will reach the Mormon site from the Vernon Township site west of the Church. As no one else wished to speak, Chairman Sheldon closed the public hearing at 10:30 P.M. Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 4 Respectfully Submitted, /('' d'Kt/ZiL _"":,, f 1 ROBERT PFEIL, Village lanner APPROVED BY: &c:r-,-, ),'ded,:-'V-/a-- BARBARA SHELDON, Chairman 1 1 Buffalo Grove Plan Commission - Public Hearing - February 7, 1990 - Page 5 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Riverwalk North Mormon Church/Fiore Triangle February 7, 1990 Chairman Sheldon called the regular meeting to order at 10:30 P.M. in the Council Chambers, Village Hall, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Krug Mr. Rhodes Mr. Braiman Ms. Howard Mr. Rubin Mr. Charlette Commissioners Absent: Mr. Goldspiel Mr. Rosenston Also Present: Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rubin, seconded by Commissioner Rhodes, to approve the minutes of the Public Hearing of January 3, 1990. The motion passed unanimously. Moved by Commissioner Rubin, seconded by Commissioner Rhodes, to approve the minutes of the Regular Meeting of January 3, 1990, subject to the correction of the word "of" on page 2. The motion passed unanimously. COMMITTEE AND LIAISON REPORTS - None RIVERWALK NORTH, Milwaukee Avenue/Columbus Parkway Moved by Commissioner Braiman, seconded by Commissioner Rubin, to recommend the following variations based on the petitioner's testimony concerning need and hardship criteria: 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 by 18 feet in length, with 24-foot wide aisles) ; and Section 17.44.040.D.4 (to allow a setback of 25 feet from the right-of-way of Riverwalk Drive for the parking Buffalo Grove Plan Commission - Regular Meeting - February 7, 1990 - Page 1 deck structure) ; DEVELOPMENT ORDINANCE - Section 16.20/060.A.2 (to allow a conceptual grading plan for the entire site at the time of Preliminary Plan approval with detailed grading plans to be provided at the time of individual building permit application) ; Sections 16.30.030.F and 16.50.080.A.1 (to allow a sidewalk on only one side of the street, and to allow the sidewalk to be adjacent to the curb) ; Section 16.50.040.C.4 (to allow a retention pond depth of 12 feet, and to waive requirements for side treatments and mechanical aeration) ; Section 16.50.070.D.2 (to allow a back-to-back of pavement street width of 40 feet and a right-of-way of 60 feet) ; Section 16.50. 100.D.2 (to allow a customized light pole meeting Village performance standards) ; Section 16.50.120.I (to allow the required number of 2.5 inch diameter parkway trees to be planted in clusters rather than at 40-foot intervals) . The motion passed 6 to 0, with the following vote: AYES: Krug, Rhodes, Braiman, Howard, Rubin, Charlette NAYES: None ABSENT: Goldspiel, Rosenston Moved by Commissioner Braiman, seconded by Commissioner Rubin, to recommend approval of B-3 zoning, annexation, and the Preliminary Plan and related exhibits presented during the public hearing, with the variations as defined in the previous motion. Mr. Raysa noted that the Preliminary Plan is dated February 7, 1990 as last revised. Mr. Raysa said the recommendation should be subject to the staff's determination of the western boundary of the annexation, and subject to a maintenance agreement for the proposed light poles. The motion, as amended, passed 6 to 0, with the following vote: AYES: Krug, Rhodes, Braiman, Howard, Rubin, Charlette NAYES: None ABSENT: Goldspiel, Rosenston MORMON CHURCH/FIORE TRIANGLE, Port Clinton Road/Prairie Road Commissioner Krug stated that he would abstain from voting because of a possible conflict of interest. Moved by Commissioner Rubin, seconded by Commissioner Charlette, to recommend approval of R-1 zoning with a Special Use for a church on Parcel A, approval of the Preliminary Plan for the church, approval of R-4 zoning for Parcel B, and annexation subject to review of the location of the dumpster and satellite dish antenna. Commissioner Braiman moved to make the approval subject to deletion of the variations originally requested for the stormwater detention basin, and he suggested that the satellite dish could be moved adjacent to the church. Buffalo Grove Plan Commission - Regular Meeting - February 7, 1990 - Page 2 Commissioner Rubin amended his motion, which was seconded by Commissioner Charlette, to make the approval subject to the satellite dish being moved closer to the church building unless the petitioner could provide documentation that the dish cannot be relocated because of technical constraints in receiving transmission signals. The motion passed 5 to 0, with the following vote: AYES: Rhodes, Braiman, Howard, Rubin, Charlette NAYES: None ABSENT: Goldspiel, Rosenston ABSTAIN: Krug CHERBOURG UNIT 2, NO. 40 - Plat of Resubdivision Moved by Commissioner Rubin, seconded by Commissioner Braiman, to recommend approval of the plat dated January 23, 1990. The motion passed 6 to 0, with the following vote: AYES: Krug, Rhodes, Braiman, Howard, Rubin, Charlette NAYES: None ABSENT: Goldspiel, Rosenston CHAIRMAN'S REPORT - None FUTURE AGENDA ' Mr. Pfeil said the next meeting would be on February 21, 1990. This agenda would include public hearings for the Pace Park and Ride Facility and the Berth Real Estate Office. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Charlette, and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 11:00 P.M. Respectfully Submitted, Li APPROVED BY: ira`4> )4 ROBERT E. PFEIL, Vi age Planner BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Regular Meeting - February 7, 1990 - Page 3