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1990-02-21 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Pace Park and Ride Facility February 21, 1990 V Chairman Sheldon called the Public Hearing to order at 7:38 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. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Ms. Rosemarie Truppa, Pace Mr. Richard Brazda, Pace Ms. Vicky Wong, Pace Mr. Gerald Heimsoth, Ciorba Group, Engineer Mr. Richard Kuenkler, Village Engineer 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 format of the meeting and swore in those giving testimony. Ms. Truppa indicated their final design is based upon comments from the previous two workshops. Mr. Heimsoth reviewed the plan noting they have shown a separate bus turnaround area to be located 200 ft. south of Busch Parkway. The bus entrance located south of Busch Parkway is separated from the main parking lot to eliminate any interference. Mr. Heimsoth stated that a driveway width of a maximum of 35 ft. is allowable, but 50 ft. as proposed is required for safety for buses. Additionally, the 55 ft. width for the bus turnaround is required for safe turn movements. In the parking lot, 96 stalls are provided at a 90° angle. They have eliminated the sidewalk islands on the parking lot surface and have provided striped walkways, pursuant to Public Works Department request. There will be curbs and gutters around the perimeter of the bus turnaround area and the Buffalo Grove Plan Commission - Public Hearing - February 21, 1990 - Page 1 parking area. The parking area will drain through a storm sewer to the south. The Engineering Department has indicated there is adequate drainage capacity so no additional stormwater storage is required. Mr. Heimsoth stated there will be sidewalk areas throughout the parking lot which will be connected to the sidewalk on Commerce Court. The bicycle path will be adjacent to the south parkinglot. Phones and bike racks will be provided, and a washroom facility for use by Pace personnel. Mr. Heimsoth further statedprovisions vision r for utilities will be extended to the s east for use with the future Metra development, and he reviewed the lighting to be provided throughout the facility. Additionally, he noted, signaling and stop signs will be provided at the entrance and throughout the parking area. Mr. Heimsoth indicated landscaping will be provided to give a park-type setting. Screening will be provided from the north property line. Some berming will also be provided depending upon the amount of dirt fill material left from construction on the site. Mr. Brazda reviewed the bus routes stating that there will be four routes that turnaround at this facility, two of which end service there. At the request of the Chairman, Mr. Heimsoth reviewed their use of templates to determine the area needed for bus turnarounds and movements at the driveway entrance and explained the templates are standard industry templates. Commissioner Goldspiel mentioned staff's comments regarding snow melters for the sidewalks and shelters. Mr. Heimsoth said they had discussed this with the Public Works Department but could not determine how to operate them. Also, he stated they are very costly. Mr. Truppa noted they have had major operational problems with such units and maintenance is very difficult. Commissioner Krug suggested infrared heaters, and Ms. Truppa stated these are a serious safety liability and their insurance representatives have asked them to stay away from heating their shelters. Commissioner Goldspiel then stated he would prefer to see the raised sidewalks remain in the parking area even though it is not as easy to plow snow. Mr. Pfeil noted the Village would prefer elimination of the raised walks as the Village will be maintaining the facility, and the walks would be striped. Commissioner Braiman noted, too, there is nothing to break up the parking area, although Mr. Heimsoth stated green spaces are provided. A brief discussion followed regarding overnight parking at the site. Chairman Sheldon suggested they may need to make some provision for assuring no overnight parking. Mr. Pfeil noted the Police Department would manage that need. Commissioner Goldspiel inquired about the type of landscaping to be provided. Mr. Heimsoth stated they would use whatever extra fill material was on site to create a small berm along Busch Parkway between 2-3 ft. high. Commissioner Buffalo Grove Plan Commission - Public Hearing - February 21, 1990 - Page 2 Goldspiel asked if shrubs would be provided if there was not enough fill to provide a berm, and Mr. Heimsoth indicated they would provide whatever was necessary to create adequate screening of the site. Commissioner Goldspiel outlined the criteria for granting of a special use and Ms. Truppa addressed the issue stating they had identified this location to be of benefit to the Village and provide service to the community, also providing an anchor as it relates to the Village's future plans for a Metra train station. Commissioner Goldspiel asked if traffic and Fire Department reviews had been done and Mr. Pfeil stated the Village traffic consultant had reviewed the plan and had no negative comments with respect to the 55-ft. drive or internal traffic circulation. The traffic consultant indicates that a turn lane and signal will be needed at Busch Parkway. In response to a question from Commissioner Krug, it was stated there would be signage at Commerce Court and Busch Parkway. Commissioner Krug asked if the lighting would remain on during all dark hours and Mr. Heimsoth stated they would follow Village recommendations. Commissioner Braiman asked that landscape screening also be provided from Commerce to the driveway wrapping it around from the driveway to the east end of the property. A question was raised regarding the adding of routes to the Pace system once the facility is established and Commissioner Rhodes suggested a maximum number of routes allowed be established for termination at the facility because of his concern regarding increasing traffic throughout the Village. Mr. Brazda indicated ridership would determine whether they would add routes, but there would be sufficient room that no backups would occur. He added there are no layovers in the area of up to an hour, only in general a 5-15 minute waiting period. Commissioner Braiman confirmed that the 7-ft. strip to the south of the kiss and ride area would be raised, and also confirmed that a car could pass another parked in the kiss and ride area. Commissioner Braiman then asked for review of the standards used to determine the parking count and whether Metra had commented on the parking situation. Ms. Truppa stated their plan had been provided to Metra and they had received no comments. Brief discussion followed with Mr. Pfeil regarding the method for measuring areas for parking in relation to the proposed train station. The Village's Planning staff has determined that 430 spaces can be provided on the Commonwealth Edison property within 1,500 feet of the train station. Commissioner Braiman also asked about capacity to provide extra detention ponds if excess parking is placed in the Commonwealth Edison right of way. Buffalo Grove Plan Commission - Public Hearing - February 21, 1990 - Page 3 Commissioner Braiman then confirmed that no bus repairs or storage would take place at this location. Commissioner Charlette asked if there would be signs limiting time in the kiss and ride area and, if so, it may eliminate the ability for taxis to stand. Commissioner Goldspiel suggested part of that area could be marked as a taxi zone. Commissioner Charlette also asked about handicap parking areas. Commissioner Howard asked about a memo to Mr. Balling regarding safety and liability of parking under power lines. Mr. Pfeil indicated any agreement from Commonwealth Edison would minimize Commonwealth Edison's liability. Ms. Truppa stated that Pace would not be involved in any way with plans for future expansion of the parking areas as a result of a Metra station coming in and would not be involved in any agreements with Commonwealth Edison. Commissioner Rhodes inquired about the size and location of a bike rack, and Mr. Heimsoth stated it would be placed in a safe area away from traffic. Commissioner Rhodes also asked if there would be any vending machines other than newspaper sales machines, and petitioner advised there would be none. Commissioner Rhodes then commented that some sign should be posted by the 55-ft. driveway indicating "buses only" for safety of bikers or others crossing in that area. Commissioner Goldspiel then asked the Village Engineer about any need for additional detention because of increased parking resulting from development of a train station in the area. Discussion followed regarding use of the Commonwealth Edison right-of-way and piping for drainage to the ends of the site. Commissioner Goldspiel asked if the Transportation Commission had reviewed the plan and Mr. Earl Sabis, present at the hearing, indicated the Commission had looked very favorably on the plan and they had voted unanimously in support of the parking and feel it is adequate to serve both a future train station and the bus depot. The Chairman called for comments from the audience, and Mr. Raysa or staff. There being none, Chairman Sheldon closed the Public Hearing at 8:30 P.M. Respect ully Submitted, ' / APPROVED BY: ROSEMARY ALLEN, ecording Secretary leAwe.,*x_ BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Public Hearing - February 21, 1990 - Page 4 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Berth and Associates Real Estate Office February 21, 1990 Li Chairman Sheldon called the Public Hearing to order at 8:34 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. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. Bud Berth Mrs. Betty Berth Mr. Scott Simon, PAF Barrington Civil Engineers Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Chairman Sheldon read the Notice of Public Hearing as published in the Buffalo Grove Herald, explained the format of the meeting and swore in Mr. and Mrs. Berth and Mr. Simon. Mr. Berth presented as Exhibit A the Site Plan, and Exhibit B, the Engineering Plan SP-2 dated 2/14/90, revised 2/20/90. Mr. Berth explained that they were representing themselves because their architect had recently passed away without conferring in detail the basis for his plans. Mrs. Berth explained their request for parking lot variations to allow the desired configuration of parking spaces. Commissioner Goldspiel suggested that petitioner's two parking lot areas be linked by making the pass-through area between the two lots larger. This would thereby eliminate the need for some of their other requested variations. Commissioner Goldspiel suggested two separate drives could thus be used, one for ingress and one for egress, thereby eliminating the need for two-way traffic in the drives. Alternatively, he suggested eliminating the link between the drive to make more parking and thereby eliminate some variations. Buffalo Grove Plan Commission - Public Hearing - February 21, 1990 - Page 1 Brief discussion followed regarding the parking lot configurations. Commissioner Goldspiel indicated the request for decreasing the area adjacent to the residential lot was serious; if the parking lot could be reconfigures, a variation of the setback would not be needed. With respect to the variation to waive the required street light along Dundee Road, Mr. Berth noted there are no other street lights presently on the north side of Dundee Road and therefore to require that they install one would be discriminatory. Mr. Kuenkler explained that other properties may have been developed prior to the time when street lights were required. In response to a question from the Chairman, Mr. Kuenkler indicated there are no other places in the Village where this requirement has been waived. He further stated the cost for installation would be between $4,000-$5,000. Chairman Sheldon confirmed that the building on the subject property had been inspected and met all Village codes and asked for a review of proposed changes to the building. Mrs. Berth reviewed the floor plan and stated they would be adding more windows to the front of the building and making internal changes to convert the building to office space. Brief discussion followed regarding those changes and Village requirements. Chairman Sheldon then raised the issue of trees noted on the plan and asked if a tree survery had been done. Commissioner Goldspiel also noted that in prior workshop discussions it had been agreed that the walnut tree would be saved. Mr. Pfeil explained that on the prior plan the location of the walnut tree had been incorrect. The current plan would remove the tree to allow for development of the parking lot. Commissioner Goldspiel noted that one of the Plan Commission's planning goals for the site is to preserve the walnut tree if at all possible. Chairman Sheldon requested information regarding detention and engineering. Mr. Simon reviewed the Engineering Plan stating that they anticipate welling around the trees and establishing a form of retaining wall around them. Commissioner Goldspiel asked how water would leave the detention area and Mr. Simon stated by restrictor flowing into the existing stormwater detention achieved by gravity flow. Commissioner Goldspiel asked if any variations would be required in connection with the detention. Mr. Kuenkler stated they would need variations for the inside slope and that the high water level would have to be limited, both required in order to preserve the trees. Chairman Sheldon noted there had been considerable discussion in workshops regarding adding curbing on Betty Drive and asked about the impact of that on drainage and detention. Discussion followed regarding Village practices and ordinances relating to improving streets. Buffalo Grove Plan Commission - Public Hearing - February 21, 1990 - Page 2 Commissioner Rubin asked about the reason for the decreased landscape area from 12 ft. to 9 ft. Mr. Berth explained the request was made to accommodate the need for extra parking spaces. Commissioner Rubin stated the need for green space and a buffer strip and noted petitioner had not given testimony relating to hardship for this variation request. Commissioner Rubin then asked for clarification regarding the variation to reduce the required composite strength in the parking area. Mr. Kuenkler offered brief explanation noting the reason for the request was an economic consideration. Commissioner Rhodes commented he feels petitioner had not presented sufficient testimony to support their variation requests. He indicated he would like to see curbing put in along Betty Drive. Commissioner Howard stated she was not comfortable with the number of variations being requested for one parcel. Commissioner Charlette asked if the petitioner had researched the sign code. Mrs. Berth stated their sign will meet Village standards. Commissioner Braiman asked petitioner's reasons for wanting to annex to the Village. Mr. Berth stated their franchise does not allow them to have an unincorporated address. Additionally, he indicated they would like Village Police and Fire Department protection and to tie into Village water and sewer systems. Commissioner Goldspiel asked if petitioner would be willing to make the changes suggested earlier in the hearing regarding changing the design of the parking lots and driveways. Mr. Berth indicated he would be willing to consult a planner to determine if those suggestions were feasible. Commissioner Goldspiel asked about the type of lighting to be used on the property and in the parking area and whether there would be any spill of light to the adjacent residential property. Mrs. Berth stated they would comply with Village ordinances. Commissioner Krug asked how many employees petitioner has and if all parking spaces shown on the plan were essential. Mr. Berth stated they have 15 employees but hold classes and feel that adequate parking on site to accommodate those attending classes is important. Commissioner Rosenston stated he did not feel enough justification had been shown to warrant granting of the variations. He suggested that by combining the two parking areas and moving some of the space around they would be able to achieve adequate parking without requiring some of the variations. Commissioner Goldspiel stated his objections relate to the fact that petitioner has not provided adequate separation of their commercial use from the adjacent residential. Buffalo Grove Plan Commission - Public Hearing - February 21, 1990 - Page 3 Chairman Sheldon called for comments from Messrs. Pfeil and Raysa and for public comments. There were none. Chairman Sheldon then read into the record a memo to her from the Village Manager, William Balling, indicating objection to the requested zoning by the owner of the property adjacent to the east of petitioner's. Mr. Berth indicated that Mr. Brosio, the adjacent property owner, had personally visited with him indicating this support of their petition and had made an offer to provide petitioner with ten additional feet on the east side if it was needed to conform to zoning standards. Chairman Sheldon asked that this issue be clarified in the future. There being no further questions, Chairman Sheldon closed the Public Hearing at 9:40 P.M. Respectfully Submitted, Z .__- 4-4-4:2-e-wc., ROSEMARY ALLEIRecording Secretary APPROVED BY: •4442,76.-- OcE40,2---- BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Public Hearing - February 21, 1990 - Page 4 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Pace Park and Ride Facility Berth Site February 21, 1990 Li Chairman Sheldon called the Regular Meeting to order at 9:50 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. Braiman Mr. Rubin Mr. Rosenston Mr. Charlette Commissioners Absent: None Also Present: Mr. Richard Kuenkler, Village Engineer Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Charlette, seconded by Commissioner Rhodes, to approve the minutes of the Special Meeting of January 10, 1990, as amended. The motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Charlette attended the Village Board meeting of January 8, 1990, and reported the following items were discussed: 1) The public hearing for the Mormon Church had been continued to March 5, 1990 to present a revised plan. 2) The outlots for Town Center were individually reviewed and voted upon. 3) On the consent agenda approval was given for: a. Resubdivision of Cherbourg Townhouse Unit 2 b. Arbor Creek Business Center Lots 25-26 c. Old Farm Village Units 5 and 6 d. Lighting for the southeast softball fields in the Vernon Township property. Buffalo Grove Plan Commission - Regular Meeting - February 21, 1990 - Page 1 4) The Weiland Road Greenhouse pre-application for annexation was approved for Industrial zoning with various office buildings and a child care center, with a request for changes relating to the retention pond and concerns regarding proximity to the Creek. 5) Approval of Lincoln Woods with the outlot A detention pond to be maintained by the Village, and permission granted from Chrysler to grade from their property. Commissioner Charlette also reported three Commission members attended a CSI (Construction Specification Institute) meeting. Commissioner Krug reported on the meeting at which management and development of wetlands was discussed. PACE PARK AND RIDE FACILITY Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes, to recommend to the Village Board authorization for Special Use and Preliminary Plan approval for a public park and ride bus facility in the I (Industrial) District in accordance with Petitioner's Exhibits A and B, with the following variation: ZONING ORDINANCE - Section 17.36.030.F.4 (to allow a two-way driveway width of 50 ft. rather than 35 ft. as permitted) ; Further moved that the Plan Commission finds that the ordinance criteria for a special use has been met, and that the ordinance requirements for a variation in the driveway width have been met. In discussion, Commissioner Goldspiel noted that the Commission had been thorough in its review of the plan as it related to the future planning of a train station to further meet the needs of the Village and the larger community as well and the petitioner had addressed all concerns and adequately shown their need for the variation and the need for the special use to serve the community's public transportation needs. Further comments were in acknowledgement of Pace's responsive work with the Village and the Transportation Commission's work and input. Commissioner Goldspiel amended his motion, seconded as amended by Commissioner Rhodes, to provide the following: 1) The sidewalks on the parking lot surface are to be striped, not raised; 2) The property be screened from Busch Parkway along the portion from Commerce Drive to the railroad tracks; and 3) Berming be provided to the extent that fill material is available on site and if not available other materials be used to create a park-like setting. The vote was 8 to 0, with the following vote: AYES: Goldspiel, Krug, Rhodes, Howard, Braiman, Rubin, Rosenston, Charlette NAYES: None ABSENT: None Buffalo Grove Plan Commission - Regular Meeting - February 21, 1990 - Page 2 BERTH SITE, 3419 N. Betty Drive Moved by Commissioner Rubin, seconded by Commissioner Charlette, to recommend to the Village Board approval of the petition to the Village of Buffalo Grove for zoning in the B-3 (Planned Business Center) District upon annexation and Preliminary Plan approval with the following variations: ZONING ORDINANCE - Section 17.36.030.F.4. (to allow a two-way driveway width of 18 feet instead of 24 feet as required) ; Section 17.44.040.D.4. (to allow a landscaped yard of 9 feet in width instead of 12 feet as required in the southwest area of the site along Betty Drive, and to allow a landscaped yard of 15 feet instead of 20 feet along Betty Drive adjacent to the principal building on the site) ; Section 17.44.040.D.5.a. (to allow parking encroachment of one (1) foot into the required 12-foot landscaped buffer strip adjoining a residential district) ; DEVELOPMENT ORDINANCE - Section 16.50.100.0 (to waive the required street light along a major street - Dundee Road) ; Section 16.50.150.B.3. (to allow the composite strength of the parking area to be less than the required standard) , subject to the documents and exhibits presented at the Public Hearing. Discussion ensued regarding procedure for voting on each specific variation. It was agreed to review the findings of fact on each variation first. Commissioner Goldspiel commented that he feels the findings of fact as presented cannot justify the variations requested and that the plan is inadequate, specifically with respect to removal of the walnut tree which petitioner had previously represented would be saved. He stated that in light of the hardship created by the loss of their planner and architect, if petitioner wanted additional time to consult another expert for further review to address the various issues and redesign of the parking lot to eliminate some of the variations, he would have no objection. Mr. Berth indicated that they had proceeded with the hearing process in order to save time and fulfill their obligation, but requested that a delay be granted to provide them an opportunity to address the issues raised at the hearing. Following discussion with Mr. Raysa regarding procedure, Commissioner Rubin withdrew his motion and Commissioner Charlette his second. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting would be on March 7, 1990 to hear matters on the Santucci property and Town Center. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None Buffalo Grove Plan Commission - Regular Meeting - February 21, 1990 - Page 3 ADJOURNMENT Moved by Commissioner Charlette, seconded by Commissioner Rhodes and unanimously carried, to adjourn. Chairman Sheldon adjourned the meeting at 10:33 P.M. Respectfully Submitted, ROSEMARY ALLE Recording Secretary APPROVED BY: jg.eofK-' BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Regular Meeting - February 21, 1990 - Page 4