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1999-08-18 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION August 18, 1999 Jewish Council for Youth Service (JCYS),Proposed Northwest Family Center, Southwest corner of Weiland Road/Aptakisic Road - Review of revised building elevations Matrix Development,Proposed two-lot subdivision,22527 N. Prairie Road Annexation with residential zoning and approval of a Preliminary Plan --Workshop#1 U-STOR-IT, Proposed self-storage facility,Aptakisic Road east of Frillman Avenue,Annexation with Industrial zoning and approval of a Preliminary Plan -- Workshop#1 Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also Present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. David Gillespie, Timothy Morgan Associates Ms. Ewa Weir, Project Management Advisors, Inc. Mr. Marshall Klein, JCYS Mr. John Green, Groundwork, Ltd. Mr. Richard Vane, Groundwork, Ltd. Mr. Wayne MacPhee, USIM Mr. John Marienthal, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Cary Chickerneo Mr. Steven Goodman Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 1 APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Panitch to approve the minutes of the regular meeting of July 7, 1999 and the public hearing and regular meetings of July 21, 1999. All Commissioners were in favor of the motion and the motion passed unanimously with Chairman Goldspiel abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Panitch stated he attended the Village Board meeting on August 16, 1999 and August 2, 1999. On August 2, 1999 the Board had a public hearing on the Zale property on River Oaks which will be back to the Board on September 13, 1999 for final approval. Trustee Glover asked if flood insurance was an issue because the basements are below the flood line and the comment was that flood insurance would not be required for the homeowners. JEWISH COUNCIL FOR YOUTH SERVICES (JCYS). PROPOSED NORTHWEST FAMILY CENTER. SOUTHWEST CORNER OF WEILAND ROAD/APTAKISIC ROAD - REVIEW OF REVISED BUILDING ELEVATIONS Mr. Freedman stated some changes have been made to the building elevations previously approved by the Plan Commission, and the Village Board requested that these changes be presented to the Plan Commission for review before the ordinance is given final approval. Ms. Weir stated there are basically three changes that have occurred to the original elevation. Two of the changes suggested by the Village Board have been incorporated into the plan. They recommended retention of the transom windows on the front elevation and on the west side of the building. The other suggestion was the skylight which has now been incorporated back into the elevation. The last item was changing the 4 x 8 square block to a standard utility brick. Ms. Weir noted the general style of the building would remain the same. The patterning of the different colors will also remain the same, but they are using different sized masonry units. Trustee Marienthal noted the board also requested that the landscaping to the south adjacent to the nearest residences be addressed. Ms. Weir stated theyhave agreed to that landscaping at the last meeting. g P g g Commissioner Ottenheimer asked why the brick changes are being proposed. Ms. Weir noted it was a matter of the availability of material and also they felt that a simplified design would be more cost efficient. Therefore, some of the facade has been simplified in the color changes. Commissioner Ottenheimer asked if the bricks were the same basic color. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 2 Ms. Weir stated yes. Mr. Johnson noted the island at the entry way has been eliminated and asked where the light pole has been placed which was originally in that island. Ms. Weir stated it has been moved to the north side of the entry. `./ Commissioner Dunn asked about the board's concern with spillover lighting. Mr. Freedman stated they have indicated at the board meeting there will be no spillover. They may have to move a pole or something but they have indicated it has never been their intention to spillover onto any other property. Commissioner Samuels asked what is missing from the west elevation from the original July 1, 1999 plan. He asked if a covered entryway was eliminated from the west elevation. Ms. Weir stated there used to be a covered canopy on the rear entry. Instead they have recessed the door into the building to create a vestibule. Commissioner Samuels asked if the blue on the skylights was not colored before. Ms. Weir noted the previous skylights were pyramids so the color was not as noticeable. With the new design the skylights will be painted the same blue as the windows. The idea is to pick up the same blue that is in the masonry which is the standard color for JCYS. Commissioner Panitch noted the far left on the north elevation looks to be much lighter than the original plan. Mr. Gillespie noted that is due to the color variations. He noted they have three colors on the building. Commissioner Panitch asked if the gable skylights on the south elevation were eliminated. Mr. Gillespie stated that was correct. Commissioner Panitch noted the color of the door on the south elevation has also changed from blue to brick color. L Mr. Gillespie stated they changed the door color because they wanted it to match the brick so that it blends into the wall. Commissioner Panitch noted he understands the cost issue in changing the checkerboard design underneath the windows. However, it seems the main building has changed with the linear definition from the original being gone on the east, south and west elevations. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 3 Mr. Gillespie stated they had been asked previously by the Plan Commission to add foundation plantings to the building. Because of that,they felt the shrubs would hide the checkerboard design and it was decided to eliminate same. Commissioner Panitch stated it also looks as if the linear expression of the building has changed. Mr. Gillespie stated they have eliminated a couple of bandings on the brick. He noted these �./ changes were based on meetings and time spent with the contractor, owner and architect. They decided to make other things a priority in terms of economics and some things for the look they were going for. The simplification of the gymnasium did not hurt the building. Commissioner Samuels asked if there was any reason for not coloring in the gymnasium on the front elevation. Mr. Gillespie stated theydid not color the north elevation because theywanted to make sure it p looked like it was in the background. Commissioner Samuels asked why there are no windows on the north and south of the gymnasium. Mr. Gillespie stated they wanted the windows to be on the sides of the gym, not necessarily on the end courts where baskets are being shot. Chairman Goldspiel asked if it was necessary for the Plan Commission to review the landscape plan changes. Mr. Pfeil stated that was actually accomplished at the time of the Village board ordinance. Some of the supplementary documents were included in the packet to show the revisions that were made since the previous Plan Commission recommendation to the Village Board. Chairman Goldspiel asked for an update concerning changes to the landscape plan. Mr. Gillespie noted they have added foundation plantings along part of the north and east side of the building. They have added ten additional shade trees along the south property line. They have also added berming to the west side of the property, especially towards the southwest, through the open field area. In addition, Mr. Rigsby has suggested adding more variety to the shade trees along Weiland Road. They have therefore added two more species of trees. Moved by Commissioner Johnson, seconded by Commissioner Smith to recommend approval to the Village Board of the elevation and landscape plan as presented. Chairman Goldspiel called for a vote on the motion and the vote was as follows: Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 4 AYES: Samuels, Ottenheimer, Dunn, Feldgreber, Johnson, Panitch, Smith NAYES: None ABSENT: Trilling ABSTAIN: Goldspiel The motion passed 7 to 0. MATRIX DEVELOPMENT, PROPOSED TWO-LOT SUBDIVISION, 22527 N. PRAIRIE ROAD ANNEXATION WITH RESIDENTIAL ZONING AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #1 Mr. Cary Chickerneo, attorney for Matrix Development, stated the subject property is bordered on two sides, the south and east, by the Mirielle subdivision, Prairie View on the west side and a similar adjacent property on the north border line. The developer is proposing to divide the lot into two buildable lots; one facing the Prairie Road side and the other facing the Avalon side. They are proposing that this subdivision be created in an R-4 zoning to allow both of the houses to be built in a characteristic similar to all the houses that are currently in the subdivision. Further, they propose that any improvements on these lots would be in materials, size and character to those houses currently in the subdivision. Mr. Chickerneo the plan shows an easement to the south side for utilities. Staff has recommended the easement be moved to the north side of the property, asking that the easement be placed seven feet off the building setback line to the north. The reason for this is that at some point the Village would prefer to have three houses on the Avalon side and two on the Prairie side. By placing the easement as proposed and somehow creating a reservation in the deed, there would be the ability to put the three standard sized lots on that side when the older house does relinquish its ownership to that property. They are allowing for this accommodation by moving the easement. In addition, this particular layout creates and allows for the preservation of the highest quality of trees. Only two trees will be lost under this plan and both have been identified as lower quality foliage. Mr. Chickerneo stated there is currently a curb cut on Prairie Road and they propose to use the same curb cut so there will no confusion. Power would be coming along on the north border of the Avalon side of the property. Water will be coming from underneath Prairie Road to service this property. The Prairie Road side shows the house actually being set back 50 feet from the original lot line. The reason for this is to allow for the possibility of the dedication of an additional 20 feet along the Prairie Road side so at that time the house would be set back 30 feet `./ which is standard to all the other properties in the area. Also,there is a sidewalk currently on the Avalon road side and this will continue and they propose to place a sidewalk on the Prairie Road side as part of the development. Mr. Chickerneo stated they are suggesting development of the house on the Avalon side first which will allow the driveway to be maintained to service the construction on the Prairie Road side without interruption or inconvenience to the people in the adjacent subdivision. Mr. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 5 Chickerneo stated noted the Village board was comfortable with the two lots as opposed to anything more dense. Chairman Goldspiel asked exactly where the easement is proposed to be moved to. Mr. Chickerneo noted the easement is to be moved 7 feet to the north of the building line on the Avalon Road house. That will allow for two standard sized lots on the Avalon side. It allows for future development to occur in a consistent manner with the rest of the subdivision. Commissioner Samuels noted the proposed driveway on the Avalon side will need to include a taper. Mr. Goodman stated he realizes the curb cut needs to be adjusted. He noted the plan shows only the building pad that the house could be built on. The house could be considerably smaller and adjusted in many ways. Commissioner Samuels asked how the easement situation would be handled. Mr. Chickerneo stated one of their ideas would be to convey the property with a deed reservation which means there would be a reservation of rights to repurchase that 10 feet so that in the event the other property became available they would be able to repurchase the 10 feet and then either sell it to another developer or buy the property themselves to develop in accordance with the municipal guidelines. Commissioner Samuels asked how that affects the side yard calculations of the positioning of the house on the lot. Mr. Chickerneo stated the lot is so large that it really does not affect it in any way. He stated that the footprint of the house they have created would allow the house to conform to ordinance were nothing to ever happen or if the extra 10 feet were to be dedicated it would still be within ordinance. Commissioner Samuels asked if the easement property would be divested or split. Mr. Chickerneo noted all they are doing is allowing for a plan that may be able to take place. They want only a two lot subdivision annexed into the Village. Any discussion as to what may happen in the future if the other property becomes available are valid arguments only at the time that property becomes available. Commissioner Samuels asked if the 10 foot utility easement be the last 10 feet of the property or is it to lie partially within the last 10 feet of the property or what. Mr. Chickerneo noted the easement would be maintained completely on the subject property. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 6 Commissioner Johnson asked if the 20 feet on Prairie Road to be dedicated will be shown on the plat. Mr. Chickerneo stated that would be up to the Village. Commissioner Johnson asked if there will be any fill here that would effect either on site or off site stormwater drainage. Mr. Chickerneo stated no. Mr. Pfeil stated this portion of Prairie Road is controlled by Lake County Division of Transportation and they will require the dedication. The Village would require the dedication even without the County's involvement. He stated that the 20-foot dedication will be shown on the Preliminary Plan. He noted that this property and the property to the north were included in the stormwater calculations for the Mirielle Phase 2 stormwater storage plan. Commissioner Ottenheimer asked what the plans are for tree removal. Mr. Goodman stated the tree survey has been completed and submitted to Mr. Rigsby. There are four trees on the Avalon site that are good trees and it has been suggested they be preserved. The trees to the north are also good and to be preserved. The two trees that are in the house path on Avalon are not necessarily good sized trees and they would not be an issue to remove. He further noted there are parkway trees on the Avalon side so they will not need to put any in. He further noted they will be offering monetary contribution instead of parkway trees on the 20 foot dedication site. Commissioner Ottenheimer asked if a concept for the proposed house elevations are available. Mr. Chickemeo stated it will be up to the buyer and at that time they would be back with a presentation for the Commission. In terms of material, characteristic, size, and style, it will be compatible with the homes in the Mirielle subdivision. Commissioner Ottenheimer asked if there was a timetable for breaking ground. Mr. Chickerneo stated they would like to break ground in November or December. Chairman Goldspiel asked about the zoning of the surrounding properties. Mr. Chickemeo stated it the adjacent properties are zoned R-4. Chairman Goldspiel asked if the proposed house is a good fit for the R-4 yard and bulk standards. Commissioner Samuels noted that homes of a similar sizes are located on R-4 lots in the Mirielle Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 7 subdivision. The Commissioners agreed this project was ready for a public hearing. Commissioner Samuels noted he would be interested in how the annexation language will handle the 10 foot easement. Mr. Chickerneo noted that would be more likely to be handled in the deeding of the property. Commissioner Samuels asked if the buyer of the Avalon Road side will be able to put a fence up on the north side of the property. Mr. Chickerneo stated yes. Commissioner Feldgreber asked if the developer would only build on the Avalon side if they have a buyer. Mr. Chickerneo said they would only build on either lot if they have buyers. U-STOR-IT, PROPOSED SELF STORAGE FACILITY, APTAKISIC ROAD EAST OF FRILLMAN AVENUE, ANNEXATION WITH INDUSTRIAL ZONING AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP#1 Mr. Freedman stated he represents Mr. Larry Miller and U-Stor-It who is the contract purchaser of the subject property. The property is 2.8 acres located on the south side of Aptakisic just on the east side of the railroad tracks. He stated they are looking for annexation in the Industrial District for the purpose of constructing a self storage facility. Mr. Green stated they had indicated to the Trustees at the referral meeting that they are not proposing a traditional self storage facility. This proposal is for a climate controlled multi-story upper end facility. There is a significant need for this type of facility, especially in Buffalo Grove. These facilities store valuable documents, computer and other equipment, valuable goods, and temporarily unneeded items and to do it where it will not be subject to insect vermin, humidity, cold or heat damage. These types of buildings have the look and feel of an office/warehouse facility or a light industrial/commercial property rather than the traditional minded one story garage doored shelters. Mr. Green noted the gross site area is 2.8 acres and it is immediately east of the Wisconsin railroad lines and includes the north end of Frillman Avenue. The right-of-way extends down to the railroad right-of-way and then it curves through an access easement roadway. The roadway site is in the Village of Lincolnshire. There is a part of the site immediately east that is in County zoning under Suburban. There is a half a right-of-way known as Park Place down at the south end of the site between the roadway facility and this site. Both of those will be vacated and incorporated into this parcel to unite it with several other lots that have had to be assembled to Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 8 bring this together under a common ownership and a common direction. Mr. Green noted water already exists to this site as it was extended by Buffalo Grove to the east side of the railroad. The natural storm pattern is to the southeast so storm drainage can be readily provided for the site. The sanitary sewer will need to be extended under the railroad right-of- way. Because it is the end of a service line they do not anticipate any serious issues with regards to the amount of volume that is necessary for the sanitary. However, because it is the end of the line they do anticipate that a variation will be requested for the depth. Mr. Green noted that it has been recommended that Industrial zoning be pursued. The Industrial zoning offers several advantages over the B-2 zoning such as: 1. It is a zoning that permits this use 2. There is a 50 foot setback requirement under industrial zoning on major roads, whereas there is a 25 foot setback under the B-2 zone 3. Even though it is less than the usual 10 acres for Industrial zoning, it is surrounded by manufacturing/industrial zoning in the Village of Lincolnshire so the area would be compatible 4. Industrial zoning permits multi-story structures up to 50 feet or four stories The referral plan accomplished the above objectives with regards to the Industrial zoning in that it maintains the 50 foot setback along Aptakisic Road,preserves the access for roadway via the existing access drive which will now become an access easement back through the roadway, it consolidates the footprints of more than a two-story structure in B-2, incorporates the detention of the low end of the site and provides for both for general access into the facility and for secured access into the facility. The secured access would be on the south side. Mr. Green noted the request for aligning with Bond street could be accomplished by pulling the building back an additional 35 feet from the Aptakisic roadway. They also moved the entry to the north side of the building and moved it into the main structure and worked the parking around and in front of that entry. This allowed them to extend the drive all the way to the east so that should there ever be an opportunity for the creation of an intersection or lighted connection further to the east, they will be able to provide for that connection and still not have to interfere with any of the rest of the design or operation of the facility. By moving the building back 35 L./ feet, they also still protected the full 50 foot of open green space in front of that driveway. It also gave them a chance to relocate the routing of the pedestrian access into and out of the building so they could create a second tier of landscaping in front of the building in addition to the 50 feet which runs parallel to Aptakisic Road. Mr. Green stated general access is still maintained along the north, east and west face of the building and secured access is provided along the south and southeast side. The building is Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 9 1 designed with a series of interior corridors. These are spaced to provide a mixture of units ranging from 25 square feet to 300 square feet. The entire footprint is all based on a 10 x 10 grid so the building can be divided a number of ways internally and still work on that grid. The goal was to maintain and create a series of corridors that are straight and clear because internal security is also an important element. Mr. Green noted there is some access for outside storage for those who do not need climate control for some of their items and for those who need some large space. These are 10 x 25 and 10 x 30 foot units that are accessed on the first floor. This is only accessible from the secured yard area. The second and third floors are entirely climate controlled. The office and public area is on the first floor. There are some oversized parking spaces provided on the west side to enable large item movement. The volume of use is very limited averaging 7-8 people at one time. Mr. Green stated one of the other major elements provided by U-Store-It is an on site manager. There is an added security advantage to this system. Because this is Industrial zoning,they realize they would have to develop the appropriate tool to allow for the apartment. The apartment itself is designed to be directly over the office and general entry area. It is a 2- bedroom apartment of 1200 square feet. Access leads directly into the office area and directly to the exterior. Mr. Green noted the Trustees had asked the developer to focus on the exterior. The materials are a combination of the texture of a split face block with the sculpture and shadow effects available. These materials wrap around to a textured insulated aluminum shield panel to the east,west and south. A number of windows occupy the facade and will be adjusted as construction occurs so that the window is actually at the end of the corridor going through the building and allowing the natural light to come in which helps with safety. The front doors are not visible from the front as they have been put on the side of the two story element in the center of the facade so that people can have direct access from the parking. The doors are also recessed to be sheltered as is the door on the west side. The overall height is about 33 feet at the rear part of the building. At the high point of the main structure the building is about 38 feet in height. At the front they will bend the front bay back down to the 33 foot height to create the roof element over the split face block area. The standard color scheme are red, white and blue. The highest point of building peaks will be at 45 feet which is mitigated by the fact that they have been able to move the building back to 85 feet at its closest point. The white color proposed appeared too harsh and they have gone with a series of light grays to pull those down and tried to use the blue as the roof element and restricted the red to just the bands and accents. He noted they are also proposing that all the window framing would be of a blue to match the roof which ties it all together. Mr. Green stated they is a ground sign proposed and it is the only element scheduled to go on the triangular parcel on the west side of the access road. It would be an internally lit sign and would meet all of the sign standards for Village signage. It would be limited to only the name, U-Store- It, Self Storage, as well as the address. The only other sign is the one on the building on the east corner element and repeated on the west side corner element. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 10 Mr. Green stated they propose to take the 50 feet of open space and create a couple of berm planting areas. Planting beds would also be provided in the triangular area and base planting around the ground sign. The parkway trees required by the Village are also shown on the plan. The existing walk does not have a railroad crossing and needs to be discussed. Mr. Green stated detention is planned to be dry and is included in the secured yard area where they will be requesting an 8 foot high fence. Commissioner Samuels noted 11 parking spaces on the south side of the plan of 10 x 25 feet are indicated on the plan as outside storage spaces and asked what these were meant to be. Mr. Green stated these are for vehicles such as boats, campers, etc to be stored. Commissioner Samuels asked if there was an ordinance regulating the condition of vehicles to be stored in such an outside area. Mr. Pfeil stated there are some provisions in the Municipal Code that he will review. The term "outside storage" should be clarified because outside storage is a special use in the Industrial District. If it is just vehicle storage, it would be allowed in the Industrial District, assuming that the vehicles are operable. Commissioner Samuels asked if there is any thought of paving the gap between the two paved areas if there is ever an alignment with Bond street. Mr. Green stated that would not be necessary. Even if there was a connection off of Bond, the building would still function as it did and you can still access around it. Commissioner Samuels asked if there are any Fire Department comments. Mr. Green stated the Fire Department has indicated that with this plan they want to have fire lanes around and the developer will certainly designate fire lanes. Commissioner Samuels asked where the paving of Frillman Avenue ends. Mr. Green stated it terminates at the storage area for the roadway trucks which is covered in gravel. It is currently an easement and will be retained as an easement. Commissioner Samuels asked if the combination of access road and Frillman Avenue is a permanent easement for ingress and egress. Mr. Green stated yes. Commissioner Samuels asked if the developer proposes to improve the existing pavement on that easement. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 11 Mr. Green stated yes. Commissioner Samuels asked what exactly is being proposed for improvement. Mr. Green noted it will meet Village standards for that road. Mr. Richard Vane stated it will be essentially a Village road although it would be on a private access easement. They will built it to Village standards and will discuss what else is needed on there with staff. Commissioner Samuels noted there would be no dedication of the road or turnover of the right- of-way to the Village. Mr. Vane stated that was correct. He noted it will be a private roadway maintained by the developer. Commissioner Samuels asked if the whole building could be done in either a pre-finished concrete or EIFS material. Mr. Green stated the cost will be prohibitive. He noted they also want to take advantage of the insulating value that comes with the sandwich panel because it is a climate controlled facility. Commissioner Samuels asked if it is necessary to amend the ordinance regarding the Industrial District or is a variance an option for the proposed apartment. Mr. Pfeil stated he believes it is more of an amendment. There is no residential use allowed in the Industrial District. There are other types of industrial businesses that might want to have residential components in the future, and this would probably be best-handled as a special use. Mr. Freedman stated a text amendment will be needed. Squeezing this in would create a problem as someone else tried to do so. He suggested making this an accessory use to this particular kind of use and, if wished, a special use to have same granted. Commissioner Samuels asked if the showroom area in the business office would also sell products. Mr. Green stated no. He noted the showroom area is a set up model storage spaces so that prospective customers can come in and see the sizes. Commissioner Samuels asked if any retail products would be sold there. Mr. Green stated no. Mr. Freedman noted there would be some incidentals sold such as combination locks, tape etc. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 12 Mr. Pfeil commented that retail sales is allowed as a special use in the Industrial District. Commissioner Samuels asked if there will be a covered garage space for the manager's personal vehicle Mr. Green stated no. Commissioner Samuels asked what access hours for the facility will be. Mr. MacPhee stated office hours are 9:30 a.m. to 5:30 p.m. Monday through Friday and 12:00 to 3:00 p.m. on Saturday and Sunday. Mr. Green stated the access hours via all doors is 7:00 a.m. to 10:00 p.m. Commissioner Samuels asked if the whole building is fenced off. Mr. Green stated no. Only the secured yard area is fenced off Commissioner Ottenheimer asked if three stories is really necessary. Mr. Green stated yes. He further stated there are certain rates to govern and a certain percentage of floor space needed to cover in order to make the numbers work. Commissioner Ottenheimer asked how this facility differs from the new one just east in Lincolnshire. Mr. Green stated there is a need for both types of facilities. There is a considerably increased demand for the climate controlled operation. The facility to the east is not climate controlled. Commissioner Ottenheimer asked if truck rentals are planned. Mr. Green stated no. Commissioner Ottenheimer asked if there are any controls to stop storage of dangerous materials. Mr. Green noted the on site manager is the key component of this type of operation. Mr. MacPhee stated they always take a copy of the driver's license, they take a list of what is being stored and the on site managers are trained to check what is being stored as people are moving in. Commissioner Ottenheimer asked if management has a master key to enter each area to check the area out if something is suspect. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 13 Mr. MacPhee stated no, that has too much liability. However, there is a clause in the lease that enables them to enter a space if they think something is stored there that might be a detriment to the facility. Mr. Freedman stated you cannot really inventory as someone can walk in and bypass the office. Commissioner Ottenheimer asked how someone comes in when the manager is out. Mr. MacPhee stated there are keypads on the gate system with personal codes for customers. That code is then logged in the computer and they have the ability to see who enters and at what time and what time they leave. Commissioner Ottenheimer asked what kind of lease terms are available. Mr. MacPhee stated leases are month to month. Commissioner Ottenheimer asked about parking. Mr. Green noted they have 10 parking spaces at the north side and 2 oversize spaces on the west side. They have also created a drop off area on the north side which can handle up to another 2 vehicles for short term. Commissioner Ottenheimer asked about Fire Department comments. Mr. Pfeil stated the department's reference to "unique" refers to the element of storage and the possibility of something dangerous or flammable. Mr. Green stated they indicated a desire to loop the building with water and hydrants and standpipes in the stairwells and they are prepared to do that. Commissioner Dunn asked how many other facilities have apartments. Mr. Green noted U-Stor-It has apartments at all of its facilities. Commissioner Dunn asked if a 24 hour security would serve the need. Mr. Green stated it does not provide the same level of ownership. This is a person who is `./ employed by U-Stor-It and is responsible to them, not an outside service that has some other elements or can change people from week to wee. This is a person who is familiar with the operation and knows what to look for in a facility and what people try to get away with in a facility. Commissioner Dunn asked if there are elevators. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 14 Mr. Green stated there will be two elevators. Commissioner Smith asked if there is an alarm system. Mr. Green stated yes. Mr. MacPhee stated they individually alarm each unit in some facilities. As each customer comes in and enters there code, they disarm their unit. This is then tied to a graphics system and a video monitor bank in the office. Commissioner Smith asked if security has been a major problem in the past. Mr. Green stated no. He further noted they believe this is so because they have on site management. Mr. MacPhee stated they have had no incidents at all. Commissioner Smith asked what type of trucks come in to the facility. Mr. MacPhee stated they are almost entirely 10 foot, 14 foot and 24 foot U-Haul rider trucks. Commissioner Johnson asked about the proposed expansion of the intersection of Aptakisic and Bond Street. Mr. Green stated there is no proposed expansion. The suggestion was that because it is a lighted intersection, if the properties were to develop,they would do so at that point. With that in mind they have been asked to consider that sometime in the future there could be a road access coming in immediately adjacent to this facility and provision be made for that connection to occur. Commissioner Johnson asked if Frillman would then be closed off. Mr. Green stated it could. There are other elements that may effect that decision. With the proposed layout, however, they have at least provided for all opportunities. It will not effect this use or user if the Frillman access were to go away or if it became right-in, right-out. Commissioner Johnson asked if there is any kind of buffering from the unincorporated residential area to the northeast. Li Mr. Green stated there is one house and it is only about 10-12 feet from the existing right-of- way. That entire structure is within the 50 foot space they are creating as a yard. Commissioner Johnson asked if using three 8 hour guards or managers could be used instead of resident managers. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 15 Mr. Green stated that is not the philosophy that U-Stor-It believes in. They believe it is an important approach because it is a safety blanket of security and they have no better safety blanket than an on site manager who is vested in the property. Commissioner Johnson stated that from a planning, zoning and operational perspective it would make more sense to have an office facility in which someone would more likely be awake most of the time. Li Commissioner Panitch asked if maintenance would be allowed on stored vehicles. Mr. Pfeil stated that minimal maintenance by the owner of the vehicle would be allowed. The Village would not contemplate or allow a bonafide commercial application of oil changes or washing services by some outside entrepreneur. It is meant for the owners of the vehicles to maintain them as needed Mr. Green stated their policies are actually more restrictive than the Village. The vehicles must be licensed and operable. They do not allow maintenance on the vehicles, including oil changes. Commissioner Panitch suggesting the elevators need to be split for the convenience of the larger units. Mr. Green stated they have developed a concept plan and the elevators will be split. Commissioner Paniich asked if there will be any on site business conducted from any of the units. Mr. MacPhee stated no. Commissioner Panitch asked if the on site manager will be a part owner of the facility. Mr. MacPhee they will have a vested part ownership type of interest as do all their managers after a period of time. Commissioner Panitch noted there will probably be other employees to help run the facility. Mr. MacPhee stated they typically employ couples who relieve each other for meals, etc. The only other employee is a relief manager that relieves them for days off. Li Commissioner Panitch noted the lettering on the signage should be consistent in either upper or lower case letters. Mr. Green stated the lettering will all be capitals. Commissioner Panitch asked about exterior lighting. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 16 Mr. Green stated they will meet all the Village standards and ordinances for exterior lighting and the parking lot. He noted they have been able to create recessed lighting in the recessed doors. Commissioner Panitch asked how many doors are on the east and south side. Mr. Green stated he believes there are 15 or 16. Commissioner Panitch asked how many units there will be. Mr. Green stated it will range between 650-800. Commissioner Feldgreber asked if the facility has any carbon monoxide detectors. Mr. MacPhee stated none of their facilities currently have carbon monoxide detectors because there will be no motors running. Commissioner Feldgreber noted he was concerned with odors from the units. Mr. MacPhee noted the only way that would be detected would be through his walk throughs several times a day. Commissioner Feldgreber stated he agrees with the use of an on site manager in this case. He does not feel this facility will be in competition with the storage facility in Lincolnshire. Commissioner Trilling asked if the HVAC system will be on the roof. Mr. Green stated the HVAC equipment is inside one or two of the 10x10 bay areas on each floor. Commissioner Trilling asked where the condensing units will go. Mr. Green stated they will go on the ground. Commissioner Trilling asked how the sprinkler system is configured. Mr. Green stated U-Stor-It will come up with the percentage of each type of unit and that will determine the amount of sprinkling required. Commissioner Trilling asked what kind of light fixtures will be present in the facility. Mr. Green noted they are florescent tubes. Mr. MacPhee stated they are typically a four foot fixture with the metal enclosure capping over the light itself and they are motion sensors. When a customer walks into a corridor, the lights automatically go on. Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 17 Commissioner Trilling asked if there will also be some 24 hour lighting. Mr. Green stated emergency lighting will be provided. Commissioner Trilling suggested the next meeting include ceiling heights and site lines. Commissioner Trilling asked for a range of rental fees between the Lincolnshire units and the proposed units. Mr. MacPhee stated he does not know about the competition in the area as yet. Typically a 10x20 climate controlled unit for this facility would rent for 15-25 percent above the market rate of non-climate controlled units. Commissioner Trilling stated he does not believe a resident manager is better than a shift manager system. He stated he feels there will not,however, be a problem having an apartment in this type of facility and it does serve a purpose. Commissioner Trilling asked for a full color rendering of the exterior for the next meeting. Commissioner Trilling noted his biggest concern is with the aesthetics of this facility on Aptakisic Road. Commissioner Samuels suggested finding out about the kind of zoning classification was used for the facility in Lincolnshire to get an idea for this proposed facility. Mr. Freedman noted it was an overall plan development and Lincolnshire made a lot of modifications to their ordinance. Commissioner Samuels suggested looking at the language used to see if it can help this proposal, especially in light of the live in situation. He noted the manager would have some type of ownership interest. Mr. MacPhee stated it would be similar to a 401k type system or percentage of profit system where the manager would have to be with the company for 90 days to six months before they are eligible for the benefit program. Mr. Freedman noted there are two protection systems here. One is an annexation agreement and the second is to make it a special use so that the Village can fashion any conditions they want to cover any concerns. Commissioner Samuels asked if the special use would then cease with ownership. Mr. Pfeil stated it runs with the property so if the use changes the special use would expire. This would not be the type of residential that could be used in other industrial applications. He further Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 18 noted that the annexation agreement would prohibit the marketing or use of the unit as rental apartment, but strictly as an accessory use for management of the proposed storage facility. Commissioner Feldgreber asked how many U-Stor-It facilities currently exist. Mr. MacPhee said that there are presently 8 facilities. Commissioner Feldgreber asked if there has been any consideration to gating this entire facility. Mr. Green stated they have effectively done that because you can only gain access outside of the gated area either at the entrance at the office or at the side entrance. Further, he stated a one story facility needs to be gated because there are a series of garage doors readily available anywhere. Here the building serves as a barricade. Commissioner Panitch asked if there will be retail sales at this facility. Mr. MacPhee stated they sell only minor supplies,mostly for their own customers' convenience. Commissioner Panitch asked if there any special provisions necessary to prohibit or to limit the over the counter retail sales. Mr. Pfeil noted that the retail area would require a special use. The parking would have to accommodate the amount of retail area. Chairman Goldspiel wondered if this is the right development for this area. He noted the proximity of the drive next to the railroad tracks is a concern as the County has previously closed driveways next to railroad tracks. Mr. Green stated they cannot create an access at Bond Street. The Bond right-of-way is fully east of this property so there is no alignment that exists at this point. The Frillman access is the existing access. The County also prefers the accesses to be as separated as possible so Frillman is actually the best location for this type of use and for the Roadway use. They provide some separation from the railroad based upon the number and types of vehicles and the Frillman access has been functioning for them for many years. He further stated he does not intend to change the location of that access because to move it west would be to exacerbate the situation. To move it east creates potential conflict with Bond because now there is about 300 feet of separation. One of the elements that is working advantageously for this site is that because there is a light a Bond and because there is a light at Weiland, it creates a lot of open gaps which would not exist if the lights were farther apart. Chairman Goldspiel noted he has thought that perhaps this site should not be developed until the other pieces can be incorporated into some larger development. Chairman Goldspiel asked what type of revenue the Village will have from this type of Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 19 development. Mr. Green stated he will gather that information. Chairman Goldspiel asked what kind of engineering situation exists here. Mr. Vane stated the Chairman was alluding to a number of things that happened before there �./ were detention requirements and stormwater management issues as there is a lot of development in that area and concerns with ponding, etc. He stated he has not seen anything significant in this little area that would be a problem and they will try to get things cleaned up. Chairman Goldspiel asked if the proposed building would be amenable to any other types of uses. Mr. Green stated it is somewhat adaptable, although somewhat limited. It is certainly adaptable to an office warehouse type of use. In the pre-application session they were asked to look at the opportunity to ensure that additional parking could be developed for other uses. That is another reason why the 3-story box works better than the 2-story box. Chairman Goldspiel asked if people will be able to get by the loading dock while people are loading and unloading. Mr. Green stated he is proposing to widen the access street to 35 feet so that effectively means you maintain a 25 foot width even if there is a vehicle in the recessed area. Commissioner Trilling noted you still need to have 2-way traffic down that roadway so you really only have 25-26 feet. Mr. Green noted he has created spaces off of the road on the west side. Chairman Goldspiel further noted his agreement with Commissioner Trilling's feelings about appearance issues, especially about the size of the lettering on the building. Commissioner Samuels noted this piece was shown on the Comprehensive Plan as commercial and this piece serves a purpose for Buffalo Grove in that it supplies Buffalo Grove with a business it does not have at the present time and is a facility that is an asset to the community in and of itself. It also is the corridor towards any possible commercial development of the other pieces adjacent. If this piece is lost to Lincolnshire, Buffalo Grove is foreclosed from any possible future commercial development along Aptakisic Road. For that reason alone, he feels it is important to act on this development. Mr. Green summarized the items to be brought back for the next meeting: 1. Three dimensional image of the facility Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 20 2. Parking and traffic flow 3. Engineering 4. Cost and market comparisons 5. Language relative to retail use as an accessory and for the residential special use 6. Information relative to the on site residence Commission took a pollingtoseeif another workshopis necessaryor if this matter should The go to public hearing and the polling was as follows: In favor of a public hearing: Samuels, Trilling, Dunn, Feldgreber, Johnson, Panitch In favor of a workshop: Ottenheimer Chairman Goldspiel asked if there had been any attempts to incorporate the additional pieces to the east. Mr. Green stated yes. CHAIRMAN'S REPORT Chairman Goldspiel noted the information about the training program in Elgin which was very useful and he recommends same highly. He also stressed the need for some kind of workshop on appearance issues. FUTURE AGENDA SCHEDULE Mr. Pfeil noted there will be no regular meeting on September 1, 1999 and instead there will be a special meeting on September 8, 1999. The regular meeting will be held on September 15, 1999. Chairman Goldspiel proposed that when there are lengthy public hearings or meetings that go to 11:00 p.m., the next item on the agenda be put off. All Commissioners were in favor of the proposal. Li PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 21 Commissioner Trilling noted he attended the August 2, 1999 board meeting and noted there was a referral of the Matrix Development. In addition there was a lengthy discussion about reserving 25 parking spaces for only 30 day use. There was also discussion on the elevation changes on the JCYS development. ADJOURNMENT Moved by Commissioner Johnson, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:50 p.m. Res fully submitted, Fay ubin, ec ding Secretary APPROVED BY: r , T P N G DSPIEL Chair Buffalo Grove Plan Commission-Regular Meeting-August 18, 1999-Page 22