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1999-11-03 - Plan Commission - Minutes 1 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION November 3, 1999 Consideration of amendment of Section 17.48.020.C. of the Buffalo Grove Zoning `./ Ordinance concerning Special Use regulations for a residential unit as an accessory use to a self-storage facility in the Industrial District Petition to the Village of Buffalo Grove for annexation with zoning in the Industrial District and approval of a Preliminary Plan and a Special Use for retail sales, outside storage and a residential unit,with the following variations: ZONING ORDINANCE-Section 17.16.060 (to allow an area of Industrial Zoning of less than ten(10 acres): Section 17.20.030.C. and 17.48.020.C.9 (to allow fencing of eight(8) feet in height around an outside storage area); Section 17.48.020.F.5.a. (To allow a parking access aisle within the 50-foot landscaped setback required along a major street); Section 17.48.020.F.8 (to allow a floor area ratio of 0.81 instead of 0.80; DEVELOPMENT ORDINANCE - Section 16.50.050.D.7(to permit sanitary sewers at a minimum depth of less than six(6)feet). Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearings as published in the Buffalo Grove Daily Herald, stated both public hearings were being opened simultaneously and explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Panitch Mr. Smith Commissioners absent: Mr. Feldgreber Mr. Johnson Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. John Green, Groundwork, Ltd. Mr. Richard Vane, Groundwork, Ltd. Mr. Wayne MacPhee, U-Store-It Buffalo Grove Plan Commission-Public Hearing-November 3, 1999-Page 1 Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Ms. DeAnn Glover,Village Trustee Mr. Robert Pfeil, Village Planner Mr. Lawrence Freedman stated he represents the petitioner who is the contract purchaser of two sellers who form the assembly of this parcel of property seeking to annex and rezone the property and also seeking the specific variations delineated in the Notice of Public Hearing. He noted the original plan had 2.8 acres instead of 2.56 acres and it had a proposed building size of 95,550 square feet which has now been reduced to 90,400 square feet. The property is contiguous to both Buffalo Grove and Lincolnshire and at the time the adjacent property was annexed to Lincolnshire, the ordinance enacted by Lincolnshire purported not to include both Park Place and Williams Street. It is therefore the Village Attorney's opinion that based on amendments to Illinois statute which were in effect, that those streets were, in fact, annexed entirely into the Village of Lincolnshire and as such would not be appropriately vacated or within the jurisdiction of the Village of Buffalo Grove. They have therefore made a revision to the plan to exclude Park Place. It resulted in a minor modification in size to the proposed building. Chairman Goldspiel asked if these changes affect any of the variances. Mr. Freedman stated the variations requested previously are still being requested under the proposed plan. Mr. Green of Groundwork, Ltd. stated the variances that had been listed and requested had been listed on the presumption that they may be needed if the attorneys determined that Park Place was not annexable into Buffalo Grove. He noted they had applied for those variations and they all reflect the plans proposed tonight. I The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Aerial photograph, undated Exhibit 2: Preliminary Site Plan dated August 2, 1999 Exhibit 3: Remaining Unincorporated Parcels dated October 18, 1999 Exhibit 4: Preliminary Site Plan dated October 27, 1999 Exhibit 5:: Concept floor plan dated October 18, 1999 Exhibit 6: Concept apartment plan dated August 2, 1999 Exhibit 7: Preliminary Engineering Plan dated October 27, 1999 Buffalo Grove Plan Commission-Public Hearing-November 3, 1999-Page 2 Exhibit 8: Concept Elevation& Section dated July 19, 1999 Exhibit 9: Concept building elevation and section dated October 19, 1999 Exhibit 10: Material samples dated August 2, 1999 Exhibit 11: Preliminary Landscape Plan dated October 27, 1999 Exhibit 12: Tree Survey Plan dated October 18, 1999 Mr. Green reviewed the preliminary site plan dated August 2, 1999 which included a future connection to Bond Street across Aptakisic Road where there is a lighted intersection. The assemblage of parcels is under two ownerships but actually consists of 8 parcels, one right-of- way and a triangle piece on the west side. All of these come together under this one plan. With this assembly, three parcels and a portion of the Williams right-of-way will still remain in the County. Part of the design process was to come up with a plan which would allow those to be assembled and created in an orderly fashion at a later date. This plan accomplished this by providing for the continuation of an access, not only across Bond street, but on this site to connect and tie into that access at a future date. Once that connection is made, it will also then allow the other parcels to become essentially developable space. Mr. Green stated the revised plan proposed at this hearing now has taken out the Park Place half of the right of way. This results in about 30 feet difference in lot dimension north to south. He noted they had about 12- 15 feet of additional space to the south of the building and they have removed 13 feet of space back there. They have also taken a 10 foot section out of the center of the building which accounts for the reduction from 95,500 square feet to 90,400 square feet. He stated they have also made an adjustment of 8 feet on the north side of the building which accounts for the request for the variation for the driveway which has been tightened up and pulled closer to the building and a landscaped area provided. Mr. Green further stated the front yard remains open and the building is proposed to be 75 feet back at its closest point at the center of the building while the balance of the building is 90 feet back from the right of way line along Aptakisic Road. General parking is provided along the north side of the building. Access into the building is along the north face on either side of the 2 story entry point. There is also an entry and access point on the west side of the building and one in the secured yard at the south. The secured yard is proposed to be surrounded by an 8 foot high chain link fence and major detention areas incorporated within that and also the outside storage which has been requested. Mr. Green stated the exterior of the building has been designed to give the feel of a light industrial or office warehouse center. There is a significant need today for warehouse storage for valuable documents, office equipment and furnishings, valuable records and goods in an atmosphere not subject to insect, humidity or heat damage. These buildings have been designed today to have the look and feel of an upscale operation. Buffalo Grove Plan Commission-Public Hearing-November 3, 1999-Page 3 Mr. Green stated he designed a series of internal corridors with access into the building on the ground floor on the north side where there is an office. From there one has access to elevators situated at both the north end and the west end. On the second floor above the office is the apartment for the one site manager. It is a 2-bedroom facility, about 1250 square feet. The manager has direct access to the office and the opportunity to maintain and monitor the security within the building 24 hours per day. This requires they seek the text amendment to allow this residential occupation on the subject site. The petitioner believes this apartment adds both �./ security and advantages to their facility. The facility is programed to have between 600-800 storage units ranging in size from 25 square feet to 300 square feet. Since the ordinance does not provide for this type of residential use, they are therefore seeking a change to Section 17.48.020.c. to allow that to happen. Mr. Green further stated in addition to the text amendment they are also seeking other variations because this is a peripheral infill site and these variations are needed to make such a parcel work. They are therefore requesting a variation to allow less than 6 foot of coverage of the sanitary sewer which must go under the railroad track in order to reach and service this site. The variation to allow less than 10 acres for Industrial zoning is also requested. He noted there are actually hundreds of acres of light industrial surrounding this site, but they are not in Buffalo Grove. An 8 foot high fence variation is requested in order to provide security and to comply with the ordinance which states that when there is outside storage the minimum height of a fence must be 6 feet. Lastly, the variation request for the access drive on the east at less than 50 feet from the right of way and for the .81 from the .80 FAR is requested because the building works on a 10 foot module and by taking a complete 10 foot section out,they have been able to reduce the building size to 90,400 square feet which puts them at .1 over the FAR. Mr. Richard Vane of Groundwork, Ltd. Reviewed the preliminary engineering plan noting there is already an existing water line along Aptakisic Road which will make it simple to extend the water service and hydrants into the site at appropriate locations. The building will be completely sprinklered to comply with all the requirements. The site falls basically from west to east and southeast and they have therefore provided a detention pond in the southeast corner of the site. There is a hodge podge development to the south and east of this site and so there is not a clearly defined drainage way as is typical in Buffalo Grove. He stated the Village Engineer suggested they contact the adjacent neighbors to see if some more definition can be added to the existing ditch. He noted they are certainly willing to do that. Mr. Vane stated the sanitary sewer has only about 4 feet of cover over it. This use is about as minimal a use for sanitary as you can get and will be comparably to a single family home. Mr. Green reviewed the exterior of the building noting they have significantly reduced the accent element. They have also changed the scale of the lettering on the east tower and similar lettering on the west face of the west tower. It now matches the three story glazed elements on both the north and the exposed sides of the two corner elements wrapping around the building. The balance of that element is covered in EIFS. The balance of the east, west and south sides has the Buffalo Grove Plan Commission-Public Hearing-November 3, 1999-Page 4 aluminum shield insulated panels which also has a textured finish similar to the finish on the EIFS. Other accent windows remain to puncture the split face block masses on the north face. The locations of these windows will be adjusted to work with the layout of the corridor patterns within the building so they can carry the light through. The entry to the building is on either the east or west side of the two story element. That area is covered and sheltered. The overall height of the three stories is approximately 32-33 feet. By maintaining a 1/4 inch per foot pitch over the length of the building, the highest point of the main structure of the building is about 37-38 feet. Mr. Green stated the colors are in warm, light grays and the textures are split face block,to aluminum panels to sand finished EIFS. The glazing will match the frame color of the roof. Mr. Green stated they adjusted the landscaping plan by increasing the amount of landscaping proposed along the north side of the building. They have gone to bermed elements in the front and added several ornamental cherry trees to the street scape and they are including the bicycle path. They have also tried to open up the facade of the 2 story area which will have no concrete and allows for some ornamental trees and bushes and plants. He noted that because of the changes in the elevation they must re-evaluate the ground sign to try to bring it more consistently into the new proposed elevation. They have decided to bring that back as a separate item. Mr. Green stated they have performed a tree survey and it shows all of the material on site is not conducive to Buffalo Grove's standards for landscape design and are all in poor condition Commissioner Trilling asked if the fire hydrant contained in the fenced in area would be a problem with the Fire Department. Mr. Green stated the Fire Department has reviewed the plan and is aware of the fire hydrant. They have also requested that certain fire lanes be designated around the building and this will be done. Commissioner Trilling asked if any capacity has been allowed for in the detention facility for adjacent properties. Mr. Green stated no. Commissioner Trilling asked if it might be advantageous to allow for detention here for future development. Mr. Green stated one of the reasons they felt setting up the site this way they would be able to facilitate the best assemblage of the parcels in the future with a connection at Bond Street. There are two opportunities for them to provide detention. One is adjacent to the proposed site just north of the proposed detention. The other location would be at their southeast corner. Commissioner Trilling asked how the access drive now provided to those parcels would extend Buffalo Grove Plan Commission-Public Hearing-November 3, 1999-Page 5 through and how those parcels may be developed. Mr. Green stated they the value of Bond Street and the difficulties that exist with Frillman Avenue and its intersection. By extending the drive across the north side of the proposed facility to the east end of the site, they now have the provision available for an access to be created at Bond Street which would allow Bond Street to serve as the entrance to this proposed plan should those parcels develop. By creating a large rectangular area to the east they `./ now have a large developable tract all lying to the east of what would be the access point. Commissioner Trilling asked what would happen to Williams Street which is now unimproved. Mr. Green stated Williams Street could be vacated and then half of the right of way would go to each of the parcels so therefore it becomes part of the developable space. Commissioner Trilling asked if clear glass would be used on the spandrels. Mr. Green stated all the spandrel panels will probably be a blue tinted glass there to match the blue on the rest of the building. Commissioner Trilling asked why not go to tinted glass or reflective glass on the corners. Mr. Green stated he does not see a feel for reflective glass here. The clear glass is effective going with the grays. Commissioner Trilling asked if there will be any signage placed between the clear glass and the drywall partition behind. Mr. Green stated no. Commissioner Trilling noted concern with the visuals of the windows looking down the proposed hallways that have panels that fall short of the ceiling. Mr. Green stated the walls are fairly well covered and he could perhaps create a soffit condition that extends far enough back in order to finish the area off. Commissioner Trilling noted great concern with potential advertising or signage at the glass expanse on the north side of the building. Mr. Green stated they will have to comply with the new Village ordinance allowing for such. He further noted the petitioner is not in the business of generally advertising things nor are they in the business of trying to block the view that they have created. There is a security element here and people coming in want to feel secure and be seen. Buffalo Grove Plan Commission-Public Hearing-November 3, 1999-Page 6 Commissioner Trilling asked if there are any comments from the Village forester. III Mr. Pfeil stated Mr. Rigsby has stated he concurs with the petitioner's representation that the tree resources on the site are not quality resources and he would be looking to the landscape plan to enhance the site and would not look to preserving trees on the site now. Commissioner Trilling noted he would like to see a 4 inch caliber tree provided instead of a 2 inch. Mr. Green stated they will probably be willing to agree to an upscale caliber on those trees on the north face of the site. Commissioner Samuels asked what kind of lighting will be provided in the parking areas. Mr. Green stated they will be standard 30 foot poles with standard Village requirements. Commissioner Samuels asked what would be typical hours of operation. Mr. Green stated the office will be open from 8:30 a.m. to 5:30 p.m. The access to the building is from 7:00 a.m. to 10:00 p.m. Commissioner Samuels asked if the resident manager will have any actual ownership interest in the property. Mr. Green stated it starts out as an employer/employee relationship and can then become a vested interest over time. This is used as an incentive program. Commissioner Samuels asked if the resident's personal automobile is always outside. Mr. Green stated yes. Commissioner Samuels asked if the Fire Department is happy with the proposed turning radii. Mr. Green stated yes. Commissioner Samuels asked if there is a limitation on what can be stored in the outside storage area. Mr. Green stated they have submitted language as follows: To permit up to 12 outside storage spaces at 10x25 feet each as a Special Use along a portion of the southern boundary line. Said outside storage spaces shall be limited to use for storing of operable vehicles in good condition and may Buffalo Grove Plan Commission-Public Hearing-November 3, 1999-Page 7 include motor coaches, campers, passenger automobiles, limousines, mini-vans, mini-buses, motorcycles, small trucks, boats and boat trailers. No storage vehicle may exceed 25 feet in length and no repair or mechanical work may be performed on any vehicle on the site. Commissioner Samuels asked if there are restrictions on how many people can reside in the residence and are pets allowed. Mr. Green stated the proposed language refers to immediate family. Mr. MacPhee stated the resident may have a dog under 20 pounds. Chairman Goldspiel asked if access to the Roadway facility will be moved from the current railroad center line to the currently labeled access road. Mr. Green stated it already is along that access road. There is a secondary gravel road that extends down along that railroad line which cannot be disrupted, but does not service Roadway. Chairman Goldspiel noted concern with an inadequate building setback at the Frillman easement considering there is truck traffic there. He noted it would mask people coming out of the loading area. He asked how the 2 foot setback from unimproved Park Place at the outside storage area complies with the ordinance. Mr. Green stated there is no setback requirement in Industrial which is what Park Place is under Lincolnshire. He stated that the proposed building would be setback 12 to 15 feet from Frillman Avenue. Chairman Goldspiel asked how much of the property adjoining of the rights of way is actually in Lincolnshire or unincorporated. Mr. Vane stated Park Place is all adjacent to Lincolnshire and a portion of Williams is adjacent to Lincolnshire. The rest is unincorporated. Mr. Raysa stated Lincolnshire's annexation to the east went up to the east line of Lot 11 and then south of Lot 11 Lincolnshire came west of the west line of Williams Street. Chairman Goldspiel asked noted his concern here due to the sanitary line and the requested variation. Mr. Vane stated they must provide a grinder pump. It will be a forced main underneath the railroad tracks. He suggested they may have to provide a casing underneath the railroad big enough for two small forced mains such that if there is future development they can run a force main over and use the same sewer. Buffalo Grove Plan Commission-Public Hearing-November 3, 1999-Page 8 Mr. Kuenkler stated the existing sewer is a gravity public sewer and is not able to cross the railroad due to its depth and various utility conflicts within the railroad right of way. The only way to get to it is by pumping. He further noted any future development would also have to have a small pump station over to the existing public sewer which would be privately maintained. Chairman Goldspiel asked about the ditch that needs to be defined. Mr. Vane stated the existingswale whichgoes to the south and east on the two adjoining J g properties would have to be better defined because there are some areas it does not go through and some areas that are deeper than others. This is what they would be looking to define. Chairman Goldspiel asked if the site is subject to overland water flow from anywhere. Mr. Vane stated basically no. He stated the tracks are high and there is a storm sewer that the highway picked up and is going into a system by the car wash. He noted they will be staying out of that system. Any problems being contributed by this area will be picked up and disposed of. Chairman Goldspiel asked if there is any concern with flow from the truck area. Mr. Vane stated no, it is slightly lower than the proposed site. Chairman Goldspiel asked about a sidewalk across the railroad tracks. Mr. Green stated getting the railroad to approve a crossing is a multi-year process. They are therefore putting a sidewalk in on their side and hopefully this will help the process to get the crossing done. Commissioner Samuels asked if there would be a problem with the frost line in the sanitary sewer. Mr. Green stated the frost line is 3-3 '/2 feet and that would be sufficient. Mr. Kuenkler stated that so long as it is below the frost line it is acceptable. It is 48 inches deep and that will be sufficient. Mr. Pfeil stated the Frillman Avenue right of way versus easement issue should be clarified. He asked if any of Frillman Avenue is right of way versus easement. Mr. Kuenkler stated he believes it is a dedicated right of way and unimproved and under township control. If this project is approved and not vacated it would belong to the Village with responsibility by the Village. Mr. Freedman stated that if that is correct, the Village could annex Frillman and then vacate it at Buffalo Grove Plan Commission-Public Hearing-November 3, 1999-Page 9 which point they could leave it as an easement so that it could still function and the Village would have no maintenance responsibility. Chairman Goldspiel asked about the need for the variance due to the changes in the plan that affected the driveway in the front. Mr. Green stated the illumination of the right of way for Park Place and the additional land dedication along Aptakisic Road for the bikepath took about 40 feet out of the overall depth of the site from front to back. They were able to make most of the adjustments within the building space and in order to provide the driveway access all the way to the east, which is valuable for the future of Frillman and the opportunity to eliminate Frillman, they are asking for the variation with regard to the front setback from 50 feet to 42 feet. The north line is not parallel so 42 feet is the minimum and it probably ranges between 42-45 feet. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearings at 8:50 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Public Hearing-November 3, 1999-Page 10 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 3, 1999 Consideration of amendment of Section 17.48.020.C. of the Buffalo Grove Zoning Ordinance concerning Special Use regulations for a residential unit as an accessory use to a self-storage facility in the Industrial District Petition to the Village of Buffalo Grove for annexation with zoning in the Industrial District and approval of a Preliminary Plan and a Special Use for retail sales, outside storage and a residential unit,with the following variations: ZONING ORDINANCE-Section 17.16.060 (to allow an area of Industrial Zoning of less than ten (10 acres): Section 17.20.030.C. and 17.48.020.C.9 (to allow fencing of eight(8) feet in height around an outside storage area); Section 17.48.020.F.5.a. (To allow a parking access aisle within the 50-foot landscaped setback required along a major street); Section 17.48.020.F.8 (to allow a floor area ratio of 0.81 instead of 0.80; DEVELOPMENT ORDINANCE -Section 16.50.050.D.7(to permit sanitary sewers at a minimum depth of less than six(6) feet) Village of Buffalo Grove,Arboretum Golf Course, Proposed maintenance facility and site improvements,401 Half Day Road,Amendment of a Special Use and Preliminary Plan in the R-8 District--Workshop #1 Chairman Goldspiel called the meeting to order at 8:51 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. Panitch Mr. Smith Commissioners absent: Mr. Feldgreber Mr. Johnson Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. John Green, Groundwork, Ltd. Mr. Richard Vane. Groundwork, Ltd. Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 1 Mr. Wayne MacPhee, U-Store-It Mr. William Brimm, Director of Finance Mr. Carmen Molinaro, Director of Buffalo Grove Golf Course Mr. Rick Read, Buffalo Grove Golf Course Mr. John Bosman, Sente&Rubel Mr. Skip Lindberg, Sente& Rubel Mr. Ken Lattanzi , MTI Construction Service L./ Mr. William Raysa, Village Attorney Ms. DeAnn Glover, Village Trustee Ms. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Trilling, seconded by Commissioner Samuels to approve the minutes of the public hearings and regular meeting of October 6, 1999. Commissioner Samuels noted typographical error on page 2 of the Matrix Development public hearing as well as the removal of verbiage in paragraph 6 and addition of verbiage to paragraph 3. Chairman Goldspiel noted a change in a word needed on page 5 of the Matrix public hearing. Commissioner Samuels noted a change in word needed on page 3. He further noted page 4 required an additional word to paragraph 2. He then noted the need for better verbiage on page 5, paragraph 1. Also, he stated the word EIFS on page 5 needed correcting. There were various typographical errors pointed on page 9 as well. Commissioner Trilling noted a typographical error on page 3, paragraph 5 of the regular meeting. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Mr. Ottenheimer stated he attended the Village Board meeting on November 1, 1999 where the following items were discussed: 1. Approval of the annexation agreement for the Matrix Development at 225-227 N. Prairie Avenue 2. The ordinance for the Park District Raupp Museum was deferred and a date was not as yet set 3. Referral of the Arboretum Golf Course facility for a clubhouse and maintenance building. Only the maintenance building will come before the Plan Commission in Phase 1. This matter is very time sensitive and the Board has authorized bids, although making a point that this does not mean an acceptance of the project, only Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 2 in the interest of time Chairman Goldspiel asked what items were outstanding on the Raupp Museum. Mr. Ottenheimer stated the Board was concerned with the proposal of extended hours for the museum and concerned with traffic issues and several other issues not addressed. CONSIDERATION OF AMENDMENT OF SECTION 17.48.020.C. OF THE BUFFALO GROVE ZONING ORDINANCE CONCERNING SPECIAL USE REGULATIONS FOR A RESIDENTIAL UNIT AS AN ACCESSORY USE TO A SELF STORAGE FACILITY IN THE INDUSTRIAL DISTRICT PETITION TO THE VILLAGE OF BUFFALO GROVE FOR ANNEXATION WITH ZONING IN THE INDUSTRIAL DISTRICT AND APPROVAL OF A PRELIMINARY PLAN AND A SPECIAL USE FOR RETAIL SALES, OUTSIDE STORAGE AND A RESIDENTIAL UNIT, WITH THE FOLLOWING VARIATIONS: ZONING ORDINANCE - SECTION 17.16.060 TO ALLOW AN AREA OF INDUSTRIAL ZONING OF LESS THAN TEN(10)ACRES),; SECTION 17.20.030.C. AND 17.48.020.C.9. (TO ALLOW FENCING OF EIGHT(8) FEET IN HEIGHT AROUND AN OUTSIDE STORAGE AREA); SECTION 17.48.020.F.5.A. (TO ALLOW A PARKING ACCESS AISLE WITHIN THE 50-FOOT LANDSCAPED SETBACK REQUIRED ALONG A MAJOR STREET); SECTION 17.48.020.F.8 (TO ALLOW A FLOOR AREA RATIO OF 0.81 INSTEAD OF 0.80; DEVELOPMENT ORDINANCE - SECTION 16.50.050.D.7 (TO PERMIT SANITARY SEWERS AT A MINIMUM DEPTH OF LESS THAN SIX (6) FEET) Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer to recommend approval to the Village Board for consideration of amendment of Section 17.48.020.C. of the Buffalo Grove Zoning Ordinance concerning Special Use regulations for a residential unit as an accessory use to a self-storage facility in the Industrial District consisting of the following text amendment: A dwelling unit for a full time resident manager and his/her immediate family as an accessory use in a self-storage facility,provided that the manager is an employee of the owner of the facility Commissioner Samuels stated he also moves for a favorable recommendation to the Village Board of the Petition to the Village of Buffalo Grove for annexation with zoning in the Industrial District and approval of a Preliminary Plan and a Special Use for retail sales, outside storage and a residential unit, with the following variations: ZONING ORDINANCE - Section 17.16.060 (to allow an area of Industrial Zoning of less than ten(10 acres; Section 17.20.030.C. and 17.48.020.C.9. (To allow fencing of eight(8) feet in height around an outside storage area); Section 17.48.020.F.5.a. (To allow a parking access aisle within the 50-foot landscaped setback required along a major street); Section 17.48.020.F.8 (to allow a floor area ratio of 0.81 instead Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 3 of 0.80; DEVELOPMENT ORDINANCE - Section 16.50.050.D.7 (to permit sanitary sewers at a minimum depth of less than six (6) feet), so that the petitioner is able to construct a three-story climate-controlled self-storage facility of approximately 90,000 square feet, pursuant to the testimony at the public hearing and the exhibits introduced in support thereof, subject to: 1. An interior soffit by the windows in the central area of the building on the north face 2. Increasing the tree caliper of the trees on the north side of the landscaping 3. Limitation of outside storage to the text provided 4. No signage behind the tower glass on the north side of the building Commissioner Samuels stated the developer has done a very good job and the facility is something that is necessary in the Village and will be a good addition to the Village, bringing in a new facility which it does not currently have.. He further noted it also starts to clean up a part of the corridor which is in need of improvement. Chairman Goldspiel stated he feels the project is entirely too much building on too small a site. The building comes much too close to Frillman Avenue whether is dedicated or not. It presents a safety problem in several ways. Further, he is unhappy with the intrusion on the front setback. He noted he does not see this parcel as providing an access to any meaningful incorporation on the east and therefore he will not support the motion. Chairman Goldspiel called for a vote on the motion for the U-Stor-It building and the vote was as follows: AYES: Samuels, Trilling, Ottenheimer, Dunn, Panitch, Smith NAYES: Goldspiel ABSENT: Feldgreber, Johnson ABSTAIN: None The motion passed 6 to 1. Chairman Goldspiel called for a vote on the motion for the Zoning Ordinance amendment and the vote was as follows: AYES: Samuels, Trilling, Ottenheimer, Dunn, Panitch, Smith AYES: None ABSENT: Feldgreber, Johnson ABSTAIN: Goldspiel Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 4 VILLAGE OF BUFFALO GROVE, ARBORETUM GOLF COURSE, PROPOSED MAINTENANCE FACILITY AND SITE IMPROVEMENTS,401 HALF DAY ROAD. AMENDMENT OF A SPECIAL USE AND PRELIMINARY PLAN IN THE R-8 DISTRICT -- WORKSHOP #1 Mr. Brimm stated the project in concept plan has been an item of discussion since 1990. The funding at that time was spent entirely on the development of the golf course and the physical play area. The existing maintenance facility and clubhouse were all inherited from the Fiore Nursery. The facilities added since then were temporary modular trailers. The parcel is approximately 5.5-acres. The project proposes construction of a new clubhouse and maintenance facility along with other site improvements. The goal would be to open for the 2001 play season. The financials developed for the course are most favorable if only one play season is disrupted. The Village has retained the firm of Sente & Rubel and MTI Construction Services to help plan the project. The initial emphasis is the new maintenance building during Phase 1 in the northwest corner of the parcel. The construction of the maintenance building is to be residential in character in deference to the community. It is approximately a 10,000 square foot building with a mezzanine of less than 1,000 square feet. There is also a 9,000 square foot yard with strong architectural features. The building will have a minimal impact on the existing neighborhood. He noted they have had a meeting with the residents who were invited by letter who would be most affected. He stated they walked the site with the residents and tried to demonstrate how the facility would line up in relation to their homes and to the existing landscaping around the parcel. Mr. Brimm has retained a food service consultant who is examining the viability of the dining area for a clubhouse. This would be key to the final sizing of the clubhouse, although staff is not in a position at this time to give any definite size for the building. The recommendations will be brought forth at a later date. The clubhouse will offer an improved and enhanced pro shop, complete and renovated locker facilities, clubroom for casual dining and a dining area for club outings and banquets open to public use. There would be cart storage within the building and it would house support areas for staff and storage. Mr. Brimm stated existing parking has been maximized to an area running from 248-260 spaces. It is important to know the maximum size of the clubhouse before the maximum amount of parking needed can be determined. The size of the clubhouse can be brought down. Mr. Brimm stated they have a very aggressive time line for this project and would like to break ground on the site in February and then have the building delivered sometime in March. Chairman Goldspiel asked what exactly is before the Plan Commission at this time and what is to be acted on. Mr. Brimm stated they would like to answer any questions on the entire concept plan, but the Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 5 specific emphasis tonight is for the maintenance building identified as Phase 1. Areas such as landscaping and lighting will be brought forward for the entire site as the clubhouse is developed. As the size of the clubhouse is developed, the remainder of the site will fall into place. Commissioner Smith asked why there is a need for a new maintenance facility. Mr. Brimm stated the new maintenance facility will replace the old substandard Fiore building. It is substandard in terms of store and there are some EPA requirements that need to be met. The new equipment planned tend to be somewhat larger and need to be repaired on site and there is inadequate office space. Commissioner Smith asked what the size of the current building is. Mr. Molinaro stated the new building would be about 1,000 square feet larger than the existing building. The need here is for modernization and in order to make the site work and add a new clubhouse, it is necessary to move the building away from Route 22. Commissioner Smith asked if the clubhouse is a given and that is the reason this new maintenance facility is needed. Mr. Brimm stated the Village Board is presently committed to the entire project and in order to make the entire site work, the maintenance building needs to be moved. It will allow for proper parking and allows for the proper spacing of the new clubhouse. Commissioner Smith asked if maintenance facility would need to be moved and expanded if there was not going to be a clubhouse. Mr. Molinaro stated it would still need to be moved to get the current building off of the Route 22 frontage and an improvement to the site. The space is not the main issue here but the modernization is definitely needed. He further stated he believes the Board is firmly in favor of some new version of a clubhouse facility. Commissioner Smith asked how long will the building be good for into the future. Mr. Molinaro stated the structure itself would be good for at least 30-50 years. Right now the building is so old that retrofitting it to meet the requirements is not feasible. Commissioner Panitch asked what the current parking requirement is today. Mr. Brim stated there is now space for about 130-140 and the new spaces would be for 249. Commissioner Panitch asked who is projected to be coming to this course after the improvements. Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 6 Mr. Brimm stated the Arboretum is a three day a week golf course. In studying the market. they feel they must improve the Monday through Thursday play. Further, they believe, from the number of outings they have turned away due to the condition of the facilities, that these are the people they will capture. Growth is being oriented toward capturing additional golfing. The amenities to be offered through an improved clubhouse facility will be what brings in golfers. He noted they would like to capture 7,000-8,000 additional players in this way. Mr. Molinaro stated the new clubhouse is to keep the Arboretum competitive within the market they are working with, namely, the upscale golf facilities. Secondly,they are trying to make sure any new clubhouse will also provide community use for those non-golfers within the community. Commissioner Panitch noted that this will then have some off season use. Mr. Brimm stated this will be a clubhouse that will have the ability to have a banquet or an outing. It will also be available to the public for non-golf events. Commissioner Panitch asked if there will anybe other changes to the golf course. Mr. Brimm stated there will be no change to the play area. However, they are contemplating grassing some of the sand areas. Mr. Molinaro stated the Arboretum is a difficult course and they may want to soften it up to make it more comfortable for the average golfer. Commissioner Panitch asked what the projected revenue would be. Mr. Brimm stated the revenue goal is to have the course self sufficient without charging excessively and without reliance on property taxes. Commissioner Panitch asked about off season usage. Mr. Brimm stated they have retained a food service consultant for this purpose. Commissioner Trilling stated he feels there are two major issues here. One is the aesthetics of the project and the other is the proximity to the adjoining uses. He noted this is a very beautiful area and he cannot see a split face masonry unit here as it would be completely inappropriate. He further stated this building needs to blend in with the neighborhood. Mr. Brimm stated they have tried to remain sensitive to both the design of the building and the neighbors and in deference thereto have ensured there are no overhead doors facing the neighbors. Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 7 Commissioner Trilling noted he did not feel the people coming down Route 22 would see the proposed cupola and he would like to see more detail on the north and east side of the building in order to improve the visual structure. He further noted that he finds the proposed concrete block material objectionable and noted it would be nice to see clay brick surface instead, similar to the other buildings in the area. Mr. Bosman stated they have no object to clay masonry but they need to compromise between �./ aesthetics and the budget. However, they will investigate the suggestion carefully. Commissioner Trilling asked about a tree plan and how many trees are proposed to be taken down. Mr. Brimm stated they have walked the site with Mr. Rigsby and he believes there are 6-9 trees approximately that will have to come down. He further stated they will have a tree survey for the next meeting. Commissioner Trilling asked how many square feet is proposed for the clubhouse at this time. Mr. Brimm stated the clubhouse at the present time is shown having 26,000 square feet on two levels which includes the cart storage and concession area. Commissioner Trilling asked if the deck would be over the cart storage. Mr. Brimm stated yes. He further stated they are working with the concept of a 5,000 square foot dining room on the second floor. Commissioner Trilling noted a 5,000 square foot dining room could hold up to about 350-400 people. Mr. Bosman stated its maximum capacity under code would be 330 people. However, they have recommended 224 people which allows for a setup in that space that has a more comfortable area around each table to allow for proper serving, serving table, dance floor and head table. Mr. Brimm noted their consultant was presently working in the range of 175 to 200 people which would meet the vast majority of the market. Commissioner Trilling asked if this facility would be rented out and used during the non golf season. Mr. Brimm stated yes. Commissioner Trilling asked what would protect the deck and the people on the deck from the green. Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 8 Mr. Brimm stated that is an issue they have been studying. They know the bulk of the problem is that people coming out of the trap play somewhat overly aggressively. The trap may have to be either reduced or removed. The green may even be shortened somewhat because it is a relatively large green right now. Quite possibly some of the deck may be removed when they get toward the final building. Mr. Molinaro stated they are waiting first to get the size of the building so that they can `./ determine the exact location and proximity to the 9th green and then they can determine what the situation really is before they correct the problem. Commissioner Trilling suggested moving the green further to the south. Commissioner Trilling asked if there have been any discussions or conversation with the adjoining neighbors. Mr. Brimm stated they sent letters to 16 people who live on Live Oak Lane and walked the site with them. They spoke about the maintenance building and they were shown some of the initial concept drawings. They spoke about the clubhouse and the flip flopping of the deck was suggested and seemed to make sense. There was discussion about maintenance of landscaping and keeping the existing heavy shrubbery. There was concern about noise and lighting and they intend to be sensitive to their needs. Commissioner Trilling asked what the setback requirement is for the clubhouse building to the property line. Mr. Bosman stated the sideyard/rear yard is a 25 foot setback. Mr. Pfeil noted this is a special use so there are no explicit standards, but a minimum setback of 25 feet from a residential property line has been the standard used in similar situations. Commissioner Trillingstated his biggest concern is noise at the clubhouse. He asked if any gg thought had been given to moving the clubhouse to the same location as the existing clubhouse where it would be furthest from the residences. Mr. Brimm stated they have not considered that as yet. He noted, however, that they wanted to optimize the vista looking down at the golf course for the banquet/dining facility, which would have a positive and strong aesthetic marketing appeal for the building. Commissioner Ottenheimer stated he agrees with many of Commissioner Trilling's comments concerning aesthetics, although he does like the cupola which adds a lot of character. He asked what the distance is to the closest residential area. Mr. Brimm stated the closest residence is about 65 feet. Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 9 Commissioner Ottenheimer stated he agrees this plan would be a great addition as facilities are sorely lacking. Commissioner Ottenheimer stated it looks like the landscaping is a bit sparse between the maintenance building and some of the residential areas and he would like to maintain the character of the golf course and give the residents as much buffering as possible with landscaping. Mr. Brimm stated they do have a strong landscaping plan and they have heard from the Village Board that they want to maintain and enhance the landscaping. Commissioner Ottenheimer asked about the proposed fence. Mr. Brimm stated it is more like a wall. It is masonry pillars and it will go east on the south elevation, cross the front and along Route 22. It is proposed to be 12 feet high in order to stop the visual sight of everything that will be in that yard. There are some material bunkers that will be built there and they will be out of site. There are above ground fuel tanks for diesel and gasoline and they want to keep those out of site. There would be movement in the yard that no one would be able to see. It will be masonry pillars with wood on board in between, in natural cedar. Mr. Pfeil stated Mr. Schar has said the fence would need a variation since it is 12 feet high. Commissioner Ottenheimer asked how many employees there will be and where they would be parking. Mr. Reed stated they have 14-15 employees. Mr. Bosman stated there is parking for maintenance employees closest to the building and parking closest to the clubhouse for those employees. Commissioner Ottenheimer noted it seems that the parking demand will be driven by the size of the clubhouse. Mr. Brimm stated yes. If the clubhouse comes down in size, it is possible that the parking might come down slightly. Commissioner Ottenheimer asked what the response has been in general from the residents. Mr. Brimm states he believes the people present at the meeting were appreciative of the efforts made by the village and they hope to continue meeting the residents' needs. Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 10 Mr. Molinaro further noted the residents seemed to note that there is a need for a modern updated facility. He further stated it could, in fact, have a positive effect on the home values. Mr. Brimm stated they have had three focus groups trying to right size this building for everyone's needs since in some respects the community will be asked to support this building. Commissioner Samuels asked about stormwater detention. Mr. Brimm stated Mr. Kuenkler has been reviewing the plans but at this point they believes the retention ponds now drain to the lakes in the front nine of the golf course and therefore do not need any modification so far. He has also recommended a fee ordinance but it has not been fully planned. Commissioner Samuels asked if the overall size of the clubhouse facility could be reduced if the building was planned with a basement. Mr. Brimm stated they have discussed that option and will continue to look into same. Commissioner Samuels suggested considering shortening the ninth hole to a par 4 and replacing the green there now with additional stormwater wet detention which off of a rear deck in a clubhouse facility is a clear draw. Lastly, he noted it might be a nice idea to continue the prairie style throughout the public buildings in the village. To that extent both buildings here could have some coordination and architectural style in common. A combination of brick and dryvit could be used and would allow for come creativity in terms of garnishments. Mr. Brimm stated they believe they have a consensus on one particular building. Commissioner Samuels stated he would like to see both buildings coordinated because of their close proximity to each other. Chairman Goldspiel stated he is very concerned about the time line on this. Judging by the lack of solidity on a number of the plans, the number of basic issues that still need to be resolved, he is troubled by being asked to have just this workshop and then a public hearing. Chairman Goldspiel further stated he agrees with the points made by Commissioners Trilling, Samuels and Ottenheimer about some of the appearance issues. He also does not feel this proposal is not up to the standards set in the Village. Chairman Goldspiel asked if a 34 foot setback from Route 22 is adequate. Mr. Pfeil stated a 25 foot minimum setback is the standard in the Zoning Ordinance for most of the Village's commercial zoning districts. In some districts the building setbacks is increased over 25 feet to match the height of the building. The proposed setback for the maintenance Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 11 facility is consistent with standards used for similar commercial buildings. Chairman Goldspiel asked for a description of the topography. Mr. Bosman reviewed the existing topography. Chairman Goldspiel asked why there is a need for such a high fence. Mr. Brimm stated they are trying to protect the residents' line of site into the yard. In the northeast corner of the yard there will be some material storage and above ground fuel tanks. Chairman Goldspiel suggested handling the issue architecturally and bring the fence down, particularly on the Route 22 side. He also stated the existing brick building is much more attractive than the proposed building because of the proposed material to be used. Chairman Goldspiel stated the tree line going along Buffalo Grove Road and Route 22 needs to be preserved. Mr. Brimm stated mostly interior trees need to be removed but the edges are fine. Chairman Goldspiel stated he would like to see the interior trees replaced with healthy specimens in places where they would do some visual good. He further suggested the parking lot needs to be softened and the use of some different mixture of plants may be nice. He also noted there are some good ideas for the clubhouse, but suggested getting the decks away from the residences is a very important issue. He stated that since the clubhouse will have food and banquet facilities it is basically putting a commercial use up against the residential use and it needs to be buffered and screened with sensitivity to the residents. Commissioner Trilling noted there is one mature tree halfway between the existing maintenance building going west in the parking lot that he would like to see saved if possible. Chairman Goldspiel asked if the perimeter trees will be damaged by the construction of the building and storage area. Mr. Bosman stated until they finalize the exact position they cannot judge anything. However, their goal is to try and adjust the position of the building so as to cause the least impact and if, in fact, they are able to move it further south to get it away from those trees without becoming to close to the adjacent residential properties, they will do so. The Plan Commission agreed that another workshop would be needed. Mr. Marshall Morris, 2519 Live Oak Lane, expressed concerns that the plans are not definitive and noted he was unaware of any fuel tanks. In addition they are concerned the buildings are too Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 12 close to the residences and will affect the value of their property. They have also not seen any landscaping plans which they would like to see before approval of any plans. He noted further concerns with water management. Some of the neighbors have expressed concerns with the fence and they would like to see more plants, trees or berms and he stated he would like to see a building that fits in more readily with the residences. Mr. Dan Brewster, 2546 Live Oak Lane, stated he often has standing water in his back yard when there are heavy storms and would like to have this addressed. He further noted a heavy tree line across the west side of the golf cart path and he would like to know how much of that will be removed and replaced. Chairman Goldspiel noted the following items that need to be addressed for the next meeting: 1. Need a better handle on the physical facilities proposed. He noted it would be a good idea to have the nearby townhomes shown on the drawings. Additionally, it is necessary to get a better handle on the foliage in the area. 2. Tree survey with a better emphasis on what is being taken out and what is being proposed. 3. Architecture needs improving and the fencing issue needs to be looked at. 4. Size of the clubhouse needs to be determined as it is an integral part of this plan. Mr. Brimm stated they do not believe they will have a definitive answer on the clubhouse until January or February. He noted they can continue to bring concepts, but they will probably not have an exact idea of the uses and sizes. Chairman Goldspiel noted they should continue to look at alternate locations for the clubhouse within the general area. 5. Stormwater management plans Mr. Kuenkler stated there will probably be about 1 %Z acres of new impervious surfaces which would equate to about '/2 acre foot of additional detention for the property. He noted he has some ideas and will write them down for the commission. It would involve either trying to fiddle with the restrictor on the existing basin or perhaps finding storage out on the golf course. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil noted there will be a special meeting on November 10, 1999. Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 13 PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Panitch and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:21 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair II Buffalo Grove Plan Commission-Regular Meeting-November 3, 1999-Page 14