2007-08-15 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 08/15/2007
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
August 15, 2007
Prime Source Building Products (former Peerless of America building),
Proposed Lot 3 of the Aptakisic Creek Corporate Park, request for a
Special use for outside storage in the Industrial District
Chairman Ottenheimer called the meeting to order at 7:45 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman
Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald,
explained the procedures to be followed for the public hearing, and swore in all persons who
wished to give testimony.
Commissioners present: Chairman Ottenheimer
Mr. Smith
Mr. Khan
Mr. Teplinsky
Mr. Stark
Commissioners absent: Ms. Bocek
Mr. Cohn
Mr. Podber
Also present: Mr. Anthony Pricco, Bridge Peerless, LLC
Mr. Alan Zocher, Premier Design & Build Group
Mr. Michael Baumstark, Cornerstone Architects Ltd
Mr. Larry Dziurdzik, Allen Kracower& Assoc.
Mr. Gregg Graines, DLA Piper US LLP
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit A: Overall Site Plan dated August 9, 2007
Exhibit B: Blow up of the Prime Source Site Plan
Exhibit C: Perspective View from Northeast corner of site
Exhibit D: Perspective View from Southwest corner of Aptakisic Road and Industrial Drive
Exhibit E: Existing fences in surrounding Industrial area
Exhibit F: Site pictures from Aptakisic Road
Exhibit G: Site pictures of surrounding area on Industrial Drive
Exhibit H: Site pictures of surrounding area on Industrial Drive
Exhibit I: Prime Source Landscape Plan& Pond Section
Exhibit J: Aptakisic Creek Corporate Park Landscape Plan
Exhibit K: Memorandum dated August 9, 2007 to the Plan Commission from Robert Pfeil
Mr. Gregg Graines of DLA Piper stated the petitioner is seeking to redevelop the building
commonly known as the Peerless building which has been vacant for approximately five years.
They are doing so in order to lease the building to Prime Source Products which is a building
materials distributor currently located in Elk Grove. In connection with the redevelopment the
petitioner is seeking a positive recommendation for a special use to allow outdoor storage at the
south and west end of the site, a variation to reduce the total number of parking spaces from 64
to 59. However, only approximately 30 spaces are required to meet Prime Source's demand at
any given time. They are also seeking a variation to permit a 17 foot tall fence to adequately
screen certain building products which will be stored outside.
Mr. Anthony Pricco of Bridge Peerless LLC stated they took the comments into account from
the Plan Commission. They feel they have satisfied the issue with the parking as they have
sufficiently established the need Prime Source has. They have spent a great deal of time
researching different products materials and ways to build the fence. They feel that although
they have remained with the solid cedar fence, they feel there are a number of reasons why they
have done so. They feel it is the best material to blend in with the natural surroundings. It is
right next to the pond and walking path and their research on the distance of the 17 foot high
portion of the fence from the road and discovered it is a distance of over 1,000 feet from
Aptakisic and 115 feet from Industrial Drive. Industrial Drive is 6-7 feet above the base of the
fence and the 17 foot portion of the fence will appear to be only about 8-9 feet high.
Mr. Michael Baumstark of Cornerstone Architects reviewed the overall site plan noting the
relationship of the Peerless building to the entire business park. Facility 11 will be brand new
buildings facing Aptakisic Road.
Mr. Baumstark noted to the north side of the property will be dock staging and exterior dock. In
the original approve plan there had been 10 exterior docks but they will only be showing four.
There are two existing drive n doors. The east there is existing parking that will remain and to
the south and west there is existing pavement that is still remaining. However, instead of car
parking they are planning to do the outside storage there. From the north the proposed 8 foot
fence continues until it transitions into the 17 foot fence which then goes west and then south.
The fence will be cedar and they plan on providing a latticework every 40 feet with vines to
grow up the fence.
Mr. Larry Dziudzik of Allen Kracower & Associates stated the 17 foot high portion of the fence
wraps around the southwest corner of the building to the south side of the building and it returns
back to the southeast portion of the existing building. They have included a detention section for
review where they have added the addition of the fence to show the relationship of the cedar
fence to the sidewalk and the retention pond. He also noted that the 17 foot high portion of the
fence is actually lower along Industrial Drive so you will never really see the full 17 feet in
height of this fence. The detention pond has been planted with a very naturalistic design of
wetland plantings, native trees, native shrubs which interact nicely with this environment. He
noted they feel the cedar fence is the best material for this screen fence. He noted they do not
really want to call attention to this fence. They believe that the cedar fence over time will
basically disappear on the property. They are also proposing a lattice screen every 40 feet on
which they will grow vines along the entire length of the fence and will then blend in with the
naturalistic planting design.
Mr. Dziurdzik noted a couple of things have changed from the previous approved plan regarding
the layout of the trees. He noted the south side had some proposed shade trees which they have
moved to buffer along Industrial Drive. The plantings have now doubled along Industrial Drive
and they are a mixture of evergreen shade trees. He stated they have really concentrated heavily
on the north side of the pond to cut down any views from Aptakisic Road so that the fence is
minimally visible at that point. He further noted there were a couple of existing trees in the
southern parking lot which will now be removed due to the storage facility in the parking and
they are proposing to transplant those trees to the east side of the building in an area that will not
be disrupted during construction.
Mr. Graines reviewed the need for a special use stating:
1. In order for the premises to be efficiently screened and effectively utilized by Prime
Source, it is necessary for Prime Source to stack certain materials above the 8 foot
limitation.
The proposed vegetation will help to further screen the fence from view. With respect to
the parking, due to the outside storage requirement, Prime Source must utilize some of the
parking area for storage. However, the number of spaces shown is sufficient for Prime
Source's use and the number of employees. 59 spaces are actually more than double the needs
or requirements for Prime Source at any given time.
2. The plight of the owner is due to unique circumstances. Due to the type and size of the
building products and the materials that Prime Source is seeking to utilize. The outside storage
is within the existing parking lot and the proposed variation will not alter the essential
character of the neighborhood. Since the neighboring uses are industrial, the variation will not
alter the streets and will not have any effect.
Mr. Graines reviewed the special use criteria noting:
1. This special use will serve the public convenience by permitting an extremely strong and
experienced tenant to occupy a facility that has been vacant for many years. This will
help create both job opportunities and tax revenues for the Village. The proposed use
will not be detrimental to or endanger the public as it will properly be screened. There
will fire hydrants inside of the facility.
2. The outdoor storage locations will be fully screened and limited to the south and west
sides of the building and properly buffered.
3. The improvements planned for this facility will accommodate the use, add value to the
subject property and will help to generally improve the area.
4. The lands adjacent to the outside storage areas are currently industrial in nature and the
vacant lands to the north are being developed by the petitioner itself.
5. As part of the overall development of Aptakisic Creek Corporate Park, the applicant is
updating and substantially improving the existing utilities, access roads, drainage and other
necessary facilities to current Village standards.
6. The parking areas at the subject property are sufficient for this use and entrances and
exits are designed to handle the traffic flow. In fact, there will be a reduction from what was
already currently approved, based on a decrease in the loading docks.
Mr. Graines further noted they will be complying with all the regulations to the extent that the
Village Board and this body recommend approval of the variations requested.
Mr. Pricco reviewed Exhibit C noting the view from the site at the northeast corner and how
little of the fence will actually be seen.
Mr. Baumstark reviewed Exhibit D showing another view at Aptakisic and Industrial Drive. He
reviewed Exhibit E which shows some existing fences that are in the industrial area now. Every
one of them is basically a cedar type fence. Exhibit F is showing the Peerless building just
before the corner of Industrial Drive. Exhibit G and H are basically showing what is to the west
of the property. Chain link fences with slats or no fence at all appears showing directly into
yards.
Mr. Pricco noted the point of these exhibits is just to demonstrate that they are trying to upgrade
the image of the area from what it is now.
Commissioner Teplinsky asked about the memo dated August 13, 2007 from the Deputy Fire
Marshall and if so what is being done to address the concerns contained therein.
Mr. Pricco stated they have discussed the concerns with the Deputy Fire Marshall and told him
they will work with him. He noted they do plan on following the State statutes regarding fire
hydrants and locate them where the Fire Department wants them.
Chairman Ottenheimer asked if there will be any covered storage.
Mr. Pricco stated no.
Chairman Ottenheimer noted that both he and Trustee Trilling had thought there would be more
lattice work than just every 40 feet. He noted they would both like to see more lattice work on
the fencing as they want to break the fence up as much as possible. He asked if the lattice will
also be on the 17 foot high portion of the fence.
Mr. Pricco stated the lattice will be on the 17 foot high section of the fence. He noted he has no
problem with adding more lattices.
Chairman Ottenheimer further noted that Trustee Trilling had suggested some additional
decorative ideas for the lattice which might be put in at an angle or across or straight down.
However, his own opinion is that some more detail needs to be added to the fence, whether it is
lattice every 20 feet instead of 40 feet or something of that nature.
There being no further comments or questions from anyone else present, Chairman Ottenheimer
closed the public hearing at 8:25 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair
Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 08/15/2007
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
August 15, 2007
BUFFALO GROVE PLAN COMMISSION
Prime Source Building Products (former Peerless of America building),
Proposed Lot 3 of the Aptakisic Creek Corporate Park, request for a
Special use for outside storage in the Industrial District
Discussion of Village Comprehensive Plan update
Chairman Ottenheimer called the meeting to order at 8:25 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Ottenheimer
Mr. Smith
Mr. Khan
Mr. Teplinsky
Mr. Stark
Commissioners absent: Ms. Bocek
Mr. Cohn
Mr. Podber
Also present: Mr. Anthony Pricco, Bridge Peerless, LLC
Mr. Alan Zocher, Premier Design & Build Group
Mr. Michael Baumstark, Cornerstone Architects Ltd
Mr. Larry Dziurdzik, Allen Kracower& Assoc
Mr. Gregg Graines, DLA Piper US LLP
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Smith, seconded by Commissioner Stark to approve the minutes of the
public hearing of July 18, 2007. All Commissioners were in favor of the motion and the motion
passed unanimously.
Moved by Commissioner Smith, seconded by Commissioner Khan to approve the minutes of the
regular meeting of July 18, 2007. All Commissioners were in favor of the motion and the
motion passed unanimously.
COMMITTEE AND LIAISON REPORTS
Commissioner Khan attended the Village Board meeting on August 6, 2007 where the only item
of significance to the Plan Commission was the Plat for Hidden Lakes which was approved by
the Board.
PRIME SOURCE BUILDING PRODUCTS (FORMER PEERLESS OF AMERICA
BUILDING), PROPOSED LOT 3 OF THE APTAKISIC CREEK CORPORATE PARK,
REQUEST FOR A SPECIAL USE FOR OUTSIDE STORAGE IN THE INDUSTRIAL
DISTRICT
Moved by Commissioner Teplinsky, seconded by Commissioner Smith to recommend approval
to the Village Board of the petition for a special use for outside storage of building materials in
the Industrial District pursuant to Section 17.48.020.C.9. of the Village Zoning Ordinance with
the following variations: ZONING ORDINANCE — Section 17.36.040. (to allow fewer
off-street parking spaces than required by the applicable ordinance standard); FENCE CODE —
Section 15.20.060.A. (to allow a fence taller than 8 feet to screen the outside storage area).
Chairman Ottenheimer called for a vote on the motion and the vote was as follows:
AYES: Smith, Khan, Teplinsky, Stark, Ottenheimer
NAYS: None
ABSENT: Bocek, Cohn, Podber
ABSTAIN: None
The motion passed 5 to 0.
Chairman Ottenheimer suspended the regular meeting at 8:28 p.m.
Chairman Ottenheimer reconvened the meeting at 8:30 p.m.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next scheduled meeting would be held on September 5, 2007.
PUBLIC COMMENTS AND QUESTIONS—None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Khan, seconded by Commissioner Stark and carried unanimously to
adjourn. Chairman Ottenheimer adjourned the meeting at 8:32 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair
Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 08/15/2007
Type of Meeting:
PUBLIC HEARING
(continued from June 20, 2007)
BUFFALO GROVE PLAN COMMISSION
August 15, 2007
Discussion of Village Comprehensive Plan update
Chairman Ottenheimer called the hearing to order at 8:28 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman
Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald,
explained the procedure to be followed for the public hearing, and swore in all persons who
wished to give testimony.
Commissioners present: Chairman Ottenheimer
Mr. Smith
Mr. Khan
Mr. Teplinsky
Mr. Stark
Commissioners absent: Ms. Bocek
Mr. Cohn
Mr. Podber
Also present: Mr. Robert Pfeil, Village Planner
Chairman Ottenheimer stated there was nothing for tonight on this public hearing and asked for a
motion to continue to September 5, 2007.
Moved by Commissioner Teplinsky, seconded by Commissioner Khan to move this public
hearing to September 5, 2007.
All Commissioners were in favor of the motion and the motion passed 5 to 0.
There being no further comments or questions from anyone else present, Chairman Ottenheimer
closed the public hearing at 8:30 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair