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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