2003-08-06 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 08/06/2003
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
August 6, 2003
ExxonMobil, 1248 McHenry Road/1250 Arlington Heights
Road, Rezoning of one parcel to the B-3 District and approval
Of a Preliminary Plan in the B-3 District for a gas station, convenience
Store and car wash—Workshop #1
Dr. Marvin Heimlich, 313 Dundee Road,Approval of a Preliminary
Plan in the B-1 District for a medical office building—Workshop #1
Niminski property, 936 Betty Drive, Rezoning one parcel to the R-4A
District and approval of a Preliminary Plan for two single-family
Lots—Workshop #1
Chairman Ottenheimer 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 Ottenheimer
Mr. Samuels
Mr. Smith
Ms. Bocek
Ms. Kenski-Sroka
Mr. Khan
Mr. Stark
Commissioners absent: Mr. Teplinsky
Also present: Mr. J. Kaatz, WD Partners
Mr. John Paulson, Architect
Mr. Peter Lewis Acoa Ltd. Construction Company
Mr. James Anderson, McLennan Commercial Properties
Dr. Marvin Heimlich
Mr. Steven Trilling, Village Trustee
Mr. Robert Pfeil, Village Planner
Mr. Greg Summers, Associate Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Smith to approve the minutes of
the special meeting of May 28, 2003. All Commissioners were in favor of the motion and the
motion passed unanimously with Commissioner Kenski-Sroka abstaining.
Moved by Commissioner Khan, seconded by Commissioner Bocek to approve the minutes of the
regular meeting of July 2, 2003. All Commissioners were in favor of the motion and the motion
passed unanimously with Commissioners Bocek and Samuels abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Stark attended the Village Board meeting on July 21, 2003 where the Park
District asked to amend the public hearing on the Emmerich Park project where they sought to
have the PA system used for six days over four weekends instead of three weekends. The Board
passed that.
Commissioner Samuels attended the Village Board meeting on August 4, 2003 and no matters
concerning the Plan Commission were discussed.
EXXONMOBIL, 1248 McHENRY ROAD/1250 ARLINGTON HEIGHTS ROAD, REZONING
OF ONE PARCEL TO THE B-3 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN
IN THE B-3 DISTRICT FOR A GAS STATION, CONVENIENCE STORE AND CAR WASH
—WORKSHOP #1
Mr. J. Kaatz stated they are proposing the consolidation of two parcels; the existing Exxon
Mobil facility as well as the adjacent building on the corner. The intent to demolish both of the
facilities and redevelopment of a 3,900 square foot convenience store, car wash and fueling
facility.
Mr. Kaatz stated the building would have a hip-roof and a masonry exterior material. The
canopy would be free-standing with a back-lit blue band and the Mobil insignia.
Mr. Kaatz reviewed the proposed setback from the residential district. He stated they are
proposing a 24-foot setback from the property line that is required at a 50 foot. They have
field-checked the setbacks between the residential buildings and the proposed ExxonMobil
facility. They are currently proposing 24 feet from the Mobil building to the property line.
There is currently a 79-foot distance between the Mobil property line and the existing residential
structure. As they propose, the site would actually have 103 feet between the structures.
Mr. Kaatz addressed the screening that would be provided at the rear of the parcel adjacent to the
residential property line near the entrance to the car wash. He stated that a wall would be
provided based on the direction from the Plan Commission and the staff. They will work with
staff to mitigate concerns about noise.
Mr. Kaatz noted that the Mobil property currently has two driveways to Route 83, and the
adjacent parcel with the brick building has two driveways to Arlington Heights Road. The Mobil
property also has access to Arlington Heights Road via a driveway connecting to Courtland
Drive, which also serves the Spoerlein residential neighborhood. He said the plan proposes one
driveway on Route 83 and one on Arlington Heights Road. The intent is that the driveways on
Route 83 and Arlington Heights Road would provide the primary access for the Mobil facility.
The connection to Courtland Drive is a convenience for customers and adjacent residents but it is
not critical for Mobil's business.
Mr. Kaatz reviewed the front yard setbacks along Route 83 and Arlington Heights Road. He said
the intent is to have Arlington Heights as the front yard. The width of the property creates
constraints in locating the canopy and complying with the front yard standard along two streets.
The space between the front of the building and the canopy dispensers must have a 55 foot
setback and they prefer a 60 feet for the safety of ingress, egress and parking of pedestrian
customers. They will require a variance for this, as they do not have the depth of site to meet the
25 feet on both Arlington Heights Road and Route 83 right of way.
Mr. Kaatz stated they have done some research concern control of sound from the car wash. In
1997 a study was done addressing some of the ambient noise at the site. The sound level ranged
from 40 to 60 decibels and the average level was about 50 decibels. They have also done some
work with Royco Manufacturing, the car wash distributor, where they have determined based on
the package to be installed, they would be emitting approximately 61 decibels from the exit
which faces Route 83 with the door closed and the car wash in operation. From the entrance side
facing the residents the level would be 50 decibels. The property line is approximately 75 feet
from the actual entrance to the car wash. He noted that based on what they know right now,
adjacent to the residential, their proposed high level sounds are equal to those that are currently
on site with just road traffic.
Commissioner Bocek asked if it would be possible to rotate the building so that it faced
Arlington Heights Road so that the 50-foot north rear yard setback could be maintained.
Mr. Kaatz stated the width of the property and the canopy area make it difficult to rotate the
building. They would have to eliminate two of the dispensers, which economically does not
work.
Commissioner Bocek asked about the possibility of reducing the building size.
Mr. Kaatz stated the depth of the building only changes by about 2 to 3 feet, so the yard variation
would be reduced only 2 to 3 feet.
Commissioner Bocek asked how long the facility would be closed for construction.
Mr. Kaatz said construction would take a maximum of 120 days but more likely 70 to 90 days.
Commissioner Samuels asked for comparisons of the size of this site and the Shell across the
street as well as the relative size of the proposed structure to the Shell structure. He inquired if
the zoning requirement for a front yard pertains to both Route 83 and Arlington Heights Road.
Mr. Pfeil stated the requirement for a 25-foot landscaped yard pertains to frontage along street
right-of-way or street frontage so, it applies to the yards along both Route 83 and Arlington
Heights Road. The setback can be reduced by one foot for every 3 feet that the building is
setback from the 25-foot line, but a minimum landscaped yard of 12 feet in width is required.
Commissioner Samuels asked if the canopy structure count has to comply with the front yard
setback.
Mr. Pfeil said that he has reviewed previous interpretations with Mr. Schar, the Building
Commissioner, and staff believes the setback requirement pertains to the canopy as well as the
convenience store building. However, if appropriate landscaping is provided, a reduction in the
landscaping yard could be considered by the Plan Commission.
Commissioner Samuels asked if the proposed plan takes into account the 50-foot right of way
dedication spoken of for Arlington Heights Road.
Mr. Kaatz stated no. It accounts for only 33 feet.
Commissioner Samuels asked how that effects the proposed plan.
Mr. Kaatz stated the addition of that space really does not affect much. They have above and
beyond the green belt and they are farther away from the building setback there so it is not a
concern.
Commissioner Samuels asked if the 50 feet is for future expansion because he cannot really see
that happening as it is a dead end road.
Mr. Pfeil said he would need to ask the Village Engineer if specific improvements other than a
sidewalk are planned. The sidewalk should be relocated from where it is now and this would
need some additional right-of-way to be consistent with Village standards.
Commissioner Samuels asked what the hours of operation would be.
Mr. Kaatz stated he will have to verify that information for the following workshop. Obviously
the intent would be for a 24-hour facility with the car wash not open for 24 hours.
Commissioner Samuels asked if the lighting would be any different than the existing lighting as
far as heights or cutoffs.
Mr. Kaatz stated the intent would be to upgrade to the current light standards of rear shields for
ambient spilloff.
Commissioner Samuels stated he noticed the exit lane for the car wash does not kick in until you
are almost at the entrance to the car wash itself.
Mr. Kaatz stated there would be at least three cars prior to getting out and running about five
minutes per car. It may be 15 minutes before that person could get out of the exit lane.
Commissioner Samuels stated widening out the pavement a little earlier could maneuver it.
Mr. Kaatz stated they could possibly do that as there is a space back by the transformer pad,
which could be, shifted closer to the Arlington Heights right of way.
Commissioner Samuels noted that would be a good idea.
Commissioner Samuels commented that it is unfortunate that even though the site will be cleared
and built from the ground up and another '/2 acre is being acquired a variance is still required
from the setback. If there is too much use here, then something should possibly be scaled back.
Commissioner Khan asked if the petitioner could find out the size of the building and total lot
size of the Mobil station at Dundee and Buffalo Grove Road for the next workshop.
Commissioner Khan stated most of the cars using the proposed car wash would be entering
either the Arlington Heights Road entrance or the Courtland Drive entrance. He noted there is a
townhome that faces the gas station, which is very close to the existing gas station, and he is
concerned that after adding the car wash and increasing the size of the building, it will be even
closer to the residence. One bedroom faces north but the master bedroom is in the back. If the
Commission does approve the setback variance, he will ask that the Courtland entrance be closed
and that a berm be provided so that some of the lights can be shielded from the residences.
Mr. Kaatz stated their intent is to put some kind of fencing material up, perhaps a combination of
berm and landscaping to mitigate the ambient lights of cars turnings and sound and so forth.
Commissioner Khan noted the intent is put some kind of detention pond along Arlington Heights
Road.
Mr. Kaatz stated the intent there was more of a tertiary first spill, which means they would take a
certain area of the asphalt, spill through a curb cut into a green area. It only becomes storm
detention in a heavy storm event. It is not intended to be a wet pond.
Chairman Ottenheimer noted another workshop is needed and the following items should be
addressed:
1. Revised site plan depicting setbacks and right-of-way
2. Clarification of the setback variations that are requested, and minimizing the variations as
much as possible
3. Provide site area and building area comparisons with the Shell station and the other
Mobil station at Dundee and Buffalo Grove Road
4. Confirm the hours of operation
5. Samples of building materials
6. Landscape plan and lighting or photometric plan
7. Information on the proposed curb cuts and whether Courtland's access should remain
open
8. Materials to be used for sound screening of the car wash
9. Study of the sound generated by the car wash to the closest residence and an update of
the 1997 sound levels
Commissioner Kenski-Sroka asked would happen if they eliminated the new drive on Arlington
Heights Road and just left things as they are now.
Mr. Kaatz stated the concerns there are that Mobil is now taking not only the customers that
would not be entering that roadway and also the tanker truck would have to be exiting through
there and the roadway is not designed for a fully loaded tanker.
DR. MARVIN HEIMLICH, 313 DUNDEE ROAD, APPROVAL OF A PRELIMINARY PLAN
IN THE B-1 DISTRICT FOR A MEDICAL OFFICE BUILDING—WORKSHOP# 1
Dr. Heimlich stated they have worked based on recommendations from Mr. Pfeil and they have
revised a few things on their initial plans.
Mr. Paulson stated based on the results of their last meeting with the Village Board, they made
some recommendations and they have attempted to redo the site plan incorporating some of
those recommendations.
Mr. Paulson stated they have a created a 12,000 square foot building which will be office
condominiums. There will be about 11 suites ranging from about 1,500 to 3,000 square feet.
Parking surrounds the building and they have 65 spaces plus three handicapped spaced. The
ordinance calls for 60 spaces. He noted they have attempted to maintain the setback on the south
property line of 15 feet and they have a 10-foot setback to the edge of the driveway from the
west property line. Further, they have incorporated a right in, right out only drive off of Dundee.
This was a suggestion by their civil engineer because he though that overall circulation and
access to the site would be better with an access off of Dundee Road. They have placed the
access to the building itself at the south end of the site, which is at the low end of the retention
basin. The building itself will be one-story. The parking in the rear of the building is mainly for
employees and based on the requirement of 22 feet length for each parking stall, there is actually
only 10 parking spaces. Trash collection is at either end of the building and accessible by a
sidewalk in the back of the building. The trash receptacles will be screened. Mr. Paulson stated
the plan was to recess the rear entrance underneath the small gables so that basically you have a
side entrance into each suite.
Mr. Lewis noted they have also brought in some samples of the architectural shingles and brick
to be used. He noted they also have two landscaping plans. One of the plans is with the trees
requested to be saved and the other incorporates some of the area on the west side to improve the
look of that area.
Commissioner Khan noted the Village water main appears to go from the right of way onto
private property. He stated if it is on private property it would either require an easement to the
Village or the water main would have to be moved onto the right of way.
Mr. Paulson stated that would have to be answered by the civil engineer who did consult with the
Village engineer and the plan was approved.
Commissioner Khan stated he would ask further questions at a following workshop.
Commissioner Samuels asked why the plan in front of us.
Mr. Pfeil stated this is a permitted use and under the Development Ordinance a preliminary plan
is required which is what the Commission is reviewing.
Chairman Ottenheimer noted the petitioner is asking for a variance on the sideyard and the west
front yard.
Commissioner Bocek asked how many existing trees are being pulled out.
Mr. Lewis stated the Village Forester has circled the trees to be kept on the report and all others
could be pulled. He also mentioned he would be fine with removal of all trees to be replaced by
a berm.
Commissioner Bocek noted it is very full there now, which is a nice buffer for the housing units.
Mr. Lewis stated they want to be able to have some view of the property from Dundee Road.
Commissioner Bocek asked why they are asking for a right in and right out only versus full
access.
Mr. Lewis stated it was a suggestion to make it easier to make the right turn.
Commissioner Bocek stated her concern is that Golfview Terrace is a dead end street with the
bank and office building and additional residences, which now add to traffic which all exit at that
light.
Dr. Heimlich noted his office is about a block or so east of there and trying to make a left turn
onto Dundee Road is very difficult. They decided to do the safer thing by having patients who
want to go westbound go out onto Golfview Terrace to use the light.
Commissioner Stark asked if each suite would have its own entrance.
Dr. Heimlich stated they would be individual entrances.
Commissioner Stark asked if a sign will need to be erected to let people know what suite their
doctor is in.
Mr. Paulson stated they could have that sign when they come in at the entrance. There is a
dental sign up now that could be added to.
Commissioner Bocek stated the cycle of the signal light at Golfview Terrace would have to be
changed if this project proceeds.
Mr. Pfeil commented that IDOT would be involved in that aspect, as they will also be reviewing
the access on Dundee Road. It is a new driveway for a new building so IDOT would have
permit authority for the new driveway. Village staff will inquire if IDOT would consider
adjusting the traffic signal timing at Golfview Terrace.
Commissioner Kenski-Sroka stated her concern is that the side of this building is on the front
lawn of Dundee Road and she does not like the idea of having a trash container on Dundee Road.
She asked if there is way to move both trash receptacles to the rear of the building.
Mr. Paulson stated he sees no problem with that.
Commissioner Kenski-Sroka asked about exterior lighting.
Mr. Lewis stated they have plans that will be brought to the next workshop.
Commissioner Smith stated it seems clear the Village Board wants this project to be in
conjunction with 936 Betty Drive. He asked what needs to be done.
Mr. Pfeil stated at least two trustees were very concerned that the site would have difficulty
being property planned if 936 Betty Drive was not added to the site area. They were concerned
with stormwater management, parking and traffic circulation. The plan presented to the Village
Board for the 313 Dundee project was not as good as the plan being reviewed tonight. The
access was very constrained, there was no curb cut to Dundee and the parking lots dead ended at
the north and south ends of the site. The Village Board was obviously concerned that the site
plan did not work. The developer of 313 Dundee has made an offer to acquire 936 Betty Drive
property but the offer was not accepted. Both the 936 owner and the 313 Dundee developer
want to proceed independently and the Village Board acknowledged that was a possible way this
would work out. At some point this developer needs to be able to proceed if they are not able to
add the other property.
All Commissioners agreed this project should go to public hearing.
Trustee Trilling asked how many trees are actually being removed under this plan.
Mr. Lewis stated he would bring in the tree survey with Mr. Rigsby's decision as to which trees
are to be kept. Some of those trees are actually on the property east of this property. He noted
about one half of the trees are to be removed on the west side. He noted Mr. Rigsby would like
to keep it denser on the southwest section because of the townhouses.
Trustee Trilling asked if there will be a porkchop on the access for the right in, right out access.
He noted that would definitely force the right in, right out.
Mr. Paulson stated if that is required and will help prevent any left turns, he would do so.
Mr. Pfeil stated he would review this with the Village Engineer. He noted that if this access is
planned to be restricted, it must be designed to accomplish that. Neither the architect's plan nor
the civil engineer's plan shows a restricted access, so the plans need to be revised to show an
island that channels the traffic.
Chairman Ottenheimer asked for a photometric or lightscape plan for the public hearing.
Chairman Ottenheimer noted the first workshop for the Niminski property at 936 Betty Drive
would not be proceeding tonight.
CHAIRMAN'S REPORT—None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next regular meeting is scheduled for August 20, 2003.
PUBLIC COMMENTS AND QUESTIONS—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Kenski-Sroka, seconded by Commissioner Bocek and carried
unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:43 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
LESTER OTTENHEIMER, Chair