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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