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1978-02-01 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Otis Office and Research February 1, 1978 Chairman Genrich called the meeting to order at 8: 15 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Commissioner Harris Commissioner Shields Commissioner Goldspiel Commissioner Force Commissioner Sheldon Commissioners Absent: Commissioner Kandel Commissioner Capitel Also Present: Mr. Jerry Bartolai, Mobil Oil Mr. Dennis Wong, Mobil Oil Mr. Eric Nordmark, Otis Associates Mr. Robert Coffin, Long Grove Village President Mr. John Hooper, Engineer, Otis Associates Mr. Robert Clemetson, Long Grove Village Board Mr. Thomas Fennell, Director of Community Development and Planning Mr. Bart Delaney, Planning Coordinator Mr. Robert Bogart, Village Trustee Mr. Al Heinz, Resident of Long Grove 1 Chairman Genrich read the notice of this Public Hearing as published in the Buffalo Grove Herald. Otis Office and Research Development: Mr. Eric Nordmark, Otis representative, was sworn in. He then gave a brief description of the location and size of the development site. The site consists of 5. 3 acres at the northwest corner of Arlington Heights Rd. and Illinois Rt. 83. The office area will cover 4.6 acres, and a planned gas station would occupy . 7 acres. Of the total office area - 42,000 square feet - 21. 3% will be buildings; 26% parking and access; and 52% open space, which includes a retention lake. Parking will facilitate 136 cars, or 3 cars per square foot. The heaviest traffic flow will run out on Arlington Heights Rd. , going South,and East on 83. A possible alternate traffic pattern could be an access heading West on 83, and North on Arlington Heights Rd. Plan Commission P.H. 2/1/78 -2- The Plan shows a set back on Arlington Heights Rd. of 40 ft. , back property lines - 50 ft, and remaining property lines on site - 30 ft. The closest building, across 83, is 50 ft. A sketch, showing the esthetics of the complex, was shown to the Commissioners. Mr. Hooper, Mr. Bartolai and Mr. Wong were sworn in. Mr. Bartolai reviewed the specifications for the proposed self-service gas station, which will sell snacks, milk and bread as well as gasoline. Color and architecture will conform to the Otis development, and will be 20 'x24' in size. All engineering will be tied in with the Otis development. The gas station sign would conform to Village requirements. Mr. Wong reported on the safety of the equipment used by Mobil Oil in their stations. In reply to an inquiry by Commissioner Goldspiel with regard to fumes that would be generated by a gas station, he replied that all Federal and Illinois State requirements and standards are adhered to by Mobil Oil. Mr. Hooper reported that the main sanitary intercepter sewer line on Rt. 83 runs the entire length of the property. A 12" water main in the Village of Buffalo Grove runs North/South on Arlington Heights Rd. , and a 6" main runs within the Richards Group development. He proposes to connect to the sanitary sewer on Arlington Heights Rd. and Rt. 83; and connect both to the main on Arlington Heights Rd. - then loop into the Richards development. The retention areas, as designed, include a wet and dry basin. Mr. Coffin, President of Long Grove, repeated the two main objections his Village has with regard to the proposed development: namely, the gas station, which they object to under any and all conditions, and the 50 ' set back where the site borders on a Long Grove residential area. He stated that with regard to the set back requirements, he felt that, by means of a three way cooperative effort on the part of Long Grove, Buffalo Grove and Otis, a compromise set back footage could be arrived at. He sighted the three way contract method used in the Crossing Development. Commissioner Force inquired as to what overall plans Long Grove had for the area adjacent to the site in question. Mr. Coffin advised that office space is now being constructed, and there would be more in the future, and that Long Grove had no object- ion to the Otis development of office space per se. He referred to his letters dated September 20, 1977 to James Otis and Edward Fabish. Copies are attached. Mr. Hooper then confirmed that he and Mrs. Hooper own land zoned for Plan Commission P.H. 2/1/78 -3- office space adjacent to the Otis site, and they do not consider the development a detriment. Chairman Genrich verified, with Mr. Coffin, that the Village of Long Grove is notified of the Planning Board hearings. Commissioner Sheldon asked if Long Grove has concerns regarding any set back measures other than the one adjacent to the residential area. Mr. Coffin replied that the Village had reservations about the entire project, but, other than the gas station, differences could be worked out. Staff report by Mr. Fennell: School and Park Districts are not affected by the project. The Village has concern for hydrants; sidewalks are considered desireable on 83 and Arlington Heights Rd. ; proper lighting and landscaping in courtyards; and availability for Police surveillance. Commissioner Shields asked what affect a 200ft set back would have on the project. He was advised by Mr. Nordmark that it would alter the entire project, and call for redesign of the entire site. It would cut parking space and number of buildings or size of buildings. Removal of the gas station would allow for additional building or larger buildings, but not sufficent parking space to mak e the project work. Commissioner Goldspiel asked Mr. Coffin what size site was required byLongGrove forOffice zoning, andhe o was advised, 5 acres. g• Commissioner Goldspiel addressed himself to the Mobil Oil representative regarding his request for information as to the possibility for a full service station, and the effects of fumes. He stated that he does not consider that he has received this information. Mr. Wong repeated his earlier comments as to fumes. Mr. Bartolai advised that he would require an acceptance of the project by the Planning Commission in order to present his request for a full service station to the Federal Energy Association. He noted that the acceptance could be contingent upon the approval by the F.E.A. Mr. Bartolai agreed that the station hours could be controlled by the Village requirements. Commissioner Goldspiel suggested some additions and/or changes for consideration, as follows: sidewalks on 83 and Arlington Heights Rd. absolutely essential; consideration of Police Dept. request for better visual access to the side from 83 and Arlington Heights Rd; he questioned the call for a 200 ft. set back, since Long Grove' s standards for a Plan Commission P.H. 2/1/78 -4- business zone is a 30 feet set back, and this project is zoned B-3 Business. Mr. Coffin stated that if the gas station, which they object to, was eliminated, the project would then qualify as an Office zone. Mr. Fennell advised that the site could be zoned O&R if the gas station was eliminated. Mr. Nordmark stated that the Police request for better visual access could be satisfied. Commissioner Goldspiel requested a copy of the traffic survey. Commissioner Harris asked for the exhibits listed in the Annexation Agreement. Mr. Nordmark said that all exhibits were submitted to the Village with the Annexation Agreement and were not part of the file he had with him. Commissioner Harris asked if the solid parking area could be altered to be made more attractive. Mr. Nordmark advised that the prime aim is to shield the parking from the outside - therefore, all parking is confined to the inside where its use is most accessible, and affords the largest buffer around the site. Commissioner Sheldon questioned the possible danger posed by the retention lake, and asked if the desired drainage could be accomplished with a dry retention area. Mr. Hooper explained that a dry retention area would be as effective, and described how it could be constructed attractively. He also explained that a wet retention lake would not have the advantage of being used for recreation, since, he said, experience has shown that once a retention area is used for recreation, the retention purpose is lost. Mr. Al Heinz, a Long Grove resident, living within 100 feet of the project expressed his objections to the site, as set up with the 50 ' set back, and objected to the gas station because of appearance, potential noise, lights and fumes. Commissioner Harris voiced his concern about the noise and glare from lights, but stated that there should be no objection to the office buildings, since they do not generate noise, and the traffic flowing from them would be about 150 feet from Mr. Heinz ' s property. Plan Commission P.H. 2/1/78 -5 When Commissioner Harris was advised that the site was not within the Park and Library District, he stated that the Village would require that they be included. Adjournment The motion was made and seconded that the hearing be adjourned. The hearing adjourned at 9: 35 P.M. Respectfully submitted, Sully Gilman 444e APPROVED: Recording Secretary all '64. Carl Genrich, Chairman P1PnH. 2/1/78on ...... .... ..._....,............... _,r....w«,.or.....•«•.w..,....r..�.w�.:.�w.r .�...�....�wL,..... .:w.d.7a..r'...i:.:.�Z.2+w...w.:.x-.::' "...:.. „ ... .�: .. r_xv-.. w .- .-_ .«....��....e.,...� 1AI . ,!: .4/.4- ViLLAGE.O f . • -r""�._- 1:,iIl • C-,„! , yam. t :o1:,-.1.......-..._ if i VILLAGE UI I.1(![ JJj LONG GROVE • '00, Rowe 2•Mx 2PMA i LONG GROVE long Grove.Minnie 60017 13121 ai,°'10 Route 2•Box 2°6A September 20, 1977 Lens Grove,Illinois eo047 13121634.9440 James Otis, Jr. 899 Skokie Blvd. Northbrook, IL 60062 September 20. 1977 RE: Northwest Corner of Arlington Heights Road and Route 83. Edward Fabish • Village of Buffalo Grove Dear Jim: 50 Raupp Blvd. Buffalo Grove, IL We very much appreciated your presentation last Tuesday, September 13, 1977. We really appear to he making progress. A few considerations have emerged. RE: Northwest Corner of Arlington Heights Road and Route 83 Our people on Arlington Heights Road are unanimously opposed to the gas Dear Ed: station. Our board feels we must support them. It is at the entrance to our village and even with you as architect, would still be a gas station with The enclosed letter was sent to Jim Otis. It pretty well explains itself. attendants, lights, signs, smell, and traffic problems. It would not be an We certainly very much appreciate your real cooperation in this matter. asset to the village and we do not feel it would be an asset to your project. We believe this will provide a very desirable entrance, not only for our There appears no way we would approve it. people but also for those in Strathmore Grove. We appreciated your use of our ordinance and your density and general concept We would very much hope that the old school house property on the east side of parking etc. We appreciate your willingness to work with us on architecture, of the road could be developed with similar standards. landscaping and bermiag. The largest remaining consideration is to give greater protection to the re- Best regards, sidential properties to the north. With the filling station gone, you should , be able to substantially increase the set backs to the north and east. Berms � should be high enough and landscaping well enough developed to generally shield Coffin Robert Parker these properties and to give the village an attractive entrance aspect. We Long Grove Village President endorse its residential scale. We might suggest more varied roof lines. { It would appear that with these considerations, we could enter into a three way , Long Grove, Buffalo Grove and Otis contract under which you could annex . to Buffalo Grove and receive permission from Long Grove for sewers. Yo s-v0ry truly, ( 1 Robert Parker Coffin Long Grove Village President . L 0 : • • (�• ) r' . i/ I 1 1'n REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Otis Office and Research Oak Creek Phase III, Klees Variance Request Chairman Genrich called the meeting to order at 9: 50 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Commissioner Harris Commissioner Shields Commissioner Goldspiel Commissioner Force Commissioner Sheldon Commissioners Absent: Commissioner Kandel Commissioner Capitel Also Present: Mr. Ken Rodeck, Al Frank Associates Mr. M. Klees, Buffab Grove Resident Mr. Jerry Bartolai, Mobil Oil Mr. Dennis Wong, Mobil Oil Mr. Robert Coffin, Long Grove Villiage President Mr. John Hooper, Engineer, Otis Associates Mr . Robert Clemetson, Long Grove Village Board Mr. Thomas Fennell, Director of Community Development and Planning Mr. Bart Delaney, Planning Coordinator Mr. Robert Bogart, Village Trustee Mr. Al Heinz, Resident of Long Grove Otis Office & Research: Mr. Bartolai made a statement to the effect that the gas station, as proposed, would be located in a retail district, compatible with the area, and would be in the best interest of the Village of Buffalo Grove. Commissioner Shields moved to accept the proposal, as presented by the Otis Co. Commissioner Goldspiel seconded the motion - "for the purpose of discussion" . Commissioner Sheldon moved to amend the motion by deleting from the proposal:- 1. The gas station. 2. Change the retention from wet to dry. 3. Redesign the buildings to improve police surveillance. 4. Reach a buffer zone agreement with Long Grove. Plan Commission R.M. 2/1/78 -2- Commissioner Goldspiel expressed the problems he saw in the proposal. The gas station, he stated, would be of greater advantage to the neighborhood as a full service station. He agreed with Commissioner Sheldon that the retention area should be dry. He added that to expect a 200 foot set back was unreasonable. A vote was taken on Commissioner Shield' s motion. The "No" vote was unanimous. Commissioner Harris moved that the Plan Commission recommend that the Plan be disapproved for the following reasons: 1. The Plan Commission believes the gas station is not the best use of the property. 2 . The buffer along the North property line be increased in some manner in cooperation with the Village of Long Grove. 3. The necessary side- walks along Rt. 83 and Arlington Heights Rd. have not been shown. 4. Provisions for bike and pedestrian access to the site have not been made. Commissioner Sheldon seconded the motion. Commissioner Shields asked if the amendment could be made positive rather than negative. Commissioner Harris replied in the negative and called for a new plan with the major changes he outlined. Commissioner Goldspiel said he would like to give the Board guidance as to whether the Commission was against all gas stations, or just self-service gas stations. Commissioner Harris stated that his motion clearly stated no gas III stations, because it was not the best use of the property. Mr. Hooper asked that the matter be tabled for two weeks for further consideration. Mr. Coffin requested a postponment of action for a month, so the buffer zone could be worked out. Chairman Genrich announced that no further action would be taken until the Regular Meeting on March 1, 1978. Oak Creek: Commissioner Goldspiel asked Mr. Rodeck if the Plat to be presented at this meeting differed from the one last presented to the Commission. Plan Commission R.M. 2/1/78 -3- Mr. Rodeck answered that it was exactly the same and he was presenting the Plat for final approval and signature. Commissioner Goldspiel stated that when this Plat was before the Commission last, he said that District 21 should be notified before it came up for final approval, and that he assumed this had not been done, since the Commissioners themselves had not been notified the matter was to be presented at this meeting. Chairman Genrich asked if everyone had, at one time, received a copy of the site plan. Mr. Delaney said that everyone had - on November 2, 1977 . ICI Then Mr. Goldspiel read from the minutes in which his request and reasons were noted. Chairman Genrich inquired of the Staff if they were satisfied that all requirements had been met. He received an affirmative reply. Commissioner Harris moved to accept the final Plat of Gregg Building Apt. Phase III. Commissioner Sheldon seconded the motion. Commissioner Goldspiel expressed his objection to approving a final Plat when the School District 21 had not been notified and given an opportunity to be heard, if they so desired. He continued that it was poor practice to act without giving notice; and poor practice not to follow the recommendations of the Commission. Commisioner Force agreed with Commissioner Goldspiel. She said she felt it was not a good policy and it was getting into dangerous territory. Mr. Fennell said that a notice would be hand delivered to District 21 before the Plat goes to the Board. Chairman Genrich asked that it be noted in the minutes that notice would be hand delivered to District 21 at once, with a request for a reply before the Plat went to the Board. A vote was taken on the motion with the following result: Commissioner Harris Yes Commissioner Goldspiel No Commissioner Shields Yes Commissioner Force No Commissioner Sheldon Yes The motion carried. Plan Commission R.M. 2/1/78 -4- Chairman Genrich asked that the review documents and prints of the Plat be given to the Plan Commission on Monday before the Board meeting. Klees Variance Request: Chairman Genrich announced that Mr . Klees was present to see if he could have the disapproval of his request for a variance reconsidered under the 77C ordinance. He explained that the Town Atty advised that the Plan Commission could reconsider an action they had already taken, if a member who voted against it would bring it up again. No member did so. Chairman Genrich told the Commission that a letter had been received from School District 21, suggesting a real need for a sidewalk along Dundee Rd. , extending East _to service the Holzrichter property, if it is developed. Chairman Genrich said he assumed a recommendation had been made to the Board, and the Board would get the letter in its packet, and that District 21 would be advised to attend the hearing. Chairman Genrich also advised that he received a memo from Mr. Balling stating that he and Mr. Raysa had looked into the feasibility of two different municipalities or two different Park Districts, or any combination thereof, acquiring a golf course, specifically, the Taggert golf course. Mr. Raysa advised that nowhere in the enabling act is there such a provision and that the purchase would not be feasible. Commissioner Force asked to be advised a week in advance of the next Village Board hearing on the Commons development Park parcels. At its last meeting, the Board was polled, and they all voted the area to be public. She suggested that it would be adviseable to be present to apprise the Board of the Commission' s recommendation. Commissioner Sheldon suggested that future packets going to the Village Board contain clear but concise information on items the Commission wishes the Board to review. Information presented in this form will better fit into the Board' s limited time schedule. A general discussion was had regarding the problem of recreational vehicles parked in private driveways. It was agreed that some effort should be made to determine what can be done to alleviate the problem. Adjournment The motion was made and seconded that the meeting be adjourned. Plan Commission R.M. 2/1/78 -5- The meeting adjourned at 11:05 P.M. Respectfully submitted, Sully Gilman Recording Secretary APPROVED: Q444;04 Carl Genrich, Chairman i Plan Commission R.M. 2/1/78