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.
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P.H. 2/1/78
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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
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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
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P.H. 2/1/78
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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
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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
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VILLAGE UI I.1(![ JJj
LONG GROVE •
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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 .
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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
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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.
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R.M. 2/1/78
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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
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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
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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