1995-09-06 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
September 6, 1995
Wheeling Park District Maintenance Facility
Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman
Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald,
explained the procedure for the hearing and swore in all persons who wished to give testimony.
ICI
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Ottenheimer
Mr. Trilling
Commissioners absent: Mr. Rosenston
Also present: Mr. Mark Harrison, Superintendent of Resource Management,
Wheeling Park District
Mr. Karop Bavougian, Director of Parks& Recreation, Wheeling
Park District
Ms. DeAnn Glover, Village Trustee
Mr. Mark Biederwoif, Civil Engineer
Mr. Robert Pfeil, Village Planner
Mr. William Raysa, Village Attorney
The following exhibits werepresented bythepetitioner at thepublic hearing:
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Exhibit A: Aerial photograph of property
Exhibit B: Preliminary Site Plan dated August 2, 1995
Exhibit C: Preliminary Floor Plan dated August 2, 1995
Exhibit D: Preliminary Building Elevations dated August 2, 1995
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 1
Exhibit E: Preliminary Landscape Plan dated August 2, 1995
Mr. Harrison stated they are applying for a Special Use permit and annexation of approximately
1.5 acres north of the Chevy Chase East Business Park and east of Johnson Drive. He stated the
existing building on the site is a wood frame structure. The proposed plans are to demolish this
building and build a new 8,400 square foot masonry structure.
Mr. Harrison stated access to the site is off of Johnson Drive and will remain in the same location.
i He further stated the existing gravel roadway along Johnson Drive which will access the building
across the existing creek. The creek has two pre-cast concrete box culverts. The building is
located near the creek. The site includes setbacks for front, rear and sideyards per ordinance. The
building is a one story, 21 foot tall building with a material storage facility made out of the same
masonry material as the building. All proposed parking is located at the west end of the building
and the storage yard and access drive will all be concrete material.
Mr. Harrison stated they will be doing some compensatory storage or regrading of the creek in
order to comply with the stormwater ordinance. The building itself includes vehicular
maintenance bays on the east and west ends with offices in the center. The south elevation facing
Johnson Drive is a colored split face concrete block in a masonry material. There will be two
colors used. The windows will be smoked glass with aluminum framing as will be the top of the
parapet wall. At the entrance to the building will be some dryvit. The lighting on the site will all
be on the building, utilizing high cutoff fixtures to minimize glare to the surrounding area.
Mr. Harrison reviewed the proposed landscape plan which preserves as much of the existing
vegetation as possible. Along the creek they will remove some scrub vegetation in order to
accommodate the stormwater excavation. The proposed parking lot is surrounded with a six foot
high opaque cedar fence and a combination of evergreen and deciduous vegetation along the
perimeter of the vehicular area.
Mr. Harrison reviewed the Special Use criteria stating:
1. The proposed special use is identical to the existing use of the property, that is a golf
course maintenance facility which serves the public use based upon allowing the golf course to be
maintained. The golf course is utilized by Buffalo Grove residents and serves to
augment/compliment golf course choices currently provided elsewhere in the Village of Buffalo.
The proposed maintenance and operation of this facility will not be detrimental to or
endanger the public safety, morals, comfort, or general welfare of the community due to its design
which is in compliance with current Buffalo Grove standards including, but not limited to, fire
safety, setbacks, parking, and landscape screening.
2. The location, size, nature, and intensity of the special use will be in harmony with the
appropriate orderly development of the district in which it is located. This is evident due to the
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 2
proposed use being identical to the existing use which has been in place for several decades.
Surrounding properties have been developed with this use already in place. The intensity will
remain the same as currently exists. Activities on the site include golf course maintenance,
equipment and vehicle repair, grounds maintenance staging, and materials/equipment storage.
Equipment, materials, vehicular storage, and parking will all be adequately screened from adjacent
uses. Access to this site will be via Johnson Drive, through the industrial and business districts.
3. The proposed special use will not be injurious to the use/enjoyment of other property in
the immediate vicinity, nor will it substantially diminish or impair property valuations within the
neighborhood because of the extensive screening of the materials storage bins and parking, and
due to the selection of the materials storage bins and parking, and due to the selection of quality
masonry materials to be used on both the building and on the materials storage bins. The
proposed facility will be a marked aesthetic improvement over the existing dilapidated building
and storage yard.
Subsequent to construction, the proposed facility will yield appealing views utilizing
evergreen and deciduous plantings to screen vehicles and construction materials, with the golf
course beyond. Adequate setbacks will ensure that potential (but unlikely) development of the
surrounding golf course will be properly buffered from the structure. Proposed lighting will be a
"high cut off' variety which will minimize glare to adjacent properties.
4. The nature, location, and size of the proposed buildings and related site features will not
impede, substantially hinder, or discourage the development and use of adjacent land and
buildings because of the careful selection of quality masonry materials, setbacks, and landscape
screening. Business and industrial uses will enjoy an improved aesthetic as compared to the
existing building and grounds. The property to the north, west, and east will be buffered through
the use of adequate setbacks, landscape screening, and through the use of quality masonry
materials.
5. Drainage and stormwater facilities have been designed in accordance with current
ordinances of the Village of Buffalo Grove and the Lake County Stormwater Commission. Water
and sewer access will be from the south along Johnson Drive (Buffalo Grove). The access drive
will remain as currently exists from Johnson Drive to the south, through the industrial and
business districts. Any other utilities will be in compliance with current Buffalo Grove
ordinances.
6. Parking areas are designed to accommodate the normal six employees(nine at peak work
times/seasons) plus four or five additional vehicles or construction equipment(such as an end
loader/backhoe digger or pickup truck). All parking and materials storage areas are screened with
fencing, (6' opaque cedar), masonry(8' split faced integrally colored concrete block to match the
building), and/or evergreen and deciduous vegetation. The entrance/exit drive is located along
Johnson Drive, and crosses the creek, allowing for approximately two hundred feet between
Johnson Drive and the parking/materials storage area with substantial landscaping and a skewed
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 3
drive which limits views into the facility. Ingress/Egress will be minimal, and will not coincide
with peak traffic times (crews arrive between 5:30 a.m. and 6:30 a.m. and they leave between
2:30 p.m. and 3:30 p.m.).
Mr. Pfeil noted the comment from Bruce Bingham of Hamilton Partners suggesting the project is
not objectionable to Hamilton Partners. However, he would suggest brick on the south side of
the maintenance building rather than the block proposed by petitioner and augmented landscaping
along the south and east sides of the maintenance shed to screen the area more completely.
Mr. Pfeil further noted this project has been to the Village Appearance Commission and the
Commission has approved these documents. Therefore, if modifications are for some reason
suggested by the Plan Commission, those would have to return to the Appearance Commission.
Commissioner Krug asked if the catch basin in the fertilizer room is the same as the one in the
storage room.
Mr. Harrison stated that is correct.
Commissioner Krug asked if that would be a concrete or steel basin so no leaking would occur.
Mr. Harrison stated the construction will be of a pre-cast concrete catch basin with a concrete
bottom and mastic between the two so that no liquids can go between the two pieces of concrete.
Commissioner Krug asked what benefit this annexation will be to the Village of Buffalo Grove.
Mr. Harrison stated there was no apparent benefit.
Commissioner Howard asked for comments on the suggestions by Hamilton Partners.
Mr. Harrison stated Mr. Bingham was not able to see the samples of the masonry and he would be
in favor if he did see the samples. He noted it would not be economically feasible to put a fired
brick along the whole building because of the cost differential. There would be no problem in
beefing up the landscaping with a screen to the south as suggested.
Commissioner Samuels asked if the Village will need to provide fire and police services to the
property if this property is annexed.
Mr. Pfeil stated both police and fire protection would be a Village obligation upon annexation.
Commissioner Samuels asked what the Village obligations would be if the property is not
annexed.
Mr. Pfeil stated there is a mutual aid agreement where Buffalo Grove would respond in certain
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 4
circumstances to assist the Vernon Area Fire Protection District and Lake County Sheriff's
Police.
Commissioner Samuels asked about sewer and water in case of annexation or no annexation.
Mr. Pfeil responded that if the property is annexed, the prime reason for same would be to hook
into Village utilities at their cost. If not annexed, the alternatives are limited as to hooking into
water or sewer systems if feasible. If well and septic are feasible, the County would need to
approve and that is what would serve the property.
Mr. Harrison stated that was correct. He further noted their engineers had made some
calculations on the property and because of its close proximity to the creek and the flood plain,
they would not be able to have a septic system. They would need to have a holding tank which
would need to be pumped out every ten days or so. The Lake County Sanitary District has
indicated they cannot offer a permit for a sanitary facility if there are utilities within 1,000 feet
from the facility.
Commissioner Samuels asked if this facility serves any other function besides the golf course or
park district.
Mr. Harrison stated this is their primary facility for vehicular maintenance for the entire district
which includes approximately 6-8 additional trucks and a couple of trailers.
Commissioner Berman asked if this proposal would not proceed if there was no annexation.
Mr. Bavougian stated that was not necessarily correct. They are in need of such a facility and, if
necessary, would provide the holding tanks or whatever was necessary in order to proceed with
the project.
Commissioner Beman asked why an 8 foot masonry wall for the material storage is necessary
instead of a 6 foot wall.
Mr. Harrison stated the building itself is 21 feet high and it is their feeling that 8 feet will allow
them functionally to store more materials and will allow aesthetically for better screening of the
parking and materials storage area from adjacent properties. The masonry wall the neighbors will
be looking at matches the building and will be covered with vines after landscaping is installed.
Commissioner Berman asked if the building setback issue had been addressed.
Mr. Harrison stated the original plan did not show the setbacks as shown on the revised plan. The
setbacks are now 100 feet for rear yard setback and a 50 foot front yard setback.
Chairman Goldspiel noted Mr. Pfeil had more detail in his question.
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 5
Mr. Pfeil stated the issue is how the line at the northwest part of the building is drawn and would
any portion of the building touches a lot line at a point closer than the 100 foot setback line.
Mr. Harrison stated they will adhere to the present plan which shows compliance with the
ordinance.
Mr. Pfeil stated another issue is that the accessory structure is located at a place where it is
actually within a front yard area which is not normally allowed under zoning. Therefore, the
location is technically a front yard and the 15 foot setback to the east, are both variations to the
ordinance. He stated there are not a lot of alternatives and a variation would need to be requested
for the 15 foot sideyard and the fact that the structure is within a front yard.
Mr. Harrison stated they had discussed approaching that question as referring to the materials
storage bin as a fence or screen as opposed to an accessory structure, since it does not have a
roof.
Mr. Pfeil stated he will need an interpretation from Building and Zoning as the issue of no roof
had been discussed. If it is not a structure, no variation may be needed. However, if it is a
structure then the variations would be needed to locate at this place in the site plan.
Mr. Pfeil stated the location is a good one on the site. He is not overly concerned with the fact
that it is technically violating a two parameters of the setback requirements. To the east is a
stormwater detention pond so nothing would be built near this on the east. The south is quite a
distance from the access road and any buildings. Therefore, the variations in this case would be
appropriate to make the site plan work efficiently.
Commissioner Berman stated if this is to be treated as a fence, a variation to the fence code is
needed and should be addressed. If treated as an accessory structure, variations to the setback
requirements are necessary. In either case, the variations were not published.
Mr. Raysa stated this matter would not need to be republished as a public hearing at the Village
Board for the variations to be considered.
Commissioner Berman stated he is not comfortable with an 8 foot masonry fence this close to the
property line and would prefer to stay with the standard 6 foot fence.
Commissioner Ottenheimer asked how large the existing structure is.
Mr. Harrison stated the existing structure is approximately 6,700 square feet.
Commissioner Ottenheimer asked when the existing structure would be torn down and what the
building timetable would be.
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 6
Mr. Harrison stated they would like to begin the demolition of the existing structure in October
and would hope to get footings in the ground before winter. They could then finish the building
up during the winter and complete the rest of the site work during spring. Realistically the
building would be finished in June of 1996.
Commissioner Ottenheimer asked where the necessary work would be performed during
construction of the proposed facility.
Mr. Harrison stated they would use an existing golf cart storage building located at the northwest
corner of the Chevy Chase Clubhouse.
Commissioner Ottenheimer asked if the number of employees would be increased or if there
would be any increased traffic flow.
Mr. Harrison stated no.
Commissioner Trilling asked what materials would be in the disposal area.
Mr. Harrison stated it will be a standard dumpster which will get all discarded refuse and possibly
some automobile parts.
Commissioner Trilling asked if there is any kind of rodent problem associated with the materials in
the disposal area.
Mr. Harrison stated no.
Commissioner Trilling noted there are catch basins inside of the building as well as four floor
drains and asked how the floor drains coordinate with the catch basin system.
Mr. Harrison stated the floor drains in the wash area would empty into the sanitary sewer and the
catch basins are self contained units solely for catching spills in those rooms.
Commissioner Trilling asked if this facility would provide any tax revenue to the Village of
Buffalo Grove.
Mr. Harrison stated no. He further stated this is primarily an internal Wheeling Park District
activity. However, the utilities would be paid for on the standard rate as required of other Buffalo
Grove businesses.
Commissioner Trilling noted a small portion of the golf course itself would appear to be requested
for annexation.
Mr. Harrison stated that was correct.
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 7
Commissioner Trilling asked if there was any thought of allowing Buffalo Grove residents the use
of this facility at rates comparable to residents of Wheeling.
Mr. Harrison stated no.
Commissioner Lundine asked if voting for this annexation would set any precedents for similar
facilities to request annexation for use of water and sewer.
Mr. Raysa stated no.
Chairman Goldspiel asked if the Village Engineer had any comments on the plan or if there were
any problems.
Mr. Biderwolf that stated there were no problems.
Commissioner Krug asked if there would be sufficient income from the water and sewer usage to
pay for the services of the police and fire departments.
Mr. Pfeil stated he had not conducted any analysis on that issue.
Chairman Goldspiel asked how many police and fire calls there had been to the site in the past
year.
Mr. Bavougian stated there had been no calls and the proposed building would be a much safer
structure requiring even fewer calls than can be anticipated at the present time.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 8:25 p.m.
Re ctfully su 'tted,
F y Rub' i ecording Secretary
APP OVED BY:
1
S GO PIEL, C airman
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 8
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
September 6, 1995
Scarsdale Center
Aptakisic Road east of Buffalo Grove Road
Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman
Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald,
explained the procedure for the hearing and swore in all persons who wished to give testimony.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Ottenheimer
Mr. Trilling
Commissioners absent: Mr. Rosenston
Also present: Mr. John Green, Systems Design Group, Ltd.
Mr. Gerald Tenner, Marks, Marks& Kaplan, Ltd.
Ms. DeAnn Glover, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Mark Biederwolf, Civil Engineer
Mr. Robert Pfeil, Village Planner
Mr. William Raysa, Village Attorney
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Aerial photograph of site
Exhibit 2: Preliminary Site Layout Plan for Proposed Business Development dated May 15,
1995
Exhibit 3: Preliminary Site Plan dated August 30, 1995
Exhibit 4: Preliminary Engineering Plan dated August 30, 1995
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 1
Exhibit 5: Preliminary Site Plan, revised July 10, 1995
Exhibit 6: Preliminary floor plan dated August 30, 1995
Exhibit 7: Revised Engineering Plan
Exhibit 8: Exterior elevations
Mr. Green stated they are requesting approval of a preliminary plan under the B-3 zoning district
in a Planned Unit Development. He stated they are recommending division of the 1.61-acre
parcel into two parcels. The northern portion of the site would be 1.41 acres which is the parcel
they are requesting the B-3 zoning for. The remaining portion extends north/south in a 16-foot
wide strip south of the development parcel which they are proposing to dedicate to the Village.
He stated they are also asking for approval of certain uses as outlined under the B-3 zoning
district and to approve certain zoning and development variations.
Mr. Green stated the site is a triangular piece, south of Aptakisic Road and is 125 feet east of
Buffalo Grove Road. The site extends east to the Commonwealth Edison right-of-way line. The
site is currently zoned Residential Estate and is designated on the Village Comprehensive Plan for
potential office use. To the north is Commonwealth Edison right-of-way and the Didier farm
parcel. There is a small triangle of land that is part of the Didier parcel which is south and west of
the Commonwealth Edison right-of-way. To the east is the Commonwealth Edison high tension
lines. To the south is also Commonwealth Edison land holding their transformer/receiving
station. Mr. Green stated he has received a letter from Commonwealth Edison, dated September
1, 1995, stating it is their intention to hold this land for their future use in their electrical service
but do not foresee specific plans for any development within the next 5-10 years.
Mr. Green stated they appeared before the Trustees on May 15, 1995 with the proposed site
layout plan which contained the basic proposals as presented today. At that time they were
recommending a B-1 zoning to allow for the development of the parcel. It was referred to the
Plan Commission with suggestions that it be reviewed for appropriate zoning. They also
suggested a review of the possible uses. The plan presented to the Trustees had approximately
13,000 square feet of use in the building and about 5,200 square feet of indoor parking consisting
of 15 parking stalls. 37 parking stalls were provided for outdoors for a total of 52 spaces on the
site. The site has single access from Aptakisic Road. Detention was provided at the triangular
portion along the east central part of the site.
Mr. Green reviewed the site layout plan presented to the Plan Commission at the first workshop,
noting there were no significant changes in the concept proposal. Mr. Green noted the
Commission suggested a review of a number of items, including exploring the dedication
ramifications for the 16 foot wide strip at the south portion of the site, review of the location of
the access to and from the site on Aptakisic Road, development of green space adjacent to the
building on all sides, turnaround needs for delivery and refuse vehicles on the site, development of
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 2
preliminary plan concept for the building itself, development of the necessary variations to allow
for the B-3 zoning, explore possible ingress/egress concerns for the possible future development
of the parcel to the west.
Mr. Green stated they had presented a list of eight general use categories at the second workshop.
A review of that list was suggested, as was a review by the Lake County Department of
Transportation as to their access needs for the site.
Mr. Green further stated the Commission had requested a review of the detention facility and a
softening of the proposed wall structures. He stated sanitary and water service are available to
and for the site along Aptakisic Road.
Mr. Green stated they have reviewed the specific variations for the B-3 zoning and they felt it
would be better to pursue more restrictive B-3 uses.
Mr. Green stated they have revised the original list of eight uses to six. The building allows for
6,000 square feet of space in two stories for a main tenant at the north end. The main tenant is
proposed to be Scarsdale Development. There are also provisions for up to 4,000 square feet of
additional tenant space along the east side of the building. There is also additional space at the
central west portion of the building which will be used for warehouse and storage. The
southernmost portion of the building contains two rows of indoor parking for a total of 15 spaces.
Over the northern bay of that parking would be mezzanine space which allows for additional
storage and warehouse space. The parking inside and out has been provided based on the gross
floor area of the building, excluding the indoor parking area of the building. There is a total of 49
parking spaces on the site.
Mr. Green stated the uses are limited with either Corporate Authority concurrence as was
recommended at the second workshop meeting or by returning to the hearing process for those
listed uses in accordance with the B-3 P.U.D. provisions of the ordinance. He stated medical and
dental clinics are listed as a separate use and are not included in their list of proposed uses. He
further noted the provision that parking must exist for the uses in a building or the permit for
occupancy cannot be granted.
Mr. Green stated they would dedicate the strip of land to the south to the Village and keep it as
Residential Estate zoning for the Village's advantage. That would allow for the maximum
opportunity for the reasonable development of the parcel to the west.
Mr. Green stated the access location has been moved as far to the east as is possible. He noted
the Lake County Department of Transportation has noted acceptance of the location of the access
and have indicated there may be a need for a right turn lane. If they do require a right turn lane,
they will provide such a turn lane. This moves the access as far as possible from the intersection
of Buffalo Grove and Aptakisic Roads.
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 3
Mr. Green stated green space has now been provided adjacent to the building on all sides. The
walkway leading up to the eastern face of the building has been moved away. He also noted the
turnaround has now been provided for in that the number of parking spaces has been reduced to
49 which provides a paved area where a vehicle can now turn in, back up to the refuse area and
turn around.
Mr. Green stated they propose to have a 25 foot crossover access easement on the west side
running of the driveway on the north side of the site which will help reduce any need for a curb
cut off of Aptakisic Road for the site immediately to the west.
Mr. Green stated they have now developed two detention areas, one on the east side of the
property and one on the south end of the property. The stormwater detention is piped to the
south where the stormwater sewer continues down to the existing creek. With development of
the second detention there will be no need to develop any sort of retaining walls along the eastern
detention. It may still be possible that some minor walls will be necessary(approximately 1 'h
feet) in order to ensure the grade transitions work along the eastern line. Therefore, the variation
request has been left in, but with the development of the additional detention, they may not need
to use same.
Mr. Green reiterated they are proposing a Planned Business Center under the B-3 zoning.
Further, the site area is 61,500 square feet on the 1.41-acres in the northern section and 8,625
square feet for the strip of land extending to the south. The floor area ratio allowable is 30,750
square feet but they are proposing 20,500 square feet, which includes the enclosed parking. The
front yard will be 64 feet, the parking yard will be 14 feet. The sideyards will be 12 feet, although
a 50 feet sideyard by residential is required and a variation is being requested.
Mr. Green reviewed the variation requests. He stated they are requesting a variation for zero
loading docks because they do not feel a loading dock is necessary for this type of use and with
the provisions now made for the turnaround.
Mr. Green stated the 12 foot variation from 50 feet of setback adjacent to residential zoning is
being made because Commonwealth Edison right-of-way and its land is zoned R-1 even though it
is not used residentially. The point that will be 12 feet is at the very southeast corner of the
proposed building.
Mr. Green stated the variation for the grade timber transition is still in the request, although they
do not believe they will need to use same for the detention but would like to keep the variation
available. He stated they will not need same along the parking and the second detention should
minimize any such need.
Mr. Green stated the variation for a fence or wall adjacent to a residential zone is being requested
as it is Commonwealth Edison land to the east and south and there seems to be no sense to
putting up a fence or wall adjacent to their right-of-way or high tension lines. While there is a
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 4
single-family home on that parcel now, it is zoned Suburban in Lake County. He noted they
would be happy to provide a living screen adjacent to the single-family home use.
Mr. Green stated the final variation is to provide the funds for a public sidewalk(ie. Bikepath) in
lieu of actual installation along a public street since at this time the walk would not service anyone
and the County Road provides asphalt walks on both sides of the existing pavement.
Mr. Pfeil stated Mr. Green should address the memo from Mr. Carmignani regarding moving the
access on Aptakisic farther east.
Mr. Green stated they have no objection to moving the access further east if it is necessary to do
so in accordance with the Lake County Department of Transportation. They would prefer to
leave it where it is as they are concerned that by moving the access further east, they would
increase the speed coming in and out as well as there being several poles existing in that area.
Commissioner Krug stated he concurs with Mr. Green regarding the access site and leaving same
where it now exists.
Commissioner Howard stated she also would prefer to leave the access where it is located on the
plan. She further asked if the screening of the residence to the west would be down the entire
length of the home.
Mr. Green indicated the screening would be down the entire length.
Commissioner Samuels asked for the addition of the term"showroom" for the language in the
second proposed allowable use instead of the term stores.
Mr. Green stated even if retail uses were to come into the proposed building, they would be
limited by the amount of available parking.
Commissioner Berman stated he would prefer the screening along the length of the proposed
building to be quite substantial and include 5 to 6 foot high trees and evergreens.
Commissioner Berman stated that limiting the uses on the site to those uses that are ancillary for
new home sales is the only way to go. He stated general business and office uses are far too
vague for his approval.
Mr. Green stated you cannot entirely restrict future development on the site.
Commissioner Berman stated the language is too broad for his taste.
Mr. Green stated it is necessary to have some leeway in order to support the development.
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 5
Commissioner Ottenheimer concurred with Commissioner Berman. He stated the uses should be
incidental to home and building sales. He suggested the language under use number six was way
to broad and needs to be tightened up.
Commissioner Trilling suggested eliminating the word"stores" from the list of uses and
substituting the term"showrooms." He further asked for clarification of the use referring to
"...interior decorating shops, including upholstering and making of draperies, slip covers and other
similar articles, when conducted as part of the retail operations and secondary to the principal
uses."
Mr. Pfeil stated that certain limited fabricating operations are allowed as an accessory use to retail
operations.
Commissioner Trilling stated it would be possible for large vehicles to be stored overnight within
the indoor parking area. He noted he would like to be sure there would be no long term outdoor
parking on the site of large vehicles.
Mr. Pfeil stated it can be stipulated to restrict parking within the P.U.D. ordinance.
Commissioner Lundine asked how people would get out of the showrooms through the
warehouse in case of emergencies.
Mr. Green stated they are only required to have one exit for the amount of space(1,400 square
feet) comprising the retail showrooms. He further noted the building would be constructed with
many sprinklers.
Commissioner Lundine noted there would be restrictions put on the types of uses allowed in order
to prevent having too many people in the showrooms.
Commissioner Krug stated it would be a heavy burden on the petitioner to restrict the uses to
incidental uses for new home building and sales. He stated the size of the proposed plan will
restrict the use sufficiently and he sees no objection to the proposal or the allowable uses.
Mr. Green stated they would work on the language contained in item number six under allowable
uses which reads, "...any other similar type use, office or establishment not specifically listed
herein, but which is compatible with the listed uses outlined above as determined by the Corporate
authorities."
Chairman Goldspiel stated the Commission needs to address the use issue now in case home
building and sales and accessories become outdated.
Chairman Goldspiel further stated his concern for the single-family residence to the west, noting it
would appear that residence will continue for some time and therefore should be treated and
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 6
accorded all the protections afforded other residences.
Chairman Goldspiel asked if engineering had reviewed the plan and if same is acceptable.
Mr. Biederwolf stated there were no problems with the engineering plan.
Commissioner Samuels asked if a change in use would require a return to the Plan Commission
even if a Special Use is granted. Further he asked if the single-family residence could be annexed
by the Village and then afforded all of the ordinance requirements of a residential zone.
Mr. Pfeil stated yes.
Mr. Carl Roscher, 16985 Aptakisic, Prairie View, stated there is now only 1.4 acres left on his
property. He further noted there is sewer but no water along Aptakisic and the developer would
need to seek an easement on his property in order to reach the water main. He stated he objects
to the 12 foot building setback being requested.
Mr. Gerald Tenner of Marks, Marks and Kaplan stated they will work on the language for
allowable uses with Village staff and Mr. Raysa.
Moved by Commissioner Berman, seconded by Commissioner Lundine to continue the public
hearing until the language for allowable uses has been drafted.
Mr. Raysa stated the normal procedure is to have staff draft the language and ordinances and
bring same to the Village Board.
Commissioner Berman stated there is a significant amount of ambiguity in the uses. He stated it is
the job of the Plan Commission to plan for the future and he hears no consensus from the Plan
Commission nor any agreement from the petitioner and therefore does not feel he is in a position
to act on this matter tonight.
Mr. Green stated they are interested and willing to work out the language for uses with Mr. Pfeil
and Mr. Raysa. However, if the issue is not to have an allowable use for businesses or
professional offices then there may be a problem.
Commissioner Samuels stated he is opposed to the motion. He stated it is not unusual or
objectionable to proceed with the public hearing, particularly as the language has been revised and
indeed some of the language has been taken directly out of the Village ordinances. He stated if
any commissioner is not satisfied with the uses, then he should vote against the plan.
Chairman Goldspiel called for a vote on the motion to continue, and the vote was as follows:
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 7
AYES: Berman, Lundine, Ottenheimer
NAYES: Krug, Howard, Samuels, Trilling, Goldspiel
ABSTAIN: None
ABSENT: Rosenston
The motion failed 5 to 3.
Chairman Goldspiel asked what kind of architectural treatment would be rendered on the west
side of the building.
Mr. Green stated the building would be finished on all sides with continuous ribbon windows.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 10:30 p.m.
Respectfully submitted,
Fa Rubi e rding Secretary
APPROVED BY:
TE N SPIE , Chairman
Buffalo Grove Plan Comm-Public Hearing-September 6, 1995-Page 8
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
September 6, 1995
Wheeling Park District, Chevy Chase Maintenance Facility
Johnson Drive/Northgate Parkway-Annexation with
Residential Estate Special Use Zoning and Approval
of a Preliminary Plan
Scarsdale Center, proposed office/commercial building,
south side of Aptakisic Road east of Buffalo Grove Road
Rezoning to the B-3 Planned Business Center District
and approval of a Preliminary Plan
Chairman Goldspiel called the meeting to order at 10:15 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Ottenheimer
Mr. Trilling
Commissioners absent: Mr. Rosenston
Also present: Mr. John Green, Systems Design Group
Mr. Gerald Tenner, Marks, Marks and Kaplan
Mr. Karop Bavougian, Director of Parks&Recreation, Wheeling
Park District
Mr. Mark Harrison, Superintendent of Resource Management,
Wheeling Park District
Ms. DeAnn Glover, Village Trustee
Mr. Mark Biederwolf, Civil Engineer
Mr. Robert Pfeil, Village Planner
Mr. William Raysa, Village Attorney
Buffalo Grove Plan Comm-Regular Meeting-September 6, 1995-Page 1
APPROVAL OF MINUTES
Moved by Commissioner Trilling, seconded by Commissioner Ottenheimer to approve the
minutes of the public hearings and regular meeting of August 16, 1995. Commissioner Trilling
noted several grammatical corrections necessary as well as the addition of the name of one of the
Commissioners whose comment was recorded. All Commissioners were in favor of the motion as
amended and the motion passed unanimously with Commissioners Howard and Ottenheimer
abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Howard attended the Village Board meeting on August 21, 1995 and stated the
Board decided a perimeter fence could be put up around a hot tub on a golf course area.
However the language of hot tubs and pools on golf course property remains to be reviewed.
WHEELING PARK DISTRICT. CHEVY CHASE MAINTENANCE FACILITY. JOHNSON
DRIVE/NORTHGATE PARKWAY-ANNEXATION WITH RESIDENTIAL ESTATE
SPECIAL USE ZONING AND APPROVAL OF A PRELIMINARY PLAN
Moved by Commissioner Samuels, seconded by Commissioner Berman to table discussion of this
matter.
Chairman Goldspiel asked if there was a time certain this matter then needs to be set for.
Mr. Raysa stated this matter would need to be reset to the next scheduled regular meeting.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Samuels, Berman, Lundine, Ottenheimer, Trilling
NAYES: Howard, Goldspiel
ABSTAIN: None
ABSENT: Rosenston
The motion passed 6 to 2.
Mr. Pfeil stated the next regular meeting is September 20, 1995.
Mr. Bavougian noted concerns with construction timetables for this project.
Commissioner Samuels stated he does not expect anything further from the petitioner but would
like time to consider this matter further.
Mr. Bavougian stated although there is no financial benefit to the Village of Buffalo Grove, there
Buffalo Grove Plan Comm-Regular Meeting-September 6, 1995-Page 2
are some benefits in other areas. He noted they have the opportunity to go to the County without
the necessity of adhering to the codes required in the Village. He stated they have chosen to
come to the Village even though there are additional costs, additional landscaping and building
codes because it is good government. This protects the people around the area which are Buffalo
Grove residents. The potential delays here will put them out of the construction season and will
possibly need to seek other alternatives if necessary, as the present conditions are unsafe and
unfair to their employees.
Moved by Commissioner Ottenheimer, seconded by Commissioner Trilling to reconsider the
motion to table the discussion.
Chairman Goldspiel stated it is inappropriate to have people work so long on a proposal and then
table the discussions. He urged a positive vote on the motion to reconsider.
li Commissioner Ottenheimer agreed with Chairman Goldspiel and noted he was unaware of the
construction schedule.
Chairman Goldspiel called for a vote on the motion, with a yes vote meaning the matter is put
back on the agenda. The vote was as follows:
AYES: Krug, Howard, Ottenheimer, Trilling, Goldspiel
NAYES: Samuels, Berman, Lundine
ABSTAIN: None
ABSENT: Rosenston
The motion passed 5 to 3.
Moved by Commissioner Howard, seconded by Commissioner Ottenheimer to recommend
approval to the Village Board of the petition for annexation with zoning in the Residential Estate
District and approval of a Preliminary Plan and Special Use for a maintenance facility used to
serve the Chevy Chase Golf Course.
Commissioner Samuels stated he is opposed to the motion as this parcel of property which was
carved out specifically to meet certain setback requirements. If this property is to come into the
Village, it should be the whole golf course and there would be attendant revenues to go along
with the burdens the Village would be undertaking. He stated this property is a maintenance
facility for the entire Wheeling Park District, not just the golf course. He stated the Village of
Buffalo Grove is being asked to serve this parcel with water, sewer, police and fire services and
receive nothing in return. He stated he does not see how this benefits the people of Buffalo
Grove at all and he sees no potential for the people of Buffalo Grove and there is a great deal of
potential for additional burden. He noted Wheeling had the choice of whether or not to include
the golf course property in this annexation and chose not to do so.
Buffalo Grove Plan Comm-Regular Meeting-September 6, 1995-Page 3
Commissioner Berman concurred with Commissioner Samuels. He further noted it is
inappropriate and poor planning for this Commission to accept a parcel shaped and designed like
this which begs for problems in the future in the event of redevelopment of either this parcel or of
the golf course.
Commissioner Ottenheimer stated he does not see how annexation of this parcel into the Village
can hurt the Village. He stated it is ridiculous to think that all borders can be perfect squares in
any event and it is important to cooperate with neighbors. He further stated the building is
aesthetically pleasing and he will support the annexation.
Commissioner Howard concurred with Commissioner Ottenheimer. She stated the petitioner has
met all of the Village ordinances and Special Use requirements and she will support the motion.
Chairman Goldspiel concurred with Commissioners Ottenheimer and Howard and noted he sees
no detriment to this proposal.
Chairman Goldspiel called for a vote on the motion and the motion was as follows:
AYES: Howard, Ottenheimer, Trilling, Goldspiel
NAYES: Krug, Samuels, Berman, Lundine
ABSTAIN: None
ABSENT: Rosenston
The motion was 4 to 4 and the motion failed.
SCARSDALE CENTER PROPOSED OFFICE/COMMERCIAL BUILDING. SOUTH SIDE
OF APTAKISIC ROAD EAST OF BUFFALO GROVE ROAD -REZONING TO THE B-3
PLANNED BUSINESS CENTER DISTRICT AND APPROVAL OF A PRELIMINARY PLAN
Moved by Commissioner Berman, seconded by Commissioner Ottenheimer to recommend
approval to the Village Board of the petition for rezoning from the Residential Estate District to
the B-3 Planned Business Center District and approval of a Preliminary Plan with the following
variations: ZONING ORDINANCE - Section 17.16.060 - To allow a B-3 District of 1.61 acres
instead of 5 acres; Section 17.36.050.A.3 (to allow for zero (0)loading spaces in lieu of one(1):
Section 17.44.040.D.3 (to allow for a minimum twelve(12)feet building setback from any
residential property line in lieu of fifty(50) feet; Section 17.44.040.D.5.a. (To not provide a solid
wall, fence or hedge adjacent to residential district boundary lines. DEVELOPMENT
ORDINANCE - Section 16.50.040.C.3 (to allow for timber grade transitions of approximately
two (2) feet in height in lieu of side slopes of not steeper than four(4)horizontal to one (1)
vertical; Section 16.50.080 (to provide the funds for a public sidewalk(ie. Bikepath) in lieu of
actual installation along a public street), subject to the following restrictions:
1. That a living screen be provided on the west property line for the entire length of the
Buffalo Grove Plan Comm-Regular Meeting-September 6, 1995-Page 4
building
2. That petitioner work with Village staff and Village attorney to fashion an appropriate list
of permitted uses such that all permitted uses on the site be restricted to offices,
showrooms and incidental storage for new home sales and construction and closely related
and incidental sales and services.
Commissioner Samuels stated this is certainly an appropriate use and it is certainly a compliment
to the Village that Mr. Morelli wishes to locate his offices in the Village. He stated he agrees with
the concept to have this type of facility support the residential building business. He further stated
he likes the indoor parking which will keep delivery trucks and vans from parking outside in view
of the neighborhood. He also stated he has no problem with this type of limited business use in an
area which is already a major intersection.
Commissioner Krug stated he is in favor of the proposal, however, he asked the petitioner to pay
close attention to the residence to the west. He stated he would like to see a temporary fence
along the property line to prevent the contractors from encroaching on that property and
petitioner agreed to ut the fence in.
The petitioner agreed to provide said fencing.
Commissioner Berman stated he will support the proposal as moved, particularly if the intent is to
be used for support type of facilities for the Scarsdale business industry which will make choosing
materials for new housing convenient for purchasers of home sites. He stated the plan was
developed throughout the workshops with this in mind. He stated it is essential to the proper use
of the site that this intent remain steadfast.
Commissioner Trilling stated he would like to amend the motion to further define parking
1 restrictions which are not defined presently regarding construction equipment and other large
vehicles that could be parked outside of the indoor parking area. He noted he would like to limit
the exterior parking to passenger cars and step-vans, leaving larger trucks and construction
equipment to be parked indoors.
The amendment was accepted by Commissioner Berman.
Mr. Green suggested using further language in the variation regarding landscaping or fencing on
the west residential boundary which states"...or to the end of the southernmost extent of the
proposed building, whichever is greater.
Chairman Goldspiel, speaking in opposition to the motion, stated this proposal impinges on a
residential use that seems to have some degree of permanence. He further stated it seems this is
just too much in too small a lot. He stated the number of variations are symptomatic of that
problem and feels this plan is liable to have a deleterious effect on other property along Aptakisic
Buffalo Grove Plan Comm-Regular Meeting-September 6, 1995-Page 5
Road, particularly to the east.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Howard, Samuels, Berman, Lundine, Ottenheimer, Trilling
NAYES: Goldspiel
ABSTAIN: None
ABSENT: Rosenston
L
The motion passed 7 to 1.
CHAIRMAN'S REPORT -None
FUTURE AGENDA SCHEDULE
Mr. Pfeil noted meetings scheduled for September 13, 1995, September 20, 1995, October 11,
1995 and October 18, 1995.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT -None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Berman, seconded by Commissioner Howard and carried unanimously
to adjourn. Chairman Goldspiel adjourned the meeting at 11:00 p.m.
Respectfully submitte
Fay ubi ecOrding Secretary
APPROVED BY:
L
STEPHEN GOLDSPIEL, Chairman
Buffalo Grove Plan Comm-Regular Meeting-September 6, 1995-Page 6