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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: g 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