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1996-11-13 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION November 13, 1996 The Milbro property, south side of Illinois Route 22 East of the Tenerife townhomes,Approval of a Preliminary Plan in the Industrial District--Workshop #1 Zoning Ordinance, proposed amendments to regulations concerning outdoor display and sale of merchandise, including propane, in Business Districts --Workshop #1 Chairman Goldspiel called the meeting to order at 7:30 p.m. in The Youth Center, 50 '/2 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Commissioners absent: Ms. Howard Mr. Rosenston Mr. Ottenheimer Also present: Mr. Mark Horne, Holleb& Coff Mr. Mark Weir, Quill Company Mr. Michael Flynn, HSA Mr. John Brown, SDI Consultants Ltd. Mr. Rolf Kilian, Metro Transportation Group, Inc. Mr. David Marks, Loebl Schlossman& Hackl Mr. John Ryan, Ives/Ryan Group, Inc. Mr. Jeffrey Braiman, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Berman, seconded by Commissioner Lundine to approve the minutes of the regular meeting of October 16, 1996. Chairman Goldspiel noted two typographical errors on page 9. Commissioner Trilling noted he is noted as attending the Village Board meeting on Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 1 October 7, 1997, however, he did not attend said meeting and merely provided information given to him regarding the meeting. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioner Krug abstaining. COMMITTEE AND LIAISON REPORTS -None THE MILBRO PROPERTY. SOUTH SIDE OF ILLINOIS ROUTE 22.EAST OF THE TENERIFE TOWNHOMES, APPROVAL OF A PRELIMINARY PLAN IN THE INDUSTRIAL DISTRICT --WORKSHOP#1 Mr. Mark Weir stated the Miller family which owns Quill Company, purchased 40 acres in Lincolnshire in the 1970's, subsequently purchased 32 acres and 68 acres and picked up a few more acres. The adjacent property was sold toTown& Country Homes and annexed to the Village of Buffalo Grove. Mr. Weir stated this is a difficult and unworkable piece of property. The Millers were able to purchase the southern 490 feet of the Ameritech property and discussions have been held with both Lincolnshire and Buffalo Grove relative to exchanging land to provide a logical parcel of land with contiguous boundaries. He stated they plan to line the road up with Hotz Road. He noted there is a light signal at the Stevenson access drive and another signal to the east at Barclay Boulevard. He further noted it is unlikely they will ever get a signal at Hotz Road. In addition it is unlikely that a cul-de-sac serving an industrial business park on Route 22 will do the job. Mr. Weir stated they have come up with an overall master plan concept which proposes a road which cuts through the Lincolnshire property and connects to Shelter Road so there will not be any dead end. This will require some cooperation between the two communities. That roadway connection allows traffic destined for the Buffalo Grove property to ingress and egress the site through a series of signalized intersections along Route 22 and Milwaukee Avenue. In addition to this they are proposing significant improvements all along the property to Route 22. Mr. Weir stated they will build the road to Buffalo Grove standards in terms of curbs, gutters, lighting and trees but the road will be on an easement. He stated they are recording a permanent easement. Mr. Weir stated the Buffalo Grove Village Board was concerned bythe need for dedication of land outside of the Village of Buffalo Grove. He stated they have a disproportionate right-of-way which is 77 feet from the center line and they will essentially dedicate 47 feet which amounts to over 2-acres in anticipation of future improvements. Mr. Weir stated there are neighbors consisting of nine buildings facing this property and they will be as sensitive as possible and have created an appropriate buffer along this area. Chairman Goldspiel asked for reiteration of the status of approvals with Lincolnshire. Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 2 Mr. Weir stated they are anticipating approval of the preliminary plat of subdivision and engineering plans in the first or second week of December. He further stated they do not have final engineering and need to return to Lincolnshire for the final engineering. Mr. Weir stated the buildings shown on the plan are only representational for purposes of computing the maximum square feet to be built. He noted all of the buildings will be owned by the Miller family and no land or buildings will be sold. The property will be held by the Millers and this will be a campus concept with all buildings having a similar look. Mr. David Marks of Loebl Schlossman&Hackl stated the first buildings along Route 22 will be office buildings between 90,000-120,000 square feet which will have either a parking deck or all parking on one grade. Four other buildings have been arranged on the other portion of the site to show how they will work in concept. Mr. Marks stated there are no loading areas adjacent to the residential or the main road. Instead loading will be done in a trucking court cul-de-sac. There is extensive landscaping particularly at the office building entranceway. He noted the office building is to be adjacent to the retention pond as it is in the Lincolnshire building. He stated their direction is to provide a common road which will extend from Hotz Road through to Shelter Road traversing both communities as seamlessly as possible. He further stated their goal is to provide buildings which are attractive and under common ownership. Mr. Weir stated they have tried to do a master plan for an 80-acre piece of land that happens to be bisected by two communities. When the development is complete the intention is blur any kind of differences between the two communities. Mr. Marks stated they are asking for a 60 foot right-of-way along Hotz Road and they will have plantings adjacent to that. However, they will not have plantings immediately in the right-of-way as they need the space for utilities. Chairman Goldspiel asked for elaboration on the parking deck. Mr. Marks stated if there is a market for a 4-story, 120,000 square foot building, it will probably be built with a parking deck. That parking deck would be half in the ground and half on grade. The idea is to use the natural grading of the site to have access unto the deck which will allow them to hold a profile of the deck down. Chairman Goldspiel asked why there is so much more parking on the Lincolnshire portion of the site than on the proposed parcel. Mr. Weir stated there are about 500 more parking spaces being shown than presently exist which are being projected for an expansion to the Lincolnshire property. In addition Quill has approximately 250,000 square feet of office space on the site now and obviously has a higher Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 3 parking need. Mr. Weir stated they feel they have overparked for an industrial building. He noted they have about 150-160 parking spaces for a building of approximately 100,000 square feet. He stated they calculated parking by using an assumption that 25 per cent of the building will go towards office uses. This building prototype does not usually achieve 25 percent office use. He noted they hope to put only 80 spaces in front of the building. He stated the buildings will be very high quality with the ability to grow with the tenants. They want to be able to have mezzanines dropped in and offices to grow and therefore they need to be able to provide parking. Mr. Pfeil stated he agrees with Mr. Weir's assumptions. Mr. Weir stated they intend to build the buildings one at a time as they are in no hurry. When one building is built they will be able to see where they are with the market. They intend to hold land available for building expansion and parking expansion. Commissioner Lundine asked for further explanation of the 60 foot right-of-way and why landscaping is not advisable in the middle. Mr. Marks stated that since the utilities will be placed in the middle, it would not be advisable to plant any kind of trees over them. Mr. Weir stated only trees can be planted in the right-of-way. By having less right-of-way they ultimately have more landscaping in terms of shrubs and ground cover and plantings. The proximity of the landscaping to the road is closer. Mr. John Ryan of Ives/Ryan Group, Inc. stated one of the important points of this project is that the owners are retaining ownership and they are actually one of the tenants on the site. Because of this, they are interested in an environment that is above your average office/industrial park. The entrance includes an extensive monument system of low masonry walls and piers and iron fencing which will actually be built into a berm so it will allow the landscaping behind the monument to be elevated. In addition the scheme will be brought across to the entrance island and along the highway itself The fence detail will appear from the landscape for a distance and then disappear into the landscape to give the illusion of a low level fence along the entire highway. Plant materials at the entrance would be considerable in size at the outset and a considerable massing of shrubs and perennials and grasses will give it a real park like look. In addition, the ponds will be using a permanent erosion control matting which is installed above and below the water line which allows for vegetation down to the water's edge. Mr. Ryan further noted the 60 foot green space along the western property line will be maintained and includes preserving the existing hedgerow. While the species of the trees is not top quality, they are significant in size and will provide significant screening value for the adjacent property owners. In order to accommodate that they are proposing a six foot fence as required but this Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 4 fence will be jogged in order to save the trees. The fence will be a substantial custom all cedar fence that will be aesthetically pleasing. They are also proposing a substantial amount of landscaping in the 60 foot area. They will include a pathway system that starts at the public walkway and forms a loop back up to the public walkway. In this way the landscaping is serving a dual purpose of screening and environment for those working in the park. Mr. Ryan stated they are obligated to connect the sidewalk running along Route 22 to wherever it needs to connect with the proposed walkway. Mr. Weir stated the Village Engineer is working on getting an easement from Ameritech for this purpose. Mr. John Brown of SDI Consultants Ltd. stated the internal roadway of the site has been lined up with the existing Hotz Road. There is a boulevard section for the entrance and a dedicated public roadway of 35 feet back to back. This continues on around to a connection with Shelter Road. The site falls off from the western property line to the east. It is currently split by an existing ridge line in the center of the Buffalo Grove portion of the site with drainage to the north to an existing ditch which takes it to an existing lake at the corner of Shelter Road and Route 22. In the southern half, the water is diverted overland into an existing ditch and then releases again under Shelter Road. He stated they propose to respect the ridge line and drainage would go to a northern system of retention basins which would then release. He stated there is approximately 20-acre feet of stormwater retention for that portion of the site. There is also approximately 160 acres of offsite water coming in under Route 22 which is released from the Tenerife townhome development. All this water will be taken into the system and released per Lake County Stormwater Management ordinances. On the south portion there are a series of detention ponds which collect both on site drainage plus an additional 50 acres directly from a detention basin at the southern end of the Tenerife townhome development as well as an additional 100 acres from both developed and undeveloped areas on the south end. All this will be brought into the stormwater management system and released under Shelter Road. This will be a comprehensive system which is all being reviewed and must be approved by the Lake County Stormwater Management Commission especially with the considerable offsite flow. Mr. Brown stated the proposed water main starts out from a connection point at the northeast corner of the Town& Country development. There is an existing stub there which has been designed for this project to tie into to service the Buffalo Grove development. That water main will be looped around and along the roadway to another existing stub which was provided toward the southern end of that development. Sanitary is again tying in to a stub that was provided to service the rest of the development in Buffalo Grove. Again there is another connection which was provided along the southern edge. Chairman Goldspiel asked if a lift station will be necessary. Mr. Brown stated sanitary is currently all tributary to a lift station which was just built. He stated Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 5 the proposed development will not need any lift stations as it will all drain via gravity to the new lift station. Chairman Goldspiel asked for elaboration on the lot lines. Mr. Weir stated they intend to build the first building speculatively and the size will grow by one or two or three bays or contract by the same number. This gives them the flexibility to assemble a building for future tenants. Chairman Goldspiel stated he would like some sort of agreement that there would be no assembled parcel that would be smaller than a certain size. Mr. Weir stated they would be glad to put something right on the preliminary plan to satisfy any kind of reasonable minimum size. Chairman Goldspiel asked what kind of phasing is projected particularly for road construction and the rest of the utilities. Mr. Weir stated they intend to build the first two buildings immediately and road and utilities will be 100 per cent built out. Commissioner Trilling asked how the Lincolnshire phasing coordinates with this plan. Mr. Weir stated the Miller's bought 46 acres for one building in order to have room to grow. The whole purpose of the plan is to make sure that the Quill facility can continue to grow. They do have the opportunity to construct an office building to mirror the one proposed at the Buffalo Grove entrance and will be built in response to the market. He further stated the office building on the Buffalo Grove side must be slightly lower than the Lincolnshire one due to codes and ordinances. Chairman Goldspiel noted there might be some receptivity to a slighter higher building in Buffalo Grove in order to match the Lincolnshire Building. Mr. Weir stated he believes the building would look better if evenly matched and he appreciates the flexibility. Chairman Goldspiel asked what can be expected in the way of sales tax revenue from the kinds of uses being considered and what can be done to encourage uses that provide more sales tax revenue than ones that would be relatively negligible especially on the Buffalo Grove side. Mr. Weir stated they have not yet given a great deal of thought to marketing for that purpose although the mail order business does generate a great deal of revenues. Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 6 F Chairman Goldspiel stated it might be a thought to include in the marketing presentation the benefits of the transportation and other essentials to the mail order business. Mr. Weir stated they would be glad to develop a marketing brochure to highlight all of the things that would hopefully attract the kind of users that would be good for revenues. Chairman Goldspiel stated there should soon be someone within the Village to work with whose job it will be to boost industrial/commercial development. Commissioner Trilling asked what is the overall health of the Quill Company. Mr. Weir noted there have been a number of articles lately speaking to the general health of the industry and Quill in particular. He stated the Quill Company is growing at a rate of 20 percent a year in a very competitive market. Mr. Weir stated the Miller's are not in a hurry to do this project for a quick profit. They want to find the right tenants who will stay for a long time and who can appreciate the amenities of this business park. He noted the build out of this project will be approximately 3-5 years. Chairman Goldspiel asked if there are any plans for episodic retail uses within this business park. Mr. Weir stated they are not really interested in that. He noted that is particularly prohibited in Lincolnshire. Commissioner Lundine asked if the developer envisions anykind of manufacturingin these P buildings. Mr. Weir stated that is not really the trend but some light processing or assembly may be possible. Mr. Rolf Kilian of Metro Transportation Group stated they are recommending various improvements for the development which includes the roadway connection out to Shelter Road. This essentially distributes traffic more evenly by providing access from Aptakisic Road from the south and also from Milwaukee Avenue via Marriott Drive and Knightsbridge Road. By having this connection they are actually minimizing the impact on Route 22 and Shelter Road. He noted they are showing the continuation of the existing light in front of the Town& Country development as a three lane roadway all the way to Shelter Road. He stated they will provide a right turn lane at the new north/south entrance opposite Hotz Road and also a right turn lane at Shelter Road. Those two right turn lanes are very important. The Shelter Road right turn carries significant volume now and the radius is very tight now. By providing the right turn lane and widening the radius the movement can be made more easily and also removes the turning traffic from the through lanes and allows the through traffic to continue eastbound. The same thing is true at the main entrance. Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 7 Mr. Kilian stated they are also providing a left turn lane to go north on Hotz Road. They do not envision the intersection to be signalized nor will Shelter Road be signalized. He stated they have done a warrant analysis at Shelter Road and Route 22 and it does not satisfy the warrants and will not satisfy the warrants with this development in. Mr. Kilian stated the entrance road detail includes two outbound lanes to basically accommodate the right turn and the left turn movements and a wide 18 foot inbound lane. He stated it will be stop sign controlled as is Shelter Road now. He stated they are projecting approximately 20 percent of the traffic generated by the park to come from the west on Route 22, 40 percent from the east and another 40 percent from the south. Commissioner Samuels asked if the Village of Lincolnshire will prevent a left turn lane at Shelter going westbound on Route 22. Mr. Kilian stated no. He noted they hope to encourage and maybe restrict turning left during certain times of the day to encourage the use of the signalized left turn at Barclay. Mr. Weir stated they have had a lot of discussion about a left turn at Shelter Road. He stated this development at its maximum buildout is a very small percentage of that intersection. Chairman Goldspiel asked for elaboration on the traffic pattern for this development. Mr. Kilian stated the total traffic movements expected are approximately 690 vehicles entering the development in the mornings and 155 leaving. In the afternoon they anticipate approximately 225 vehicles coming to the development and approximately 645 vehicles out. About 20 percent of that traffic comes from and will to the west. Commissioner Berman asked if Quill has ever considered using a traffic cop at Shelter Road to get the cars moving out. Mr. Weir stated if conditions warrant same they may look into it. Mr. Kilian noted they often cause more problems than good since the traffic cops work for the corporations and therefore give priority to the side street rather than the main road. Mr. Weir reviewed the site and the variation requests noting this is a narrow piece of land with a restrictive setback of 60 feet. Chairman Goldspiel asked what the height of the buildings will be . Mr. Weir stated they are talking about heights of 24, 26 or 28 feet and noted no building will be higher than the peak of any adjacent residences. Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 8 Mr. Weir stated they are proposing to set up a 60 foot right-of-way and then a 20 foot public utility easement so the Village has access to 80 feet. He noted they have spoken to the Village Engineer who noted the code calls for 80 feet in the Industrial District. He stated they would like to get more landscaping in closer to the road. He asked for some consideration for this kind of variation. Commissioner Trilling noted in effect there is 10 additional feet of landscaped area given to the 60 foot right-of-way on either side of the easement as well as enhancement for the buildings. Chairman Goldspiel asked what the distance would be from the building line to the curb. Mr. Weir stated it would be about 50 feet. Commissioner Trilling noted the code requires a 25 foot building setback and this development is proposing a 35 foot setback from the right-of-way. He noted that even though the right-of-way is smaller, there is a gain of 10 feet in landscaped area and the building is no closer than it would have been in the first place. Chairman Goldspiel asked of there are any plans for some kind of recreational facilities along the loop walkway. Mr. Weir stated there are two volleyball courts now existing on the Lincolnshire site but would be happy to add benches and trash cans along the road for use by employees and pedestrians. Mr. Weir noted the loop road is compensating somewhat and prevents a sidewalk on the east side. He stated they are asking to be allowed to provide a sidewalk only on the west side and supplement it with a walkway. Mr. Weir stated they would like to provide a 35 foot roadway. Commissioner Krug asked if they would allow on street parking. Mr. Weir stated he did not feel it would be necessar y. Mr. Weir stated he would like to suggest no striping in the parking lot. He noted this is the owner's preference and he noted they are willing to put up a cash bond on the first building to be held to see if striping is really necessary. Of course, the handicapped parking space will be striped. Mr. Weir stated theyhave modeled their pond to cross sections used by their neighbors to the west at Town& Country. However, they does seem to be some minor discrepancy between the letter of the code and what is being proposed. Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 9 Mr. Weir stated they may be back before the Commission relative to building height so that it can be built slighter higher than allowed by code in order to match the one on the Lincolnshire side. Mr. Weir further stated the plan proposes the front buildings be put on the water for the dramatic effect. He stated they will check with the Fire Department to work out any problems for them. Chairman Goldspiel noted the building on the water will be a variation as it is closer than 25 feet from the pond. Mr. Weir stated he did not see that in the code and they will have to ask for that variation. Chairman Goldspiel asked how the combination of car and trucking parking will work. Mr. Weir stated they have 80-90 car spaces which should be enough. However,if a tenant grows to a point where more spaces are needed they will need to add landbanked parking. Mr. Weir stated the following items need to be addressed at the next workshop meeting: 1. Traffic 2. Parking 3. Opinions of the engineer regarding the various variations 4. Type of lighting to be used in parking lots ZONING ORDINANCE.PROPOSED AMENDMENTS TO REGULATIONS CONCERNING OUTDOOR DISPLAY AND SALE OF MERCHANDISE. INCLUDING PROPANE. IN BUSINESS DISTRICTS --WORKSHOP #1 Trustee Braiman noted this problem started with the outdoor storage of propane gas at Mark Drugs. He noted it is his understanding that there is no outdoor storage in the B-3 District, although it is allowed in B-4. The building department reviewed the issue and decided it is permitted on the basis that it is a seasonal sale item. From that interpretation the Board was polled as to going further with the subject or not. It seems the Board would like some kind of response from the Commission as to whether or not some change should be made to the ordinance and, if so, how. Mr. Pfeil stated the regulations used by the Fire Department for anyone storing propane on their premises is the standard used to judge Mark Drugs. The point is that there are technical standards that are looked at above and beyond zoning. Zoning needs to be reviewed to determine if propane storage is an appropriate use a strip shopping centers. Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 10 Trustee Braiman stated he feels what really needs looking at is whether or not the B-3 use should be expanded to include outside storage or whether seasonal storage should be better defined. Commissoiner Samuels noted that in zoning you must still follow any special regulations applicable to the storage of a particular product. The bigger question is how to define or try to further limit or define what is appropriate for B-3 storage as being seasonal or not. Trustee Braiman noted it is necessary to find out what the current code reads or says and perhaps `./ get the polling of the Village Board and then see what is out there and what is being done at present. Chairman Goldspiel noted that what was supposed to be a very limited exception has suddenly become long term. Commissioner Samuels noted the focus needs to be shifted more to a temporary nature. If the ordinance states temporary that is what it should be and there should be some limit on how long that actually is. Chairman Goldspiel stated that what needs to be addressed is the definition of seasonal under the ordinance and specifically, in the case of propane,make sure that everyone knows there is an ordinance that is linked to the national fire code. Commissioner Samuels stated that propane is easy to regulate and needs to comply with Fire Department guidelines despite seasonality. The seasonality is really what needs discussion. Commissioner Berman stated that given the nature of the restrictions that this code puts on the handling of propane, it is almost impossible for it to be a temporary condition. Chairman Goldspiel stated another issue is differentiating between the sale and filling of tanks. CHAIRMAN'S REPORT Chairman Goldspiel stated there is a public review process currently in progress by CATS (Chicago Area Transportation Study)concerning the 2020 Regional Transportation Plan. Information from CATS indicates that the plan will concentrate on improving the existing system rather than developing new roads and facilities. Expansion of the Wisconsin Central Service is listed on all three of the planning scenarios identified by CATS. He encouraged attendance at the CATS public meetings. Mr. Pfeil indicated that Vill age staff, including the Village Manager and Director of Public Works, would attend one of the scheduled review meetings by CATS. FUTURE AGENDA SCHEDULE Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 11 Mr. Pfeil stated there will be a meeting on November 20, 1996. STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT \./ Moved by Commissioner Trilling, seconded by Commissioner Samuels and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:05 p.m. Respectfully submi , Fa Rub' Rec rding Secretary APPROVED BY: P N LDSP Buffalo Grove Plan Comm-Special Meeting-November 13, 1996-Page 12 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION November 20, 1996 The Powernail Company,201-301 Half Day Road, Buffalo Grove, Illinois �.J 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. Rosenston Mr. Samuels Mr. Lundine Mr. Trilling Mr. Ottenheimer Commissioners absent: Mr. Berman Also present: Mr. Steven Elrod, Burke, Weaver& Prell Mr. Ron Domkowski, Powernail Co. Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Aerial photograph of property site Exhibit 2: Photographs of existing building and site Exhibit 3: Plat of survey dated April 4, 1995 by Hylton E. Donaldson Mr. Steven Elrod of Burke, Weaver& Press, stated the property is a 31-acre parcel of land with four buildings currently located on the land. The remainder of the property is vacant. The business has been in operation for over 50 years and at this location for 39 years. The property was first developed in 1957 in unincorporated Lake County. Several additions were made to the main building since that time. At all times the property was in complete conformance with all applicable county codes. Buffalo Grove Plan Comm-Public Hearing-November 20, 1996-Page 1 Mr. Elrod further stated the property was involuntarily annexed in 1994 into the Village of Buffalo Grove. That annexation was done in order to annex the adjacent residential property. Because this was an involuntary annexation, the property was automatically zoned into the highest district which is the Residential Estate District. This district is hardly compatible with this property. However, the Comprehensive Plan designates this property as Industrial. Based on correspondence and communication from staff there appears to be a desire by the Village Board to rezone this property into the Industrial District. Therefore, they are here today to comply and to acquiesce to those desires and are therefore presenting a petition for rezoning into the �✓ Industrial District. He further noted there have been numerous inspections by the building and fire departments and the building is in full compliance with all of the fire safety codes. The building and property complies in almost every respect with the Industrial District. The only requirements not satisfied are the height requirement in a small portion of the property. One of the buildings exceeds the 50 foot height requirement. In addition the landscape setback of 50 feet from Half Day Road is not entirely in compliance and they seek relief from this requirement. Mr. Elrod stated there are no current intentions to do anything to the property other than to continue to occupy it. They would like to lease part of the building out to uses that are fully in compliance with the Industrial District and are similar and compatible to the uses that are being conducted on the property now. Commissioner Ottenheimer asked if Powernail is any closer to picking a new tenant or received any new inquiries about leasing. Mr. Elrod stated they had told their broker to hold off until after the first of the year. Chairman Goldspiel asked for clarification of the right-of-way issue. Mr. Raysa stated this property is pre-existing use and pre-existing building and therefore is not a new development that would be creating any new traffic that would require any donation or dedication of right-of-way. Mr. Elrod stated they would be happy to sell right-of-way land to the state for its fair market value. Chairman Goldspiel asked about Powernail's position on connection to Village water and sewer. Mr. Elrod stated they have already drafted a deferral of connection agreement and the Village Manager is aware of same as is a utility deferral agreement. Mr. Pfeil stated that he has not seen the agreement, but he would check with the Village Manager. Chairman Goldspiel asked if there is any problem with the restriction to Apple Hill Lane. Buffalo Grove Plan Comm-Public Hearing-November 20, 1996-Page 2 Mr. Elrod noted that the Village does not need Powernail's approval and they have no objection if the Village wishes to close the stub. Chairman Goldspiel asked for a recommendation regarding the residential property on the site. Mr. Pfeil stated it is his opinion that future industrial use on the property can be adequately controlled by Village codes and ordinances. Li Mr. Raysa stated he agrees with Mr. Pfeil and noted the Village has enough authority in its zoning ordinance to control any industrial use in that residential area. There is however, no permitted residential use in an Industrial District and therefore the house will be a non-conforming use. That non-conforming use can be expanded but it can only be expanded for residential use and not to a different use. Chairman Goldspiel asked if there is anything further which needs to be discussed regarding screening. Mr. Pfeil stated the Village position is that screening is a requirement of the Industrial District. Chairman Goldspiel noted the issue is that there is currently a five foot fence around the property and the ordinance requirement is for a six foot fence. In addition the current five foot fence does not cover the entire property. Mr. Elrod provided photos of the fence showing a small portion at the very northern end of the property where the fence stops but the fence does go pretty close to the end of the property line. The fence was built by the Town& Country development.. Commissioner Rosenston stated the only concern he has is regarding parking striping and asked if striping would be added if employment figures should increase and increased parking is required. Mr. Elrod stated if anything occurs to bring more parking requirements, they will certainly stripe as needed. Commissioner Rosenston asked how something like this can be monitored. Mr. Pfeil stated if it is a situation where a sub-lease is being entered into, it is likely that a building permit as well as the business license would be needed, and the parking requirement would be reviewed as part of the approval process. Commissioner Trilling asked the photographs shows some chain link fencing with barbed wire on top and wondered if this was permitted in the Village. Buffalo Grove Plan Comm-Public Hearing-November 20, 1996-Page 3 Mr. Pfeil stated barbed wire is not allowed at all in the Village. Mr. Elrod stated they will go out and evaluate the situation. The barbed wire fencing however, does surround an existing pond on the property and there is a concern about safety. The other area is a swimming pool on the residence. The areas other than these two which have barded wire will be removed. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:00 p.m. Respectfully submitted, F Rub' R ording Secretary APPROVED BY: P N P L, Chairman Buffalo Grove Plan Comm-Public Hearing-November 20, 1996-Page 4