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