1992-02-05 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
February 5, 1992
Depot Place Development
Vice Chairman Goldspiel called the meeting to order at 7: 30 p.m.
and read the Notice of Public Hearing as published in the Buffalo
Grove Daily Herald, explained the format of the meeting, and swore
in persons who were giving testimony at the public hearing.
Commissioners present: Vice Chairman Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Commissioners absent: Chairman Silbernik
Also present: Mr. Edward Weiner, The Concrete Doctor
Mr. Ron Bartelstein, The Concrete Doctor
Mr. Donald E. Manhard, Jr. , Donald Manhard
Associates, Inc.
Mr. John Alschuler, Architect
Mr. Jeff Braiman, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the
public hearing:
Exhibit 1: Loop road configuration, Exhibit G to Abbott
Contractors Annexation Agreement dated February 4, 1991
Exhibit 2 : Preliminary Plan dated January 13 , 1992
Exhibit 3 : Building elevation dated September 9, 1991
Mr. Edward Weiner stated that he and Mr. Ron Bartelstein of The
Concrete Doctor, Inc. are requesting annexation with Industrial
zoning and approval of a Preliminary Plan to the Village for three
Buffalo Grove Plan Comm-Public Hearing-February 5, 1992-Page 1
parcels northeast of the Abbott Business Center. He stated that
Parcel 1, which is approximately one-third of an acre would be
dedicated for the right-of-way for the construction of the loop
road that is planned to serve the Abbott Business Center, Depot
Place and the remaining undeveloped area that was part of the
Weiland Road Greenhouse property.
Mr. Weiner stated that the plan proposes a one-story building with
a height of 30 feet and an area of approximately 73 , 500 square
feet. There would be a 20 foot clearance for high rack automated
warehousing with four recessed loading docks. The building would
be suitable for one to four tenants and he noted that they
anticipate leasing to two or three tenants. He further noted the
exterior of the building would be constructed of an insulated pre-
cast material.
Mr. Weiner stated that the plan provides for 84 parking spaces with
four of the spaces devoted to handicapped parking as well as an on
site stormwater detention system.
Mr. Donald Manhard stated that the sanitary sewer system would be
connected to an existing sewer line west of the site and an ejector
pump would be needed. The water main would be extended along the
frontage of the site and hooked up to an existing twelve-inch water
main at the end of the cul-de-sac. The stormwater detention would
be in two locations using a series of storm sewers between the two
basins which connect to an existing outlet pipe at the Abbott
Business Center. The variance being requested for the detention is
to allow the high water level to get within ten feet of the
proposed building. He said this would not present a problem because
the building is two and one-half feet above high water level which
meets the Village's code. The parking lot is also one foot above
high water level per Village code and will also present no
problems. Drainage is all directed into the detention basin except
for the grassed areas which will be allowed to flow into a rear
yard ditch.
Mr. John Alschuler stated that the building will be a structural
steel frame with 20 foot clearance inside and a metal roof deck.
The building will have an exterior construction of pre-cast
concrete, and some glazed brick will used on the front of the
building for accent. He said there are several doors located at the
front of the building. He also noted that it would be possible to
add a mezzanine but this not part of the plan at this time.
Commissioner Krug asked if the developer's engineer had reviewed
Mr. Kuenkler' s memo regarding storm sewer extension to the north
parking area.
Buffalo Grove Plan Comm-Public Hearing-February 5, 1992-Page 2
Mr. Weiner stated that they would abide by the recommendation of
the Village Engineer to extend the storm sewer.
Commissioner Krug asked why the under drains would not be provided.
Mr. Manhard stated that the basin is a very small area with a very
small amount of drainage. The amount of drainage that is actually
coming to this basin would be minimal because most of the water
flow will enter various storm sewers first unless there is a great
enough rainfall that would cause water to back up in the basin.
This would happen only in the event a 100-year storm.
Commissioner Krug noted that he would like to have seen the
complete proposed loop road on the developers ' site plan.
Mr. Pfeil noted that the annexation agreement obligates Abbott
Contractors to build segment A of the loop road as depicted on
Exhibit G of the agreement. Abbott has constructed segment A and
also segment B. He said Abbott is also obligated to build segment
D, and Mr. Weiner is obligated to dedicate and pay for the
construction of segment C. He commented that the timing of the road
improvements by different developers needs to be resolved. The
Village's goal is to get the portion of the loop road adjacent to
the west side of the Depot Place site built as part of the
annexation agreement for the Depot Place Development. This is
segment D which Abbott is obligated to build at the time Mr. Weiner
constructs segment C north of the Depot Place site.
Commissioner Krug noted that any large semi-trailer trucks may have
a problem coming in at the existing cul-de-sac.
Mr. Weiner stated that he would like to see the loop road
constructed along the frontage of the Depot Place site. He further
noted that the configuration of their parking lot provides adequate
area on-site for the maneuvering of trucks. He ,noted that his
consulting planner, who specializes in layouts for industrial
warehouse uses, determined that large trucks will have the room to
maneuver on-site. He further noted that he wants to construct an
access to the north end of their property which is noted on the
Preliminary Plan as a proposed access which would create a dual
flow. However, the annexation agreement with Abbott puts this
portion of the street within control of Abbott and the Village.
Commissioner Rosenston inquired if Abbott is required to construct
segment D of the proposed road once the Concrete Doctor dedicates
and bond
s segment C of the proposed road. II
Mr. Kuenkler stated that once Depot Place dedicates and bonds for
Buffalo Grove Plan Comm-Public Hearing-February 5, 1992-Page 3
segment C, the Abbott Business Center is required to make an
extension of Abbott Court. A substantial section of the road will
then be built.
Mr. Vondra of Abbott Contractors stated that if The Concrete Doctor
dedicates and builds segment C of the loop road then Abbott is
required to construct segment D. He commented that this road would
essentially be a dead end leading to nowhere. He said the main
result of building segment D would be that Abbott would be
providing a northern driveway access for the Concrete Doctor's
Depot Place development.
Mr. Raysa stated if The Concrete Doctor builds part of segment C to
the north access driveway of the Depot Place development and bonds
for the construction of the remaining portion of segment C and
dedicates right-way-for segment C, then Abbott must build segment
D. If The Concrete Doctor does not construct segment C, then
Abbott would get a recapture for the cost of segment B from Mr.
Weiner.
Commissioner Charlette inquired if Mr. Weiner is willing to build
segment C of the road.
Mr. Weiner stated that they are certainly willing to build the
necessary portion of segment C, but he said it does not appear
reasonable to build it north of the Depot Place site because it
would not connect to anything. He said he only controls about half
of the land needed to construct all of segment C.
Mr. Vondra asked if this means that the cul-de-sac would now be
located at the southerly portion of segment C, with right-of-way
being taken from the Depot Place site.
Vice Chairman Goldspiel stated that the cul-de-sac design would be
better if it were located on the property west of the Depot Place
parcel.
Mr. Vondra noted that his annexation agreement states that when the
loop road is extended he must remove the cul-de-sac. Therefore, if
the road extends, it means that the turnaround for vehicle traffic
will have to extend to the end and there will have to be some kind
of turnaround at the north end of the Depot Place site.
Mr. Weiner suggested that the cul-de-sac remain until the loop road
is completed and allow emergency vehicles to use their parking lot
as a turnaround.
Mr. Kuenkler noted that is how he understands the plan.
Buffalo Grove Plan Comm-Public Hearing-February 5, 1992-Page 4
Mr. Dean Kelley of Abbott Contractors asked why the construction of
segments C and D of the loop road be considered at this time as he
understands that the present owner of the property north of Abbott
and Depot Place will not participate in the construction of any
kind of road.
Vice Chairman Goldspiel disagreed with Mr. Kelley, noting that the
time to get construction of segments C and D is when developers are
requesting annexation and site plan approval. As each new
development comes before the Village for review, the site plans
will have to conform to the loop road plan.
Commissioner Krug asked where fire hydrants would be placed on the
Depot Place property and how the Fire Department would get in to
service the hydrants.
Mr. Weiner stated that there is an existing hydrant within two or
three feet from the southwest corner of their parcel and a second
hydrant is at the far north end of the property. Access will be
through the parking lot.
Commissioner Krug noted that there is no handicapped parking
provided at the north end of the building.
Mr. Alschuler noted that distribution of parking is flexible and
can be arranged to suit the future tenants of the property.
Mr. Weiner stated that he will provide handicapped parking as
required by the State regulations. He also noted that there
flexibility to either relocate or add handicapped parking spaces.
Commissioner Genell asked if Mr. Weiner and Mr. Vondra are saying
that they will build their respective segments of the loop road.
Mr. Weiner stated he understands his obligation for the dedication
and bonding for segment C of the loop road and ultimately the
completed road would be a benefit to his property.
Mr. Vondra stated that he would like to see the existing cul-de-sac
moved to the north end of the Depot Place site as part of Mr.
Weiner's development. He said he would honor his obligations in his
annexation agreement concerning the loop road, but he questions if
the road will ever be completed north of the Depot Place site.
Commissioner Rosenston stated that he agrees that the cul-de-sac
should be moved to the north edge of the Depot Place site and that
the loop road should be extended as fully as possible.
Buffalo Grove Plan Comm-Public Hearing-February 5, 1992-Page 5
Commissioner Rosenston also asked if more handicapped parking would
be required if more than four handicapped people were employed at
the site.
Mr. Alschuler stated the law requires one handicapped space per 25
parking spaces. He said more spaces could be added to accommodate
handicapped employees.
Commissioner Rosenston inquired if the truck loading docks would be
depressed.
Mr. Alschuler said the docks would be depressed.
Commissioner Rosenston asked if there would be any emergency doors
on the outside of the building.
Mr. Weiner stated that there would be exit doors as required by
Village code.
Commissioner Rosenston noted that four of the parking spaces
encroach on the front building setback area.
Mr. Alschuler noted that these parking spaces would be eliminated
as the plan shows parking well in excess of the code.
Commissioner Rosenston inquired if there would be mechanical
equipment on the roof of the building.
Mr. Weiner stated that if any mechanicals are placed on the roof
they would not show due to the pitch of the roof.
Commissioner Rosenston inquired where dumpsters would be located.
Mr. Weiner stated that dumpsters and compactors would be located
within the building.
Commissioner Samuels asked if there would be sufficient detention
area for all the water runoff from this property.
Mr. Kuenkler stated that there would be enough stormwater
detention.
Commissioner Samuels stated that he thinks the roadway needs to
extend to the north end of the Depot Place site with a cul-de-sac.
He said the site plan does not show this, and he would not vote to
approve the plan until this road system is included.
Mr. Weiner noted his concern with the cul-de-sac due to the fact
I
Buffalo Grove Plan Comm-Public Hearing-February 5, 1992-Page 6
that he only owns approximately 52 feet of land at the north end of
his site where the road would be built.
Mr. Vondra noted that a cul-de-sac could be a reverse design from
what he has already built at the current end of Abbott Court.
Vice Chairman Goldspiel stated he does not see the need for a cul-
de-sac at the north end of the Depot Place site as long as access
is available for emergency vehicles through the parking lot.
Commissioner Rosenston maintained that a turnaround is necessary
so as not to create a traffic problem in the parking lot of the
Depot Place building.
Commissioner Samuels stated that as long as the entrance at the
north end of the Depot Place site is open for use as turnaround a
cul-de-sac may not be needed.
Commissioner Howard noted her agreement with Commissioner Samuels
regarding the road and cul-de-sac needing to be shown on the Depot
Place site plan.
Commissioner Howard asked what kind of tenants would use the
proposed building.
Mr. Weiner stated the design is for distribution and warehousing
users that typically have relatively few employees. A maximum of
five to ten percent of the floor area would be office space; the
rest of the space would be automated warehousing.
Commissioner Howard asked how much truck traffic would be generated
by the development.
Mr. Weiner stated that there would be substantial truck traffic
although he is not sure what kind of trucks would be used since
this would be based on the types of tenants in the building.
Commissioner Charlette asked if there would be enough parking
spaces available.
Mr. Pfeil stated that parking is correlated to the number of
employees and that two spaces per three employees is required by
the Zoning Ordinance for manufacturing and warehousing uses.
Mr. Weiner stated that he has been planning for 50 to 60 employees
based on input from his consultant. However, as many as 80
employees could be accommodated based on the parking being
provided.
Buffalo Grove
Plan Comm-Public Hearing-February 5, 1992-Page 7
Commissioner Charlette asked if there would be any problem with
water flowing from the existing Concrete Doctor facility into the
Depot Place stormwater detention basin.
Mr. Kuenkler stated that this would not be a problem.
Commissioner Rhodes noted that 75 percent of parking on the south
side of the proposed building and this may not be very convenient
for employees.
Mr. Weiner noted that he also owns property to the north of Depot
Place and additional parking could be built in this area if
necessary.
Commissioner Rhodes inquired if balconies are contemplated for the
interior of the building.
Mr. Weiner noted there is a possibility of a mezzanine area being
constructed but that it would depend on tenant requirements.
Vice Chairman Goldspiel inquired if staff had any suggestions
regarding the cul-de-sac issue on the north end of the proposed
road.
Mr. Kuenkler noted that the Department of Public Works would
probably prefer some type of turnaround or cul-de-sac on the north
end of the road at Depot Place.
Mr. Dave Swanson of Illinois Bell Telephone Company noted that he
had a typed statement which he would like entered into the
record:
"As a long-term tenant of an adjacent property recently annexed to
the Village of Buffalo Grove, I would like to present my concerns
regarding the subject development. Please let these concerns serve
as part of the minutes to the meeting.
1. Elevations - In our current facility we spent a substantial
amount of money upgrading our typical metal panel garage
facility into a modern masonry facility. The reason my staff
at Illinois Bell encouraged management to approve this upgrade
was based on the initial reaction at the Plan Commission
meetings to our typical elevations, in addition to the fact
that Buffalo Grove has an expectation of "showcase facilities" .
Therefore, it was approved by management on that basis and
constructed accordingly.
Buffalo Grove Plan Comm-Public Hearing-February 5, 1992-Page 8
The proposed elevations for the petitioners show a very small
amount of masonry around the windows, and an unlabeled facade
material covering the majority of the outside of the building.
From our point of view, the current elevations are
disappointing considering the commitment that we have made to
the area. Our vision is to be in an industrial park (adjacent
to the residential community) that is basically a transitional
use and fits in well with the environment.
2 . Storm Water Detention - At the request of the Village, and at a
considerable additional expense to Illinois Bell, we
participated in a planning process to incorporate all of the
adjacent properties in this area into a concept plan for the
Village. We supported this on the basis that ideas such as the
loop road and a common retention facility would enhance the
industrial park and would generally serve the common good. We
note on the engineering plans for this property that our
opinion, the design of the retention area incorporates the
traditional need for retention into a location that does not
disturb the environment, and is both decorative and functional.
One of the goals (as it was explained to us) was that if we
participated in creating this detention facility, we would
eliminate numerous little ponds that tend to be weed-infested
and lack any kind of creativity. The retention pond that has
been created has the added benefit of its proximity to the
creek right-of-way. In addition, by maintaining a small
portion of a wetland area, wildlife has started to return. "
Mr. Swanson further noted that no landscaping drawings had been
presented.
Mr. Manhard presented landscape drawings which included the tree
preservation study which showed that only one tree would be removed
and nine trees would be maintained. There would be shade trees
provided along the Abbott development. There would also be some
smaller trees provided and the detention pond area would be seeded
and annual flowers would be provided at the front of the building.
Mr. Swanson also noted that although it had been stated that there
would be very little drainage problem, there would be considerable
drainage from the pitched roof that needs to go somewhere. He
noted that they had participated in the building of a detention
pond at great expense on Lot 6 of the Abbott Business Center and he
would like to see Mr. Weiner become part of the association which
maintains this detention basin.
Buffalo Grove Plan Comm-Public Hearing-February 5, 1992-Page 9
Mr. Weiner noted that he has tried for the last two years to
negotiate the use of the stormwater facility on Lot 6 of the Abbott
Business Center as well as all the other issues such as the loop
road that concern Abbott Contractors and his property. However,
the cost to build an on-site detention basin is one-fourth the cost
of participating in the association to use Lot 6.
Mr. Swanson maintained that they had paid the actual cost to Abbott
Contractors for construction of the detention area and that all
others developing the area should be required to use the lot 6
detention area and share in the association costs.
Mr. Weiner stated that it would not be economically feasible for
him to do this, and he noted that he thinks some of the association
fees are for matters other than the use of the detention basin.
Mr. Swanson stated that the request for the variance in the
petitioner's Preliminary Plan was strictly based on economic
reasons and he would like to see the petitioner participate in the
association and help bear the costs of whatever maintenance or
repairs may become necessary to sewers and other parts of the
stormwater management system.
Mr. Weiner stated that his annexation will require him to provide
improvements to the Village's sewer and water systems and that his
request for a variation concerning the stormwater basins is
certainly not based on financial gain alone.
Vice Chairman Goldspiel inquired if it would not be cheaper to use
the existing detention basin in Lot 6 rather than building an on-
site detention basin.
Mr. Weiner indicated that Mr. Vondra's idea of what constitutes a
fair cost share for the use of the Abbott Business Center detention
basin is substantially higher than what it would cost to build two
basins on the Depot Place site.
Trustee Braiman suggested that this matter might be better left to
staff to negotiate at a later time.
Mr. Vondra of Abbott Contractors stated that he feels that a double
standard is being used because Abbott complied with the Village's
`../ requests concerning the design of the detention basin on Lot 6, and
now the Village may grant a variation to the Depot Place
development that will allow that site to not participate in the
regional stormwater basin that Abbott built. He further noted that
the petitioner's plan showing 80 parking spaces may not be
sufficient if there are ultimately four tenants. He also stated
Buffalo Grove Plan Comm-Public Hearing-February 5, 1992-Page 10
that the elevations of the proposed building are not in keeping
with the high standards of the Illinois Bell development and that
the petitioner should have the same requirements concerning
building appearance and landscaping. He commented that the lot
coverage of the proposed building is approximately 51 percent,
while the Illinois Bell building has a coverage of 33 percent.
Vice Chairman Goldspiel noted his concern with the sewer easements
that the Depot Place site will need to cross Lots 1 and 2 of the
Abbott Business Center. He said if easements are not in place now,
Depot Place may not have access to the Village sewer system.
Mr. Kuenkler said there are easements in the Abbott Business Center
that will provide the Depot Place site with access to the Village's
sewer system.
There being no further comments, Vice Chairman Goldspiel closed the
public hearing at 9:40 p.m.
Respect lly sub 'tted,
Fay Ru , Recording Secretary
APPROVED BY:
T H N GOLDSPIEL, Vice Chairman
Buffalo Grove Plan Comm-Public Hearing-February 5, 1992-Page 11
1
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
February 5, 1992
Depot Place Development (Concrete Doctor) ,
Weiland Road Adjacent to Abbott Business Center
Annexation with Industrial Zoning and Preliminary Plan
Windbrooke Apartments, Busch Parkway - P.U.D. Amendment
for Detached Garages -- Workshop #2
Chevy Chase Business Park West
Resubdivision No. 2 - Final Plat
Buffalo Grove Commerce Center,
Lot 26 Resubdivision - Final Plat
Commissioners present: Vice Chairman Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Mr. Charlette
Ms. Genell
Mr. Samuels
Commissioners absent: Chairman Silbernik
Also present: Mr. Edward Weiner, The Concrete Doctor
Mr. Ron Bartelstein, The Concrete Doctor
Mr. Donald E. Manhard, Jr. , Donald Manhard
Associates, Inc.
Mr. John Alschuler, Architect
Mr. Bruce Lavine, RREEF
Ms. Kathy A. Webster, Windbrooke Apartments
Mr. Lawrence Basil, Basil Associates, Inc.
Ms. Sharon E. Blaney, Basil Associates,
Inc.
Mr. Ken Vanselow, North Shore Gas
Mr. Russell Stegman, North Shore Gas
Mr. John J. Lawlor, Sonnenschein Nath &
Rosenthal
Mr. Jeff Braiman, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 1
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
Mr. Dominic J. Saviano, Jr. , Deputy Fire
Marshall
APPROVAL OF MINUTES
Moved by Commissioner Rhodes, seconded by Commissioner Charlette to
approve the minutes of the Special Meeting of January 8, 1992 . The
minutes were unanimously approved.
COMMITTEE AND LIAISON REPORTS
Commissioner Genell reported on the Village Board Meeting of
February 3 , 1992 and stated the main topics of discussion were as
follows:
1. Approval of the Winchester Estates Townhomes annexation
agreement.
2 . Approval of a revision to Title 19 of the Municipal Code
increasing the land value used in computing developers' park
and school contributions from $50, 000 to $75, 000 per acre.
3 . Approval of the Channel 6 block purchase contract concerning
the televising of Village meetings.
Trustee Braiman also noted that the Jewel supermarket will be
expanding in the Grove Shopping Center and that the Wag's
restaurant will be remodeled. The unbuilt outlot will be
eliminated and the first right turn entrance to the parking lot off
of Route 83 will be closed off providing safer access and more
parking.
Mr. Pfeil noted that the Grove shopping center will meet Village
standards for parking including the restaurant use, and the Village
traffic consultant has some suggestions for restriping the parking
lot.
DEPOT PLACE DEVELOPMENT (CONCRETE DOCTOR) , WEILAND ROAD ADJACENT
TO ABBOTT BUSINESS CENTER - ANNEXATION WITH INDUSTRIAL ZONING AND
PRELIMINARY PLAN
Moved by Commissioner Rosenston, seconded by Commissioner Samuels
that the Plan Commission recommend approval of the petition to the
Village of Buffalo Grove for annexation with Industrial zoning and
approval of a Preliminary Plan with the following variations:
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 2
DEVELOPMENT ORDINANCE - Section 16.50. 040.C. 3 . (to waive the
requirement for underdrains in the stormwater detention basins) and
Section 16.50. 040.D. (to allow the building setback from the high
water level of the detention basin to be reduced from 25 feet to 10
feet) subject to:
1. Reconfiguration or elimination of the parking spaces which
encroach on the required front yard landscaped setback.
2 . Resolution of issues concerning the extension of the loop
road adjacent to the site including an adequate turnaround at
the end of the road, with the understanding that it is the
Plan Commission's recommendation that the Depot Place site
have two access points to the road.
3 . Placement of handicapped parking at locations in front of the
building so that each section of the building will have
adequate access to the spaces.
4 . Compliance with the Village Engineer's recommendations that
the storm sewer be extended to the north parking area to
eliminate drainage from the parking lot draining over the
surface of the detention area.
Commissioner Genell asked if the proposed stormwater plan would be
in compliance with the new Lake County Stormwater Management
Ordinance which would soon be passed.
Mr. Manhard stated that if the Lake County ordinance is approved in
February, there will be a four month period before it becomes
effective. Developments approved before the ordinance becomes
effective do not have to meet all the new standards. The Depot
Place stormwater plan does not meet all the requirements of the
proposed Lake County ordinance.
Commissioner Samuels emphasized that the Commission's
recommendation for approval of the site plan is subject to the loop
road being built to the north end of the Depot Place site.
Commissioner Rosenston said the Commission's intent is that Abbott
Court should be extended to the north end of the Depot Place site
with a cul-de-sac or some other acceptable type of turnaround to be
provided. He said that Abbott Contractors and Mr. Weiner need to
get together to resolve the stormwater basin issue.
Vice Chairman Goldspiel called for a vote on the motion and the
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 3
vote was as follows:
AYES: Goldspiel, Krug, Rosenston, Charlette, Samuels
NAYES: Rhodes, Howard, Genell
ABSTAIN: None
ABSENT: Silbernik
The motion passed 5 to 3.
Vice Chairman Goldspiel commented that this area is difficult to
develop because of the multiple property ownerships and the Village
should not allow parcels to become landlocked. He said the proposed
site plan, with the recommended revisions, supports the Village's
planning for the loop road to serve all properties in the area.
WINDBROOKE APARTMENTS, BUSCH PARKWAY - P.U.D. AMENDMENT FOR
DETACHED GARAGES -- WORKSHOP #2
Mr. Lawrence Basil, of Basil Associates, Inc. , presented a revised
site plan for the proposed detached garages noting that the
revisions had been made based on input from the Commissioners at
the last workshop meeting as well as the results of the survey
of Windbrooke residents that had been conducted. He noted that the
revised plan decreases the number of garage structures from eight
to seven, and the size of several of the structures has been
reduced. The total number of garage parking spaces has been
reduced from 85 to 48 spaces. Therefore, the need for a variation
on the total number of parking spaces for the site has been
eliminated. Mr. Basil further noted that the exterior of the
garages would contain raised panel doors and that additional
landscaping would be done around the garage structures.
Mr. Basil stated that the information submitted to the Plan
Commission includes a survey of other apartment. developments that
offer enclosed garages, and this type of parking is an amenity that
residents are willing to pay for.
Commissioner Rhodes asked Mr. Basil to address the Fire
Department's memo dated February 4, 1992.
Mr. Basil stated that the developer and Fire Department have
conflicting goals concerning enclosed parking. He said the manager
of the apartments needs to be able to see into the garages to
determine what is being stored. In terms of policing the garages,
it would be preferable to have a chain link fence separating garage
bays which would allow management to see through side windows and
monitor inside activity. He noted that the Fire Department wants
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 4
some type of solid, fire-rated material separating the garage bays,
and this would make checking of the garages more difficult for the
manager. He suggested that maybe a partial partition could be used
to address the Fire Department's concerns.
Commissioner Rosenston inquired how other apartment complexes in
the survey are handling this problem.
Mr. Basil noted that the problem is handled in various ways.
Commissioner Rhodes stated he would like to hear Mr. Saviano's
comments.
Mr. Saviano stated that the Fire Department is interested in
containing any potential fire within one bay if possible. He also
noted that the Fire Department would inspect the garages yearly and
would ensure that proper housekeeping was being maintained.
However, it would be up to management to maintain proper
housekeeping throughout the year. Mr. Saviano further noted that
car fires cause a tremendous amount of damage and therefore the
Fire Department would like to see the bays separated by at least a
minimum fire rated wall.
Commissioner Rosenston noted that the use of wallboard would not do
much to contain a fire that started from a ruptured gas tank.
Mr. Saviano stated that the Fire Department wants a six-inch curb
between the bays. He stated that the Village's fire protection
system is rated by ISO and the Village now has a high rating that
the Fire Department wants to maintain.
Commissioner Rosenston asked if the proposed plan could have a
negative impact on the Village concerning the ISO rating.
Mr. Saviano stated that this could adversely impact the Village.
Commissioner Howard noted that inspecting a nine bay garage
structure from a side window would not allow management to really
see what is being stored in the middle of the garage structure.
Mr. Basil stated that the longest garage structure is ninety feet
and that the side windows would be the best viewpoint to see
objects stored in front of the door which is where most items would
have to be stored in any case.
Mr. Lavine of RREEF stated that they would provide stickers for the
cars in the garages and if they are found parked in spaces other
than the garage, the resident would be told to comply with the
Buffalo Grove Plan Comm-Regular g Meeting-February Februar
g y 5, 1992-Page 5
lease requiring the car to be parked only in the garage. This
would assure that no parking spaces would be lost.
Mr. Basil noted that the survey of various apartment complexes in
neighboring areas indicates that 50 percent or more of the total
parking spaces are in garages. The Windbrooke garage plan would
have only 20 percent of the spaces in garages.
Commissioner Samuels commented that this information doesn't
indicate if there is surplus parking at these other apartment
complexes.
Vice-Chairman Goldspiel noted that the Windbrooke tenant survey
shows that there are parking problems a significant amount of the
time.
Mr. Basil stated that each person has their own perception of what
a parking problem may be and that this may not actually indicate a
land use parking problem.
Commissioner Rhodes stated he is pleased that the number of garage
structures has been reduced from the old plan but noted that the
concerns of the Fire Department must be addressed.
Commissioner Charlette asked for comments on Mr. Kuenkler's memo
regarding setbacks from existing utilities.
Mr. Basil stated that they would maintain adequate setbacks from
utility easements.
Commissioner Charlette noted that in his opinion this area is far
too crowded to accommodate the garage structures. He also noted
his support of the Fire Department requirements and stated that if
the garages are to be built, they should all be built at one time.
Mr. Basil stated that it would be possible to build all the garages
at one time now that the number of garages has been reduced to 48.
Commissioner Howard stated that she is in full agreement with the
Fire Department request for bay partitions.
Commissioner Samuels stated that he would not approve any plan that
does not conform to Fire Department standards for partitioning
between stalls. He further stated that it would be up to
Windbrooke management to enforce garage rules concerning the
monitoring of storage. He noted, however, concerns regarding the
parking situation. Thirty nine percent of the tenants had
responded stating that there are problems with parking. He noted
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 6
that the proposed plan would reduce total parking by six spaces.
Commissioner Samuels stated he would like to see more evidence of a
real need for these garages.
Mr. Lavine stated that the survey conducted at Windbrooke probably
had a high response rate from people who believe they have parking
problems and that despite this response, 81 percent of the tenants
indicated that they have no problems with guest parking. He said
some of the problems appear to be specific to certain cul-de-sacs,
and perhaps a guest parking area could be designated.
Commissioner Rosenston noted his appreciation that the plan had
been reduced to 48 garages but stated that the site would still
have some parking problems at certain locations. He further stated
that he is adamant on the Fire Department request for proper
partitioning. He said he agrees that the responses to the resident
survey are somewhat skewed to people who have parking problems. He
said that if the plan is approved, he would like to see all the
structures built at one time.
Commissioner Genell inquired if the structures as presented would
comply with Village codes.
Mr. Basil stated that the units do comply with the Village's
building code.
Commissioner Krug asked how many apartment complexes in the
comparison survey were built with garages and how many had the
garages built after construction of the apartments.
Ms. Kathy Webster stated that only one garage development was built
after the fact.
Commissioner Krug also noted his insistence that garage bays be
separated to comply with the Fire Department's recommendation.
Commissioner Charlette noted that any kind of handicapped parking
facility in the garages would further cut down the number of
available parking spaces.
Mr. Basil noted that there are three locations where the necessary
extra width for handicapped parking can be provided. He further
noted that the new ADA law only requires them to provide two
handicapped spaces.
Mr. Lavine noted that the garages are not subject to the new ADA
law at the present time.
Commissioner Goldspiel inquired what the wallboard partitions would
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 7
accomplish concerning fire protection.
Mr. Saviano stated that the wallboard partitions contain a fire
within the bay.
Commissioner Goldspiel commented that the photos of house fires
shown by Mr. Saviano indicate that serious damage can occur even if
a garage is separated from the house by a drywall partition.
Mr. Saviano stated that the fire would go up instead of spreading
out in width and would be contained for a period of time by the
wallboard. He noted that the Fire Department is trying to provide
at least some containment by recommending this type of partition.
Commissioner Goldspiel noted his concern with the proposed plan in
regard to the line of sight from the circulation road. He stated
that for traffic visibility and aesthetic appearance the Village
uses a minimum setback of 25 feet for structures adjacent to
streets. He said the proposed plan does not provide adequate
setbacks from the street in some locations.
Mr. Basil noted that this is a private street that is a dead-end,
so the 15 foot setback proposed in some locations would be
sufficient.
Commissioner Genell inquired if a sprinkler system for the garages
would be agreeable to the Fire Department.
Mr. Saviano stated that the Fire Department would be very happy
with a sprinkler system but this would probably not be feasible.
Mr. Basil noted that the garages are unheated and that sprinkler
systems require annual or semi-annual inspections.
Trustee Braiman noted that if the main concern is security, then a
window panel on each garage door might be the answer to the
problem.
Commissioner Samuels noted that the plan shows dumpsters next to
some of the garages.
Mr. Basil stated that the trash enclosures would be separated from
the garages.
Vice Chairman Goldspiel called for a polling on the proposed plan
as to whether the plan should go to public hearing or come back for
another workshop and the results were as follows:
PUBLIC HEARING: Krug, Rhodes, Howard, Rosenston, Charlette,
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 8
1
Genell, Samuels, Goldspiel
WORKSHOP: None
The Plan Commissioner requested that the following items be
addressed for the public hearing:
1. Representation by the developer concerning his intent to comply
with the Fire Department's recommendations for a fire rated
separation between garage bays and curbing between the bays;
2 . Installation of window panels in each garage door;
3 . Address line of sight issue;
4 . Complete the survey of Windbrooke residents concerning the
demand for enclosed garages and current parking problems the
site; provide an analysis of the survey information;
5. Notice is to be given to each resident of Windbrooke concerning
the public hearing;
6. Clarify the construction schedule for construction of the garage
structures;
7. Indicate if a visitor parking area will be provided.
CHEVY CHASE BUSINESS PARK WEST, RESUBDIVISION NO. 2 -
FINAL PLAN
Mr. John Lawlor stated that North Shore Gas is requesting approval
of a plat for a two acre Lot 2 to be split from existing Lot 1 in
the Chevy Chase West Business Park. He noted that North Shore Gas
proposes to build a pressure regulating facility for its pipeline.
Mr. Ken Vanselow of North Shore Gas stated that this facility would
allow North Shore Gas to supply gas from Elk Grove Village to some
areas of Buffalo Grove and points north.
Vice Chairman Goldspiel inquired what this facility would look
like.
Mr. Vanselow stated that the majority of the facility would be
underground with just a couple of small structures.
Vice Chairman Goldspiel inquired how workmen would access the
facility to provide maintenance as this facility is entirely
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 9
landlocked.
Mr. Lawlor stated that they would have an access easement from
Hamilton Partners to cross the adjoining lot. This would require
some kind of roadway for which they do not, as yet, have
specifications.
Vice Chairman Goldspiel inquired about the heating facility.
Mr. Vanselow stated that the heating facility is made up of eight
to ten foot cylinders of glyco coils that heat the gas which runs
through them.
Vice Chairman Goldspiel inquired what would happen to the
surrounding prairie with all this activity.
Mr. Stegman stated he had met with people involved with
preservation of the prairie and the proposed North Shore Gas
facility would not affect or harm the prairie in any way.
Vice Chairman Goldspiel asked Mr. Kuenkler if he is satisfied that
this facility could be constructed without damage to the prairie.
Mr. Kuenkler stated affirmatively that construction of this
facility would not harm the prairie.
Vice Chairman Goldspiel inquired if any special use is necessary.
Mr. Pfeil stated that this type of utility is a permitted use in
the Industrial District.
Moved by Commissioner Rhodes, seconded by Commissioner Howard, to
recommend approval the Final Plat of the Chevy Chase Business Park
West, Resubdivision No. 2 .
Vice Chairman Goldspiel called for a vote on the motion and the
vote was as follows:
AYES: Krug, Rhodes, Howard, Rosenston, Charlette, Genell,
Samuels, Goldspiel
NAYES: None
ABSTAIN: None
ABSENT: Silbernik
The motion passed 8 to 0.
BUFFALO GROVE COMMERCE CENTER, LOT 26 RESUBDIVISION - FINAL PLAT
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 10
Moved by Commissioner Rhodes, seconded by Commissioner Howard to
recommend approval of Lot 26 Resubdivision dated January 23, 1992 .
Mr. Pfeil noted that the Zoning Board of Appeals has granted a
variation concerning the width of one of the proposed lots.
Vice Chairman Goldspiel called for a vote on the motion, and the
vote was as follows:
AYES: Krug, Rhodes, Howard, Rosenston, Charlette, Genell,
Samuels, Goldspiel
NAYES: None
ABSTAIN: None
ABSENT: Chairman Silbernik
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Vice Chairman Goldspiel noted the public hearings set for the
Comprehensive Plan are scheduled for February 19, 24, and 26,
1992.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Samuels
to adjourn. The motion carried unanimously, and Vice Chairman
Goldspiel adjourned the meeting at 11:45 p.m.
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 11
Respectful submitted
Fay Rubin, Re ording Secretary
APP OVED BY:
j'YOAApal
STEP EN GOLDSPIEL, Vice Chairman
III
Buffalo Grove Plan Comm-Regular Meeting-February 5, 1992-Page 12
it