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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