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1998-09-16 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION September 16, 1998 Buffalo Grove Metra North Central commuter rail facility, East of Commerce Court,Annexation with Industrial zoning and approval of a Special Use and Preliminary Plan for expansion of the parking lot 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 to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: Mr. Krug Also present: Mr. Bob Hanson, Daniel Creaney Company Mr. Lee Szymborski, Assistant Village Manager Mr. William Raysa, Village Attorney Mr. Brian Rubin, Village Trustee Mr. Biederwolf, Assistant Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Buffalo Grove Metra Station Parking Lot Expansion Plan dated March 23, 1998 `.J Exhibit B: Grading and Drainage Concept Plan dated September 2, 1998 Mr. Szymborski stated the Village is seeking annexation with zoning in the Industrial District and approval of a Special Use and Preliminary Plan. He stated the project will be consisting of Buffalo Grove Plan Commission-Public Hearing-September 16, 1998-Page 1 II approximately 2-acres which expands the current Metra parking lot on the Commonwealth Edison right-of-way. The same features as the present lot such as lighting and stall numbering will be instituted. The new parking lot expansion will feature 211 new parking spaces. He stated 130 spaces will definitely be constructed and depending on funding availability, all 211 spaces may be constructed. The balance of the project consists of approximately 1-acre to be set aside for stormwater detention. Mr. Szymborski stated they have been able to secure a grant from the State of Illinois and they will therefore reconfigure the intersection at Commerce Court to provide for two dual left turn lanes. That will occur in the 1999 construction season. The current traffic signal at that intersection will work with the dual left turn lanes. Mr. Szymborski stated he has also conferred with the Police and Fire Departments regarding emergency access from the south. Both departments reviewed the plans and neither one raised any concerns nor did they believe it would be necessary. Basically they are satisfied with the points of access as they currently exist. A minor change to the plan includes the addition of a 400 foot warming shelter to be located halfway between the depot and the north wind break which will accommodate passenger overflow at the depot. Mr. Szymborski stated he believes this project meets all of the special use criteria as outlined in his memo which states: 1. It will serve the public convenience; 2. It will be in harmony with the orderly development of the district, especially since the project replicates and enhances the present development; 3. It will not be injurious to surrounding property nor diminish property valuations; 4. It will not impede the use of adjacent land or buildings; 5. It will provide for adequate utilities, access roads and drainage; 6. The nature of the project itself will eliminate traffic hazards and minimize congestion. Mr. Szymborski stated 1-acre of the property is needed for stormwater detention which cannot be accommodated in the present ponds. He noted they are in the process of negotiating with two property owners to acquire the necessary land for the detention. Mr. Hanson stated the existingdrainage has a southerlyflow down the Come Ed right-of-way to g Buffalo Grove Plan Commission-Public Hearing-September 16, 1998-Page 2 an existing ditch at the southern end. It then turns and goes another 50 feet to a 36 inch pipe which goes under the railroad track. The same drainage pattern will be continued and the proposed parking lot will collect the water and discharge it into the detention basin and then out through a restricted outlet into the same ditch that collects the water now. Detention is provided per village standards and per the Lake County Stormwater Management Commission. Commissioner Samuels asked why it is not feasible to have the two detention areas combined. Mr. Hanson stated it is a hydraulic issue. The existing detention basins were created for the other development. The normal water in these detention areas were lowered originally to provide detention for the initial parking lot. The ground elevation around the proposed parking lot is at a much lower elevation even than the water in the existing ponds so that they would be unable to store additional water. The existing ponds function as a separate release system and discharge to the north whereas the new detention area will discharge to the south. Mr. Hanson noted that the high water level in the detention basin is elevation 663.7' . The normal water level in the existing detention area is 663.75' . The ground in general at the proposed parking lot site is lower. The rims for detention of the proposed will be around 664' and the pavement is about 665' . The pavement is only about a foot higher than what exists in the present detention area. He stated that based on the relative elevations and hydraulics it is not feasible to connect the proposed detention facility into the existing ponds. Chairman Goldspiel asked if the basin will be dry. Mr. Hanson stated yes. Chairman Goldspiel asked how the basin will work if the capacity of the basin is exceeded. Mr. Hanson stated there is a slight berm between the residence and the property now. He stated they will maintain the berm and actually increased the height somewhat. If the pond should overflow it will do so over the bikepath. A portion of that path will be reconstructed at a slightly lower elevation to force the water across the bikepath and into the Come Ed right-of-way. Then they will cut a gentle channel down to overflow on the opposite side of Raphael Avenue so that there is no chance that this water would inundate the existing residence. Chairman Goldspiel asked if there would be any damage to the bikepath from the overflow. Mr. Hanson stated it will not affect the bikepath. He noted they may have some rip rap on either side of the bikepath to dissipate some of the energy of the water. He also stated they may go with a slightly heavier pavement section on the bikepath to make sure it will have a longer life. Commissioner Trilling asked what the existing sanitary sewer line running through the middle of the parking lot services. Buffalo Grove Plan Commission-Public Hearing-September 16, 1998-Page 3 Mr. Hanson stated it is actually part of the Lake Zurich sanitary sewer and does not really serve anything. Mr. Pfeil stated it flows to the Pekara sewage treatment plant. Commissioner Trilling asked if any modifications to the depth of that sewer or the manholes are needed. �./ Mr. Hanson stated they may have to make some adjustments to the elevation of the manholes. Chairman Goldspiel asked if there is a need for any vacation in connection with this project. Mr. Raysa stated yes. He noted the drainage and grading concept plan does not show the underlying allotting. It does show Raphael Avenue going northerly but that is a dedicated right- of-way and it continues all the way up the Come Ed right-of-way. There is also an east/west street called Frank Avenue. It will be necessary to vacate Frank Avenue once the property is annexed. Chairman Goldspiel asked if that is not something that needs to be done now. Mr. Raysa stated that was correct. He further stated he does not want to vacate now as it is necessary to first acquire ownership of the two adjacent lots so that when they vacate,the Village owns the vacated Frank Avenue also. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 7:55 p.m. Respectfully submitt Fay ubin, eco ing Secretary APPROVED BY: A STEP EN GOLDSPIEL, Chairman Buffalo Grove Plan Commission-Public Hearing-September 16, 1998-Page 4 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION September 16, 1998 Buffalo Grove Metra North Central commuter rail facility, East of Commerce Court,Annexation with Industrial zoning and approval of a Special Use and Preliminary Plan for expansion of the parking lot Equilon (Shell Oil Company)/McDonald's 1st Subdivision in Buffalo Grove- Final Plat Chairman Goldspiel called the meeting to order at 7:55 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, lllinois. Commissioners present: Chairman Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent; Mr. Krug Also present: Mr. Bob Hanson, Daniel Creaney Company Mr. Lee Szymborski, Assistant Village Manager Mr. William Raysa, Village Attorney Mr. Brian Rubin, Village Trustee Mr. Mark Biederwolf, Assistant Village Engineer Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Moons, seconded by Commissioner Howard to approve the minutes of the regular meeting of August 5, 1998. Commissioner Moons noted typographical errors on page 2. Commissioner Trilling noted a correction of a date on page 2 and typographical error on page 3. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioner Viehman abstaining. Buffalo Grove Plan Commission-Regular Meeting-September 16, 1998-Page 1 COMMITTEE AND LIAISON REPORT Commissioner Samuels stated he attended the Village Board meeting on September 14, 1998 wherein the following items were discussed: 1. Annexation of Walsh property continued again as there were not enough trustees present to approve an annexation agreement. 2. Town Center Burger King project continued to a future date. 3. Agreement between the Village of Buffalo Grove, Park District and Rotary Club concerning a proposed Illinois Route 83 bikeway overpass at Farrington Drive was pulled and referred to the Plan Commission for review without a public hearing. 4. Approval of an agreement with Lake County relating to the improvement of the intersection at Weiland Road and Pauline Avenue. This includes adding a left turn lane to northbound Weiland at Pauline. The one way street direction of eastbound Pauline will be reversed and it will become westbound only. They will also be installing a traffic signal. 5. Referral to the Plan Commission of the Long Grove Confectionery for an expansion of their manufacturing facility and also an expansion of their resale shop from 500 square feet to 2800 square feet. BUFFALO GROVE METRA NORTH CENTRAL COMMUTER RAIL FACILITY. EAST OF COMMERCE COURT.ANNEXATION WITH INDUSTRIAL ZONING AND APPROVAL OF A SPECIAL USE AND PRELIMINARY PLAN FOR EXPANSION OF THE PARKING LOT Moved by Commissioner Samuels, seconded by Commission Berman to recommend approval by the Village board of a petition for approval of a Special Use and Preliminary Plan for a commuter parking lot expansion and stormwater detention area. The Preliminary Plan proposes approximately 200 additional parking spaces and a stormwater detention facility south of the existing parking lot at the Village of Buffalo Grove's Metra North Central commuter rail facility at Commerce Court south of Deerfield Parkway pursuant to the presentation, exhibits and testimony presented. Commissioner Samuels stated he believes the applicant has shown the necessary requirements for approval of a Special Use. He noted the use will be harmonious with the existing uses,will be beneficial and not detrimental to anyone in the immediate vicinity,will facilitate the public benefit and there being no objections, it appears the engineering issues have been dealt with adequately. Therefore he will support the motion. Buffalo Grove Plan Commission-Regular Meeting-September 16, 1998-Page 2 Chairman Goldspiel stated this project is in accordance with the plan that was previously approved. He noted this project was anticipated eventually but the success of the rail service has made this project a necessity in a shorter time. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Howard, Samuels, Berman,Trilling,Ottenheimer,Moons,Viehman, Goldspiel NAYES: None ABSTAIN: None ABSENT: Krug The motion passed 8 to 0. EQUILON(SHELL OIL COMPANY)/MC DONALD'S 1ST SUBDIVISION IN BUFFALO GROVE -FINAL PLAT Moved by Commissioner Samuels, seconded by Commissioner Moons to recommend approval of the Final Plat of 1st Subdivision dated September 4, 1998 by Marchese and Sons, Inc. (2 pages). Chairman Goldspiel asked if staff has reviewed the plat. Mr. Pfeil stated the plat has been reviewed and complies with the approved plans. He further stated the Village Engineer has reviewed the plat for conformance with the plat requirements. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Howard, Berman, Trilling, Ottenheimer,Moons,Viehman, Goldspiel NAYES: None ABSTAIN: Samuels ABSENT: Krug The motion passed 7 to 0. Chairman Goldspiel noted there is a 25 foot building line on the plat and wondered if this was sufficient on major streets. Mr. Pfeil stated that is the minimum in the B-3 District, however,the approved plan provides a much greater building setback than the 25-foot minimum standard. Buffalo Grove Plan Commission-Regular Meeting-September 16, 1998-Page 3 Chairman Goldspiel noted several iLt-mbers of the Plan Con izsiev.w re.p7sent at the dedication of the Buffalo Grove lccomotive at the Village's North Ceara! commuter station. He noted that in discussions with Metra officials it has been noted that finding for double- tracking the Wisconsin Central line is not assured at this time. FUTURE AGENDA SCHEDULE Mr. Pfeil stated there will be a special meeting on September 23, 1998. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Ottenheimer and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 8:15 p.m. Respectfully submitted, Fa/Rubin, e, rding Secretary APPROVED BY: A STEP N GOLDSPIEL, hairman Buffalo Grove Plan Commission-Regular Meeting-September 16, 1998-Page 4