1998-03-04 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
March 4, 1998
The Missner Group-Multi-tenant industrial building,
Missner/Hastings Subdivision,
Hastings Drive north of Chevy Chase Business Park-West
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
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: Mr. Berman
Also present: Mr. Lawrence M. Freedman,Ash, Anos, Freedman& Logan
Mr. Lawrence Much,Hfinan Shaffer Associates, Inc.
Mr. Fritz Duda,Jr.,Hiffman Shaffer Associates, Inc.
Mr. Randall Bees,Dobrin Associates, Ltd.
Ms. Frances Fazio,Manhard Consulting Ltd.
Mr. Barry Missner,The Missner Group
Mr. William Raysa,Village Trustee
Mr. Richard Kuenider, Village Engineer
Mr. Robert Pfeil,Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Multi-tenant Industrial Site Plan dated January 21, 1998 and February 25, 1998
Exhibit 2: Preliminary Engineering Plan dated February 25, 1998
Buffalo Grove Plan Commission-Public Hearing-March 4, 1998-Page 1
Mr. Freedman stated he represents Missner/Hastings LLC who has become the owner of this
property. He stated the original site plan was designed when there was a user for the site.
Subsequently,there was no user and ultimately the plan was processed without a particular use.
When the original plan contemplated a particular user,the plan contained a building which has
now been modified and shown directly at the water line without a setback. He stated they
misinterpreted the Development Ordinance and thought that the building wall itself could be
used as a retaining wall adjoining the stormwater detention facility. Subsequent to the project
being approved for annexation and rezoning, and after committing to construct the building,they
discovered that the proposed design does not comply with the Development Ordinance. In order
to fully comply with the ordinance and maintain a full 25 foot setback would require them to
eliminate 5,000 square feet of area. That also has an effect on the rest of the plan which would
require them to eliminate another 2,000 square feet where the loading docks are located in order
to accommodate sufficient docks. An alternative which will allow them in essence to build the
identical building in the same location would be to create a retaining wall separate from the
building at a 10 foot setback. This would be in keeping with what is permitted under the County
stormwater ordinance, although the Village ordinance requires 25 feet.
Mr. Freedman stated it is their belief that this would be good engineering practice and would not
create a problem from an engineering standpoint and would allow them to fulfill their contract
and build the building.
Commissioner Samuels stated the slope between the detention and retaining wall appears to be
unmaintainable and dangerous and it would seem to be better to just let the building be the
retaining wall.
Mr. Kuenkler stated the section is somewhat exaggerated in the vertical section,but he also did
not feel the retaining wall would accomplish anything more than the building wall could in and
of itself. The slope at 10 feet would be 4:1 which is standard,however,having no retaining wall
would be just as efficient.
Commissioner Samuels agreed he would prefer the wall of the building without the construction
of a retaining wall.
Commissioner Viehman stated there appears to be either a walkwayor somethingbetween the
PP
building and the retaining wall.
Ms. Fazio stated there is only grass from the building to 10 feet away and then the wall begins.
Commissioner Krug stated he concurs with Commissioner Samuels and would prefer to have the
building wall only used as the retaining wall as this would reduce the possibility of accidents
occurring. He asked if the parking spaces on the south would be paved.
Ms. Fazio stated it is an existing aggregate drive which gives access to the tower. There will be
Buffalo Grove Plan Commission-Public Hearing-March 4, 1998-Page 2
access through the parking lot to the tower and will all be paved.
Commissioner Krug noted Mr. Kuenlder's suggestion to adjust the curb location on the north
side where the bikepath is located.
Mr. Freedman stated they are aware of that suggestion and will work with Mr. Kuenkler to find
some way to make that adjustment.
\./ Commissioner Ottenheimer asked if it would be difficult to maintain grass between the building
and the retaining wall and if so, it may be best to use some other kind of material there.
i I
Mr. Freedman stated they felt grass would work fine on a 4:1 slope. If the Village requested
some other material,they would consider that.
Commissioner Ottenheimer stated he is concerned with both the looks of that area and the safety
of the area.
Mx. Fazio stated this detention basin and 4:1 slopes are designed as all detention basins are
designed in Buffalo Grove. It is a maintainable slope to mow and it is open to people as all
detention basins in the Village are. There will not be much foot traffic there,but some kind of
barrier can be erected if requested by the Village.
Commissioner Ottenheimer concurred with Commissioner Samuels' on the use of the building
wall as the retaining wall.
Commissioner Trilling asked if there are any Fire Department requirements for access around the
perimeter and slopes around the building.
Mr. Kuenkler stated the Fire Department would always like access around all sides, but it is not
unusual to have a building served by three sides.
Commissioner Trilling asked if the pond actually goes deeper than 646.5.
Ms. Fazio stated yes. She noted this pond was previously approved.
Chairman Goldspiel asked if there is anything in this plan which might have any effect on the
historic prairie nearby.
Ms. Fazio stated they are not asking for any revision to the east or the south of the pond and there
would be no effect on the prairie.
Commissioner Moons asked if the pond will be aerated.
Buffalo Grove Plan Commission-Public Hearing-March 4, 1998-Page 3
Ms. Fazio stated no.
Mr. Freedman noted the pond has already by approved and built.
Commissioner Trilling asked if there would be any kind of basement in the structure.
Ms. Fazio stated no.
Commissioner Krug asked if the parking areas would be properly drained.
Ms. Fazio stated the parking areas will be drained to curb inlets which will connect to the
stormsewer off the parking lot.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 8:00 p.m.
Respec fully submi d,
Fay ubin, ec rding Secretary
APPROVED BY:
r/(7
P EN GOLDSPIEL, Chauman
Buffalo Grove Plan Commission-Public Hearing-March 4, 1998-Page 4
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
March 4, 1998
Proposed Industrial Building,Missner/Hastings Subdivision,
Hastings Drive north of Chevy Chase Business Park-West
Variation of Development Ordinance concerning building
setback(ground elevation above high water level) adjacent
to a stormwater detention facility
Chairman Goldspiel called the meeting to order at 8:00 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Trilling
Mr. Ottenheimer
Mr. Moons
Mr. Viehman
Commissioners absent: Mr. Berman
Also present: Mr. Lawrence M. Freedman, Ash,Anos,Freedman& Logan
Mr. Lawrence Much, Hiffman Shaffer Associates,Inc.
Mr. Fritz Duda,Jr.,Hiffman Shaffer Associates, Inc.
Mr. Randall Bees, Dobrin Associates,Ltd.
Ms. Frances Fazio,Manhard Consulting Ltd.
Mr. Barry Missner, The Missner Group
Mr. William Reid, Village Trustee
Mr. William Raysa,Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Krug to approve the minutes of
the public hearing and regular minutes of February 4, 1998. Chairman Goldspiel noted
typographical errors on pages 17 and 19 of the public hearing. All Commissioners were in favor
of the amended motion and the motion passed unanimously with Commissioners Moons
Buffalo Grove Plan Commission-Regular Meeting-March 4, 1998-Page 1
abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Moons reported that he did not attend the Village Board meeting on March 2,
1998 as the only item on the agenda was review of the Village budget. He noted that the
annexation hearing concerning the Shell/McDonald's development at Arlington Heights Road/
IL Route 83 was continued to March 23, 1998.
PROPOSED INDUSTRIAL BUILDING. MISSNER/HASTINGS SUBDIVISION. HASTINGS
DRIVE NORTH OF CHEVY CHASE BUSINESS PARK-WEST--VARIATION OF
DEVELOPMENT ORDINANCE CONCERNING BUILDING SETBACK(GROUND
ELEVATION ABOVE HIGH WATER LEVEL)ADJACENT TO A STORMWATER
DETENTION FACILITY
Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer,to recommend to
the Village Board approval of the petition for the following variation to the Village's
DEVELOPMENT ORDINANCE- Section 16.50.040.D(to reduce the minimum distance of the
elevation of the ground immediately surrounding the proposed building adjacent to a stormwater
detention basin from twenty-five (25) feet to zero(0)feet), for the purpose of constructing an
office/warehouse building with a floor area of 68,735 square feet on proposed Lot 2 of the
Missner/Hastings Subdivision,pursuant to the testimony and exhibits presented at the public
hearing and with an adjustment of the curb on the north side of the property in order to prevent
an overhang onto the bikepath easement.
Chairman Goldspiel noted Commissioner Samuels is moving to allow the water right up to the
building without the two foot wall.
Chairman Samuels stated that was correct.
Commissioner Samuels stated he sees nothing improper in the petition. He stated the adjustment
to the detention, in accordance with the Village Engineer's comments and recommendations, is
actually a favorable thing to do. He stated this is the right project in the right location.
Commissioner Trilling concurred that this is the right location for the requested variation, and
he would not look favorably at this type of variation at other locations. The subject site is an
appropriate location since the Wisconsin Central railroad tracks abut the property on the east,the
detention area has limited visibility and there will be very little pedestrian traffic near the
detention facility.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
Buffalo Grove Plan Commission-Regular Meeting-March 4, 1998-Page 2
AYES: Krug, Howard, Samuels, Trilling, Ottenheimer, Moons,Viehman, Goldspiel
NAYES: None
ABSENT: Berman
ABSTAIN: None
The motion passed 8 to 0.
MISSNER/HASTINGS SUBDIVISION--FINAL PLAT OF SUBDIVISION
Moved by Commissioner Samuels, seconded by Commissioner Krug to recommend approval to
the Village Board of the Final Plat of Subdivision as presented.
Commissioner Krug asked if the easement for the stormwater detention lines up with the edge of
the building.
Ms. Fazio stated yes.
Commissioner Krug asked if the final plat has been reviewed and is in conformance.
Mr. Kuenider stated yes.
Chairman Goldspiel asked why the stormwater detention is an easement.
Ms. Fazio stated the detention is an easement because it is detention for the entire subdivision but
is located on lot 2 so an easement gives rights to lot 1.
Chairman Goldspiel noted there are a couple of places on the north side which indicate there is a
10 foot public sidewalk and bikepath easement and 10 foot easement for public utilities and
drainage. He noted the Village usually tries to keep the utility easements out from under the
pavement.
Mr. Kuenkler stated the Development Ordinance does require the easement to be provided
around the boundary and same is desirable. He noted the public utility easement can be
eliminated,particularly if it will not be used, as is probably the case here. If another utility were
to need some area there, a 10 foot public utility easement could be created immediately adjacent
and south of the bikepath easement. He stated he would recommend that the public utility and
drainage easement be eliminated so that it is in the same location as the bikepath.
Commissioner Trilling asked for clarification on the site plan which indicates a 10 foot 6 inch
paved jogging path which is shown not on the property line.
Ms. Fazio stated the path will be 8 feet wide but will be contained in a 10 foot easement. The
other 6 inches is achieved by the easement and the face of the curb. The bikepath will be 2 feet
Buffalo Grove Plan Commission-Regular Meeting-March 4, 1998-Page 3
off of the property line and then adjacent to the curb.
Chairman Goldspiel noted the curb will be moved south in accordance with Mr. Kuenkler's
recommendation and the motion will be subject to resolution of this adjustment.
The Commission agreed to keep the public utility and drainage easement on the north side.
Chairman Goldspiel asked that the petitioner notify the Village if someone wants to dig there so
�./ that the Village could try to convince them to put utilities on the other easement so that the
ordinance can be met without tearing anything up.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug,Howard, Trilling, Ottenheimer,Moons,Viehman, Goldspiel
NAYES: None
ABSTAIN: Samuels
III ABSENT: Berman
The motion passed 7 to 0.
I LONG GROVE CONFECTIONERY SUBDIVISION-- FINAL PLAT OF SUBDIVISION
Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend approval
to the Village Board of the Long Grove Confectionery Plat of Subdivision.
Mr. Kuenkler stated this plat is for the existing Long Grove Confectionery development on
Lexington Drive acquired approximately 70,000 feet off of the west end of the Hastings
Subdivision. This will then be incorporated into the Missner/Hastings ownership by subdivision.
Chairman Goldspiel noted the 10 foot public utility easement is being vacated and asked if that is
because it is no longer on the periphery of the property.
Mr. Kuenkler stated the main reason is that there will be a building expansion into the eastern
part of the parcels so that utilities, if there are any,would have to be moved and it would no
longer be needed.
Chairman Goldspiel asked if there is sufficient monumentation on this plat.
`./ Mr. Kuenkler stated usually this is not required on resubdivisions as they are smaller lots and it is
in a subdivision area that is well monumented. In this particular care there will be two
monuments installed at the east of this property which is west of the Missner/Hastings property.
Commissioner Trilling asked for a correction on page 2 of the plat from Krub to Krug.
Buffalo Grove Plan Commission-Regular Meeting-March 4, 1998-Page 4
Chairman Goldspiel asked for a vote on the motion and the vote was as follows:
AYES: Krug,Howard, Trilling, Ottenheimer,Moons, Viehman, Goldspiel
NAYES: None
ABSTAIN: Samuels
ABSENT: Berman
The motion passed 7 to 0.
VILLAGE ZONING MAP --ANNUAL REVIEW
Mr. Pfeil stated there have been four annexations this year which resulted in changes to the map
as follows:
1. Insignia Point
2. B'nai Shalom
3. Amoco Oil
4. Missner annexation
Pfeil noted that rezonings involvedAm
oco a omngs the Amo o development at Lake Cook Road and Route
83 as well as the Sunrise Assisted Living property at Woodland Commons.
Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer to recommend
approval to the Village Board of the Village Zoning Map.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES: Krug, Howard, Samuels,Trilling, Ottenheimer, Moons,Viehman, Goldspiel
NAYES: None
ABSTAIN: None
ABSENT: Berman
The motion passed 8 to 0.
CHAIRMAN'S REPORT-None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there will be a public hearing on March 18, 1998.
PUBLIC COMMENTS AND QUESTIONS -None
Buffalo Grove Plan Commission-Regular Meeting-March 4, 1998-Page 5
STAFF REPORT-Mr. Pfeil stated the attorney for the Loewen Group has submitted a letter
withdrawing the pending petition for the proposed Community Chapel at the Covington Office
Plaza.
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Moons, seconded by Commissioner Ottenheimer and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 8:30 p.m.
Respectfully your
Fay ubin, ording Secretary
AP ROVED B •
EN GOLDSPIEL,Chairman
jl
Buffalo Grove Plan Commission-Regular Meeting-March 4, 1998-Page 6