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2003-10-15 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 10/15/2003 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 15, 2003 Twin Creeks Park 401 Aptakisic Road Amendment of special use in the R-1 District Vice Chairman Samuels 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. Vice Chairman Samuels 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: Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: Mr. Ottenheimer Also present: Mr. Michael Rylko, Executive Director of Buffalo Grove Park District Mr. John Green, Groundwork, Ltd. Mr. William Raysa, Village Attorney Mr. Steve Trilling, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Location map, undated Exhibit 2: Preliminary Site Plan dated August 13, 2003, revised Exhibit 3: Pictures of uses, undated Exhibit 4: Preliminary Site Plan dated June 25, 2003 Exhibit 5: Preliminary elevations dated September 22, 2003 Exhibit 6: Tree Relocation Plan dated August 13, 2003 Exhibit 7: Village Staff Report dated October 10, 2003 Mr. Green stated that in order for the Buffalo Grove Park District to move forward on any property, park approval up for any use must be done as a special use. There is no provision other than the B-5 for the Park District to do anything other than a special use. That is why a special use application is necessary to be made. This particular parcel goes back to 1986, at which time as a part of the Fiore development it had been set-aside for a park and recreation use and the intended use was for Park District development. Mr. Green stated the 7-acre parcel has been planned and programmed for active use going back to 1986. In fact the spine of the parkland extending from the north end of the Village to south end of the Village has been a program of the Park District going back to the 1970's. This is just one of the pieces along that route. He further stated the land in question is the portion of the site that is already graded, open and has been prepared for use. Mr. Green noted that it is essential that the Park District have a facility that can handle their storage needs and also handle the opportunity for classroom space for Safety Town. They are also in need of developing a permanent location for the Safety Town facility and as part of this to expand the Safety Town facility to reflect not just the urban nature of some of the suburban areas, but the suburban and more open nature by expanding it from the original program to include a section which would have hills and railroad crossings. This will provide an opportunity for the children to have a grater experience in learning and safety. In addition to that they would be creating a community playground. This one would be most similar to the one found in the Rolling Hills subdivision. Mr. Green stated the site is bounded on the north by Aptakisic Road and is actually bounded on the west by a detention basin and immediately to the east of that is Buffalo Grove Road. The property has a central core of land along Aptakisic Road extending to the south that is elevated and clearly defined and open from the drainage runs along the creeks that extend and cut the site diagonally from west to east along the south third of the site. The overall program includes Safety Town, the playground area, the maintenance or storage facility, a gaming area and a frisbee golf area and a couple of bocci courses. In conjunction with that they would be extending and enhancing the bikepath system that already runs through the site. The path currently extends from Aptakisic Road down through the site extending to the southwest of the reservoir. He stated they would be relocating part of that and they would be creating some on site additional bikepath elements so that there is flow through the site. They will be creating the parking that is necessary for the uses. The required parking is 30 spaces and they are showing 30 spaces. Mr. Green stated the facility that is proposed as the maintenance structure is needed as the Park District has currently been putting stuff in a variety of places in addition to renting a number of very expensive spaces from private vendors. The goal is to develop a facility that would serve as a central holding place for all the Park District items and to link that together with the classroom facility that is being proposed for the Safety Town. Mr. Green stated the Safety Town program started out as a small program and has grown in popularity and importance. They are pleased to introduce a rural section of the Safety Town program, which would introduce hills, railroad crossings and those concerns. The program now has classes six days per week during the warm months and there are approximately 12-15 children per class. Mr. Green noted that they have indicated their goal is to develop a park space that is very friendly to children between the ages of 4-14. They are proposing a gaming area consisting of funnel ball, 3-hole version of frisbee golf, two hopscotch courts, and a square court which is the preliminary to volley ball. Mr. Green stated the existing topography leaves the site well prepared for the program being presented. There are a stand of trees extending along the west side of the site and a stand of trees extending along the southern portion of the site parallel to the creek area. Those are planted specimen trees. There are also a variety of trees along the site on the south part of the creek. Along the creek beds you will find a series of trees and bushes that are primarily overgrowth but they have a lot of density and they are removed from everything. There are times and places where that overgrowth is very important and valuable and this is one of those times and places. The goal was not to disturb those areas and to work within the open spaces. The design has been set up so that that is what they will accomplish in the program. Mr. Green stated the proposed plan has now taken into consideration the opportunity for vehicle turnaround, vehicle drop off, servicing of the building, and bikepath flow. All of the active uses fan around the building that is the core around the site uses. The building itself is something they are not yet presenting for final approval on the appearance. This is due to the fact that this whole program is dependent upon grant money. Until the grant money is all completed and concluded and approved, the Park District is not ready to move forward. There was a meeting in Springfield and the meeting went very well, however, they will not hear the final results of the grant application until January. At that point they will then come back with full plans. However, they felt it was important and appropriate to show the Commission the parameters under which they will be moving. The building plan is laid out and has approximately 7,300 square feet of storage space. That space varies from 11 feet in height to about 18-19 feet in height inside. The east wing has a classroom that is approximately 30-24 feet, public washrooms that are accessible both from the inside and outside, small storage room for the Safety Town uses themselves and the mechanical spaces that are necessary to support the building. The structure is designed so that from the outside it will feel like a one-story building and is very similar to the maintenance building designed for the Buffalo Grove golf course on Checker Road. This building is set back about 110 feet from the closest point to the site. The building is programmed at its highest point at the peak to be about 26-27 feet high. He stated they have a gabled roof and are using a mixture of masonry and siding and they are using residential style windows so that it blends in with the surrounding areas. Mr. Green reviewed the tree relocation plan and stated they wanted to work with the existing plant life and existing grading. There are couple of hundred trees on this site. Of that they are proposing to relocate 19 trees. Most of these trees are along Aptakisic Road where they have trees that would be impacted by the entrance onto the site and the creation of berming. Those trees will be removed and relocated and respaced around the plan they have created. He noted there are 4 trees along the parking area at the southwest end, which are too close to the parking. Rather than just removing them, they are relocating them. There is one tree at the entrance point on Aptakisic Road that will be removed. It is specimen tree that is in poor condition. Mr. Green stated the Park District is excited to move forward on the project and very pleased with the progress they are making with the State of Illinois. They look forward to providing a Safety Town program that is better than the one that is already very well recognized and putting together all the storage needs which will save taxpayers money since they will not need to continue to pay to store things all over the community at private facilities. Mr. Green outlined the Special Use criteria noting that: 1. It is their opinion that the special use will serve the public convenience at the location of the subject property and is consistent with the use and program in both the Comprehensive Plan and the 1986 program for this specific site 2. That the location and size of the special use is in harmony with the orderly development of the district in which it is located 3. That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property nor substantially diminish other property values 4. That the nature, location and size of the buildings and structures will not hinder the development and use of land and buildings adjacent 5. That adequate utilities, access roads, drainage and other necessary facilities exist Mr. Green noted they have submitted preliminary engineering plans that have been reviewed by the Village Engineer. They have provided the detention that currently does not exist on the site and that would be necessary and they are doing that as dry shallow detention. They have made sure they have spaced it out very casually across the site. 6. The parking areas are of adequate side for the particular special use and suitably screen from adjoining residential uses, and the entrance and exit driveways to and from these parking areas are designed to minimize traffic congestion on public streets Mr. Green stated that as part of the Special Use program they are requesting one variation. It is for development within 100 feet of the centerline of a creek. He stated they are not doing any building development within 100 feet of that centerline. The development they are speaking of that is within 100 feet would be part of the Safety Town pavement. That is just a flat surface area and it is paved, but it is within 100 feet of the centerline of the creek. Mr. Green stated the Plan Commission couldn't grant the variation for the 8-foot fence. They will be requesting a zoning variation for an 8-foot fence that will be around the Safety Town area. They felt it was important for the Plan Commission to be aware of that which is why they listed it in the application even though the Plan Commission is not specifically hearing it. They feel it is necessary for that fence to be 8 feet high because of security concerns. It has been the Park District's experience that once an 8-foot fence is put up there is enough protection for the equipment that will be permanently in place inside for them not to have any concerns. It is also there because when Safety Town is in operation you want to have that extra layer of protection. This is intended to be an ornamental iron fence or a high impact plastic fence. Vice Chairman Samuels asked about the lighting. Mr. Green stated the Park District would meet with the standard requirements of the Village of Buffalo Grove for lighting of the parking area. There would be 14-foot high posts to be spaced fairly far apart. They would be Village standard lights and meet all the Village ordinances and they are usually set on concrete piers that are about another 2 '/2 feet high for a total height of about 17 feet. At about 1 '/2 times the height you hit the 1 foot candle threshold which means that at about 25 feet away from the center of the fixture it would be down to 1 foot candle. He noted they have nothing within 100 feet of the perimeter edge of the site near any residential. Commissioner Stark asked if the net tree loss is one. Mr. Green stated the net tree loss will be zero as that one tree will be replaced. Commissioner Stark asked what happens to the state grant money if the Village Board does not approve this plan. Mr. Green stated the money is specifically for this project. Commissioner Stark asked why the parking has been increased on the plan if there is to be minimal traffic impact. Mr. Green stated historically the Village has been concerned that more parking should be provided in a park facility than is required. Over the past several years the Park District has moved to do that. It is their opinion that they will not need what is provided. Commissioner Stark asked if the lights would only be around the parking area and not the Safety Town area. Mr. Green noted there are 3 lights around the Safety Town area and they are the same style lights and are on the same timer as the parking lot lights and are there primarily for security purposes. Commissioner Stark asked how tall the trees are on the west side of the property. Mr. Green stated a 5-6 inch tree will be about 25 feet tall and the lights are about 17 feet to the fixture. Commissioner Stark asked if it is safe to assume that the trees are taller than the fixtures. Mr. Green stated it is safe to assume that some are taller. Commissioner Bocek asked about the 10-foot backdrop panels and asked specifically what they are and why it is not considered a fence. Mr. Pfeil said he has not asked the Building Commissioner to comment on that particular detail. The Building Commissioner will determine if it is a fence pursuant to the Fence Code. Mr. Green stated they would use these panels to create the urban environment within the Safety Town area. They will paint murals on them. These are panels that are intended to be about 20 feet long and 10 feet high and there are two of them and they are proposed to be on the east side of Safety Town. Commissioner Bocek asked why the Park District did not wait and come to the Commission when everything was done and ready to be presented. Mr. Green stated there are a number of steps that still need to happen between now and January. Once the Park District secures the grant they then have the funds to move into the preparation of all the working drawings for the building and the foundation landscape plans and the final engineering plans. At this point in time they have some flood way remapping that must be done. That will take from 6-10 months to accomplish. It is important for them to be able to get the remapping accomplished with the grading and the program lay out as it is. The Plan Commission approval was important to begin that process. Commissioner Bocek asked for a preliminary outline on what the finishes are at this date. Mr. Green stated their goal is to make the building feel more residential and they decided to use gabled roofs. There is an entry to the west side of the building, a covered porch on the east side of the building and a classroom. They are using 8 foot high masonry elements around the base and then they are moving to a panelized system above that creating a band of panels and the windows will be put up there. They are using a series of columns on the west side of the building and a porch structure. The classroom elements have now been put on the north side of the building, which faces the street and added a second window. The roof will be asphalt shingles. Commissioner Bocek asked where the mechanicals would be located. Mr. Green stated the mechanical equipment within the storage space would be independent units that are hung inside. The mechanicals for the classroom wing have been put in a mechanical room, which has been created inside the building. Commissioner Bocek asked about ventilation for the unit. Mr. Green stated they think they will be able to use a high efficiency unit for the classroom area so they will not be dealing with any ventilation needs at all. They will probably have combustion air needs for the main section of the building and those are usually handled through the wall. He stated they will probably have to develop some louvers for that and the 4-foot high strip around the perimeter of the building will be a great opportunity for that. Commissioner Kenski-Sroka asked that the e-mail received from Wendy Berkowitz dated October 12, 2003 be included in the public record. She says there are 2 reservoirs to the south of this property. She states she was told the open land was needed in case the reservoirs had to be drained. Mr. Green stated the land she is referring to is Village land and not part of this property. Mr. Kuenkler stated he has seen this e-mail and is puzzled by it. There are water reservoirs there. If they were to be emptied they would not be emptied into the creek but rather into the system and not refilled. Commissioner Khan asked why the access drive is partially on the Village parcel. Mr. Green stated there are two parcels of land that abut Aptakisic Road. The Village owns the parcel to the west of the subject site. There are always a few desires in development. One of them is to minimize the number of curb cuts and secondly to try to achieve as much distance as possible from the lighted intersection for those curb cuts. Since the Village owns one parcel and the Park District owns another parcel, there is an opportunity to work together. By providing a driveway that is half on Village property, only one curb cut will be necessary for both parcels. The Park District had no objection to sharing that driveway and constructing that driveway. Commissioner Khan asked what the Village plan for the parcel to the west of this Park District parcel. Mr. Pfeil said the Village does not have a specific plan for the property. One scenario would be conveyance in some manner to the Park District. Commissioner Khan asked about the timeline for improvement of Aptakisic Road. Mr. Green stated he does not know the timeline for the full improvement. However, their concern was that the driveway be about 700 feet away from the intersection so that if there were any improvements this would be out of the turn lane construction zone. That has been accomplished with this plan. Frank Tracey, 524 Lyon Drive, asked if the maintenance building needs to be dead center in this plan. Mr. Green stated they felt putting it in the center accomplished several things. Firstly, it removes it from proximity to any residential structures and it also is important for the Park District to have visual identity for the Safety Town and the playground from Aptakisic Road for safety purposes. Mr. Tracey stated this three-piece parcel has never been able to get it together as to what exactly they should do. All the residents here had been told that the berms put to the north were to hold back any water that had to be drained out. Also at that time a concrete dish was created so that the drainage could make its way into the creek area. All the pipes on the northwest building are all still geared for some type of drainage to happen. He further noted he is very concerned with safety in the area and the amount of traffic going down Aptakisic and especially Buffalo Grove Road. He then noted the last issue he is concerned about is lighting. He noted he appreciates the dark and he does not see the need for parking in a park for 4-12 year olds. Jason Scheibenreif, 512 Lyon Drive, asked how traffic impacts were estimated. Mr. Green stated the Park District has operated a Safety Town at Busch Grove Park for the last several years and they have been able to ascertain what the parking needs are based on that and they have been minimal. Mr. Scheibenreif asked how 39 spaces were arrived at. Mr. Green stated they just decided to do an overage of about 30 percent of what the requirement was. Pamela Weiner, 581 Coventry Lane, noted her concern with the playground area and the proximity of that playground to Aptakisic Road. Mr. Green stated there is a 40-foot minimum setback requirement for any structure or development on this parcel. There will also be berming put in between Aptakisic Road and the playground space. The amount of area shown on the plan for the playground area is equivalent to the area of the playground at Rolling Hills subdivision. It is Park District policy that they bring a number of neighbors together to actually select the playground layout and equipment and they will be doing that at a later date with all of you. Ms. Weiner asked if there would be any kind of fencing around the playground as there is in Rolling Hills. Mr. Green stated they do usually get into some separation. Ms. Weiner asked if there could be access from Buffalo Grove Road to Safety Town. Mr. Green stated there could not be access from Buffalo Grove Road because the creek is between the park and Buffalo Grove Road and there is a detention area east of the creek. Jason Scheibenreif, 512 Lyon Drive, asked for some examples of instances where petitions such as this would be denied. Vice Chairman Samuels stated the commission typically follows the guidelines of the statute and special use provisions. The determination is made on what is heard and what is known of the situation and apply that to the criteria delineated in the Special Use Ordinance. Each commissioner makes up their mind individually and votes according to what they believe to be the preponderance of the evidence as applies to those facts. Mr. Scheibenreif asked how the public would get a copy of the recommendation. Vice Chairman Samuels stated the minutes are posted to the web site and a copy of the minutes and findings could be requested from Village staff. Ms. Shelly Scheinkop, 575 Coventry Ct., stated her house is directly parallel to where the parking lot entrance will be and she is very concerned with traffic issues and security for teens hanging out in the parking lot. She asked if there would be lights in the park as well as the parking lot. Bernadette Devonshire, 577 Coventry Ct., asked why Safety Town cannot be left where it is. Vice Chairman Samuels stated it had been at the golf dome, which has now become a permanent fixture and the dome cannot be used by Safety Town. Mr. Green stated Safety Town is now located in a parking lot. There have now been two ball fields constructed in Busch Grove Park and they will be active shortly and the parking lot was constructed for those ball fields. It is necessary to move Safety Town from this temporary location to a permanent location so it can continue to move forward safely. The ball fields have always been on the plan for Busch Grove Park. The parking lot had been able to be constructed previously under another grant but the ball fields had to wait until the money came along for that. This site also allows them to expand Safety Town to go beyond the urban field Mr. Green stated the Park District lighting is like any other Village lighting. It is required for parking areas and usually goes off at 10:30 p.m. as it does in the rest of the community. It is not in the Park District's interests or desire to invite people to use parks that are unmonitored in the evening so they do not want to light it up so that people will come in. There are curfews that are supposed to be in effect and they try to support those curfews. Mr. Green stated the Safety Town programs are designed for small children and as such they are not held at night. Usually the first class is 9:15 or 9:30 a.m. and has been designed so that they do not interfere with the same timeframe as your most specific traffic. The last class is usually over at 8:00 p.m. There being no further comments or questions from anyone else present, Vice Chairman Samuels closed the public hearing at 8:40 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: MICHAEL SAMUELS, Acting Chair Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 10/15/2003 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 15, 2003 Buffalo Grove Park District, Twin Creeks Park, 401 Aptakisic Road,Amendment of the Special Use in the R-1 District and Approval of a Preliminary Plan Vice Chairman Samuels called the meeting to order at 8:40 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: Mr. Ottenheimer Also present: Mr. Michael Rylko, Executive Director of Buffalo Grove Park District Mr. John Green, Groundwork, Ltd. Mr. William Raysa, Village Attorney Mr. Steve Trilling, Village Trustee Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to approve the minutes of the public hearings and regular meeting of September 17, 2003. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioner Teplinsky abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Bocek stated they held an art meeting and an appearance review meeting on October 15, 2003 regarding the Exxon Mobil development and they will be publishing minutes to be distributed at a future workshop. BUFFALO GROVE PARK DISTRICT, TWIN CREEKS PARK, 401 APTAKISIC ROAD, AMENDMENT OF THE SPECIAL USE IN THE R-1 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Teplinsky to recommend approval to the Village Board of the petition for amendment of the Special Use and approval of a Preliminary Plan in the R-1 District with the following variations: FLOOD PLAIN ORDINANCE — Chapter 18.20.010.E. (To allow development within 100 feet of the centerline of Aptakisic Creek) to build the Safety Town facility, playground, parking areas, game area, disc golf course and a building of approximately 10,000 square feet, pursuant to the testimony and exhibits presented in the public hearing, the testimony of interested parties and cross examination of petitioner's witnesses and other evidence, including a staff report. Commissioner Kenski-Sroka stated she seems to recall that the Commission was not very pleased with the Park District plan to put Safety Town at the Alcott Center. She stated they have come up with a place and location that is appropriate and have addressed the concerns raised regarding parking, safety, trees and lighting and are to be commended on doing exactly as they were asked. Commissioner Teplinsky stated he absolutely believes that the development of this park will serve the public convenience at the location and will not be detrimental to or endanger the public health or safety. Some of the concerns expressed involved traffic issues but testimony reflects that traffic counts will be minimal as a result of the development. Development of the park itself does not lend itself to problems of people gathering in the evenings. It is a good use for the area and it will be beneficial to the general welfare of the community. Commissioner Khan asked what the hours of operation are Monday through Friday. Mr. Rylko stated classes run four days per week, Monday through Thursday in the mornings and afternoons. If classes get filled and there is a need for an early evening class they will have it. They will offer a Saturday class and there are no Sunday classes. Commissioner Khan asked about the hours of operation on Saturday. Mr. Rylko stated it will be from about 9:30 a.m. to 11:30 a.m. Commissioner Smith stated he agrees with Commissioner Teplinsky and noted this development meets all the criteria required and this should go through. Commissioner Kenski-Sroka called the question. Vice Chairman Samuels called for a vote on the motion and the vote was as follows: AYES: Samuels, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn NAPES: None ABSENT: Ottenheimer ABSTAIN: None The motion passed 8 to 0. Vice Chairman Samuels requested a Findings of Fact to be prepared. Moved by Commissioner Kenski-Sroka, seconded by Commissioner Khan to prepare the Findings of Fact. Vice Chairman Samuels called for a vote on the motion and the motion was as follows: AYES: Samuels, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn NAPES: None ABSENT: Ottenheimer ABSTAIN: None CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next regular meeting is scheduled for November 5, 2003. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka and carried unanimously to adjourn. Vice Chairman Samuels adjourned the meeting at 8:55 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: MICHAEL SAMUELS, Vice-Chair