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1993-01-06 - Plan Commission - Minutes APPROVED PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION January 6, 1993 Buffalo Grove Park District - Grove (Woodland) Park Southwest Corner of Buffalo Grove Road/Route 22 Special Use in an R-1 District and Preliminary Plan Chairman Silbernik called the meeting to order at 7:30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois and read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald. Chairman Silbernik explained the format of the public hearing and swore in persons who were to give testimony at the hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Mr. Rosenston Also present: Mr. Richard J. Kepshire, Lindley & Sons Mr. D.J. O'Connell, Lighting Consultant Mr. Michael Rylko, Director, Buffalo Grove Park District Ms. Martha Weiss, President, Buffalo Grove Park District Mr. Don Hedlund, Buffalo Grove Park District Ms. Karen Larson, Buffalo Grove Park District Mr. Charles Hendricks, Village Trustee Mr. William Raysa, Village Attorney Mr. Robert E. Pfeil, Village Planner The followin g exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Plan dated December 2, 1992 Exhibit B: Landscape Plan dated December 22, 1992 Exhibit C: Lighting Plan dated December 22, 1992 Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 1 Mr. Rylko introduced the development team and reviewed the history of the subject parcel located at the southwest corner of Route 22 and Buffalo Grove Road, noting that negotiations with District 96 resulted in a land exchange wherein the school district purchased 5 acres of the Grove Community Park and traded it for 6 acres of the subject property. The total acreage on the site remains at 14.08 acres with 10. 68 acres to be developed with park amenities. Approximately 3.04 acres is for detention. The school district in a cooperative agreement with the Park District is responsible for construction and ongoing maintenance of the jointly used parking lot. The parking lot will consist of 139 parking stalls and 6 handicapped parking stalls. Mr. Rylko noted that the school has guaranteed the use of school restroom facilities several nights per week as part of their agreement with the Park District. Construction is to start in April 1993 and will be completed before school starts in the fall of 1993. Mr. Kepshire, Lindley and Sons, Inc. , stated that the plan proposes two softball fields at the south end of the site. Proceeding north, there are picnic shelters, and eastward are two sand volleyball courts. There are also two basketball courts and the porta-toilets will be located at this point. There are also two tennis courts and an adjacent play equipment area of approximately 8, 000 square feet. To the north of this centralized area is the combination baseball/soccer field area for exhibition baseball field. This field will have a 300 foot outfield and will provide either a north/south orientation of east/west orientation for soccer play. Bleachers will be located at both sides of the infields. This field will not, however, be lighted. Mr. Kepshire noted that only the hard surface courts and sand volleyball courts will be lighted. He further noted that the park will have a perimeter path system that will be connected to the existing public walk on Route 22 and will also connect to the Buffalo Grove Road sidewalk on the south side of the parking lot. There is an intermediate connection at about the halfway point in the park. Mr. Kepshire stated that approximately 100 shade and evergreen trees will be provided to screen adjacent properties and to provide variation in the landscaping at the park. There will be a berm along the south and west sides of the property to reduce the impact of the recreation activities for adjacent residential areas. There will also be a low berm on the north side of the site to keep soccer balls from reaching Route 22 . Mr. Kepshire further noted that there is an existing hedgerow along the west side of the property line. Mr. Kepshire noted that the site drains from west to east. He stated that there is an 11 foot grade differential between the northwesterly section of the property and the east section of the property, but the grading plan will provide reasonable slopes Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 2 along the ballfields and proper slopes for the hard surface courts. Mr. Kepshire stated that there are several reasons that this particular site plan design is the best one for this site. The reasons are as follows: 1. The location of the lighted hard surface courts will be 250 feet from the nearest residence on the west end of the property and 450 feet from the nearest residence on the south. The lighting fixtures and landscaping will reduce any undue impact on the residents. 2 . The location of the ballfield at the high end of the site and the natural drainage flow from west to east will allow for quicker drying of the field. 3 . The play equipment area is close to the main ballfield area. 4 . The centralized design of the active recreation area provides a good separation from traffic hazards on Route 22. Mr. O'Connell stated that the horizontal mounted lamp fixture proposed for the outdoor lighting is designed to prevent glare and minimize light spillage beyond the playing areas. He noted that there will be no light spillage at all outside of the park site. The lamps will be mounted on 18 foot poles, which is a much more expensive design than using taller poles with fewer fixtures. He explained that the Park District is using the proposed shoebox fixture and 18-foot poles in response to the concerns about glare raised by the Plan Commission and some of the neighbors near the park. Mr. O'Connell stated that a maximum of 17 poles would be needed with metal halite lamps to accomplish an effective lighting plan for the proposed area. He indicated that the number of poles can possibly be reduced to 15 if the final lighting plan indicates that an adequate level of light can be provided on the playing courts with fewer fixtures. He stated that it is important to provide adequate light to protect people using the lighted facilities from getting injured. Mr. Rylko stated in support of the Special Use request that: 1. It will help serve the recreation needs of the area 2 . It will not be detrimental to the public safety 3 . The size, nature and intensity of the use is in harmony with the junior high school and the recreation needs of the community 4. Location of the site provides sufficient access and joint Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 3 parking with the junior high school provides adequate parking and the sidewalks and bikepaths will be in harmony with the orderly development of a planning area in which this plan is located 5. The plan will not be injurious to the use or enjoyment of the properties in the immediate vicinity of the project 6. The nature, location and size of the park amenities involved will not impede, hinder or discourage development of any adjacent land or buildings. 7. Adequate utilities, access drives and drainage and other necessary facilities have been provided and will be provided Commissioner Goldspiel asked Mr. O'Connell to explain the lighting plan. Mr. O'Connell stated that light readings were taken every few feet to determine the correct lighting requirements for the area. This method determined that the lower pole height necessitated more fixtures to provide the necessary light spread needed for sufficient lighting of the area. There is some room to drop some poles from the plan. Commissioner Goldspiel asked what the numbers on the lighting plan represent. Mr. O'Connell stated that the numbers refer to foot candles. He further stated that some activities need more lighting than others. The tennis courts would require more lighting than the play area or basketball courts. Commissioner Goldspiel asked what the standard requirements are for the different uses. Mr. O'Connell stated that the standards used are taken from the Illuminating Engineer Society guidelines. He further stated that they try to use no less than 10 foot candles for lighting of tennis courts. Commissioner Goldspiel asked if Mr. O'Connell had worked on any other installations in the surrounding area. Mr. O'Connell stated he had worked on the Salt Creek installation. Commissioner Goldspiel noted that he had been out to the Salt Creek facility and he noted the absence of any glare or spillover light. He also noted that some of the light fixtures there seemed to have shields on them and wondered if this would be needed at the proposed site. Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 4 Mr. O'Connell stated that the shields were added at Salt Creek due to the closeness of the homes to the lighted facilities and the fact that some of those homes are elevated. The shields help protect those homes. He noted that the proposed site would not have a similar problem with elevation. Commissioner Goldspiel also noted that there seem to be fewer poles at the Salt Creek installation. Mr. O'Connell stated the Park District will try to reduce the number of poles on the final lighting plan, but adequate light has to be provided on the playing courts. Commissioner Goldspiel asked for an explanation of the paved ditch in the stormwater detention area on the Preliminary Plan. Mr. Kepshire stated that the school district has modified the detention facility to increase the storage capacity of the basin. The ditch is used to make a grade transition at the bottom of the basin in order to promote surface drainage from the sides of the basin at the north and south end to drain towards the center and then to carry this in the paved ditch from the west end all the way to the east end of the development. Commissioner Goldspiel asked if all the entry for this drainage is overland. Mr. Kepshire stated that there is pipe entry that is provided by the school district. There is a storm system extending from the detention basin through the parking lot and around the school. It then makes a connection to an existing manhole on the southeast end of the detention basin and proceeds northerly to about the center of the entrance drive and branches off to serve the parking lot and west side of the school and the bus turnaround area and easterly side of the school. Commissioner Goldspiel asked how the water flows on that site. Mr. Kepshire stated that the water all flows to the detention area. Commissioner Krug asked how far the nearest residence is from the zero foot candle point. Mr. Kepshire stated that on the west the nearest residence is 160 feet from the zero foot candle point and on the south the nearest residence is 380 feet from the zero foot candle point. Commissioner Krug asked if the light fixture bulbs would be visible to residents since the pole height had been dropped to 18 feet. Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 5 Mr. O'Connell stated that you can look up at the lamp and see the bulb but when you are 300 feet away from the fixture the angle would not make that possible. Commissioner Krug inquired what is meant by an "exhibition" baseball field. Mr. Kepshire stated that exhibition refers to any programed baseball activity with space for spectators. Mr. Rylko stated that this means that the BGRA or league games for both adults and children would be played there. Commissioner Krug asked if the porta-toilets would be contracted for daily use or some other schedule. Mr. Rylko stated that he is not sure as yet what contractual basis would be used. Commissioner Krug asked if there would be any park benches, picnic shelters or drinking fountains on the site. Mr. Rylko stated there would be 10 benches as well as covered picnic shelters. There would not, however, be any drinking fountains. He noted that vandalism makes it difficult to keep water fountains in working order. Commissioner Krug asked if the detention basin would be dry and underdrained. Mr. Kepshire stated that is correct. Commissioner Krug asked if the parking lot lighting would be similar to that proposed for the recreation areas. Mr. Rylko stated that the shoebox design would also be used in the parking lot, but he noted that School District 96 is responsible for the parking lot construction. Commissioner Rhodes asked if the picnic shelters would have barbecue grills. Mr. Rylko stated there would be no barbecue grills. Commissioner Rhodes asked if the 18 foot pole height is from ground level or the fixture mounting height. Mr. O'Connell stated that the 18 foot pole is from ground level. Commissioner Rhodes stated that he thinks approximately four poles could be eliminated, while maintaining adequate lighting. Mr. O'Connell stated that he would work with the Park District in Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 6 working out the minimum number of fixtures required to maintain adequate lighting for the area as part of the final lighting plan. Commissioner Genell asked how long the lights would stay on and if players would be able to turn the lights on. Mr. Rylko stated that there would be a separate device for each amenity that the players could turn on. The lights would then stay on for one hour. All lights would be permanently shut off at 10:30 p.m. Commissioner Genell asked when the property was annexed. Mr. Pfeil stated that the property was annexed in 1987 or early 1988 . Commissioner Genell asked how far the play area is from the private pond in Long Grove. Mr. Kepshire stated that the play area is approximately 120 feet from the Long Grove pond. Commissioner Genell inquired if it would be possible to build a berm. Mr. Kepshire stated that there is not a great deal of space between the path and the west side of the property and any kind of berm would require additional shoring up. He further noted that berming could be potentially more dangerous and unsafe than leaving access to the pond more open. He noted that the topography has a natural berm and the playground area is somewhat depressed from the surrounding area. Therefore, there is no direct view of the pond to the west. Commissioner Genell stated that the noise factor of this facility does not meet with the first criteria for a Special Use. She asked if there could be any barriers for the noise. Mr. Kepshire stated that the landscaping, berming and plantings would provide for sound reduction but there is no way to reduce sound to the point that it is completely inaudible on adjacent properties. Commissioner Samuels stated that any kind of berm on the west side of the property may be counter productive as it tends to hide the pond from the view of the parents and a child disappearing over it would not be noticed. He stated he would like to see as much landscaping as possible done at this location. Commissioner Samuels asked what geographical area would be served by this park and how many people would use this park. Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 7 Mr. Rylko stated that people from the Woodlands at Fiore, the Doubletree development and the Canterbury Fields development would use this park and it this amounts to several thousand housing units. Commissioner Samuels asked if there are any potential future residential developments in the area that would eventually use this park. Mr. Pfeil stated that the Didier farm property will eventually be developed for residential use. There are also some areas along Prairie Road which may use this facility. Commissioner Berman asked if the IES standard for tennis courts is 10 foot candles. Mr. O'Connell noted that is the minimum. Commissioner Berman asked what the standard would be for a basketball court. Mr. O'Connell stated there are quite a few variables in determining the required lighting of an area. The basketball and volleyball court area is the area where the two center poles can possibly be dropped. Commissioner Berman asked what the minimum number of poles and fixtures would be while maintaining a reasonable level of play. Mr. O'Connell stated that about 15 poles would be the absolute minimum required for the area. He stated that the park board has achieved a substantial benefit for the residents by lowering the pole height and in order to provide for the players ' needs a minimum of 15 lighting poles would be required. Commissioner Berman asked if there is any more landscaping represented on the present plan than was previously presented. Mr. Kepshire stated nothing has changed from the previous workshop concerning landscaping. Mr. Rylko stated that the Park District would try to continue the tree replenishment program as in years past but that the tax cap has cut into this program. Susan Berkun, 5542 Oak Grove Circle, Long Grove, asked why it was necessary to have lights at all since the park would be closed at 10:30 p.m. and during summer it stays light until 9: 00 p.m. She further stated that a berm along the west side of the property would act as a cushion for the noise as well as a safer environment for children against the existing pond. She stated her concern with approximately 200 people in the park at one time Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 8 when all activities are ongoing and the tremendous noise level that will be generated. She also asked that the residents of Long Grove, Buffalo Grove and the Park District try to work together to find a more equitable solution to the neighbors concerns with the proposed park. Karen Larson, Buffalo Grove Park District, stated that the Park District has not ignored the presence of the existing pond in Long Grove. She noted that there is barely a park anywhere within Buffalo Grove that is not close to a body of water. There have been no problems with safety in any of these parks. She stated that parents have to be responsible for watching their children. Bill Kruger, 5551 Oak Grove Circle, Long Grove, asked if there would be any water irrigation for the proposed park. Mr. Rylko stated that the park would not have any irrigation system other than natural precipitation. Dr. Ken Browning, 5546 Oak Grove Circle, asked how much money would be spent on landscaping. He noted that he has not heard any details regarding the landscaping subject. He further noted that the proposed park would be a very intense use and the noise level will be substantial. He also noted that he has heard no details regarding any noise reduction techniques. He stated that he does not agree that the final burden is upon parents to watch their children. He stated that berming and a better landscape plan would serve both the noise reduction factor and the safety factor. Mr. Rylko read a list of plants proposed for the park consisting of evergreen, flowering shrubs and deciduous trees, all of which would have tree trunks of at least 2.5 to 3 inches in width and at 5-6 feet tall. Dr. Browning stated that a solid line of landscaping is needed along the west side of the property. He also asked how far the bleachers are from the closest lot line. Mr. Rylko stated that the bleachers would be 62 feet from the lot line. Debby Croft, 649 Raintree Court, stated that there have been no parks in the Woodlands area for children for the past five years and this is a welcome addition. She also asked why there would be no drinking fountains in the proposed park. Mr. Rylko stated that a sanitary line would be needed for drinking fountains so the cost is prohibitive, and the fountains would be vulnerable to vandalism. Dr. Jerry Loeb, 2314 Birchwood Court, read parts of a letter sent by the residents to Sidney Mathias, Village President, which Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 9 reviewed the events between the local residents, Park Board and the Plan Commission leading up to this public hearing. He also stated that the residents were informed informally by the Buffalo Grove Fire Department that they felt there is a potential problem in getting emergency services to the interior of the park. He stated that clearly a situation has developed that will not serve the best interests of either Buffalo Grove or Long Grove. He stated that the letter asks President Mathias to help the residents by doing the following: 1. Reduce the density of the amenities for the proposed park 2. Address the significant safety and public health concerns 3 . Eliminate lighting from the proposed park to reduce noise and after dark gatherings in the park 4 . Include a suitable landscaped berm on the south and west areas of the park Bruce Kolman, 2312 Birchwood Court North, asked the other residents of the area to not think that the adjacent neighbors are obstructing development of the park. He noted that if the Park District had worked with the neighbors on a family type of park instead of such a dense use of the area, this matter would not have come this far. He noted his concerns to the following: 1. Density of the amenities 2 . Limit the number of people allowed for a group permit for picnic facilities 3 . Eliminate the exhibition ballfield Elizabeth Gascoigne, 2518 Live Oak, Buffalo Grove asked what affect the lights would have on the homes on the east side of Buffalo Grove Road. Mr. Rylko stated there would be no affect on the homes east of Buffalo Grove Road. Bill Casanova, 5532 Oak Grove, Long Grove asked if any kind of survey or study had been conducted to show the necessity for this kind of park in the area. Mr. Rylko stated that it was a well known fact that in the last 10 years demand for childrens' programs have doubled showing that a very real need exists for such a facility. He further stated that the lighting will not hinder the neighbors. The congestion on the Preliminary Plan noted by some of the residents may seem so on the blueprint, however, there is no congestion in reality. He also stated that property values usually increase for homes located Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 10 adjacent to park facilities as can be evidenced by those homes surrounding Willow Stream park. Mark Slutsky, 2930 Sandalwood, stated that he used to live near Green Lake park with its large pond and there was never a safety problem posed by the pond. He also noted that the effect of the park on the adjacent homes was to increase the value of the homes. He stated that the needs of the burgeoning community necessitate the development of the proposed facility. He did, however, note his concerns with the idea of a berm next to the adjacent pond in Long Grove. He stated that kids are usually attracted to play on the berms and this would pose a greater threat to their safety. He also stated that the safety factor must be tempered by the fact Route 22 and Buffalo Grove Road would present much greater safety hazards than a pond. Betty Levin, 5563 Old Field, Long Grove asked if the park would be accessible to the Police and Fire Departments and if the Police Department could be requested the patrol the park. Mr. Rylko stated that there is a curb cut that will allow paramedics and police to enter the park and actually drive down the jogging path. He said the Police Department will determine how the facility needs to be monitored and patrolled. Larry Axelrod, 5537 Oak Grove, asked if there would be any league games played at night. Mr. Rylko stated that the main ballfield would not be lighted and therefore any games played would end at dusk. Mr. Axelrod asked if any trash facilities would be provided. Mr. Rylko stated that trash bins would be placed throughout the park and would be affixed to the ground. Dr. Loeb asked if any polling of residents had been done to assess the approval or disapproval of lights in parks where lights are presently used. Commissioner Krug stated that lighting technology has come a long way since the lights at Emmerich Park were installed. He noted that the Emmerich lights are very visible on adjacent properties. Gene Chamberlain, Cedar Court South, stated that it might be a good idea if the Plan Commission and Park District could follow up with the residents after the park is established to iron out any difficulties. This would eliminate many of the emotional issues that seem to be prevalent. Emily Berkun, 5542 Oak Grove Circle, Long Grove stated that sand volleyball is a very popular sport that will have people lined up Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 11 waiting to play. She noted that since Stevenson High School projects 4, 000 kids in a few years, this could be a very dense use. Chairman Silbernik asked if any of the other parks had ever experienced lines for any of the amenities. Mr. Rylko stated that it has never been a problem before. He further stated that Stevenson High School is made up of 17 different communities from a very large area and they would not all be using this particular park. Andy Ackerson, 2930 Barberry, stated that people in his neighborhood have been waiting for five years for a park. He noted that a park is for the enjoyment of families and the whole community. He stated that the people who moved to the Woodlands south of Route 22 knew that a park of some type would be developed on the Grove Park site. Dr. Browning once again noted his concern with the noise level and childrens' safety. He noted that it is not unreasonable to be concerned with these problems and to ask that something be done about them. Susan Berkun asked if the parking and sanitary facilities would be sufficient for a development of this size. Mr. Rylko stated that there would be joint parking facilities with the school district and it would be sufficient. He noted that the school washrooms would be accessible at night during the school year. In the summer there would be porta-toilets available when scheduled programs or games are held by the Park District. Dick Silverman of Long Grove asked what time lights would be shut off and when the park would close. Mr. Rylko stated that the lights would be shut off at 10: 30 p.m. and the park would close at 11: 00 p.m. There being no further comments, Chairman Silbernik closed the public hearing at 9:35 p.m. Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 12 Respectfully submitted, rl Fay 4Rubin cording Secretary APPROV BY• MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-January 6, 1993-Page 13 APPROVED REGULAR MEETING BUFFALO GROVE PLAN COMMISSION January 6, 1993 Buffalo Grove Park District - Grove (Woodland) Park Southwest Corner of Buffalo Grove Road/Route 22 Special Use in an R-1 District and Preliminary Plan Computer Discount Warehouse, Lot 1, Chevy Chase Business Park West - Special Use for Retail Sales in an Industrial District -- Workshop #1 Chairman Silbernik called the meeting to order at 9:45 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Mr. Rosenston Also present: Mr. Richard J. Kepshire, Lindley & Sons Mr. D.J. O'Connell, Lighting Consultant Mr. Michael Rylko, Director, Buffalo Grove Park District Ms. Martha Weiss, President, Buffalo Grove Park District Mr. Don Hedlund, Buffalo Grove Park District Ms. Karen Larson, Buffalo Grove Park District Mr. Bruce Bingham, Hamilton Partners Mr. Michael Krasny, Computer Discount Warehouse Mr. Charles Hendricks, Village Trustee Mr. William Raysa, Village Attorney Mr. Robert E. Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Howard to approve the minutes of the Public Hearing of December 16, 1992 Commissioner Goldspiel noted that the word "ratios" is not spelled correctly on page three. Buffalo Grove Plan Comm-Regular Meeting-January 6, 1993-Page 1 Chairman Silbernik asked for a vote to approve the minutes as corrected, and the motion passed unanimously. Moved by Commissioner Rhodes, seconded by Commissioner Howard, to approve the minutes of the Regular Meeting of December 16, 1992 . Commissioner Genell said her reasons for voting against the Concord Place development are not completely accurate on page three, and she gave the secretary a written record of her comments. Commissioner Berman noted that the word "it" needs to be deleted from the fifth line from the bottom of page seven. Chairman Silbernik said that a last name on page eight should be correctly spelled as "Freedman. " Chairman Silbernik asked for a vote to approve the minutes as corrected, and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Rhodes reported on the Village Board meeting of January 4, 1993 , stating that the Board discussed the following: 1. Approval of the P.U.D. amendment for Manchester Greens was delayed due to the fact that the developer did not notify each of the unit owners of the public hearing and therefore another public hearing may be necessary. 2. Jewish Council for Youth Services project was approved 5 to 0. The new access road will be going through the bank property as opposed to the original church property. Left turns from Route 83 will be restricted until the IDOT improvements have been made. 3 . Problems concerning the parking of school buses on public streets will be handled on a complaint basis. 4. Fire Department Training Center development was approved to go out to bid. BUFFALO GROVE PARK DISTRICT - GROVE (WOODLAND) PARK, SOUTHWEST CORNER OF BUFFALO GROVE ROAD/ROUTE 22 - SPECIAL USE IN AN R-1 DISTRICT AND PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Rhodes to recommend approval to the Village Board of the Special Use in an R-1 District and Preliminary Plan of the Grove Park at the southwest corner or Buffalo Grove Road and Route 22 . Buffalo Grove Plan Comm-Regular Meeting-January 6, 1993-Page 2 Commissioner Goldspiel stated that all of the issues had been thoroughly explored at the public hearing. He noted that the Long Grove pond issue is the most troublesome due to the lack of a safety ledge at the pond. However, since testimony had been given that there have been no problems with any of the Buffalo Grove ponds, then he would defer this problem to the testimony. He indicated that berms used to hide the pond would cause more problems than solutions. He stated that recreation areas need to be designed for the community that supports the facilities, and that an active recreation facilities appears to be needed in this area. He further stated that this plan balances the needs for an active recreation area with care concerning impacts on the adjacent residential areas. He noted that the most active areas within the park are well buffered, the night and intensive use areas have been kept substantially away from most of the residences, and the lighting will not be detrimental to the neighborhood as it will be substantially controlled concerning any glare or spillage. He further noted that lights, open land and the presence of people usually prevent trouble rather than causing problems for adjacent properties. He also stated that there is not a great deal of land available in the northern section of the Village for this kind of development and what open land there is, is already developed as a golf course which is substantially an adult activity. Mr. Rhodes stated that the Park District has been responsive to the residents by downsizing the original plan for a driving range, batting cage, etc. and that they have done an excellent job in developing the park for this area. Commissioner Krug stated that this is a well laid out plan. He noted that the lights are low and will be used on demand only. He stated that the lights will probably not even be used on most evenings. He stated that the sand volleyball areas would be used by young adults and teens and the little league will be there on evenings and Saturdays, all activities responsive to the community. He stated that the people in the northern part of the community should be pleased with what their tax dollars are providing. He also noted that this development will be a great asset to the school district. Commissioner Genell stated that a park is sorely needed in this area. She stated that she is satisfied with the proposed lighting, although concerned with the issue of the pond and its close proximity of 120 feet from the playground area. She asked that the two communities try to get together and discuss berming or safety ledges for the pond area. Commissioner Howard stated that she is emphatically against any kind of berming around the pond area as it is a greater danger to children than the pond itself. She stated that she fully endorses this park development. Buffalo Grove Plan Comm-Regular Meeting-January 6, 1993-Page 3 Commissioner Samuels stated that this is a well conceived plan. He noted that the Park District has gone a long way to accept neighborhood and community input and has spent additional money to lower the lighting fixtures to ameliorate any negative impact on adjacent homes. He stated that the pond is not on Park District property and the main responsibility for childrens' safety belongs to the parents. He also noted that he thinks berming of this area would be more of a potential hazard than any good. Commissioner Samuels stated parks are for families to get together and that teens do not necessarily hang out in public parks where organized activities and people are present. He stated that the sounds of summer from people getting together or playing together and socializing is a welcome kind of sound. Commissioner Berman urged the Park District to do as much as possible to cut down on the noise generated on the basketball courts from balls hitting the metal rims of the hoops. He also urged that they do as much as possible in further reducing any impact from the lights. He further noted his concern with the dark areas of the park adjacent to the pond and urged that the Park District do whatever possible to protect kids from the pond. Lastly, he urged the Park District to make sure that sanitary facilities in some form are available at all times during the summer. If the facilities in the school building are not available, then port-toilets should be made available. He said a lack of restroom facilities would cause a real problem for adjacent residents. Chairman Silbernik stated that the only issue he has concerns about is the pond. He noted that he would be derelict if he did not put some emphasis on the need for something to be put on the area near the pond. He noted that the pond is on private property and therefore the owners of the pond need to ensure the safety of their property and their pond because the liability will fall on the residents who own the pond. There needs to be a concerted effort between the Park District and the residents who own the pond to ensure the safety of the children. He noted his full support of the park plan. Chairman Silbernik called for a vote on the motion and vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Samuels, Genell, Berman, Silbernik NAYES: None ABSTAIN: None ABSENT: Rosenston The motion passed 8 to 0. Buffalo Grove Plan Comm-Regular Meeting-January 6, 1993-Page 4 COMPUTER DISCOUNT WAREHOUSE, LOT 1, CHEVY CHASE BUSINESS PARK WEST SPECIAL USE FOR RETAIL SALES IN AN INDUSTRIAL DISTRICT -- WORKSHOP #1 Mr. Bruce Bingham of Hamilton Partners stated that they are proposing construction of an office and warehouse distribution building in the Chevy Chase Business Park West, north of Lake Cook Road, east of Hastings Lane. The building will be 103 , 000 square feet. Computer Discount Warehouse would occupy approximately 75, 000 square feet of this building with 25, 000 square feet available for speculative occupancy. They will have approximately 30, 000 square feet of office space with 15, 000 square feet on the first floor and 15, 000 square feet on the second floor. Of the first floor area, there will be a showroom and retail component of approximately 1,500 square feet which is in excess of the Village standard for retail use in the Industrial District. A Special Use is being requested for this 1,500 square feet of retail space. He noted that although the computer products will not be manufactured on site, there will be some reconfiguration of the products on site. Mr. Michael Krasny Computer Com uter Discount Warehouse stated that CDW is a national distributor and mail order company of computer products. He said that the proposed facility would include a training area for their telemarketing reps. He stated that the showroom aspects of their operation represents approximately 3 percent of the operation but is very necessary for both vendors and customers and training of sales people. Mr. Bingham stated that there is a significant amount of parking available for the building, some of which will be designated for retail customer parking. He stated that the parking is located off the main thoroughfare, well behind the building and there would not be a heavy volume of traffic generated for retail purposes. He further noted that ingress to the site is from Hastings Lane, for traffic exiting the site a signalized intersection is available by Armstrong Drive to Lexington Drive to Lake Cook Road about a block west of the site. Commissioner Goldspiel asked if all computers would be brought to this facility and then be shipped out. Mr. Krasny stated that is correct. Commissioner Goldspiel asked what kind of truck traffic pattern would occur. Mr: Krasny stated that approximately 10 semi-trailers per day bring in deliveries as well as UPS deliveries. Commissioner Goldspiel asked if there would be adequate dock Buffalo Grove Plan Comm-Regular Meeting-January 6, 1993-Page 5 space. Mr. Krasny said that there would be six dock spaces for both shipping and receiving. Commissioner P Goldspiel asked if there would be adequate space for trailers to maneuver. Mr. Bingham statedthat there is an area sufficient for that purpose. Commissioner Goldspiel asked how products would be shipped out. Mr. Krasny stated that about 98 percent of the products would be shipped out by UPS. Commissioner Goldspiel asked how many customers would be expected in the retail area at any given time. Mr. Krasny stated that there would be only about 10 customers at any one time. Commissioner Goldspiel asked how many parking spaces are to be allocated for customer parking. Mr. Krasny pointed to an area to be designated as both customer and guest parking. Commissioner Goldspiel asked how many employees would be present at one time at the site. Mr. Krasny stated there would be approximately 200 employees at the site at one time. Commissioner Goldspiel asked how many parking spaces there would be. Mr. Krasny stated there would be 348 parking spaces and other ways are being looked into for addition parking. Mr. Bingham stated that the other 25, 000 square feet of the building would either be used by CDW for expansion or would be leased to a second tenant. Commissioner Goldspiel stated he would like to see the dimensions on the parking spaces and access aisles at the next meeting. Commissioner Goldspiel asked if the driveway entrance would be adequate for the traffic indicated by the large number of parking spaces available. Mr. Krasny stated that not all employees arrive at the same time. People arrive at different times of the day due to shift Buffalo Grove Plan Comm-Regular Meeting-January 6, 1993-Page 6 operations which are spread out throughout the day and night. Commissioner Krug asked if there would still be sufficient parking if the operation goes from 200 employees to 400 employees. Mr. Krasny noted that the different shifts are staggered, and not all employees are at the site at the same time, so the parking will be adequate and there will not be a traffic congestion problem. Commissioner Krug stated that he would not like to see a snowball effect of every industry wanting to have a retail space on their premises. Commissioner Krug asked if the driveway entrance could be widened so that a double exit lanes could be constructed. Mr. Bingham stated he would check out that possibility. Commissioner Krug stated that he would also like to see where the Northern Illinois Gas company improvements and access will be located so that it can be determined if the proposed CDW facility will have any impact on the gas company's plan. Commissioner Rhodes asked if there would be any overnight trailers. Mr. Krasny stated there would be no overnight trailers. Commissioner Rhodes asked if the facility would have security. Mr. Krasny noted that the building would be secured and alarmed and there would also be an internal security system. Commissioner Rhodes as if there would be any overnight shifts. Mr. Krasny stated there would not be overnight shifts as the last UPS shipment goes out at 9: 00 p.m. or 10: 00 p.m. Mr. Krasny also stated that the warehouse is not in operation on Saturday and that the retail showroom closes on Saturday at 3: 30 p.m. He noted that the site would be closed on Sunday. Commissioner Rhodes asked if CDW would use the existing railroad lines. Mr. Krasny stated no railroad access would be needed. Commissioner Samuels stated that he is not concerned with the size of the retail use as it is not a major element of CDW's business. Commissioner Samuels noted that he would like to see parking lot island configuration and landscaping at the next meeting as well as handicapped parking spaces in compliance with ADA standards and Buffalo Grove Plan Comm-Regular Meeting-January 6, 1993-Page 7 requirements. Commissioner Berman asked if there are any competing computer retailers in the Village. Mr. Krasny stated he is not aware of any other computer retailers in the Village. Chairman Silbernik stated this plan would be a good use for the Village. He asked that the six criteria for a Special Use be reviewed by the petitioner the next meeting. Commissioner Goldspiel urged that there be more definition of the end of parking rows where they intersect with the main entrance road due to the angle of the road at this location. He also asked that care be taken not to disturb the prairie area to the east near the Commonwealth Edison property. Commissioner Goldspiel asked if there would be any warehouse sales, if so, what the parking situation would be. Mr. Krasny stated that warehouse sales, usually held once a year, do create heavy traffic. However, there would be sufficient parking to handle such a sale, especially since it is held on a Saturday. Commissioner Goldspiel asked if CDW has any of its own trucks. Mr. Krasny stated that they have only a few autos and station wagons. Commissioner Krug asked if the entire trailer truck would pull into the docks for loading and unloading. Mr. Krasny stated that the docks would be external; trucks would n not pull into the building. Commissioner Samuels noted that the trash areas must be enclosed. Mr. Bingham asked if they could proceed to public hearing at the next meeting as the issues brought up are certainly answerable. Chairman Silbernik took a polling on whether to proceed to public hearing. All Commissioners were in favor of allowing the plan to go to public hearing, assuming that the petitioner could address all the issues raised at the workshop. Chairman Silbernik asked Mr. Bingham to be sure to address: 1. Parking demand calculation and provision of adequate handicapped parking spaces 2. Dimensions to be shown for the parking lot Buffalo Grove Plan Comm-Regular Meeting-January 6, 1993-Page 8 3 . Show the required landscaping in the parking lot 4. Show curbing and traffic island controls in the parking lot 5. Provision of double exit lanes at the main driveway 6. Discuss gas company improvements and permanent access for the property east of the site and determine the impact of this development on these improvements 7. Discuss the availability of PACE bus service to the site 8. Verify that the prairie east of the site will not be affected by the development 9. Verify that trash areas will be properly enclosed 10. Document that the criteria for a Special Use will be met Commissioner Goldspiel asked that the plan be shown to the Police and Fire Departments for their input. He asked if the Plan Commission has the authority to vary the standards of the Zoning Ordinance concerning retail uses in the Industrial District. Mr. Raysa said the Commission does have the authority to make recommendations concerning variations of this type for a Special Use. CHAIRMAN'S REPORT Chairman Silbernik stated that he would like the Commissioners to begin to think of ways to have community input at workshops while maintaining the primary purpose of workshops, which is for the developer to discuss a project with the Plan Commission. He said the Commission could discuss this matter at a future meeting. FUTURE AGENDA SCHEDULE Mr. Pfeil stated there would be a public hearing on January 20, 1993 concerning the Computer Discount Warehouse project and a workshop for Edward Schwartz ' Indian Creek subdivision. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None Buffalo Grove Plan Comm-Regular Meeting-January 6, 1993-Page 9 ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Howard, and carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 11: 05 p.m. Resppctfully ' ubmitted, FayrRubi , ecording Secretary APPROV • c--- MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-January 6, 1993-Page 10