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1993-12-01 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION December 1, 1993 Busch Grove Community Park, Busch Road/Route 83, Annexation in the Residential Estate District for 53 acres, and approval of a Special Use and Preliminary Plan for a community park on a 76.5-acre site in the Residential Estate District and Office and Research District Vice Chairman Goldspiel called the meeting to order at 7: 30 P.M. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Vice Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format to be followed for the public hearing, and swore in persons who wished to give testimony during the hearing. Commissioner present: Vice Chairman Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Chairman Silbernik Mr. Rosenston Also present: Mr. Michael Rylko, Buffalo Grove Park District Mr. Donald Hedlund, Buffalo Grove Park District Mr. Larry Kmiecik, Williams/Pollock Associates Mr. Tom Vatiglio, Lighting Consultant Mr. John Marienthal, Village Trustee Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the Public Hearing: Exhibit A: Master Plan dated November 23, 1993 Exhibit B: Lighting plot delineating footcandle distribution for outdoor lighting of ballfields dated March 29, 1993 Exhibit C: Initial Development Plan dated November 23, 1993 Buffalo Grove Plan Comm-Public Hearing-December 1, 1993-Page 1 Exhibit D: Brochure concerning outdoor light fixtures Exhibit E: Parking analysis data sheet Mr. Rylko stated that the site is a triangular tract bounded by Busch Road on the north, Buffalo Grove Road on the east, and Route 83 on the west. He noted that the north 53 acres are unincorporated, and approximately 23 .5 acres are in Buffalo Grove zoned Residential Estate and Office and Research. He stated that the Park District is petitioning to annex the 53-acre parcel with Residential Estate zoning, and to get a Special Use and Preliminary Plan approval for a community park for the entire 76.5-acre tract. Mr. Rylko said that the main curb cut to Route 83 is consistent with plans to widen the road, and a left turn lane will be constructed on Route 83 to facilitate turns into the Park District's driveway. He noted that the Village and Park District staffs have worked with the Illinois Department of Transportation (IDOT) to upgrade the sidewalk along Route 83 from five feet in width to eight feet along the Park District's frontage. He said that the Park District has a grant to construct an eight-foot wide sidewalk along the south side of Busch Road, and this sidewalk will be as part of IDOT's improvements to the Busch Road/Route 83 intersection. He commented that the Park District also has a partial grant to fund construction of a bikepath along the creek in the middle of the Busch Grove site. He noted that approximately 26 acres of the park site is wetlands that will essentially remain in their current condition. Mr. Rylko reviewed the Master Plan (Exhibit A) for the park facility, noting the location of the three ballfields and the tennis courts that are proposed to have outdoor lights. He also explained the location of other site plan elements including picnic shelters, washrooms, the nature center, the community center, the ice rink, the swimming pool, the bandshell, and the volleyball and basketball courts. He noted that the swimming pool will have a maximum capacity of 1, 200 persons. He said that the park will have a total of two miles of bikepaths. Mr. Rylko noted that the Master Plan was developed after a series of meetings with citizens to discuss various planning ideas for the park facility. Mr. Rylko reviewed the location of proposed parking areas. He said that the main parking area is located adjacent to Route 83, closest to the major facilities such as the ballfields and the swimming pool. He indicated that the parking has been analyzed to ensure that more spaces are being provided than the minimum required by Village ordinance. He said that the Village has asked its traffic consultant to review the plan, and it is his understanding that the consultant does not have Buffalo Grove Plan Comm-Public Hearing-December 1, 1993-Page 2 any concerns about the road or parking lot layouts. He commented that the plots of the footcandle distribution for the outdoor lights at the ballfields and the tennis courts indicate that the light is being retained on the Park District's property and will not spillover to adjacent roads or properties. Mr. Rylko indicated that portable restrooms will be used near the nature center until funding is available for a permanent restroom facility. Mr. Pfeil noted that Ken Carmignani, the Village's traffic consultant has reviewed the plan, and he indicated that the road layout and parking lot design is acceptable, and would not encourage cut-through traffic. Mr. Kmiecik commented that the facilities on the Master Plan are "blocked out" in general terms to reflect what the citizen focus groups recommended for development of the park. He said that as funding becomes available of specific facilities, detailed site plans would be developed. Commissioner Krug inquired if just the tennis courts or also the basketball courts would have outdoor lighting. Mr. Rylko stated that only the tennis courts and the three ballfields would have outdoor lighting. Commissioner Krug asked if the volleyball courts would be lighted. Mr. Rylko indicated that the volleyball courts would not have separate outdoor lights, but they will be close enough to the swimming pool area so that lighting from the pool area will make the volleyball courts usable in the evening. Commissioner Krug inquired if the site plans for the various facilities would return to the Village for review when specific facilities are proposed for construction. Mr. Rylko indicated that specific plans would be presented to the Village for approval. Commissioner Rhodes noted that it is not clear how the annexation and Special Use are being handled; he asked for clarification on what the Village is being asked to approve at this time. Mr. Rylko indicated that the Park District is trying to obtain basic approval to ensure that the Master Plan, including outdoor lighting, is acceptable to the Village. He said that as funding for specific facilities becomes available, the Park District will present plans to the Village for approval. Buffalo Grove Plan Comm-Public Hearing-December 1, 1993-Page 3 Commissioner Genell inquired about the benefit to the Park District of annexing the property to Buffalo Grove. Mr. Rylko indicated that the ability to hook up to Village utilities and services such as police and fire protection are the main benefits of annexation. Commissioner Genell inquired if funding is available for the indoor ice rink. Mr. Rylko indicated that private funding is being studied, but no firm proposals have been made to the Park District. Commissioner Samuels reviewed the six criteria for a Special Use in the Zoning Ordinance, and asked Mr. Rylko to address the criteria. Mr. Rylko stated that the criteria for a Special Use are met by the petition, noting that the park will serve the public, is planned to be in harmony with adjacent land uses, will not be injurious to other properties, and will be provided with adequate utilities and parking. Commissioner Samuels asked for information concerning the heights of buildings that would be constructed on the park property. Mr. Rylko said that the buildings would not be higher than two stories, and would be similar in height to adjacent residential structures. Commissioner Samuels asked if the parking lots would be lighted. Mr. Rylko said that the parking lots would have lights. Commissioner Berman inquired if the Special Use request includes the outdoor lights for the ballfields and the tennis courts. Mr. Rylko replied affirmatively. Commissioner Samuels asked if a specific firm has been identified to install the lights. Mr. Vatiglio said that specifications for the lights would be prepared, and then a bidding process would probably be used. Commissioner Berman asked for an explanation of the footcandle plot for the lights, and information concerning the distance to the closest homes. Buffalo Grove Plan Comm-Public Hearing-December 1, 1993-Page 4 Mr. Vatiglio said the lights would be approximately 50 footcandles at the play areas, but the level is only about one-half of a footcandle at the edge of the park property. Mr. Rylko said the closest home to the tennis courts lights would be Hidden Lakes, and these homes are separated by the setback on the park property, the 105-foot Buffalo Grove right-of-way and a setback of at least 25 on the Hidden Lake site. He commented that street lighting on both Route 83 and Buffalo Grove Road adjacent to residential areas have higher footcandle readings than the lights from the park facilities. Commissioner Berman asked if glare from the lights would affect motorists on adjacent roads. Mr. Vatiglio said the lights would have "shoebox" fixtures that direct light onto the playing facilities and produce very little spillover light. Commissioner Berman said that he is concerned with the Village granting a Special Use without having more specific information concerning the lighting and other planning items. Mr. Rylko said that the Park District would return to the Village for approval of plans for specific facilities. Vice Chairman Goldspiel asked Mr. Rylko what could be built with the approval that is being requested with the current petition. Mr. Rylko indicated that the bikepaths are the main item that could be built immediately. Elements such as the parking lots would have to return for Village approval. Tom Mason, 1113 Lockwood Drive, asked what is allowed by approval of the Special Use. Vice Chairman Goldspiel said that the Special Use allows the property to be used as a park. Mr. Raysa noted that the park is a Special Use in a residential district, and is subject to specific conditions that would be set forth in the ordinance approving the special use. Mr. Mason suggested that the bikepath along the creek be lighted to provide better safety for users. Mr. Kmiecik said that the paths adjacent to the public streets will be lighted, and the path along the creek is intended to be more of a nature trail. Buffalo Grove Plan Comm-Public Hearing-December 1, 1993-Page 5 Mr. Mason asked how late the lights on the ballfields and tennis courts would be used. Mr. Rylko said that the lights would not be used later than 10: 30 P.M. , and the tennis court lights would be on a timer system so that players would turn the lights on only when needed. Mr. Mason asked if the proposed parking will be adequate. He noted that the parking for Green Lake Park is not adequate for peak periods, and users park on adjacent residential streets. Mr. Rylko stated that the proposed parking exceeds the Village ordinance, and he believes it will be adequate for the proposed facilities. Mr. Kmiecik commented that a complete analysis of parking demand has not be done for all the proposed buildings, but based on his firm's experience on 30 other similar projects, they believe parking will be adequate. He noted that a shared parking concept is workable because some of the facilities such as the indoor ice rink will not be in use when the outdoor pool is having its peak demand. Joe McCluskey, 950 Hidden Lake Drive, asked if the parking for the swimming pool will be sufficient for peak periods. Mr. Rylko commented that the pool will be used approximately 90 days per year, and the parking that serves the community center will be available to pool users. Mr. McCluskey asked where the bikepath would cross Buffalo Grove Road. Mr. Rylko said that the sidewalk system would cross Buffalo Grove Road at the intersection of Busch Road where a signal is provided. Bruce Wells, 1116 Lockwood Drive, inquired about possible noise from the bandshell area. Mr. Rylko said that the bandshell is oriented toward the interior of the park, and the sound would be buffered from adjacent residential areas. Mr. Wells said that the bikepath crossing at the Route 83/Buffalo Grove Road intersection will be dangerous, and he asked if other alternatives have been considered. Mr. Rylko said that IDOT has indicated that a tunnel under Route 83 is not feasible due to the need to elevate the road. Buffalo Grove Plan Comm-Public Hearing-December 1, 1993-Page 6 An elevated walkway is not practical because of the length that would be needed for the approach ramps, and IDOT indicates that people do not use elevated ramps. Commissioner Howard noted that the Plan Commission has studied the issue of pedestrian safety at locations in the Village, and she said that more input from citizens is needed to see if some real improvements could be accomplished for pedestrian safety at street crossings. She said that traffic restrictions such as "no right turn on red" would require an enforcement program. Commissioner Genell said that she agrees that pedestrian safety at the Route 83/Buffalo Grove Road crossing will be a problem. Don Crawford, 950 Shady Grove Lane, commented that the presentation has not been specific concerning the type of outdoor lighting that will be used. Vice Chairman Goldspiel said that as detailed plans are developed, the Park District will return for approval by the Village. He noted that at this point the Village wants at least an overall conceptual plan for the park so that it can be determined if all the phases will be properly coordinated. Mr. Crawford inquired if the Park District would be allowed to install lights based on the current approval if this could be done within one year of approval. Mr. Rylko said he thinks lights would be allowed based on the current petition. Vice Chairman noted that the Plan Commission is a recommending body to the Village Board, and the Board will determine how broad the current approval is concerning what facilities can be built without more detailed plans. There being no further comments or questions from anyone else present, Vice Chairman Goldspiel closed the public hearing at 8:45 P.M. Respectfully submitted, "a //e(;( Robert E. Pfeil, Village Planner Buffalo Grove Plan Comm-Public Hearing-December 1, 1993-Page 7 AP ROVED: / E EN LDSPIEL Vice Chairman :4- Buffalo Grove Plan Comm-Public Hearing-December 1, 1993-Page 8 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION December 1, 1993 Busch Grove Community Park, Busch Road/Route 83, Annexation in the Residential Estate District for 53 acres, and approval of a Special Use and Preliminary Plan for a community park on a 76.5-acre site in the Residential Estate District and Office and Research District Concord Glen, Route 83 - Plat of Subdivision Vice Chairman Goldspiel called the meeting to order at 8:45 P.M. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Vice Chairman Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: Chairman Silbernik Mr. Rosenston Also present: Mr. Michael Rylko, Buffalo Grove Park District Mr. Donald Hedlund, Buffalo Grove Park District Mr. Larry Kmiecik, Williams/Pollock Associates Mr. Tom Vatiglio, Lighting Consultant Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Rhodes, to approve to the minutes of the Regular Meeting of November 17, 1993. Commissioner Genell noted two typographical errors on Page 5. All Commissioner were in favor of the motion as amended and the motion passed unanimously, with Commissioner Howard abstaining. COMMITTEE AND LIAISON REPORTS - None BUSCH GROVE COMMUNITY PARK. BUSCH ROAD/ROUTE 83 - APPROVAL OF Buffalo Grove Plan Comm-Regular Meeting-December 1, 1993 Page 1 RESIDENTIAL ESTATE ZONING AND APPROVAL OF A SPECIAL USE AND ES PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Rhodes, to recommend approval of annexation with Residential Estate zoning for the 53-acre tract, and approval of a Special Use and Preliminary Plan for the 76.5-acre park site in the Residential Estate and Office and Research Districts. Commissioner Krug noted that the recommendation includes lighting for the tennis courts, and this is appropriate because lighting will make the courts more useful. Commissioner Samuels concurred with Commissioner Krug, and commented that this part of the community needs more recreational facilities. He said that the proposed lighting will not be intrusive for adjacent residential areas. Commissioner Samuels noted that the Park District addressed the criteria for a Special Use as part of the presentation during the public hearing. He said that he is satisfied that the criteria have been met. He commented that the overall facility will be an asset to the community, and will not have detrimental impacts. Commissioner Howard indicated that she agrees with Commissioner Samuels, and the facility will be good for the community. She said that the park will not be detrimental to adjacent properties, and she agreed that the tennis courts should be lighted. Commissioner Genell noted that the Park District has stated that detailed plans will be submitted to the Village as specific facilities are proposed for construction. She said that she has faith in the Park District that they will do a good job in implementing the plan, and she noted that Willow Stream Park was nicely developed. Commissioner Berman said that the conceptual plan for the park is very good, but he has concerns about approving a special use for the outdoor lighting at this time. He said that the Notice of Public Hearing is not specific about the outdoor lighting. He noted that approval of the special use gives the Park District on year to begin construction, and if nothing is built, then the special use would expire. He commented that the area surrounding the park could change over time, and this raises the question of whether the outdoor lights will be compatible with adjacent uses in the future. Vice Chairman Goldspiel said that some verygood made bythe points were public during the public hearing, and items such as pedestrian safety in crossing Route 83 is an issue of great concern. He noted that the Village has not required Buffalo Grove Plan Comm-Regular Meeting-December g 1, 1993 Page 2 lighting on off-street bikepaths, so he does not think the Park District should be required to light the path along the creek. He indicated that he concurs with comments made by other Commissioners concerning the need for the facility and its value to the community. Vice Chairman Goldspiel called for a vote on the motion, and the vote was as follows: AYES: Krug, Rhodes, Howard, Samuels, Genell, Goldspiel NAYES: Berman ABSENT: Silbernik, Rosenston ABSTAIN: None The motion passed 6 to 1. CONCORD GLEN, ROUTE 83 - FINAL PLAT OF SUBDIVISION Moved by Commissioner Rhodes and seconded by Commissioner Samuels to recommend approval of the final plat as presented. Mr. Raysa noted that the plat will have a note added that prohibits permanent street access to Outlot A from Route 83. He said that the label "open space and detention area" would be deleted from Outlot A. He also indicated that the 35-foot building setback line along Route 83 will be removed because Outlot A is not a buildable lot, and the setback restriction is not needed. He noted that the plat contains a note from the surveyor stating that the plat is not tied to any "system. " He said that the Village Engineer has asked the surveyor to clarify the meaning of this note. Mr. Raysa also commented that restrictions concerning patios, decks and fences in the subdivision are controlled by the restrictive covenants and condominium declaration. He indicated that he has reviewed these documents and the provisions are in accordance with the Plan Commission's recommendations. Vice Chairman Goldspiel called for a vote on the motion, and the vote was as follows: AYES: Krug, Rhodes, Howard, Samuels, Genell, Berman, Goldspiel NAYES: None ABSENT: Silbernik, Rosenston ABSTAIN: None The motion carried, 7 to 0. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Buffalo Grove Plan Comm-Regular Meeting-December 1, 1993 Page 3 _ _ i Mr. Pfeil said that the next meeting would be the regular meeting on December 15, 1993. This agenda will include a public hearing on the Checker Place townhomes and a workshop on a single-family subdivision proposed for the DeGrazia property on Prairie Road. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Howard, and carried unanimously to adjourn. Vice Chairman Goldspiel adjourned the meeting at 9: 10 P.M. a- 6 4)) 1 / (1 Robert E. Pfeil, Village Planner APPROVED BY: TEPHEN OLDSP EL, Vice Chairman Buffalo Grove Plan Comm-Regular Meeting-December 1, 1993 Page 4