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1997-11-05 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION November 5, 1997 Buffalo Grove Park District, Proposed Wellness and Fitness Center, Northwest area of Busch Grove Community Park, �./ Amendment of Special Use concerning overall park development plan and Approval of a Preliminary Plan —Workshop#2 Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: Mr. Krug Mr. Trilling Also present: Mr. Michael Rylko, Director of Buffalo Grove Park District Mr. Dan Schimmel, Superintendent of Recreation Mr. Mark Lusson,Northwest Community Healthcare Mr. Richard Kepshire, Lindley& Sons, Inc. Mr. Tom Seymour, Phillips Swagger Mr. Chris Fry, Phillips Swagger APPROVAL OF MINUTES Moved by Commissioner Berman, seconded by Commissioner Howard to approve the minutes of the public hearing and regular meeting of October 15, 1997. Commissioner Moons noted a spelling area on page 10 of the regular meeting. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Viehman stated he attended the Village board meeting on November 3, 1997 and stated there were no items referred to the Plan Commission, however, there were some items to Buffalo Grove Plan Commission-Regular Meeting-November 5, 1997-Page 1 take note of 1. Announcement of the public hearing on the Comprehensive Plan 2. Audience questioning relative to the Shell Oil development at Arlington Heights Road and Route 83 BUFFALO GROVE PARK DISTRICT, PROPOSED WELLNESS AND FITNESS CENTER. �-/ NORTHWEST AREA OF BUSCH GROVE COMMUNITY PARK, AMENDMENT OF SPECIAL USE CONCERNING OVERALL PARK DEVELOPMENT PLAN AND APPROVAL OF A PRELIMINARY PLAN--WORKSHOP#2 Mr. Rylko introduced the development team and the role each member would speak on. Mr. Kepshire stated they had reviewed the concept of relocation of the parking lot to the south of the proposed building. He noted it may have some merit, however, they are not in favor of same as it would mean reducing the parking numbers to 276 spaces for the fitness center instead of the original 341 spaces anticipated for phase 1. He further noted incorporation of the handicapped spaces into that 276 number further reduces parking space down to 264 spaces and they feel that will definitely be an impediment to the future development of the park site. Another significant issue is one of trying to deal with the stormwater management. Under the present plan they will be utilizing a small segment of the site to the northeast side of the building to provide part of the stormwater management. He noted the design criteria indicates the amounts of stormwater management that will be necessary for developing the remaining property. Due to the large amount of flood plain and existing wetlands, it provides a handicap for the Park District to develop the site in any other fashion and he stated flip flopping the building and parking will be just another handicap in the development of the remaining acreage. He noted the vast majority of the 76 acres is going to be left as open space with only a small area that is to be densely developed. Chairman Goldspiel asked if the analysis assumed that the road would remain in the same place. Mr. Kepshire stated yes. Chairman Goldspiel asked if more parking could be accomplished if the road went out more to the east. Mr. Kepshire stated they could produce a few more parking stalls, but at a loss of some spaces on the east side of the drive. However, he further noted the Park District is anticipating creating an almost single building out of the fitness/wellness and the future community center and therefore reducing the amount of lost open space surrounding the building that would result from setbacks from drives and other parking areas. Buffalo Grove Plan Commission-Regular Meeting-November 5, 1997-Page 2 Chairman Goldspiel asked if it was planned for the two buildings to be on one zoning lot or two zoning lots and if they would be under the same or different ownership. Mr. Kepshire stated they would be the same ownership. Mr. Pfeil asked if there was any intention to create separate ownership entities for the real estate. Mr. Rylko stated no. Chairman Goldspiel stated he was concerned with the issue of pedestrians crossing the road to get to the parking lot. He noted the developer's suggestion of several stop signs and asked where they would be located. Mr. Kepshire pointed out the signs, noting they would be present at points of ingress and egress as well as a stop sign just to the north side of where the access would be provided into the parking lot. Another stop sign would be provided prior to the access to the south end of the parking lot off the main drive. The reason for these two particular locations is that it provides for the ability for traffic to make a left turn while someone is stopped. It also provides for the stopping of traffic in the significant zone where most of the pedestrians would be crossing. This would stop traffic in either direction. He further noted they would not like to provide an additional lane for drop off in the south bound direction as part of the main drive as this will simply speed up traffic instead of reducing speeds. Chairman Goldspiel asked how these stop signs relate to pedestrian paths from the building to the parking lot. He asked how the pedestrian crossing would be handled. Mr. Kepshire noted that pedestrian traffic will not necessarily heed to one specific location. There will be crossing at many points. Therefore providing stop signs at the north and south ends will stop the traffic, they will recognize the pedestrian zone because of the signage and they would have to be alert to the fact that pedestrians are crossing in this zone. He further noted these stop signs will also act as a very real deterrent for people trying to use the main drive as a cut off for the traffic from Route 83 to Busch Road and vice versa. Mr. Pfeil stated the traffic consultant did cover the cut through issue, noting he does not project any significant cut through movements. Chairman Goldspiel stated the traffic consultant should be advised of the impending six stop signs proposed on the site for review. Mr. Kepshire noted another issue regarding the south end drop off was discussed at the first workshop. He noted the traffic consultant felt it was probably not desirable to create a separate drop off The consultant identified utilization of the planned drop off, made a bit wider, to allow southbound movements through the drop off zone. Mr. Kepshire stated he feels this would have Buffalo Grove Plan Commission-Regular Meeting-November 5, 1997-Page 3 more potential for conflicts because of the criss-crossing of traffic. Commissioner Berman noted concern with a stopped car in a traffic lane which would have people going around such a stopped car and creating further conflicts. Chairman Goldspiel noted the problem with this lot was the magnitude of the lot for approximately 1,000 cars. He noted a smaller parking lot would be no problem Commissioner Viehman stated the traffic engineers recommendation for a drop off lane could also be read as suggesting that the east bound end of northbound access lane be widened so that a car could, in fact, turn from south around east and go back north and not access it in front of the building as has been presented. Mr. Kepshire stated this was a very good point and it will be taken into consideration. He noted the turning radii provided on the plan are adequate to accommodate a vehicle making that kind of turn. Mr. Kepshire stated the loss of the detention at the northeast end of the fitness center would be a concern relative to relocating the building to the west side of the drive. It would reduce the potential for development of the west side improvements. Mr. Kepshire stated they are anticipating a mounting height of 24 feet for lighting poles. They still anticipate the same number of poles, although there may be a possibility to reduce a few of the poles. Commissioner Samuels inquired how the original concept plan for this site compares and contrasts with the proposed development. Mr. Rylko stated the original master plan called for a sheet of ice on the far northwest corner next to the children's day care center. This area has now be designed for parking and the building has been replaced with the wellness/fitness center. Everything else has remained on the plan except for the elimination of one ballfield due to wetland mitigation. Commissioner Samuels asked how the planned parking was changed. Mr. Kepshire stated they have reduced the amount of development on the west side of the creek because the number of ballfields and the number of parking spaces was reduced, partly because of the reduction of a ballfield. Commissioner Samuels asked why 30 parking spaces have been lost. Chairman Goldspiel noted it has been suggested swapping part of the parking and one of the buildings in order to try to bring the parking adjacent to the buildings without crossing the main Buffalo Grove Plan Commission-Regular Meeting-November 5, 1997-Page 4 drive. Mr. Rylko noted they are trying to respond to Chairman Goldspiel's comment at the first workshop that they evaluate the parking in terms of the amount of asphalt being put out during the first phase of construction on the northwest side. Mr. Seymour stated their memo relative to the parking space numbers states that the parking layout shows 341 parking spaces which based on a calculation of need shows a minimum need for 280 spaces and a maximum of 310 spaces. There could be a number in between this range as there is no clear definition of this kind of facility. Commissioner Samuels asked what parking requirements are used for the Highland Park facility. Mr. Pfeil stated the ratio for the Highland Park facility worked out to 1:255 square feet of building area. This also exceeded the technical ordinance requirements. Mr. Seymour presented an artist's sketch of the view by neighbors across from Busch Road taken at eye level at about 5 feet off the ground. Mr. Lusson presented and reviewed the hospital organization chart. Chairman Samuels noted concern with the sufficiency of only 12 handicapped parking spots. Mr. Lusson stated they have only 5 handicapped spots at the Arlington Heights center as well as a small reserved section for the cardiac rehab and orthopedic patients. He stated there are some people who do not actually qualify for handicapped spots and therefore the preferred parking comes in handy for them. He stated they have had no problem with handicapped parking as most of the patients are pretty ambulatory. He further noted they have a transportation service which will pick up at the home and bring you to the center. Chairman Goldspiel asked if the employee parking on the east side of the main drive could be converted to handicapped or patient parking if needed. Mr. Lusson stated that could easily be done. Commissioner Moons noted that most of the care is being given on a one to one basis so that there will not be such a great need for handicapped parking. Chairman Goldspiel noted concern in relocating this type of enterprise in a tax free parcel. Commissioner Samuels noted that a not-for-profit organization engages in a profit making endeavor, it usually does have to pay taxes. Buffalo Grove Plan Commission-Regular Meeting-November 5, 1997-Page 5 Mr. Lusson stated the wellness center resides on the campus of Northwest Community Hospital. The definition of not-for-profit means there are no shareholders that gain from the profit of an organization. All the profit must then be turned back into Northwest Community Healthcare. Chairman Goldspiel asked if all the other real estate holdings of Northwest Community Hospital are free of taxes. Mr. Lusson stated yes but they do pay a fee to the Village. Chairman Goldspiel noted that some kind of payment in lieu of taxes should be given some consideration and same should be discussed at the public hearing. Mr. Rylko stated the ice rink here would have been tax exempt if built. He further noted all the money and proceeds made goes right back into the Park District to provide quality services for the residents and he therefore disagrees with Chairman Goldspiel. Commissioner Samuels stated it is not the Plan Commission's business to be concerned with taxes. Chairman Goldspiel noted that when discussing the concept plan they are looking for ways to bring fees into the Village and he therefore feels it is something to think about for the public hearing. Mr. Rylko stated the district keeps 100 per cent of the net profit of the management fees and it goes back into the community for other capital projects and development of the Park District system. Commissioner Moons stated the role of the Park District is the well being of its residents and this development will be such a benefit in a new area of the community. The health of the community at affordable prices is an enhancement and a good idea for the Village. Janice Berman, 1115 Larraway Drive, stated concern about Busch Road traffic especially with the proposed widening. She noted people making the right hand turn from Route 83 move very fast and then people turn left onto Green Knolls and traffic is very congested. She noted, however, she is definitely in favor of widening Busch Road. Mr. Rylko noted there would be 1,000 parking stalls when development is built out to maximum with the pool facility, community center, ballfields and possibly the indoor driving range. He stated they have an existing curb cut on Route 83 and will be getting a permit from the County for a curb cut parallel to Green Knolls. Mr. Pfeil stated there will be turn lane improvements on Busch Road. Buffalo Grove Plan Commission-Regular Meeting-November 5, 1997-Page 6 Mr. Rylko stated they are waiting for a response from the Lake County Department of Transportation. He stated it will probably be a left hand turn lane westbound on Busch Road. Mr. Pfeil stated the Village Engineer is confident that there will be affirmative response denoting exactly what the County will require. However,a left turn lane for westbound traffic will certainly be needed. The intersection movements will be designed under County regulations to be efficient as far as a left turn and possibly a right deceleration lane. He further noted the projected traffic load on Busch Road will eventually require widening to four lanes with a median turning lane for intersection movements, but this improvement is not a Park District obligation. Commissioner Samuels inquired if there are any requirements for lighting along Busch Road at Green Knolls. Mr. Rylko stated they put up the required lighting along Buffalo Grove Road for their development and they will have the same obligation for Busch Road along the northeast development and the same improvements will take place for whatever improvements required by the County. Mr. Pfeil stated they must meet the development ordinance and he will verify same with the Village Engineer. Commissioner Berman stated he sees no reason for moving the proposed building across the road as it would not add anything material to the site and may, in fact, be a detriment. He further stated he has some concern with what appears to be a public subsidy for a private enterprise, i.e. the hospital clinic built on tax exempt property. However, he noted he does not feel this is an issue that should be addressed in the context of planning for this property. Commissioner Howard noted it is important that the Busch Road access have both a left and right turn. She noted that area narrows and it is not the safest road. Mr. Rylko stated they are relying on the experts from the County to dictate what needs to be done. Mr. Pfeil stated he will ask the consultants to make a recommendation but it will probably be consistent with Lake County's requirements. CHAIRMAN'S REPORT Chairman Goldspiel noted the new lighting fixtures at Arlington Heights Road and Dundee seemed to be shoebox fixtures that are angled out and when traveling north on Arlington Heights Road, they shine in the driver's face. Mr. Pfeil stated he will check with Building and Zoning to verify what was approved by the Buffalo Grove Plan Commission-Regular Meeting-November 5, 1997-Page 7 Appearance Commission and then ask if the fixtures were properly installed. FUTURE AGENDA SCHEDULE Mr. Pfeil stated the Comprehensive Plan public hearing would be held on November 12, 1997. STAFF REPORT -None NEW BUSINESS - Chairman Goldspiel noted PACE is hoping to eliminate the 691 route as ridership has dropped steeply once the North Central service began. Commissioner Berman stated the one segment of that route which still gets considerable use is the evening route coming from Deerfield to Buffalo Grove after the North Central stops running. This is then a viable alternative for people coming home late who otherwise would have to get a cab. It would be a good idea to suggest to PACE that they should at least maintain those later buses. ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Howard and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 8:50 p.m. Respe Ily submi d, Fay ubi e rding Secretary APPROVED BY: r %T& ;('i S P N GOLDSPIEL,V rman Buffalo Grove Plan Commission-Regular Meeting-November 5, 1997-Page 8