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1991-10-09 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 9, 1991 Emmerich Park East Public Address System - Special Use in an R-3A District Chairman Silbernik called the meeting to order at 7: 30 p.m. in the Village Board room, 50 Raupp Boulevard, and read the Notice of Public Hearing published in the Buffalo Grove Daily Herald. Chairman Silbernik explained the format of the meet- ing and noted that the Plan Commission would leave Village Hall during the public hearing to observe the proposed public address system in actual use. Chairman Silbernik swore in all persons who were giving testimony at the hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Charlette Mr. Rosenston Ms. Genell Mr. Samuels Commissioners absent: None Also present: Mr. Michael Rylko, Buffalo Grove Park District Mr. Donald Boyer, Bills Youth Football Association Mr. Jim McAnally, Bills Youth Football Association Mr. Larry Gleason, Professional Engineer Mr. Brian Rubin, Village Trustee Mr. Charles Hendricks, Village Trustee Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Mr. Rylko stated that he is the Director of the Buffalo Grove Park District, and since the Park District owns Emmerich Park East, the District is technically the petitioner for the Buffalo Grove Plan Comm-Public Hearing-October 9, 1991-Page 1 Special Use. He indicated that the proposed public address system would be operated by the Bills Youth Football Associa- tion to announce football games at the park. Mr. Boyer reviewed the components of the public address system and noted that the amplifier is not used at its maximum setting. He stated that the system consists of three thirty-watt horn type projector speakers and a solid state sound reinforcement amplifier. Mr. Boyer said that the speakers are designed to provide a directional sound pattern, and the speakers would be mounted to project north to Lake Cook Road and east toward the playing field. The speakers would not be projected toward the residential areas south of the site. He indicated that the persons announcing the game would be located in the second floor of the concession stand at Emmerich East. Commissioner Charlette inquired about the levels of sound that are used in the system. Mr. Boyer stated that the system uses amplifier ranges of 8.5 to 20, but settings above 9 are not used because it distorts the sound from the amplifier. Mr. Rylko commented that the system is an advanced design that will not produce the type of sound that people now hear from the Buffalo Grove Recreation Association (BGRA) system that is used to announce baseball games at Emmerich West. Chairman Silbernik noted that the test that would be con- ducted as part the public hearing would not include game conditions and crowd noise, and he suggested that the Plan Commission members try to determine the "annoyance" level of noise that may be produced when the system is used in actual game situations. Commissioner Rosenston said that crowd noise is often the sound that people hear, and it may be more noticeable than the sound produced by the amplifier and speaker system. Chairman Silbernik explained that the Plan Commission would begin its field observation of the sound system at 7:55 p.m. and would return to Village Hall to resume the public hearing at 8 : 20 p.m. He said the Plan Commission members would go in pairs to four sites south, east, and west of Emmerich Park to listen to the testing of the system. He indicated that he would visit the field locations of the Commission members, and he instructed Mr. Pfeil to oversee the use of the micro- Buffalo Grove Plan Comm-Public 9, 1991-Page Hearing-October gq 2 phones and amplifier at the Emmerich East concession stand. Mr. Raysa pointed out that the Plan Commission members would need to know when different settings were being used on the volume control of the amplifier. Mr. Charlette said that he wanted to hear the individuals who would actually be announcing games. Mr. Boyer and Mr. McAnally stated that they would be doing the announcing for the test, and they also announce games conducted by the Bills Youth Football Association. Mr. Boyer said that games are not announced in a "play-by-by play" format; most of the announcing is done to identify the names and numbers of the players. Mr. McAnally stressed that the people who announce the games do not try to incite the crowd, and efforts would be made to minimize any sound reaching into adjacent residential areas. Chairman Silbernik directed the Plan Commission members to go to their assigned field locations to listen to the public address system. The locations were: St. Mary's Parkway at Lincoln Terrace; Raupp Boulevard north of St. Mary's Parkway; Crestview Terrace south of Emmerich East Park; and the Buffalo Creek Apartments on Buffalo Grove Road east of the park. Mr. Pfeil observed the operation of the microphone and amplifier and made the following notes concerning the use of the system during the field test: Announcer Time (p.m. ) Amplifier Setting Don Boyer 7:55 to 7:58 9 7:58 to 8: 01 10 Jim McAnally 8: 01 to 8: 04 11 8:04 to 8: 07 10 8: 07 to 8: 10 9 Don Boyer 8: 10 to 8: 14 9 The Plan Commission returned to Village Hall and resumed the Buffalo Grove Plan Comm-Public Hearing-October 9, 1991-Page 3 public hearing at 8:25 p.m. Mr. Boyer stated that during the field test the amplifier was used at a level of 11, and this is twenty percent higher than the setting that would be used during games. He indi- cated that an amplifier setting of 8.5 to 9 is the maximum setting that the Bills would use. Mr. Boyer reviewed the field testing that the Bills conducted in July 1990. He said that letters were delivered to approxi- mately 130 homes near Emmerich East Park informing residents that the system would be tested on four dates. He indicated that members of the Bills organization went to locations in the residential areas near the park and listened to the test. He said that Brian Sheehan, the Village Health Officer, had tested decibel levels near the park on one test date when the system was in use. He stated that Mr. Sheehan's conclusion was that the sound fluctuated between 46 to 68 decibels in areas adjacent to the park. Mr. Boyer said he addressed the Village Board on September 3 , 1991 and was referred to the Plan Commission. He indicated that he received a letter dated September 4, 1991 from William R. Balling, the Village Manager, outlining particular items that the Village Board indicated should be addressed as part of the public hearing. The first item was a compar- ison to the system now being used by the BGRA at Emmerich West. Mr. Boyer indicated that the BGRA system uses two 15- watt amplifiers with speakers pointed directly toward a resi- dential area. He said the Bills system would use a 30-watt amplifier, but the speakers would point toward Lake Cook Road. He explained that although the Bills' amplifier is larger than the BGRA amplifier, the larger amplifier actually produces less noise because it provides better, more uniform sound to the area and does not need to use a high volume setting. He commented that the orientation of the speakers would prevent noise from reaching the residential areas near the park. He said that although he couldn't quantify the affect of the trees south of the park, he believes the trees will act as a screen to block sound from reaching the residential area. He said that the tests done in July were done on a Wednesday, a Thursday, and two Saturdays. Mr. Boyer indicated that although members of the Bills' organization did the monitoring during the tests, he trusts the informa- tion that they obtained concerning the level of sound reach- ing the residential areas. He noted that the public address system was donated to the Bills, not purchased. Mr. Boyer stated that the Bills have offered assistance to the BGRA to Buffalo Grove Plan Comm-Public Hearing-October 9, 1991-Page 4 improve the BGRA's sound system. This offer will be honored even if the Bills are denied permission to use their public address system for football games. Larry Gleason reviewed his sound impact report that was distributed the Plan Commission on October 4, 1991. Mr. Glea- son stated that as the distance from a sound source doubles, the sound level decreases by four times. He indicated that the map included in his report shows a radius of 400 feet around the proposed public address system location; at this distance the public address system would produce sound that is the level of human conversation, which is approximately 74 decibels at a distance of 3 .5 feet from the person speaking. He noted that the Bills' public address system would use a volume level of 8.5 to 9; settings higher than this would produce distorted sound. He commented that in his analysis he did not assume any sound reduction by the trees south of Emmerich Park. Mr. Gleason indicated that he had listened to a test of the system from a location on Crestview Terrace, and he was able to hear sound from the speakers. He noted that the proposed three-speaker system produces less noise than two speakers because three speakers gives better coverage over a large area so the sound level at given points is lower. Mr. McAnally stated that he has been involved with the Bills for twenty years, and their football program is the most prestigious in the northwest suburbs. He said the Bills have upgraded the Emmerich Park facility and have tried to make it as aesthetically attractive as possible. He said the public address system would enable the Bills program to be better than similar programs in other towns, and it would provide financial benefits because it would generate interest in the playoff games and help increase revenues from the concession stand. This revenue is very important in support- the overall program. He stated that the Bills understand the concerns of the neighbors and the public address system would be controlled to address these concerns. Commissioner Charlette inquired about the percentage of players in the Bills program who are from Buffalo Grove. Mr. McAnally said the program has approximately 154 children and 86 to 90 are from Buffalo Grove. He said there are approximately 40 children who don't have Buffalo Grove addresses but attend Buffalo Grove Schools. Mr. Rylko pointed out that there are a number of children in Buffalo Grove Plan Comm-Public Hearing-October 9, 1991-Page 5 the program who have Deerfield or Prairie View addresses who would not have the opportunity to play football if they didn't participate in the Bills program. Commissioner Krug inquired where the speakers would be located. Mr. Boyer said the speakers would be on utility poles and would point toward the north and northeast. Commissioner Krug asked if the public address system would be used only for football games. Mr. Boyer stated that the system would be used only for Bills football games, and this would be from the beginning of Sep- tember to the last weekend of October. If the Bills' teams are in the playoffs, the season would extend into mid-Novem- ber. Commissioner Krug inquired if the system could be controlled by some type of governor to regulate the level of the ampli- fier and limit the maximum setting. Mr. Gleason said a sound compressor could be used, but this method would pick up background noise in the broadcast booth. He said the system would have a "clipper" that acts as a governor by regulating the power and voltage to the system. Commissioner Krug asked if the system could experience feed- back noise. Mr. Gleason stated that feedback noise is a possibility on occasion. Commissioner Krug inquired what the Bills did before the speaker system became available, and he asked if there would be a hardship to the Bills if the public address system were denied. Mr. Boyer said the Bills just played their games without a speaker system, but the system would be an improvement that would benefit the program. He said the main hardship to the Bills if the system is not allowed would be financial because they would not generate revenue if they could not stage playoff games at their home field. He stated that it would not be a great hardship to the Bills if they did not have a public address system. Buffalo Grove Plan Comm-Public Hearing-October 9, 1991-Page 6 Commissioner Krug asked how many playoff games would be held at Emmerich Park. Mr. McAnally indicated that games played at a team's home field are determined by the final standings, and the league "superbowl" would probably be hosted by the Bills at Steven- son High School if the Bills progressed that far in the play- offs. Commissioner Krug asked if any residents were involved in the testing done in July. Mr. Boyer said one resident observed the test. Commissioner Krug asked how many games are played in a weekend, and what the daily starting and finishing times would be. Mr. McAnally said eight games are played each weekend, and the Bills would have four weekends of home games. The games start as early as 9: 00 a.m. and end by 6: 30 p.m. He stated that the public address system would not be used before 9: 00 a.m. Commissioner Rhodes indicated that he could not really dis- cern sound from the speakers at his field location near the Buffalo Creek Apartments east of the field, but he noted that leaves are still on the trees abutting the field. He comment- ed that he can hear the public address system used by Buffalo Grove High School at his residence, which is considerably east of the high school. Mr. McAnally said Buffalo Grove High School 's system is much larger than the Bills' system, and sound from the high school system carries much farther. Commissioner Howard said her field location was on Crestview Terrace, and she could hear the speakers at the rear of homes in the area. In front of the homes the speakers were not dis- cernible, but noise from traffic on Lake Cook Road could be heard as a low murmur. Commissioner Charlette said the map in Mr. Gleason's report is not clear, and it appears that homes are within the 400 foot radius where sound from the speakers could be heard. Commissioner Rosenston said the map indicates that the sound spillover area is in the trees south of the park, not in the Buffalo Grove Plan Comm-Public Hearing-October 9, 1991-Page 7 residential area. Commissioner Charlette asked how many people would be in the broadcast booth, if children are allowed in the booth, and what the starting time of the game on October 26th would be. Mr. Boyer stated that there are five to six people in the broadcast booth, and children are not permitted. He said the game on October 26th would start at 8:00 a.m. Commissioner Charlette said he could not hear bothersome sound at his test location, but he would not want children in the broadcast booth because of the noise that they might make that would be broadcast over the speakers. Commissioner Rosenston asked how the decibel readings on Mr. Gleason's map can be uniform in all directions if the speakers are oriented in a directional pattern. Mr. Gleason said the decibel readings are not the same, and the chart on page one of his report tries to clarify this. He commented that as an example, the area to the rear of the building where the system is located would be quieter than the area in front of the building where the speakers are located. Commissioner Genell asked when the original Special Use for Emmerich Park was granted. Mr. Pfeil said he did not know the date of the original special use approval. Mr. Rylko indicated that the Special Use was probably granted in 1978 or 1979 when the Buffalo Grove Park District acquired Emmerich Park East. He said the Bills did not play football at Emmerich at that time. Commissioner Samuels inquired if the speaker level heard on the field at this evening's field test would be adequate for use during games. Mr. Gleason said the system can't be any louder than it was at this evening's field test. Chairman Silbernik asked if the public address system had been used on Sunday, October 6th at approximately 1:30 p.m. Mr. McAnally replied that the system had been used during the Buffalo Grove Plan Comm-Public Hearing-October 9, 1991-Page 8 halftime of a game. He commented that a boom box was also being used in the area, and this may be what people heard. Chairman Silbernik said he heard the system on October 6th, and it sounded very loud. He inquired if Brian Sheehan, the Village Health Officer, had been at all four tests during in July. Mr. Boyer said Mr. Sheehan was in attendance for one test day. Chairman Silbernik said he did hear the speakers at certain locations during this evening's test, and he suggested that the sounds may have been reflected to these areas where it was audible. He noted that the sound was more discernible when he was standing between houses than when he was directly in front of the houses. Gary Gillmeister, 196 Raupp Boulevard, stated that it appears that the Bills are using the financial benefits of the public address system to justify its use. He said the loss of property value that residents will experience if the system is used will outweigh the financial impact that the Bills might feel if the speakers can't be used. He said his home is within 200 feet of the park, so he can hearr the speakers. He suggested that the map in Mr. Gleason's report is not correct if it indicates that the nearest homes are 800 feet from the speakers. He commented that at the very least use of the sys- tem should be restricted to playoff games. Bonnie Noble, 400 St. Mary's Parkway, said it is difficult to have peace of mind when the BGRA system is being used, and the addition of another system is more than the residents should have to put up with. She said people should not have to have noise coming into their homes during the summer and fall, especially in the evening and on weekends when people want to enjoy peace and quiet in their homes. Jo Ann Lockman, 216 Raupp Boulevard, said the public address system was used by the Bills several weeks before the current public hearing, and this indicates that they do whatever they want to do without regard for residents in the area. She indicated that the noise during this improper use was not particularly loud. She said if the Bills are given permission to use the system it will be important that they abide by conditions of use that the Village may establish. Shirley Biagini, 171 Raupp Boulevard, said she lives 50 feet Buffalo Grove Plan Comm-Public Hearing-October 9, 1991-Page 9 { from the park, and she hears the noise from the crowds at the games and the cars in the parking lot, and this noise begins at 7:00 a.m. Jeff Neumayers, 41 Crestview Terrace, said his main complaint is that on Saturdays he can hear voices from the football field, and he thinks these are coaches who are talking to players. In some instances the voices are loud, and he has heard profanity. He does not want his children to hear this type of language, but it is difficult to control the situ- ation when the noise comes into his yard. He said that he may be able to handle the speaker noise if it was limited to only playoff games, and if the Bills could control the language that is used on the field. Ed Domski, 39 Crestview Terrace, stated that he heard every word from the speakers during this evening's test. He said the north wind carries the sound into the residential area south of the park. John Teckorius, 199 Raupp Boulevard, said the test this evening was not a fair test, and a test should be done during real game conditions. Martin McHugh, 35 Crestview Terrace, said the BGRA has been antagonistic for many years, and this has upset residents in the area. He indicated that he does not object to the request by the Bills for their public address system. There being no further comments, Chairman Silbernik closed the public hearing at 9:40 p.m. Buffalo Grove Plan Comm-Public Hearing-October 9, 1991-Page 10 Respectfully submitted, /944 Robert E. Pfeil, Village Planner APPROVED MARTIN SILBERNIK `.i Buffalo Grove Plan Comm-Public Hearing-October 9, 1991-Page 11 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION October 9, 1991 EMMERICH PARK EAST PUBLIC ADDRESS SYSTEM - SPECIAL USE IN AN R-3A DISTRICT RESERVOIR AND PUMPHOUSE NO. 2 EXPANSION ARLINGTON HEIGHTS ROAD NORTH OF CHECKER ROAD AMENDMENT OF SPECIAL USE IN AN R-4 DISTRICT -- WORKSHOP #1 Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Charlette Mr. Rosenston Ms. Genell Mr. Samuels Commissioners absent: None Also present: Mr. Michael Rylko, Buffalo Grove Park District Mr. Donald Boyer, Bills Youth Football Association Mr. Jim McAnally, Bills Youth Football Association Mr. Larry Gleason, Professional Engineer Mr. Bruce Jacobs, Strand Engineering Mr. Brian Rubin, Village Trustee Mr. Charles Hendricks, Village Trustee Mr. Lee Szymborski, Assistant Village Manager Mr. Gregory Boysen, Director of Public Works Mr. William Raysa, Village Attorney `./ Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Genell, seconded by Commissioner Buffalo Grove Plan Comm-Special Meeting-October 9, 1991-Page 1 Charlette, to approve the minutes of the Regular Meeting of September 4, 1991. Commissioner Goldspiel noted that on page 13 he would like to have the words "one possibility is to rename Church Street to Raupp Boulevard" inserted. The motion to approve the minutes as corrected was approved unanimously. COMMITTEE AND LIAISON REPORTS Chairman Charlette said he attended the Village Board meeting on October 7, 1991 and noted that the Board appointed Jane Olson as second deputy clerk and Sam Weiss to the Transportation Commission. EMMERICH PARK EAST PUBLIC ADDRESS SYSTEM - SPECIAL USE IN AN R-3A DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Howard, to recommend to the Village Board approval of the Special Use for the public address system subject to use of the system only during playoff games. Commissioner Rhodes asked if the motion should include a restriction concerning how early the system could be used in the morning. Commissioner Rosenston said if the system were used only for playoff games, a restriction concerning hours of use may not be necessary. Trustee Rubin suggested that the term "playoff game" be defined because it is not clear exactly how many playoff games nay be held in one season. Commissioner Samuels said a playoff game appears to be any game played after the regular season as defined by the league in which the Bills are a member. Commissioner Krug said perhaps the term "post season games" could be used. Commissioner Goldspiel inquired if there would be three weekends of playoff games. Mr. McAnally replied affirmatively. He said the playoff schedule would typically have three games per day, not the Buffalo Grove Plan Comm-Special Meeting-October 9, 1991-Page 2 full slate of games that are played on one day during the regular season. Commissioner Goldspiel asked why the distinction is being made to restrict the use to playoff games. Commissioner Samuels said that in September and October residents near the field would still be using their yards, and any sound from the speaker system would be more intrusive at this time. By November most people are indoors, and would probably not be as aware of sound from the games and speaker system. He asked if the Emmerich field would be used for playoff games only if the Bills are playing. Mr. McAnally said that is correct. Commissioner Genell said the motion should be specific by saying yes or no to the request, and it should not be conditional. Commissioner Rosenston said the motion is specific, and the Special Use procedure is intended to apply conditions that carefully regulate the use. Commissioner Goldspiel stated that he is against the motion because the public address system would interfere with the quiet enjoyment of property for residents in the area, and people have a right to enjoy their properties. He indicated that he could hear the speakers at his field location during the public hearing at Lincoln Terrace and St. Mary's Parkway. He said he does not think that lack of a public address system will detract from the Bills' football program. He expressed concern that some public parks in the Village are becoming nuisances, and the proposed speaker system would contribute to this trend. He stated that he cannot support even a limited use of the public address system because the intrusion on the neighborhood would be a greater problem than any benefit that would be enjoyed by the football program. Commissioner Krug stated that he doesn't support any use of the public address system because the noise will be heard in the neighborhood. Commissioner Rhodes stated that he thinks residents in the area have been abused by lights and speakers used by the BGRA in Emmerich West, and there is no reason to add to the residents ' problems. Buffalo Grove Plan Comm-Special Meeting-October 9, 1991-Page 3 Commissioner Rosenston said that he heard a murmuring type noise at his field location at Lincoln Terrace and St. Mary's Parkway, and this would be annoying if it were heard for long periods of time. He said he can't see a concrete benefit to allowing the system, and the petitioner has indicated that it would not be a hardship if the system cannot be used. He indicated that the impact on the residents in the area is too great to justify use of the public address system. Commissioner Charlette said the site is not appropriate for football games because it is too close to residential areas. He noted though that some residents at the public hearing indicated that they would accept a limited use of the public address system. He said he has mixed thoughts about the system and may have to abstain from voting. Chairman Silbernik called for a vote on the motion, and the vote was as follows: AYES: Howard NAYES: Goldspiel, Krug, Rhodes, Rosenston, Genell ABSTAIN: Charlette, Samuels ABSENT: None The motion failed by a vote of 1 aye, 5 nayes, and 2 abstentions. Chairman Silbernik asked for a motion concerning the petition as originally made, with no restrictions on use of the public address system. No Commissioner made a motion concerning the original petition to approve the public address system. After a brief recess, Commissioner Krug made a motion to reconsider the motion to allow the use of the public address with use restricted to playoff games. The motion was seconded by Commissioner Samuels, and the vote to reconsider was approved unanimously. The vote on the original motion made by Commissioner Samuels to recommend approval of the public address system with use restricted to playoff games was as follows: AYES: None NAYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Genell, Samuels ABSTAIN: Charlette ABSENT: None Buffalo Grove Plan Comm-Special Meeting-October 9, 1991-Page 4 The motion to approve the system with restrictions failed by a vote of 0 ayes, 7 nayes, and one abstention. RESERVOIR AND PUMPHOUSE NO. 2 EXPANSION, ARLINGTON HEIGHTS ROAD NORTH OF CHECKER ROAD -- AMENDMENT OF SPECIAL USE IN AN R-4 DISTRICT -- WORKSHOP #1 Mr. Boysen reviewed the necessity for the expansion of the reservoir and pumphouse located at Arlington Heights Road, north of Checker Road, noting that the need for this expansion and all other proposed improvements had been presented at various other meetings and hearings. He noted that the Reservoir No. 7 expansion project presently under way is the first step of a total improvement program intended to maintain high quality water service to the Buffalo Grove community. Mr. Boysen further stated that the Reservoir and Pumphouse No. 2 expansion is the second step in the improvements to the Village's water system. Although improvements are planned for Reservoir No. 6, the improvements to Reservoir No. 7 and Reservoir No. 2, along with the water conservation program may delay the need for improvements to Reservoir No. 6 until the year 2000. Also the need for Reservoir No. 8 may be eliminated if the various improvements and conservation program indicate that an additional facility is not required. This would be a great financial benefit to the Village if an additional reservoir is not needed. He stated that all of these proposed improvements are being sought in anticipation of the water needs of the Village, taking into consideration the future growth of the Village. Mr. Boysen noted that he does not want to be too quick to set aside the Reservoir No. 6 and No. 8 expansion projects, however, to date the peak demand water consumption figures have been very encouraging and if the figures continued at these levels, there is every possibility that Reservoir No. 8 would not be necessary. Mr. Boysen stated that the Reservoir No. 2 pumping station will include a new building approximately 220 feet south of the existing pump house. The new building will be approximately 19 feet in height with an area of approximately 2, 000 square feet. Mr. Boysen further stated that the site improvements will also include renovation of the existing pump house and Buffalo Grove Plan Comm-Special Meeting-October 19 91-Page er 9, 1991 Pa e 5 9 construction of a new driveway to Arlington Heights Road to provide access to the new pump house. A parking lot with 25 spaces is also proposed south of the new driveway to Arlington Heights Road. These spaces would be used by persons utilizing the public park and playground adjacent to the pump house. This parking lot construction will be funded by the Buffalo Grove Park District when funds are available. Mr. Boysen indicated that the current well at Reservoir No. 2 is in good working order, and the Village wants to maintain this facility for emergency use. Mr. Jacobs stated that the current project would modify the overflow system of the existing 1.5 million gallon reservoir so that the overflow capacity will be increased. He noted that the new pump house would have its own emergency genera- tor. Commissioner Krug asked where the emergency generator would be located. Mr. Jacobs noted the generator would be housed inside the new pumphouse. Commissioner Krug asked if the generator used diesel, propane or gas. Mr. Jacobs stated the generator would probably run on diesel fuel. Mr. Boysen stated that diesel fuel is preferred as that would ensure the Village's self sufficiency in case of an emergency. Commissioner Rhodes asked what would be on the site until such time as the Park District was able to construct a parking lot. Mr. Boysen stated that the site would have paving only up to the building and the rest of the area would be grass. Commissioner Samuels asked if the pump house would have heating and air conditioning equipment. Mr. Boysen stated that the building is heated but that there would be no air conditioning. Commissioner Samuels asked why the skylights are a feature of Buffalo Grove Plan Comm-Special Meeting-October 9, 1991-Page 6 the proposed pump house. Mr. Boysen stated that the vertical turbine pumps occasionally need maintenance which involved lifting these pumps straight up. The skylights are used to accommodate such maintenance needs. Commissioner Rhodes asked if there is an alarm for the pump P house. Mr. Boysen noted that there is an alarm. Commissioner Goldspiel noted his concern with another curb cut on Arlington Heights Road and the break in the median island. He inquired if there is any way to design the building so that only the present curb cut would be needed. He asked if the old building could not be combined with the new. Mr. Boysen stated that the old well should not be moved as it is working very well and therefore should not be touched. He stated that the well serves as an emergency standby source of water. Commissioner Goldspiel noted that in the original discussions involving the Lake Michigan hookup, he was under the impression that the wells would no longer be necessary. Mr. Boysen stated that certain circumstances make it desirable to maintain the wells for emergency use as was done in the summer of 1988 when peak usage was very high. Commissioner Goldspiel inquired if there is any proposed expansion to the existing parking area adjacent to the existing pumphouse building. Mr. Boysen stated that there is a need to expand the parking area in this area to provide better access to the well pump. Mr. Jacobs stated that it is necessary to have an additional 25 feet for the parking area to accommodate the rigs which would need to pull the well pump. This type of pump might need to be pulled approximately every six years or so. Commissioner Goldspiel inquired of a different type of parking arrangement could be established for this purpose. Mr. Boysen stated there would be various other vehicles using Buffalo Grove Plan Comm-Special Meeting-October 9, 1991-Page 7 the parking lot on a daily basis. Commissioner Goldspiel stated that it is not necessary and very expensive to have this size of a parking lot for such little use. He further stated that the parking lot would be very close to the residential yards and there would be more people using the lot for the adjacent cemetery and park. Commissioner Goldspiel asked what impact the left turn lane for the new pumphouse would have on the traffic pattern on Arlington Heights Road. Mr. Pfeil indicated that Ken Carmignani, the Village's traffic consultant, could review the proposed curb cut and determine if the location is acceptable. Mr. Boysen indicated that this new curb cut is needed to make access more efficient for Public Works crews and other service personnel. Also, when the parking for the playground and soccer field is constructed, there will be more traffic using the driveway, and a full access to Arlington Heights Road appears to be the best design. He indicated that if the access is needed initially only for service crews, the median opening on Arlington Heights Road could be modified, and a full taper for the left turn lane would not be needed. Commissioner Goldspiel stated that he would like to defer the full left turn lane taper, construction of a full median opening, and removal of median trees on Arlington Heights Road until it is definitely needed. Commissioner Goldspiel further stated that he does not see the need for a larger parking lot for park purposes as the practice soccer field has done without such a lot for many years. Commissioner Silbernik noted that cars would probably park on the grass or on Checker Road due to the lack of parking facilities around the soccer field. Commissioner Goldspiel inquired how the figure of 25 to 30 parking spaces for the lot was arrived at. Mr. Boysen stated that Mr. Rylko of the Park District requested that number of parking spaces. Commissioner Goldspiel stated that he is not willing to approve the parking lot until the Park District is ready to Buffalo Grove Plan Comm-Special Meeting-October 9, 1991-Page 8 construct such a lot. He further noted that he would like to see some kind of temporary paving around the original pump house and asked that Mr. Carmignani, the traffic consultant review the necessity for turn lanes and curb cuts on Arlington Heights Road. Commissioner Silbernik asked if the Plan Commission wished the proposed project to go to public hearing with the understanding that a review of traffic impact would be done for the hearing and that the proposed parking lot for the park would not be given final approval until the Park District is ready to start construction. Commissioner Rosenston stated that he would want to see a report from the traffic consultant as well as comment from the Lake County Division of Transportation concerning the curb cut to Arlington Heights Road. He indicated that existing fences and adjacent homes should be added to the site plan to illustrate existing conditions. He also said that the Park District should provide some documentation concerning the number of parking spaces that are needed to serve recreational uses at the site. Mr. Boysen recommended approval of a parking lot if same could be constructed by the Park District within a 24 month period. The Plan Commission recommended the Reservoir and Pump house No. 2 expansion project go to public hearing with a report at that time from the Park District on the need for parking spaces as well as a report from the Village's traffic consultant relative to the left turn lane and median opening on Arlington Heights Road and comment from the Lake County Division of Transportation. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated that there would be a Comprehensive Plan workshop on October 23, 1991 and a workshop on October 30, 1991 on the Rohrman Automobile Dealerships. PUBLIC COMMENTS AND QUESTIONS - None Buffalo Grove Plan Comm-Special Meeting-October 9, 1991-Page 9 STAFF REPORT Mr. Raysa noted that the Plan Commission had the requirements Y q for Special Uses in their packet concerning the Emmerich Park East public address system. He commented that these requirements should be addressed by petitioners at a public hearing. Commissioner Goldspiel noted that in his statement concerning the motion to approve the public address system he incorporated key language such as "quiet enjoyment of property" from the Special Use section of the Zoning Ordinance to articulate reasons that the special use should not be approved. Commissioner Rosenston suggested that the staff work with petitioners to make sure that they are prepared to properly address special use criteria at public hearings. NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rhodes, seconded by Commissioner Samuels, and unanimously carried to adjourn. Chairman Silbernik adjourned the meeting at 11:45 p.m. Respec fully submitted, Fay 1ubin, Recording Secretary APP D BY: MARTIN SILBERNIK, Chairman Buffalo GroveComm-Special Plan Comm Special Meeting-October 9, 1991-Page 10