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1990-04-25 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Fire Station No. 27 Carlyle Unit 2 National Gymnastics Academy April 25, 1990 `./ Chairman Sheldon called the Special Meeting to order at 7 : 31 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove , Illinois . Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Charlette Commissioners Absent : Mr. Rosenston Also Present : Mr. Lawrence Freedman Mr. Edward Schwartz Mr. William Balling , Village Manager Chief Thomas Allenspach, Buffalo Grove Fire Department Mr. Robert Andres , Civil Tech Engineering Mr. Frank Childers, G&C Consulting Engineers Mr. Robert Sebak, Harris & Kwasek Architechts Mr. Kenneth Lattanzi , McLennan & Thebault Mr. John R. Thebault , McLennan & Thebault Ms. Mary Jo Burke , National Gymnastics Academy Mr. Nick Burke Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Braiman, to approve the minutes of the Public Hearing of March 28 , 1990 , as amended. All Commissioners were in favor with Commissioner Rhodes abstaining , and the motion carried. Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 1 Moved by Commissioner Charlette , seconded by Commissioner Howard, to approve the minutes of the Special Meeting of March 28 , 1990 , as amended. All Commissioners were in favor with Commissioner Rhodes abstaning , and the motion carried. Moved by Commissioner Rhodes , seconded by Commissioner Howard, to approve the minutes of the Regular Meeting of April 4 , 1990 , as amended. All Commissioners were in favor and the motion carried. COMMITTEE AND LIAISON REPORTS - None FIRE STATION NO. 27, Route 22/Easton Avenue Mr. William Balling , Village Manager, appeared before the Commission and explained the history of fire service development in the Village . He stated the original fire service plan contemplated two station sites with an annual review of activities and service levels to determine further need. In 1985 and 1986 the Village approved annexation of the Fiore property and reservd a 2-acre site at Highway 22 for the option of future station site use . In 1990 calls and run times were studied to determine if a northern district station would be warranted based on growth in that part of the Village . Final recommendations were that a third station be planned and operational by 1991 . Mr. Balling stated the plan for the design, technology and equipment of the proposed station were tailored to the needs of the Village now and for the future with the capacity for expansion planned into the building . He stated the design both architecturally and from a land use and environmental point of view is sensitive to the times . Mr. Balling indicated the current plan presented is for a site of 84 , 000 sq. ft . but it is anticipated that because of potential problems on the eastern portion of the site in order to protect drainage they will be seeking an agreement with the Zale group for additional land use and will present a plan for a site of approximately 2 . 44 acres where the lot itself will be 55 ft . wider and the building will be more westerly oriented. Mr. Balling reviewed the surrounding land uses being primarily residential and open space. There is multi-family to the south, a wetlands open space on the east , residential to the north, environmentally protected area northwesterly with some single family homes , and industrial zoned to the west with plans for more office- type use than industrial . Mr. Balling stated the firm of McLennan & Thebault was selected because they could provide the custom concept and design adopted for Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 2 the project with appropriate cost control and ability to meet the timing objective of having the station operational by 4/15/91 . Chief Allenspach then appeared and in response to previous inquiries by the Commission presented a brochure explaining a piece of equipment called a quint which will ultimately be acquired for the proposed station. He stated the quint will operate as both a truck and engine and will carry paramedic and rescue equipment as well . The cost will be over $300 , 000. In response to another question previously presented by the Commission regarding access from the front of the station, Chief Allenspach stated that with the building moved further west on the site they hope to have more room to allow them quick access to Easton. Otherwise they will just go around from the front down 22 to Main Street and back up the east/west leg of Easton which is only . 2 mi . more than turning onto Easton and going toward the Main Street intersection. He noted they will work on the timing of the light to allow them to be on the street when it changes. Commissioner Rhodes asked about previous inquiry as to whether the parking provided in the front of the station would be adequate. Mr. Balling noted the front drive is available only for emergency parking and will be posted as such. He explained the purpose of the police desk in the front of the station and noted that that function would not create activity whereby other cars would come to the station to pick someone up. In response to further inquiry, Chief Allenspach indicated visitors would access the building from the rear where there is a doorbell to alert that someone is present . He noted that most visitors are expected from planned tours , and that the other two stations in the Village have the same setup and have experienced no problems with unauthorized parking in the front . Brief discussion ensued regarding the parking in the back and whether there was too much parking planned. Mr. Balling explained they did not want to underpark the facility because there may be some need for compensation when the building is shifted to the west , and also areas for recycling bins may use up some of the spaces . Mr. John Thebault then introduced the members of his design team present who would each make a presentation. Mr. Sebak addressed the design of the building and location on the site noting that due to IDOT requirements for spacing between the driveway and Easton Avenue and tying into the signal study for the driveway, they had moved the building 30 ft . to the west . The revised site plan was dated 4/25/90 . Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 3 Brief discussion followed regarding the further plan to adjust the site further west and the need for that . Mr. Balling explained that there currently exists a soggy area on the site which may be caused simply by blocked drainage but it could possibly be determined to be a low grade wetland area. Because of the potential to throw off timing for the project it was decided to deal with the area as if it were environmentally protected. Mr. Sebak continued, noting they had left a substantial frontage area as a buffer off of Route 22 , and left 63 ft . in the rear as a buffer to the residential . The living area of the building will be n the east with the apparatus and maintenance areas to the west next to the industrial/ commercial areas. Chairman Sheldon expressed interest in knowing how close the equipment would come to residential areas when turning around in the back. Mr. Sebak stated to utilize as much natural light as possible they used sloped roofs and added high windows to let in naturl light over the truck areas . The majority of the building will be face brick with some cedar areas above the doors and windows . Commissioner Goldspiel expressed concern regarding the use of cedar detailing since they have attempted in the Village to get others to use more fire-safe materials and it may not be an appropriate appearance as a fire-proof statement. Explanation was presented regarding the fire-proof nature of this detail , noting there would be a non-combustible concrete block behind the wood. Commissioner Goldspiel asked about emergency exits from the rear of the building and the basement and asked if there were sufficient emergency exits from the living area. Commissioner Krug stated there should be an exit by the stairwell and one in the front by the apparatus room. Mr. Balling indicated they would make thorough review on the issue and they would propose no deviations from the requirements . Mr. Frank Childers explained the drainage engineering for the stormwater and detention areas noting the stormwater area will extend the length of Easton Avenue basically where it is now. He stated a corrugated metal pipe had been placed under Easton to accomodate the difference in street level and some obstruction in the flow through there had created a damp area on the site . Sewer and water will extend across the front of the site along Route 22 . Chairman Sheldon asked if there were problems with putting a basement in the facility. Mr. Childers explained that it could be waterproofed and any damp condition should be alleviated with a proposed underdraining system. Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 4 Commissioner Goldspiel asked if curbs and gutters and sidewalks would be provided. Mr. Childers explained that along Easton they would eventually be put in place but would be the responsibility of the Zale group. He noted a reinforced concrete pipe will replace the corrugated pipe under Easton, sized to accomodate both the overland flow from the Zale property and the fire station' s stormwater detention. Further discussion followed regarding the detention pond and `./ maintenance of it, noting that the release to the drain had been clogged but was now repaired. Chairman Sheldon inquired about resopnsibility for future maintenance of the drain and pond area. In response to a question from Commissioner Goldspiel , Mr. Childers commented on the impact of the development of the Zale property and compensation taken into account in the piping and draining from the site . Mr. Childers stated he does not feel there will be any appreciable increase in the amoung of standing water as a result of deveopment in the area. Commissioner Goldspiel asked when improvements along Easton would be made and confirmed that replacement of the metal pipe under Easton was part of the fire station development process. Mr. Andres addressed the issue of signalization for the driveway. He stated because fo the volume of traffic on Route 22 the Village wantted to provide a signal at the driveway for safe egress from the station. Mr. Andres stated they had met with IDOT regarding the appropriate location which could not be too close to the intersection. With the building moved further west as previously explained, the driveway is now further from Easton and should be in an appropriate location for a signal . Mr. Andres stated the operation of the signal would be manual push button from inside the station and would display a yellow clearance interval , an all-red clearance interval and then green. The button would be adjustable for time signals relating to the type of equipment leaving . Mr. Andres stated the design of the signal would accommodate future widening of Route 22 . With regard to concerns relating to stacking along Easton Avenue , Mr. Andres indicated that if the building moves further west as planned it would improve the situation along Easton regarding stacking. Commissioner Rhodes asked if striping in the roadway was beneficial to preventing stack-up and blocking of the exit from the station. Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 5 Commissioner Rhodes then asked for confirmation that the annexation agreement from Zale provides for the installation of sidewalks along Easton. Commissioner Briaman asked for assurance regarding development of curbs as well and inquired about responsibility for street lights . Commissioner Braiman inquired about the location of HVAC units , which Mr. Balling indicated would be in the basement as would all mechanical equipment . Commissioner Braiman also asked about setbacks and whether requirements would change as the property to the west is developed. Mr. Pfeil explained no change in setback requirements would occur. Commissioner Krug asked about the impact of moving the driveway further west on the potential development of industrial/office space to the west . Commissioner Charlette inquired about security for the building. Chief Allenspach indicated that the back door is locked at all times. Access to the front door is made through a punch pad, and the bay doors automatically cose and lock upon leaving on a call . Commissioner Braiman expressed concern regarding noise intrusion upon the neighboring residents when the bay doors are open and calls can be heard from the speakers . Commissioner Braiman then asked about future expansion of the facility and what that would entail to be certain it was adequately provided for. Chief Allenspach stated the extra half-bay is the contemplated expansion to accommodate additional equipment to meet future needs . Mr. Thebault commented briefly on landscape plans stating they had attempted to minimize sight line problems along Route 22 by holding back landscaping in that area. Commissioner Braiman asked if a variation would be sought for eliminating landscaping in that area. Mr. Balling stated they would replace any eliminated trees on the site elsewhere. Chairman Sheldon asked to be advised regarding nursery stock located on or allocated for this property. Mr. Pfeil explained a tree survey was not required because it is not a natural site. CARLYLE UNIT Prairie Road/Brandywyn Lane Mr. Freedman indicated they had prepared an alternate plan to what had previously been presented showing an R-2 and R-3 mix for the development (Plan B dated 4/5/90 ) . The original plan showed only R- 2 development (Plan A) . Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 6 Mr. Schwartz stated the original Carlyle 1 development is a 32-lot subdivision with a combination of R-2/R-3 zoning. The gross density is 1 . 88 dwelling units per acre. In Carlyle 2 they have attempted to mirror the same road pattern with a loop system through cul-de- sacs backing onto Prairie Avenue . There will be no access to Prairie but somewhere in the southwestern portion of the development there will be a point of access for future extension of the residential road. The orignal development was 17 acres and Carlyle 2 is planned for 19 . 5 acres . Plan B with R-2/R-3 development provides for 43 lots with a density of 2 dwelling units per acre which compares to 35 lots on R-2 development. Plan B proposes an R-2 transition area to the west with the remainder being R-3 on the cul-de-sac lots. Discussion followed regarding the effect of lot sizes on the selling pricess of the homes . Mr. Schwartz indicated the smaller lots sell the fastest . In response to a question from Commissioer Braiman, Mr. Schwartz indicated he would not be selling off any of the lots . Commissioner Krug stated he had envisioned more R-2 lots in the combination of R-2 and R-3 development, however he believes Plan B is better than straight R-2 development. Commissioner Charlette noted he had originally suggested the R-2 be located to the west and to the north and in the circle area, which would give them 8 or 9 more R-2 units . Commissioner Goldspiel expressed concern with determining the best location for the street to the south as it might fit with the developing neighborhood to the south and west . Mr. Freedman said because the property is owned by various people they cannot determine how it might develop. Mr. Pfeil recognized that the developer should not have the burden for developing a plan for the entire area, but with the Village Engineer and staff a sketch of how they would eventually go into the collector street and a plan for a stormwater management system should be developed. Discussion followed regarding where a street would stub at the south end of the property. Mr. Pfeil noted the stormwater detention is probably now in the correct location but the Village Engineer has indicated it may ultimately be shifted westward to create a larger regional facility and a road would then be created where the current stormwater detention is shown. Commissioner Braiman noted ti would `-/ be best to create a right-of-way in the current detention area to allow for this expansion. Commissioner Goldspiel suggested that rather than leave the detention piece as a stub road, it be created as a piece of park as access to the bigger park which would be part of the larger detention area, and have a stub road next to it . He Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 7 noted he prefers the road alignment in Plan B because with the road west rather than centrally located it gives more flexibility to other pieces of property that may come in. Commissioner Braiman commented that because of the importance of properly stubbing the road along the side of the detention area he would be favorable toward a variation if necessary for an additional lot or two to permit that . Commissioner Goldspiel asked what treatment would be provided in the rear yards of the homes backing onto Prairie. Mr. Schwartz stated they do not usually put in fences but would provide berming if requested, and homeowners may choose to install their own fences . Mr. Schwartz noted that in the northeast corner they would not be able to berm because of the trees. Mr. Pfeil noted a tree survey needed to be provided. Commissioner Goldspiel commented that it should be a priority to avoid solid fence lines along busy streets and noted the attractive treatment of the multi-family area to th south. He suggested the possibility of establishing a fence line along which homeowners could fence if desired but which would be broken up by clusters of trees or greenery intermingled along the bike path. Mr. Schwartz stated that maintenance of an area past a fence becomes a problem if there is a tree line. Chairman Sheldon noted a bermed area is not as much of a maintenance problem. Commissioner Howard also expressed concern regarding screening the homes along Prairie , preferring some sort of berming. Commissioner Rhodes concurred with concern regarding fence lines on Prairie but noted fences would be necessary for families with children. Commissioner Braiman asked if the Park District had reviewed the plan. Mr. Pfeil noted they had but had no comments at present. Commissioner Goldspiel suggested the importance of advising them of the contemplated consolidation of detention areas and linking roads to the south and west. Mr. George Sperless , Jr. , whose property is across the street , commented that he likes the road moved to the west and would like to see good quality fences along Prairie for screening. NATIONAL GYMNASTICS ACADEMY, 1000 Asbury Drive (Arbor Creek) Ms . Mary Jo Burke addressed the Commisison and presented an overview of her business . Classes are designed for age groups from preschool ages 2-5 through ages 6-18 with older students grouped by ability. Buffalo Grove Plan Commission-Special Meeting-April 25 , 19 90-Page 1990 Page 8 Ms. Burke indicated they had selected Buffalo Grove because it is a link between Lake and Cook County, there is a growing youth population and there is no comparable facility in the area. Ms. Burke stated that in addition to classes they plan to have both male and female competitive teams. Ms . Burke indicated business hours would be 9: 00 A.M. to 9 : 00 P.M. Preschool classes would be generally held from 9 :00 A.M. to 11 : 45 A.M. with some in the afternoon. Each of these classes is 45 minutes . She stated parking requirements had been established as comparable to a dance school and it was determined they would need 10-12 spaces per hour for the daytime period. For evening peak business hours after 5 : 00 P.M. it was determined they would need 10- 15 spaces per hour. They have been allocated 20 parking spaces . Ms. Burke stated there would be no outdoor use of their facility and due to safety and insurance regulations no children would be allowed outside with-out an adult . Ms . Burke indicated they will be working cooperatively with the staff and coaches at community grade schools and high schools as well as with the Park District to try to develop a feeder program into the high schools to create competitive teams . She stated they would not be able to hold competitive meets of over 40 competitors in their facility. Competitive meets are held on the weekends , generally on Sundays . Chairman Sheldon iquired about licensing and certification from professional organizations . Ms. Burke stated they are professional members of the United States Gymnastics Federation and also have safety certification regarding basic safety of the sport , but noted no specific certifications are required for licensing of this business other than those under local ordinances because their business is not classified as a school . Chairman Sheldon then inquired about insurance procedures for students. Mr. Burke explained an annual fee is paid by the students and insurance for them is provided to the club by the parent organization and students are thereby covered for liability. In response to further questions, Ms . Burke stated class costs would be $65 for preschool classes for 8 weeks and $60-$75 for the one- hour classes for older students . Student/teacher ratios would be 8 to 1 with a ratio of 6 to 1 for the preschool classes. Commissioner Rubin asked if their program was similar to that at the American Gymnastics Academy. Ms. Burke stated it was comparable but their preschool program utilizes different focus and equipment . Commissioner Rubin also suggested they look into cooperative programs with local SRA' s ( special recreation associations ) . Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 9 Commissioner Rubin asked if any food service would be provided and Ms . Burke stated they would have only vending machines . In response to another question from Commissioner Rubin, Ms. Burke indicated that there will not be a doctor on the premises but once their business is established their insurance companies will work with the paramedic staffs to determine how emergencies and injuries should be handled. Ms . Burke advised that she had previously been women' s head coach at the United States Gymnastics Training Center in Lake Zurich and left to pursue this opportunity. Commissioner Rubin asked if they had done marketing studies to determine feasibility in the area and why they had selected an industrial park location. Mr. Burke explained that they needed a relatively high income area to make the facility viable and had selected Buffalo Grove based on factors previously mentioned. He further explained that because of the nature of the sport and equipment it was difficult to find an xisting building with high ceilings other than an industrial/warehouse type area and building . Commissioner Rhodes expressed concern with medical safety. Ms . Burke stated that although they are not required to have their staff safety certified they will be doing that with at least one staff person EMT certified. Commissioner Howard questioned whether the allocated 20 spaces would be adequate . Ms . Burke stated that the only time there would potentially be a problem would be after 5 : 00 P.M. when the other businesses in the complex would be closed and additional parking would be available . Mr. Burke stated that with regard to traffic safety by the building , the peak business hours would be after businesses were closed so traffic would not be heavy. During the daytime when there may be truck traffic is when preschool classes are held and no preschool students are allowed off the premises without an adult . Commissioner Howard inquired about the composition of the 12 , 000 sq. ft . gym area. Ms . Burke advised they will be having a foam padded pit area where they can use every piece of apparatus . Commissioner Braiman asked if there was any other zoning area where such a facility could be located other than as a special use . Mr. Pfeil stated it would fall under allowed recreational uses in a B-2 area. Commissioner Braiman inquired about parking in the rear of the facility. Ms. Burke advised this would be used by staff only. Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 10 Commissioner Braiman then asked if they would have a party room. Ms. Burke indicated one would be located in the entrance and viewing area. No parties would be held during class hours . In response to further questions from Commissioner Braiman regarding adequate washroom facilities and changing space , Mr. Burke advised that they had limited the size of the washroom space so they would avoid students congregating there , but feel the space provided is adequate . Ms. Burke indicated they did not want a locker room facility because of the possibility for and incidence of theft. The washroom will be adequate for changing, although students are encouraged to wear gym clothes to the facility. They will be providing 3-ft . high cubicle areas in the gym open to view for storage of bags and other belongings . Commissioner Goldspiel questioned whether this is an appropriate special use in this location. He asked what pedestrian or bicycle access would be provided to the site . Ms . Burke noted theywould discourage students to come by bike because of the industrial area. Mr. Burke noted that if the bike path behind the building is built and connected to the adjacent residential area they would provide bike racks in an indoor storage area. Commissioner Goldspiel asked if they would be making any changes to the building to accommodate their business . Ms . Burke stated there would be no exterior changes to the building to maintain the architectural integrity of the building , but they would be blocking off from the interior one front door access since the building area behind it would be used as office space . Commissioner Goldspiel asked how their business would interact with other uses in the common building unit and if any nuisance to them would be created by this use . Mr. Burke pointed out that there is no extensive sound system in the facility but only a low-scale stereo system. Ms . Burke further noted that morning and day preschool classes during business hours do not use extensive music systems . They plan to install no additional sound-proofing equipment and it was noted a brick block wall separates each tenant area. Commissioner Goldspiel then asked if there were any common tenant use areas. Mr. Burke advised the unit is designed as self-contained with its own control for utilities and heating. Commissioner Goldspiel asked for information regarding experience with similar uses in an industrial setting where people come in off the street for occasional use . He stated he would like testimony relating to the legal criteria for special use as to its impact on the area and need for such a facility. Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 11 Commissioner Krug stated his concerns relate to a facility of this type in a multi-tenant building. He indicated that exits do not appear adequate for 40 students plus staff and possibly more on the occasion of a special event . He noted an end unit would be more suitable to gain an additional exit space . He further stated that having youth populate an industrial area is undesirable. Mr. Pfeil noted that following Police and Fire Department reviews there may be recommendations regarding traffic and emergency exits. Commissioner Krug suggested additional lighting may be required for security in the area. Commissioner Charlette requested an explanation of the four designated office areas. Ms . Burke indicated they would be used for one staff office, one main office, a study room for team members, and an equpment storage room. Commissioner Charlette asked if they would use pull-out bleacher seating for audiences at special events or meets . Ms . Burke explained seating would be provided o folding chairs . Brief discussion followed regarding floor design, the potential maximum number of people which could be present at one time , and other similar facilities in surrounding communities . CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting would be public hearings on Northwest Building Material and Supply and the home day care ordinance . PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Braiman, seconded by Commissioner Howard, to adjourn. All Commissioners were in favor and the motion carried. Chairman Sheldon adjourned the meeting at 10 :48 P.M. Respec ully Submitted, ROSEMARY ALLEN RecordingSecretary retary Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 12 APPROVED BY: BARBARA SHELDON, Chairman I it Buffalo Grove Plan Commission-Special Meeting-April 25 , 1990-Page 13