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1990-05-16 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Fire Station No. 27 May 16, 1990 Chairman Sheldon called the Public Hearing to order at 7 : 33 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 : Chief Thomas Allenspach, Buffalo Grove Fire Department Mr. John R. Thebault , McLennan & Thebault Mr. Kenneth Lattanzi , McLennan & Thebault Mr. Scott Clements , McLennan & Thebault Mr. Julius Kwasek, Harris & Kwasek Architects, Inc . Mr. Robert Sebak, Harris & Kwasek Architects, Inc. Mr. Frank D. Childers , G&C Consulting Engineers Inc . Mr. Ronald Rehling , Rehling & Assocs . Ms. Joanna Littrell , Civil Tech Engineering Inc . Mr. Greg Boysen, Dir. of Public Works , Village of Buffalo Grove Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Michael O'Malley, Village Trustee Mr. Robert Pfeil , Village Planner Chairman Sheldon read the notice of public hearing as published in the Buffalo Grove Herals, explained the format of the meeting and Buffalo Grove Plan Commission-Public Hearing-May 16 , 1990-Page 1 swore in Messrs . Allenspach, Thebault, Lattranzi , Clements , Kwasek, Sebak, Childers, Rehling, Littrell and Boysen. Exhibits presented at the hearing were the Site Plan (Exhibit A ) , Elevation Illustrations (Exhibits B and C) , Floor Plan (Exhibit D) , Basement Floor Plan ( Exhibit E ) , Architectural Rendering ( Exhibit F) , Site Engineering Drawings (Exhibit G) , Landscape Plan (Exhibit H ) , and Traffic Signal Illustration (Exhibit I ) . Chief Allenspach stated the request is for special use authorization and preliminary plan approval for a fire station at the northwest corner of Route 22 and Easton Avenue . He briefly reviewed the history for selecting the site location which had been designated on the Village ' s Comprehensive Plan for this expansion. He stated a task force had worked on the station design to develop a low maintenance facility with ease of function, primary mportance being placed on easy access to equipment and apparatus for fast response in emergencies . Changes in design from existing stations are the elimination of a flat roof design to minimize leakage problems and an exterior finish more compatible to the neighborhood. Chief Allenspach addressed the zoning ordinance criteria for special use , stating the new station would serve the public convenience by providing fire personnel in closer proximity to the area as well as space for Police Department personnel to act on minor traffic matters and other calls . Chief Allenspach stated the location and size of the station, the nature and intensity of the operation and location of the site with respect to the streets are in harmony with and appropriate to the surrounding development and will not negatively impact development of adjacent land or buildings. He further stated all necessary utilities have been provided and parking areas are of adequate size . Following Mr. Thebault ' s presentation of the site plan, Mr. Kwasek, architect , reviewed that plan. Mr. Kwasek noted prior concerns related to clear access onto Route 22 and having a secondary access to the back of the site for employee parking . He noted that there is a natural low area on the site causing them to locate the building to the west portion of the site , and due to the height of the building they will be moving the building back 1 ft. 6 in. further than shown on the plan. Mr. Kwasek reviewed the design of the building stating it is a masonry structure with cedar siding accents over the doors and some windows and between the sloping roofs. He stated their intent and efforts were to create a design that would blend in with both commercial and residential and develop a transition to the proposed commercial to the west and the existing residential to the east . He reviewed the floor plan noting the living areas are to the east facing the natural part of the site , and the equipment areas and Buffalo Grove Plan Commission-Public Hearing-May 16, 1990-Page 2 apparatus rooms are to the west. The basement area is under the living space and will be used for storage and a possible exercise area. Mr. Childers , engineer, indicated that in the last two weeks two wetland areas had been identified on an independent survey of the area. One of those areas is a high quality wetland area and the other is a fingered low quality area. Their wetland mitigation plan will call for the excavation of a flat pond bottom. The high quality area will remain undisturbed and the low quality area will be part of the mitigation plan as it will be filled to provide rear access to the site . Mr. Childers stated they feel the Army Corps of Engineers permit will fall under the national permit for wetlands because the area is under two acres and the process for the wetlands permit should take three to four months . Mr. Thebault explained hat the low quality area in question appears to have been created as a result of a blocked culvert. They had made their site adjustments to enlarge the site and move the building in order not to interfere with the high quality wetland area, and he stated the only reason for needing to interfere with the low quality area is to provide the driveway to the rear of the property. Mr. Thebault noted the parking lot does not infringe on or disturb the low quality area, only the driveway crosses part of it. Mr. Childers stated it is the opinion of the Village Engineer and others that the permit from the Army Corps of Engineers would proceed with no problems . Mr. Rehling presented a landscape plan. In response to questions from Commissioner Krug , Mr. Rehling stated planting species were selected for their ease of maintenance and tree varieties and shrubs were selected for their ability to endure area conditions. He then reviewed the proposed types of plantings and their specific functions on the site . In response to a question from Chairman Sheldon regarding a tree survey, Mr. Boysen stated this was a temporary holding area for nursery stock and he has investigated the provisions for how that stock will be utilized throughout the Village but there are no trees on the property required to be preserved. Mr. Boysen stated the stock will not be moved to another holding area but would go to its final designated location. Chairman Sheldon confirmed with Mr. Rehling that all landscaping on the plan would be new stock provided by the developer. Ms . Littrell reviewed plans for a signal to provide access onto Route 22 . She stated that a permit is required from the Illinois Department of Transportation because Route 22 is under their jurisdiction, but they have agreed that a signal is warranted. Ms . Littrell reviewed the design and function of the light noting it Buffalo Grove Plan Commission-Public Hearing-May 16 , 1990-Page 3 would always be green until the station put in a call . She indicated placement of the signal mast would be made to allow for future widening of Route 22 . Mr. Pfeil responded to questions regarding parking at the station site stating that Mr. Hruby had determined that governmental service standards were not appropriate as the use was more in keeping with industrial type standards and, therefore , on that basis , in keeping with using the number of employees as a standard, the parking is in excess of requirements . Mr. Pfeil indicated this is comparable to, if not more than, that provided at the Busch Street station. Commissioner Braiman felt the governmental service standards were more appropriate and accordingly suggested a variation might be appropriate . Mr. Raysa concurred but did state precedent for use of the alternative standards had been established at the Busc Street station. Commissioner Charlette asked if kick-out windows were provided in the basement for emergency exit . Chief Allenspach explained there are no windows in the basement and reviewed the emergency exit areas . With respect to landscaping , Chairman Sheldon inquired about the lack of a tree in the parkway. Chief Allenxpach stated the tree was moved to another location on the site because its location on the parkway blocked a clear line of sight and thereby posed a safety hazard. Mr. Pfeil indicated the Village Attorney would determine if a variation would be required for eliminating that tree from the plan. In response to inquiries from Commissioner Goldspiel and Chairman Sheldon regarding the necessity for a variation for removal of the parkway tree , Mr. Raysa stated a variation would be necessary and reviewed alternatives to meet that need. He indicated plan approval could include a recommendation that the Village Board hear the variation request . Commissioner Krug inquired about handicap parking and access to the building . Chief Allenspach stated handicap access would be to the front of the building and they would be willing to sign handicap access in the front . Commissioner Krug then asked how landfill of the low quality wetland area would affect water flow on the properties from the north to the northwest . Mr. Childers explained that the property to the west would be hard-piped and the property to the north would provide an inlet and be piped-around detention pond, so overland flow would be accounted for. He stated most water would be captured at the same elevation and capacity as it is now. He further indicated the design of the detention area will be approved by the Village and will meet all standards for a stormwater detention area. He noted it will be a dry-bottom detention area which should only store water during periods of excessive rain. Buffalo Grove Plan Commission-Public Hearing-May 16 , 1990-Page 4 Discussion followed regarding existing water conditions in the area. Mr. Childers stated that the pond on the other side of Easton had been lowered by about one foot so the water now only stands for a short period of time , but it does not change the historic character of the wetland. Mr. Childers explained that it is the soil type and indigenous plants that define the area as a wetland, not the amount of standing water, and therefore the piping and other engineering for the drainage does not affect that. Chairman Sheldon noted they had requested testimony regarding the \./ impact of the drainage system on surrounding areas . In response to inquiry from Commissioner Goldspiel , Mr. Childers noted they had withdrawn their request for variations concerning side slopes , pond depth and mechanical aeration of the detention area, and they were requesting only a variation to wave the underdrain requirement . Commissioner Goldspiel confirmed that this variation along with the need for a flat bottom pond is necessary to maintain the character of the wetland and the hardship involved is in having to meet the Army Corps of Engineers requirements for mitigation of wetland areas . Mr. Childers stated the developer of the parcel to the west ( Zale ) will be preparing the wetland mitigation plan and the Village of Buffalo Grove will be applying to the Army Corps of Engineers for the mitigation license. Commissioner Goldspiel asked what the condition of the high quality wetland would be and what type of maintenance would be involved. Mr. Rehling indicated it would include low-lying weeds and would likely require some special care. Chairman Sheldon suggested a sign be placed at the site to identify it as a natural preserve area. Commissioner Goldspiel asked about planting on the regraded areas of the detention basin. Mr. Kuenkler explained that the area would be no less than graded and seeded, but petitioner would have to meet whatever requirements were set forth by the Army Corps of Engineers in its mitigation plan approval . Commissioner Braiman asked about commitments by the Zale group for street lights and curbs and gutters , and inquired about the status of sidewalks along Route 22 . He expressed concern about enforcing that commitment in the future after this development has taken place . Commissioner Rhodes indicated an aerial view of the surrounding areas should have been presented. Commissioner Rhodes inquired about the patio area size , use and screening. Mr. Rehling stated the patio will be 12x20 and will be screened by plantings from the street and residential area. Commissioner Rhodes confirmed that there would be no gas pumps on site , and that the basement area would house all mechanicals and would be used for storage and the potential exercise area. Buffalo Grove Plan Commission-Public Hearing-May 16 , 1990-Page 5 In response to an additional question from Commissioner Rhodes, Mr. Lattanzi indicated they anticipate construction to begin in July, with operation beginning in April , 1991 . Commissioner Braiman inquired about the access road shown on the site plan extending to the property to the west . Chief Allenspach explained this was to provide an emergency exit for that property and the raod will be either fenced or gated. Chairman Sheldon called for staff comments or comments from public agencies . There being none, Chairman Sheldon opened the hearing to comments from the audience . Ms . Dorothea Bohler, owner of the property to the east , stated that there is standing water on the pond site . Mr. Chris Cook, whose property backs up to the pond, stated also that the area is always wet and soaked. Discussion followed between the residents and Mr. Childers regardig the effect of the recent opening of the culvert . Mr. Childers explained the proposed release system and stated the carrying capacity of the pond had not been changed by this development . Further explanation and discussion followed and Ms . Bohler requested assurance that the development would create no more water than exists now. Mr. Raysa stated case law provides that development cannot adversely affect upstream or downstream property. There being no further discussion or questions , Chairman Sheldon closed the public hearing at 9 : 25 P.M. Respectfully Submitted, ROSEMARY ALLE Recording Secretary APPROVED BY: BARBARA SHELDON, Chairman Li Buffalo Grove Plan Commission-Public Hearing-May 16 , 1990-Page 6 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Fire Station No. 27 Zoning Ordinance Amendment-Offstreet Parking in Residential Districts Cherbourg Unit 2 , Nos. 30, 55 and 56 Northwest Building Supply May 16, 1990 Chairman Sheldon called the Regular Meeting to order at 9 : 25 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. William Balling, Village Manager Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Michael O'Malley, Trustee Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS Commissioner Krug attended the Village Board workshop of May 14 , 1990 , at which the following was discussed: 1 . Capital improvement of water systems 2 . Busch Road/Deerfield Parkway Corridor 3 . Lake Cook Corridor Buffalo Grove Plan Commission-Regular Meeting-May 16 , 1990-Page 1 Commissioner Howard attended and reported on the meeting of the Cherbourg Homeowners Association with Pulte Builders and the Village Board regarding removal of hazardous building materials from those homes. Commissioner Rubin attended a regional workshop for Village Planners regarding the mandate that all Villages amend their ordinances to allow group homes for developmentally disabled adults. FIRE STATION NO. 27, Route 22/Easton Avenue Moved by Commissioner Goldspiel , seconded by Commissioner Braiman, to recommend to the Village Board approval of the petition by the Village of Buffalo Grove for special use authorization and Preliminary Plan approval for a fire station facility in the Industrial District , known as Fire Station No. 27 , with the following variation: DEVELOPMENT ORDINANCE - Secion 16 . 50 . 040 .C. 3 . (to waive the underdrain requirement ) , subject to the following: 1 ) Moving the building 1 ft . 6 in. to the east , and 2 ) Approval of a mitigation plan to be prepared by the Zale development group and submitted by the Village of Buffalo Grove for approval to the Army Corps of Engineers . Further, that the Plan Commission notes that there was not a variation published regarding varying of the tree ordinance or of the parking requirement , and the Plan Commission therefore recommends to the Village Board that it consider publishing and holding a public hearing for variations on those items ; Further, that the Plan Commission finds the plan is in accordance with Petitioner' s Exhibits A-I ; Further, that it is recommended that petitioner identify to the Village Board the trees which will be serving on the plan as replacements for the otherwise required parkway trees ; Further, that appropriate signage be installed to direct the public to the handicap parking space , wherever that is located; Further, that the Plan Commission recommends that when the mitigation plan for the wetlands is approved, the Village consider installing appropriate signage to identify the natural area as such; and Further, that the Plan Commission finds as a fact that the requirements of the special use ordinance and of the variations have been demonstrated. During discussion, Commissioner Braiman noted he would prefer to move the parking area 1 ft . 6 in. further rather than the building. Buffalo Grove Plan Commission-Regular Meeting-May 16 , 1990-Page 2 Commissioner Goldspiel stated the need for the special use had been demonstrated by the need to provide fire service to that area of the Village , and the need for the variation was demonstrated by the requirement to mitigage the wetlands . Commissioner Rubin added that adequate testimony had been provided to warrant approval of both the parking variation and the tree variation provided that it is shown that the trees removed from the parkway are added to the plan in another location. Commissioner Goldspiel amended the motion as follows: Further that the Plan Commission finds as a fact that should publication not be required, the variation in the parkway trees program is appropriate, and that the number of parking spaces shown on the plan is appropriate to the use. The motion was seconded, as amended. The motion carried 7 to 0 , with the following vot : Ayes : Goldspiel , Krug, Rhodes , Howard, Braiman, Rubin, Charlette Nayes : None Absent : Rosenston ZONING ORDINANCE AMENDMENT-OFFSTREET PARKING IN RESIDENTIAL DISTRICTS Proposed changes to the ordinance include providing Building and Zoning with more power to enforce control of the ordinance and to add a requirement to park on a paved driveway surface. Parking on a side yard would still be permitted with control of maintenance up to the Building and Zoning Department . Discussion followed including suggesting requiring any motor-driven vehicle be parked on a paved surface and possibly limiting the percentage of yard area that could be paved. Recreational vehicles including boats would still be allowed to be on a side yard. Commissioner Goldspiel suggested it is best to avoid unnecessary paving and noted many RV' s are only seasonally parked and there should be some differentiation between permanent and temporary situations. Screening of paved areas was discussed. Commissioner Rubin objected to allowed percentages of paved coverage and to allowing parking on the grass in a front yard. He suggested a permit be issued for limited periods of time. Chairman Sheldon stated the issue of enforcing that procedure and an appropriate penalty for lack of compliance needed to be addressed. Buffalo Grove Plan Commission-Regular Meeting-May 16 , 1990-Page 3 The following issues were agreed needed review: 1 . Can it be legislated that people can' t pave drainage easements? 2 . Review of percentages of paved areas allowed in front yards , side yards , etc . based on size of home or other criteria. 3 . Specific definition of a motorized vehicle ( based on State licensing standards ) , and classification and definition of mini- vans. 4 . Types of impermeable hard surfaces allowed. 5 . Screening for more than a two-car width drive . 6 . Limitations on size and height of vehicles allowed. CHERBOURG UNIT 2 , NO. 30, 55 AND 56 Moved by Commissioner Goldspiel , seconded by Commissioner Rhodes , to recommend to the Village Board approval of the Plat for Cherbourg Unit 2 , Resubdivision No. 30 , dated 5/1/90 . Commissioner Goldspiel received confirmation that the plat was in accordance with the approved plan and complied with Village ordinance requirements . The motion carried unanimously, with Commissioner Rosenston absent . Moved by Commissioner Goldspiel , seconded by Commissioner Rhodes , to recommend to the Village Board approval of the Plat for Cherbourg Unit 2 , Resubdivision No . 55 , dated 5/1/90 . Commissioner Goldpsiel received confirmation that the plat was in accordance with the approved plan and complied with Village ordinance requirements . The motion carried unanimously, with Commissioner Rosenston absent . Moved by Commissioner Goldspiel , seconded by Commissioner Rhodes , to recommend to the Village Board approval of the Plan for Cherbourg Unit 2 , Resubdivision No. 56 , dated 5/1/90 . Commissioner Goldspiel received confirmation that the plat was in accordance with the approved plan and complied with Village ordinance requirements. The motion carried unanimously, with Commissioner Rosenston absent . NORTHWEST BUILDING SUPPLY Moved by Commissioner Goldspiel , seconded by Commissioner Howard, that the Plan Commission recommend to the Village Board approval of Buffalo Grove Plan Commission-Regular Meeting-May 16 , 1990-Page 4 the Plat of Dedication for Northwest Building Supply Company, at the southeast corner of Long Grove Road, Aptakisic and Weiland Road, revision date 5/7/90 . Commissioner Goldspiel explained the reference to Buffalo Grove Road on the plat was due to the fact that Weiland Road was once referred to as Buffalo Grove Road, and the statement regarding being "dedicated for public road purposes" in the legend was requested by the Lake County Highway Department , and the Village was agreeable . Commissioner Goldspiel confirmed that the Plat was found to be in compliance with Village requirements . The motion carried unanimously, with Commissioner Rosenston absent . CHAIRMAN'S REPORT Chairman Sheldon commented on the need for recreational amenities on the Santucci development . Commissioner Charlette noted plans for a levee project on the Des Plaines River and suggested that be kept in mind in future review of the Santucci property. Commissioner Goldspiel stated he would like to see some of the Park District donation for Santucci go into bike path development . Mr. Pfeil stated Santucci was scheduled for a 6/6/90 public hearing and the Chairman asked that the recreational issue be addressed, and the issue of the impact of the levee project on the weir. FUTURE AGENDA SCHEDULE On 5/23/90 there will be workshops for Deerfield Bakery and the National Gymnastics Academy. PUBLIC COMMENTS AND QUESTIONS Chairman Sheldon asked about the roof-top mechanicals at the Willow Grove School on Checker Road. Commissioner Charlette asked if anyone was interested in being in the Buffalo Grove Days parade . Commissioner Rubin asked about the left-turn light at Weidner Road. STAFF REPORT - None Buffalo Grove Plan Commission-Regular Meeting-May 16 , 1990-Page 5 ADJOURNMENT Moved by Commissioner Rubin, seconded by Commissioner Braiman, to adjourn. The motion carried unanimously. Chairman Sheldon adjourned the meeting at 11 : 10 P.M. Respectfully Submitted, ROSEMARY ALL , Recording Secretary APPROVED BY: k445'&4,V4r4i BARBARA SHELDON, Chairman 1 I 1 { Buffalo Grove Plan Commission-Regular Meeting-May 16 , 1990-Page 6 1