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1990-09-05 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION September 5, 1990 Reservoir and Pumphouse No. 7 Post Office, Town Center Cherbourg Unit 1 , No. 1 The regular meeting was called to order by Chairman Sheldon at 7 : 30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois . Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Braiman Mr. Rosenston Mr. Charlette Commissioners Absent : Mr. Rhodes Mr. Rubin Ms. Howard Also Present: Mr. William Balling, Village Manager Mr. Bruce Jacobs, Strand & Associates Mr. Rad Hawkos, Strand & Associates Mr. John Thebault, McLennan & Thebault Mr. Frederick Gleave, U. S. Postal Service Mr. Julius Kwasek, Harris & Kwasek Mr. Frank Childers, G&C Consulting Engineers Mr. Ronald Rehling, Ronald Rehling Assocs . Mr. Ken Lattanzi , McLennan & Thebault APPROVAL OF MINUTES Moved by Commissioner Goldspiel , seconded by Commissioner Charlette, to approve the minutes of the public hearing of August 1 , 1990 . All Commissioners were in favor and the motion carried. Moved by Commissioner Goldspiel , seconded by Commissioner Charlette, to approve the minutes of the regular meeting of August 1 , 1990 . All Commissioners were in favor and the motion carried. COMMITTEE AND LIAISON REPORTS - None Reservoir and Pumphouse No. 7 Expansion Mr. Balling explained that Reservoir 7 is part of a phased water development system dating back to 1978 . Currently there is at that Buffalo Grove Plan Commission-Regular Meeting-September 5 , 1990-Page 1 site the major pumphouse with 2 million gallons of underground storage recreational tennis courts above and the balance of the land reserved for future development , a parking lot and detention to the north. The next planned phase in the water system, as recommended by technical advisors Strand & Associates , is a further 2 million gallon expansion tied into the existing pump station. The timing for the expansion is carefully calculated based on the growth of the Village. Mr. Balling noted their original plan was to put 3-4 million gallons more storage underground but Illinois EPA standards for water reservoir construction and groundwater tables are different now than at the time of original construction and would not allow for this. He stated a plan to build a larger, shallower structure proved to be uneconomic and would cause operationalproblems as well , so a surface sructure is P planned. Care and concern was given to the design and appearance of the structure because of its proximity to residential areas and its placement within open green space. Mr. Balling stated the structure will stand 12 ft . above the existing grade and will be a 16 000 s . ft . building. He noted the building � q g will encroach on the existing recreational field but they have worked with the Park District . The Park District has indicated they are no longer planning a parking lot on the south side of LaSalle as they feel parking is satisfied further to the north, so that frees up more of the land. Mr. Balling noted they have attempted to position the building to provide maximum setbacks from the surrounding properties. Mr. Balling also noted they had held a public information meeting concerning the project in August. Mr. Jacobs of Strand & Associates reviewed the site plan and the projected water needs of the Village. Mr. Jacobs stated they will be adding two new pumps to accomodate the needed increase in pumping capacity and a second discharge unit in the pumphouse in order to maintain velocities within the pipeline. In order to provide emergency power a 1 , 000 kilowatt generator will be added at the southwest corner of the site. This will be screened by a brick wall to provide both visual screening and noise abatement . Mr. Hawkos , landscape architect , reviewed the plan noting that in order not to alter the existing surface drainage on the site they provided a swale on either side to maintain the flow across the lot. With respect to plantings, Mr. Hawkos indicated they have used plantings to provide a visual screen of the structure to the adjacent residents as well as a privacy screen for those people working on the site. He noted they used diverse plantings and planting groups to create a natural look and line as well as to provide sound absorption. Mr. Hawkos stated they originally planned to locate the plantings on the west closer to the bike path but the residents requested they be moved closer to the reservoir. They could not be moved immediately adjacent to the reservoir because of problems with drainage , maintenance and safety and security. He noted the advantage to having the plantings located in the center of the site is that it gives the visual impression of reducing the size of the reservoir as well as Buffalo Grove Plan Commission-Regular Meeting-September 5 , 1990-Page 2 making it seem further away from the residences. A perspective drawing of the project from the southwest corner of the site was shown. Mr. Hawkos described the building as a flat roof structure having a brick exterior finish with a poured concrete interior wall . The brick on the outside will be broken up with horizontal brick banding to give the impression that the building is not as tall . The building will be similar to the existing pumphouse in height and brick detailing. There will be no windows on the structure. Mr. Balling noted that the controls will be located in the existing pumphouse which was planned to accomodate expansion. He stated there will be some parking spaces on the site for maintenance people but there are no full time employees so no increase in parking was necessary. He noted there will be no increase in activity on the site as a reslt of this structure. Mr. Balling reviewed several questions originally raised concerning the project related to the economics of the project. The possibility of relocating to an alternate site and the possibility of an L-shaped structure, which was economically not feasible and also provided more building mass than that planned. He stated the Village Board has opposed overhead storage for aesthetic reasons . In response to questions from Chairman Sheldon, Mr. Jacobs stated they anticipate a 2-year building period and would be sensitive to the surrounding residents during construction as to hours of operation and preventing traffic from moving through residential areas. He stated they would be excavating and could provide some berming for buffering, but Mr. Balling noted they want to keep the bike path in operation so would be somewhat limited. Mr. Balling stated the project has a projected cost of $3 . 5 million and will be financed through capital reserves collected over the years for improvement. Mr. Balling responded to a question from Chairman Sheldon indicating the project would require Illinois EPA review and approval and briefly reviewed the change in standards since the original reservoir construction as they relate to concerns about accumulation of ground water. Commissioner Charlette inquired about residents concern regarding additional landscaping on the south. Mr. Hawkos noted landscaping had been added on the south and reviewed that. Commissioner Charlette asked about lighting for the tennis courts and security lighting. Mr. Balling noted tennis court lights are desired but are not currently planned, and that security lighting will be needed. Commissioner Charlette then asked about the location of the generators and any attendant noise. Mr. Jacobs noted the only additional noise over and above what currently exists would be from the additional generator which would be run only during emergencies and one hour per week for testing, but noted screening will help to absorb some of that additional noise. Buffalo Grove Plan Commission-Regular Meeting-September 5 , 1990-Page 3 Commissioner Braiman asked about the height of the structure and berming. He requested that detailed landscape plans and renderings be provided in the future. Commissioner Braiman also requested that a revision of the prior special use for this site be detailed including the removal of the parking area to the south. Commissioner Braiman then inquired about setbacks from Buffalo Grove Road relating to the meter vault. Mr. Jacobs noted that the vault will be in-ground but visible from Buffalo Grove Road. Mr. Pfeil stated he would check to see if the vault is subject to setback requirements. Commissioner Braiman suggested the emergency generator might be moved further from the residences . Mr. Jacobs stated that had been considered but an access road would have to be constructed, so the present location was selected because access already exists. Mr. ailing pointed out that at other locations in the Village, in the sanitary sewer system, larger generators are located closer to homes than in this instance. Commissioner Braiman requested information regarding sound metering at the property line. Commissioner Braiman raised the issue of sidewalks citing a need to access Buffalo Grove Road. Commissioner Goldspiel suggested a sidewalk on the west side of Buffalo Grove Road and a bike path on the north side of LaSalle Lane connecting from the stub of the bike path to Buffalo Grove Road. With respect to criteria for special use, Commissioner Goldspiel inquired about previous projections made for water conservation and use and how they match today' s conditions. Discussion followed with Mr. Balling on this subject, water conservation programs, target times for current needs and projected needs for expansion for the future. With regard to impact on the surrounding area, Commissioner Goldspiel inquired about muffler systems for the emergency generator and deflecting sound. Mr. Jacobs explained a residential quality muffler will be used coming out the side of the generator low to the ground and with the screening walls along the west and south sound will be deflected toward the northeast. Mr. Jacobs indicated the generator is 11-ft. high and will be enclosed in a fiberglass housing similar to the one at Oak Creek and Chatham. Chairman Sheldon requested that photographs of similar units be provided at a public hearing. Commissioner Krug suggested any manufacturer' s data regarding would would also be helpful . Commissioner Krug requested information at a future time regarding the sight line for the residents to the west and south from the back of their properties to the highest point of the building and what they would see . Commissioner Krug also inquired about mechanical equipment on the roof of the structure. Mr. Jacobs stated there would be no mechanicals on the roof. He noted vents may be placed on the roof but could be placed in the center and painted to be less visible . He also noted the 4-ft. parapet on top of the building should hide any of the vents from sight . Buffalo Grove Plan Commission-Regular Meeting-September 5 , 1990-Page 4 Commissioner Rosenston asked what would happen to the area south of LaSalle. Mr. Balling stated they would prefer to leave it as a grassed lawn but the Park District will have the option for use of the land. Chairman Sheldon called for comments from the audience. The resident of 512 Lyon Drive asked why Strand & Associates would be both building the project and advising on future needs . Mr. Balling noted this expansion has been anticipated for quite some time and ne feels there is no conflict as the Village Engineer and Public Works Department are involved in the planning. The resident of 500 Lyon Drive stated she feels the project is not attractive and noted it will block all but the northeast corner of the tennis courts and could, therefore, encourage vandalism. Chairman Sheldon noted the Police and Fire Departments would review all plans with a view towad public safety. This resident also noted security would be needed during the 2-year building period. This resident added that she was told the land was Park District property and would not be disturbed. Other residents also commented that the Village had represented the property would remain as open land, however other residents indicated they had been advised of plans for the reservoir. Mr. Balling stated the land has been identified for this expansion for some time. Janet Rothberg, 526 Lyon Drive, expressed concern regarding parking for the park as there is now no parking on LaSalle and it was indicated the originally planned parking lot would be eliminated. Mr. Balling explained that the parking site was determined to be too far from the active uses and would not be needed and the Park District is working on other parking configurations for that area. Kristen Dyberg , corner of Lyon and LaSalle, stated she feels the proposed building is unattractive and would prefer an alternative design such as a water tower which she feels would provide a preferable view of open space rather than a blocked area. Chairman Sheldon stated water towers had not been permitted because of aesthetics and concern that they may lower property values. Bob Woback, 516 Lyon Drive , requested better detailing of the immediate effect of landscaping rather than at maturity, and suggested more variety of landscaping. Steve Taxman, 510 Lyon Drive, asked how far a storage facility could go below ground and asked if with that depth they could use some of the space to move the building farther from the homes. Mr. Jacobs stated there is a construction risk and also the roof should not be too low as a safety factor where children could gain access to the roof. Wendy Berkowitz , 520 Lyon Drive, asked if alternate locations were possible or considered and asked for further information regarding the need for the facility at this time. Mr. Balling discussed both topics. Ms . Berkowitz also noted that it ap pears there are less trees on the north side than on the east. Chairman Sheldon suggested a line of Buffalo Grove Plan Commission-Regular Meeting-September 5 , 1990-Page 5 sight be studied to determine if the landscaping needs to be extended further north. Ron Diciani , 340 Thompson, expressed concern relating to problems associated with construction such as dust and early hours for an extended period of two years. Post Office, Town Center, Checker Road/Buffalo Grove Road Mr. Balling stated the request is to amend the B-5 Town Center District to allow a post office on the site originally proposed for a congregate care center. He stated the postal service has agreed to accelerate the project by several years on the condition that the Village build and own the facility and lease it back to the Post Office for up to a 20- year period. He stated the project is to be financed through a $4 million bond issue sold several months ago. Operating and maintenance costs would belong to the Village as owner. Mr. Balling notedthey are working on a 7-year buyout provision which would be preferable to the Village . He indicated their goal is to open the facility by December, 1991 . Mr. Balling stated concern was given to the impact of this project on the Town Center development and what would happen to the congregate care center. He indicated the Village still plans to provide such a center in the community, perhaps on a smaller scale in the Center or further south on Buffalo Grove Road in the redevelopment area. Mr. Lattanzi reviewed the site plan noting vehicles would enter a driveway on Checker Road at the east property line and would park or use the drive-by and continue out onto Checker Road. To the east would be another parking area for postal vehicles surrounded by a brick wall and gated, and to the north would be another parking area for postal employees. Mr. Balling noted their planning goal is that this can be shared parking to be available for Village Green parking when not being used by employees. Mr. Gleave of the Postal Service stated they expect employees will be present six days a week but not on Sundays. In discussion, Mr. Gleave explained that mail will arrive at and leave the facility on the east end in the area for postal vehicle parking. There will be a truck dock on that side of the building. The mail arrives in a small semi truck by around 6 : 00 A.M. Two or three trucks will take mail out in the afternoon. Commissioner Braiman inquired about the number of employees on site. Mr. Gleave stated at peak period there are around 100 employees and they have provided parking for 115 . There are 67 carriers and the remainder are clerks and office personnel . Commissioner Goldspiel asked if there was adequate customer parking, citing the Wheeling post office as a problem. Mr. Gleave stated their projections were based on the number of post office boxes and service counters. Buffalo Grove Plan Commission-Regular Meeting-September 5 , 1990-Page 6 Commissioner Rosenston expressed concern that a lot of traffic is now being generated along Checker Road at one narrow neck area. Chairman Sheldon also expressed concern regarding safety for pedestrian traffic on the west side of Checker where sidewalks are not in place. Chairman Sheldon requested that the Village traffic consultant review the plan and, as noted by Commisisoner Charlette, with a view toward other planned developments along Checker Road such as the Deerfield Bakery. Commissioner Goldspiel noted the turn off of eastbound Checker into the post office area is angled very sharply and should also be reviewed. Commissioner Rosenston requested they be provided with a plan of the entire Town Center roadway network as well as the residential area so they can determine how the traffic patterns all tie together. Chairman Sheldon suggested the pedestrian walks be included for review as pedestrial access is to be encouraged. With regard to the building design, Mr. Kwasek stated they will incorporate elements of the other buildings in Town Center. They will use brick of a compatible color and a pre-finish metal sloping roof for the front portion and in the rear. They have broken up the long brick wall section with projected brick to add interest . The sloping metal roof is continued over the dock area. He noted they tried to bring the scale down by introducing arches in the front and sides . They have repeated the tower concept from Town Center to draw emphasis to the main entrance and used cut stone elements as a carryover from Town Place. Mr. Gleave stated the front of the building will face south as the main customer area. The main vestibule will be in the center with a large self service area. Box alcoves will be to the east with its own vestibule area. There will be a service lobby with five service counters and an office area off of that . The postal employee support areas are on the east and north side where there will be a lunchroom with windows overlooking the Village Green. The truck dock area is in the northeast corner. Carriers will exit from the east side of the building at two locations. The building will be 18 . 5 ft . high. Commissioner Goldspiel asked how this would fit with the boulevard concept running from the north to the church and if the line of sight concept to the steeple will be achieved. He also expressed concern that there be a reasonable presentation toward the Village Green. Mr. Balling indicated the objective was to provide a low-lying clean roof line and look to the north elevation. Commissioner Braiman suggested the west elevation should have more treatment to make it more appealing, and suggested the overall look should be designed more to the residential rather than the commercial Town Center look. Commissioner Goldspiel suggested the building might be angled more to the southwest which would provide some of the front facing onto Buffalo Grove Road. Mr. Gleave explained that any moving of the building would result in more limited customer parking. Buffalo Grove Plan Commission-Regular Meeting-September 5 , 1990-Page 7 Brief discussion followed regarding possibilities to make the building more interesting on the Buffalo Grove Road side. Commissioner Krug suggested dummy windows could be created. Mr. Balling noted the wall will have striping relief in the brick. Mr. Gleave indicated they also prefer to provide appeal through the use of landscaping . Chairman Sheldon questioned the 20-ft. setback at the parking lot . Mr. Pfeil explained it fits in a public sub-district and noted that this is a permitted use in a public sub-district and the Town Center zoning map would have to be changed to create it as one . With regard to landscaping , Mr. Rehling stated they will attempt to concentrate the main focus on the entrance. Commissioner Goldspiel suggested the need for sceening the parking area from the Village Green. Mr. Gleave suggested some of that parking could be moved farthe east which would provide more green space and buffer. Mr. Childers briefly reviewed the engineering noting utilities, stormwater, sanitary and water mains have been provided. He stated the coverage of the building is less than what had been previously provided for and therefore no extra storage is needed. Cherbourg Unit 1 , No. 1 Moved by Commissioner Goldspiel , seconded by Commissioner Braiman, that the Plan Commission recommend to the Village Board approval of Cherbourg Unit 1 , No. 1 Plat of Resubdivision dated 8/22/90. Mr. Pfeil confirmed that the plat complies with the preliminary plan and the Village Engineer has stated it complies with the ordinance. Commissioner Goldspiel commented on the 25 ft. setbacks from Route 83 . All Commissioners were in favor and the motion carried. CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE - None PUBLIC COMMENTS AND QUESTIONS Commissioner Krug asked about the sidewalk at Plaza Buffalo Grove. Chairman Sheldon asked about detention in the Willow Stream Park parking lot, and Commissioner Braiman asked about outside storage and sales at Seigles. ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Braiman, and unanimously carried to adjourn. Chairman Sheldon adjourned the meeting at 11 : 20 P.M. Buffalo Grove Plan Commission-Regular Meeting-September 5 , 1990-Page 8 Respectfully Submitted, ROSEMARY ALLEN, cording Secretary APPROVED BY: BARBARA SHELDON, Chairman Buffalo Grove Plan Commission-Regular Meeting-September 5 , 1990-Page 9