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1999-04-07 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 7, 1999 1110 Larraway Drive-Special Use for a Child Day Care Home in the R-5 District Veterinary Specialty Clinic,southwest corner of Busch Parkway/Milwaukee Avenue, Approval of Special Use and Preliminary Plan for a veterinary services facility in the Industrial District Cotey property,northeast corner of Milwaukee Avenue/Estonian Lane, Approval of a Special Use and Preliminary Plan for a wireless communication monopole antenna and equipment shelters in the B-4 District Aptakisic-Buffalo Grove Center(Illini Partners,southeast corner of Aptakisic Road/Buffalo Grove Road-- Final Plat of subdivision Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: None Also present: Ms. Svetlana Lanskikh Mr. Dennis Lanskikh Mr. Paul Shadle, Rudnick& Wolfe Mr. W. Thomas Dobbins, Jr., The Dobbins Group Dr. Rhonda Feinmehl, Veterinary Medical Referral Service Ltd. Dr. Mitch Robbins, Veterinary Medical Referral Service Ltd. Dr. Harold Richardson Mr. Michael Shamrock, Jimmy Construction Buffalo Grove Plan Commission-Regular Meeting-April 7, 1999-Page 1 Ms. Patricia Baldwin, Paine/Wetzel Mr. Leslie Spinner,Paine/Wetzel Mr. Brian Barrett, Site Acquisitions, Inc. Mr. Don Hook Mr. John Marienthal, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil,Village Planner The regular meeting was continued from March 17, 1999. 1110 LARRAWAY DRIVE - SPECIAL USE FOR A CHILD DAY CARE HOME IN THE R-5 DISTRICT Moved by Commissioner Berman, seconded by Commissioner Ottenheimer to remove the item that was tabled previously and place it back before the Commission for consideration. Chairman Goldspiel asked the secretary to read the motion which is now being brought back. The secretary read as follows: "Moved by Commissioner Samuels, seconded by Commissioner Berman to recommend to the Village Board approval of the petition for approval of a Special Use to operate a Child Day Care Home in a single-family residence in the R-5 One-Family Dwelling District, subject to: 1. A maximum of six children 2. A maximum of two cars parked in the driveway at one time 3. A maximum of one car parked on the street in front of the property" Chairman Goldspiel called for a vote on the motion to remove the motion from the table with all Commissioners voting aye and Commissioners Krug, Howard and Ottenheimer abstaining. Chairman Goldspiel asked the petitioner what her intention is in regard to the original petition. Mr. Dennis Lanskikh stated they are asking the Commission to allow them to continue day care for 8 children until they move. Chairman Goldspiel asked if they are seeking a temporary approval. The petitioners stated yes. Buffalo Grove Plan Commission-Regular Meeting-April 7, 1999-Page 2 Chairman Goldspiel asked if that is something this Commission is able to do. Mr. Raysa stated he does not believe that the Plan Commission can recommend a"temporary" special use. The Village Board has final authority concerning approval of a special use, including the term for which the special use is valid. He noted that the Village of Buffalo Grove filed a complaint against the petitioner because when the facility was being operated without a DCFS license and without a fence to protect the children. That matter has been heard before a judge and was carried over to June 2, 1999. In effect the last day the petitioner can operate is June 2, 1999 unless the Village grants a special use to allow the child day care operation. Commissioner Samuels noted there was a motion to allow 8 children at the last meeting and this motion was denied. In order to allow 8 children someone would need to make a motion for reconsideration. Commissioner Viehman stated that the Village Board should determine if a special use will be granted and how many children will be allowed. He noted that the Commission has already made a negative recommendation concerning approval for 8 children and the current motion proposes a limit of 6 children. Mr. Raysa noted that if the petitioner is stating they are withdrawing their petition, then as far as this Commission is concerned, no further action is necessary. Chairman Goldspiel asked if the petition is withdrawn or if the petitioners still want a decision on the proposal. Mr. Lanskikh stated theyare onlylookingfor a recommendation for temporary allowance of 8 P �'Y children until they move. Chairman Goldspiel noted the Village Attorney has advised that the Plan Commission does not have the authority to grant a"temporary" special use. Mr. Raysa reiterated that the Plan Commission cannot grant a temporary Special Use for a day care center. If the petitioner is asking for time to remove the day care center, it would seem the Judge has already given them time. That being the case, he would like to know if the petitioners are indeed withdrawing their petition. Chairman Goldspiel asked the petitioners if they would like a recommendation on the motion for 6 children or if they would like to stop right here. Mr. Lanskikh stated he was confused by the Village Attorney's comments. If the Commission can recommend approval for 8 children why can they not recommend a temporary approval. Buffalo Grove Plan Commission-Regular Meeting-April 7, 1999-Page 3 Chairman Goldspiel stated the attorney has commented that the Commission cannot recommend "temporary" approval but can recommend approval for a special use, including conditions of use. Mr. Lanskikh stated they are asking for approval to care for 8 children and the Commissioners are aware that they are already planning to sell the home and move out. Chairman Goldspiel noted the answer appears to be the petitioners are still with their original petition. Commissioner Berman stated he feels the question of a Special Use for 8 children has already been decided and it has a negative recommendation with recourse to bring the matter to the Village Board. Chairman Goldspiel asked the Commission about their thoughts on the motion for the Special Use for 6 children. Commissioner Samuels stated it seems there is no point in discussing 6 children since the petitioner has made it clear that they are only interested in operating with 8 children. To vote on the 6 could possibly only confuse the court proceedings at this point. He stated he feels this should be allowed to go on to the Village Board with the vote on the original petition for 8 children and he will withdraw his motion for 6 children. Commissioner Berman concurred as the second on the motion. Chairman Goldspiel explained to the petitioners that they had the extra period of time to consider the idea of going ahead with 6 children and working out some solutions to the problems that were discussed. However, it would appear the petitioners still feel they need 8 children so there is no point in the Commission giving any recommendation for 6 children. By not discussing this matter any further, the petitioners have the right to go to the Village Board and ask for what they want and have them act on same. Mr. Robert Osnis, 487 Alder Drive, Wheeling, asked if the petitioners can still operate until June 2, 1999, despite what has occurred this evening. Mr. Raysa stated that as far as the Village of Buffalo Grove is concerned the petitioners have an illegal day care operation. However, the current court proceeding gives the petitioner until June 2, 1999 to cease the operation or obtain a special use from the Village to operate legally within the zoning requirements. Mr. Osnis asked if there will be any kind of penalty if they cease operations before June 2nd. Mr. Raysa stated that is up to the Judge. Buffalo Grove Plan Commission-Regular Meeting-April 7, 1999-Page 4 Chairman Goldspiel recessed the regular meeting at 7:50 p.m. Chairman Goldspiel resumed the regular meeting at 9:15 p.m. VETERINARY SPECIALTY CLINIC, SPECIAL USE IN THE INDUSTRIAL DISTRICT, SOUTHWEST CORNER OF BUSCH PARKWAY/MILWAUKEE AVENUE Moved by Commissioner Samuels, seconded by Commissioner Trilling to recommend approval to the Village Board of the petition for a Special Use in the Industrial District for a veterinary services facility pursuant to the evidence and exhibits presented for the property commonly known as the 3.648-acre parcel at the southwest corner of Busch Parkway/Milwaukee Avenue. Commissioner Ottenheimer stated he is disturbed that Van Vlissingen was not present to answer some of the questions posed. He further noted he would have liked to have seen more concrete evidence that a restaurant is not a more viable opportunity. Notwithstanding this fact, he stated that the proposal is a fine facility with tremendous landscaping plans and he will therefore vote in favor of this motion. Commissioner Trilling stated the restaurant issue is one where he feels if it were to be a restaurant, it would have been so by now. The proposed facility is first class and the services will not be found anywhere else in the Chicago area. The building, design and construction are all first class and he will vote favorably for the motion. Commissioner Viehman stated he agrees with Commissioner Trilling and feels that this is a first class opportunity for this location and a first class opportunity for the Village and gives the Village something unique that many other villages do not have. Not having a restaurant in lieu of having this facility is much better than a restaurant that may or may not be occupied for any length of time. Commissioner Berman stated this is definitely an outstanding plan but he is not convinced that this is the right lot for this particular use. He noted that the use itself is fine but he does not believe enough time or effort has been expended to find an alternative opportunity to develop this in another tax generating manner. Developable land on major arterials in this Village is a scarce resource that we need to guard and preserve for sales tax opportunities. Commissioner Samuels stated he agrees with the statements made by the other commissioners, specifically, the one made by the realtors who noted that in light of the four or five restaurants which opened recently, everyone of them had the opportunity to take this location and chose not to. He stated there is a major commercial strip mall reserved for the site immediately south of the proposed site and it will have outlots available for restaurants in the future. He further stated this site is unique because it is well hidden from Milwaukee Avenue. He stated he supported this use in the village before and feels this is a far better location and consolidation of those uses. Buffalo Grove Plan Commission-Regular Meeting-April 7, 1999-Page 5 Commissioner Krug stated he does not believe a restaurant was ever thought of for this site and it was more of a carrot held out by the developer. However,he feels the proposed project will be a great addition to the Village. Commissioner Berman stated the notion that any of the other 4 or 5 restaurants which recently opened would have gone into this site and knowingly passed up this site is a matter of complete conjecture. He stated there is no testimony as to what marketing efforts had actually made been made for the site nor is there any testimony that any of those owners or operators ever were presented with the site or were aware of the site or considered this site. To base a decision on that would be incorrect. Chairman Goldspiel stated the motion was not made subject to the discussion about the bumpers and grass and curbs and asked the developer to bear those recommendations in mind as the project proceeded. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Samuels, Trilling, Ottenheimer,Moons,Viehman, Goldspiel NAYES: Berman ABSTAIN: None ABSENT: None The motion passed 8 to 1. COTEY PROPERTY- SPECIAL USE FOR A COMMUNICATIONS MONOPOLE ANTENNA IN THE B-4 DISTRICT.NORTHEAST CORNER OF MILWAUKEE AVENUE, ESTONIAN LANE Moved byCommissioner Samuels, seconded byCommissioner Berman to recommend approval PP to the Village Board of the petition of a Special Use in the B-4 District for construction of a wireless communications monopole antenna with the following variations: ZONING ORDINANCE - Section 17.44.050.F. (To allow a structure to be setback from street right-or-way a distance(127.5 feet) less than the height(199 feet)of the structure); Section 17.44.050.G.2. (To allow a structure to be setback from a residential district boundary less than the height of the structure (112.5 feet to the north property line, 195 feet to the residential zoning district southeast of the structure); Section 17.44.050.H. (To allow a structure to exceed the district maximum height standard of 45 feet); so that the petitioner can construct a monopole antenna with a height of 199 feet and equipment shelters for a wireless communications facility and the property being commonly known as the approximately 3.5 acre parcel at the northeast corner of Estonian Lane and Milwaukee Avenue, pursuant to the testimony given at public hearing and the exhibits in support thereof. Buffalo Grove Plan Commission-Regular Meeting-April 7, 1999-Page 6 Commissioner Trilling stated it has not been proven that 199 feet is needed and he is skeptical in granting such a height. It does have a great impact on the surrounding area. If there was more concrete information with which to make a better judgment to grant that height he would be more comfortable in doing so. However, given the information presented, he is not comfortable with 199 feet. Commissioner Samuels stated he believes the petitioner has met the requirements of the ordinance and the criteria for a special use. He stated he is not unsympathetic to the homeowners in the area, however, this was referred by the Village Board and it is a unique situation with regard to the size of the property versus the proposed use. The natural screening of the vegetation in the area provides a very dense and effective screen. Unfortunately as technology intrudes on all of our lives,there are pros and cons. This project will provide many conveniences and the intrusion on this site is relatively small given the distances away and the screening of the natural vegetation. Commissioner Krug stated he believes the forest preserve will hide the tower fairly well. He noted it is amazing that a private enterprise making a profit is considered evil,while a municipality making a profit is considered a blessing. He will therefore support the motion. Commissioner Samuels stated he feels this type of technology will advance quickly and these towers may not be up forever. Chairman Goldspiel stated he believes the amount of foliage and the offer to enhance same will screen the proposed tower at a closer range nicely. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Samuels, Berman, Moons, Goldspiel NAYES: Howard, Ottenheimer, Trilling,Viehman ABSENT: None ABSTAIN: None The motion passed 5 to 4. APTAKISIC-BUFFALO GROVE CENTER(ILLINI PARTNERS, SOUTHEAST CORNER OF APTAKISIC ROAD/BUFFALO GROVE ROAD) -- FINAL PLAT OF SUBDIVISION Moved by Commissioner Moons, seconded by Commissioner Howard to recommend approval to the Village Board of the Final Plat of subdivision of the Aptakisic-Buffalo Grove Center Chairman Goldspiel asked if the plat had been reviewed by staff and found to be in order and in conformance with preliminary plan. Buffalo Grove Plan Commission-Regular Meeting-April 7, 1999-Page 7 Mr. Kuenkler stated yes. Commissioner Trilling asked if any portion has been dedicated to the Village. Mr. Kuenkler stated Lot 3 is the parcel that comes into Village ownership. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Howard, Berman, Trilling, Ottenheimer, Moons,Viehman, Goldspiel NAYES: None ABSENT: None ABSTAIN: Krug, Samuels The motion passed 7 to 0. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil commented that the next meeting will be on April 21, 1999. The Aisle 3 retail facility at 1020 Lake Cook Road and the River Oaks subdivision on Prairie Road are scheduled for this agenda. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Trilling, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 12:00 a.m. Res c ly sub tt , Fay ubin, ec rding Secretary A ROVED BY: 1 P EN GO`LDSPIE Chairman Buffalo Grove Plan Commission-Regular Meeting-April 7, 1999-Page 8 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 7, 1999 Veterinary Specialty Clinic, southwest corner of Busch Parkway/ `./ Milwaukee Avenue,Approval of Special Use and Preliminary Plan for a veterinary services facility in the Industrial District Chairman Goldspiel called the hearing to order at 7:50 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: None Also present: Mr. Paul Shadle, Rudnick& Wolfe Mr. W. Thomas Dobbins, Jr., The Dobbins Group Dr. Rhonda Feinmehl, Veterinary Medical Referral Service Ltd. Dr. Mitch Robbins, Veterinary Medical Referral Service Ltd. Dr. Harold Richardson Mr. Michael Shamrock,Jimmy Construction Ms. Patricia Baldwin, Paine/Wetzel Mr. Leslie Spinner, Paine/Wetzel Mr. John Marienthal, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 1 The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Artist rendering of site dated April 7, 1999 Exhibit B: Area Plan dated March 26, 1999 Exhibit C: Site Plan,revised dated April 7, 1999 Exhibit D: Floor Plan dated April 7, 1999 Exhibit E: Exterior building elevations dated April 7, 1999 Exhibit F: Landscape Plan dated March 26, 1999 Mr. Shadle stated this is a hearing to consider the request for a Special Use and a Preliminary Plan and Development Plan approval for a veterinary clinic including a building with an area of approximately 27,000 square feet, 108 parking spaces and required landscaping. He stated a Special Use was granted at the end of 1998 for veterinary uses at two locations in the same office park. He stated this is a site with unique characteristics that create development limitations. There is no direct access, limited visibility, limited floor area at this site due to the retention pond and setback requirements. However, it is perfect for the proposed use because the veterinary clinic does not depend on walk in traffic or direct access and its business is by referral so the visibility issue is not of great importance. Mr. Shadle stated the design is an aesthetically pleasing building which will look good at this site. The proposed use will be for a comprehensive veterinary services, 24 hours per day. It contemplates vacating the existing special uses granted last year to consolidate those services within this new facility. The new facility satisfies an unmet need in Buffalo Grove for services that are increasing in demand. The issues raised by the Village during the approvals of these earlier special uses have been addressed in this new proposal. Rather than having services dispersed they will all be concentrated in a single stand alone facility which should minimize the effect on other uses and properties. The facility will be staffed 24 hours a day which will aid monitoring of patients. Dr. Rhonda Feinmehl stated they are a group of specialty veterinarians who currently are primarily in one location but have several other locations they work out of and would like to consolidate their practices into one major hospital to allow one area for specialty referral. The specialty areas include internal medicine, oncology, cardiology, surgery, dermatology, emergency medicine and radiology. Currently there is no such hospital within the Chicago area with the closest such hospitals being over 150 miles away. Dr. Feinmehl stated the site chosen is across the street and down from their current site in Riverwoods on the northeast corner of Milwaukee and Deerfield Avenues. As specialists they Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 2 work by referral only which lessens walk in traffic. She noted they also have the support of all surrounding local veterinarians. The only exception is the emergency portion of the practice which will, of course, take walk-ins at any time of the day or night. Dr. Feinmehl stated the facility will be a professional hospital type of building with a very aesthetically pleasing outward appearance. The facility will be staffed 24 hours per day by doctors, nurses and maintenance personnel. This is a hospital,not a kennel so there will be no outside boarding. All patients are monitored and when taken outside must be directly with one of the hospital personnel on leash or in carryall. Mr. Dobbins stated the last time this project was presented it was a two-story building which has now become a one-story building of approximately 27,000 square feet. This building requires 108 parking spaces which have been provided. He stated they felt a one-story building works better. He stated the building will have gables and steps in and out of the building. The roof is flat behind the sloped roof. Mr. Dobbins stated the site plan shows ample green space around the building. Because of the unique characteristics of the way this particular developer wants to develop this site,they are complying with all setbacks. This development has a very low floor area ratio. The front of the building will face west and on the south side there is some service parking. There are three entrances to the building. One will be the front entry, one is an emergency entrance and on the south side there is the emergency entrance. Mr. Dobbins stated the landscaping plan shows development all the way around the building with significant plantings and grass. Along the south setback next to the hotel they are putting plantings all along to provide screening from the hotel. These will be tall evergreens and tall plants. Mr. Dobbins stated there are five major areas in the building, including a surgery component, radiology component, emergency care facility, veterinary practice, dermatology practice, and an administrative area. Mr. Dobbins noted the Village Engineer asked that they extend the public sidewalk along Milwaukee Road which will be done and he also asked for the striped right turn lane to be turned into a curb which will also be done. Another staff comment was to add an island along the long parking area on the south side. This will be done with the loss of one parking space which was shifted around. Mr. Dobbins noted they have there been able to comply with all of the requirements. Mr. Shadle stated the following Special Use criteria have been met: 1. This project will serve the public convenience by providing a needed service in a safe and attractive way, in an accessible, but not obtrusive, location. It will be Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 3 constructed and operated pursuant to Village requirements, so will not be detrimental to the public health, safety and welfare. 2. The project is designed and will be operated to be in harmony with the ongoing development of the Corporate Grove subdivision. The location and design are low impact and the operation is controlled. The size is modest relative to lot size and access is unobtrusive. LI 3. The project will neither be injurious to surrounding uses nor diminish property values. It is an improvement to the property and may actually help surrounding uses such as the Extended Stay America hotel which might see some business from some of the clients. 4. This project should in no way impede,hinder or discourage uses of the surrounding property as permitted in the Industrial District. The proposed use is fully controlled,meets all Village requirements for access, size and setback. The clients and patients will be served in a fully enclosed building. 5. All necessary and required utilities will be provided, including utilities, access, drainage and other facilities. 6. The parking spaces and means of ingress and egress are designed pursuant to Village standards, providing the required 108 spaces and have been designed to prevent traffic hazards, nuisance and traffic congestion. It is the petitioners' experience that this type of facility is a low traffic generator and there is buffering on all sides of the building. Commissioner Krug noted a Commonwealth Edison easement is shown on the plat and he would like to know if the bottom of the Commonwealth conduit trench will be above the high water line. Mr. Dobbins stated they have not as yet done all of the engineering development and they will not be putting anything in the Commonwealth Edison easement. Commissioner Krug stated he would like to make sure it is above the high water mark or use overhead line. Mr. Dobbins stated it is certainly acceptable to them, although that is an easement for the Commonwealth Edison company and they would be ready to work with them if they were to alter the way the service is brought in. Mr. Kuenkler stated that easement is only servicing the power at the waterfall at this point. Buffalo Grove Plan Commission-Public Hearing-April 7 1999-Page 4 P g g Commissioner Samuels asked what was the total square footage of the present four facilities that are operating. Dr. Feinmehl stated it is presently approximately 16,000 square feet. Commissioner Samuels asked how many employees are presently employed at the four combined facilities. Dr. Feinmehl stated there are probably 30-40 employees, including doctors,technical staff and maintenance personnel. Commissioner Samuels asked if this facility will be fully occupied and utilized. Dr. Feinmehl stated yes. Commissioner Samuels asked if they were concerned about any growth in the business. Dr. Feinmehl stated they have factored that into their calculations. They have planned for future growth within the next 5-10 years. All the doctors have taken into consideration what they presently have and what they need. Commissioner Samuels stated he is somewhat concerned about this issue. This is a large building and if it is quickly outgrown, it would become an albatross. Commissioner Samuels asked if 108 parking spaces will indeed be sufficient for this facility. Dr. Feinmehl stated that will be more than adequate. She stated the patients are scheduled by appointment so they come throughout the day. Commissioner Samuels asked about parking lot lighting. Mr. Dobbins stated the lighting will be photo cell on time clock. It will be 20-25 foot pole lights, achieving an average of 4-5 foot candles. There is also some building lights next to the parking. Commissioner Samuels stated he is more concerned with lighting for a 24 hour period since this is a 24 hour facility. Mr. Dobbins stated they had not yet decided that. If that is a significant issue, they are able to whatever is appropriate. They need to provide enough lighting for the emergency entrance where the predominant night traffic will be as well as staff parking. It is therefore possible to reduce the lighting in the rest of the parking lot if that is the appropriate way to handle the situation. Commissioner Berman asked if there have been any efforts made to market the site as a Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 5 restaurant or alternative commercial use. When this site was planned, it was contemplated by this commission that the site would be used as a restaurant or similar use. Mr. Leslie Spinner of Paine/Wetzel stated they represent the Veterinary Specialty Clinic in their search for a site and have assisted them in identifying and pursuing their program on the subject site. He stated they do not represent the owners of this parcel. However, in lengthy discussions with the owners about acquiring the parcel,they have advised that ever since the property was replatted to permit the hotel and the health care facility,they have invested considerable time, effort and expense in an effort to locate a restaurant type of use. They described their efforts which appear to be fairly broad ranging and futile. They stated the parties who would be logical occupants of restaurant facilities or operators of them felt that the configuration of the site was somewhat of a problem because of the constrictions with the setbacks and the low FAR on the site. This would be true for any other office building as well. They also indicated they had encountered significant resistance from restaurant developers who have indicated they do not feel that the present usage of restaurant facilities will support substantial amounts of new restaurant space. Mr. Spinner stated he can only conclude there appears to be a two fold problem. First, the combination of office use and residential demographics in the area apparently do not provide the necessary patronage throughout the entire day. They apparently need off hours business demand and the restaurants in this corridor running from about one mile south of Lake Cook Road up to Route 22 apparently do not get adequate patronage to support more restaurants. More importantly, is a labor demographics issue. It is very difficult to find affordable labor to do restaurant type of work and are experiencing 20-30 percent turnover in staff That, of course, implies a costly training effort for them. Mr. Spinner stated the owners of the property have indicated they feel it is a lost cause and will never be able to attract a restaurant at this site. Mr. Spinner further stated this is a very high value use because it will certainly be a very costly one. A typical one story office building would usually have a full development cost, including land, of about 2 '/2 to 3 million dollars. This project, due to the higher end architecture and some of the finishing costs and light FAR will probably be in excess of 4 million dollars. It will certainly add a great deal of cost base and value. Commissioner Berman asked if Ms. Baldwin has worked with any restauranteurs in this area. Ms. Baldwin stated no but in talking to David Cavalier of Van Vlissingen,who has worked at this park and this site for twelve years, who has indicated he has been stymied on this particular site. He has noted there are an enormous number of restaurants in this corridor and all of them have better visibility and access. Commissioner Berman asked what the difference is for the two new restaurants just a few blocks north, namely Wildfire and Big Bowl. He noted the Wildfire restaurant is also tucked back behind another building, not directly accessible to Milwaukee Avenue and will not have high Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 6 visibility. Ms. Baldwin stated restauranteurs make their decisions which are not always right. Secondly, those restaurants are in an area that is heavily office. There are no multi-story office developments at this end of the corridor. Commissioner Berman noted these restaurants are only a block away. Commissioner Berman asked what the size is for a typical stand alone restaurant in this area. Ms. Baldwin stated this would be a pretty big size for a restaurant. Commissioner Berman stated it seems that 27,000 square feet is probably a lot larger than your typical restaurant in the area and he is therefore confused why FAR would be a constraint on the site in terms of restaurant use. Mr. Spinner stated that a restaurant would have a higher parking demand than most other commercial uses, and often restaurants are in locations where parking can be shared with other commercial uses. On this site more land would have to be allocated for parking for a restaurant use than other types of commercial or office uses. Commissioner Berman noted this site has been laid out and the hotel has only been completed for a year now. What have Van Vlissingen done in the last year to market this site as a restaurant site. Mr. Spinner stated they cannot say what they have done specifically, only relate what they have stated to him as to their extensive and aggressive efforts. He further stated that probably involved contacting dozens, if not more, of logical users in effort to maximize the value of their property. Commissioner Berman stated that develop able land in the Village of Buffalo Grove on major arterials is a scarce resource. When there is an opportunity to use something for commercial use that is a sales tax generator, the Village must be very careful about giving up that opportunity. He stated he is especially concerned about doing so and needs to be convinced a restaurant is truly not viable and another use is not viable before he is willing to give up this parcel as one that can be developed for a commercial tax generating use. Mr. Spinner stated he would believes what would come along is the average mainstream one story office use. That will not require any special variances and is likely to happen within the next 2-4 years. The proposed office building will be way above the average of the next best and highly likely use of this property. Commissioner Berman noted that he has seen a lot of restaurants open recently and therefore he Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 7 has a hard time reconciling that with the statement that it is difficult to staff restaurants in the area. Ms. Baldwin noted that all of those restaurants had the opportunity to consider this site and chose other sites. That is the market speaking to what they believe is right for them. Commissioner Trilling asked what is inside the screened area. Li Mr. Dobbins stated the dumpster is inside the screened area and there may be a mechanical unit if it is ground mounted. There also are occasions that the animals will be walked there. They will, of course, always be attended. These are the uses that may be encountered in the area. Commissioner Trilling asked if dog walking will only be in the screened area or if it will be done elsewhere on the site. Mr. Dobbins stated that would be the only area that the staff would walk dogs. Commissioner Trilling noted it might be better to create parking on the west side of the building for emergency services purposes to somewhat deter the lighting from the hotel. Mr. Dobbins stated that if this is an important issue,they can certainly accommodate such a request. The sidewalk arrangement will accommodate such a suggestion as you can get to the emergency entrance from the west side. Assuming that is acceptable to the use, it would certainly be a reasonable idea. Commissioner Trilling noted the size of this building is about the same size as the Condell Medical Center on Route 22. Condell is a two-story structure with a one story attached immediate care unit. Commissioner Moons asked if the Fire Department has reviewed the plans. Mr. Pfeil stated that the Fire Department has reviewed the plans and do not note any concerns other than provision of fire lanes and a sprinkler connection. Commissioner Viehman asked for a review of the hours of operation. Dr. Feinmehl stated primary care hours generally are 8:00 a.m. to 6:00 p.m. and emergency care is 24 hours. These hours are Monday through Friday for the majority of the hospital and there are some hours on Saturday currently for the dermatology service in the morning and for the surgery practice as well. Commissioner Viehman asked if there is any anticipation that the number of employees will increase once this building is occupied. Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 8 Dr. Feinmehl stated probably not as their efficiency will increase and many things will be consolidated. If any new people are added because of more doctors,the administrative sector will remain. Commissioner Viehman asked if the 40 or so employees have staggered working hours. Dr. Feinmehl stated yes. Li Commissioner Viehman noted there will then be about 32 people working during the primary care times. He asked if any of these people will be staggered in shifts. Dr. Feinmehl stated some of the shifts will be staggered as some people come in at 7:00 a.m. to do setups and some people come in later in order to do afternoon shifts. Commissioner Viehman asked for a review of some of the special care for operation that will be taken as a result of this location. Dr. Feinmehl stated nuclear medicine waste disposal is highly regulated. Medical waste disposal currently is done according to OSHA standards and is done with medical waste disposal companies. Cadavers are handled through several cremation services who have pickups several times per week. Commissioner Krug asked if the biological and nuclear waste materials are stored inside until pickup. Dr. Feinmehl stated yes. Commissioner Krug asked where cadavers are stored. Dr. Feinmehl stated they have special freezers for cadavers in a special room. Chairman Goldspiel asked if the five foot grass area on the south side is sufficient to support the p proposed planting. Mr. Dobbins stated yes. He noted that is because the parking for the Extended Stay hotel is not right up to the property line so there is no concrete right up to the edge of the property line. The actual landscape area is larger that the five feet on their property so that the root system is able to extend into the Extended Stay hotel area slightly. Chairman Goldspiel asked if anything was needed to prevent cars bumpers from overriding the area. Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 9 Mr. Dobbins stated the landscaping there is set back a couple of feet so nothing else is needed. If it becomes an important issue wheel stops can be considered. He noted,however,wheel stops are a maintenance issue with snow plowing and they would prefer not to use them. Chairman Goldspiel noted they have previously had developments who moved the curb further into the parking space to allow in the calculations the overhang area over the green space. Mr. Dobbins stated that was a good suggestion. He noted they do take advantage of the two and one half foot car overhang next to the building to try to maximize the amount of green space next to the building. The curb could be pulled in two and one half feet and take advantage of that two and one half foot overhang. Chairman Goldspiel noted that would be desirable. Mr. Dobbins stated they could do that all the way around which would increase their green space throughout the project. Mr. Dobbins noted there have been many questions relative to sufficient parking for this project. He stated the Dobbins Group is a local architecture firm but they do have a veterinary specialty architectural practice out of Youngstown, Ohio and their parking requirements on most of their facilities is probably twenty percent less than this one. He further stated they had once considered asking for a parking variance at this site as they felt they had too much parking. However,they chose not to because they did not want to make that a contentious issue. Matthew Eisenstein, 5 Meadow Lane, Riverwoods, stated he is directly east of the proposed project. He noted concern with the proposed lighting and stated he would prefer most of the lighting to be on the west side of this development. He further stated he would like to see the emergency entrance on the west side of the development so that they will not be seeing car traffic along the east side. He asked if any consideration for berming had been given along Milwaukee Avenue so that they will not see this large structure from the street. He stated their greatest concern, however, is with drainage. He noted they have already been hit with the changes in the FEMA flood map and they are now worried about further development. He also noted some concern with dog walking and barking dogs and would like to see any such activity directed toward the west side of the property. Ron Forman, 31 Chicory Lane, Riverwoods, noted his concern relative to the noise of barking dogs and excessive traffic directed to this facility. He stated he would like to seem some additional berming for the landscaping plan. He stated he is greatly concerned with lighting for the site and would like to see either lower poles or timers so that the lights could go off at a certain time. He noted some concern with the transport of sick animals and the noise factor that may have on the area. He stated he is not opposed to this type of facility, however,he would like consideration given to the homes that may be affected by this kind of facility. Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 10 Dr. Feinmehl stated these are all sick patients who will be taken out several times a day on leash to relieve themselves and brought back in one at a time. The current facility at Milwaukee and Deerfield is actually closer to the homes and if no barking is heard now,there will certainly be no louder sounds from the new building. She noted they understand the concern and that is why they have a screened area to walk the dogs so that no one has to see them eliminate. Mr. Dobbins stated they have a huge natural berm on the east side of the property in the shape of `./ the water feature that stands about 12-15 feet tall with landscaping on top of that. The peak of the roof of the proposed building will barely protrude above that so that the entire first floor of the building will probably be screened from the east. Therefore,further berming does not appear to be necessary. If additional berming is desired along Busch Parkway,they will be happy to consider that. Mr. Dobbins stated the lighting poles will be 20-25 feet tall and they will be pointed directly down so they will not be shining horizontally at all. These poles will be no taller than the site lighting at the Extended Stay Hotel or the Wellness Center. He further noted the emergency entrance is as far away as from the residences as possible at the southwest corner of the property. In addition, this is a very low traffic generating development so traffic will be at a minimum. Commissioner Viehman asked if the developer would consider extending some of the trees and planting at the southeast corner further north. Mr. Dobbins stated they would do so. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:15 p.m. Respect y ubmitted Fay Rubi , Reco ' g Secretary APP OVED BY: / TE H N GOLDSPIEL, C airman Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 11 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 7, 1999 Cotey property, northeast corner of Milwaukee Avenue/Estonian Lane, `./ Approval of a Special Use and Preliminary Plan for a wireless communications monopole antenna and equipment shelters in the B-4 District Chairman Goldspiel called the hearing to order at 9:35 p.m. in the Village Council Chambers Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: None Also present: Mr. Brian Barrett, Site Acquisitions Consultants, Inc. Mr. Don Hook Mr. John Marienthal, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Map locations of photo montage Exhibit B: Photo looking north toward Estonian Lane from Milwaukee Avenue Exhibit C: Photo looking south toward Estonian Lane from Milwaukee Avenue Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 1 Exhibit D: Photo looking east down Estonian Lane Exhibit E: Photo looking north toward Estonian Lane from Metawa Lane Exhibit F: Site map showing tower locations in Buffalo Grove and Lake County Exhibit G: Photo looking west down Estonian Lane towards Milwaukee Avenue Exhibit H: Photo looking east down Estonian Lane Exhibit I: Photo looking directly at the site Exhibit J: Photo of the clearing space Exhibit K: Photo looking back toward Estonian Lane showing clearing Exhibit L: Photo looking towards the closest residence in Riverwoods Exhibit M: Photo looking north towards the closest residence in Riverwoods Exhibit N: Photo looking at closest residence in Riverwoods Exhibit 0: Site Plan, revised January 8, 1999 Exhibit P: Elevation of a typical monopole Exhibit Q: Picture of monopole facility using wood slat fencing Mr. Don Hook stated this site was purchased by the Cotey family for the purpose of relocating the corporation from Northbrook into Lake County. Under an annexation agreement the property was zoned B-4 for a furniture showroom, office and warehouse. The long term intent was for the elder Mr. Cotey to own the property and the buildings and to lease the property to the corporation. As the decade proceeded, the window of development opportunity became smaller. New flood plain requirements and new FEMA maps started making more and more encroachments in developable acreage. The property was then placed on the market and was found to be unsaleable and became more so each year. The property has been under contract numerous times and as each potential buyer discovered these problems,the options were allowed to lapse. In 1997 the bank challenged the asset as being not valuable on the corporate books. At that point discussions were entered into with the Village of Buffalo Grove to try and find a use which might restore some value back to the property. The review with staff indicated that one of the permitted special uses in a B-4 zone is wireless transmission towers. At that time the Lake County Stormwater Management Commission was contacted and they determined there was about one acre of developable land. Upon further review with the Village,it was determined that Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 2 only one-half acre is developable and therefore financially not feasible. Mr. Hook stated the concept of co-location for taller towers will actually reduce the total number of towers required to adequately cover a region. It is felt that a 199 foot tower is the ideal size for this site. That can eliminate the need for as many as three towers within a five mile coverage radius of that site both in the Village of Buffalo Grove, Lincolnshire and Riverwoods. The key to making co-location work is finding sites like this property that mitigate the impact of the towers. This site is ideal with its unique location next to the forest preserve and industrial property and the heavily wooded nature of the site in the front and side. The use that is proposed would have very little impact to the vegetation. Mr. Hook stated it is still the desire of the Cotey family to recover their investment in this property and to find a productive public use. The wireless transmission concept could accomplish this and provide the original intent of retirement income needed for Mr. Cotey. The use of this property is the beginning of a regional co-location strategy and also creates a winning situation for the municipality. Mr. Hook further stated they feel they have met all of the staff concerns. One outstanding item is the concern with the issue over the right-of-way from Milwaukee Avenue. He stated he has been authorized by Mr. Cotey to inform the commission that this is not an issue and that the Cotey family will donate the right-of-way to the Village of Buffalo Grove. They will also donate an easement on the backside of the property to be determined in cooperation with the Village for direct connection to the bike trail system. Mr. Brian Barrett stated they have retained Manhard& Associates to prepare a more formal site plan. He noted they worked out issues with the Village Engineer with regard to the flood plain issues. He stated the facility is 300 plus feet east of Milwaukee Avenue and approximately 80 feet setback from the road. They are proposing a chain link fence enclosure which will house various equipment cabinets or prefab shelters. The plan now reflects four such facilities of two cabinets and two shelters for a total of four carriers. Within the compound they are proposing a 199 foot monopole structure and to the rear of the property there is a storage facility for water management. Mr. Barrett stated there is a natural clearing on the proposed site where a house once stood. There is one small six inch tree existing which will be removed,but additional proposed plantings will compensate for the loss of this small tree. Mr. Barrett stated they feel that with the tremendous growth in this area, there will be capacity issues and carriers will be back looking for facilities. There is a window of opportunity here to place this facility in an area which is least obtrusive to the environment. It is a large parcel of land that will be solely dedicated to this facility. The stall stand of trees provides more than adequate coverage for the facility. Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 3 Mr. Barrett stated the request for a 199 foot tower involves coverage and the ability to carry more than one wireless provider. This would make it below the FAA requirements for lighting, yet it will provide a facility that will hold up to four carriers. In addition to those,paging and other wireless providers such as wireless Internet or even microwave technology can utilize this facility. Mr. Barrett stated he has left any landscaping or modifications to the compound itself open. He noted they would be willing to install whatever would please the commission. He recommended plantings along Estonian Lane for the purpose of shielding the base. He further noted they could enclose the facility with wood slats if desired. Chairman Goldspiel asked for a description of the water management area previously mentioned. Mr. Barrett pointed out the small parcel to the north and noted that is all that is required for this facility. He further noted that water calculations are usually waived because the water runoff is so minimal that it does not have any effect and would explain the small size of the water management area. Mr. Gene Sollo, 723 Interlaken Court, Riverwoods, stated he is the chairman of the Telecommunications Commission in Riverwoods. He stated they formulated the telecommunications route about two years ago and have interviewed just about all of the potential cellular companies. He stated they have put together a plan which allows for a half a dozen or more selected areas throughout the village where towers could be erected and have little or no impact on the residential community. These are lands owned by the village and, as a result, the income would go to all of the taxpayers in the village. As a result they have installed one installation with two others being considered. Mr. Sollo stated this proposed unit is very close to the Meadow Lake community. He stated he is sympathetic to an investment in property and there are many people living in the Meadow Lake community who have immediate visual access to this tower. 199 feet is as large as you can get and the tree level at this particular area runs 60-100 feet. This, of course, means there will be visible tower here of approximately 100-120 feet. He stated there are other ways of disguising towers and of reducing the size of towers. He noted that companies such as Ameritech and Cellular One already have installations that surround this area so these large towers are not necessary. Lowering the tower height of the proposed tower would preserve the residential character of the surrounding area. Mr. Sollo noted the Telecommunication Act of 1996 indicates you cannot rule towers out due to health issues. That act has no long term study of the impact of cellular towers. The people who live right below this tower may have a potential health impact. He asked the commission to be extremely careful with this development. He noted this is strictly a commercial enterprise and he is very concerned with the impact of this tower on the area. Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 4 Commissioner Viehman asked if the Village of Riverwoods has identified a site nearby for potential installation of a tower. Mr. Sollo noted there is one installation northeast of the river off of Riverwoods Road approaching Lincolnshire for a tower installation. Mr. Barrett stated there have been long term studies. He noted this is basic radio technology and is very concrete and safe. The reason the federal government has removed health issues from consideration is because of the fact that this technology is so basic and safe. Mr. Barrett also stated that the trees and leaves interferes with the radio waves which is why towers below the tree line do no work out well. The 199 foot requirement is there to avoid the lighting requirements of the FAA. Mr. Barrett stated the coverage area for the proposed site which would be attractive to carriers is not the area to the east but rather the Milwaukee Avenue corridor and the development which is occurring across the street. Commissioner Trilling asked who is located at site#5 on the location map for towers and what the height of that tower is. Mr. Barrett noted that tower is located in the Julie's Restaurant lot, occupied by Sprint and is only about 120-130 feet. He further stated they will be one of the first to be targeted for the new tower. He also stated one of their goals would be to attempt to have them locate on the new tower and remove the existing site location. He stated they would likely do this in order to get the extra height. Commissioner Trilling asked what would be a typical agreement made by a carrier. Mr. Barrett stated it is typically a long term, 20-25 year lease. These leases are fully terminable by the tenant. That is a cause that almost every carrier holds to. Commissioner Trilling asked how large an area this pole would cover. Mr. Barrett noted it would be about a 5 mile area,although carriers sometimes get very specific as to what exact area they want covered. He stated that if a carrier or carriers require only a specific height level, they will only build to that specific height. He noted that this facility can be built in sections and will not overbuild if not required to. However, at this point in order to move forward with marketing, they would like to be approved up to 199 feet. Mr. Hook stated the issue of a 199 foot monopole is not the physical coverage but its ability to hold multiple carriers and maintain the right separation. When you get down to the tree line,that area of the tower is economically lost. Only the area above the tree line is leasable and they are Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 5 trying to maintain enough area above the tree line to be leasable and maintain enough carriers which will eliminate three single carrier towers somewhere in the Village that are not required. He further stated they anticipate the tower to be shorter and probably not have an installation right at the peak. The pictures shown depict the worst case scenario of a tower set in context of the trees. The tower cannot even be seen from at least three of the four elevations. If a carrier can get by with a lower site, they will not ask for a higher spot. The communication company will lease to the height they actually need based on the coverage they are proposing. The height `./ is for how many carriers can be forced on a single tower. That is the whole principle of co- location. Commissioner Trilling asked if the petitioners were aware of the Riverwoods site discussed. Mr. Barrett stated no, but further stated it is not a viable alternative to this location. Commissioner Trilling asked what would spur the 4-5 towers on the east side of Milwaukee Avenue to ever come down because of this new tower. Mr. Barrett stated towers are reusable and can be taken down from one location and put up elsewhere. He stated he is most hopeful of convincing the tower immediately to the north of changing over to this new tower. It is difficult to talk to the carriers who do not want to discuss anything until a permit is received. He also stated there is another carrier that has yet to build in the marketplace and there are a number of other technologies coming to the market, including wireless Internet, which may be interested. The facilities to the south are a shorter site and their target coverage is just within the intersection of Lake Cook Road and Milwaukee Avenue. Commissioner Trilling asked if the tower is built to suit the height of the carriers request. Mr. Barrett stated there are standard sections. If a carrier comes in and only requires 140 feet then only that height would be built. The next extension has a standard height and they would only build up as required by the carriers. Commissioner Trilling stated he would like to hear more proof that such a tower is indeed necessary to carriers. Mr. Barrett stated he has represented almost every carriers in the Midwest and he therefore understands the coverage objectives. When the Coteys came to him, he felt this is a viable facility and there will be a need in this area for a carrier such as this based on his experience. Commissioner Trilling asked what made the closest Riverwoods site suitable to Riverwoods. Mr. Sollo stated there are five sites selected and they are all owned by the Village. He stated that in most cases the carriers are not looking for a major communication tower in their area but merely to plug holes in the already existing structure. Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 6 Commissioner Trilling asked if that area is surrounded by any residential areas. Mr. Sollo stated it is residential to the north and wooded on the south,west and east. Commissioner Ottenheimer asked how this facility will benefit Buffalo Grove. Mr. Barrett stated its primary benefit is that it will reduce the number of facilities within the Buffalo Grove community which is the goal of all municipalities when dealing with these issues. Commissioner Ottenheimer asked what reason leads to the belief that if this 199 foot pole is constructed, others will come off other poles to come to this new one. Mr. Barrett that would be because of the added height which would provide additional coverage. Commissioner Krug asked noted the petitioner was asking for a variation on the paving to use crushed stone and asked what benefit other than economic would be derived from that. Mr. Hook stated that requirement was requested specifically because it is less pervious as per Manhard Engineering. The intent was to minimize runoff. He noted this is a unique ability to use 200 square feet out of 3 %2 acres as a use. He further noted this site sounds very similar to the one described in Riverwoods. Commissioner Krug stated he would not like to see a wooden slat fence around the site. He stated he feels it would be best for an open chain link fence so police can view same. Mr. Hook stated they will put anything the Village wants around the site. Paving or graveling the access road is also not an economic issue and will be done according to Village request. Commissioner Samuels asked if the tower is economically feasible if it ends up with only one carrier. Mr. Hook stated that would be about break even. Commissioner Samuels asked if there is any indication relative to carrier interest for this tower. Mr. Hook stated Mr. Barrett was chosen because his firm is the leading independent negotiator of these things and they are relying on his expertise that this is a reasonable expectation for this tower. Mr. Barrett stated they have addressed every type of carrier but have no commitments because he does not yet have a permitted facility. What he does have is one indication of strong interest while others who are interested but will not discuss anything until they know this is concrete. Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 7 Commissioner Samuels asked if the strongly interested carrier has indicated the height they would be interested in. Mr. Barrett stated they have not discussed height and have only discussed the fact that they are half way through the permitting process for a 199 foot tower in this location. Commissioner Samuels asked if it is economically feasible or likely that the first tenant would want the entire tower built out. Mr. Barrett stated clients are interested first in the best location. When there is an actual carrier they request a very specific height because it will fit within their existing framework. Just because the tower commitment is for 199 feet does not mean that every carrier will want 199 feet. They will grab the height that fits in with their coverage area. Commissioner Samuels asked if there is any parking area in the strip between Estonian Lane and the building. Mr. Barrett stated generally no as it is only visited once per month at most and the drive will suffice. Commissioner Howard asked if any users for this proposed tower at this greater height would improve the quality of cell phones. Mr. Barrett stated there are many factors involved with selecting an elevation. It involves required coverage for that area which involves population density for usage of the facility,the topography, man made or natural obstacles. All of those factors go into the determination on what height they need. The type of equipment used and the power output will affect what kind of height is desired at a facility. He noted he does not have the specifics from the carrier and therefore it is a difficult question to answer. Mr. Barrett stated he can safely say the tower to the north of the proposed facility will not provide coverage down to Lake Cook Road because of too many obstacles and interference in its way. With an added height to that facility,they would be able to get down to that area. Therefore height does affect quality in certain situations because you are able to avoid obstacles. Commissioner Berman asked if the petitioner knows of any carrier who has a pole who wants to go higher but cannot. Mr. Barrett stated yes. He noted almost every carrier would like to change its height in municipalities as they are oftentimes limited by zoning ordinances they are operating under. He further noted every carrier has the desire to go higher and have been denied somewhere. Commissioner Berman asked if there are any such carriers in this area. Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 8 Mr. Barrett stated yes, although he cannot deal with these carriers at this stage. He also noted they will not build the facility if they do not have a carrier on the pole. Commissioner Berman noted that one of the concerns is that a 199 foot pole would be put up with a carrier at the top of the 199 feet and then that would be it. Mr. Hook stated that if the first carrier wanted to go to the top of the pole at 199 feet, it would be economically and developmentally best for the future of the tower because all the lower heights are as easily leasable as the top one. The cost recovery of building the whole height of the tower gets handled in the first lease and it makes the economics of doing all the sub-leases even better and makes it easier to get more tenants. The notion that a 199 foot tower would go up with only a single tenant does not fit with the reality of the market place. People are looking for sites all of the time. One of the nice things about independent towers, once they are built, is that the market beats a path to your door. He further noted that everyone from the financial consultants on in this project have been convinced that it is an economically viable project that will work. Mr. Hook stated there has been a great deal of due diligence on this project from the family's standpoint and everyone connected with the project is fundamentally convinced this project is a winner. The family wants to maximize its value and in doing so there is a secondary municipal purpose that can be served by a taller tower. Shorter towers are viable and will bring the family money. However, this is a unique situation on a unique property which will maximize the potential, not just for the Coteys, but for the municipality in the future of controlling other towers. It creates the possibility and probability of being able to say no to at least a couple of towers. Chairman Goldspiel asked if the stormwater management materials had been reviewed and if same are adequate for the situation. Mr. Kuenkler stated yes. Chairman Goldspiel asked why such a small compensatory storage area is needed. Mr. Kuenkler stated the only filling in the flood plain is that small amount from the driveway. Chairman Goldspiel asked if the right-of-way on Milwaukee Avenue and the bike path will be dedicated by petitioner. Mr. Hook stated yes. Chairman Goldspiel noted it is normally a wider street required than what Estonian Lane is here and asked if this has been discussed with staff. Mr. Pfeil stated the Village's current standard is a 60 foot right of way. Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 9 Chairman Goldspiel asked if there is any likelihood that this street would be improved to village standards if it is just this tower on it. Mr. Kuenkler stated the tower in and of itself would not establish a need to bring the street up to village standards. The right-of-way should be provided at the time this is built. Chairman Goldspiel noted the need therefore is to provide the right-of-way on Estonian Lane but do not need to require paving and curbing. Mr. Hook stated he does not personally have the authority to grant that but the family will surely consider same. He further pointed out this facility is only anticipating one to two car visits per year and one of the fundamentals of good planning is not to ask a petitioner to solve problems that are not there. Chairman Goldspiel stated that is why they are not suggesting paving up to standards. The suggestion is that it might be needed for purposes of providing utilities and such. Mr. Hook stated there is no problem with easements anywhere on the property. Mr. Kuenkler noted the current annexation agreement for the property binds the dedication that is required. Chairman Goldspiel asked about the strength of the tower and what happens if it should collapse. Mr. Barrett stated it will collapse upon itself which is one of the primary reasons for variances on all the setback issues. Ron Foreman, 31 Chicory Lane, Riverwoods, stated he is opposed to building this tower because it is right outside of his back yard. He stated Meadow Lakes is a community surrounded by two lakes and wooded. They have already had the hardship of the FEMA maps affecting their property values. Some of the lots and homes have gone from the flood plain into the floodway. To have a tower within their vision would be a terrible thing. He stated he moved to Riverwoods to get away from the high tension wires and telephone poles and they do not want this in their area. The problem seems to be that the Cotey family is desperate to bring in income from useless property. They are not helping anyone but their own family. Not enough effort has gone into looking for alternative sites for this development. Paul Odell, 2 Banbury Lane, Riverwoods, stated he has never had a problem with his cell phone in the area and does not believe the tower is needed for better service in the area. He stated he is concerned the tower behind Julie's will compete with the proposed tower and it might be easier in the unincorporated area to get a permit for a higher tower. In, fact this proposed tower might prompt some of the existing towers to build taller and as they already have the installations and relationships with the carriers, they may give a break to them to undercut the new tower. He Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 10 further noted the proposed new FEMA maps must be consulted to ensure that this property will not be a problem once those maps are approved. He also noted towers should be placed on Village property where possible in order to receive the income they can provide. He stated that if a tower is placed on the proposed site he would like it lowered to 100 feet where it will be much less of an impact. Lastly, he asked the commission to consider the health related aspects of such a tower, despite federal guidelines preventing discussion on this issue. Jim Sukelman, 21457 Milwaukee Avenue, stated he owns the landscaping and nursery operation just to the north of the proposed site. He stated the tower in Julie's lot has a 25 year lease with Sprint and he doubts the owners would surrender such a lease without some kind of compensation. He further noted he has a two way radio on top of his building that is directly pointing to the Sears Tower and he wonders if the proposed development will impact his usage of same. He asked that any new tower be allowed for only 100 feet. Matthew Eisenstein, 5 Mettawa Lane, Riverwoods, stated his home is one of his major investments and his property value has been significantly impacted by the change in the FEMA maps. He stated he questions the idea of further impacting his property values, as well as the other homeowners in the area, in order to help one person. He further stated he is a physician and deals with low level ultrasound substances which have no proven harmful effects as yet. However, they limit the continuous exposure to people and fetuses. It is a known fact that continued exposure to something even as harmless as ultrasound waves can cause damage over time. He noted it is not known what the long term effects of such radio waves will be and would not want this in his area. If this project is allowed,he asks that the height be lowered. Joanne Mazursky, 7 Foxtail, Riverwoods, stated she is strongly opposed to the development of this tower. She noted they were attracted to this area because it was natural and open and there was nothing blocking the views and this project would indeed be very disturbing. She further noted that no matter where you are you often lose cell phone connection. This is a minor convenience and a tall pole such as this may not be the answer. Chairman Goldspiel asked if the water calculations were based on the new or old FEMA calculations. Mr. Barrett stated he was not certain. Mr. Kuenkler stated it does not matter because the site is in the flood plain. He noted the filling is really at the elevation of the drive and the compensatory storage amount would be the same. It would just be a question of the building protection elevation which could be raised if desired. Mr. Barrett stated the most current health issues to come up have been with regard to low level radio wave emissions. Those studies have recently been finalized and the federal government as well as the World Health Organization and the international communities involved have all agreed to them and eliminated it as an issue. In addition,he noted this development will not Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 11 interfere with the communication setup at the nursery. Chairman Goldspiel asked if it is necessary to do something to protect the area from a different type of use that might radiate more energy than this. Mr. Barrett stated it can be required that the carrier do an annual measurement of the facility to ensure the emissions are below the FCC guidelines. Every carrier would agree to that as the emissions as so far below those standards. The technology is based on low power levels of radio waves. Mr. Kuenkler asked if the development ordinance variation request has been withdrawn for the pavement. Mr. Hook stated if the commission would like it withdrawn they will do so. Mr. Kuenkler stated he would recommend paving. Mr. Hook stated that is acceptable. Mr. Forman stated he believes that microwave transmissions can be construed as a health hazard and asked that this be taken into consideration. Commissioner Samuels noted the commission's packet included a reprint of an article regarding local zoning authority over cellular antennas and towers. The answer to the health hazard is answered as follows: "If a wireless telecommunications facility meets technical emission standards set by the FCC it is presumed safe. A local government may not deny a request to construct a facility on grounds that its radio frequency emissions would be harmful to the environment or the health of residents if those emissions meet FCC standards." When it comes to the health issue, the commission cannot deny the petitioner on the issue. Chairman Goldspiel noted the gentleman's point is that the Village could limit it to that kind of communication and he is raising the possibility of other types of uses other than wireless telecommunications. Mr. Hook stated microwaves fall under that definition. He further noted they would be more than happy to put annual testing as a lease requirement. He also stated that no one would be standing next to the microwave dish at 100 feet. This dish is far away and pointed up. The way microwaves are used in transmission is different than they are in cooking. It is much lower frequency wattage and is a different form of microwave technology. Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 12 Mr. Hook stated this site has some unique characteristics that make it less intrusive than any other kind of tower site. He stated this is a B-4 zone and the impact relative to a residential area was made years ago in the annexation agreement. Compared to any other B-4 usage,this is lower impact development than what the site was originally designed for. Mr. Eisenstein asked that no variances be granted for anything on this B-4 site. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 11:45 p.m. Respectfully submitted, / A._. ,------- Fay R in,Re ord ng Secretary APP VED BY: , i,7 9 i, )TEPHE GOLDSPIEL, Chairman L Buffalo Grove Plan Commission-Public Hearing-April 7, 1999-Page 13