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1999-07-07 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION July 7, 1999 Jewish Council for Youth Service(JCYS),Proposed Northwest Family `./ Center, Southwest corner of Weiland Road/Aptakisic Road -Amendment of a Preliminary Plar: in the B-1 District and approval of building elevations and materials,landscape plan,and outdoor lighting Buffalo Grove Park District, Expansion of Raupp Memorial Museum, 901 Dunham Lane,Amendment of a Special Use in the R-4 District Workshop#2 Praedium Development Corp., Proposed retail/service building, Lot 2 of the Walgreens Buffalo Grove Resubdivision, east side of Buffalo Grove Road north of Lake Cook Road,Amendment of a Planned Unit Development(P.U.D.) And approval of a Preliminary Plan in the B-5 District—Workshop#1 Vice Chairman Ottenheimer 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: Mr. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: Chairman Goldspiel Also present: Mr. Lawrence Freedman, Ash, Anos, Freedman& Logan Mr. David Gillespie, Timothy Morgan Associates Ms. Ewa Weir, Project Management Advisors, Inc. Mr. Marshall Klein, JCYS Ms. Susan Rochlis, JCYS Mr. Jack DeClementi, Mr. John Green, Groundwork, Ltd. Mr. Richard Vane, Groundwork, Ltd. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 1 Ms. Martha Weiss, Buffalo Grove Park District Ms. Janet Nowers, Raupp Museum Mr. Rick Drazner, Buffalo Grove Park District Ms. Marge Raupp Mr. Marc Schwartz,Marc Schwartz&Associates Mr. George Markopoulos, Praedium Development Mr. William Reid, Village Trustee Mr. John Marienthal, Village Trustee Ms. DeAnn Glover,Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Trilling to approve the minutes of the public hearing of June 2, 1999. Commissioner Trilling noted a typographical error on page 4, paragraph 8. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioners Dunn, Feldgreber, Johnson,Panitch and Smith abstaining. Moved by Commissioner Samuels, seconded by Commissioner Trilling to approve the minutes of the regular meeting of June 2, 1999. Commissioner Samuels noted a typographical error on page 13, paragraph 1. Commissioner Trilling noted a typographical error on page 14, paragraph 7. All Commissioners were in favor of the amended motion and the motion passed unanimously with Commissioners Dunn, Feldgreber, Johnson, Panitch and Smith abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Trilling stated he attended the Village Board meeting on June 21, 199 at which four people were re-appointed to the Plan Commission along with five new members. In addition the following items were discussed: 1. Public hearing was held on the annexation agreement for the River Oaks subdivision. The Petitioner eliminated one lot on the east side of Prairie Road which helped to accommodate lot sizes. Said item was referred back to the Plan Commission. JEWISH COUNCIL FOR YOUTH SERVICE (JCYS), PROPOSED NORTHWEST FAMILY CENTER, SOUTHWEST CORNER OF WEILAND ROAD/APTAKISIC ROAD - AMENDMENT OF A PRELIMINARY PLAN IN THE B-1 DISTRICT AND APPROVAL OF BUILDING ELEVATIONS AND MATERIALS, LANDSCAPE PLAN,AND OUTDOOR LIGHTING Mr. Freedman stated the original plan was approved approximately five years ago. Because of Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 2 financing difficulties the site has not been developed. The JCYS now has funding for the project and intends to go forward with the plan. The JCYS believes that the modified plan is an improvement over the approved plan. He noted that they had considered some alternative site plan layouts as previously requested. However, none of them represents a superior plan to the one presented. The plan is being reviewed by the Plan Commission at the direction of the Village Board but a public hearing will not be required. `./ Mr. Freedman stated they have no difficulty with any of the recommendations contained in new reports from the Village Forester and Village traffic consultant. They are willing to conform the lighting to the type used in the adjacent commercial facility. They are willing to add the additional landscaping requested. He noted that the traffic report appears to conclude that the plan is workable given the constraints of access to the site. He noted that a future phase of the development will come back to the Village for approval. He noted they are only showing development of half of a gymnasium with the second half showing as future development. However, they may want to include the second half of the gymnasium development in the first phase and ask the Plan Commission to take that into consideration. Ms. Ewa Weir, Project Management Advisors, stated they are using masonry units of standard brick on the two ends with the center using modules of 8 x 8 inch squares of 16 x 8 inch clay members. They have removed the peak roofs on this plan and went to a flat roof. There will be skylights over the entry and common area. Commissioner Samuels asked which traffic circulation pattern and parking stall layout is preferred by the petitioner. Ms. Weir stated they would prefer to use 90-degree parking stalls with one-way circulation. The main reason for not using angled parking with two way traffic is that there would be a loss of 23 parking spaces, including 4 drop-off spaces at the front of the building. These temporary drop- off spaces are very important for the convenience and safety of parents and children using the facility because they won't have to cross the access aisle to enter the building. The plan provides the turning radii required by the Fire Department. With angled parking they would need to go up to 32 feet for the aisle, making a very wide, unusable piece of asphalt. Commissioner Samuels asked if the petitioner is asking for approval of the expansion of 25 parking stalls on the south at this time. Ms. Weir stated no. She noted they have agreed to come back at the time they are ready to proceed with the aquatic center to review the parking requirements at that time to see if they need to add any additional parking in that area. Commissioner Samuels stated he agreed with the comment made at the last workshop that all but perhaps the first 8 to 10 of those stalls should not ever be allowed there because of the proximity of the main entry driveway into the property. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 3 Mr. Pfeil commented that the petitioner should clarify the types of outdoor activities that will occur on the site other than the playground for the day care operation. If any active recreation is contemplated, a special use would be required. Ms. Weir stated the outdoor area labeled"picnic grove" is basically for special functions or for children accompanied by staff. Another playground area is the required outdoor playground area by DCFS which would have certain regulations. Mr. Pfeil asked if there would be pick-up basketball games or similar active recreation. Ms. Weir stated there is an impervious area that will have basketball hoops brought out from the gym. However, no permanent structures would be constructed. There would be planned activities for after school programs for children only, and there would always be supervision of the activities. Commissioner Smith asked if there would be any night activity or lighting for the playground area. Ms. Weir stated they may be lights on the building but no free standing poles. Commissioner Trilling asked what the procedures is for this meeting. He asked if the Commission is to follow through on the planning side first and then handle appearance issues or are both done simultaneously. Vice Chairman Ottenheimer stated the Commission would be best served by approving everything at one time. Commissioner Trilling then asked for a presentation on appearance issues other than just the elevations of the building. Mr. DeClementi stated the site plan has a requirement along the right of way for street trees which will be provided. He noted the ordinance requires either berming or a massing of shrubs with some window openings into the site. If no berming is put into the plan the ordinance likes to see some solid hedges. He stated they have included some lower berming ( 24-30 inches) along the perimeter. Then they focused on shrub plantings with some perennials. The corner at Weiland and Aptakisic contains the project signage with a backdrop of some upright evergreens and ornamentals and a foreground of ground cover and perennials. They also have a smaller, secondary sign coming into the site indicating the entrance to the site. There is also a smaller island that shows the bikepath coming through, a shade tree and under story plantings. Once inside the site they concentrated plantings in a cluster application. The forester has now requested the addition of approximately 12 more shade trees along the back edge to work with the screening issue of the ordinance. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 4 Mr. DeClementi stated they will be doing clustering of trees coming into the site and up to the front door. The islands within the parking lot are treated with under story deciduous ground cover, single shade trees and coming up to the front door they have clustered shade trees and more detailed application of the concrete scoring. There is also under story ground cover and key specimen shrubs. The refuse area will have some upright evergreens for screening. They carry through some of that evergreen application for the winter season as a hedge in the foreground, deciduous in the offsets, evergreen ground cover with under story of broadleaf evergreens. Mr. DeClementi noted the play area is a series of paths which will indicate direction for two types of traffic. The idea is to give the tike bikes a direction in a specific area to stay within. He noted they have also created some groving for some impromptu gathering areas for the children. He stated that they will be adding fencing to the existing fencing on site as well as the additional 12 shade trees are requested by the forester. Commissioner Trilling asked about the elimination of the island at the entry drive as mentioned in a recent memo. Mr. DeClementi stated that either alternative is acceptable, although he would prefer to keep the island with the honey locust. Commissioner Trilling asked if the play area is fenced in and what kind of fencing is used. Mr. De Clementi stated it will be a 4'vinyl clad cyclone fence. Commissioner Trilling asked if there will be a gate on the fence. Mr. DeClementi stated yes. Commissioner Trilling noted there is nothing on the east side of the building as far as foundation plantings and would suggest continuing plantings on that side. Vice Chairman Ottenheimer asked for a description of some of the bricks, lighting and other aesthetic qualities of the plan. Mr. Gillespie stated they have tried to bridge the span between commercial and residential. He stated they have tried to maintain some residential flair in the child care portion of the design. They felt masonry was the appropriate material. They have brought some playfulness into the design with the use of some different shapes and colors. They have a gabled, skylight feature at the front entrance. Commissioner Trilling asked if the skylight materials are translucent. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 5 Mr. Gillespie stated the skylights are translucent,and will be constructed with a very durable material which is strong enough to walk on. Vice Chairman Ottenheimer asked the mechanical equipment will be located. Mr. Gillespie noted the mechanical units will be on the roof, set back closer to the middle of the roof and screened by a 2'2" parapet Vice Chairman Ottenheimer asked where trash will be located. Mr. Gillespie stated the trash enclosure is planned to be approximately 7' high and to use the same materials as the building, and it will be adjacent to the northwest corner of the building. Commissioner Ottenheimer asked if there will be any berming in the back of the building facing the residential area. Mr. DiClementi stated no, but the landscaping will be enhanced pursuant to the Village Forester's recommendations. Vice Chairman Ottenheimer asked if there were any negative comments from the Fire Marshal. Mr. Pfeil stated Mr. Troy Shannon has reviewed the various alternate plans and finds all of them to be acceptable concerning the turning radii for the equipment. Commissioner Panitch asked if the windows open. Mr. Gillespie stated the windows are not operable. Commissioner Johnson asked for a review of the photometrics. Mr. Gillespie stated there will be 6 pole lights for an average foot candle level of 1.7 foot candles. At the property line, the minimum level will be 0.5 foot candles. The pole lights are 20' high of a bronze finish with a standard shoebox configuration. In addition they have included four lights at the front walk area. They are also planning on having some minor wall sconces to the side of each classroom exit door. Those will come on at 8 or 9:00 p.m. Commissioner Johnson asked about the comments from staff regarding matching the lighting across the street. He asked if that would affect the photometric analysis. Mr. Gillespie stated they are prepared to use fixtures that are similar to the lighting across the street. Commissioner Johnson noted the photometrics show placement of a pole in the island which was Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 6 suggested be removed by staff. He asked where the pole will be located if the island is removed. Mr. Gillespie said the pole will have to be moved either to the south or north of the driveway. He stated he would have the lighting consultant review that issue for the best placement, although his guess is that it will be moved to the south as there is more area to cover there. Wayne Newman, 5031 Madison Ct W, asked what would be going along the western property line. Mr. Gillespie stated there will be an undulating berm along the parking lot to help hide the cars and headlights from any future development to the west. As far as the rest of the building they have continued an attractive design around all four sides of the building as it will be visible all around. Trustee Marienthal asked if there will be any screening for the residents to the south at Old Farm. Mr. DeClementi stated the landscaping exhibit indicates that they will be adding new fencing to hook up with the existing fencing. Based on staff comments they have also added 12 additional shade trees to the area. Moved by Commissioner Trilling, seconded by Commissioner Samuels to recommend approval to the Village Board of the subject plan, subject to: 1. To eliminate the island at the access driveway and to move the light pole to the south as appropriate. 2. Add additional foundation plantings on the east side of the building. 3. To have lighting for the site match existinglighting on the east side of Weiland g g g g Road. 4. Addition of 10 to 12 trees along the south property line pursuant to the Village Forester's recommendation. Commissioner Johnson asked if the motion could have the island light pole moved to either the north or south as appropriate. Commissioners Trilling and Samuels stated yes. Vice Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Ottenheimer, Dunn, Feldgreber, Johnson, Panitch, Smith NAYES: None Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 7 ABSENT: Goldspiel ABSTAIN: None The motion passed 8 to 0. BUFFALO GROVE PARK DISTRICT, EXPANSION OF RAUPP MEMORIAL MUSEUM, 901 DUNHAM LANE. AMENDMENT OF A SPECIAL USE IN THE R-4 DISTRICT-- Li WORKSHOP #2 Mr. John Green stated they held an open house with the neighbors on June 23, 1999 and a number of modifications have been incorporated as a result of that meeting. He stated the site is 3.5 acres located west of Checker Road and souther of Route 83. The existing facility has access from and faces Dunham Lane. It has a considerable amount of quality vegetation on site and was ordinanced in 1975 to be developed solely for a library or museum. It was deeded to the Park District in the mid 70's to carry out that program. The original Raupp home burned down about that time and the barn was also destroyed. In 1975 the Park District constructed the 1900 square foot north wing of the building and moved the 2250 square foot west wing onto the site. Since then this site has been operated as the museum. The building was constructed at the top of the hill and the parking which has been developed is serviced from a driveway off of Dunham with 7 existing parking spaces on the north side of the building. The Park District is aware that the site is zoned R-4 with a Special Use. Under the requirements of R-4 this site, while developed as a museum still has to comply with all of the bulk regulations and requirements of the R-4district. It is therefore to recognize that no variations are being sought. The proposed FAR is .06 which is one fourth of what is permitted for the site. No rezoning is sought and the facility will be five feet less in height than that permitted for a house and thirteen feet shorter than that permitted for the site. It is also proposed to take a site that has no stormwater management on it and create one for the site. Therefore,the only request is one for an amendment to an existing Special Use. At the first workshop they presented a plan that would add a new east wing to the facility which would have been located in front of the existing north wing. This wing was designed to sit into the hill. In addition to that, parking was to be developed to meet the ordinance requirement of 2 parking spaces per 1,000 square feet for 22-23 spaces. The parking was organized so that a school bus could turn 360 degrees on site. The existing west wing was to be discontinued as a museum space and only used for miscellaneous storage and administrative operations. In 1995 a report was prepared by Midwest Conservation Services outlining the operational developmental deficiencies of the museum. In 1996 a facility report recommendation was prepared. Both of the reports came together to form the program that is being redone now. Mr. Green stated the neighborhood meeting showed essentially the same plan as the one presented at the first workshop although the detention had been calculated and presented also. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 8 The detention was designed so that it would cover a large area and work around the existing mature trees. The facility plan showed 3 trees to be removed, 3 trees to relocate, parking area extended back about 70 additional feet on the north side and sized to allow 360 degree turnaround for school buses and the facility would be designed to make the museum comply with ADA requirements. The floor plans presented at the open house were the same plans used at workshop #1. The addition consisted of 6,825 square feet to be added to the 4,200 square feet that exists on the site. It would be constructed in two levels with 3,200 square feet of space on the lower level and 3,700 square feet of space on the upper level. The lower level would be directly accessible off of Dunham. The upper level would be at the same floor level as the existing facility and those floors would then be connected vertically with stairs and an elevator. Access to the upper level would also be provided by a new entry on the east side of the building. The exterior that was presented both at the workshop and at the open house is one of a dairy barn exterior concept which was created to bring back the history and the tradition of this region as a dairy farming community. The structure would grow out of the hillside. Mr. Green stated that as a result of discussions at the open house, there were a number of comments and suggestions received. The Park Commissioners listened and reviewed the program along with the comments received and reinforced the fact that they need to move forward and simultaneously directed Groundwork, Ltd. To rescale and re-balance the project to respond to the critical impact issues raised. The new plan is the result of all of that history and the plan now proposed the following: 1. Demolish the existing west wing and relocate the new structure at that location. This will eliminate 2,250 square feet that exists in that wing. 2. Parking has been reduced from 27 spaces to 19 which would be required for the 9,300 square feet of gross area that now remains on the proposal. As a result of that, a 3 point turnaround opportunity has been created for buses. This has allowed them to further compact the parking area so that instead of projecting back another 70 feet, it will only project back approximately 16-18 feet. It also means that only 1 tree will be relocated on the site and no trees will be removed. 3. The floor plans have been adjusted and set back an additional 5-6 feet from Dunham and has only 100 square feet more gallery space than the earlier plan and 400 square feet more of needed identified storage and work space and eliminates the existing 2,250 square foot building. The upper level entrance is now shown from the north where the existing entrance point to the building now exists. Li 4. Two separate storage spaces are created in the plan so that the different needs for storage for a museum can be accommodated as well as a separate workroom. Mr. Green stated the traditional upper midwest dairy barn exterior would still be built into the hillside and still maintained. The exposed areas of the lower level act as if they are a stone Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 9 foundation becoming exposed. It would be the same material as that used in the learning center at the shelter at Busch Grove Park. The vertical siding on each end of the upper level would actually be hardy plank in a medium taupe.. There would be cedar trim in a semi-transparent finish. The silo element would be finished in dryvit. They are also proposing that the top of the silo have a traditional tin metallic roof to keep the feel of the traditional dairy barn. The shingles on the sides of the building would be reddish brown Georgian brick textured shingles. The grade would move quickly from the Dunham grade up about 10 feet along the side of the building on both the east and west side meeting and matching the existing grade. Mr. Green stated another element of the plan is to add stormwater management for the entire proposed site. The detention size has been spread out and is designed to be dry. It is located at what is currently the lowest part of the site. Mr. Green stated they have not developed the perimeter landscaping around the new addition at this point. They are showing 16 new trees on the north and east side of the extended parking area. Eight of those would be evergreens and eight would be ornamental that would be working with the existing grading by creating a layer of evergreens closest to the parking lot and then by having the ornamentals in the next layer. Commissioner Trilling asked what the slope of the sidewalk is at the entry to the facility. Mr. Green stated it would need to be designed to be ADA accessible so the maximum pitch would be 5 percent. Commissioner Trilling asked if the curbing on the existing drive would be on one side. Mr. Green stated yes. He noted the drive is located on the hillside and slopes down to the south and to the east. They are proposing to create a curb along that entire east side and install a catch basin so that all the water that is now running overland is captured and redirected into the catch basin. They will also create a small berm at the very southeast corner of the site to redirect any water running over the grass back into the driveway at that point. Commissioner Trilling asked if a catch basin that is in the curb can be used. Mr. Green stated they are intending to use a catch basin that is built into the curb. The reason it is jutted out is because since it is on a hill they wanted to have the extra capture opportunity. Commissioner Trilling asked if the existing building will remain in its entirety or if any portion would be demolished. Mr. Green stated the entire west wing would be demolished down to and including the foundation. There is a crawl space under the building and water is coming into the crawl space. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 10 Commissioner Trilling noted the floor plan is showing something akin to a courtyard with some benches. Mr. Green stated they are flaring out the walk at the entry point so that one side will have a bench and the other side will have a bike rack. There was a request made at the first workshop that there be some consideration for bicycles. Commissioner Trilling asked if there is any need for some retaining walls around that area. Mr. Green stated they are not planning to include any retaining walls, but they are planning to include some stone accent elements because they are bringing the stone foundation down. They want to inset some stone elements that feel like a rock outcropping in various points. Commissioner trilling noted the roof structure looks like it is standing a couple of feet above grade when you get to the east. Mr. Green stated they are bringing the barn roof down so that it is about a foot above the floor level of the upper level and the grade comes up to about a foot below the floor level so there is about 2-2 '/2 foot difference at its closest point. Commissioner Johnson asked if the detention facility is sized to take any off site flow. Mr. Vane stated no. Commissioner Panitch asked if there will be any signage on Dunham. Mr. Green stated there is already an existing sign on Dunham and they will not be changing any of the signage. Commissioner Panitch asked about lighting in the entryway. Mr. Green stated they only propose to have lighting in the eave space of the entryways. Commissioner Panitch asked if more than one bus would be able to use the parking area. Mr. Green stated yes. `./ Commissioner Samuels noted the south entrance appears somewhat"cheesy." Mr. Green stated it is proposed to be constructed of the same hardy plank as on the siding of the upper part of the barn. It would be traditional that you would have that structure on the barn and so they have added that as part of the entry. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 11 Commissioner Samuels noted that it detracts from the overall look of the structure. Commissioner Samuels asked what the function is of the 2,000 square foot building to be eliminated. Mr. Green stated that space would have been used for general storage space for the Park District. Commissioner Samuels asked what part of the new facility would serve as a public meeting room. Mr. Green stated the public meeting room space was in the `95/'96 concept. Since then there have been a number of other changes,particularly a movement to try to go ahead with a community center. As such a public meeting room has been eliminated from this plan. Commissioner Samuels asked if any thought has been given to relocating the silo to the rear of the facility instead of in the front. Mr. Green stated they could not move the elevator to the rear of the building because they need to be able to have vertical transportation for ADA purposes and to locate the silo elevator at the rear of the building would mean you would have to go through the entire lower level. The lower level was designed so that it could be shut off for access control and security. Commissioner Samuels noted it does not appear to matter where the elevator is located. Mr. Green stated it does make a difference from an operational and security standpoint. One staff person can control the upper level but the lower level must be controlled and someone would have to go all the way through to go up. Additionally, they need to maintain an unexcavated area or get into some serious underpinning of the existing foundation. Vice Chairman Ottenheimer stated it might be helpful if an explanation could be offered as to when the area would need to be closed off. Mr. Green noted that since they are seeking to have minimal staffing,you want the staff located pat. the main entrance. They would then be able to buzz anyone into the lower level if necessary. Commissioner Samuels noted that since it appears you want to have staff at the northwest side of the building, it would make sense to have the elevator at that location also. L Mr. Green stated he will do a flow chart for the next meeting. Commissioner Dunn asked how the detention area will affect the neighbors adjacent to it. Mr. Vane stated right now stormwater flows in every direction from the site. There is a low spot Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 12 in the area intended for the detention basin. Over time this low spot has settled down to the point where it sits and stands water. There is an inlet back but it does not pick up everything. He stated they are intending to collect all the stormwater that comes from the top of the hill,provide a detention basin for it, release it slowly through a small restricted pipe and allow it to enter the stormsewer system. This will restrain water from getting into people's yards and will be a benefit to the area. Commissioner Dunn asked how the concept of the barn and silo fits into the character of the neighborhood. Mr. Green stated the character of the neighborhood has changed over the past 30 years. The property was annexed under an ordinance into the Village. When that was done, it was part of the ordinance that this site would be specifically developed as a museum or library. The intent was to retain the Raupp facility and to retain the history and heritage that had come with that site. With this proposal they are recreating that which was there and was intended on the site. Commissioner Dunn asked how many buses are anticipated at any one time in the parking lot. Mr. Green stated there would probably be only one or two buses at any one time. Commissioner Trilling asked if the catch basin in the detention area will require excavation of about two feet. Mr. Vane stated yes. Commissioner Trilling asked what the hours of operation would be. Mr. Green stated the current hours of operation are Monday, Tuesday and Wednesday from 2:00 to 5:00 p.m. There is also two hours on Wednesday evening and Sunday afternoon there is three hours from 1:00 to 4:00 p.m. Commissioner Trilling asked if there is the possibility of an expansion of those hours. Mr. Green stated they intend the museum to be operational five days per week in the afternoon hours. The Wednesday evening would still be there as well as the Sunday hours. He further noted the total attendance in 1998/1999 was 2,105 with the peak day being Sunday. Commissioner Trilling asked what would be the peak load at any one time. Mr. Green stated the busies load they have had was 116 which was one tour group. Commissioner Trilling asked if the Dunham Lane entrance would be for walkup traffic only or if cars would be parked in the street. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 13 Mr. Green stated street parking is permitted there. Commissioner Trilling asked if this building will suffice for the future. Mr. Green stated the Park District has waited nine years to do this and they recognize that they cannot do any kind of additions for a very long time. He stated his directive was to develop a facility that would service the community in 2020. Commissioner Smith commended the Park District for listening to the residents concerns at the open house. However, there was a great deal of concern at that meeting about the silo. He asked what could be done in place of the silo if becomes necessary to do that. Mr. Green stated that removing the silo would be detrimental to historic accuracy of the style. A change of location for the silo is a possibility but he cannot recommend getting rid of it entirely. Commissioner Smith asked if Mr. Green was not able to place the silo at the rear or if he did not want to do same. Mr. Green stated it would present a mess to place the silo in the rear. Commissioner Smith asked where an elevator would be placed if the silo was eliminated. Mr. Green stated he would then have to put an elevator in the building. He noted he would then need an elevator overrun which needs to be about 14-15 feet and that means there would be an element that projects up. Commissioner Johnson asked if it would be possible to fit an elevator into the existing floor plan. Mr. Green stated yes. Commissioner Johnson asked if it would be too difficult to conceive. Mr. Green stated from a design standpoint it would be very easy. The issue here is one of intrinsic honesty of the style. Commissioner Johnson asked how much of the current proposal is style as opposed to the mechanical necessity of locating the elevator in that spot. Mr. Green noted the style of the building has been a major element of the process for the Park District since 1996. Commissioner Johnson asked if it would be acceptable to retain the barn structure while eliminating the one design aspect of the silo. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 14 Mr. Green stated it can be done. However, the Park District has noted they do not want to give up the silo. He further noted that as an architect trying to be true to a style he would also like to keep the silo. As a pragmatician, the silo does not need to be kept in the design. Commissioner Panitch asked where the main entrance is located. Mr. Green stated the main entrance is the upper level. The lower level needs to exist as an entrance but it is understood the primary location will be on the upper level. Commissioner Panitch asked if there will be any additional staff. Mr. Green stated the goal is to go to a full time staff person. Commissioner Panitch asked if the staff is adequate to accommodate the expansion of the displays and tour groups. Mr. Green stated yes. Commissioner Samuels asked if the new stormwater management plan will be in compliance with the Lake County Stormwater Commission guidelines. Mr. Vane stated yes. Commissioner Samuels asked if it would be under drained. Mr. Vane stated yes. Commissioner Samuels asked if the detention area will be dry mowable lawn or some other kind of landscape. Mr. Vane stated their intention is to it sufficiently under drained so that they can have a mowable lawn. Commissioner Samuels noted the first time he sees anything in the study about a larger facility is item #59 under the medium priority list. The overall thrust of the report appears to be about staffing, maintenance, materials storage, interior lighting, air quality controls, access, procedures, etc. He can understand the cost of implementation for all of this is significant. He asked if all of these other recommendations have been complied with. Mr. Green stated no. Commissioner Samuels asked if Mr. Green had done a report that either compared or contrasted the implementation of the facility improvements in the existing facility as opposed to having to Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 15 construct something new in order to implement same. Mr. Green stated they could not address all the items in the conservation report by addressing those outlined. The conservation report is primarily an operational report and does not identify specific spaces. Also there are a number of issues in that report dealing with the fact that there is water infiltration and there is no ability to have humidity control,pest control, and adequate temperature control. He noted the architectural report specifically mentions that the west wing is unusable and all of the items needing repair cannot be addressed there. Commissioner Samuels asked if the entire roof needs to be redone. Mr. Green stated they have proposed that the entire roof be redone. Commissioner Samuels asked if there are to be any windows. Mr. Green stated there are four windows in the existing north wing that would need to be closed up as part of renovation and there are no windows proposed for the new wing. Mr. Brad Levy, 951 Dunham Ln, noted he represents the citizens against the Raupp expansion. He stated they are not opposed to the museum and what it represents. He suggested fixing the problems instead of building a giant monstrosity. It is very important to them to know who wants this plan, why they want this plan and who will be targeted in terms of new visitors. They would also like to know how the museum will be marketed and what makes them feel it will attract more victors. These are critical issues which have in no way been answered. In addition, what is the benefit to the Village and all of its residents. They would like to know what the return on this investment will be. He asked if alternatives have been considered. He wondered if other projects have not been started or completed because of the need to save money for this project. He stated they believe the burden should be on the Park District as to why the plan should be approved. He asked if a survey had ever been conducted as to the community's desire for this kind of a facility. Mr. Levy stated this project will change the character of the neighborhood and make it a commercial venture which will reduce the amount of open space in the park. No mention has yet been made about lighting for the parking lot as yet. Property values will be negatively affected. The increased traffic on an already busy street is of great concern to the neighborhood. The two foot deep detention pond will produce mosquitos and other wildlife and will present a danger to kids who play in the park because this pond will not remain dry in the spring. Mr. Levy stated the original petition with 66 names on it was done very hastily and only immediate neighbors were approached. They intend to take this issue to the entire Village and produce hundreds of signatures against this expansion. He stressed that since the museum has so few visitors it appears there is no justification for putting more tax money into this building. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Pag a 16 Bob McDonough, 880 Dunham Ln,noted his concern with opening access to the museum from the street. He noted the street is narrow and has a good deal of traffic on it and any kind of public entry off of the street would seem dangerous. He noted the existing facility was to provide a physical place for the history of the past and at the same time it would be something to blend in with the residential neighborhood. The proposed plan is a radical change from what exists now and the burden ought to be on those proposing the change to show a need for such a change. He also noted he would like to see something from the Park District that provides some evidence that the plan is the desire of the whole community. Lee Mishkin, 790 Checker Drive, that he advocates having a museum in the community. Museums are places of learning and are important for discoveries and research and just as important as schools. Nancy Stern, 840 Indian Spring Ln, stated that the width of Dunham Lane is just not large enough for many buses. She suggested parking should not be allowed to park on Dunham. She also noted that the silo should be put on the back side of the building, which would be a very good idea for the handicapped. She also stated she does not think there should be an entryway off of Dunham. Barry Cohen, 891 Indian Spring Ln, noted his concern with the impact of this project on the neighborhood. He stated the issue is with the museum and the need to have such a facility in a better location so that it can be viewed by people passing by who would be more likely to visit. The Plan Commission decided another workshop meeting would be necessary. Vice Chairman Ottenheimer stated the following items would need to be addressed at the next workshop: 1. Concept of the plan, especially the silo 2. Appearance issues such as architecture and materials used 3. Lighting issues 4. Street level access 5. Public transportation issues Li 6. Needs assessment 7. Parking issues Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 17 PRAEDIUM DEVELOPMENT CORP., PROPOSED RETAIL/SERVICE BUILDING, LOT 2 OF THE WALGREENS BUFFALO GROVE RESUBDIVISION, EAST SIDE OF BUFFALO GROVE ROAD NORTH OF LAKE COOK ROAD, AMENDMENT OF A PLANNED UNIT DEVELOPMENT (P.U.D.)AND APPROVAL OF A PRELIMINARY PLAN IN THE B-5 DISTRICT--WORKSHOP #1 Mr. Marc Schwartz of Marc K. Schwartz& Associates stated the proposal is for a retail development on the parcel which is immediately north of the Walgreens building under construction at the northeast corner Lake Cook Road and Buffalo Grove Road. He stated his client will be purchasing lot 2 of the subdivision which has an area of.87 acres and is presently zoned B-5. This originally was subdivided pursuant to Ordinance 9846 and approved for development when the Walgreens site was approved. The building on the present plan has been dramatically reduced in size from the first plan that was presented to the Village Board. The plan is for 7,600 square feet, although zoning would probably allow for 14,000-15,000 square feet. The site has 44 parking spaces which based on the square footage of the building,requires 35 spaces. He noted they are proposing a multi-tenant building which is comprised of 4 separate rental units. The uses the developer has received interest from range from video to sandwich shop, shoe store, flower store, pizza parlor, cleaners,jewelry store, tobacco store and a bakery. Mr. Schwartz noted the Village Board requested the building size be reduced, which has now been accomplished. Secondly the Board requested a building be constructed that would be harmonious with the structures in the immediate area, combining St. Mary's church, Deerfield bakery, and Buffalo Grove Town Center. Mr. Markopoulos stated they are seeking to construct a building of about 7,600 square feet to accommodate multiple retailers. The size of the property itself is approximately 37,00 square feet. He noted they have tried to blend into the surrounding area as requested by the Board by incorporating the same shade of face brick that is used on the Deerfield bakery, the St. Mary's rectory and the Town Center. They will be using stone accents to add a tasteful flair to the building. Those stone accents were taken directly from the St. Mary's rectory and the way they are applied to the building is similar to the pattern that is on the Buffalo Grove Town Center. In addition, they have provided a roof line treatment similar to St. Mary's rectory and have tied it all together with some light colored dryvit. Mr. Markopoulos stated they have positioned the building facing Buffalo Grove in such a way that will allow them ease of circulation for the traffic coming from Lake Cook Road and flowing through and if there is any future development along Buffalo Grove Road going north, the driveway will allow for it to be easily extended on through to provide a sort of frontage road treatment. Mr. Markopoulos stated they have almost 1,400 square feet of landscaping on the site. They have 44 parking spaces planned and they hope the plan meets and perhaps exceeds the requirements of the Village. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 18 Mr. Schwartz noted that as part of the Village's Comprehensive Plan there has always been a discussion about having a frontage road type of drive for development going north from Lake Cook Road on Buffalo Grove Road. Therefore, the position of the building keeps in mind that particular need so that if, in fact, there is development further north, it can all run through the front for traffic purposes. Additionally,there is an access easement between the Buffalo Grove Town Center and this site. That access easement cannot be moved. This plan had a narrower easement entryway and was one of the concerns the Board had. This has now been widened out to 31 feet and the building has been reduced in size. He noted they have no other way to configure the building or change the easements or change the flow of traffic. Mr. Schwartz stated there was also discussion at the Village Board concerning the trees. There are some large trees on site which apparently are dead or dying that will come down at some point in time and are not worth saving. If those trees must remain on the site, the site cannot be developed. Even to try to save some of those trees or try to move them is not practical because they will not survive for much longer. Commissioner Samuels asked how an easement from Town Center can be located on this property. Mr. Schwartz stated there is an easement agreement between the parties. There is an ingress/egress access agreement between the two sites. Mr. Markopoulos noted they are have expanded the width of the easement for ingress and egress purposes. Commissioner Samuels asked if there is any anticipation for any variances for this development. Mr. Schwartz stated no. He noted the setback from the property to the north is within two feet of the property line and zoned commercial. There is therefore no need for any setback at that point at all. Commissioner Samuels asked about the stepped curbing along the northeast end of the building. Mr. Markopoulos stated that is just a walkway to allow people to get around and there is no vehicular traffic there. Commissioner Samuels asked if there is an access easement either existing or proposed for the continuation of the future frontage road system to go north. Mr. Pfeil stated the Village would want this project to provide an easement to the north. Mr. Schwartz stated there would be no objection. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 19 Commissioner Samuels asked if there could be some stepping of the front of the building to create some kind of break or shadow line somewhere. He further noted it might be possible to just step the overhang forward without stepping the entire building. He stated he is just looking for some additional visual interest on the building. Trustee Marienthal stated Mr. Rigsby will be looking at the trees on the site to see if any of those trees are worth saving. Li Commissioner Johnson asked if there has been any consideration given to the look of back of the building Mr. Markopoulos stated they will use the same face brick used at the front of the building all the way around the building. Commissioner Johnson asked what kind of consideration has been given to the cannibalization of the Town Center development. The Town Center is presently sparsely populated which asks the question as to who will populate this proposed development as opposed to the rest of the Town Center. Mr. Markopoulos stated there are number of factors involved. He noted he has had discussions with various retailers and the response has been tremendous. Additionally, he feels that being next to Walgreens adds to the marketability of this center. Its proximity to Buffalo Grove Road with its exposure and visibility adds to the marketability. The natural market demand is there for this type of retail development and this is evident from the type of response he has received from the market place. Commissioner Johnson asked if this is the smallest building footprint that can be financially located on this site. Mr. Schwartz stated the Board looked long and hard at the proposed plan before referring same. Mr. Markopoulos stated this is as small as he can go. Commissioner Johnson noted his concern with the looks of the proposed development and stated he did not feel it matches nicely at all with St. Mary's Church across the street. He stated he has some grave concerns with the aesthetic dichotomy between that building on the west side of the street and the proposed building on the east side. Li Mr. Markopoulos stated they have taken a traditional building material in face brick. Most of the other buildings around the site all have face brick. They have tried to do the stone accents in the same shade as the church across the street. The treatment of the roof line also is similar. Commissioner Johnson stated his concern is with putting anything onto this site at all. It is a Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 20 prominentpoint in Buffalo Grove and attempting to fit all of those aesthetic dichotomies together P g is a very difficult task. Commissioner Samuels asked if there is an ordinance in the Village that deals with the issues regarding preservation of trees and, if so, is there a provision for requiring compensation of any kind. Mr. Pfeil stated the Development Ordinance requires a tree inventory and preservation plan for every development site. Commissioner Samuels noted some kind of financial pressure could be used in determining the value of old trees that must be removed because of development. Commissioner Samuels asked if there could be some kind of compromise aesthetically and instead of using dryvit, straight brick could be used as well as a gable or two to give it a more traditional look. Mr. Markopoulos stated he will look into it. Commissioner Trilling noted a hazard on the east side of the building with the 3 foot sidewalk. People could walk out and get hit because of its narrowness. He further suggested knocking off the 90 degree corner on the island on the east side of the building which will facilitate turning for vehicles. Commissioner Trilling asked about signage. Mr. Markopoulos stated they are requesting a pylon sign. Commissioner Trilling asked what tenant would want to occupy space D on the plan which is visually impacted by the building configuration. Mr. Markopoulos stated any of the uses would take that space. Commissioner Trilling asked for some pictures at the next workshop of other similar developments. Commissioner Trilling suggesting cutting of a bit of footage from tenant B to get some extra room for deliveries in back. Commissioner Trilling asked how deliveries will work. Mr. Markopoulos noted some parking in the rear and merchandise carried physically into the building. He further noted some tenants might do deliveries through the front door. He stated Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 21 these are tenants who do not have large inventories and tend to use vans mainly. Vice Chairman Ottenheimer asked about the Board's concern relative to the use of the 15 parking spaces to the rear of the commercial center and utilization of those spaces. Mr. Markopoulos stated their primary use is for employee parking and its secondary use is for overflow parking from the front. Vice Chairman Ottenheimer noted the second concern of the Board was for separation between buildings and the traffic in the easement as a safety issue. Mr. Schwartz stated they have addressed that issue in discussing the sidewalks and the curbing and stops. Mr. Pfeil stated he shares a concern with the architectural elements relative to needing more definition in the elevation and an appearance that will be appropriate for this area of Buffalo Grove Road. Vice Chairman Ottenheimer noted the following items which need to be addressed at the next workshop: 1. Appearance issues, both in style and design 2. Lighting 3. Hours of operation 4. Landscaping 5. Forester report 6. Sidewalk issues 7. Circulation issues 8. Signage issues 9. Pictures of other projects CHAIRMAN'S REPORT Vice Chairman Ottenheimer thanked the new members on the Plan Commission. Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 22 FUTURE AGENDA SCHEDULE Mr. Pfeil noted the next meeting will be held on July 21, 1999. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT-None NEW BUSINESS Commissioner Samuels stated he would like to explore reviewing the Development Ordinance in light of removal of old and large trees. Mr. Pfeil noted that Commissioner Samuels intent seems to be to make it severe enough financially that developers might find it desirable to actually preserve trees in place. Commissioner Samuels noted he is not talking about a punitive approach,but something where there is a definite economic impact. Commissioner Samuels noted the Friends of the Park Foundation is once again pursuing a number of advertising propositions for park properties and he would like to review with the Village Board a concept of some kind of prohibition and/or severe limitation of any advertising on park or public properties. ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Trilling and carried unanimously to adjourn. Vice Chairman Ottenheimer adjourned the meeting at 11:45 p.m. Respectally submid, Fa Rubin a ording Secretary Li PRO BY: S OTTE HEIMER, e Chairman Buffalo Grove Plan Commission-Regular Meeting-July 7, 1999-Page 23