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1999-10-06 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 6, 1999 Matrix Development, Proposed two-lot subdivision,22527 N. Prairie Road,Annexation with zoning in the R-4 District and approval of a Preliminary Plan Chairman Goldspiel called the hearing to order at 7:30 a.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. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Steven Goodman, Matrix Development Mr. Carey Chickerneo, Matrix Development 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: Preliminary Site Plan dated September 23, 1999 by Infracon, Inc. Mr. Chickerneo of Matrix Development stated this is a single lot currently being used with access to Prairie Road. The lot is currently improved with a vacant home. They are proposing to subdivide the lot into two parcels; one lot facing onto Prairie Road, one lot facing onto Avalon Road and construct two single family residences. The property is currently in unincorporated Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 1 Lake County and they are proposing this property be annexed into Buffalo Grove. Mr. Chickerneo stated they are proposing two improvements. They would like to split the lot down the middle so that one side faces Prairie and the other side faces Avalon. The Avalon road properties surrounding this site are on 75 foot lots. This lot would be 130 feet approximately but they will scale the house to meet the same proportions and requirements that are currently on that street so that the house will be compatible with the surrounding neighborhood. Mr. Chickerneo stated they have contacted Lake County Department of Transportation and been given a verbal approval for a curb cut for the house that enters onto Prairie Road. They will also need a curb cut onto Avalon Road and the Village has indicated that they would like to see this curb cut no wider than 27 feet in accordance with Village requirements. Mr. Chickerneo stated they have situated the building lines toward the south side of the property. Immediately north of their property there is a similar lot with an existing single family residence that may at some point be proposed for re-platting. At that time the Village would prefer to have three houses on this 260 foot expanse that faces into the Avalon Road area to make it more compatible. He noted they therefore propose that when the lot for one of the two proposed homes is deeded to the prospective owners, it will be deeded with a deed reservation. This means the developers will reserve the right, at some later date, to repurchase the north side of this lot, specifically the north 15 feet, which currently exists as a utility easement. If this is repurchased, the extra 15 feet would allow that property owner to develop two standard size lots which would not require any kind of variation in terms of lot size or width. Mr. Chickerneo stated the proposed subdivision has been planned extensively to avoid elimination of any of the mature vegetation. There will only be three trees which sit within the two building footprints that will have to be taken down. The Village forester has requested them to place three additional trees along the Prairie Road side of the property and they have asked for six parkway trees to be added to the plan facing the Avalon side. Mr. Chickerneo stated they have set back the house on Prairie Road an additional 20 feet for a total of 50 feet so that any proposed redevelopment of Prairie Road would still allow the house to have a 30 foot setback. Mr. Chickerneo stated there is currently an existing driveway that comes to the backside of the Prairie Road lot. They have suggested and the Village has concurred that they will maintain this driveway for the purpose of developing the properties so that all of the construction traffic would ingress and egress off the Prairie Road side. They must get under the road on Avalon in order to access water utilities. Mr. Chickerneo stated they can auger under Prairie Road for water per the Lake County Department of Transportation. Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 2 Mr. Chickerneo stated the developer has taken deposits on both of the properties to develop houses ranging from 3,200-3,500 square feet priced in excess of$450,000. Commissioner Ottenheimer asked what the exteriors of the proposed will be like. Mr. Chickerneo stated they are thinking in terms of stone masonry fronts very similar to the houses in the Mirielle area and three car garages. Commissioner Trilling asked if the petitioner is also the general contractor Mr. Goodman stated yes. Mr. Ron Cushing, 2289 Avalon Drive, stated he is the president of the homeowners association of Mirielle 2. He stated they have 136 homes in the development with active participation. He noted Town& Country Homes had paid an impact tax which apparently paid for the streets and sidewalks and each homeowner in the subdivision split that cost. He asked if the petitioner can be liable for their portion or share of the development. Chairman Goldspiel stated that sometimes there is a recapture agreement and asked if that was the case here. Mr. Kuenkler stated no. Mr. Cushing asked what a recapture agreement is. Mr. Raysa stated the Village in an annexation agreement of unincorporated land and if the engineering and planning department foresee future development in the area, the Village may require the developer to oversize a water main or a sewer main for that future development in the area. That oversizing would not serve the current subject development. It is intended only for future development in the area. When that future development comes forth to the Village, that subsequent developer has to pay that oversizing fee to the predecessor developer. Mr. Cushing noted that since Town& Country did pay for those streets, etc. and every homeowner paid for a portion of that development, where does that leave this particular developer. Chairman Goldspiel noted there is a difference between oversizing and regular sizing. Each developer pays for their own development. The question is when and if they had to oversize it to accommodate same for future growth. Apparently there was no such agreement here. Mr. Kuenkler stated there was no oversizing here. Mr. Cushing asked about the sidewalk in front of the proposed development which was paid for Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 3 by Town& Country and subsequently paid for by each home in the subdivision. Chairman Goldspiel stated the Plan Commission does not ordinarily deal with recapture agreements. That is usually worked out as part of the annexation agreement and any of those kind of discussions are at the Village board level rather than with the Plan Commission. He asked where any money coming back would be going. Mr. Cushing stated the money would go back into the association and used for landscaping the cul-de-sacs. Commissioner Samuels noted that unless the association had an agreement with Town& Country to have an assignment of their recapture rights, the money would go to Town& Country in any event and the association would never receive any of it. Mr. Cushing stated the Avalon address will bring more prestige to the proposed homes and more value. He noted his association pays for the maintenance of the cul-de-sacs. He noted his association has been paying for maintaining the grass on the proposed site between the sidewalk and the streets. Commissioner Samuels stated the association pays for outlots that are maintained and continue to be owned by the association. The parks would have been turned over to the Park District. Mr. Pfeil noted that all the outlots in the subdivision will either be owned by the Village, as stormwater management areas, or as active use park land by the Buffalo Grove Park District. He noted there will not be any privately owned outlots that are common ownership by the association. He further stated he understands that the association mainly takes care of the fencing and the exterior of the subdivision and the grass cutting areas as referred to by Mr. Cushing. Chairman Goldspiel noted that Avalon is a public street and whoever has property abutting that public street has a right to access to it. Commissioner Samuels stated the developer does not owe anything to the association. Mr. George Sperber, 22539 Prairie Road, noted coming out onto Prairie Road will be difficult as it is slated to be developed into a four lane highway. He stated he would like to have the same fence that Town& Country put up on the north side continued to the end. Mr. Howard Stolberg, 2288 Avalon,asked why the brand new streets must be torn up to bring in the water and sewer. He further noted the association has certain by-laws dealing with trucks, boats and certain type of fences and he wondered if this new development will go along with these rules. Lastly, he noted his concern with construction traffic and the kids in the neighborhood. Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 4 Chairman Goldspiel noted the developer had specified construction traffic off of Prairie rather than Avalon. Mr. Chickerneo stated they will have no objection to a fence. He stated they will review what restrictions the neighbors have with regard to their use of property. He noted the municipality does a pretty good job of restricting things that are of a nuisance nature and will certainly abide by those. With regard to the safety standards,he noted the petitioner is very concerned with the safety and care of children and will take every necessary precaution to maintain the highest quality safety standards in construction. Regarding tearing up of new streets, he noted they are going under the streets so that there will be no tearing up of pavement but may have to replace some of the landscaping. Commissioner Ottenheimer asked what the timetable is for construction completion. Mr. Goodman stated he has two deposits on the lot and the architect are workingon the basic P shell now to conform with the actual streetscape. As soon as the final annexation agreement is signed, he would like to have a foundation in the ground before winter. Both parties interested in the homes would like to be in sometime in late April or early May. Mr. Pfeil stated these homes will probably be reviewed as custom homes which means that the Building Commissioner will review the plans as they come in. If there are any issues or questions about appearance it would then have to be decided if it needs to come back to the Plan Commission or if he will make a recommendation to the Board. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 8:10 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 5 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 6, 1999 Matrix Development, Proposed two-lot subdivision,22527 N. Prairie Road Annexation with zoning in the R-4 District and approval of a Preliminary Plan Buffalo Grove Park District, expansion of the Raupp Memorial Museum 901 Dunham Lane, Amendment of a Special Use and Preliminary Plan in the R-4 District Jewish Council for Youth Service(JCYS)- Plat of Subdivision Chairman Goldspiel called the meeting to order at 8:11 p.m. in the Village Council Chambers. Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. Steven Goodman, Matrix Development Mr. Carey Chickerneo, Matrix Development Mr. John Green, Groundwork, Ltd. Mr. Mike Rylko,Buffalo Grove Park District Ms. Martha Weiss,Buffalo Grove Park District Ms. Janet Nowers,Raupp Memorial Museum Ms. Debbie Fandrei, Raupp Memorial Museum Mr. John Marienthal, Village Trustee Mr. William Raysa,Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Buffalo Grove Plan Commission-Regular Meeting-October 6, 1999-Page 1 • MATRIX DEVELOPMENT. PROPOSED TWO-LOT SUBDIVISION. 22527 N. PRAIRIE ROAD. ANNEXATION WITH ZONING IN THE R-4 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN Moved by Commissioner Samuels, seconded by Commissioner Johnson, to recommend approval to the Village Board of the petition for annexation with zoning in the R-4 One-Family Dwelling District and approval of a Preliminary Plan to re-plat the property for the construction of two single-family homes, regarding the property commonly known as the 0.99-acre tract on the east side of Prairie Road across from Brandywyn Lane known as 22527 N. Prairie Road, pursuant to the exhibits presented at the public hearing and the testimony supporting those exhibits and subject to: 1. The additional trees requested by the Village Commissioner Samuels stated the proposed plat is consistent with future development that was anticipated regarding this property when the Mirielle subdivision was considered and approved. The sizes of the lots and the houses to be located thereon are consistent with the community and he cannot see any negatives with this development and believes it deserves support. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Samuels, Trilling, Ottenheimer, Dunn,Feldgreber, Johnson. Panitch, Smith. Goldspiel NAYES: None ABSENT: None ABSTAIN: None The motion passed 9 to 0. The meeting was recessed at 8:15 p.m. BUFFALO GROVE PARK DISTRICT. EXPANSION OF THE RAUPP MEMORIAL MUSEUM. 901 DUNHAM LANE. AMENDMENT OF A SPECIAL USE AND PRELIMINARY PLAN IN THE R-4 DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Johnson, to recommend approval to the Village Board of the petition for amendment of a Special Use in the R-4 District and approval of a Preliminary Plan for the proposed expansion to the current museum facility with a building addition of approximately 5,100 square feet and other site improvements including an expanded parking area and stormwater detention facility, pursuant to the application and regarding the property commonly known as the approximately 3.5-acre parcel located at 901 Buffalo Grove Plan Commission-Regular Meeting-October 6, 1999-Page 2 Dunham Lane, pursuant to the testimony produced at the public hearing and the exhibits in support thereof. Commissioner Ottenheimer noted the museum exists and is a reality. He stated he felt the special use requirements have been met and he did not feel the museum expansion would create increased traffic or attendance. He noted the museum will be more presentable from the outside and will be easier on the inside. Li Commissioner Dunn stated she had been critical of the previous design but now feels that the special use criteria have not been met. She noted that although this museum is not planned to be a regional museum,the expansion may make it so. She further noted the expansion will no longer be in harmony with the neighborhood, with the residents and with what the community has grown accustomed to. In addition it will be injurious to the enjoyment of the residents' property. Commissioner Johnson stated he did not feel all the criteria of the special use had been met and feels the museum expansion will not serve the public convenience. Commissioner Samuels stated he still feels this project belongs elsewhere. The museum idea is a terrific one but seems to be buried in this location. However, it is the special use which is before the Commission and he feels that virtually nothing is changing with this expansion. He would like to see a better built and equipped facility in another location but that is not the issue at hand. Therefore, he will vote in favor of the motion. Commissioner Trilling noted that the few times a year that special events brought huge crowds would be welcome as long as it is managed well. He noted that detention is a fact all over the Village and does not create problems. However,he concurred with Commissioner Samuels that this facility belongs in a different location in order to attract more attendance. He further noted it 1 appears to meet the special use criteria as it did when it originally evolved and he sees no difference at this time. Commissioner Panitch stated he also agrees this project is not in contradiction of the special use ordinance. He also stated the Prairie style of the building is in harmony with the surrounding area. He further stated the expansion is a relatively small expansion and does not believe this will be a harm to the home values or traffic concerns of the residents. The few times large crowds may come are good events and can be enjoyed. He feels this will be a successful museum but not necessarily a tourist trap facility. Chairman Goldspiel concurred with Commissioner Panitch that the increase in size here will not have any substantial effect on the neighborhood. He further stated he does not see the detention area being a danger. Chairman Goldspiel called for a vote on the motion and the vote was as follows: Buffalo Grove Plan Commission-Regular Meeting-October 6, 1999-Page 3 1 L AYES: Samuels, Trilling, Ottenheimer, Feldgreber, Panitch, Smith, Goldspiel NAYES: Dunn, Johnson ABSENT: None ABSTAIN: None The motion passed 7 to 2. APPROVAL OF MINUTES Moved by Commissioner Johnson, seconded by Commissioner Trilling to approve the minutes of the August 18, 1999 regular meeting. Chairman Goldspiel noted spelling errors on page 12, 16 and 19. Commissioner Trilling noted the need for different wordage on page 11. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Feldgreber stated he attended the Village board meeting on October 4, 1999 and stated the petitioners for the Walgreens project at Plaza Verde asked for an extension to October 18, 1999 in order to better prepare. The Village was very concerned with the traffic issue and are requesting its own traffic study. In addition the Village was very concerned with solving tenant problems. CHAIRMAN'S REPORT-None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be held on October 20, 1999. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT-None NEW BUSINESS -None JEWISH COUNCIL FOR YOUTH SERVICES (JCYS) -PLAT OF SUBDIVISION Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer to recommend approval to the Village Board of the Plat of Subdivision. Chairman Goldspiel asked if staff had reviewed the plat and found same to be in order. Mr. Kuenkler stated yes. Buffalo Grove Plan Commission-Regular Meeting-October 6, 1999-Page 4 Chairman Goldspiel called for a vote on the motion and the motion was as follows: AYES: Trilling, Ottenheimer, Dunn, Feldgreber, Johnson, Panitch, Smith, Goldspiel NAYES: None ABSENT: None ABSTAIN: Samuels The motion passed 8 to 0. Moved by Commissioner Ottenheimer, seconded by Commissioner Samuels moved to reconsider the Walgreens project at Plaza Verde. Commissioner Feldgreber stated he felt rushed and pushed against the wall at the last meeting while solving nothing. The parking issues were never solved and he noted the Trustees were concerned with the same issues and actually asked for a new traffic study. The phasing issue was vaguely addressed. He noted that the same problems we have with Town Center may occur here because everything was very vague. Chairman Goldspiel asked for a vote on the motion to reconsider the Walgreens project at Plaza Verde and the vote was as follows: AYES: Samuels, Ottenheimer, Feldgreber, Panitch NAYES: Dunn, Johnson, Smith, Goldspiel ABSENT: None ABSTAIN: Trilling The motion failed. ADJOURNMENT Moved by Commissioner Ottenheimer, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:35 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Regular Meeting-October 6, 1999-Page 5 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 6, 1999 Buffalo Grove Park District, expansion of the Raupp Museum, 901 Dunham Lane, Amendment of a Special Use and Preliminary Plan in the R District Chairman Goldspiel called the hearing to order at 8:15 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. Samuels Mr. Trilling Mr. Ottenheimer Ms. Dunn Mr. Feldgreber Mr. Johnson Mr. Panitch Mr. Smith Commissioners absent: None Also present: Mr. John Green, Groundwork, Ltd. Mr. Mike Rylko, Buffalo Grove Park District Ms. Martha Weiss, Buffalo Grove Park District Ms. Janet Nowers, Raupp Memorial Museum Ms. Debbie Fandrei, Raupp Memorial Museum Mr. John Marienthal, Village Trustee Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Li The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Aerial Photograph, undated Exhibit 2: Existing Site Photographs Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 1 Exhibit 3: Current Plat of Survey dated June 6, 1999 Exhibit 4: Building Perspective of original plan,undated Exhibit 5: Conceptual Site Plan dated June 21, 1999 Exhibit 6: Preliminary Site Plan dated June 30, 1999 Li Exhibit 7: Concept Elevation, undated Exhibit 8: Preliminary Elevations dated August 18, 1999 Exhibit 9: Preliminary Site Plan dated August 16, 1999 Exhibit 10: Preliminary Engineering Plan Exhibit 11: Concept Floor Plan dated August 16, 1999 Exhibit 12: Preliminary Color Elevations, undated Exhibit 13: Building materials display board Exhibit 14: Landscape detail Plan Exhibit 15: Overall Landscape Plan Mr. John Green of Groundwork, Ltd., stated the Park District is asking the Village for a modest modification to the existing special use to upgrade the current facility. The use here is successful and established but the physical plant is inadequate. The Park District has been collecting the necessary funds for upgrading the facility for a decade. The 3.5-acre parcel is located on the north side of Dunham Lane, west of and serviced from Checker Drive. It was designated for this use in 1969. Mr. Green stated the site includes a number of mature specimen trees. The building is situated at the top of a hill with its floor level at between 10-15 above the first floor of the surrounding homes. The existing building covers about 4,200 square feet of the site and consists of two wings. The south wing is a one story frame structure, approximately 2,300 square feet. It contains about 1,900 square feet of gallery space and 400 square feet of office and storage space. The north wing contains 1,900 square feet of area and was built on the site as part of the museum space in 1975. It includes 1,00 square feet of permanent gallery space and the remaining 900 square feet are the service facilities for the museum. Because of its original construction this wing remains in good working order as museum space. An existing 18 foot wide driveway curves up about 15 feet on the east side of the site and serves a 6,700 square foot paved area for Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 2 seven vehicles. None of the drive or parking areas are currently curbed or drained through mechanical systems. There is very little stormwater management within this quadrant of the Village. The site falls about 12-15 feet in all directions from the hill. During heavy rains this results in overland sheet flow and runoff. This proposal will address much of that area of concern. Mr. Green stated they addressed the Commission's parking concern by redesigning the parking `.J to meet Village ordinance and to minimize the impact on the site. Bycreatinga K turnaround g P instead of a 360 degree turnaround they were able to make the parking area much more efficient and still safely serviceable. This eliminated 2,600 square feet of paved surface and still provide a total of 19 parking spaces to meet the ordinance standards for the building. This also permitted them to save several trees on the north side of the building and to limit the pavement expansion to only 15 feet north of the existing lot. Based on actual individual usage and even projected increases, they still do not believe the 19 spaces will be necessary but it does provide for the Village's ordinance standard. This layout also provides for safe and convenient drop off, pickup and turnaround on site instead of needing to have school buses make a 360 degree turnaround or drop off on Dunham Lane. Mr. Green stated they have been directed by the Park District to create as much stormwater management for the site as possible and not to limit the design to that which is required by the ordinance for new surface and building area. Mr. Green noted the Park District has a great need for secondary storage and support space. The south wing, which could not function as museum space, it could be available for some of those needs. However, they elected to demolish the existing south wing and relocate the new structure in its place. As relocated the south wing is now 50 feet closer to Dunham and its 3,800 square foot footprint would be 1500 square feet larger than the site area already covered. The relocation also saved three major trees in front of the north wing. Mr. Green stated other subtle changes are reflected in this plan. They angled the K turn so maneuvering could be simpler. The shaping and sizing of the detention is designed to work with the existing site low spot. There was a relocation of the primary entrance from the east to the north on the upper level which puts the entrance closer to the parking area and also made it work in conjunction with the existing north wing and its circulation space. They incorporated the Village standard cutoff lighting into the parking area. Mr. Green stated the Park District directed them to develop a new exterior concept. This concept is a more traditional Prairie School treatment. It is a style that has been applied to both public buildings and residences. They have also tried to put in the traditional design elements that would have existed in the early forms of the Prairie School such as masonry piers, exposed structural shadow lines, decorative capitols, clear story windows and expansive projecting roof protections. It was also scaled down to match the size of a typical home. The elevator element has been moved to the inside of the east side. That puts the front of the building on Dunham Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 3 Lane at the entry point 42 feet back. The Park District had also asked them to develop stormwater management to the maximum extent possible. All of the building areas will be guttered and down spouted and tied into the stormwater management system. The existing low spot is where the detention is established and will be sculpted and formalized into an actual detention basin. This is where the overland water for about 2 acres of the site currently runs. There is a sewer outlet immediately adjacent to it. What will happen now is that the water will stay a little longer now but it will be soggier for a shorter time. The existing low spot is about 8-0 inches depressed currently and they will be adding about one foot to that. The maximum depth of the detention when completed will be 1.9 feet at its deepest point. The average depth will be just over one foot. It will also be underdrained and the appropriate restrictor will be installed and all 2 acres of the site that currently run in this direction will be gathered and collected and managed. Even the existing uncurbed driveway will be curbed on the east side and the water collected about halfway down the driveway and taken into the stormwater management area. This will stop some of the significant runoff, particularly where salt and fertilizers have been causing damage to the south and east. The parking will also now be curbed, collected,drained and managed. Mr. Green stated all of the things they are requesting are needed to replace some of the existing gallery space and to create the needed and missing storage and support space. Availability to the public for visitation is only a part of a museum's purpose. It is also the place to safeguard special and important and precious documents and records. The 10,000 plus items and documents in the collection that now exists is only partially displayed and even after completion of this facility, will always be only partially displayed. An average of 60-65 percent of all attendees are tours with the vast majority of them being school children. In 1998-99 there were 90 tours. The number of tours has grown as the community has grown from about 45 six years to the 90 last year. The museum managers do not know to what extent that will continue. Buffalo Grove and the surrounding communities are fairly well built out and the impact should not grow at the same rate. Those 90 tours represent less than two tours per week. This might even go to five tours per week which averages out to one tour per day. The average tour size has remained constant at 24- 26. Since the museum staffing is minimal and it is difficult to handle large groups simultaneously so they are staggered. The museum can certainly handle one or two buses per day. The continuation of one destination oriented bus is not an increase in traffic. Individuals do come on occasion. The museum is open now on Monday, Tuesday and Wednesday from 2:00 p.m. to 5:00 p.m. and on Sunday from 1:00 p.m. to 4:00 p.m. On the second Wednesday it is open from 7:00 to 8:30 p.m. Thursday and Friday could be added to that schedule. Some morning availability time could be added to that schedule. It still will be able to handle the numbers. Therefore, while much has been made about traffic impact, it just is not there. Mr. Green stated the current plan proposes 2,300 square feet of existing museum space be demolished. 1,900 square feet of that is current gallery space. There will be a total of 7.400 square feet built which means a net increase of 5,100 square feet. Of the 5,100 square feet only 2,000 square feet is additional gallery space. The total gallery space will then increase from Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 4 2,900 square feet to 4,900 square feet. There would be 1,000 square feet for new storage; 900 square feet for lobbies, air locks, stairwells, washrooms, etc.; 300 square feet for mechanicals; 300 square feet for administrative and support services and 600 square feet for circulation space and the elevator. Mr. Green reviewed building materials and stated geometric paved grade terraces are formed to create the flavor of a stepping ledge cut in stone along the Dunham side elevation of the building. These are tied to the building both physically and in color tonality. Sculpted eifice infill panels with shadow lines located at the piers are provided above the masonry elements in a rough sand textured finish. 30 years asphalt shake type shingles in Georgian brick color would be applied to the whole building to tie the existing north wing into the new south wing. Mr. Green stated the existing sign for the museum will be remaining. The only new sign will be a directional sign located on the north side of the museum between the parking and the north entrance. Also lighting will be cut standard lighting fixtures. The building lighting fixtures will all be recessed in the overhang. Mr. Green stated they are maintaining almost all of the mature vegetation but there are some areas they will be adding to and enhancing. Both the north and Dunham approaches to the building will be heavily landscaped. The north access will have a curving walk of brick pavers and the walk along the parking lot would be concrete. The existing transformer condenser pen will be reconfigured in line with arborvitae on the north side and bike storage and outdoor seating will be provided at both the north entrance point and the Dunham point. Also by creating the landscaped terraces along the Dunham side they are able to swale around the terraces so that the hillside will not need to be reconfigured to permit additional runoff either to the east or west but can be controlled and contained. Mr. Green stated one of the goals was to maintain as much as possible of the vegetation. With this reconfiguration they have accomplished that goal in that only five trees need to be moved. Four of those are smaller and their movement can be done very easily. One of the trees is more mature and will be moved and will have a 50/50 chance of surviving. In addition, layers of additional evergreen trees have been provided around the parking on the north east and west side and around the perimeter of the site at those gaps that currently exist. Beyond that a series of ornamental trees have been provided to give some mid-size color and vegetation. Mr. Mike Rylko, Director of the Buffalo Grove Park District, stated the Raupp Museum has long been recognized by the Park District Board of Commissioners as an important community resource. The present park board continues to make sure that the original purpose and goals of the museum are being met. They have planned and established goals and objectives that have led to this meeting. Since the establishment of this museum dollars levied for its operation have stayed around 1 '/2 cents per$100 of assessed valuation. According to Park District state law requires any unused dollars from a fiscal year must stay within that museum fund in which they are levied and not used for any other general operations of the district. Because of that law the Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 5 district has carried over fund balances for the past 10 years planning only to use those dollars for necessary modifications and building addition. The need for increased museum space was identified in 1996. Park board members and museum volunteers participated in a strategic planning meeting held by the Institute of Cultural Affairs. It was determined then that a feasibility study be completed to determine how and when more space for the collection and service of the museum could be expanded. This study was completed in the fall of 1996 by Groundwork, Ltd. The Conservation Assessment Program Grant was also sought and received. �./ This report further confirmed the need for more than what the current facility now offers. Finally the Park District sought and received two state grants totaling more than $300,000 to help fund the construction costs and reduce additional burden to the taxpayers. Unfortunately, the Park District could lose the state funding if this addition is not allowed to build within established time lines. All the planning and saving of dollars are based on one fact; museum services and programs are increasing more than ever and have been doing so since 1993. Last week alone, seven school tours were given to a total of 160 children from Pritchett school and this week five tours have been given to a total of 129 visitors from St. Mary's school and church. This is not bad for a museum that some people say has little or no value to the community or school districts. Almost 80 percent of tours arrive between the hours of 8:15 a.m. and 2:15 p.m. Most likely the public is not even aware that these tours are going on. Ms. Martha Weiss, Vice President, Park Board, stated the 3.5 acre site was originally the farm site of the Raupp family. In 1964 the three Raupp brothers deeded the farm to the Village of Buffalo Grove for the purpose of building either a library or a museum. In 1971, in turn the Village deeded the land to the Park District who took on the responsibility of building the museum. She stated the Park Board is the only body in the Village dedicated to the goal of preserving local history. The integrity of the artifacts have been compromised because of the physical condition of the building that houses them. In order to fulfill their responsibility to the public they must take steps to insure this history is appropriately preserved. They sought out grant money for this project and The Friends of the Park Foundation has accepted on their wish list the enhancement of the museum displays. Ms. Weiss stated they have always had a goal of the pursuit of non-tax funds in order to achieve their dreams. This project most certainly involved weighing the needs of the constituents as a whole with the immediate impact of the neighbors who adjoin the property. They had a neighborhood meetings with them on several occasions and invited them to attend the Park Board's twice monthly meetings. They have not yet attended the board meetings but their input has been heard by the board. The board decided that the barn-like style of architecture was most true to the site, but because of the feedback from the neighbors regarding the style, they instructed the architects to find another style that would be both attractive and appropriate for the museum. A local historical museum is both a place to view artifacts from the past but it is also a place to do research. She stated they receive many requests from students and teachers to find out about the heritage. The museum cannot be judged solely by attendance records, but has to be seen as a Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 6 preserver of history that future generations will hopefully appreciate even more than we do. Mr. William Kittle, 315 Cherrywood, stated he served on the Park Board from 1969 to 1981 and stated he has a knowledge of the inner workings of the education process touched on this evening. He is a volunteer at the museum and he notes the Park District had at its purpose from the beginning to establish, build, develop and maintain a viable museum on the site in question. He noted the community has a remarkable educational institution in so far as the museum is �./ concerned. There has never been any negative impact on the community from the flow of traffic. Up to this time the museum has had insufficient space to conduct their classes. When he has been an instructor he often had as many as 20-25 kids in the class and they would have to sit on the floor in the large instruction room. He stressed they need more space to conduct their classes. He also noted they need more space in which to store artifacts and to work on new educational projects. He stated there are residents who are willing to help out with new projects which have been requested by the schools. The Village of Buffalo Grove has a very rich heritage and there are now residents coming in with a vast diversity and this museum can hopefully someday recognize the religious and cultural diversity that exists in this community today. Mr. Lee Mishkin, 790 Checker Dr., stated since its inception the museum has been operating in a building which can never meet the demands of a true museum. We are now in a critical juncture in the life of this institution. This is really an important part of our educational system and anything worthwhile comes at a cost and these efforts will be rewarded in the end. The museum must be renovated and given a chance to reach its full educational potential. The tremendous turnout of people for the recent farm fest testifies to the fact that people will turn out for worthwhile activities at the museum. Mr. Larry Klaber, 880 Indian Spring Ln., noted the public hearing sign was not present when so many people turned out on the museum grounds. It seems obvious that the proposed expansion is to generate more attendance for the museum and this will generate more traffic which is already a safety issue. More traffic is a detriment to this residential area. If the Park District is interested in generating more interest and attendance at the museum they should consider relocating the museum to a more convenient location where attendance can come from people who just so happen to pass by. Another major concern is the detention pond where water will remain longer than it does now and this is a safety issue for small children. Ms. Anna Smolonsky, 913 Indian Spring Ln., noted her concern with the proposed detention pond which will be a safety concern for children and elderly residents who walk in the area. The residents are also concerned with the proposed expansion for the museum. The park area here is very beautiful and construction will destroy some of these mature trees. Kevin Gurevich, stated he plays around the detention pond area and stated he does not want the area to disappear or become a constantly wet area. Mr. George Krug, 297 St. Marys Pkwy., stated he is speaking in favor of the expansion of the Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 7 museum and noted he was here when the Glen Grove subdivision was planned. The initial thought of the donating family was to maintain the farmstead as a turn of the century farm. However, the fire took both buildings and the developer donated this portion of land. He encouraged the Commission to look favorably on the Park District's request for an expansion. He noted this is one of the few petitioner's who asks for no variations. He noted this is a detention pond which holds water while it is draining and slowly releases it so it does not flood the surrounding area. Mr. Dennis Brown, 2920 Whispering Oaks Dr., stated the museum is a great asset to the Village. He noted the museum has been an invaluable resource for the preservation and exhibition of Buffalo Grove's long and rich history. Most of the people who live here today are not originally from this area, and consequently the museum serves to educate people as to the proud tradition that has gone before. For the children the museum serves to give them a sense of belonging and community and a sense of connectedness to their past, their present and their future. The museum has also been of enormous help to St. Mary's parish. Mr. Brad Levy, 951 Dunham Ln., stated he does not see the need for this massive plan nor the inordinate expense associated with it. He asked who exactly wants this ill conceived plan and why. Who stands to benefit from the expansion of the museum. If the expanded museum proves to be a huge success with increased traffic, etc. then they clearly do not want it. If it is not going to attract more than the 700 visitors they claim visited last year, then why build it and waste our tax dollars and eat into the open parkland with an illuminated parking lot. He noted there will soon be a new referendum presented for a new swimming pool and he suggested the funds that are already available be used towards such a pool. He stated the blatant disregard for the needs of the Village and this neighborhood is obscene. There have been no surveys or traffic studies conducted here and the demand is not justified. This is a residential area and an expanded museum is not consistent with the area it now occupies. The recent farm fest is an example of the total disregard the Park District has for this neighborhood. This fest caused gridlock and no emergency vehicles could have passed on Dunham Lane or Indian Spring Lane. Cars were illegally parked, even on lawns. He noted they do not believe other options have been explored for storage and renovation of the present museum. The detention pond is not a desirable addition to the park for several reasons. The neighbors currently have no complaints about drainage on that side of the park. The overall size of the proposed structure is inappropriate. The increased traffic, including school buses, is a major problem as well. He also presented a petition by 350 residents of the Village against the plans for the museum Mr. Levy read the petition as follows: "To the Buffalo Grove Village President, Village Trustees, Buffalo Planning Commission and the Buffalo Grove Park District from the concerned citizens of Buffalo Grove, Illinois regarding the attached petition expressing the unified opposition by the undersigned to the Buffalo Park District's proposed plan for a $700,000 expansion of the Raupp Memorial Museum with the construction of a 2- Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 8 story barn and silo, the planned enlargement of the parking lot and the creation of a potentially hazardous detention pond in the park behind the museum. The over development of this residential area and the large expense required by the plan is not in the best interests of the Village or its taxpayers." Mr. Ron Tegler, 920 Indian Spring Ln., stated he favors restoration and updating of the existing building but with a minimum impact on the park site and the neighborhood. He also has great `./ concerns with the proposed detention. He further noted there are currently 13 existing parking spaces in the lot and rarely are all these spaces filled. He also noted during construction activity there is always risk of damage to large older trees. Mr. Israel Gurevitch, 940 Indian Spring Ln., stated he bought his house because of its location to the park and watches his children playing and enjoying the park. He stated he is surprised with the blatant disrespect shown to the majority of people who happen to be opposed to this project. The point is not the heritage of the community, but one of the will of the majority. This project presents no substantial benefit to the children in the community and we can find a better use for the taxpayer's money. Mr. Bernie Hennings, 820 Indian Spring Ln., stated his main concern is traffic and the fact that an expanded facility bring more traffic and associated problems. He noted that the recent farm fest created a tremendous traffic problem. If there is to be an expansion of the museum there should be some sort of restriction on the amount of traffic they can bring to the museum or some form of better traffic management. Mr. Hemant Brahmbhatt, 910 Ridgefield Ln., stated he hardly ever sees anyone coming to the museum so why expand it. He noted there are currently 13-15 parking spaces in the lot. He further noted he bought his home because of the park and feels the value of his home will be diminished with the proposed expansion. Mr. Herman Heffler, 941 Dunham Ln., stated his greatest fear is that the museum will indeed become a large vibrant facility. However, the neighborhood is not able to support such a facility. He further noted that many people felt they did not have a chance to speak at any of the meetings due to the fact that the meetings ran so late. Chairman Goldspiel interjected that it is important to note that everyone who wants to be heard at this public hearing will be given the opportunity to speak. At the workshop meetings there is no such right. Mr. Heftier stated there have been no discussions of the growth and what will happen at this site. This project will likely be a success and it will cost the neighborhood's integrity and it will change the face of the neighborhood. He noted the special use speaks of six distinct criteria under which a special use can happen. What has not been addressed is how to accommodate the growth and increased activity and generation of programs that will occur. Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 9 Ms. Candace Fenski, stated she is a second grade teacher at Ivy Hall school in charge of organizing trips from the school to the museum. She stated it has been a real asset to the program as they teach community and neighborhood awareness as well as the history of the community. She stated it is always much better when kids can get out and see something in real life. She noted the staff at the museum has been very good in asking teachers for their input and how they can be of more help. The biggest problem has been that there is not enough room for better programs. The district has grown considerably over the last 10 years and they can only bring a few kids at a time as it is difficult to schedule times to get into the museum. There would be a great advantage in having more classroom space available. Ms. Jean Le Blanc, 940 Ridgefield, stated this is not about being in favor of a museum but rather wanting something like this happening in your own backyard and wanting something like this to happen to your neighborhood. Commissioner Samuels asked how many parking spaces Busch Grove Park will have when it is built out. Mr. Rylko stated there will approximately 700 spaces available. Commissioner Samuels asked what type of attendance is possible on the site when it is fully developed. Mr. Rylko stated that is hard to tell. It is premature to answer that question because so many facilities are not yet incorporated. Commissioner Samuels asked if it would be fair to say there would be close to 100,000 visitors over a year to Busch Grove Park. Mr. Rylko said easily. Commissioner Samuels asked if any consideration was given to the possibility of locating the museum in the park area when it was planned. Mr. Rylko stated the master plan for the museum was established for that facility when they acquired it and they started planning same in 1989-1990. Commissioner Samuels asked if any consideration was given at any time for locating the museum somewhere in Busch Grove. Mr. Rylko stated no. He stated they have a master plan for that site to be followed to incorporate other amenities that are needed by the residents. Commissioner Samuels asked if there is room for the museum there now. Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 10 Mr. Rylko stated no. He stated of the 75 acres on that site about 33 percent is considered wooded or wetlands or wetland mitigation and totally unusable. Commissioner Samuels stated he is sorry that he did not avail himself of the Park District agendas and information back in 1996. If he had done so, he could have participated in the discussions regarding this project at a much earlier stage and avoided the fact that there seems to be no way to put this museum in a better location. He then further noted that he takes issue with the fact that the Plan Commission Chairman has been touted as being unfair in the way he ran the workshop meetings regarding this issue. This is completely unwarranted and insulting. He stated the Chairman gave everyone more opportunity to speak than is normally provided. Commissioner Ottenheimer echoed Commissioner Samuels' comments. He further noted he too, should have attended Park Board meetings. This project has been in the planning stage for many years and the question now is whether a larger building follows the special use criteria and if it is a good idea. Mr. Green thanked the Commission for allowing the feedback from the workshop meetings. The Park District always seeks to get feedback and these workshop processes, while late in the process, still allowed this feedback. Changes have occurred because of this process and are reflected in the plans. Mr. Green stated the purpose and goal of this project is see more attendance at the museum. However, even if attendance is significantly increased, it will still yield essentially no traffic impact. He noted even if this area were to be developed for some other type of use, it would require detention. This detention is designed to service the additional area proposed for development. But there are problems with this site that exist because it is a hill. The detention is being located where the detention is now occurring. The detention is designed to be underdrained so that water seeping through the detention into the ground will also be taken away into the sewer systems, thus making the land actually dry out faster than in its current condition. It is designed to hold water for a 24-48 hour period in a 100 year storm event. Mr. Green noted that the workshop process has been pursued in an effort to minimize any impact on the neighborhood. The farm fest program was the first time and its success means it will have to be held elsewhere to continue to be successful. Mr. Green noted that someone's suggestion that storage could be done elsewhere and indeed about 2300 square feet of potential storage space will now have to be found elsewhere. Mr. Green stated he gathered some information from three subdivisions in the Village that have been developed over the past 10-12 years. Many developers have built park areas, along with detention in those subdivisions and charge a premium for those lots. There seems to be more value to those lots, not less. The Park District is trying to preserve this site and is requesting an enhancement and upgrade of the existing facility providing some additional gallery space and Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 11 providing additional storage space and administrative space to the existing special use. Chairman Goldspiel asked for a reiteration on the safety of the detention area. Mr. Green stated the detention area is being created in the existing low spot. They are scooping out the existing low spot about another foot. They are not changing the grading around that area and no berms or other storage areas are being created. During the 100 year storm there will be `./ 1.9 feet of detention storage. In 24-48 hours that water will be gone. The average depth during a 100 year storm will be about one foot. Chairman Goldspiel asked what about a 10 year storm. Mr. Kuenkler stated it would be about half the depth. Mr. Levy asked the petitioner to address the removal of the public hearing sign during farm fest. Mr. Green stated the Park District staff indicated they did not remove the sign and were not aware of its removal. Commissioner Smith noted no one seems to have any complaints with the looks of the building. He asked what is the real purpose behind this expansion. Is it to increase attendance to the museum or is it for the necessary storage for a museum of this type. Mr. Rylko stated the purpose is two-fold. The mission statement indicates it is for the preservation of artifacts which is 50-60 percent of the purpose of the museum. However, they will certainly increase attendance as the community has enlarged and the school district is larger. But there have probably been about 3,000 people attending the museum but it has been during the daytime when people are in school and at work and they have not been aware of the attendance figures. Ms. Weiss stated the Park Board had discussed whether this should be a regional museum or a local museum and it was decided it should stay as a local museum. Commissioner Smith asked where the additional $400,000 came from to finance this project. Ms. Weiss stated it is the money accumulated in the museum fund which are specified for use only for museum purposes according to state law. Commissioner Panitch, in answer to wanting a larger museum in one's backyard, stated that many times schools are in residential areas and they occasionally have massive parking problems due to special programs being held at the school However, proximity to schools, libraries and other learning facilities is a plus. He noted that the museum is far too crowded and needs an expansion. The museum does add a tremendous value to the community, especially for the Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 12 children. Commissioner Panitch asked how many pieces are on display now and how many will be displayed. Ms. Fandrei stated of the 10,000 pieces at the museum now, about 70 percent are on display with the rest in storage. In the new addition as planned,the percentages would shift and you would actually see a lesser percentage of items on display and a greater number in storage but they would be rotated more. The storage would allow them to better care for the artifacts which would be able to be displayed for a longer time into the future and to be more effective. Commissioner Panitch asked if some of the money would be used for improvement of the cases and for training of staff and all the other elements cited by the Park District for the need for this project. Mr. Rylko stated there will be additional funds through other resources such as grants and Friends of the Park Foundation to work on those objectives. Commissioner Trilling asked if the Park District had any knowledge of a desire to expand the museum at the last Comprehensive Plan meeting. Mr. Rylko stated the first feasibility study on the expansion was completed in the fall of 1996. Mr. Pfeil stated the last Comprehensive Plan process was close to a two year process. It was really mainly the summer/fall of 1997 and approved in early 1998. Mr. Rylko stated their thoughts at that time was that it was an existing use and they were just planning on expanding an existing use instead of starting from scratch. Chairman Goldspiel how dense this site would be if it was redeveloped at a residential density as the rest of the subdivision. Mr. Green stated it would be about 2.8 to 3.O lots per acre or about 12-14 lots. Mr. Heffler stated there was no insult intended to the Chairman, merely that the process is unfriendly to citizens. The three meetings were basically spent on the physical concept of the building and the program ran very late each time and the people are not used to spending that kind of time. What they really want to know is what is going to happen. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 10:55 p.m. Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 13 • Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: STEPHEN GOLDSPIEL, Chair Buffalo Grove Plan Commission-Public Hearing-October 6, 1999-Page 14